Updated September 2026
Sell your Feather Sound at The Strand condominium with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Priced from 11 MLS closings in 24 months, with the board approval application and three estoppels ordered on day one. Call (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Feather Sound at The Strand is 64 condominium homes in eight two-story buildings of eight on Heron Lane, and 11 of them closed through the Southwest Florida MLS in the last 24 months at a $475,000 median. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price a Feather Sound sale by condition, plan and paperwork, and file the board approval on day one.
This page is written for the owner who is thinking about selling. For the neighborhood itself, from the 1998 declaration and the 2017 restatement to the building-by-building flood test and the schools, read our complete Feather Sound 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 Feather Sound condominium for the most money, with the fewest surprises, on a date you choose. Call Jesse 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, the board application and the three-association paperwork a Feather Sound 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 Feather Sound market. We tracked every one of its 16 Southwest Florida MLS closings over five years, its nine county-recorded qualified resales of the last two years, and the county's recorded sales on all 64 units back to the first closing in May 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 Feather Sound means a condominium association with a purchase approval, a clubhouse association shared with Cypress Cove and The Strand's master association. Marc Comisar runs the field side: showings through the gatehouse, buyer agent conversations, inspections, and walkthroughs for the majority of Feather Sound 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 Feather Sound at The Strand differs from a typical Naples condominium sale in seven ways: every buyer needs the board's written approval, the declaration bars a For Sale sign, condition moves the price more than plan size, the garage is an assigned space, three associations issue estoppels, the buildings are two stories, and the lake row sits just inside the gate.
Since an amendment owners adopted in 2006 and recorded in 2008, and again under the 2017 Amended and Restated Declaration, every Feather Sound sale needs the association's advance written approval. The board has 15 days from a complete application to decide, and may disapprove only for good cause the restatement lists, by a majority of the whole board. Cypress Cove next door has no such step. A Feather Sound seller who has the application ready before the first showing keeps that 15 days from becoming 30.
The restatement bars "For Sale," "For Rent" and "Open House" signs anywhere on the condominium property, including in a window or a vehicle, without the association's advance written approval. Lock boxes are allowed. Your buyer finds your home online, through the MLS, or through an agent who already works The Strand's buyers, so the marketing has to travel before the buyer reaches the gate.
The county roll carries four plan sizes, 1,449, 1,478, 1,490 and 1,540 square feet, only 91 square feet apart. Over the last 24 months the 11 MLS closings ran from $380,000 to $595,000, a $215,000 spread on plans that are nearly the same size, and the smallest plan produced the highest sale on record. Presentation, a den finished and marketed as a third bedroom, the view and the timing set a Feather Sound price.
Each Feather Sound home has the exclusive use of one garage space in a detached garage building, a limited common element that passes with the home and cannot be sold separately. At Cypress Cove the garage is part of the unit. Your buyer will compare the two, so we show the space, clear it and photograph it, because the restatement requires that one car or golf cart fit in it at all times.
A Feather Sound owner belongs to the condominium association, to Cypress Cove/Feather Sound Clubhouse Association, which owns the shared pool and clubhouse and, under the restatement, pays water and sewer as a common expense, and to The Strand Master Property Owners Association, whose assessment the Feather Sound 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. Every one of Feather Sound's eight recorded phase amendments carries a "FIRST FLOOR PLAN" and a "SECOND FLOOR PLAN," four homes on each, and no Heron Lane address appears on Collier County's milestone buildings list. Condominium buyers ask about this first in 2026, and Feather Sound's answer is now documented.
Feather Sound is one row of eight buildings between a lake and Strand Boulevard, a short drive past the gatehouse, with the shared pool and clubhouse at the south end. Every lanai faces the lake, with the association's fountains and the Sabal nine's fourth hole beyond. No Strand neighborhood except Cypress Cove is closer to the Publix at 5624 Strand Boulevard and the I-75 on-ramp.
These are the facts that set a Feather Sound 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 Feather Sound declarations, with the window and count beside every figure.
This seller guide runs from why a Feather Sound sale works the way it does, through the market, the recent sales, the comparison with Cypress Cove, pricing, marketing and negotiation, to costs, disclosure, paperwork, flood, the rules that shape your buyer pool, timing, the sell-or-lease decision, reviews and the seller FAQ.
For a well-presented Feather Sound at The Strand home priced to the last two years' record, yes. Three of the four Feather Sound closings of the last 12 months sold within about 2% of list, two of them in ten days or less. The caution is supply: two competing listings against four sales a year is six months of supply, three times The Strand's pace.
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, never a unit number.
Close date | Building address | Beds and baths | MLS living area | List price | Sold price | Sold to list | Days on market |
|---|---|---|---|---|---|---|---|
March 19, 2026 | 5685 Heron Ln (building 3) | 2 bed + den, 2 bath | 1,449 sq ft | $475,000 | $470,000 | 98.95% | 28 |
April 30, 2026 | 5685 Heron Ln (building 3) | 2 bed + den, 2 bath | 1,449 sq ft | $475,000 | $475,000 | 100.00% | 8 |
July 28, 2026 | 5697 Heron Ln (building 6) | 2 bed + den, 2 bath | 1,490 sq ft | $399,999 | $380,000 | 95.00% | 51 |
August 31, 2026 | 5693 Heron Ln (building 5) | 2 bed + den, 2 bath | 1,540 sq ft | $490,000 | $485,000 | 98.98% | 10 |
Four sales total $1,810,000 at a median of $472,500 (n=4, even, the mean of $470,000 and $475,000), $319.65 per square foot of MLS living area (n=4, the mean of $314.94 and $324.36), 98.97% of list (the mean of 98.95% and 98.98%) and 19 days on market (the mean of 10 and 28). Four sales is too few to price from alone, which is why the next section widens the window.
Two Feather Sound homes were active on September 26, 2026, and none was pending (Southwest Florida MLS Matrix):
Status | Building address | Beds and baths | MLS living area | Asking price | Asking per sq ft (our arithmetic) | Days on market |
|---|---|---|---|---|---|---|
Active | 5701 Heron Ln (building 7) | 3 bed, 2 bath | 1,449 sq ft | $569,000 | $392.69 | 60 |
Active | 5693 Heron Ln (building 5) | 2 bed + den, 2 bath | 1,490 sq ft | $479,000 | $321.48 | 63 |
The $479,000 home sits inside the last year's band, $6,500 above the 12-month median. The $569,000 home asks $84,000 more than the highest closing of the last 12 months and $26,000 less than the $595,000 record set by a home of the same 1,449 square foot plan in the same building in August 2025. Both are your competition, and both had been on the market about two months on the pull date.
Two actives against 4 closings in 12 months is 6.0 months of supply; at the 24-month pace of 11 closings it is about 4.4 months. Across The Strand, 9 actives against 61 closings made 1.77 months, and Feather Sound held 2 of those 9 actives with 6% of the community's homes (Southwest Florida MLS Matrix, pulled September 26, 2026). A Feather Sound buyer this fall will tour both competing homes before yours, so your price has to beat them on value, not just on number.
Over five years Feather Sound homes sold at a median 96.88% of list, among the lowest of any Strand condominium neighborhood; Cypress Cove came in at 99.26% and Wedge Wood at 97.80% over the same 60 months. In 2026 the gap closed: four closings at a median 98.97% of list, one at full price after 8 days. The five-year figure reflects homes listed above what buyers paid. The 2026 figure shows what a price set from the record does.
Seasonal buyers are in Naples from December to April, and close to three in five Feather Sound homes carry no homestead exemption on the 2026 roll, so many of your buyers are seasonal too. A home photographed, documented and listed in October or November, with the approval application assembled, is ready when they arrive. The fastest sales of the last 24 months, 5, 5, 8 and 10 days, closed in January, April and August, so a well-priced home sells in any month; the deepest buyer pool is still the winter one.
Your Feather Sound price starts with your plan, your condition, your building and your paperwork, and the 11 sales of the last two years ran from $380,000 to $595,000. Get a free Feather Sound 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 Feather Sound at The Strand or how we represent buyers in Southwest Florida, and call Marc at (239) 287-5873.
Feather Sound at The Strand recorded 11 Southwest Florida MLS closings in the 24 months to September 26, 2026, at a median of $475,000, from $380,000 to $595,000, totaling $5,278,500, at a median $324.36 per square foot, 96.76% of list and 44 days on market. Twenty-four months is the first window holding ten or more Feather Sound sales.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
Southwest Florida MLS Matrix, closings September 27, 2024 to September 26, 2026, pulled September 26, 2026. Building address only. Bedrooms as the listing agent entered them.
Close date | Building address | Beds as listed | MLS living area | List price | Sold price | Sold to list | Per sq ft | Days on market |
|---|---|---|---|---|---|---|---|---|
December 11, 2024 | 5701 Heron Ln (building 7) | 2 bed + den | 1,449 sq ft | $459,000 | $400,000 | 87.15% | $276.05 | 232 |
January 2, 2025 | 5693 Heron Ln (building 5) | 3 bed | 1,500 sq ft | $579,000 | $575,000 | 99.31% | $383.33 | 107 |
January 2, 2025 | 5697 Heron Ln (building 6) | 2 bed + den | 1,490 sq ft | $500,000 | $458,000 | 91.60% | $307.38 | 5 |
February 13, 2025 | 5697 Heron Ln (building 6) | 2 bed + den | 1,540 sq ft | $499,000 | $447,500 | 89.68% | $290.58 | 44 |
April 11, 2025 | 5677 Heron Ln (building 1) | 2 bed + den | 1,449 sq ft | $525,000 | $508,000 | 96.76% | $350.59 | 5 |
August 12, 2025 | 5701 Heron Ln (building 7) | 3 bed | 1,449 sq ft | $629,000 | $595,000 | 94.59% | $410.63 | 131 |
August 19, 2025 | 5705 Heron Ln (building 8) | 2 bed + den | 1,449 sq ft | $500,000 | $485,000 | 97.00% | $334.71 | 124 |
March 19, 2026 | 5685 Heron Ln (building 3) | 2 bed + den | 1,449 sq ft | $475,000 | $470,000 | 98.95% | $324.36 | 28 |
April 30, 2026 | 5685 Heron Ln (building 3) | 2 bed + den | 1,449 sq ft | $475,000 | $475,000 | 100.00% | $327.81 | 8 |
July 28, 2026 | 5697 Heron Ln (building 6) | 2 bed + den | 1,490 sq ft | $399,999 | $380,000 | 95.00% | $255.03 | 51 |
August 31, 2026 | 5693 Heron Ln (building 5) | 2 bed + den | 1,540 sq ft | $490,000 | $485,000 | 98.98% | $314.94 | 10 |
The 1,500 square feet on the January 2025 sale is the listing agent's entry; the county roll carries no Feather Sound home at that size, and our neighborhood guide reads it as the 1,478 square foot plan. None of the 11 is flagged in the MLS as a Sold Data Entry, a sale entered after closing and not marketed on the MLS, so every one of them carries a real list price and days on market.
Over the full 60 months from September 27, 2021, the MLS records 16 Feather Sound closings at a median of $476,500 (n=16, even, the mean of $475,000 and $478,000), from $370,000 to $595,000, at a median $324.93 per square foot (the mean of $324.36 and $325.50), 96.88% of list (the mean of 96.76% and 97.00%) and 26.5 days (the mean of 25 and 28). By calendar year: one closing in late 2021, none in 2022, three in 2023 at a $478,000 median, two in 2024 at $400,000 and $510,000, six in 2025 at a $496,500 median (the mean of $485,000 and $508,000) and four in 2026 through September 26 at $472,500.
MLS living area | Closings | Sold prices | Median |
|---|---|---|---|
1,449 sq ft | 6 | $400,000, $470,000, $475,000, $485,000, $508,000, $595,000 | $480,000 (n=6, even, mean of $475,000 and $485,000) |
1,490 sq ft | 2 | $380,000 and $458,000 | listed, too few for a median |
1,500 sq ft as entered | 1 | $575,000 | listed |
1,540 sq ft | 2 | $447,500 and $485,000 | listed, too few for a median |
Southwest Florida MLS Matrix, pulled September 26, 2026, our arithmetic. The smallest plan carried the most sales and the highest prices in the window. Counts this small cannot rank the plans; they do show that plan size is not what sets a Feather Sound price.
Collier County recorded sales, the DOR-qualified deeds in the county sales file indexed September 26, 2026, show 9 qualified Feather Sound resales from August 29, 2024 to August 28, 2026 at a median of $475,000 (n=9, odd), from $400,000 to $595,000, and 2 in the last 12 months of that file, $470,000 and $475,000, both at 5685 Heron Lane. The newest Feather Sound recording in the file is April 29, 2026, so the July and August 2026 MLS closings had not reached it yet. The county record is the recorded price; the MLS record adds the list price and days on market. We use the two side by side and never mix the MLS living area with the county's heated area in one per-foot figure.
The Feather Sound at The Strand sales that matter most are the newest ones on your plan, in your condition, and the ones that sat. Two summer 2026 closings $105,000 apart for 50 square feet, and one home that sold for $400,000 and then $595,000 eight months later, show why a Feather Sound price is set by presentation first.
This is a public record comparison from the Southwest Florida MLS Matrix, not a McGreevy and Comisar listing. On July 28, 2026 a 1,490 square foot home at 5697 Heron Lane (building 6), listed as two bedrooms plus a den, closed at $380,000 after 51 days, 95.00% of a $399,999 list and $255.03 a square foot, the lowest Feather Sound sale since October 2021. Five weeks later, on August 31, 2026, a 1,540 square foot home at 5693 Heron Lane (building 5), also two bedrooms plus a den, closed at $485,000 after 10 days, 98.98% of a $490,000 list and $314.94 a square foot. Same builder, same row, same summer, 50 square feet apart, and $105,000 apart in price. The record does not tell us the condition of either home and we will not guess. It tells a seller that a Feather Sound buyer pays for what they can see, and that a home priced under $400,000 is not guaranteed a fast sale if it needs work.
A 1,449 square foot home at 5701 Heron Lane (building 7) closed in December 2024 at $400,000, 87.15% of a $459,000 list after 232 days, marketed as two bedrooms plus a den. The same home closed in August 2025 at $595,000, marketed as three bedrooms, 94.59% of a $629,000 list after 131 days: $195,000 more, and the highest Feather Sound sale on record, which the county also recorded at $595,000 on August 8, 2025. We do not know what work was done in between. What the record shows is that condition and how the den is presented can swing a Feather Sound price by more than any plan difference.
Four of the 11 sales of the last 24 months took more than 100 days: 232, 131, 124 and 107. Three of them closed between 94.59% and 99.31% of list, and the 232-day sale closed at 87.15%. The long sales were spread across the price range, from a $459,000 list to a $629,000 list, so the lesson is not that high prices sit. It is that a list price above what that home's condition supports sits, whatever the number.
For a 1,449 square foot home in original or lightly updated condition, the March and April 2026 sales at 5685 Heron Lane, $470,000 and $475,000, are the closest anchors. For a renovated home marketed as three bedrooms, the $575,000 and $595,000 sales of 2025 set the ceiling. For a larger plan needing work, the July 2026 sale at $380,000 is the floor. We pick the three or four that match your home and adjust for date, condition, building and floor in writing, from the free Feather Sound at The Strand home valuation.
A buyer touring Feather Sound at The Strand will almost always tour Cypress Cove at The Strand too, because the two were declared the same afternoon in 1998, share one pool and clubhouse and one entrance road. Feather Sound wins on price and the lake row; Cypress Cove wins on a garage inside the unit, larger plans and no purchase approval.
Factor | Feather Sound at The Strand | Cypress Cove at The Strand |
|---|---|---|
Homes and buildings | 64 in 8 two-story buildings of eight | 92 in 23 two-story buildings of four |
Streets | 5677 to 5705 Heron Ln | Whisperwood Blvd, Sandlewood Ct and 5665 Heron Ln |
Heated sizes on the county roll | 1,449, 1,478, 1,490 and 1,540 sq ft | 1,633 and 1,793 sq ft |
Garage | One assigned space in a detached garage building, a limited common element | Part of the unit, owned with the deed |
Pool and clubhouse | Shared, Cypress Cove/Feather Sound Clubhouse Association | Shared, same association |
Buying | Board's advance written approval, 15-day decision | No approval; the new owner reports contact details within ten days |
Leasing | 30 days to 12 months, three a year, 25% cap, no pets in leased units | 30-day minimum, board approval |
One unit per owner | Yes, except in a documented hardship sale | No such rule in the declaration |
Flood, effective map | Address points Zone X; the lake AE line clips seven of eight footprints | Zone X at both test points |
2026 median just value (county roll) | $375,485 | $478,667 |
Homestead share (2026 roll) | 42.2% | 48.9% |
60-month MLS closings and median | 16 at $476,500 | 33 at $555,000 |
60-month median per sq ft | $324.93 | $329.06 |
60-month median sale-to-list | 96.88% | 99.26% |
Last 12 months | 4 closings, median $472,500 | 5 closings, median $590,000 |
Active on September 26, 2026 | 2, asking $479,000 and $569,000 | 1, asking $659,000 |
Feather Sound facts from its recorded declarations, the Collier County 2026 tax roll, FEMA and the master association; Cypress Cove facts from its recorded declaration, the county roll and our Cypress Cove at The Strand neighborhood guide; sales from the Southwest Florida MLS Matrix, pulled September 26, 2026.
Price first: at the five-year medians a Feather Sound home sold for $78,500 less than a Cypress Cove home, for the same gate, the same clubhouse and the same club. Then the setting: every Feather Sound lanai faces the lake and the golf hole beyond it. Then the rulebook, for a buyer who wants it: one unit per owner, a 25% rental cap and no pets in rentals keep Feather Sound owner-focused.
A Cypress Cove buyer owns the garage inside the unit, gets 1,633 or 1,793 square feet instead of 1,449 to 1,540, lives in a four-home building, and closes without a board interview. A Feather Sound listing has to show why the lake view, the price and the rulebook are worth trading those for. Owners on the other side of the clubhouse can read the same comparison from their side in our guide to selling a home in Cypress Cove at The Strand.
We never price a Feather Sound home off a Cypress Cove sale; the plans, the garage and the approval step differ too much. We use Cypress Cove as the ceiling a buyer feels: at the five-year medians Feather Sound has run about $78,500 below it, and over the last 12 months the gap was $117,500 at the median. A Feather Sound list price that drifts into Cypress Cove's range without Cypress Cove's square footage invites the buyer to walk next door.
The other comparison is Wedge Wood at The Strand, the 152-home Jack Parker neighborhood of two-story eight-home buildings on Sand Wedge Lane, whose county roll carries the same four plan sizes. Over five years Wedge Wood's 60 MLS closings ran at a $445,000 median and $299.87 a square foot, $31,500 below Feather Sound at the median, and its 11 closings of the last 12 months at a $415,000 median. Our Wedge Wood at The Strand guide has the detail. A Feather Sound seller should expect a buyer to compare every plan against a Wedge Wood sale and should be ready to show why the lake row by the entrance, the smaller neighborhood and the higher owner-occupancy have carried a premium.
We price a Feather Sound at The Strand home from the last 24 months' MLS closings, the first window with ten or more sales, matched to its plan, condition and bedroom count as marketed, cross-checked against the county's recorded sales and the two active listings, then set a list price inside that record rather than from The Strand's median, square footage or the county's value.
The Strand's 12-month median of $610,000 across 61 closings blends Wedge Wood condominiums with single-family homes on Barclay Lane. It says nothing about a Feather Sound home. We start with the 11 Feather Sound closings of the last 24 months, $380,000 to $595,000 at a $475,000 median, and narrow from there.
Kitchens, baths, flooring, lighting, the air conditioning age and the water heater move a Feather Sound price more than anything else in the record. The $400,000 and $595,000 sales of the same home eight months apart are the proof. We walk the home and price it against the sales whose condition we can match from the listing photos and remarks.
A den finished as a third bedroom is listed that way, and the two highest sales of the last 24 months, $595,000 and $575,000, were both marketed as three bedrooms. Whether your den qualifies, and how to present it, is a pricing decision, not a photography one.
Every building has four first-floor and four second-floor homes. The record we hold does not tie plan size to floor, so we confirm yours on the recorded floor-plan sheet for your building. Building 1 at 5677 Heron Lane sits beside the clubhouse and is the one building clear of the lake's mapped flood line; building 8 at 5705 sits at the quiet north end. Every lanai faces the lake, so the view adjustment is about what sits directly across the water and how close the fountains are.
The roof date for your building, the association's wind mitigation documentation, the board's approval of any hard flooring over IIC 70 sound insulation, a clean lease history and a complete approval application answer a buyer's questions before they become a discount. A missing piece costs more than its paperwork.
The 2026 tax roll values every Feather Sound home between $368,270 and $382,700, one value per plan, a median of $375,485 (n=64, even, the mean of $373,270 and $377,700). Recorded sales of the last two years ran $400,000 to $595,000. A just value is a mass-appraisal tax figure as of January 1, not an offer, and it cannot see a renovation.
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 Feather Sound at The Strand home valuation. Call Jesse direct at (239) 898-6072 to start.
We market a Feather Sound at The Strand home online and agent to agent, because the restated declaration bars a "For Sale" or "Open House" sign anywhere on the property without the association's advance written approval: professional photography, video and drone, a full MLS listing that gets the facts right, The Strand buyers we already work with, and a listing file that answers the condominium questions first.
The photographs lead with what a Feather Sound home has that its neighbors do not: the screened lanai facing the lake, the fountains and the golf hole across the water. Drone images show the row of eight buildings, the shared pool and clubhouse at the south end and the short drive to the gate. Inside, we light the den as the room it can be, a third bedroom or an office, because the record shows buyers pay for it.
Many Feather Sound 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's heated area, the assigned garage space described accurately, the two-story answer from the recorded floor plans, the approval step and the lease and pet rules as recorded, and a plain statement that the fees come from the estoppel certificates.
Buyers for Feather Sound come from three places: the MLS and the search sites it feeds, buyer agents who already work The Strand, and our own database of qualified buyers. We call the agents whose buyers toured Cypress Cove, Wedge Wood and The Pinnacle in the last season, because those are the buyers already deciding.
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, opens the assigned garage space so it can be seen, and reports feedback the same day.
Some Feather Sound 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 Feather Sound at The Strand contract from the record: the 24-month closings, the 96.76% median sale-to-list, the two competing listings, and a board approval timeline written into the contract from the first draft. Jesse and Marc negotiate partner to partner, and every counter is tied to a sale the buyer's agent can check.
The board decides within 15 days of a complete application, and the approval certificate is recorded at the purchaser's expense. We write the application date, the interview and the approval contingency into the contract, collect the buyer's information with the offer, and file the application the day both sides sign. A closing date that ignores the approval is a closing date that moves.
Most inspection requests on a Feather Sound home land on the owner's side of the restatement: the interior, the water heater, the air conditioning equipment serving the home and the lanai screening. The roof, the exterior walls, the slab and the parking court 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.
For buildings 2 through 8, a lender's flood zone determination can come back as Zone AE on the effective map because the lake's mapped line touches the footprint, even though the address point is Zone X. We ask the buyer's lender to run the determination in the first days of the contract, so a flood insurance requirement is a known cost rather than a reason to cancel late.
Financed buyers' lenders send the association a condominium questionnaire about reserves, insurance, litigation, owner-occupancy and delinquencies. Feather Sound's 25% rental cap, its 42.2% 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 a common cause of a delayed condominium closing.
When an inspection turns up an owner item, a credit at closing usually costs a seller less than a price reduction, and it does not lower the recorded price the next Feather Sound valuation starts from. We negotiate the form of every concession as carefully as its size.
Selling a Feather Sound 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 figures, prorated taxes and assessments, and any credits you agree to. There is no CDD payoff. On a $475,000 sale, the 24-month median, the deed stamps alone are $3,325.
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 $475,000 that is 4,750 units at $0.70, or $3,325. On the newest sale of $485,000 it is $3,395; on the $595,000 record, $4,165; on the year's lowest sale, $380,000, $2,660.
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 Feather Sound seller cost unless your contract makes it one.
The Feather Sound condominium association's certificate is governed by section 718.116, which section 10.12 of the restatement mirrors, 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 is the Feather Sound association's registered agent on its 2026 Sunbiz report and manages the master association, per the master association's property management page.
The association may charge an application and screening fee for the purchase approval, capped at the maximum Florida law allows under section 718.112, and the restatement records the approval certificate "at the expense of the purchaser." The 2006 amendment added a $500 working capital contribution paid by the purchaser at closing; the 2017 restatement does not repeat that section, so whether the association still collects one is a question the estoppel certificate answers. None of these is customarily a seller cost.
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 64 Feather Sound 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 restatement records as a common expense metered and 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 $475,000 sale | Who customarily pays in Collier County | Amount |
|---|---|---|
Documentary stamp tax on the deed | Seller | $3,325 |
Feather Sound 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 |
Approval application and certificate recording | Purchaser, per the restatement | Not a seller cost |
CDD payoff | Not applicable | None; no CDD |
Listing-side brokerage fee | Seller | Negotiated; each 1 percent of price is $4,750 |
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 Feather Sound 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. Feather Sound 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 Feather Sound that means the 2017 Amended and Restated Declaration recorded at O.R. 5374, Page 1383 with its restated articles and bylaws, 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 Feather Sound home that usually means leaks from the home above or below, air conditioning history, lanai screen damage, and any hard flooring installed without the board's IIC 70 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 Feather Sound the warning is concrete: the 2026 roll's median tax is about $1,834 on a homesteaded home (n=27) and about $3,353 without the exemption (n=37), 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. Every Feather Sound address point sits in FEMA Zone X, but the form asks about claims and damage, not zones, so answer it from your own records and the association's.
If a tenant occupies your home, disclose the lease, the rent, the deposit, the end date and the board's written approval of the lease. The restatement requires advance written approval of every lease and renewal, so your buyer's agent will ask to see it, and an owner-occupant buyer will need the move-out date.
A Feather Sound at The Strand seller should order the resale document package, the board's purchase approval application, the estoppel figures from the condominium, clubhouse and master associations, the building's roof date and wind mitigation documentation, and gather the owner's own records on the air conditioning, the water heater, any approved flooring and any lease, before the first showing.
The 2017 restated declaration, articles, bylaws and current rules; the most recent adopted budget and year-end financial report of the Feather Sound 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 even though the two-story buildings fall outside the structural integrity reserve study mandate.
The blank application, the fee, the interview practice and the list of information the board requires. We hand it to the buyer's agent with the first offer, so the 15-day clock starts within days of signing rather than weeks.
The building's re-roof date and permit, which Collier County's permit history search can confirm by address; the scope of the 2019 roofing work by Colonial Roofing and the 2022 garage door replacement and exterior painting, all recorded as notices of commencement; 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 lanai screen work, the board's written approval of any tile or wood floor and its sound insulation, any shutters installed to the board's adopted standard under section 11.11 of the restatement, and any lease with its approval letter. Ordered late, these are what delay a Feather Sound closing; ordered early, they answer the second-week questions a buyer's lender and insurer always ask.
The lake flood line is the one Feather Sound at The Strand flood fact a seller must manage. Every address point is FEMA Zone X, but on the effective map the lake's Zone AE line, base flood elevation 11 feet, clips the lake-side edge of buildings 2 through 8, so a lender's determination can require flood insurance. Building age matters too: 1998 and 1999 construction puts the roof and wind file first.
Building | Address | Share of footprint in Zone AE (effective) | Preliminary map |
|---|---|---|---|
1 | 5677 Heron Ln | 0%, clear of the line | Zone X |
2 | 5681 Heron Ln | 3.1% | Zone X |
3 | 5685 Heron Ln | 0.8% | Zone X |
4 | 5689 Heron Ln | 15.8% | Zone X |
5 | 5693 Heron Ln | 7.0% | Zone X |
6 | 5697 Heron Ln | 2.7% | Zone X |
7 | 5701 Heron Ln | 0.5% | Zone X |
8 | 5705 Heron Ln | a sliver under one square foot | Zone X |
Our neighborhood guide's overlap test: Collier County 2025 building footprints intersected with the FEMA National Flood Hazard Layer (effective panel 12021C0213H, May 16, 2012) and the preliminary layer, queried September 29, 2026. USGS ground elevations at the buildings run 15.3 to 16.2 feet, four to five feet above the lake's 11-foot base flood elevation.
A federally backed lender orders a flood zone determination for the building, and determinations generally look at whether any part of the building touches a Special Flood Hazard Area. For buildings 2 through 8 the answer on today's effective map can be yes, which would make flood insurance mandatory for a mortgaged buyer until the new maps take effect or a Letter of Map Amendment is issued. We found no Letter of Map Amendment on file for Feather Sound. A cash buyer is not bound by a lender's requirement.
On FEMA's preliminary maps, whose appeal period Collier County opened in August 2026 per its release on the proposed maps, all eight footprints fall wholly in unshaded Zone X. Preliminary maps are not yet effective, so we present both in the listing file and let the buyer's lender and insurer decide on the map in force.
Feather Sound is in Collier County evacuation Zone D, and the National Hurricane Center's storm surge risk maps show no surge at The Strand in Category 1 or 2 scenarios; 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 Feather Sound-specific damage record; your own claims history is what the disclosure form asks for.
Every Feather Sound 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. A building with the 2019 roofing documented and a current wind mitigation report is easier to insure, and easier to sell. Unincorporated Collier County holds Community Rating System Class 5, a 25% discount on National Flood Insurance Program premiums, per the county's floodplain management page.
The 2017 Feather Sound at The Strand restatement widens your buyer pool on age and narrows it on ownership, leasing and pets: there is no age restriction, but a buyer who already owns a Feather Sound unit cannot buy a second, leases run 30 days to 12 months with a 25% cap, and pets are barred in leased units and by breed.
The original 1998 declaration stated, in capital letters, "THERE ARE NO RESTRICTIONS ON CHILDREN RESIDING IN THE CONDOMINIUM," and the restatement sets no age requirement. Occupancy is limited to one family per home. Your buyer may be a retiree, a working professional or a family, and all three need the board's approval.
No person or entity may hold an interest in more than one Feather Sound unit at a time, except briefly while selling a primary unit during a documented financial or medical hardship. A current owner who wants a second home on Heron Lane is not your buyer, and a purchase that would breach the rule is good cause for the board to disapprove.
Leases run 30 days to 12 months, no more than three in any 12 months, each approved in writing in advance, with no more than 25% of the 64 units leased at once, at most 16 homes, and no guests while the tenant is away. An investor buyer will ask how many units are leased today, because a lease that would exceed the cap can be disapproved. The rules suit seasonal and annual tenants, not weekly ones.
Owners may keep up to two typical household pets. The restatement bars exotic pets and named breeds including Pit Bulls, Rottweilers, German Shepherds, wolf hybrids, Doberman Pinschers and Chow Chows, and "Pets are prohibited in rented or leased Units." A buyer with a large dog should hear about the breed list at the first showing, not at the interview.
Hard flooring only over sound insulation meeting IIC 70 and only with written approval first, shutters only to the board's adopted model, color and style, no charcoal or gas grill on a lanai, and no conversion of the garage space. A buyer planning a remodel prices those limits in; a seller who already holds approvals for work done removes them from the conversation.
A Feather Sound at The Strand home took a median 44 days to sell over the last 24 months and 19 days over the last 12, with a range of 8 to 51 days in the last year. After a contract, the board's 15-day approval, the estoppels and the lender set the pace: a cash sale can close in three to five weeks; 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 | How the median is formed |
|---|---|---|---|
12 months | 4 | 19 | n=4, even, mean of 10 and 28 |
24 months | 11 | 44 | n=11, odd, observed |
36 months | 13 | 28 | n=13, odd, observed |
60 months | 16 | 26.5 | n=16, even, mean of 25 and 28 |
Southwest Florida MLS Matrix, pulled September 26, 2026.
The four fastest sales of the last 24 months, 5, 5, 8 and 10 days, were listed at $500,000, $525,000, $475,000 and $490,000 and closed between 91.60% and 100% of list. The four slowest, 107 to 232 days, ran from a $459,000 list to the window's highest list, $629,000. Speed at Feather Sound tracks how well the list price matches the home's condition, not the price level itself.
The approval application, the estoppel certificates, the lender's condominium questionnaire, the flood determination and the appraisal set the pace after contract. Filed and ordered the day the contract is signed, none of them needs to hold a closing; filed late, the board's 15 days alone can push a date.
Whether to sell, lease or hold a Feather Sound at The Strand home depends on your purchase price, your condition, your carrying cost and your timeline. An owner who bought before 2021 is selling at a gain on the county's recorded medians; an owner who bought from 2023 to 2025 may be near the purchase price today, and that owner needs the sharpest pricing.
The county's recorded Feather Sound medians ran $245,000 in 2020, $321,500 in 2021 on 11 sales, none in 2022, $478,000 in 2023, $455,000 in 2024 (the mean of $400,000 and $510,000), $496,500 in 2025 and $472,500 in 2026 through April 29 (Collier County recorded sales). Your own purchase price and improvements matter more than any median; we put your sale against your plan's record before you decide.
Feather Sound leases run 30 days to 12 months, three a year at most, each with the board's written approval, under a 25% cap and with no pets. An owner who leases still carries the condominium, clubhouse and master assessments, the club's $4,162 Social dues for 2026 and the taxes. 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 sits near today's $475,000 median. It makes less sense for an owner whose building faces a roof or reserve cycle the next buyer will price in, or whose home needs the kind of update the record shows buyers pay for. Call Jesse direct at (239) 898-6072 and we will run the three options side by side.
You get a free Feather Sound 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 plan and condition, with the two active listings, the county's recorded sales, your association paperwork and the approval timeline laid out beside it. There is no cost and no obligation.
You receive the 24-month closings on your plan with their dates, days on market and sale-to-list ratios; the two active Feather Sound listings and any pending sale; the county-recorded resales; the condition, bedroom and building adjustments we would make; the Cypress Cove and Wedge Wood sales your buyer will compare; and a recommended list price with a defensible range. Request it through the free Feather Sound 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 plan, 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 same home sold for $400,000 and then $595,000, the price decides the sale. We would rather you see the evidence and the number before you commit to anything, and many Feather Sound owners use the valuation to decide whether to sell this season, update first, or hold.
Jesse McGreevy is a top-reviewed Feather Sound 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.
★★★★★ "Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond." Verified Google review
Feather Sound's five-year sale-to-list of 96.88% says this is a market where condominium buyers negotiate. A plan built for that is the difference.
★★★★★ "Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed." Verified Google review
★★★★★ "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through." Verified Google review
With an approval application, three estoppels and a flood determination in play, follow-through is most of a Feather Sound closing.
★★★★★ "Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!" Verified Google review
A Feather Sound at The Strand specialist matters because the facts that decide this sale sit in recorded documents rather than in a listing feed: a purchase approval with a 15-day clock, a sign ban, an assigned garage space, three associations, a lake flood line that reaches seven of eight buildings, 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 has worked Southwest Florida real estate since October 2004 and runs pricing, marketing, data and the association, approval 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, a team launched in October 2008. 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 off The Strand's median, advertising a living area the county does not carry, printing an "HOA fee" no document supports, setting a closing date with no room for the board's 15 days, describing the garage as part of the unit, forgetting the clubhouse association, putting a sign out the restatement forbids, or confusing Feather Sound at The Strand with the Feather Sound community in Clearwater. Each one costs a seller time or money.
Feather Sound 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 Feather Sound at The Strand neighborhood guide covers every recorded fact about the 64 homes.
Many Feather Sound 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 27 of Feather Sound's 64 homes homesteaded on the 2026 roll, this matters to two in five 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 Feather Sound condominium to a larger coach home or a detached villa, and keep the club. If you are staying, our guide to buying a home in Feather Sound at The Strand shows how a buyer reads the same records you are selling with, and why they will ask what they ask.
These are the questions Feather Sound at The Strand owners ask before they sell, each answered 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 condition and presentation, then on plan, bedrooms as marketed, building and timing. Over the last 24 months, 11 Feather Sound homes sold from $380,000 to $595,000 at a median of $475,000 (Southwest Florida MLS Matrix). A free Feather Sound at The Strand home valuation puts your home against the sales that match it.
Not reliably. The four plans are within 91 square feet of one another, and over the last 24 months the smallest, 1,449 square feet, carried six of the 11 sales at a $480,000 median and the $595,000 record.
The newest MLS closing, August 31, 2026, was a 1,540 square foot home at 5693 Heron Lane, sold at $485,000, 98.98% of its $490,000 list, after 10 days.
$595,000, a 1,449 square foot home at 5701 Heron Lane marketed as three bedrooms, closed in August 2025 per both the MLS and the county's recorded sales.
$380,000, a 1,490 square foot home at 5697 Heron Lane in July 2026 after 51 days, the lowest Feather Sound MLS sale since October 2021.
On the MLS: none in 2022, 3 in 2023, 2 in 2024, 6 in 2025 and 4 in 2026 through September 26. Sixteen sales in five years is a quarter of the 64 homes, one of the lowest turnover rates in The Strand.
Over five years, a median 96.88% of list; over 24 months, 96.76%; over the last 12 months, 98.97% (the mean of 98.95% and 98.98%). The lower long-run figures come from homes listed well above what buyers paid.
Two Feather Sound homes were active on September 26, 2026, asking $479,000 and $569,000. Buyers will also tour Cypress Cove next door and Wedge Wood, the same four plans at lower prices.
Before and during the winter season. A home listed in October or November with its approval application ready is in position when seasonal buyers arrive, though well-priced Feather Sound homes have sold in five to ten days in January, April and August.
Usually not a full remodel, but presentation matters more at Feather Sound than almost anywhere in The Strand: the same home sold for $400,000 and then $595,000 eight months apart. Paint, lighting, fixtures and a finished den pay back; hard floors need IIC 70 insulation and written approval first, which adds time.
Two of the highest sales of the last 24 months were marketed as three bedrooms. Whether yours can be depends on how the den is finished; we look at it with you and describe it accurately, because an appraiser and a buyer's inspector will.
Your buyer does. The restatement requires the association's advance written approval of every sale, decided within 15 days of a complete application. We prepare the application with the buyer so the clock starts on day one.
Only for the good causes the restatement lists, by a majority of the whole board: among them an incomplete or false application, a record of serious financial irresponsibility, an intent to break the rules, delinquency to the association, a buyer who already owns a Feather Sound unit, and certain criminal convictions.
Only within the 15 days after a complete application. Most delays come from incomplete applications, which is why we assemble it before the contract.
Not without the association's advance written approval. The restatement bars "For Sale," "For Rent" and "Open House" signs anywhere on the property, including a window. Lock boxes are allowed.
Only in the way the restatement allows; it bars "Open House" signs without approval, and every visitor still needs gate access. We use private showings and agent previews, with Marc clearing the gate list.
The resale package under section 718.503: the restated declaration, articles, bylaws, rules, the most recent year-end financial report and the association's frequently asked questions sheet, plus the approval application and the estoppel certificates.
Plan for three figures: the Feather Sound condominium association, the clubhouse association Feather Sound shares with Cypress Cove, and The Strand master association.
Section 718.116 caps condominium estoppel fees at $299 for a current account, and the contract sets who pays. In Collier County the buyer customarily pays for the owner's title insurance policy and chooses the closing agent.
Yes. It is a limited common element reserved to your unit; it passes with the title automatically and cannot be sold separately.
Yes. Put the lease, the board's written lease approval and the end date in the listing file on day one. An investor buyer may keep the tenant within the lease rules; an owner-occupant needs the move-out date.
Yes, if the dog fits the restatement: up to two typical household pets, and not one of the barred breeds. Pets are barred in leased units, so an investor buyer cannot rent to a tenant with a pet.
Not usually. The restatement bars owning an interest in more than one unit at a time, except while selling a primary unit during a documented hardship.
Yes. Feather Sound has no age restriction; occupancy is one family per home.
Almost every condominium buyer does. Feather Sound's answer is documented: two-story buildings on every recorded phase floor plan and no Heron Lane address on Collier County's milestone buildings list. We add the budget and reserve schedule to the listing file.
It depends on the building and the lender. Every address point is Zone X, but on the effective FEMA map the lake's AE line touches buildings 2 through 8, so a lender's determination could require flood insurance there until the preliminary maps, which show all eight in Zone X, take effect. Building 1 is clear of the line.
Your buyer's HO-6 carrier and lender will ask about the building's roof date, wind mitigation and shutters. A notice of commencement for roofing work by Colonial Roofing was recorded in May 2019; get the scope, completion date and the association's wind mitigation documentation before you list.
We have not seen it in the sales yet: three of the four 2026 closings sold within about 2% of list. The lanais face west to the lake, away from the highway; FDOT has not confirmed noise wall locations for this segment, and we say so.
Feather Sound is eight-home buildings on the lake with one assigned garage space per home, a purchase approval and strict lease rules; Cypress Cove is four-home buildings with garages in the unit and no purchase approval. Over five years Feather Sound's median was $476,500 against Cypress Cove's $555,000.
Both are Jack Parker two-story eight-home neighborhoods with the same four county plan sizes. Feather Sound is smaller, nearer the entrance and sold at a $476,500 five-year median against Wedge Wood's $445,000; Wedge Wood has its own pool and far more sales.
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 for your home before you sign anything.
Yes. Some Feather Sound owners prefer a quiet sale. We can show the home privately to qualified buyers first, and we will tell you honestly what the open market would likely add. The buyer still needs the board's approval.
The buyer's bill resets toward the purchase price. On the 2026 roll the median tax on a Feather Sound home without a homestead exemption is about $3,353, so a buyer at $475,000 should budget from the price, not from your bill.
Call Jesse direct at (239) 898-6072, or start with a free Feather Sound at The Strand home valuation. For every recorded fact about the neighborhood, read our Feather Sound at The Strand neighborhood guide.
Every Feather Sound 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 Feather Sound 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 | Link |
|---|---|---|---|---|
Amended and Restated Declaration of Condominium, Articles and Bylaws | Recorded with the Collier County Clerk | March 22, 2017 | The rules in force today: one unit per owner, purchase and lease approval, leasing limits, pets, parking, garages, signs, flooring, insurance | |
Declaration of Condominium, Feather Sound at Pelican Strand | Recorded with the Collier County Clerk | March 4, 1998 | The original declaration, the eight phases, the plot plan and the one-sixty-fourth shares | |
Certificate of Amendment, building 1 | Recorded with the Collier County Clerk | March 25, 1998 | The first and second floor plans that settle the story count | |
Certificate of Amendment, building 8 | Recorded with the Collier County Clerk | May 19, 1999 | The last building added, bringing the condominium to 64 homes | |
2006 amendments, recorded 2008 | Recorded with the Collier County Clerk | April 28, 2008 | Purchase approval, lease approval and a $500 working capital contribution | |
Declaration for Cypress Cove/Feather Sound Clubhouse Association | Recorded with the Collier County Clerk | March 4, 1998 | The shared pool and clubhouse, one vote per unit, uniform quarterly assessments | |
Lake fountain license | Recorded with the Collier County Clerk | May 2, 2013 | The association's right to run fountains in the club-owned lake | |
Gate transponder form | The Strand Master Property Owners Association | From August 1, 2025 | Gate access for residents, members and approved renters | |
2026 Membership Brochure | The Club at The Strand | 2026 | Mandatory Social membership, dues and the optional golf and sport upgrades | |
Milestone buildings list | Collier County | As of January 2026 | Buildings subject to milestone inspection; no Heron Lane address | |
Official List of Special Districts | Florida Commerce | Current | Confirms no CDD at The Strand | |
Florida Statutes section 718.503 | Florida Legislature | Current | The condominium resale disclosure package | |
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 owner who sells and buys again | |
Form OIR-B1-1802 | Florida Office of Insurance Regulation | Current | The wind mitigation inspection an insurer reads |
Three Feather Sound records are not public and cannot be linked: the Feather Sound and clubhouse associations' adopted budgets and fee schedules, the master association's adopted budget and assessment, and the board's current rules and approval application. Each comes with the estoppel certificates or the resale package, and we request them before a listing goes live or an offer is written.
McGreevy and Comisar list and sell homes across Southwest Florida from an office in Bonita Springs, and Feather Sound at The Strand sits inside the North Naples market they work every week. If you are weighing a sale on Heron Lane, the first conversation costs nothing and usually saves a seller more than any decision made later.
If you are thinking, "I need someone to sell my condo in Feather Sound 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 home in building 1 beside the clubhouse, in the middle of the row or at the quiet north end, 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 Feather Sound 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 Feather Sound at The Strand and call Marc at (239) 287-5873. Every recorded fact about the 64 homes is in our Feather Sound 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.