Updated September 2026
Sell your Grande Reserve at The Strand coach home with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Floor-by-floor pricing from 11 MLS sales, the association file built before listing. Call (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Grande Reserve at The Strand is 84 two-story Bateman coach homes on one street, Grande Reserve Way, and 11 of them closed through the Southwest Florida MLS in the last 24 months at a $789,000 median. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price, market and paper a Grande Reserve sale floor by floor, because here the floor is the price.
This page is written for the Grande Reserve owner who is thinking about selling. If you want the full picture of the neighborhood itself, its 1998 declaration and 2020 restatement, the two floor plans, the clubhouse, pool and heated spa, the leasing and pet rules, the flood map and the schools, read our complete guide to Grande Reserve at The Strand, which this seller guide sits beside. Grande Reserve is one of 15 voting neighborhoods inside The Strand, the gated golf community at Immokalee Road and I-75 in North Naples, ZIP 34110. Everything below answers one question: how to sell a Grande Reserve coach home 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 condominium 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 all 27 Grande Reserve closings the Southwest Florida MLS recorded in the last five years, the active and pending listings on September 26, 2026, the ten qualified sales in the county's latest 12-month file, and the recorded declarations, notices and affidavits filed with the Collier County Clerk. Each figure below carries its source and its window.
You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings through the Strand gatehouse, buyer agent conversations, inspections, the elevator and window questions, and the on-site work that lets a seasonal owner sell without flying down. Jesse McGreevy runs pricing, marketing, data and the association, estoppel and club paperwork. 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 Grande Reserve differs from most Naples condominium sales in six ways: the upstairs and downstairs plans trade as separate markets, the association must approve your buyer within 15 days, no For Sale sign may go up anywhere, a 2026 window project is in progress, the restatement allows one unit per owner, and two other Bateman neighborhoods compete for the same buyer.
Every one of the 21 buildings holds two first-floor residences of about 1,884 square feet and two second-floor residences of about 2,442 square feet, the larger one labeled "SECOND FLOOR PLAN, UNIT TYPE A-2" in the recorded 1998 declaration. Over the 24 months to September 26, 2026, the six upstairs closings recorded a median of $817,500 (n = 6, even, the mean of $805,000 and $830,000) and the five first-floor closings $625,000 (n = 5, odd, observed). A seller who prices off the neighborhood median is wrong in both directions.
Section 14 of the 2020 Amended and Restated Declaration requires the association's advance written approval of every sale, decided within 15 days after it receives the notice and information (Section 14.2(B)(1)). You may list without telling the association; the buyer's application follows the contract, with a non-refundable $100 fee on the published sales application.
Section 12.10 bars "For Sale," "Open House" and every other sign anywhere on the condominium property, including windows, lanais and cars, without the association's advance written approval. A lock box at your entry is allowed. Your marketing has to reach buyers online and through their agents before they ever drive Grande Reserve Way.
The association recorded a notice of commencement on March 20, 2026 to "remove and replace windows size for size," and on September 23, 2026 its manager recorded an affidavit for a sale that the association has funds "or will be obtaining funds through special assessments." Every buyer will ask what your residence owes for that work, and the answer belongs in your file before the first showing.
Section 14.2(D)(f) makes it good cause to refuse a transfer that would give the buyer an interest in more than one unit at the same time. Your buyer is almost always someone who will live in the home or lease it seasonally, not an investor assembling units, and that is who our marketing reaches.
Grande Reserve, Trophy Club and Turnberry Woods are the three Bateman coach-home condominiums behind The Strand's gate, each with its own association, plans and rules. A buyer who tours your home has usually seen the other two, so your price has to make sense against them, not just against your neighbors on Grande Reserve Way.
This seller guide runs from what makes a Grande Reserve sale different, through the market, the floor-by-floor price table, one sale walked through, the comparison with Trophy Club, pricing, marketing and negotiation, to costs, disclosure, paperwork, flood, the sell-or-lease decision, timing, reviews and the seller FAQ.
For a Grande Reserve coach home priced to its own floor's record, yes. The Southwest Florida MLS shows 11 closings over 24 months at a $789,000 median, only one active listing on September 26, 2026, and no upstairs residence for sale. The caution is time: homes listed above their floor's record waited 182 and 217 days.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
Nine closings in the last 12 months are one short of the ten we want before leaning on a median, so we widen the window to the first one holding ten or more. Over the 24 months from September 27, 2024 to September 26, 2026, the Southwest Florida MLS recorded 11 Grande Reserve closings:
One record, the January 13, 2026 upstairs sale at $830,000, is flagged SDE in the MLS and carries no living area and no days on market, which is why three of the five lines use ten sales.
| Closed | Floor | Living area | Final list | Sold | Days on market | Sale-to-list |
|---|---|---|---|---|---|---|
| November 7, 2025 | First | 1,884 sq ft | $610,000 | $595,000 | 217 | 97.54% |
| November 24, 2025 | Second | 2,442 sq ft | $829,900 | $789,000 | 7 | 95.07% |
| January 12, 2026 | First | 1,884 sq ft | $550,000 | $530,000 | 182 | 96.36% |
| January 13, 2026 | Second | Not entered (SDE record) | $830,000 | $830,000 | Not recorded | 100.00% |
| February 27, 2026 | Second | 2,442 sq ft | $829,000 | $800,000 | 107 | 96.50% |
| April 2, 2026 | First | 1,884 sq ft | $649,000 | $625,000 | 35 | 96.30% |
| April 17, 2026 | Second | 2,442 sq ft | $844,900 | $805,000 | 82 | 95.28% |
| June 12, 2026 | Second | 2,442 sq ft | $895,000 | $895,000 | 10 | 100.00% |
| September 18, 2026 | First | 1,884 sq ft | $625,000 | $625,000 | 0 | 100.00% |
Southwest Florida MLS Matrix, closings September 27, 2025 to September 26, 2026: 9 closings at a median of $789,000 (n = 9, odd, observed). The two 24-month sales that fall before that year are an upstairs residence at $830,000 on April 4, 2025 after 46 days and a first-floor residence at $630,000 on July 16, 2025 after 39 days.
On September 26, 2026 the MLS showed one active Grande Reserve listing, a 1,884 square foot first-floor residence at $618,000 after 5 days, and one first-floor residence pending with contingency at $545,000 after 2 days. With 9 closings in 12 months, one active listing is about 1.3 months of supply, against 1.77 months for The Strand as a whole. For an upstairs owner, that means no direct competition inside the neighborhood; for a first-floor owner, it means the next buyer will measure you against $618,000 and $545,000 asking prices.
Collier County's qualified sales file (data files dated August 29, 2026) records 10 qualified Grande Reserve sales from August 29, 2025 to August 28, 2026, at a median of $757,000 (n = 10, even, the mean of $725,000 and $789,000), and 13 over 24 months at a median of $759,000 (n = 13, odd). Nine of the ten match MLS closings. The tenth, a $725,000 upstairs sale recorded in May 2026, does not appear among the MLS closings, which suggests a sale arranged outside the MLS. We read the county layer as a check on the MLS, never as a second price for your home, and we never mix its area figures with MLS living area.
The Strand's condominium and attached segment closed 49 sales in the last 12 months at a $565,000 median after a median 67 days, per the same Matrix pull. Grande Reserve's 12-month median of $789,000 is the highest of the nine Strand condominium neighborhoods, and its 2026 calendar-year median of $800,000 (n = 7, odd) is its highest yet. Read that 2026 figure as a mix effect as much as a price effect: five of the seven 2026 sales were upstairs residences.
Grande Reserve homes sell by floor. Over five years the 2,442 square foot upstairs plan recorded 14 MLS closings at a median of $783,000 and the 1,884 square foot first-floor plan 13 closings at $625,000; in the last 12 months the gap widened to $805,000 against $610,000. Your comparable sales are your own floor's.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Floor and plan | Living area | 60-month closings | 60-month median | 60-month range | 24-month median | 12-month median |
|---|---|---|---|---|---|---|
| Second floor, unit type A-2 | 2,442 sq ft | 14 | $783,000 (even, mean of $777,000 and $789,000) | $520,000 to $895,000 | $817,500 (n = 6, even) | $805,000 (n = 5, odd) |
| First floor | 1,884 sq ft | 13 | $625,000 (odd, observed) | $456,000 to $745,000 | $625,000 (n = 5, odd) | $610,000 (n = 4, even) |
Southwest Florida MLS Matrix, closings September 27, 2021 to September 26, 2026. The county roll lists every one of the 84 units at one of the two areas. One 2024 first-floor listing typed its living area as 2,124 square feet; we treat it as the first-floor plan.
The 1,884 square foot residence is the ground-floor plan, listed in the MLS as two bedrooms plus a den with two baths, or two bedrooms with two baths. It has no stairs, which is its selling point to a buyer who wants single-level living with a garage. In the last 24 months it closed five times, from $530,000 to $630,000. The two that sold fastest, on September 18, 2026 in 0 days at $625,000 and on April 2, 2026 in 35 days at $625,000, were priced at the floor's record; the two that came to market at $610,000 and $550,000 and then waited 217 and 182 days show what happens when the list price is set before the condition and the competition are.
The 2,442 square foot residence is the larger second-floor plan, with its own ground-floor garage and entry and an interior stair up, listed as three bedrooms with three baths or three bedrooms plus a den. In the last 24 months it closed six times, from $789,000 to $895,000. It is the scarcest large condominium residence behind The Strand's gate that trades regularly, and on September 26, 2026 none was for sale.
Some upstairs residences have a private elevator. The 2025 Owners Handbook refers to units "with an internal elevator, originally installed at time of construction by Taylor Elevator" and says "the Association has no responsibility for or involvement in unit elevators." The MLS does not tag elevators consistently enough to price one separately, so we put its age, service contract and last inspection in your listing file and let buyers see the value rather than guess at it.
Listing agents describe the same plan differently, because a den can be counted as a den or a bedroom. We list your residence by its recorded plan and floor first and its room count second, so a buyer comparing your home with a Trophy Club or Turnberry Woods listing compares square feet and floor, not a bedroom number someone typed.
The clearest lesson in the Grande Reserve record is the second-floor residence at 5805 Grande Reserve Way that closed at $664,000 on February 7, 2022 and again at $895,000 on June 12, 2026, at its full asking price after 10 days on market, the highest Grande Reserve price in five years.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
The residence came to market at $895,000, a 2,442 square foot upstairs plan listed as three bedrooms and three baths. It went under contract and closed on June 12, 2026 at $895,000, 100.00% of list, after 10 days on market, at $366.50 per living square foot. No other upstairs residence was listed against it.
The same residence had closed on February 7, 2022 at $664,000 against a final list of $649,000, 102.31% of list, after 1 day, in the 2022 market when Grande Reserve sales routinely closed above asking. From $664,000 to $895,000 is a 34.8 percent gain in a little over four years.
The county's qualified sales file for the 12 months to August 28, 2026 includes a $895,000 second-floor Grande Reserve sale, matching the MLS price. The association recorded a certificate of approval for each Grande Reserve sale it approves, signed by its manager's agent, which is how the Collier County Clerk's index shows a steady stream of one-page approvals between the larger instruments.
Three things. First, an upstairs residence priced at the top of its floor's record can still sell in days when nothing else upstairs is listed. Second, the purchase price does not set the sale price: a 2022 buyer had room to price to the record, while an owner who bought the upstairs plan at $815,000 in October 2023 sold at $805,000 in April 2026 after 82 days. Third, the June sale is now the comparable every upstairs buyer will cite, so a seller who lists at $895,000 or more needs condition, view and paperwork that justify it.
Your buyer will usually choose between Grande Reserve and Trophy Club at The Strand, two Bateman coach-home condominiums with their own clubhouses, pools and spas and the same manager. Grande Reserve has the deeper resale record and smaller plans; Trophy Club has larger plans, a two-unit ownership cap and a declaration restated in 2024.
| Question | Grande Reserve at The Strand | Trophy Club at The Strand |
|---|---|---|
| Homes and buildings | 84 in 21 buildings of 4 | 88 in 22 buildings of 4 |
| Declared | July 22, 1998 (O.R. Book 2443, Page 2514) | August 10, 2000 (O.R. Book 2709, Page 0584) |
| Current governing document | 2020 Amended and Restated Declaration | 2024 Amended and Restated Declaration |
| Plans | First floor about 1,884 sq ft; second floor about 2,442 sq ft | First floor 2,160 or 2,109 sq ft; second floor 2,686 sq ft |
| Sale approval | 15 days after notice and information | 30 days after a complete application |
| Ownership limit | More than one unit is good cause to refuse | No more than two units per person or family |
| Leasing | 30 days to 12 months, 3 in any 12 months, a rental cap | 30 days to 1 year, 3 per calendar year |
| Pets | Two; listed breeds barred; tenants not barred | Two dogs, cats or caged birds; tenants may not keep pets |
| Recent capital work on record | 2022 reroof notice; 2026 window replacement notice | 2023 pool resurfacing notice |
| First window with 10 or more MLS closings | 24 months: 11 closings, median $789,000 | 36 months: 13 closings, median $695,000 |
| Last 12 months (MLS) | 9 closings, median $789,000 | 5 closings, median $660,000 |
| Median $/sq ft, last 12 months | $328.62 (n = 8) | $256.05 (n = 5) |
| Listings on September 26, 2026 | 1 active, 1 pending with contingency, both first floor | None |
Sources: the recorded declarations of both condominiums; our Trophy Club at The Strand guide; Southwest Florida MLS Matrix, retrieved September 26, 2026.
Trophy Club's residences are larger on both floors, but Grande Reserve's upstairs plan has recently sold for more in total and far more per foot. A buyer flexible between them compares price per square foot and condition. If you own upstairs at Grande Reserve, the Trophy Club per-foot figure is the argument a buyer's agent will make for a lower offer, and we answer it with the Grande Reserve record and your residence's condition, view and window status.
A faster approval clock (15 days against 30), a street with golf along one side and a lake along the other, tenants who may keep pets, and the most active coach-home resale record in The Strand, 27 closings in five years against 19. Those are facts we put in your listing.
Do not promise a buyer that the 15 percent and 25 percent rental-cap figures in the documents agree; they do not, and the manager answers which one the Board applies. Do not promise the window project is paid. Do not promise an elevator's condition you have not documented. We would rather lose a showing than lose a closing.
If you also own at Trophy Club, or you are advising a neighbor there, our guide to selling a home in Trophy Club at The Strand covers its plans, its 30-day approval and its sales record from the seller's side.
Grande Reserve buyers are mostly seasonal owners, downsizers leaving a house for a lock-and-leave coach home with a garage, and Strand owners moving up from an eight-unit condominium. The one-unit rule, three leases a year and a rental cap keep investors rare. Your listing should speak to the first three.
Across The Strand, 415 of the 1,072 residential parcels (38.7 percent) carry an out-of-state owner mailing address on the 2026 preliminary county roll, an indicator of seasonal ownership. That buyer tours in winter, wants the club, the pool and the gate, and asks how the home is cared for in hurricane season. Section 11.10 of the restatement already requires owners leaving for the season to clear the lanai and name a caretaker, which is a reassuring answer.
A buyer leaving a single-family house wants a garage, room for guests and no yard work. The upstairs plan gives the room; the first-floor plan gives single-level living. Both give an association that maintains the roofs, walls, driveways and landscaping under Section 11.1 and includes water, sewer and trash in the assessment under Section 10.1.
Strand owners in Wedge Wood, Feather Sound or Clubside already pay the club dues and know the gate. Grande Reserve offers them a four-unit building, a garage and a neighborhood pool. That buyer knows The Strand's prices and needs to see why your home is worth the step up.
Section 14.2(D)(f) makes a second unit good cause to refuse a transfer, Section 12.4 limits leases to three in any 12 months and caps the share of units leased, and every lease needs approval. An investor can still buy one residence to lease by the season, but a listing aimed at rental yield aims at the wrong buyer.
We price a Grande Reserve coach home in six steps: start with your floor's sales in the first window holding enough of them, match the plan, adjust for view, elevator and condition, adjust for date, test against the active listings, Trophy Club and the county record, and put the number and the evidence in writing before you sign anything.
Your comparable set is your own floor's sales: six upstairs or five first-floor closings over 24 months, widened to 60 months when we need more. We never start from The Strand's $565,000 condominium median or from a Grande Reserve median that blends both floors.
Every residence on your floor shares a plan, so the next question is the building's side of the street and its position on Grande Reserve Way: golf to the north, the lake to the south, the loop at the west end, the clubhouse at the east end.
Kitchens, baths, flooring with its approved underlayment, the air conditioning and water heater dates, the lanai screen and, upstairs, the elevator. With nine sales a year the view difference is not large enough to measure statistically, so we compare your residence with the closest sales on the same side rather than apply a formula.
Grande Reserve's calendar-year medians ran $655,000 in 2022, $652,500 in 2023, $752,000 in 2024, $709,500 in 2025 and $800,000 in 2026 to date, with the mix of floors driving the swings. We date-adjust older comparables only after separating the floors.
A number has to survive the $618,000 active and $545,000 pending first-floor listings, the Trophy Club per-foot argument and the county's recorded prices. If it does not, it moves.
You receive the comparable set, the adjustments with their reasons, the active competition and a recommended list price with a range. Request it through a free valuation of your Grande Reserve home or call Jesse direct at (239) 898-6072.
Before you choose an agent or a list price, see what your floor has actually sold for, sale by sale, with the active competition beside it. Request your Grande Reserve home valuation, or Call Jesse direct at (239) 898-6072. Buying your next home inside the gate at the same time? Read buying a home in Grande Reserve at The Strand or Call Marc at (239) 287-5873.
We market a Grande Reserve home without a sign by reaching buyers before they reach the building: professional photography, video and drone of the residence, the golf or lake view and the neighborhood pool, a listing that answers the floor, approval, window and flood questions up front, and showings scheduled through the Strand gatehouse.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
Cinematic video, drone and professional photography show what a sign never could: the view from your lanai, the walk from the garage, the clubhouse, pool and heated spa at the east end of Grande Reserve Way, and The Club at The Strand a short drive away. Aerial imagery also shows the reroofed buildings, which is a selling point for a building whose new roof a buyer can see.
Because Section 12.10 bars signs on the condominium property, the listing has to travel: the MLS and its syndication, our qualified-buyer database, agents who show The Strand every week, and seasonal buyers who search from out of state. When a sale needs to stay quiet, we work it off-market with discretion.
The listing states the recorded plan and floor, the garage, the elevator if there is one, the side of the street, the approval timeline, the 2026 window status, the flood zone and the club's $4,162 Social dues. A buyer who learns those facts from us arrives ready to write an offer.
Every visitor must clear The Strand's staffed gate. We authorize showings through the master association's CheckPoint guest system and schedule them around your season. A lock box at your entry is allowed under Section 12.10.
Some owners prefer a private sale, a sale timed to a lease ending, or a sale handled entirely from out of state. We do all three, and we never put a price in public until you approve it.
We negotiate a Grande Reserve contract around five points that decide whether it closes: the buyer's qualification against the association's approval causes, the condominium rescission window, who pays any special assessment for the window project, inspection requests on 1998 to 2001 buildings, and insurance contingencies tied to the roof and windows.
Section 14.2(D) lets the Board disapprove only for listed good causes and only by a majority of the whole Board: specified felony convictions, a history of serious financial irresponsibility, disregard for the rules, an incomplete application, delinquent assessments, owning more than one unit, or a lease that would push rentals past the cap. We screen your buyer against that list before you accept, so the 15-day approval is a formality, not a risk.
Under section 718.503 of the Florida Statutes, a resale buyer who has not received the declaration, articles, bylaws, rules, the question-and-answer sheet, the budget and the financial report at least seven business days before signing may cancel within seven business days of receiving them, until closing. We deliver the package with the contract so that clock starts on day one.
Florida's standard condominium contract addresses special assessments levied before and after the effective date. With the March 2026 window notice and the September 2026 affidavit on record, we get your residence's share and its payment status from the association before we negotiate that line, so you do not concede an unknown number.
Grande Reserve's buildings were completed from 1998 to 2001, before the statewide Florida Building Code took effect on March 1, 2002. A buyer's inspector will look at the air conditioning, water heater, windows, lanai screen and, upstairs, the elevator, all owner items under Section 11.2. Roofs and walls are the association's, so a roof comment goes to the association's records, not to a credit from you.
Wind coverage turns on the roof, the opening protection and the documented mitigation features. The association posts a wind mitigation form for each of the 21 buildings, and we hand yours to the buyer's insurer on day one.
When an inspection finds an owner item that needs work, a closing credit usually costs you less than a price cut, because it does not lower the comparable sale the next Grande Reserve seller will cite.
Selling a Grande Reserve coach home costs the negotiated brokerage fee, Florida documentary stamp tax of $0.70 per $100 on the deed, the Grande Reserve and master association estoppel certificates, prorated taxes and assessments, and any credits you agree to. There is no CDD payoff. On a $789,000 sale, the 24-month median, the deed stamps alone are $5,523.
Florida charges documentary stamp tax on a deed at $0.70 per $100 of the price under section 201.02 of the Florida Statutes, counted in units of $100 rounded up, as the Florida Department of Revenue explains. In a Collier County resale the seller customarily pays it. On $789,000 that is $5,523; on the $625,000 first-floor median, $4,375; on the $817,500 upstairs median, $5,722.50; on the $895,000 June 2026 sale, $6,265.
Your association issues an estoppel certificate under section 718.116 stating the regular assessment, its frequency, what is paid through closing and any special assessment. The 2024 legislation capped the fee at $299 for a current account, plus $119 for delivery within three business days and $179 if the account is delinquent, per the House staff analysis of CS/CS/HB 979. A certificate delivered electronically is effective for 30 days and one delivered by mail for 35 days.
Every Strand home also sits under The Strand Master Property Owners Association, a Chapter 720 association managed by Dorrill Management Group at 5672 Strand Court. Section 10 of the Grande Reserve restatement lets the master association require Grande Reserve to collect and remit master assessments, so the two certificates have to agree on who bills what, and we check that they do.
Florida's owner's title insurance premium is set by the state under rule 69O-186.003 of the Florida Administrative Code, so every title company charges the same premium for the same coverage. In Collier County the buyer customarily selects the closing agent and pays the owner's policy. The contract always controls.
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. The quarterly Grande Reserve assessment is prorated from the estoppel figures, and club dues are settled with the club directly.
Commission is negotiable and set in your listing agreement; there is no standard rate. Since the 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. Whether you offer anything toward the buyer's agent is your decision, and we walk you through what current Grande Reserve buyers expect.
| Line, on a $789,000 sale | Who customarily pays in Collier County | Amount |
|---|---|---|
| Documentary stamp tax on the deed | Seller | $5,523 |
| Grande Reserve estoppel certificate | Contract term; commonly the seller | Up to $299, plus $119 if rushed |
| Master association estoppel | Contract term; commonly the seller | Capped under section 720.30851 |
| Special assessment for the window project | Contract term | Your residence's share, from the estoppel |
| Sales application fee and recording of the approval | Buyer | $100, plus the recording cost |
| CDD payoff | Not applicable | None; The Strand has no CDD |
| Listing-side brokerage fee | Seller | Negotiated; each 1 percent of price is $7,890 |
| 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 Grande Reserve seller owes the buyer known material defects under Florida's common-law duty, the condominium resale package under section 718.503, a property tax disclosure summary, the flood disclosure under section 689.302, and the facts of any lease in place. The window project and the elevator are the two items buyers press hardest.
Florida's Supreme Court held in Johnson v. Davis (1985) that a home seller who knows of facts materially affecting value that are not readily observable must disclose them, and an "as is" contract does not remove that duty. We help you complete the condominium seller's disclosure accurately, including air conditioning and water heater age, leaks, storm repairs and any association matter you know of.
Grande Reserve is a Chapter 718 condominium, so section 718.503 governs your disclosure package: the declaration, articles, bylaws and rules, the annual financial statement and budget, the question-and-answer sheet and any milestone or structural integrity documents that exist. This page is information, not legal advice; your closing agent or attorney decides how the statutes apply to your contract.
Section 689.261 requires a property tax disclosure summary at or before the contract, warning the buyer not to rely on your current taxes. A homesteaded seller's bill can reflect assessment-cap benefits that reset on sale, so your buyer budgets on the purchase price times the current millage.
Florida's flood disclosure asks about flood insurance claims, federal flood assistance and known flood damage, not zones. Grande Reserve's tested point is in Zone X, unshaded, but answer the form from your own records.
If a tenant occupies your home, disclose the lease, the rent, the deposit and the end date. Every Grande Reserve lease runs 30 days to 12 months under Section 12.4, so a sale can close around a seasonal lease, and your buyer still needs the association's approval.
A Grande Reserve sale needs its paperwork ordered before the first showing: both estoppel certificates, the condominium resale package, the association's budget and reserve line, the window project status, your building's wind mitigation form, the elevator record if you have one, any Board approvals for alterations, and the club's written terms for your membership.
The 2025 handbook says a certificate of approval issues only if there are no unapproved modifications. Hard flooring needs written approval and an underlayment meeting a minimum IIC rating of 70 (Section 12.5); exterior changes and shutters need Board or Architectural Review Board approval (Sections 11.3, 11.4 and 11.10). Find your approvals now, not in week two of a contract.
The handbook requires owners to replace water heaters every 15 years and to replace toilet wax rings and flanges on a set schedule, with proof due by December 31, 2025, and it runs an association dryer-vent cleaning program. Have the dates in the file.
The flood map helps a Grande Reserve sale. The tested point inside the condominium is in FEMA Zone X, unshaded, on effective panel 12021C0211H (May 16, 2012), with ground at about 14.1 feet, the preliminary maps also show Zone X, and the National Hurricane Center's worst-case surge maps show no surge there through a Category 3 storm.
Outside the Special Flood Hazard Area, a lender does not require flood insurance, though many owners carry it under FEMA's Risk Rating 2.0. The lakes on both sides of the condominium are mapped in the flood zone, as they are across The Strand, because the water management system carries the modeled flood below the building pads; the nearest effective base flood elevation lines are 11.5 to 12.0 feet. A building's own elevation certificate and the lender's determination govern, not a street point.
Collier County places The Strand in evacuation Zone D, a middle tier ordered out in larger storms after the coastal zones. Buyers ask; the answer is on the county's live layer.
Wind is the larger insurance cost, and it turns on the roof, the opening protection and the documented mitigation features under section 627.0629. The association's wind mitigation page posts a form for each building from 5705 to 5805, and the 2022 reroof and the 2026 window work are exactly the kind of work that can change one.
We found no official record placing surge at Grande Reserve in Irma, Ian, Helene or Milton, and none saying it did not. The reroofing notice was recorded on September 14, 2022, two weeks before Ian, so that work was planned before the storm. Answer storm-damage questions from your own records.
Whether to sell, lease or hold a Grande Reserve home turns on the leasing rules more than the rent: leases run 30 days to 12 months, no more than three in any 12 months, each approved in advance, under a rental cap the documents state as 15 percent in one section and 25 percent in another. Selling into today's thin supply is the alternative.
Section 12.4 allows leases of 30 days to 12 months to one tenant, no more than three in any twelve-month period, no room rentals and no Airbnb or VRBO advertising for stays under 30 days. The lease application, signed lease and fee go in at least 30 days before the start date. Section 12.4(D) caps leased units at 15 percent, about 12 of 84, while Section 14.2(D)(g) and the handbook use 25 percent, about 21.
If you use the home in season and lease it for the rest of the year, holding works within three leases. The pool, club and gate stay the same whether or not you are here.
No upstairs residence was listed on September 26, 2026, and only one first-floor residence was active. A seller who lists into that supply faces less competition than at any time a buyer can see in the record.
A sale can close around a seasonal lease; the buyer takes subject to it, and the association approves the buyer either way. We time the showings to the tenant's schedule.
A correctly priced Grande Reserve home sells in days to weeks; an overpriced one waits months. The 24-month median was 42.5 days on market (n = 10), with a range from 0 to 217 days in the last 12 months, and the contract then runs to closing with the association's 15-day approval inside it.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
In the last 12 months, the upstairs sales with days recorded took 7, 10, 82 and 107 days; the first-floor sales took 0, 35, 182 and 217. Price set the pace, not the floor.
Eight of the nine sales of the last 12 months closed between November and June, when seasonal buyers are in Naples. Listing in the fall reaches the winter buyers who arrive from December.
If you're searching for a Grande Reserve at The Strand listing agent, or thinking, "I need someone to sell my Grande Reserve home," you are selling a coach home that buyers compare floor for floor against Trophy Club and Turnberry Woods, in a neighborhood whose 11 MLS sales over 24 months ran from $530,000 to $895,000.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price every Grande Reserve listing from that record, floor by floor, and build the association file before the first showing. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number. Our process for the whole community is on selling your home in The Strand, and the full neighborhood record is in our Grande Reserve at The Strand guide.
Honors and recognition:
The request takes about a minute, and Jesse follows up with the Grande Reserve sales that fit your residence: same floor, golf or lake side, elevator or not, adjusted for condition, window and roof status and any lease in place. An automated estimate cannot tell a 1,884 square foot first-floor residence from a 2,442 square foot upstairs one in the same building.
Selling your Grande Reserve home? Get a free Grande Reserve at The Strand home valuation or Call Jesse direct at (239) 898-6072. Buying instead? Call Marc at (239) 287-5873 for a personalized Grande Reserve buyer consultation, or read how we represent buyers in Southwest Florida.
You get a free Grande Reserve home valuation by requesting one online or calling Jesse McGreevy at (239) 898-6072. It is a written opinion of value built from the Southwest Florida MLS sales of your own floor and plan, with the active listings, the county's recorded sales, your association charges and the window project status laid out beside it. There is no cost and no obligation.
You receive your floor's sales with their dates, days on market and sale-to-list ratios; the active and pending Grande Reserve listings; the county's recorded qualified sales; the Trophy Club and Turnberry Woods comparison; your association charges once the estoppel arrives; the club cost your buyer will carry; and a recommended list price with a defensible range. The method behind it is set out step by step in what is my Grande Reserve at The Strand home 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 building number on Grande Reserve Way, your floor, your timeline 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.
At Grande Reserve the upstairs and downstairs plans in the same building have closed about $190,000 apart over 24 months, and the price decides whether a home sells in ten days or two hundred. We would rather you see the evidence and the number before you commit to anything.
Jesse McGreevy is a top-reviewed Grande Reserve 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.
★★★★★ "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
At Grande Reserve, pricing to the floor's record is the difference between a 10-day sale and a 217-day one.
★★★★★ "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
Many Grande Reserve owners sell from out of state, and a condominium sale here has many moving parts: the approval, the estoppel, the window project and the gate.
★★★★★ "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
Without a sign on the property, every showing has to be a qualified buyer.
★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review
Grande Reserve at The Strand owners work directly with Jesse McGreevy and Marc Comisar, not a call center. Jesse has been in the business since October 2004, the team launched in October 2008, and both read the Grande Reserve declarations, the 2020 restatement, the 2025 handbook and every recent Grande Reserve sale before writing this page.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He runs pricing, marketing, data and the association, 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.
Pricing an upstairs residence off a first-floor sale or the reverse, planting a sign the declaration bars, printing an "HOA fee" no document supports, forgetting the master estoppel, missing the window project, promising a rental cap the documents state two ways, or leaving the elevator record to the buyer. Each one costs a seller time or money.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). Jesse McGreevy, Florida license SL3101296. Marc Comisar, Florida license BK3060671. Brokerage office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
These are the questions Grande Reserve owners ask us before they list, with each answer drawn from the Southwest Florida MLS Matrix (retrieved September 26, 2026), the county's recorded sales, the 2020 restated declaration, the association's 2025 handbook and published forms, and the Florida Statutes. For the buyer's side of the same questions, see buying a home in Grande Reserve at The Strand.
Price it to your floor's recorded sales, assemble the association and estoppel file before listing, market it without a sign, screen your buyer against the approval causes, and submit the sales application the day the contract is signed. Call Jesse direct at (239) 898-6072 to start.
Ask any agent to price your residence against its own floor's sales and to explain the 15-day approval, the sign rule and the window project. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.
It depends first on the floor. Over 24 months the upstairs plan closed at a $817,500 median on six sales and the first-floor plan at $625,000 on five. Get a free Grande Reserve at The Strand home valuation for your own residence.
Nine MLS closings from September 27, 2025 to September 26, 2026, from $530,000 to $895,000, at a median of $789,000 (n = 9, odd, observed).
Because nine sales are one short of the ten we want before leaning on a median. The 24-month window, with 11 closings at a $789,000 median, is the first with ten or more.
$895,000, an upstairs residence at 5805 Grande Reserve Way that closed on June 12, 2026 at its full asking price after 10 days on market.
On September 26, 2026, one active first-floor listing at $618,000 and one first-floor residence pending with contingency at $545,000. No upstairs residence was listed.
The 24-month median was 42.5 days on market, but the range in the last year ran from 0 to 217 days. Homes priced at their floor's record sold in days; homes priced above it waited months.
Fall, to reach the winter buyers who arrive from December. Eight of the nine sales of the last 12 months closed between November and June.
Yes. Section 14 of the 2020 restatement requires advance written approval of every sale. You may list without telling the association; the buyer's application follows the contract.
The association must approve or disapprove within 15 days after it receives the notice and information (Section 14.2(B)(1)). A complete application starts that clock.
The published sales application charges a non-refundable $100 fee, and the approval certificate is recorded at the purchaser's expense under Section 14.2(B).
Disapproval needs a majority of the whole Board and one of the good causes in Section 14.2(D). Screening your buyer against that list before you sign avoids the problem.
Not without the association's advance written approval (Section 12.10), and that includes window, lanai and car signs. A lock box at your entry is allowed.
Open house signs need advance written approval, and every visitor must clear the Strand gate. We schedule private showings through the gatehouse instead.
Yes. The March 2026 notice of commencement and the September 2026 affidavit are public records. Know your residence's share of any special assessment, and whether it is paid, before you list.
The purchase contract decides. Florida's standard condominium contract addresses assessments levied before and after the effective date, and we negotiate that line with the window project in mind.
Yes, because insurers price it. The association recorded a reroofing notice in September 2022; its records show which buildings were reroofed, and your building's wind mitigation form is on the association's site.
For many upstairs buyers, yes, because it removes the stair. The MLS does not tag elevators consistently enough to price one separately, so we show buyers its age and service record.
Over 24 months the upstairs median was $817,500 and the first-floor median $625,000, about $192,500 apart for 558 more square feet. Over five years the gap was about $158,000.
No. The Strand's condominium median was $565,000 over the last 12 months; Grande Reserve's was $789,000, and its two plans trade about $190,000 apart.
Usually the closing agent, from the association through its manager, Advanced Property Management Services. It states the assessment, what is paid and any special assessment, under section 718.116.
The contract allocates it, usually to the seller. The fee is capped at $299 for a current account, plus $119 for delivery within three business days.
A certificate delivered electronically is effective for 30 days and one delivered by mail for 35 days, under section 718.116. We order it so it is current at closing.
Under section 718.503: the declaration, articles, bylaws and rules, the question-and-answer sheet, the budget and the financial report, plus any milestone or structural integrity documents that exist.
Yes. The recorded documents describe two-story buildings and no Grande Reserve building is on Collier County's January 2026 milestone list, which would place them outside both mandates. That is what the documents show, not a legal opinion.
Yes. Zone X, unshaded, means no lender flood requirement, and the tested point shows no surge through a Category 3 storm.
The brokerage fee, deed stamps of $0.70 per $100 ($5,523 on $789,000), both estoppel certificates, prorations and any agreed credits. We give you a net sheet before you list.
Yes. Commission is always negotiable in Florida, and since August 17, 2024 buyer-agent compensation is not advertised on the MLS.
Yes. Leases run 30 days to 12 months under Section 12.4, so a sale can close around a seasonal lease; the buyer takes subject to it and still needs approval.
Only if three leases in any 12 months and the rental cap fit your plan. With no upstairs residence listed in September 2026, selling meets less competition than leasing does.
Yes. Marc runs showings, inspections and the association application on site, and the closing can be handled remotely.
Anything the handbook requires (a water heater under 15 years old, the wax-ring and dryer-vent items), then paint, lighting and the lanai screen, which are yours to maintain.
For hard flooring, shutters and exterior changes, yes, under Sections 11.3, 11.4, 11.10 and 12.5. Find the approvals before a buyer's agent asks.
The $4,162 Social dues apply to every Strand home, so they do not set Grande Reserve apart from its competition inside the gate.
By floor and price per foot. Trophy Club's plans are larger, but Grande Reserve's 12-month median per foot was $328.62 against Trophy Club's $256.05. The full Trophy Club record is in our Trophy Club at The Strand guide.
Yes, and with no sign allowed on the property, a quiet sale is natural here. A private sale still needs the association's approval and the estoppel.
No. The written valuation is free and carries no obligation to list.
Request your free Grande Reserve home valuation and gather your approvals, elevator record and window project status. Call Jesse direct at (239) 898-6072.
Every Grande Reserve at The Strand fact on this page comes from a recorded instrument, a state, county or federal record, the association's, master association's and club's own published documents, or the Southwest Florida MLS Matrix, retrieved September 26, 2026. Primary sources are grouped by who issued them and numbered continuously.
The official Grande Reserve at The Strand documents below are recorded with the Collier County Clerk or published by the Grande Reserve association, the master association, The Club at The Strand, Collier County or the State of Florida. They are the documents a seller should read before listing and a buyer will read before signing, and every row links the authority that holds the current version.
| Document | Issued by | Date | What it covers | Official link |
|---|---|---|---|---|
| Amended and Restated Declaration of Condominium, Articles and Bylaws (85 pages) | Grande Reserve at Pelican Strand Condominium Association, recorded with the Collier County Clerk | March 10, 2020 | Units, garages, maintenance split, insurance, leasing, rental cap, pets, signs, sale approval, one-unit rule | Download the 2020 restatement |
| Owners Handbook | Grande Reserve at Pelican Strand Condominium Association | February 12, 2025 | Board rules on assessments, alterations, required maintenance, leasing, vehicles, pool, trash and pets | Download the 2025 handbook |
| Declaration of Condominium, Grande Reserve at Pelican Strand, a Condominium | Grande Reserve at Pelican Strand, Ltd., recorded with the Collier County Clerk | July 22, 1998 | The original condominium, 22 phases, the two floor plans and the garages | Download the 1998 declaration |
| Sales application | Grande Reserve at Pelican Strand Condominium Association | Current | The buyer's application and the $100 fee | Download the sales application |
| Lease application | Grande Reserve at Pelican Strand Condominium Association | Current | The tenant's application and fee | Download the lease application |
| Notice of commencement, window replacement | Recorded with the Collier County Clerk | March 20, 2026 | "Remove and replace windows size for size" | Download the 2026 window notice |
| Affidavit of sufficient funds | Recorded with the Collier County Clerk | September 23, 2026 | Funds on hand or to be obtained by special assessment for the window work | Download the 2026 affidavit |
| Wind mitigation forms by building | Grande Reserve at Pelican Strand Condominium Association | Current | The inspection form for each of the 21 buildings | Open the wind mitigation page |
| 2026 Membership Brochure | The Club at The Strand | 2026 | Mandatory Social membership, $4,162 dues, golf tiers | Download the club brochure |
| Vehicle transponder form | The Strand Master Property Owners Association | 2025 | Gate transponders, the $20 fee and renter rules | Download the transponder form |
| Milestone buildings list, as of January 2026 | Collier County | January 2026 | Every condominium building in the county subject to milestone inspection; no Strand building appears | Download from Collier County |
| Uniform mitigation verification form OIR-B1-1802 | Florida Office of Insurance Regulation | Current | The wind mitigation form an insurer reads | Download the form |
Three records that decide a Grande Reserve sale are not public and cannot be linked: the association's adopted budget and quarterly assessment, kept in the owners-only section of its site; the master association's assessment; and the per-unit cost and payment status of the 2026 window project. Each appears on the estoppel certificate or in the association's records, and we request them by name.
McGreevy and Comisar list and sell homes across Southwest Florida from an office in Bonita Springs, and Grande Reserve at The Strand sits inside the North Naples market they work every week. If you are weighing a sale on Grande Reserve Way, 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 coach home in Grande Reserve 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 an upstairs residence with an elevator or a first-floor residence facing the lake, 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. The neighborhood's full record is in our Grande Reserve at The Strand guide, and the community's is in our guide to The Strand.
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 Grande Reserve home and Call Jesse direct at (239) 898-6072, or, if you are buying, read our guide to buying a home in Grande Reserve at The Strand and Call Marc at (239) 287-5873.
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).
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.