Updated September 2026
Sell your Mango Cay at The Strand pool villa with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Priced by plan from all 7 MLS closings in five years, condominium paperwork ready on day one. Call (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Mango Cay at The Strand is 32 detached pool villas on one gated street, and only seven of them closed through the Southwest Florida MLS in five years, the latest at $650,000 in 12 days. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price a Mango Cay sale plan by plan from that record and build the condominium paperwork before the first showing.
This page is written for the Mango Cay owner who is thinking about selling. If you want the full picture of the neighborhood itself, its two recorded declarations, the floor plans, the fee bundle, the flood map and the schools, read our complete guide to Mango Cay at The Strand, which this seller guide sits beside. Mango Cay sits just inside the main gate of The Strand, the 1,073-home golf community at Immokalee Road and I-75 in North Naples, ZIP 34110. Everything below answers one question: how to sell a Mango Cay villa for the most money, with the fewest surprises, on a timeline you control. Call Jesse McGreevy direct at (239) 898-6072 whenever you want to talk it through.
Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. They personally run the pricing conversation, the marketing build, the negotiation and the association approval, estoppel and club paperwork on every listing they take. If you are comparing listing agents 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 seven Mango Cay closings of the last five years, matched each to its recorded county deed, read every Mango Cay deed in the county sales file back to 2003, and read both recorded declarations, the master association's Mango Cay page and the club's 2026 brochure. In the last 12 months we tracked all 61 Strand closings as well, so a Mango Cay price from us starts from the full community record.
You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings through two gates, buyer agent conversations, inspections and the on-site work that lets a seasonal or out-of-state owner sell without flying down. Jesse McGreevy runs pricing, marketing, data and the association approval, 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 Mango Cay at The Strand differs from selling any other detached home in The Strand in seven ways: the villa is legally a condominium unit, the association approves your buyer, signs need the board, a sale takes two estoppel certificates, Mango Cay II's fee carries the roof, the sales record is thin, and I-75 runs along the east edge.
The master association's Mango Cay page puts it in one line: "while they present as single-family residences, both Mango Cay and Mango Cay II are chartered condominium communities." Each villa is a unit in its own one-unit building under one of two recorded declarations: Mango Cay at The Strand, a Condominium, three villas, recorded January 6, 2005 at Official Records Book 3710, Page 2235, and Mango Cay II at The Strand, a Phase Condominium, 29 villas, recorded September 28, 2006 at Book 4113, Page 0760. Your buyer sees a house; the buyer's lender, insurer and title company see a condominium. A Mango Cay sale goes well when all four hear the same explanation in the first week.
Section 16 of the recorded Mango Cay II declaration makes every sale, lease and gift subject to the association's approval, decided within 30 days of a complete application. If the board disapproves and the seller's notice demands it, the association must furnish an acceptable buyer at the same contract price or the sale is deemed approved. Approval is a calendar item, not a veto, and we write it into the contract dates from day one.
The Mango Cay II declaration allows no "signs, advertisement, notice, lettering or descriptive design of any kind" except as the board approves, and the Mango Cay declaration bars rental and sale signs without the association's written approval. Mango Cay also sits behind its own gate inside The Strand's staffed gatehouse. The buyer who wants your villa has to be reached before reaching the street, which is why the marketing plan below starts online and with buyers' agents.
A Mango Cay closing needs a certificate from your condominium association under section 718.116 of the Florida Statutes and one from The Strand Master Property Owners Association under section 720.30851. We order both the day the contract is signed, and we check that their figures agree.
At 29 of the 32 villas, the master association says the quarterly fee includes "certain additional exterior building maintenance, painting and roofing." For a detached-home buyer who expects to price in a roof replacement, that line changes the conversation, and your listing should lead with it. For the three Mango Cay villas, 5721, 5725 and 5729, the 2005 declaration makes the roof a common element but the master association lists roofing only for Mango Cay II, so we confirm the funding with the manager before we say a word about it.
The Southwest Florida MLS recorded seven Mango Cay closings between September 27, 2021 and September 26, 2026, and one in the last 12 months. No window reaches ten sales, so there is no Mango Cay median price that deserves the name. Your price comes from the sales of your own plan, listed one by one, the county's longer deed record and the detached villas a buyer will tour next.
Mango Cay's east row faces the I-75 corridor across a canal and a tree line, under 100 meters from the nearest pavement by our measurement on the federal aerial, and FDOT's I-75 widening, project 452544-1 starts construction from fall 2026. Buyers will ask. We answer from the project files, and we show the villa at the hour that suits it.
This seller guide runs from what makes a Mango Cay sale different, through timing, every recorded sale, the sales that set your price and the comparison with Eden, to pricing, marketing, negotiation, costs, disclosure, paperwork, flood, the buyer's carrying cost, the sell-or-rent decision, reviews and the seller FAQ.
For a Mango Cay villa priced to its own plan, yes. On September 26, 2026 the Southwest Florida MLS showed no Mango Cay listing at all, the last sale closed in 12 days, and five of the seven sales in five years closed in 12 days or fewer. The next Mango Cay listing will set the comparable rather than follow one.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
The Matrix pull behind this page found zero active, pending or contingent listings on Mango Circle. Across all of The Strand there were 9 active listings, 3 pending with contingencies and 2 pending, and the only detached home among the actives was a villa in The Links at $1,325,000. A buyer who wants a detached pool villa behind The Strand's gate for under $750,000 had nothing to tour that day. That is the seller's opening.
In the 12 months to September 26, 2026, one Mango Cay villa closed: 5757 Mango Circle, a 1,802 square foot villa listed at $679,000, sold on May 22, 2026 at $650,000, 95.73% of list, after 12 days on market. In the 12 months before that, two closed: 5801 Mango Circle, the 2,255 square foot plan, at $715,000 in January 2025, and 5753 Mango Circle, 1,802 square feet, at $688,000 in March 2025. One sale is a data point, not a trend, and we price from all seven.
Across The Strand, 61 homes closed in the latest 12 months at a $610,000 median. The 49 condominium and attached sales took a median 67 days; the 12 detached villa and single-family sales, Mango Cay's one included, took a median 7 days (Southwest Florida MLS Matrix, September 26, 2026). Mango Cay trades like the detached homes it looks like, not like the condominiums it legally is. At 9 actives against 61 closings, The Strand as a whole held about 1.8 months of supply; Mango Cay held none.
The Strand's buyers are heavily seasonal: 11 of the 32 Mango Cay villas carry an owner mailing address in another state and 2 in Canada on the 2026 county roll. Most of those buyers tour from December to April. A listing that is photographed, papered and live by late fall meets them on their first visit. Mango Cay's seven closings fell in January, February, March, May, June and December, so a well-prepared villa sells outside the season too; it simply meets fewer buyers there.
Ask for a free Mango Cay home valuation and Jesse will set your villa beside every sale of its plan since 2021, the county deed history and the Eden villas a buyer will tour next, in writing, within days. Call Jesse direct at (239) 898-6072. If you are buying as well as selling, see how we help buyers at Mango Cay or call Marc at (239) 287-5873.
Mango Cay villas recorded seven Southwest Florida MLS closings in the five years to September 26, 2026, from $499,000 in February 2022 to $715,000 in January 2025, totaling $4,556,000. No window holds ten sales, so we list every one and quote no median as a market rate.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
Our rule for every neighborhood page is to lead with the first window that holds ten or more closings. At Mango Cay none does: 1 closing in 12 months, 3 in 24, 5 in 36 and 7 in 60. A median of seven sales, two of them a different plan and one from 2022, describes the list, not the market. So the table below is the market, sale by sale, and every figure beside it names its window and its count.
Southwest Florida MLS Matrix, Development THE STRAND, closings September 27, 2021 to September 26, 2026, retrieved September 26, 2026. Villa address only; each villa is its own building, and no unit number is published.
| MLS close date | Villa | Plan, MLS living area | Beds and baths | List price | Sold price | Sold to list | $ per sq ft, living area | Days on market |
|---|---|---|---|---|---|---|---|---|
| February 25, 2022 | 5809 Mango Cir | 2,255 sq ft | 3 bedrooms + den, 2.5 baths | $465,000 | $499,000 | 107.31% | $221.29 | 3 |
| June 15, 2023 | 5745 Mango Cir | 1,802 sq ft | 2 bedrooms + den, 2 baths | $699,000 | $699,000 | 100.00% | $387.90 | 7 |
| December 11, 2023 | 5773 Mango Cir | 1,802 sq ft | 2 bedrooms + den, 2 baths | $699,000 | $665,000 | 95.14% | $369.03 | 4 |
| March 5, 2024 | 5797 Mango Cir | 1,802 sq ft | 2 bedrooms + den, 2 baths | $649,000 | $640,000 | 98.61% | $355.16 | 200 |
| January 22, 2025 | 5801 Mango Cir | 2,255 sq ft | 3 bedrooms + den, 2.5 baths | $739,000 | $715,000 | 96.75% | $317.07 | 30 |
| March 6, 2025 | 5753 Mango Cir | 1,802 sq ft | 2 bedrooms + den, 2 baths | $710,000 | $688,000 | 96.90% | $381.80 | 7 |
| May 22, 2026 | 5757 Mango Cir | 1,802 sq ft | 2 bedrooms + den, 2 baths | $679,000 | $650,000 | 95.73% | $360.71 | 12 |
None of the seven was entered after closing without marketing; all seven were listed and marketed on the MLS. Ratios and per-foot figures are our arithmetic on the MLS fields. Two of the seven sold at or above the asking price. All seven are Mango Cay II villas: none of the three original Mango Cay villas closed on the MLS in the five years.
| Year | MLS closings | Prices |
|---|---|---|
| 2022 | 1 | $499,000 |
| 2023 | 2 | $699,000 and $665,000 |
| 2024 | 1 | $640,000 |
| 2025 | 2 | $715,000 and $688,000 |
| 2026, to September 25 | 1 | $650,000 |
Every one of the seven matches a qualified deed in Collier County's recorded sales file at the same price. The county sale dates run four to thirteen days before the MLS close dates on six of them; on the seventh, 5757 Mango Circle, the county date is April 17, 2026, 35 days before the MLS close date, with the price identical, and we report both dates without guessing at the reason. The county file goes back further than the MLS pull: counting only qualified resales, the first county window with ten or more is 72 months, 12 sales from $340,000 in 2021 to $715,000 in 2025. We do not lead with that window, because four of its sales are 2021 prices of $340,000 to $352,000 that no Mango Cay owner would accept today.
The Mango Cay sales that matter most to your price are the ones of your own plan since 2023: five 1,802 square foot villas from $640,000 to $699,000 and one 2,255 square foot villa at $715,000. The 2022 sale at $499,000 and the 200-day sale of 2024 explain the market's path but do not set today's number.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Plan, county base area | Villas on the 2026 roll | MLS closings, 60 months | Prices, listed | What it tells a seller |
|---|---|---|---|---|
| 1,802 sq ft | 17 (15 Mango Cay II, 2 Mango Cay) | 5 | $699,000, $665,000, $640,000, $688,000, $650,000 | A tight band since mid-2023 |
| 2,255 sq ft | 14 (all Mango Cay II) | 2 | $499,000 (2022), $715,000 (2025) | Two sales three years apart; size premium is thin |
| 3,219 sq ft | 1 (Mango Cay) | 0 | none | A one-off; comparables come from outside Mango Cay |
Collier County's 2026 preliminary roll (base areas, files dated August 29, 2026) and the Southwest Florida MLS Matrix, retrieved September 26, 2026. For the 1,802 square foot plan the MLS living area and the county base area match at 1,802, which makes the plan unusually easy to compare.
We walked the public record for one Mango Cay II villa to show what a buyer's appraiser and a buyer's agent will see. This is public record, not our transaction. 5753 Mango Circle is a 1,802 square foot villa built in 2006. The county sales file records its first sale on December 22, 2006 at $690,000, the most common builder-era Mango Cay price. On February 13, 2009 it recorded a qualified resale at $205,000, the lowest qualified Mango Cay price in the file. On August 20, 2014 it changed hands at $320,000 on a deed the county did not qualify. On February 25, 2025 it recorded at $688,000, matching an MLS closing on March 6, 2025: listed at $710,000, sold at $688,000, 96.90% of list, after 7 days on market, at $381.80 per square foot of living area. Eighteen years after its first sale it sold within $2,000 of its builder price. For a seller the lesson is concrete: a villa that was well presented and priced near its plan's band drew its buyer in a week, and the buyer's appraiser had five 1,802 square foot sales to lean on.
The $499,000 sale of 5809 Mango Circle, a 2,255 square foot villa, in February 2022 is the low point of the five years and also the clearest lesson in pricing. It was listed at $465,000 and sold at 107.31% of list after 3 days. The market was moving faster than the asking price. Three years later the same plan sold at $715,000. An appraiser will see the 2022 sale; we explain it in the listing file so it does not drag on a 2026 price.
5797 Mango Circle, 1,802 square feet, closed on March 5, 2024 at $640,000 after 200 days on market, at 98.61% of its final $649,000 asking price. A long market time followed by a close near the final list usually means the first price was above the band. The other four 1,802 square foot sales since 2023 took 4 to 12 days. The cost of overpricing a Mango Cay villa is time, not a lower final price, and time costs a seller carrying cost, club dues and a season.
5721, 5725 and 5729 Mango Circle are the three villas under the 2005 Mango Cay declaration. None closed on the MLS in the five years. 5721 and 5725 are 1,802 square foot villas, so their comparables are the Mango Cay II sales of the same plan, adjusted for the different declaration and roof funding. 5729 carries 3,219 square feet of base area, the largest villa on the street, first sold for $1,175,000 in June 2005; its comparables come from the larger detached homes in The Strand, not from Mango Cay.
For a 1,802 square foot villa: the five sales of that plan since June 2023, weighted to the latest, and adjusted for the pool and lanai, the interior, the air conditioning age and the villa's place on the circle. For a 2,255 square foot villa: the $715,000 sale of January 2025, the 1,802 square foot sales adjusted for size, and the county's qualified sales of the larger plan. For any villa: the Eden sales a buyer will tour next, read on the Eden at The Strand guide. Our Mango Cay valuation puts all three sets on one page.
Most Mango Cay buyers also tour Eden at The Strand, the other affordable villa neighborhood behind The Strand's gate. Eden is 55 older villas on their own lots under a homeowners' association, most sharing a party wall, with the roof the owner's job; Mango Cay is 32 newer detached pool villas held as condominium units, with the roof in the Mango Cay II fee.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Question a buyer asks | Mango Cay (I and II) | Eden at The Strand |
|---|---|---|
| Legal form | Condominium units, Chapter 718; one villa per building | Lots and homes under a homeowners' association, Chapter 720 |
| Homes | 32 | 55 |
| Buildings | 32, every villa detached | 29, most holding two villas with a party wall |
| Built, per the county roll | 2005 to 2007 | 2000 to 2005 |
| Typical size | 1,802 or 2,255 sq ft (one of 3,219) | Median 1,982 sq ft on the main plat |
| Private pool | Every villa, with spa, per the master association | Many lots, not all |
| Who pays for the roof | The condominium; Mango Cay II's fee includes roofing and exterior painting | The owner, under the 2024 restated declaration |
| Governing document | Mango Cay II declaration, O.R. 4113, Page 0760 (2006), amended 2024 | Amended and Restated Declaration, O.R. 6345, Page 446, recorded April 2, 2024 |
| Leasing | One-year minimum at Mango Cay II (recorded 2006 text); 30 days at Mango Cay | Up to three leases a year, 30 days to one year, with approval |
| Pets | Two cats or dogs of 30 lb or less (Mango Cay II) | Two household pets, no weight limit |
| Location in The Strand | Just inside the main gate, I-75 to the east | Beside the clubhouse and courts, lake inside the loop |
| Five-year MLS closings | 7, listed sale by sale; middle sale $665,000 | 14, median $805,500 (even n) |
| Closings, last 12 months | 1, at $650,000 | 0 |
| Flood on the effective map | Unshaded Zone X at our test point | 45 unshaded X, 2 shaded X, 8 Zone AH; all X on the preliminary map |
Sources: the Mango Cay II declaration, Eden's recorded 2024 restated declaration, the master association's Mango Cay page, Collier County's 2026 preliminary roll and the Southwest Florida MLS Matrix, retrieved September 26, 2026. Eden's 14 sales clear a ten-sale window; Mango Cay's seven do not, so the Mango Cay figure is a single middle sale, not a median.
Eden wins the buyer who wants to own the lot, to live beside the clubhouse and courts, to keep a larger dog or to lease a few times a year. A Mango Cay listing should not argue those points. It should make sure the buyer weighs them against what Eden costs: about $140,500 more at Eden's five-year median than the Mango Cay middle sale, an owner-paid roof on tile from 2000 to 2005, and, in most cases, a shared building.
Mango Cay wins on four things a listing can show: every villa is detached, every villa has its own pool and spa in a screened lanai, the villas date from 2005 to 2007 with impact glass recorded in the Mango Cay II specification, and the Mango Cay II fee carries the roof and exterior paint. We put those four facts, with their sources, in the first lines of the listing.
Eden sets the ceiling a Mango Cay buyer will test. If your villa is priced near an Eden villa of similar size and condition, the buyer will choose Eden's lot ownership and location; if it is priced well below, you leave money on the table. Owners at Eden face the mirror-image question, which we answer for them on selling a villa in Eden at The Strand.
We price a Mango Cay villa in six steps: plan first, then the pool, lanai and interior, then the roof and the association's paperwork, then date, then a test against Eden and the county record, and finally a written number with a range. The steps matter because no Mango Cay window holds enough sales for a formula.
A 1,802 square foot villa is priced against the five 1,802 square foot sales since June 2023, $640,000 to $699,000. A 2,255 square foot villa starts from the $715,000 sale of January 2025 and the smaller plan's sales adjusted for size. In early 2025 the two plans sold seven weeks apart, $715,000 for the larger and $688,000 for the smaller, a $27,000 difference for 453 more square feet. That is one pair of sales, not a rule, and it says the larger plan's premium is real but modest.
Every Mango Cay villa has a pool and spa in a screened lanai, so the pool itself is not a premium; its condition is. A resurfaced pool, a newer cage and pool equipment, updated kitchen and baths, newer air conditioning and flooring are what separate a $699,000 sale from a $640,000 one inside the same plan. We walk the villa with you and write down each item a buyer's inspector will note.
At Mango Cay II the association carries roofing and exterior paint, so the roof question becomes the association's schedule and reserve, which the budget and the latest financial statement show. A seller who can hand a buyer those documents on the first showing removes the largest objection a detached-home buyer has. For the three Mango Cay villas we confirm with the manager how roofs are funded before pricing.
The 1,802 square foot plan recorded $699,000 and $665,000 in 2023, $640,000 in 2024, $688,000 in 2025 and $650,000 in 2026. Over the same years The Strand's condominium median price per square foot softened, from $345.99 in the prior 12 months to $319.46 in the latest 12 (Southwest Florida MLS Matrix). Mango Cay held its band better than the attached market did, but a 2023 sale is not today's price without adjustment.
Eden's five-year median of $805,500 on 14 sales is the ceiling a Mango Cay buyer tests. The county's deed history tells us where your buyer's appraiser will look and which old sales need explaining. Your own 2026 preliminary just value, $518,926 to $548,926 for the 1,802 square foot plan and $558,335 to $578,335 for the 2,255, is the county's tax assessment figure, not a price; every recent Mango Cay sale recorded well above it.
You receive a written opinion of value with every sale behind it, a recommended list price and a range, and the reasoning for each adjustment. Request it on our Mango Cay home valuation page, or call Jesse direct at (239) 898-6072.
We market a Mango Cay villa to the buyers who are already waiting for one, because with no competing listing and no yard sign, reach is the whole game: professional photography, video and drone that show the pool and the gated circle, a listing that explains the detached condominium in its first lines, buyers' agents across Naples, and private showings arranged through two gates.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
Mango Cay's selling points are visual: the paver circle and lamp posts, the entry water feature and rock walls, and a private pool and spa behind every villa. Our drone footage shows the circle and the villa's place on it, and our interior photography leads with the lanai. Every image is shot for the listing, not lifted from an older one.
A Mango Cay listing that says "single-family" invites a lender problem in week two; one that says "condominium" without explanation loses the house buyer. Ours says both, plainly: a detached pool villa held as a condominium unit in its own one-unit building, with Fannie Mae's waiver of project review for detached condo units cited for the buyer's lender.
Most Mango Cay buyers find the villa online or through their own agent before they ever reach Strand Boulevard. We put the listing in front of buyers' agents across Naples and Estero, our own database of buyers asking for The Strand, and the seasonal buyers who tour from December to April. When a sign is not allowed, the phone list is the sign.
Every showing passes The Strand's staffed gatehouse and then Mango Cay's own gate. We register each showing in advance with the gatehouse, confirm the Mango Cay gate access with the manager and attend showings ourselves, so a seasonal owner does not have to be there.
Some Mango Cay owners prefer not to advertise a sale at all. With 32 villas and a buyer list that waits for them, a quiet sale to a qualified buyer is often possible. We tell you honestly whether a private sale or an open-market listing is likely to bring more, and the choice is yours.
We negotiate a Mango Cay contract on price and on the terms that decide whether it closes: the association approval clock, the condominium document window, the buyer's financing path, the inspection list on a 2005 to 2007 villa and the insurance quotes. A strong price on a contract that cannot close is not a sale.
Earnest money, the financing type, the appraisal contingency, the inspection period and the closing date are worth as much as the last $5,000 of price. With so few Mango Cay sales, an appraisal gap is a real risk, and we negotiate for it in advance rather than after the appraisal arrives.
The Mango Cay II association has 30 days after a complete application to decide on a sale. We submit the buyer's application the day the contract is signed and set the closing date beyond the approval window, so neither side is left waiting on a board meeting.
Under section 718.503, a resale buyer who did not receive the declaration, articles, bylaws, rules, budget, year-end financial information and the Frequently Asked Questions and Answers sheet before signing may cancel within a short window after receiving them. We deliver the full package with the contract so that window opens and closes early.
Inspectors on Mango Cay villas look at the pool and spa equipment, the screen cage, the air conditioning, the water heater and the interior. Many exterior items, including the roof at Mango Cay II, are common elements maintained by the association, so the answer to a roof or exterior paint request is the association's schedule, not a seller credit. We sort each request into the owner's list and the association's list before we respond.
Your buyer insures the interior with an HO-6 unit-owner policy while the association insures the building. We give the buyer's agent the association's master policy declarations page, including wind and flood, on day one, so the HO-6 quote arrives in the first week rather than the last.
When a real repair item turns up, a closing credit usually costs a seller less than a price reduction and keeps the recorded sale price, which becomes the next Mango Cay comparable, intact.
Selling a Mango Cay villa costs the negotiated brokerage fee, Florida documentary stamp tax of $0.70 per $100 on the deed, two estoppel certificates, prorated taxes and quarterly fees, and any credits you agree to. Mango Cay has no CDD payoff. On a $650,000 sale, the latest Mango Cay price, the deed stamps alone are $4,550.
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 section 201.02, and in a Collier County resale the seller customarily pays it. The Department of Revenue's documentary stamp tax page shows the method: the price in units of $100, rounded up, times $0.70. On $650,000 that is $4,550; on $688,000, $4,816; on $715,000, $5,005.
Florida's owner's title insurance premium is set by the state under rule 69O-186.003, so the premium for the same coverage is the same at any title company, as the Department of Financial Services' title insurance overview explains. In Collier County the buyer customarily selects the closing agent and pays the owner's policy. The contract controls.
The Mango Cay or Mango Cay II association issues its certificate under section 718.116, and The Strand master association issues its own under section 720.30851. Since July 1, 2024 the statutes cap a standard certificate at $299, with up to $119 more for a rush and $179 more for a delinquent account, per the House staff analysis of HB 979. Who pays is a contract term; Florida's standard contracts usually assign it to the seller.
The Mango Cay II declaration lets the board charge a transfer fee "in an amount determined by the Board and permitted by the Act" with each sale application. The amount is not published; the manager or the estoppel certificate gives it. We put it on your net sheet before you list.
No Strand or Pelican Strand district appears on the Florida Commerce Official List of Special Districts, so a Mango Cay seller has no CDD bond balance to disclose or pay off.
Collier County property taxes are paid in arrears, so a seller closing before the November bill credits the buyer for the seller's days of ownership that year, as the Department of Revenue's property tax pages describe. Quarterly condominium fees and the master assessment are prorated from the estoppel figures.
Commission is negotiable and set in your listing agreement; there is no standard rate. Since August 17, 2024, offers of compensation to a buyer's agent are not advertised on the MLS, and buyers sign a written agreement with their own agent before touring, per NAR's settlement FAQs. Whether you offer anything toward the buyer's agent is your decision, and we show you what current Mango Cay buyers expect.
| Line, on a $650,000 sale | Who customarily pays in Collier County | Amount |
|---|---|---|
| Documentary stamp tax on the deed | Seller | $4,550 |
| Mango Cay or Mango Cay II estoppel certificate | Contract term; commonly the seller | Up to $299, plus any rush fee |
| Master association estoppel certificate | Contract term; commonly the seller | Up to $299, plus any rush fee |
| Association transfer fee | Contract term | Set by the board; not published |
| CDD payoff | Not applicable | None |
| Listing-side brokerage fee | Seller | Negotiated; each 1 percent of price is $6,500 |
| 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 |
| Quarterly fee proration | Per the estoppel | Your quarterly fee, prorated |
| Mortgage payoff | Seller, if any | Your lender's payoff letter |
This is arithmetic for illustration, not a quote, and $650,000 is the latest Mango Cay sale, not a market rate. 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.
A Mango Cay seller must disclose known defects that materially affect value and are not readily observable, deliver the condominium resale documents under section 718.503, give the property tax disclosure summary, and, under Florida's newer flood statute, disclose known flood history and claims. Because Mango Cay is a condominium, the homeowners' association disclosure summary of section 720.401 does not apply to the Mango Cay layer.
Florida's Supreme Court held in Johnson v. Davis that a seller who knows of facts materially affecting a home's value that are not readily observable must disclose them. At Mango Cay the usual items are pool and spa leaks, cage damage, air conditioning and water heater age, interior water intrusion and any past storm repairs. Disclose what you know; let the buyer's inspector find what you do not.
Under section 718.503, the seller of a condominium unit gives the buyer the declaration, articles, bylaws and rules, the annual budget, the year-end financial information and the Frequently Asked Questions and Answers sheet. A Mango Cay II seller's package is the 2006 declaration with its 2024 amendment; a Mango Cay seller's is the 2005 declaration with its 2011 and 2014 amendments. We assemble both before launch.
The Strand's master association is a homeowners' association under Chapter 720, but your villa is a condominium unit under Chapter 718. The condominium package governs the neighborhood layer; the master association's estoppel certificate covers the master layer. A general agent sometimes hands a Mango Cay buyer the section 720.401 summary instead of the condominium package; that mistake can reopen the buyer's cancellation window.
Section 689.261 requires a statement that the buyer should not rely on the seller's current taxes. At Mango Cay that warning is concrete: 12 of the 32 villas are homesteaded, and a buyer's assessment resets to the purchase price after the sale.
Section 689.302 requires a seller to disclose known flood damage claims, federal flood assistance and whether the property sits in a Special Flood Hazard Area. Mango Circle tested unshaded Zone X on both FEMA maps at our point, and we found no letter of map amendment for Mango Cay, so for most sellers the form is short. Answer it from your own records.
If your villa is leased, the lease, the association's approval of it and the security deposit all transfer with the sale. Under the recorded Mango Cay II declaration leases run at least one year, so a tenant in place often shapes the closing date.
A Mango Cay seller should have the condominium resale package, the association's budget, financial statement and reserve schedule, the master association's contact for its estoppel, the master insurance declarations page, the sale application form, the villa's permit history and a wind mitigation report in hand before the first showing.
Ask Advanced Property Management Services, the manager of both Mango Cay associations, at 1035 Collier Center Way, Suite 7, Naples, (239) 513-9433, for the current governing documents with all amendments, the adopted budget, the latest financial statement, the reserve schedule, the master insurance declarations page, the sale approval application and the transfer fee.
The Strand Master Property Owners Association is managed by Dorrill Management Group, per its property management page. Its estoppel certificate shows the master assessment, which is not otherwise published. Gate transponders cost $20 each under the transponder form.
Collier County permits for the pool, cage, air conditioning and any interior remodel; the date and receipts for pool resurfacing and equipment; a wind mitigation inspection on form OIR-B1-1802; and the impact glass documentation the Mango Cay II declaration describes. The county's monthly building permit reports and permit search confirm dates a buyer will check.
Your deed, any survey, your last tax bill, utility accounts not covered by the fee, your HO-6 declarations page, the club's confirmation that your Social membership is current, and the garage door and opener records, which the Mango Cay II declaration makes the owner's.
Flood zone, storm history and building age help a Mango Cay sale more than they hurt it. The 5757 Mango Circle test point is unshaded Zone X on FEMA's effective and preliminary maps, the villas date from 2005 to 2007 under the statewide Florida Building Code, and Mango Cay II's declaration records impact-resistant glass in every unit.
We ran a point at 5757 Mango Circle through FEMA's National Flood Hazard Layer on September 27, 2026: Zone X, area of minimal flood hazard, Special Flood Hazard Area false, on panel 12021C0213H, effective May 16, 2012. The preliminary layer keeps it in unshaded Zone X on panel 12021C0213J. The USGS Elevation Point Query Service puts the ground at 14.7 feet. Elsewhere in The Strand parts of The Links, Turnberry Woods, Eden and the single-family streets sit in Zone AH on the effective map; Mango Cay is not among them at our test point. A lender's determination looks at each building footprint, so each villa's own determination is the final word.
Collier County's evacuation zone layer places Mango Circle in Zone D, called after Zones A, B and C. The National Hurricane Center's worst-case storm surge maps show no surge at Mango Circle in Category 1 to 3 scenarios, more than 3 feet in Category 4 and more than 9 feet in Category 5.
The villas were built in 2005 to 2007, after the 2002 statewide Florida Building Code. The Mango Cay II declaration states "Shutters are not required as each Unit has impact resistant glass in accordance with the current building code." Impact glass and roof attachment are wind credits under section 627.0629, documented on a wind mitigation report. Put that report in the listing file.
Buyers who hear "condominium" ask about milestone inspections and structural integrity reserve studies. Both attach at three habitable stories under section 553.899 and section 718.112, Mango Cay's villas are one and two stories, and Collier County's milestone buildings list names no Strand building. That is our reading of the public record, not a legal opinion, and it is good news for a seller.
Your buyer will pay four layers to own a Mango Cay villa: the quarterly condominium fee, whose amount is not published; the master association's assessment, also not published; mandatory club Social dues of $4,162 for 2026; and Collier County property tax reset to the purchase price. Presenting all four up front keeps a buyer from walking away late.
The master association states that both Mango Cay associations' quarterly fees include "landscaping and street maintenance, water, high-speed broadband, and cable services," and that Mango Cay II's also includes "certain additional exterior building maintenance, painting and roofing." The amount arrives on the estoppel certificate or from the manager. The 2006 developer guarantee capped assessments at $575.50 a month while U.S. Home controlled the association; that is a historical figure, not today's fee.
The Club at The Strand's 2026 Membership Brochure makes Social membership mandatory for every Strand homeowner, with no initiation fee for Strand homeowners and annual dues of $4,162. Golf and Sport memberships are optional upgrades with their own initiations.
On the 2026 preliminary roll, non-homestead 1,802 square foot villas carry $4,333.52 to $5,160.99 in estimated tax, and non-homestead 2,255 square foot villas $4,669.94 to $5,437.52. A buyer's bill resets after the sale, so we budget from the purchase price, and the Collier County Tax Collector issues the bill each November.
The association insures the building; the buyer carries an HO-6 policy for the interior, fixtures, appliances, air conditioning and personal property, with at least $2,000 of loss assessment coverage under section 627.714. A Zone X villa's flood policy, if the buyer wants one, is usually inexpensive.
| Layer | Annual amount | Source |
|---|---|---|
| Mango Cay condominium fee | Not published; on the estoppel | Master association Mango Cay page for inclusions |
| Master association assessment | Not published; on the estoppel | Master association |
| Club Social dues | $4,162 (2026) | 2026 Membership Brochure |
| Property tax, non-homestead, 1,802 sq ft | $4,333.52 to $5,160.99 on the 2026 preliminary roll | Collier County's 2026 preliminary roll |
| Property tax, non-homestead, 2,255 sq ft | $4,669.94 to $5,437.52 on the 2026 preliminary roll | Collier County's 2026 preliminary roll |
| HO-6 and optional flood insurance | Quote by villa | Buyer's insurer |
| Gate transponders | $20 each, one time | Transponder form |
Most Mango Cay owners should decide between selling and holding rather than renting, because the recorded Mango Cay II declaration sets a one-year minimum lease with association approval, ruling out the seasonal rental that many Strand condominiums allow. The math then turns on your gain, your carrying cost and how you use the villa.
Under section 15.12 of the recorded Mango Cay II declaration, only the whole villa may be leased, on the association's forms, for no less than one year, with no subleasing, and the association may require a security deposit of up to one month's rent. Under the 2005 Mango Cay declaration leases must be written and at least 30 days. The 2024 Mango Cay II amendment may have changed the leasing rule; we read the current text with you before you decide.
You hold if you use the villa, if your carrying cost is comfortable and if you expect the next few Mango Cay sales to rise. With no listing on the market, holding loses nothing in visibility; your villa will be just as scarce next season.
You sell if you no longer use the villa enough to justify the fee, the club dues and the taxes, or if your gain is large. Many Mango Cay owners bought between 2009 and 2020 at $205,000 to $410,000, per the county file, and today's sales recorded $640,000 to $715,000. A homesteaded seller can carry some of that Save Our Homes benefit to a new Florida homestead under the portability rule in the Department of Revenue's PT-112 guide.
A villa with an approved annual lease can be sold with the tenant in place, and some investors prefer it. Owner-occupant buyers usually want the villa empty, so a lease's end date often sets the listing date. We plan the sale around the lease rather than against it.
You get a free Mango Cay home valuation by requesting one online or calling Jesse McGreevy at (239) 898-6072. It is a written opinion of value built from every Mango Cay sale of your plan, the county deed history, the Eden sales your buyer will tour and your association's fee and paperwork. There is no cost and no obligation.
The seven Mango Cay MLS sales of the last five years, with the ones of your plan marked; the county's qualified sales of your plan; the Eden sales a buyer will compare; your association charges once the estoppels arrive; the club cost your buyer will carry; an estimated net sheet; and a recommended list price with a defensible range. Request it on the Mango Cay valuation page 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 villa's address and 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.
At Mango Cay the difference between a seven-day sale and a 200-day sale was the first price. We would rather you see the evidence and the number before you commit to anything, and many Mango Cay owners use the valuation to decide whether to sell this season or next. Owners elsewhere in The Strand use the same approach on selling a home in The Strand.
McGreevy and Comisar is a top-reviewed Mango Cay at The Strand listing team, 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 Mango Cay the first price decided whether a villa sold in a week or in 200 days. Pricing is the job.
★★★★★ "Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive." Verified Google review
Thirteen of the 32 Mango Cay villas have an owner address outside Florida. Selling from a distance is the Mango Cay norm.
★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Verified Google review
★★★★★ "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
Behind two gates and without a yard sign, every Mango Cay showing should be a qualified buyer.
A Mango Cay specialist matters because the facts that decide a sale here sit in recorded documents rather than in a listing feed: two condominium declarations with different rules, an association approval on every sale, a roof carried by the Mango Cay II fee, seven sales in five years and a buyer who will compare your villa with Eden.
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 and the Mango Cay gate, buyer agent conversations, inspections and the on-site management that lets a seasonal owner sell without flying down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may list a Mango Cay villa as a single-family home and surprise the buyer's lender, price it off The Strand's $610,000 median, hand the buyer a homeowners' association disclosure instead of the condominium package, forget the master estoppel or the association approval, promise a roof that the fee already carries, or plant a sign the board never approved. Each of those errors costs a seller time or money.
Many Mango Cay sellers are buying their next Florida home in the same season, whether elsewhere in The Strand, in North Naples or farther north in Estero and Bonita Springs. We run both sides together, including the timing of two closings, the association approval on your sale and, for homesteaded sellers, the Save Our Homes portability claim.
We sequence the two closings so you are never carrying two homes longer than you choose, and we file the portability paperwork with your new homestead application. If you are buying, start with how we represent buyers in Southwest Florida or call Marc at (239) 287-5873.
Some owners move within the gate, from a Mango Cay villa to a larger detached home or a golf-view coach home, and keep the club. If your next home is at Mango Cay or nearby, our guide to buying a home in Mango Cay at The Strand covers the neighborhood from the buyer's side.
These are the questions Mango Cay owners ask us before they list, answered from the Southwest Florida MLS Matrix retrieved September 26, 2026, Collier County's recorded sales, both recorded Mango Cay declarations, Florida statutes and the master association's pages. For your own villa, call Jesse direct at (239) 898-6072.
Get a written valuation of your plan, order the condominium resale package and both estoppel certificates, prepare the pool, lanai and interior, and list with a team that explains the detached condominium to buyers and lenders on day one. Then submit the buyer's association application the day the contract is signed.
We think it is the team that has read both declarations, every Mango Cay sale since 2021 and the county deeds back to 2003. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. Compare us with anyone; ask each agent to price your plan from the record.
One closed in the 12 months to September 26, 2026: 5757 Mango Circle, 1,802 square feet, at $650,000 after 12 days, 95.73% of its $679,000 list price (Southwest Florida MLS Matrix).
Not one we will quote as a market rate. No window holds ten closings; five years hold seven. The middle of the seven is a single $665,000 sale, which we cite as a reference point only.
None. On September 26, 2026 the Southwest Florida MLS showed no active, pending or contingent listing on Mango Circle.
$715,000, for 5801 Mango Circle, a 2,255 square foot villa, in January 2025 after 30 days at a $739,000 asking price. It is the highest Mango Cay MLS price in five years.
Priced to its plan, about a week or two: five of the seven five-year sales closed in 12 days or fewer, and the median of the seven was 7 days on market. Add 30 to 45 days to closing for the association approval and the lender.
5797 Mango Circle closed in March 2024 at $640,000 after 200 days, at 98.61% of its final list. A long market time with a close near the final price usually means the first price was above the plan's band.
Late fall, so the villa is live when seasonal buyers tour from December to April. With no competing Mango Cay listing, a prepared villa can sell in any month.
Yes at Mango Cay II, under section 16 of the recorded declaration, with a decision due within 30 days of a complete application. Ask the manager for the current application form and fee.
It can disapprove, but under the recorded Mango Cay II declaration, if your notice demands it, the association must furnish an acceptable buyer at the same contract price or the sale is deemed approved.
Only with the board's approval. The Mango Cay II declaration bars signs except as the board approves, and the Mango Cay declaration bars sale signs without written approval.
Ask the manager first. Every visitor passes The Strand's staffed gatehouse and Mango Cay's own gate, so we run private showings with access arranged in advance instead.
Two: one from the Mango Cay or Mango Cay II association under section 718.116 and one from The Strand master association under section 720.30851. Each is capped at $299 for a standard request.
The condominium resale package under section 718.503: declaration, articles, bylaws and rules, the budget, year-end financial information and the Frequently Asked Questions and Answers sheet. Deliver it with the contract.
Not to the Mango Cay layer, which is a condominium under Chapter 718. The condominium resale package replaces it, and the master association's estoppel covers the master layer.
Yes. A detached-home buyer normally prices in a roof; at Mango Cay II the fee includes roofing, so the question becomes the association's schedule and reserve, which we put in the listing file.
The paperwork is. Your governing document is the 2005 declaration with its 2011 and 2014 amendments, and the master association lists roofing in the fee only for Mango Cay II, so we confirm how your association funds roofs before pricing.
It can. Fannie Mae's Selling Guide lists detached condo units among those eligible for a waiver of project review, which can simplify a conventional loan. We tell the buyer's lender at the start.
Often. Both attach at three habitable stories; Mango Cay's villas are one and two stories, and Collier County's milestone list names no Strand building. Have the budget and reserve schedule ready anyway.
Not a Special Flood Hazard Area. Our 5757 Mango Circle test point is unshaded Zone X on FEMA's effective panel 12021C0213H and on the preliminary panel 12021C0213J.
Zone D, called after Zones A, B and C, per Collier County's evacuation layer.
The negotiated brokerage fee, deed stamps of $0.70 per $100 ($4,550 on $650,000), two estoppel certificates, the association's transfer fee, prorations and any credits. There is no CDD payoff.
Always. We explain exactly what our fee pays for, from photography and drone to the condominium paperwork file, before you sign.
The pool, spa and cage first, then air conditioning age, interior paint and flooring. Exterior paint and roofing at Mango Cay II are the association's, so your money goes inside the unit boundary.
Seasonal buyers sometimes ask for it. We usually list unfurnished and negotiate furnishings separately, so the appraised price reflects the villa alone.
Yes, subject to the lease. Mango Cay II leases run at least a year, so a buyer inherits the lease or waits for its end; we coordinate showings with the tenant.
Yes. Thirteen of the 32 villas have an owner address outside Florida. We handle access, vendors, the association application and a remote closing with your title company.
Your buyer joins as a Social member, mandatory for every Strand homeowner, with no initiation fee and $4,162 in 2026 dues. Ask the club in writing about any golf or Sport membership you hold.
Eden's 14 five-year sales at a $805,500 median set the ceiling a Mango Cay buyer tests. Priced close to an Eden villa, your buyer may choose Eden's lot ownership; priced well below, you leave money on the table.
Compare the offer with the recorded sales of your plan first. With no Mango Cay listing on the market, an exposed listing reaches every buyer waiting for one.
Yes, when privacy matters more than full exposure. We match your villa quietly with buyers already asking for Mango Cay, then decide with you whether an open listing would bring more.
In our Mango Cay at The Strand guide, which covers the declarations, plans, fees, flood map, schools and every sale. For a number on your own villa, request a free Mango Cay home valuation.
Every Mango Cay at The Strand figure on this page traces to a primary source below, as of September 26, 2026: the two recorded Mango Cay declarations and the Collier County Clerk's official records, The Strand Master Property Owners Association's published pages, The Club at The Strand, Florida Statutes and state agencies, FEMA, the National Hurricane Center, USGS, Collier County Government, Collier County Public Schools and FDOT. No listing portal or competing brokerage is cited. Southwest Florida MLS figures come from a member-only system and are cited in the text with their pull date. County sale figures come from Collier County's recorded qualified sales and the 2026 preliminary county roll for the 32 Mango Cay villas (data files dated August 29, 2026), cited in the text without a link.
Recorded documents and county board records
The Strand Master Property Owners Association
The Club at The Strand
Florida Division of Corporations
Florida Statutes, rules and state agencies
FEMA, NOAA, USGS and federal lending sources
Collier County Government and public schools
Transportation, brokerage practice and routing
Data files cited in plain text: Collier County's 2026 preliminary tax roll for the 32 Mango Cay villas and the county's recorded sales file for every Mango Cay deed from 2003 to August 2026, files dated August 29, 2026; Southwest Florida MLS Matrix, Development THE STRAND, closings September 27, 2021 to September 26, 2026 plus actives and pendings, retrieved September 26, 2026.
Every row below links the authority that publishes or holds the document, so a Mango Cay owner or buyer reads the official, current version rather than a copy. Recorded documents open in the Collier County Clerk's official records viewer. We host nothing ourselves.
| Document | What it proves | Official authority |
|---|---|---|
| Declaration of Condominium, Mango Cay II at The Strand, a Phase Condominium (O.R. 4113, Page 0760, September 28, 2006) | 29 villas in three phases, one villa per building; unit boundaries, maintenance, insurance, use, pet, lease and sale-approval rules | Mango Cay II declaration |
| Declaration of Condominium, Mango Cay at The Strand (O.R. 3710, Page 2235, January 6, 2005) | The first condominium of three villas; Caribe and Tocan models; lease, pet, sign and architectural review rules | Mango Cay declaration |
| Eden at The Strand Amended and Restated Declaration (O.R. 6345, Page 446, April 2, 2024) | The rival neighborhood's recorded rules: owner-maintained roofs, party walls, three leases a year | Eden restated declaration |
| Master association Mango Cay page | The published fee inclusions for both Mango Cay associations and the manager | Mango Cay page |
| 2026 master association annual meeting notice and ballot | Mango Cay 3 votes and Mango Cay II 29, the count of 32 villas | 2026 annual meeting notice |
| The Club at The Strand 2026 Membership Brochure | Mandatory Social membership at $4,162 a year, no initiation for Strand homeowners | 2026 Membership Brochure |
| Gate transponder form | $20 transponders for The Strand's gate | Transponder form |
| Ordinance 02-57, Pelican Strand PUD | The zoning: 574.6 acres, 1,160-unit cap, 35-foot residential height | Ordinance 02-57 |
| Collier County milestone buildings list, January 2026 | No Strand building on the county's milestone list | Milestone buildings list |
| Collier County 2024 flood protection newsletter | Flood insurance, the Community Rating System and elevation certificates | 2024 flood protection newsletter |
| Florida Statutes 718.503 | The condominium resale document package and the buyer's right to cancel | Section 718.503 |
| Florida Statutes 718.116 | The condominium estoppel certificate and its fee cap | Section 718.116 |
| Department of Revenue PT-112 | Save Our Homes portability for a homesteaded seller | PT-112 portability guide |
| Form OIR-B1-1802 | The wind mitigation inspection an insurer reads | Form OIR-B1-1802 |
| Fannie Mae Selling Guide B4-2.1-02 | The waiver of condominium project review for a detached condo unit | Fannie Mae waiver of project review |
Four records that matter at Mango Cay are not public and cannot be linked: each association's adopted budget and quarterly fee, which arrive with the estoppel certificate or from the manager; the text of the 2011 and 2014 Mango Cay amendments and the 2024 Mango Cay II amendment, which we have not read for this page; the current master insurance policy on the 32 buildings; and the master association's assessment, behind the owners' login.
McGreevy and Comisar list and sell homes across Southwest Florida from an office in Bonita Springs, and Mango Cay sits inside the North Naples market they work every week. If you are weighing a sale at Mango Cay, the first conversation costs nothing and usually saves a seller more than any decision made later.
If you are thinking, "I need someone to sell my villa in Mango Cay at The Strand," McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Naples, Estero, Bonita Springs, Fort Myers, Collier County, Lee County and Babcock Ranch. Whether you own a 1,802 square foot villa, a 2,255 square foot villa or one of the three original Mango Cay homes, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008. For the whole neighborhood, see our Mango Cay at The Strand guide; for the whole community, 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 Mango Cay villa and call Jesse direct at (239) 898-6072, or, if you are buying, read our guide to buying a home in Mango Cay at The Strand and call Marc at (239) 287-5873.
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.