Updated September 2026
Sell your Pinnacle at The Strand coach home with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Priced plan by plan from 15 closings in 36 months, both estoppels ordered on day one. Call (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
The Pinnacle at The Strand is 112 two-story coach homes on Pinnacle Lane in North Naples, and on September 26, 2026 not one of them was for sale. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price a Pinnacle listing from its own floor plan, its own side of the boulevard and the 15 Pinnacle closings of the last 36 months.
This page is written for the Pinnacle owner who is thinking about selling. If you want the full picture of the neighborhood itself, its recorded declarations, the two floor plans, the clubhouse, the leasing rules, the flood map and the schools, read our complete guide to The Pinnacle at The Strand, which this seller guide sits beside. The Pinnacle is one of fifteen neighborhoods inside The Strand, the gated golf community off Immokalee Road, and everything below answers one question: how to sell a Pinnacle 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 Pinnacle association, master association and club paperwork on every listing they take. If you are comparing listing agents across the city before you choose one, our guide to the best real estate agents in Naples, compared on the public record sets the teams side by side on reviews, licence history and published production.
Those are career numbers across Lee and Collier County. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate; learn more about the wider team at DomainRealtyGroup.com.
Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. We also show you the whole record. We tracked every one of the 33 Pinnacle closings in the Southwest Florida MLS over the last five years, all 16 qualified Pinnacle resales Collier County recorded in the last 36 months, and the 104 original builder sales of 2001 to 2003. In the last 12 months we tracked all 61 closings across The Strand, so the comparison a buyer makes between your home and the rest of the gate is the comparison we make first.
You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings through the gatehouse, buyer agent conversations, inspections and the on-site work that lets a seasonal Pinnacle 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 a Pinnacle at The Strand coach home differs from most Naples condominium sales in six ways: one street with two floor plans, an association that must approve your buyer within 30 days, a ban on For Sale signs, the strictest leasing rules in The Strand, a mandatory club membership, and, today, zero competing Pinnacle listings.
Every Pinnacle home is one of two plans, 1,633 or 2,150 square feet of heated living area, per the county's 2026 preliminary roll, in 28 buildings of four on Pinnacle Lane. That makes Pinnacle pricing unusually transparent. A buyer compares your home to the last sale of the same plan within seconds, so your list price has to survive that comparison on day one.
Section 14.1 of the Pinnacle 2022 Amended and Restated Declaration of Condominium, posted on the association's official business page, says no home may be sold without the association's advance written approval. Section 14.2 gives the association 30 days after it receives the notice and the buyer's information to decide, and the certificate of approval is recorded at the purchaser's expense. That 30 days belongs in your closing date from the start.
Section 12.10 bars "For Sale," "Open House" and similar signs anywhere on the condominium property, including windows, vehicles and lanais, without advance written approval. Lock boxes at the unit entry are allowed. A Pinnacle listing reaches its buyer online and through agents, not from the curb.
The Pinnacle allows leases of 30 days or one month up to 12 months, no more than three leases in any 12 months, with advance approval, and caps the neighborhood at 25% of homes leased at once (Section 12.4). Short-term rental advertising is prohibited. Those rules thin the investor pool and protect the owner-occupant pool, which is the pool we market to.
The Club at The Strand's 2026 Membership Brochure makes Social membership mandatory for every Strand homeowner, with no initiation fee for homeowners and annual dues of $4,162. Your buyer is buying a coach home and a club membership in one decision, and the listing has to present both.
On September 26, 2026 no Pinnacle home was active, pending or under contract on the Southwest Florida MLS. The next Pinnacle listing is the only Pinnacle choice a buyer has. That is the strongest card a Pinnacle seller holds, and it is only worth something if the price and the paperwork are right.
This seller guide runs from why a Pinnacle sale works the way it does, through the market, the plan-by-plan prices, price history, the comparison with Clubside, the buyer pool, pricing, marketing and negotiation, the most recent sale, costs, disclosure, paperwork, flood, the sell-or-lease decision, reviews and the seller FAQ.
Now is a good time to sell a Pinnacle at The Strand home that is priced to the 2026 record. No Pinnacle home was for sale on September 26, 2026, so the next listing faces no competition on its own street, and a fall listing reaches the January to April buyers who accounted for 20 of the 33 Pinnacle closings of the last five years.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
The caution is equally clear. Both 2026 Pinnacle sales closed below their final list prices and took more than 100 days, against a five-year Pinnacle median of 13 days on market. Supply favors the seller; the 2026 buyer negotiated harder. A seller who prices to the last cycle's peak tests the second fact; a seller who prices to the record uses the first.
Southwest Florida MLS Matrix, Development THE STRAND, Pinnacle Lane addresses, closings September 27, 2025 to September 26, 2026. Two sales are too few for a median, so we list them. Building address only.
| Close date | Building | Living area | Bedrooms | Final list | Sold | Sold to list | $ per sq ft | Days on market |
|---|---|---|---|---|---|---|---|---|
| February 13, 2026 | 6025 Pinnacle Ln | 1,633 sq ft | 3 bedrooms, 2 baths | $610,000 | $565,000 | 92.62% | $345.99 | 140 |
| June 24, 2026 | 6095 Pinnacle Ln | 2,150 sq ft | 3 bedrooms plus den, 2 baths | $680,000 | $654,000 | 96.18% | $304.19 | 106 |
The two closings total $1,219,000. Both prices match the deeds Collier County recorded on February 12, 2026 and June 23, 2026.
At 24 months The Pinnacle had eight MLS closings, still under ten. At 36 months, September 27, 2023 to September 26, 2026, it had 15, the first window that qualifies: a median of $654,000 (n=15, odd, an observed sale), a range of $562,000 to $750,000, $9,650,000 in volume, a median of $345.99 per square foot of MLS living area, a median sold-to-list ratio of 98.56% (five of fifteen at or above list) and a median of 20 days on market.
Across The Strand on September 26, 2026 there were nine active listings at a median asking price of $618,000, three pending with contingencies and two pending, about 1.77 months of supply at the community's 12-month pace. For The Pinnacle the count was zero. Your listing competes with Clubside and the rest of the gate, not with a neighbor two doors down.
Twenty of the 33 Pinnacle closings of the last five years closed from January through April (Southwest Florida MLS Matrix). Listing in October or November puts photography, the association file and the online launch in place before the seasonal buyer arrives, rather than after.
In 2026 the two Pinnacle buyers paid 92.62% and 96.18% of the final list price, against a five-year median of 98.51% across all 33 closings. Across all 49 condominium and attached closings in The Strand in the last 12 months, the MLS median was $565,000 at 67 days on market. The attached market under the gate has slowed; The Pinnacle slowed with it.
With no Pinnacle home on the market, the owner who lists next with a price built from the 15 closings of the last 36 months, and the association and estoppel file ready on day one, is the owner the next buyer meets first. Start with a free valuation of your Pinnacle at The Strand home or call Jesse direct at (239) 898-6072. If you are also buying, Marc runs the buyer side at (239) 287-5873, and our guide to buying a home in The Pinnacle at The Strand shows how your next buyer will read your listing.
Pinnacle homes sell first by plan. Over five years the 1,633 square foot plan closed at a median of $562,000 across 17 MLS sales and the 2,150 square foot plan at $655,000 across 15, a $93,000 gap, while the smaller plan earned more per square foot, $344.15 against $304.65 (Southwest Florida MLS Matrix, 60 months).
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
One more home, a 2022 sale, was entered on the MLS at 1,795 square feet; the county roll records only the two plan sizes, so we treat it as a data-entry variant rather than a third plan.
Listed on the MLS either as two bedrooms plus a den or as three bedrooms, with two full baths. Seventeen closings over five years at a median of $562,000, from $417,500 in January 2022 to $670,000 in May 2025, at a median $344.15 per square foot, a median sold-to-list ratio of 100.00% and a median 7 days on market. Nine of its 17 sales closed at or above list. It is the plan buyers have competed for.
Listed as three bedrooms plus a den, almost always with two baths. Fifteen closings over five years at a median of $655,000, from $450,000 in October 2021 to $750,000, paid twice, at a median $304.65 per square foot, a median 96.30% of list and a median 25 days on market. Only two of its 15 sales closed at or above list. Buyers pay more for it in total, less per foot, and they negotiate harder.
| Close date | Building | Plan | Final list | Sold | Sold to list | Days on market |
|---|---|---|---|---|---|---|
| October 17, 2023 | 6070 Pinnacle Ln | 2,150 sq ft | $749,000 | $750,000 | 100.13% | 5 |
| February 5, 2024 | 5975 Pinnacle Ln | 1,633 sq ft | $559,000 | $562,000 | 100.54% | 1 |
| March 1, 2024 | 6010 Pinnacle Ln | 2,150 sq ft | $690,000 | $655,000 | 94.93% | 63 |
| March 21, 2024 | 5995 Pinnacle Ln | 2,150 sq ft | $695,000 | $680,000 | 97.84% | 20 |
| April 29, 2024 | 6025 Pinnacle Ln | 1,633 sq ft | $565,000 | $566,000 | 100.18% | 3 |
| May 1, 2024 | 5970 Pinnacle Ln | 2,150 sq ft | $695,000 | $652,500 | 93.88% | 25 |
| June 10, 2024 | 6060 Pinnacle Ln | 2,150 sq ft | $750,000 | $750,000 | 100.00% | 5 |
| January 24, 2025 | 5975 Pinnacle Ln | 1,633 sq ft | $599,000 | $595,000 | 99.33% | 3 |
| March 19, 2025 | 6035 Pinnacle Ln | 1,633 sq ft | $599,900 | $610,500 | 101.77% | 3 |
| April 22, 2025 | 6080 Pinnacle Ln | 1,633 sq ft | $585,000 | $565,000 | 96.58% | 44 |
| April 30, 2025 | 6070 Pinnacle Ln | 2,150 sq ft | $695,000 | $685,000 | 98.56% | 25 |
| May 1, 2025 | 6035 Pinnacle Ln | 2,150 sq ft | $745,000 | $690,000 | 92.62% | 56 |
| May 15, 2025 | 6050 Pinnacle Ln | 1,633 sq ft | $679,000 | $670,000 | 98.67% | 6 |
| February 13, 2026 | 6025 Pinnacle Ln | 1,633 sq ft | $610,000 | $565,000 | 92.62% | 140 |
| June 24, 2026 | 6095 Pinnacle Ln | 2,150 sq ft | $680,000 | $654,000 | 96.18% | 106 |
Southwest Florida MLS Matrix, retrieved September 26, 2026; building address only, never a unit number. Sold-to-list ratios are our arithmetic on the MLS fields.
The master association's Pinnacle page says every Pinnacle home enjoys golf course views and that residents on the south side of the street "also enjoy an overlook of our large lake containing four lighted fountains." The MLS rows we hold do not code the view, and which plan sits upstairs is fixed by the recorded plot plans rather than the MLS, so we confirm both from the building and the recorded plans and price the view from individual comparable sales, never from a formula. The aerial and the row-by-row layout of the boulevard are in our neighborhood guide to The Pinnacle at The Strand.
Pinnacle prices roughly tripled from the builder's price list and roughly doubled in the four years after 2020. Collier County's recorded qualified resales show a median of $312,000 in 2020, $537,000 in 2022, $653,750 in 2024 and $610,500 in 2025, and the 2,150 square foot plan sold new for a median of $259,700.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
Collier County's recorded sales hold 104 qualified builder-direct sales at The Pinnacle from February 5, 2001 to December 1, 2003, by Parker-Strand IV, Inc., a Jack Parker company. The 1,633 square foot plan sold new at a median of $202,500 (51 sales, $184,700 to $238,800) and the 2,150 plan at a median of $259,700 (53 sales, $220,600 to $311,400).
| Calendar year | Qualified resales | Median |
|---|---|---|
| 2019 | 9 | $308,500 |
| 2020 | 5 | $312,000 |
| 2021 | 4 | $277,500 |
| 2022 | 8 | $537,000 |
| 2023 | 9 | $555,000 |
| 2024 | 6 | $653,750 |
| 2025 | 7 | $610,500 |
| 2026 through June | 2 | $609,500 |
Collier County recorded qualified sales, Pinnacle I and Pinnacle II parcels. The county count differs slightly from the MLS because the county records deeds by recording date and holds at least one 2025 sale, $600,000 in January 2025 in the 6040 Pinnacle Lane building, that does not appear in the MLS pull.
| Calendar year | MLS closings | Median sold price |
|---|---|---|
| 2021 (October to December) | 1 | $450,000 (one sale) |
| 2022 | 9 | $539,000 |
| 2023 | 9 | $555,000 |
| 2024 | 6 | $653,750 (pair $652,500 and $655,000) |
| 2025 | 6 | $640,250 (pair $610,500 and $670,000) |
| 2026 through September 26 | 2 | listed above |
The highest Pinnacle price of the five years, $750,000, was paid twice for the 2,150 square foot plan, in October 2023 and June 2024. The 2025 sales of that plan were $685,000 and $690,000, and the June 2026 sale $654,000. Our reading, which is judgment and not a record, is that 2024 and early 2025 were the top of the last cycle and that the next Pinnacle price is set by the 2026 closings, not by the peak.
Most Pinnacle buyers also tour Clubside at The Strand, the closest match under the gate: both are Jack Parker two-story, four-unit condominiums with plans near 1,633 and 2,150 square feet. The Pinnacle wins on setting, ownership rules and a recent price record; Clubside wins on homes for sale and lighter leasing rules.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
Clubside sits mid-community on Three Iron Drive. The master association's Clubside page describes 125 units in 31 two-story buildings plus a clubhouse with a caretaker apartment, a pool and three lakes, built by The Jack Parker Southeast Construction, Inc. in 1999 and 2000. Its full story is in our Clubside at The Strand guide, and Clubside owners have their own Clubside seller guide.
| Decision factor | The Pinnacle at The Strand | Clubside at The Strand |
|---|---|---|
| Homes and buildings | 112 in 28 two-story buildings of four | 124 in 31 two-story buildings of four, plus a caretaker apartment |
| Plans (heated area) | 1,633 and 2,150 sq ft | 1,633, 1,793 and 2,136 sq ft |
| Built | 2000 to 2003 (Parker-Strand IV) | 1999 to 2000 (Jack Parker Southeast Construction) |
| Setting | North end; lake row and fairway row on a palm boulevard | Mid-community on Three Iron Drive, nearer the club |
| Association approval of a sale | Required; 30 days to decide | None in the recorded declarations |
| Leasing | 30 days to 12 months, 3 per 12 months, 25% cap, no pets in leased homes | 30-day minimum with board approval; no recorded cap |
| First window with 10+ MLS closings | 36 months: 15 closings, median $654,000 | 12 months: 10 closings, median $570,000 (pair $560,000 and $580,000) |
| Same 36-month window | 15 closings, $654,000, 98.56% of list, 20 days | 17 closings, $590,000, 96.68% of list, 62 days |
| 60-month MLS median | $570,000 (33 closings) | $585,000 (33 closings) |
| Active on September 26, 2026 | None | 2, asking $675,000 and $695,000, on market 271 and 202 days |
Sources: master association neighborhood pages; the Pinnacle 2022 restated declaration; the recorded Clubside declarations as summarized in our Clubside guide; Southwest Florida MLS Matrix, retrieved September 26, 2026.
Clubside always has more homes to choose from, and its declarations, as recorded, set no sale approval, no lease cap and no maximum lease term. An investor or a buyer who wants flexibility leans that way. Clubside is also a shorter drive to the clubhouse at 5840 Strand Boulevard.
The Pinnacle offers the quiet north end, a divided royal-palm boulevard, a lake with four lighted fountains behind the south row, and rules that keep it owner-occupied. Over the same 36 months it closed at a higher median ($654,000 against $590,000), closer to list (98.56% against 96.68%) and faster (20 days against 62).
We price against Clubside's closed sales, never its asking prices. In September 2026 two Clubside listings had waited more than 200 days at $675,000 and $695,000. A Pinnacle 2,150 square foot home priced against those asks is priced against homes the market has not accepted; priced against the June 2026 Pinnacle sale at $654,000, it is priced against a home the market did accept.
Pinnacle buyers are mostly seasonal and retired owners and year-round owners who want a two-story coach home with its own garage inside a gated golf community. The leasing rules and the two-unit ownership limit narrow the investor pool, and The Pinnacle is not age-restricted, so families and buyers of any age may buy.
Many Pinnacle buyers arrive between January and April and buy for the next winter. They want a lock-and-leave home: the association maintains the roofs, exterior walls, landscaping and grounds, while the owner maintains the windows, doors and air conditioning (Sections 11.1 and 11.2). Our listing file answers the lock-and-leave questions before they are asked.
A year-round buyer reads the neighborhood clubhouse and pool, the club calendar and the drive to NCH North Naples Hospital and Vanderbilt Beach. Section 12.6 of the restated declaration imposes no restriction on occupancy by minors, and neither The Pinnacle nor The Strand is a 55+ community.
Owners leaving a single-family house often choose the 2,150 square foot plan for its three bedrooms plus den and its attached garage. They compare it with the Bateman coach homes at Grande Reserve and Trophy Club, which sell for more at the median for larger plans.
A buyer who would then own more than two Pinnacle homes can be refused (Section 12.1), every lease needs approval, and no more than 28 of the 112 homes may be leased at one time. Investors read the leasing file first, which is why we put it in the listing file.
We write and price your listing for the owner-occupant and seasonal buyer, show the plan, the view and the garage first, and answer the fee, approval and club questions in the first document a buyer's agent opens.
We price a Pinnacle at The Strand home in seven steps: start from your own plan, match the floor and the side of the boulevard, adjust for condition and the owner-maintained items, adjust for date, test against Clubside and the rest of The Strand, cross-check with the county's recorded deeds, and put the result in writing with the evidence attached.
The Strand's 12-month median of $610,000 mixes $445,000 Wedge Wood condominiums with single-family homes above $1 million. It tells a Pinnacle seller almost nothing. Your comparable set is Pinnacle sales of your own plan, which over five years means 17 sales of the 1,633 square foot plan or 15 of the 2,150.
South-row homes back onto the fountain lake and north-row homes onto a golf hole. Upstairs and downstairs homes differ in stairs, garage access and light. We confirm the floor from the recorded plans and set each comparable beside yours on both counts.
Under Section 11.2 the owner maintains the windows, sliding doors, exterior doors, air conditioning, water heater and garage door. A buyer's inspector will look there first, and a buyer's insurer will price the openings. A replaced air conditioner or impact-rated openings earn a premium; a 2001 water heater earns a credit request.
Most 2024 and early 2025 Pinnacle sales closed in days near list; both 2026 sales took more than 100 days below list. We weight the newest closings most heavily and say so in the written valuation.
We line your price up against Clubside's closed sales and the nine Strand actives a buyer will also tour. A buyer who sees two Clubside listings sitting more than 200 days at $675,000 and $695,000 draws a conclusion about asking prices in this segment.
Collier County's 16 qualified Pinnacle resales in the last 36 months, at a median of $653,250, confirm the MLS level from the deed side. County figures use the county's base area, not the MLS living area, so we never mix the two in one price-per-foot figure.
You receive the comparable sales with dates, plans, buildings, days on market and sale-to-list ratios, our recommended list price with a defensible range, and the reasoning behind each adjustment. Request it with a free Pinnacle at The Strand home valuation or call Jesse direct at (239) 898-6072.
We market a Pinnacle home where its buyer actually looks, because Section 12.10 of the declaration keeps For Sale and Open House signs off the property. That means professional photography, video and drone of the boulevard, the lake and the club, a listing that answers the fee and approval questions first, and direct outreach to buyers already shopping The Strand.
Pinnacle buyers buy the setting: the obelisk and waterfall at the entrance, the royal-palm median, the four lighted fountains on the lake and the golf hole behind the north row. We shoot the home, the view from its lanai, the neighborhood clubhouse and pool in the median, and the club at 5840 Strand Boulevard, and we fly the boulevard so a buyer in Ohio sees where the home sits.
The Pinnacle assessment and the master assessment are not published; since May 15, 2023 the Pinnacle budget sits behind the manager's owner portal. We request both estoppel certificates and the adopted budget before launch, so the listing states the real numbers, plus the $4,162 club dues, on day one. Unknown fees lower offers.
Every buyer's agent asks the same three questions: how long is the association approval, what are the leasing rules, and are pets allowed. We put Sections 12.4, 12.7, 14.1 and 14.2 in a one-page summary in the listing file, with the association's lease application page and the master association's transponder form.
Visitors enter at the staffed main gatehouse on Strand Boulevard off Immokalee Road; the rear gate near Pinnacle Lane is for members only. We send names to the gate in advance and meet every showing, so no buyer is turned away at the wrong gate.
Some Pinnacle owners prefer a quiet sale. We can show a home privately to qualified buyers before, or instead of, a public launch, and we tell you plainly what a quiet sale gains and what it gives up in exposure.
We negotiate a Pinnacle contract around the four steps that most often move the price or the date: the buyer's qualification and the association approval, the condominium resale disclosure period, the inspection of the owner-maintained items, and the insurance quote. We protect the price with credits where we can and never let a 30-day approval window surprise the closing date.
A buyer who would own more than two Pinnacle units, a buyer delinquent to the association, or an entity that will not designate one family as primary occupants can be refused under Sections 12.1 and 14.2. We screen offers on those points before acceptance, then submit the association application the day the contract is signed.
Under Florida Statutes section 718.503 a resale buyer receives the declaration, articles, bylaws, rules, budget, financial information and the question-and-answer sheet, and has a statutory review period that runs from receipt. We deliver the package with the contract so the clock starts at once.
Pinnacle I was built in 2000 and 2001, before the statewide Florida Building Code took effect on March 1, 2002, and Pinnacle II in 2002 and 2003. Inspectors focus on windows, sliders, the air conditioner, the water heater and moisture. A pre-listing inspection of those items lets us answer the report rather than react to it.
The association insures the building under an all-risk policy including windstorm (Section 15.2); the buyer insures the interior items, contents and liability with an HO-6 policy. A current wind mitigation report on Form OIR-B1-1802 gives the buyer's agent a quote in days rather than weeks.
When an inspection finds an aging air conditioner or water heater, a closing credit usually costs a seller less than a price reduction, because it does not reset the comparable for the next Pinnacle sale. We negotiate the credit and keep the price.
We never accept an offer without a lender letter or proof of funds, never promise a buyer a lease slot under the 25% cap, and never guess at the assessment. Each of those has cost a Florida condominium seller a closing.
The most recent Pinnacle sale, a 2,150 square foot home in the 6095 Pinnacle Lane building, listed at a final $680,000 and closed on June 24, 2026 at $654,000, 96.18% of list, after 106 days (Southwest Florida MLS Matrix); Collier County recorded the deed at the same $654,000 on June 23, 2026. It sets the current mark for the larger plan.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
Three bedrooms plus a den and two baths, at the east end of Pinnacle II, $304.19 per square foot of MLS living area. Against the 2025 sales of the same plan, $685,000 in the 6070 building in April 2025 and $690,000 in the 6035 building in May 2025, the June 2026 price is about 5% lower, and it closed in the off season rather than the winter.
The $26,000 between the final list and the sale was given at the negotiating table after more than three months, not in the list price. A home that waits that long pays its assessment, its master share and $4,162 a year in club dues for every month it waits.
Our reading, which is judgment and not a record, is that the plan still commands the Pinnacle's top prices, that $690,000 was the ceiling of the last cycle, and that the next listing of the plan should be priced to the June 2026 closing and the condition of the home, launched in the fall, and marketed hard into the January to April season. For the smaller plan, the February 2026 sale at $565,000 after 140 days carries the same lesson, and our Pinnacle home valuation guide walks through that sale line by line.
Selling a Pinnacle at The Strand home costs the negotiated brokerage fee, Florida documentary stamp tax of $0.70 per $100 on the deed, estoppel certificates from the Pinnacle and master associations, prorated taxes and assessments, and any credits you agree to. There is no CDD payoff. On $654,000, the 36-month median, the deed stamps are $4,578.
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. On $654,000 that is 6,540 units of $100 at $0.70, or $4,578; on the $565,000 February 2026 sale, $3,955; on a $750,000 sale, $5,250.
Florida's owner's title premium is set by the state under rule 69O-186.003, as the Department of Financial Services title insurance overview explains. In Collier County the buyer customarily pays the owner's title policy and chooses the closing agent. The contract always controls.
The Pinnacle association issues one under section 718.116, and the restated declaration commits it to provide one within ten days of a request (Section 10.12). The master association issues the other under section 720.30851, through Dorrill Management Group, per the master association's property management page. Both statutes cap the fee; who pays is a contract term.
Section 14.6 lets the association charge a sale application fee "not to exceed the maximum amount allowed by law"; the amount is not published. Section 14.2(B)(1) puts the cost of recording the certificate of approval on the purchaser.
The Strand does not appear on the Florida Commerce Official List of Special Districts, and Collier County's community development district layer shows none at any Strand point. There is no CDD bond balance to disclose or pay.
Commission is negotiable and set in your listing agreement. 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 Strand buyers expect.
| Line, on a $654,000 sale | Who customarily pays in Collier County | Amount |
|---|---|---|
| Documentary stamp tax on the deed | Seller | $4,578 |
| Pinnacle association estoppel | Contract term; commonly the seller | Capped under section 718.116 |
| Master association estoppel | Contract term; commonly the seller | Capped under section 720.30851 |
| Association sale application | Contract term | Not published; capped by law (Section 14.6) |
| Recording the certificate of approval | Buyer, by the declaration | Recording cost |
| CDD payoff | Not applicable | None; no CDD |
| Listing-side brokerage fee | Seller | Negotiated; each 1 percent of price is $6,540 |
| 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 |
| Assessment and club dues prorations | Per the estoppels and the club | From the certificates |
This is arithmetic for illustration, not a quote. The closing agent's settlement statement is the only final number, and we prepare an estimated net sheet for your own price before you sign anything. Call Jesse direct at (239) 898-6072.
A Pinnacle seller owes the buyer known material defects, the condominium resale documents under section 718.503, a property tax disclosure summary and the flood disclosure. Because The Pinnacle is a Chapter 718 condominium under a Chapter 720 master association, the section 720.401 homeowners' association summary is a fork your closing agent resolves, not a form we assume.
Florida's Supreme Court held in Johnson v. Davis that a seller who knows of facts materially affecting value that are not readily observable must disclose them, and an "as is" contract does not remove that duty. Most Pinnacle sellers complete the Florida Realtors condominium disclosure, and we help you fill it in accurately: roof leaks reported to the association, window and slider leaks, air conditioning, water heater age and any storm repairs.
Section 718.503 requires the selling unit owner to give the buyer the declaration, articles, bylaws and rules, the annual financial statement and budget, and the question-and-answer sheet. At The Pinnacle that means the 2022 Amended and Restated Declaration, Articles and Bylaws, the Rules and Regulations and the numbered board resolutions listed on the association's official business page.
Section 720.401 requires a homeowners' association disclosure summary before the contract in a mandatory homeowners' association community, but its subsection (2) says it does not apply to associations under Chapters 718, 719, 721 or 723. The Pinnacle association is a Chapter 718 condominium association; The Strand master association is a Chapter 720 homeowners' association. Whether a master-level summary is also owed on a condominium resale under a Chapter 720 master is a question for your closing agent or attorney, and we raise it before listing rather than guess. This is information, not legal advice.
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 Pinnacle owner's bill can reflect Save Our Homes benefits under section 193.155 that reset on sale.
Section 689.302 requires a residential seller to disclose, on the prescribed form at or before the contract, any flood insurance claims, any federal flood assistance received and any known flood damage. Pinnacle Lane is in Zone X, but the form asks about claims and damage, not zones.
If a tenant occupies your home, disclose the lease, the rent, the deposit and the end date. A Pinnacle lease runs no longer than 12 months, and a buyer who wants to move in must wait for it to end. Call Jesse direct at (239) 898-6072 before you renew a lease if a sale is on your horizon.
A Pinnacle sale needs its paperwork ordered before the first showing: both estoppel certificates, the association's sale approval application, the condominium resale package, the club's written terms for your membership, the flood and insurance file, and your own records on the air conditioning, windows, water heater and any lease. Ordered late, these are what delay a Pinnacle closing.
The Pinnacle rests on three recorded instruments: The Pinnacle I at The Strand, a Condominium, O.R. Book 2764, Page 1564 (January 11, 2001); the Pinnacle neighborhood declaration, O.R. Book 2764, Page 1505; and The Pinnacle II at The Strand, a Condominium, O.R. Book 2975, Page 1142 (February 4, 2002). The 2022 Amended and Restated Declaration supersedes both condominium declarations where they conflict; its recording reference was not located in our search, so we ask the closing agent for the recorded copy.
Florida requires condominium associations with 25 or more units to post governing documents and financial records on a website or app under section 718.111. The Pinnacle posts its documents publicly and its financial information through the manager's owner portal. We request the adopted budget, the reserve schedule and recent minutes from Cardinal Management Group, (239) 774-0723, for the resale package.
Florida's milestone inspection law, section 553.899, and the structural integrity reserve study requirement in section 718.112 attach to condominium buildings of three or more habitable stories. The Pinnacle's buildings are two-story, and no Strand building appears on Collier County's milestone buildings list, "As of January 2026". The association lists a reserve study dated December 13, 2022. That is what the documents show, not a legal opinion.
Your buyer joins the club as a Social member with no initiation. If you hold a sport or golf membership, ask the membership office in writing what happens to it at sale, and give the club your closing date so your billing ends and your buyer's begins.
Gather your deed, your HO-6 declarations page, a wind mitigation report, receipts for the air conditioner, water heater and appliances, any shutter approval under Resolution 9, flooring approvals under Section 12.5, gate transponders and, if leased, the lease and deposit record.
Day one: both estoppels, the budget and minutes, the resale package and the club letter. Before the first showing: your disclosure forms and the flood and insurance file. At contract: the association's sale application, the same day. Call Jesse direct at (239) 898-6072 and we will start the list for your home today.
Flood zone helps a Pinnacle sale. A point at 6085 Pinnacle Lane returns FEMA Zone X, Area of Minimal Flood Hazard, on panel 12021C0211H, effective May 16, 2012, and unshaded Zone X on FEMA's preliminary map, with ground about 14.1 feet above sea level. Lenders do not require flood insurance in Zone X, and Pinnacle Lane is in evacuation Zone D.
FEMA's National Flood Hazard Layer and its preliminary layer, whose 90-day appeal period began August 19, 2026, both keep the point in Zone X. The nearest mapped base flood elevation, on the lake and golf low areas, is about 11.5 feet; the USGS Elevation Point Query Service puts the ground at about 14.1 feet.
The master policy covers the building, including windstorm; the buyer's HO-6 covers the items Section 15.2 excludes, such as floor coverings, appliances, water heaters, cabinets and countertops, plus contents and liability. Florida requires HO-6 policies to offer loss assessment coverage under section 627.714. Because owners maintain their own windows and doors, a wind mitigation report on the openings matters to the quote.
Unincorporated Collier County is a Community Rating System Class 5 community, which gives National Flood Insurance Program policyholders a 25% discount, per the county's floodplain management page. Storm surge, evacuation and the master insurance policy are covered in full in our Pinnacle at The Strand guide, which we hand every buyer's agent.
Selling usually beats leasing at The Pinnacle for an owner who no longer uses the home, because the leasing rules are the strictest in The Strand: 30 days to 12 months per lease, three leases in 12 months, approval for every lease, no pets in leased homes, and a 25% neighborhood cap that may leave no slot open.
Every lease needs advance written approval, at least 30 days' notice and a background check for every adult applicant (Section 12.4), and the lease review fee is $100, per the association's Resolution 5. Advertising for daily or weekly lease on short-term rental sites is prohibited, and the master declaration sets a 30-day minimum for every Strand home.
A vacant Pinnacle home still pays the Pinnacle assessment, the master share, $4,162 a year in club dues for 2026, property taxes and an HO-6 premium. Section 11.11 lets the association require owners to prepare a home for any vacancy longer than 30 days.
If you are selling to buy elsewhere in Florida, the Department of Revenue's PT-112 portability guide explains how a homestead owner can carry some or all of a Save Our Homes benefit to a new Florida homestead. If your next home is inside the gate, read our buyer guide to The Pinnacle at The Strand or call Marc at (239) 287-5873.
You get a free Pinnacle at The Strand home valuation by requesting one online or calling Jesse McGreevy at (239) 898-6072. It is a written opinion of value built from the Pinnacle sales of your own plan and side of the boulevard, with Clubside's closed sales, the Strand actives, the county's recorded deeds and your association charges laid out beside it. There is no cost and no obligation.
You receive the Pinnacle sales of your plan with their dates, buildings, days on market and sale-to-list ratios; the 15 closings of the last 36 months; Clubside's closed sales of the nearest plan; the Strand actives a buyer will also tour; the county's recorded qualified sales; your two association charges once the estoppels arrive; the club cost your buyer will carry; and a recommended list price with a defensible range. Request it through our Pinnacle at The Strand home valuation page, which explains how we value each plan, or the McGreevy and Comisar valuation form.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office of McGreevy and Comisar is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your building address, your plan, your timeline and the one thing you are most worried about. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and the first conversation costs nothing.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
On a street where the same plan sold for $610,500 in three days in March 2025 and for $565,000 after 140 days in February 2026, the price decides the sale. We would rather you see the evidence and the number before you commit to anything, and many Pinnacle owners use the valuation to decide whether to list this fall or next.
Jesse McGreevy is a top-reviewed Pinnacle 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.” Charlie Carroll, verified Google review
At The Pinnacle the price is the strategy. Two plans, one street and no competing listing make pricing judgment the whole job.
★★★★★ “I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced.” Candy Gody, verified Google review
A Pinnacle listing cannot rely on a yard sign, so the presentation online and to buyer agents is the listing.
★★★★★ “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.” Eric Acra, verified Google review
Many Pinnacle owners are seasonal. Two estoppels, an association approval and a club letter are the moving parts we handle while you are up north.
McGreevy and Comisar are the Domain Realty team behind this Pinnacle at The Strand seller guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. They read the Pinnacle declarations, the 2022 restated declaration, the county's unit roll and every Pinnacle sale of the last five years before writing it, and they work the North Naples golf-community market every week.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, in the business since October 2004, and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He runs pricing, marketing, data and the association, estoppel and club paperwork. Reach him at (239) 898-6072 and read his 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 showings through the gatehouse, buyer agent conversations, inspections and the on-site work for owners who are out of town. Reach him at (239) 287-5873 and read his Marc Comisar agent page.
A general agent may price a Pinnacle coach home from the Strand median, list it against Clubside asking prices, print an assessment no document supports, forget the 30-day association approval, put a sign in the window, promise an investor a lease slot under the 25% cap, or hand a condominium seller the wrong disclosure form. None of those errors is exotic, and each costs a seller time or money.
Every Strand neighborhood sells differently. Our seller guide to The Strand as a whole sets all fifteen neighborhoods side by side, and our guide to The Strand covers the community, the club and the master association.
If you are searching for a Pinnacle at The Strand listing agent, or thinking, "I need someone to sell my Pinnacle at The Strand home," you are selling one of two floor plans on one street, with no competing Pinnacle listing on the market and a 36-month MLS record of 15 closings at a $654,000 median. McGreevy and Comisar price that record plan by plan.
Start with a free valuation of your Pinnacle at The Strand home. It takes about a minute, and Jesse follows up with the Pinnacle sales that fit your home: same plan, same side of the street, upstairs or downstairs, adjusted for condition, updates, the view and any lease in place. (239) 898-6072, text or call. Confidential conversations welcome.
Yes, for a home priced to the 2026 record. A fall launch is ready for the January to April buyers who accounted for 20 of the 33 Pinnacle closings of the last five years.
Only with a reason the buyer can see. The plan's last sale was $565,000 in February 2026 after 140 days at 92.62% of list; its March 2025 high-water mark was $610,500 in three days.
Not if it is planned. We submit the application the day the contract is signed and set the closing date after the 30-day window.
Open house signs need the association's written approval under Section 12.10, and every visitor needs gate access. We schedule private showings with names at the gate and market the home online.
Section 14.2(D) lists the grounds for disapproval, such as owning more than two units or delinquency to the association. We screen for them before accepting an offer, which is the best protection.
These Pinnacle at The Strand seller questions are answered from the Pinnacle 2022 restated declaration, Florida statutes, Collier County's recorded sales and the Southwest Florida MLS Matrix, retrieved September 26, 2026. For a number on your own home, request a free Pinnacle home valuation or call Jesse direct at (239) 898-6072.
It depends first on the plan. Over the last 36 months the MLS median across both plans was $654,000 (15 closings); the most recent sales were $565,000 for a 1,633 square foot home and $654,000 for a 2,150 square foot home. Side of the street, floor, condition and updates set the rest.
Two: $565,000 in February 2026 and $654,000 in June 2026 (Southwest Florida MLS Matrix, 12 months to September 26, 2026).
None were active, pending or under contract on September 26, 2026.
The five-year median was 13 days on market and the 36-month median 20 days, but both 2026 sales took more than 100 days (140 and 106). Pricing to the 2026 record is what shortens the wait.
October or November, so the home is ready for the January to April season, when 20 of the 33 closings of the last five years closed.
Mixed. Supply favors sellers, with no Pinnacle home for sale, but 2026 buyers paid 92.62% and 96.18% of list against a five-year median of 98.51%.
No. The Strand's 12-month median of $610,000 mixes very different products. Price off Pinnacle sales of your own plan, then check Clubside's closed sales.
About $93,000 at the five-year medians ($655,000 against $562,000) and $89,000 between the two 2026 sales ($654,000 against $565,000).
Buyers pay for the south-row lake with four lighted fountains, but the MLS rows do not code views, so we price the view from individual comparable sales rather than a formula.
Yes. Section 14.1 requires advance written approval of every sale, and Section 14.2 gives the association 30 days after a complete application to decide.
Only for good cause listed in Section 14.2(D), such as delinquency to the association, false information, a purchase that would give the buyer more than two units, or other listed grounds.
The purchaser, under Section 14.2(B)(1) of the restated declaration.
The declaration says within ten days after a request (Section 10.12), and section 718.116 sets the statutory deadline and fee cap.
The fee is paid when the certificate is requested and capped by statute; who bears it is set by the sale contract. You need one from the Pinnacle association and one from the master association.
No, not without the association's advance written approval. Section 12.10 covers windows, vehicles and lanais as well as the grounds.
Through the staffed main gatehouse on Strand Boulevard off Immokalee Road. The rear gate near Pinnacle Lane is for members only.
Yes, subject to the lease. A Pinnacle lease runs no longer than 12 months, so a buyer who wants to move in waits for it to end.
They narrow the investor pool and protect the owner-occupant pool. Most Pinnacle buyers are seasonal or full-time owners, which is the market we price and market to.
Look first at what the owner maintains: windows, sliding doors, the air conditioner, the water heater and the garage door (Section 11.2). A pre-listing inspection and a wind mitigation report answer the buyer's inspector and insurer.
Yes, with the association's approval and to its hurricane standards under Section 11.10 and Resolution 9.
Only with the association's written approval and approved sound insulation meeting a minimum IIC rating of 70 (Section 12.5).
Almost certainly. The buildings are two-story, the mandates start at three habitable stories, and no Strand building is on Collier County's milestone list.
Any pending or adopted special assessment appears on the estoppel, and the board may levy one for necessary repairs under Section 9.13. We ask the manager before you list.
Brokerage commission, documentary stamp tax at $0.70 per $100 ($4,578 on $654,000), estoppel fees as the contract assigns them, prorated taxes and assessments, and any agreed credits. In Collier County the buyer customarily pays the owner's title policy.
Yes. Commission is always negotiable and is agreed in the listing agreement.
No. The Strand has no community development district.
Assessments are prorated to the closing date from the estoppel figures; Collier County property taxes are prorated for the calendar year.
The Social membership comes with every Strand home, and your buyer joins with no initiation fee. Sport or golf upgrades follow the club's own terms, which we confirm with the club in writing.
Yes. The application, estoppels and closing can be handled electronically or by mail, and Marc handles showings, the gate and the association on site.
Over the same 36 months Pinnacle closed 15 sales at a $654,000 median, 98.56% of list and 20 days; Clubside closed 17 at $590,000, 96.68% and 62 days. We price against Clubside's closed sales, not its asks.
Up sharply, then easing: county qualified resale medians of $312,000 in 2020, $537,000 in 2022, $653,750 in 2024 and $610,500 in 2025.
$750,000, paid twice for the 2,150 square foot plan, in October 2023 and June 2024.
We review the price against new closings and Clubside activity every two weeks and adjust before the listing goes stale; a waiting Pinnacle home costs its owner assessments and club dues every month.
McGreevy and Comisar of Domain Realty Group, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, with a Pinnacle market read built from every closing of the last five years.
Every Pinnacle at The Strand fact on this seller guide comes from a recorded instrument, a state, county or federal record, the Pinnacle association's, the master association's or the club's own published documents, or the Southwest Florida MLS Matrix, retrieved September 26, 2026. Sources are grouped by who issued them and numbered continuously.
These are the official documents a Pinnacle seller and the seller's buyer read first, linked at the authority that issued them. The association's own 2022 restated declaration, rules and resolutions are listed on its official business page.
| Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
| The Pinnacle I at The Strand, a Condominium | Recorded with the Collier County Clerk | January 11, 2001 | The first 56 homes, phases, common elements and plot plans | View O.R. 2764, Page 1564 at the Clerk |
| Pinnacle neighborhood declaration of restrictions | Recorded with the Collier County Clerk | January 11, 2001 | The neighborhood declaration later amended and restated in 2022 | View O.R. 2764, Page 1505 at the Clerk |
| The Pinnacle II at The Strand, a Condominium | Recorded with the Collier County Clerk | February 4, 2002 | The second 56 homes and their phases | View O.R. 2975, Page 1142 at the Clerk |
| 2026 annual meeting notice and ballot | The Strand Master Property Owners Association | 2026 | Neighborhood vote counts, including 112 for The Pinnacle | Download the notice |
| Gate transponder form | The Strand Master Property Owners Association | August 1, 2025 | Transponder price and eligibility for owners and approved renters | Download the form |
| 2026 Membership Brochure | The Club at The Strand | 2026 | Mandatory Social membership, dues and upgrade options | Download the brochure |
| Milestone buildings list | Collier County | As of January 2026 | Condominium buildings subject to milestone inspection (no Strand building listed) | Download from Collier County |
| Form OIR-B1-1802 | Florida Office of Insurance Regulation | Current form | The wind mitigation inspection your buyer's insurer reads | Download the form |
| PT-112, Save Our Homes portability | Florida Department of Revenue | Current guide | Carrying a homestead benefit to your next Florida home | Download the guide |
Three records that matter here are not public and cannot be linked: the Pinnacle association's adopted budget and financial reports, behind the manager's owner portal since May 15, 2023; the master association's budget, behind its owner login; and the 2022 Amended and Restated Declaration's recording reference, which the association lists on its official business page but which we did not locate in the Clerk's index. Each appears on the estoppel certificates or from the closing agent.
McGreevy and Comisar list and sell homes across Southwest Florida from an office in Bonita Springs, and The Pinnacle sits inside the North Naples market they work every week. If you are weighing a sale on Pinnacle Lane, the first conversation costs nothing and usually saves a seller more than any decision made later.
If you are thinking, "I need someone to sell my house in The Pinnacle at The Strand, Florida," McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Naples, Estero, Bonita Springs, Fort Myers, Collier County, Lee County and Babcock Ranch. Whether you own a 1,633 square foot home on the lake row of Pinnacle I or a 2,150 square foot home at the east end of Pinnacle II, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008.
Request a free home valuation for your Pinnacle at The Strand home, read our guide to The Pinnacle at The Strand, or, if you are buying, see buying a home in The Pinnacle at The Strand and how we represent buyers in Southwest Florida.
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, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
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. McGreevy and Comisar, Pinnacle at The Strand listing team. Brokered by Domain Realty.