Updated September 2026
Sell your single-family home in The Strand with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Street and plan pricing from 14 MLS sales, the roof and association file built first. Call (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Single Family Homes at The Strand is 121 custom pool homes on six dead-end streets, and on September 26, 2026 not one of them was for sale. Fourteen closed through the Southwest Florida MLS in the last 36 months at a $1,775,000 median. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price, market and paper a single-family sale street by street and plan by plan, because here the street and the plan set the price.
This page is written for the owner of one of those 121 homes who is thinking about selling. If you want the full picture of the neighborhood itself, the four Pelican Strand replats, the lots, the published association fee, the roof policy, the flood map and the schools, read our complete guide to Single Family Homes at The Strand, which this seller guide sits beside. The single-family association is one of the 15 voting neighborhoods inside The Strand, the gated golf community at Immokalee Road and I-75 in North Naples, ZIP 34110, and it is the top price tier behind the gate. Everything below answers one question: how to sell a single-family home on Whisperwood Court, Rolling Oaks Court, Rolling Pines Drive, Marble Court, Amberwood Drive, Barclay Lane or the three Strand Boulevard lots for the most money, with the fewest surprises, on a timeline you control. If you would rather talk it through, Call Jesse 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 association, master association and club paperwork on every listing they take. If you are comparing listing agents across the city before you choose one, our guide to the best real estate agents in Naples, compared on the public record sets the teams side by side on reviews, licence history and published production.
Those are career numbers across Lee and Collier County. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate. Learn more about the wider team at DomainRealtyGroup.com.
Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. We also show you the whole record. We tracked all 24 single-family closings the Southwest Florida MLS recorded in the five years to September 26, 2026, every recorded deed on the 121 lots in the county sales file back to 1997, the 2026 preliminary county roll for every home, FEMA's maps for every address point and every notice the association has published. Each figure below carries its source, its window and its count.
You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings through the Strand gatehouse, buyer agent conversations, inspections, the roof and pool cage questions, 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, 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 single-family home in The Strand differs from most Naples home sales in seven ways: your street and your plan are separate markets, the association screens your buyer, the board's roof policy is the first question, signs are allowed only within a size rule, the fee is published, two estoppels are needed, and nothing else is listed.
The 121 homes sit in three separate pods: Whisperwood Court, Rolling Oaks Court, Marble Court and Rolling Pines Drive west of Strand Boulevard; Amberwood Drive's lake loop to the north; and Barclay Lane with the three Strand Boulevard lots to the northeast. Over five years Amberwood Drive's four MLS sales all closed at $1,849,000 or more, while Barclay Lane's five sales, on the smallest lots, recorded a $1,128,000 median and the only two sales under $1,000,000. A seller who prices off the neighborhood median is wrong on both streets.
The homes were built lot by lot by many builders from 1998 on, so two homes of the same size on the same street can carry very different plans and finishes. Over five years the eleven four-bedroom-plus-den sales all closed at $1,550,000 or more, the eight three-bedroom sales ran $898,900 to $1,700,000, and the single six-bedroom sale reached $2,895,000. Bedroom count, den and living area move the number more than any other feature.
The association's forms page routes every sale and lease through Tenant Evaluation under community code 14703, and its application says "the community association and its Board of Directors make the final decision." Your buyer applies after the contract is signed, so the application belongs on the contract calendar from day one.
In November 2022 the association's president wrote that "all roof projects require Board approval" and that, because many roofs are over 20 years old, the board "will not approve simply replacing damaged tiles with new tiles but will require full replacement of the roof" in most cases. Every buyer and every buyer's insurer will ask for your roof's permit date and its approval. A replaced roof with both on file is a selling point; an original roof is a price item.
The association's March 2020 sign notice says "real estate, political and home security signs are allowed depending on size," while advertising signs need approval. We order a sign that meets the limit and reach most buyers online and through their agents before they ever drive your street.
The association publishes its 2026 quarterly assessment, $1,525, and says the "Capital Contribution is one quarter of assessments collected from buyer at closing." It is the only published neighborhood assessment in The Strand, which makes your listing easier to budget than any condominium inside the gate. A sale still needs two estoppel certificates, the single-family association's and The Strand master association's.
On September 26, 2026 the MLS showed no active and no pending single-family listing on any of the six streets. The next seller lists into zero competition inside the association, which is the best position a seller can hold, provided the price respects the street's and the plan's own record.
This seller guide runs from what makes a single-family sale here different, through the market, the street and plan tables, one sale walked through from the record, the comparison with The Links, pricing, marketing and negotiation, to costs, disclosure, paperwork, flood, the sell-or-lease decision, timing, reviews and the seller FAQ.
For a single-family home priced to its own street and plan, yes. The Southwest Florida MLS shows 14 closings over 36 months at a $1,775,000 median, no active or pending listing on the six streets on September 26, 2026, and a September 2026 sale that closed with 0 days on market. The caution is price: homes listed above their street's record waited 128 to 218 days.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
Four closings in the last 12 months are too few to lean on a median, so we widen the window to the first one holding ten or more. The 24-month window holds 9; the 36 months from September 27, 2023 to September 26, 2026 hold 14 single-family closings:
Two of the fourteen are SDE records in the MLS, meaning they were entered after closing and not marketed on the MLS: a Whisperwood Court three-bedroom-plus-den home at $1,325,000 in September 2023 and a Whisperwood Court four-bedroom-plus-den home at $1,800,000 in May 2025. They count in the price median and volume, and they are excluded from sale-to-list and days on market, where they carry no meaningful figure.
| Closed | Street | Plan in the MLS | Living area | Final list | Sold | Sale-to-list | Days on market |
|---|---|---|---|---|---|---|---|
| October 3, 2025 | Barclay Lane | 3 bedrooms, 3 baths | 2,870 sq ft | $898,900 | $898,900 | 100.00% | 0 |
| May 11, 2026 | Marble Court | 4 bedrooms plus den, 4 baths | 3,200 sq ft | $1,700,000 | $1,550,000 | 91.18% | 47 |
| July 31, 2026 | Whisperwood Court | 4 bedrooms plus den, 3.5 baths | 3,133 sq ft | $2,200,000 | $2,000,000 | 90.91% | 51 |
| September 25, 2026 | Whisperwood Court | 4 bedrooms plus den, 3.5 baths | 3,408 sq ft | $1,800,000 | $1,750,000 | 97.22% | 0 |
Southwest Florida MLS Matrix, closings September 27, 2025 to September 26, 2026: 4 closings at a median of $1,650,000 (n = 4, even, the mean of $1,550,000 and $1,750,000); median $498.94 per living square foot (even, the mean of $484.38 and $513.50); median sale-to-list 94.20% (the mean of 91.18% and 97.22%); median 23.5 days on market (the mean of 0 and 47). No home actually sold at $1,650,000, which is why we read the four as a list and not as a rate.
The MLS showed no active, no pending and no contingent single-family listing on Whisperwood Court, Rolling Oaks Court, Rolling Pines Drive, Marble Court, Amberwood Drive or Barclay Lane. With four sales in twelve months, any listing launched this fall is the only single-family home inside The Strand's gate a buyer can tour. The September 25, 2026 sale closed with 0 days on market at 97.22% of its asking price, which is how a price agreed before the listing went live reads in the MLS.
The county's recorded sales file, in data files dated August 29, 2026, records 11 qualified single-family sales in the 36 months to August 28, 2026 at a median of $1,970,000, the first county window with ten or more, and 20 over 60 months at a median of $1,740,000. The two layers disagree in three places, and we report them: the county coded the October 2025 Barclay Lane sale at $898,900 as not qualified, the July 2026 Whisperwood Court sale had no qualification code yet in the August file, and the September 2026 sale closed after the file was cut. We read the county layer as a check on the MLS, never as a second price for your home, and we never mix the county's base area with MLS living area.
Across all of The Strand's 61 MLS closings in the last twelve months, the median sold price was $610,000 (odd, an observed sale) and the median time on market was 51 days, per the same Matrix pull. That is a condominium number. The single-family association's 36-month median of $1,775,000 is nearly three times it, and its five-year median price per living square foot, $557.76 (n = 23), is the highest of any Strand neighborhood. Your comparables are the single-family streets, not the gate.
Strand single-family homes sell by street and by plan. Over five years, Amberwood Drive's four sales ran $1,849,000 to $2,400,000 while Barclay Lane's five recorded a $1,128,000 median, and the eleven four-bedroom-plus-den homes all sold at $1,550,000 or more. Your comparable sales are your street's and your plan's, not the neighborhood median.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Street | Homes | MLS sales, five years | Sold prices, five years | Median 2026 county just value |
|---|---|---|---|---|
| Whisperwood Court | 26 | 7 | $1,225,000 to $2,075,000; median $1,750,000 (odd n) | $1,177,185 |
| Barclay Lane | 27 | 5 | $898,900 to $1,680,000; median $1,128,000 (odd n) | $1,111,354 |
| Amberwood Drive | 26 | 4 | $1,849,000, $1,910,000, $1,970,000, $2,400,000 | $1,411,021 |
| Rolling Oaks Court | 13 | 3 | $1,700,000, $1,800,000, $1,990,000 | $1,198,341 |
| Rolling Pines Drive | 11 | 3 | $1,434,000, $2,175,000, $2,895,000 | $1,259,838 |
| Marble Court | 15 | 2 | $1,550,000, $1,910,000 | $1,196,251 |
| Strand Boulevard lots | 3 | 0 | none in five years | $1,262,274 |
Southwest Florida MLS Matrix, closings September 27, 2021 to September 26, 2026; median just value from the 2026 preliminary county roll, files dated August 29, 2026. Every street holds fewer than ten sales, so we list them and lean on no street median as a market rate. Just value is the county's assessment figure, not a market price; every single-family MLS sale of 2026 closed above its home's 2026 preliminary just value.
| Plan group | Sales, 36 months | Living area | Sold prices | Median price per living sq ft |
|---|---|---|---|---|
| 3 bedrooms, with or without a den | 5 | 2,462 to 2,935 sq ft | $898,900 to $1,675,000; median $1,325,000 (odd n) | $528.11 (n = 5, odd) |
| 4 bedrooms plus a den | 8 | 3,133 to 3,850 sq ft (one not entered) | $1,550,000 to $2,400,000; median $1,985,000 (even n, the mean of $1,970,000 and $2,000,000) | $623.38 (n = 7, odd) |
| 6 bedrooms or more | 1 | 4,892 sq ft | $2,895,000 | $591.78 |
Southwest Florida MLS Matrix, closings September 27, 2023 to September 26, 2026. No group holds ten sales, so each median is a description of the sales listed, not a market rate.
Eight of the fourteen sales in 36 months were four-bedroom-plus-den homes of about 3,100 to 3,850 square feet, and every one closed at $1,550,000 or more. The top of that band, $2,400,000 on Amberwood Drive in August 2024, was a 3,850 square foot home that waited 128 days after listing at $2,495,000. The bottom, $1,550,000 on Marble Court in May 2026, was a 3,200 square foot home listed at $1,700,000. Between them sit the Whisperwood Court sales at $1,750,000, $2,000,000 and $2,075,000. If you own this plan, your number lives inside that band, and the street, lot, roof and finishes place it.
Five three-bedroom homes sold in 36 months, from $898,900 to $1,675,000. The highest was a 2,686 square foot Barclay Lane home with a den at $1,675,000 in November 2023 after 37 days; the slowest was a 2,806 square foot Whisperwood Court home that listed at $1,350,000, waited 218 days and closed at $1,225,000 in January 2025. A three-bedroom home here competes with The Links next door as much as with its own street.
The $2,895,000 sale on Rolling Pines Drive in October 2023 was a six-bedroom home of 4,892 square feet that closed at its full asking price after 6 days. It is the high of the five-year record and the largest home sold, and it is the wrong comparable for nearly every other home on the six streets. When a buyer's agent or an online estimate cites it, we answer with your own plan's sales.
Amberwood Drive circles its own lake; Marble Court and Rolling Pines Drive back onto a wooded preserve on their west side; Whisperwood Court and Rolling Oaks Court sit between Strand Boulevard, a lake and golf holes; Barclay Lane runs along fairway and lake on the east. With 24 sales in five years, no setting premium can be measured statistically, so we compare your home with the closest sales of the same setting and show a buyer the backyard from the air.
The clearest lesson in the single-family record is a Whisperwood Court home whose lot sold three times as vacant land in 1998, whose house was completed in 1999 and never resold for value, and which closed through the MLS on September 25, 2026 at $1,750,000, 97.22% of its asking price, after 0 days on market.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
The county sales file shows the vacant lot changing hands three times in the first half of 1998, at $112,000, $112,000 and $126,000, as it passed toward the builder who would put a house on it. That pattern repeats across the neighborhood: the 121 lots recorded 129 vacant-land sales, 51 of them in 1998 and 26 in 1999, at a median of $132,000.
The county roll records the home as completed in 1999, one of 29 single-family homes finished that year. It carries a pool, as all 121 lots do on the roll. For twenty-seven years the deed never moved for value, which makes this owner typical: in the county sales file, 51 of the 120 homes with a recorded sale for value last sold for value in 2013 or earlier.
The home came to the MLS as a four-bedroom-plus-den plan with 3.5 baths and 3,408 square feet of living area, at $1,800,000. It closed on September 25, 2026 at $1,750,000, 97.22% of list, with 0 days on market, at $513.50 per living square foot. It closed after the county's August 2026 sales file was cut, so the county record does not yet show it.
Three things. First, a long-held home has no useful price memory: a 1999 house cost and a 1998 lot price of $126,000 say nothing about a 2026 value about fourteen times that lot price. Second, a price set inside the street's and plan's recent range, $1,750,000 to $2,075,000 for Whisperwood Court's four-bedroom-plus-den homes, sold without ever sitting on the market. Third, the sale is now the comparable every Whisperwood Court buyer will cite, so the next owner who wants more needs a larger plan, a newer roof or a better backyard to justify it.
Your buyer will usually choose between Single Family Homes at The Strand and The Links at The Strand, the two detached neighborhoods at the top of The Strand's market. The single-family streets offer larger lots and plans, a published fee and buyer screening; The Links offers a golf view from every home and no transfer approval, about $600,000 lower at the five-year median.
| Question | Single Family Homes at The Strand | The Links at The Strand |
|---|---|---|
| Legal form | Owned lots and homes, homeowners' association, Chapter 720 | Owned lots and homes, homeowners' association, Chapter 720 |
| Homes | 121 on six streets plus three Strand Boulevard lots | 54 on Fairway Court |
| Built, county roll | Mostly 1998 to 2005, by many builders | 2000 to 2003, by one developer |
| Lot size, county roll | 0.25 to 0.46 acres, median 0.32 | 0.17 to 0.28 acres, median 0.19 |
| MLS living area, five-year sales | 2,462 to 4,892 sq ft | 2,091 to 3,300 sq ft |
| Private pool, county roll | 121 of 121, 100 with a spa | 54 of 54, 40 with a spa |
| Setting | Lakes, preserve and golf, by street | Every home on Savannah holes 4, 5 or 6 |
| Association fee | Published: $1,525 a quarter in 2026; buyer's capital contribution of one quarter | Not published; by its recorded declaration it includes each lot's lawn and the master share |
| Approval to buy | Tenant Evaluation screening; the board makes the final decision | None: "There shall be no restrictions on transfers of Lots" |
| Roof | Owner's; every roof project needs board approval | Owner's; changes need master association approval |
| Five-year MLS closings | 24, median $1,775,000 (even n) | 10, median $1,167,500 (even n) |
| Median $ per living sq ft, five years | $557.76 | $425.17 |
| Closings, last 12 months | 4, median $1,650,000 (even n) | 6, median $1,265,000 (even n) |
| FEMA effective zones at the address points | 111 Zone X, 4 shaded Zone X, 6 Zone AH of 121 | 43 Zone X, 6 shaded Zone X, 6 Zone AH of 55 |
Sources: the association's forms page and notices; The Links declaration recorded with the Collier County Clerk; the 2026 preliminary county roll; FEMA's National Flood Hazard Layer; Southwest Florida MLS Matrix, retrieved September 26, 2026. Our guide to The Links at The Strand covers the other side in depth.
A Links home sells at a lower total price and a lower price per foot, $425.17 against $557.76 over five years, on lots about three-fifths the size. A buyer's agent with a three-bedroom budget will put your home beside a Links listing and argue per foot. We answer with your lot, your plan and your street's own sales, and we show the backyard The Links cannot offer: a lake loop, a preserve or a half-acre lot.
More land, more house, a custom plan rather than one developer's catalog, a published association fee a buyer can budget to the dollar, and the smaller flood-zone exposure of the two by share of address points. Those are facts we put in your listing.
Do not promise a buyer that the association fee includes the master association's share; the association has not published that, and the estoppel certificate is where it is confirmed. Do not promise a roof will pass the board's tile-matching standard after a storm. Do not promise the buyer's application will be approved by a date. We would rather lose a showing than lose a closing.
If you also own on Fairway Court, or you are advising a neighbor there, our guide to selling a home in The Links at The Strand covers its golf-front lots, its unpublished fee and its sales record from the seller's side.
Single-family buyers in The Strand are mostly full-time Florida households, families who need four or five bedrooms and a school zone, owners moving up from a Strand villa or condominium, and out-of-state buyers who want a gated golf address without a condominium. Short-term investors are absent, because the master declaration sets a 30-day minimum lease.
On the 2026 preliminary roll, 82 of the 121 homes (67.8 percent) carry a homestead exemption, and 90 owners have a Florida mailing address. Across all 1,072 residential parcels in The Strand, 38.7 percent carry an out-of-state owner address; on the single-family streets the figure is 30 of 121, or 24.8 percent. Your buyer is most likely someone who will live in the home year-round.
Every address on the six streets is zoned for 2026-2027 to Veterans Memorial Elementary, North Naples Middle and Aubrey Rogers High, all three graded A by the state in 2024, 2025 and 2026, per Collier County Public Schools. Dead-end streets with only local traffic and a four-bedroom-plus-den plan of 3,100 to 3,850 square feet are what this buyer is looking for, and the listing should say so plainly.
Strand owners in Wedge Wood, The Pinnacle, Trophy Club or The Links already pay the club's Social dues and know the gate. A single-family home gives them land, a private pool and a garage without leaving their club. That buyer knows The Strand's prices and needs to see why your home is worth the step up.
Thirty owners on the single-family streets have a mailing address in another state and one in Canada. That buyer often tours in winter, decides from video and an aerial, and asks hardest about the roof, the hurricane deductible and the flood zone. A listing that answers those three questions before the first call is the one they write an offer on.
The master declaration sets a 30-day minimum lease, the association screens every tenant through Tenant Evaluation, and a 2022 notice bars a business that brings non-residents to the property. A buyer planning nightly or weekly rentals will not buy here, and marketing aimed at rental yield aims at the wrong buyer.
We price a single-family home in The Strand in seven steps: start with your plan's sales in the first window holding enough of them, narrow to your street and setting, adjust for the roof and its approval, adjust for condition and openings, adjust for date, test against The Links and the county record, and put the number and the evidence in writing before you sign anything.
Your comparable set begins with homes of your bedroom count, den and living area: eight four-bedroom-plus-den sales or five three-bedroom sales over 36 months, widened to 60 months when we need more. We never start from The Strand's $610,000 twelve-month median, a condominium number, or from a single-family median that blends a 2,462 square foot home with a 4,892 square foot one.
Next comes the street and what the backyard faces. Amberwood Drive's lake loop has recorded every one of its five-year sales at $1,849,000 or more and carries the highest county values; Barclay Lane's smaller lots, median 0.26 acres against 0.32 for the neighborhood, carry the lowest. A preserve view on Marble Court or Rolling Pines Drive, a lake on Amberwood Drive and a fairway on Barclay Lane each find their own buyer.
Here the roof is a pricing line of its own. The board approves every roof project under section 4.1 of the covenants and has said it will generally require full replacement of older tile roofs rather than a patch. A roof replaced since the storms of 2017 and 2022, with its Collier County permit and its board approval on file, removes the largest question a buyer and the buyer's insurer will ask. An original roof on a 1999 home is a cost the buyer will price, so we price it first.
Kitchens and baths, impact windows and doors or shutters, the air conditioning and water heater dates, the pool, its heater and its screen cage, and any addition with its approval. A home completed before the statewide Florida Building Code took effect on March 1, 2002, as 92 of the 121 were, can still carry modern openings and a modern roof; the wind mitigation report shows which ones do.
The single-family record moved in steps: MLS calendar-year medians of $1,281,000 in 2022 (n = 4), $1,879,500 in 2023 (n = 10), $2,287,500 in 2024 (n = 2), $1,550,000 in 2025 (n = 5) and $1,750,000 in 2026 to date (n = 3). With so few sales a year, those swings are mostly mix, not market, so we date-adjust a comparable only after matching its plan and street.
A number has to survive the argument a buyer's agent will bring from The Links next door, where five-year sales closed at $425.17 per living square foot against $557.76 here, and it has to sit sensibly beside the county's recorded prices. If it does not, it moves.
You receive the comparable set, the adjustments with their reasons, the Links comparison and a recommended list price with a range. Request it through our single-family home valuation for The Strand or Call Jesse direct at (239) 898-6072.
Before you choose an agent or a list price, see what your plan has actually sold for on your street and the streets around it, sale by sale. Request your free single-family valuation in The Strand, or Call Jesse direct at (239) 898-6072. Buying your next home inside the gate at the same time? Read buying a single-family home in The Strand or Call Marc at (239) 287-5873.
We market a Strand single-family home by reaching the buyer before the buyer reaches the gate: cinematic video, drone and professional photography of the home, the pool and the lake, preserve or fairway behind it, a listing that answers the roof, flood, fee and application questions up front, a sign within the association's size rule, and showings scheduled through the gatehouse.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
Cinematic video, drone and professional photography show what a street view never could. These homes sit on lakes, preserve and golf holes, and the aerial is how an out-of-state buyer understands which lot backs to water and which backs to a fairway. A drone frame also shows the roof, which here is a selling point a buyer can see before the inspection.
The listing states the plan, the den, the living area, the lot size, the setting, the roof's material, permit year and board approval, the flood zone at your address point, the $1,525 quarterly association fee, the buyer's capital contribution and the club's $4,162 Social dues. A buyer who learns those facts from us arrives ready to write an offer, not ready to ask twenty questions.
The listing travels through the MLS and its syndication, our qualified-buyer database, the agents who show The Strand every week and the seasonal buyers who search from out of state. When a sale needs to stay quiet, we work it off-market with discretion; the September 2026 Whisperwood Court sale closed with 0 days on market, the pattern of a price agreed before public launch.
The association allows real estate signs "depending on size." We confirm the current limit with the manager and order a sign that meets it. The six streets are dead-ends with only resident and guest traffic, so a sign mostly speaks to neighbors who may know a buyer; the market is online.
Every visitor must clear The Strand's staffed main gate. We register showings and any open house with the gatehouse in advance, under the master association's access rules, and schedule them around your season and your household.
Some owners prefer a private sale, a sale timed to a lease ending or a purchase elsewhere, or a sale handled entirely from out of state. We do all three, and we never put a price in public until you approve it.
We negotiate a Strand single-family contract around six points that decide whether it closes: the buyer's readiness for the Tenant Evaluation application, the homeowners' association disclosure summary, inspection requests on homes built from 1998 to 2005, insurance quotes tied to the roof, credits rather than price cuts, and multiple offers when supply is zero.
The association's Tenant Evaluation application says the association "could request information such as Credit report (Social Security number necessary), Criminal background check, Eviction report, Proof on income, Personal and work verifications," and the board makes the final decision. We make sure your buyer knows that before the contract is signed and builds the application time into the closing date, so approval is a step, not a surprise.
Florida's homeowners' association disclosure summary under section 720.401 must reach the buyer before the contract is signed; if it does not, the buyer can void the contract before closing. We attach it to every offer we accept, so that right never opens.
A buyer's inspector will look at the roof, the air conditioning, the water heater, the pool equipment and cage, the windows and the electrical panel on a home that may be 27 years old. The county's permit records, not the listing's remarks, tell the buyer when each system was last replaced; we pull them before we list, so the inspection confirms what the buyer already knows.
Wind coverage turns on the roof's age and material, the roof-to-wall connections and the opening protection. We hand the buyer's insurer your wind mitigation report and roof permit on day one, so a quote does not stall the contract in week three.
When an inspection finds an item that needs work, a closing credit usually costs you less than a price cut, because it does not lower the comparable sale the next single-family seller on your street will cite.
With nothing listed on the six streets, a correctly priced home can draw more than one buyer. We ask every buyer for a highest and best offer with proof of funds or a lender approval, a short inspection period and the application started at contract, and we compare terms as well as price.
Selling a Strand single-family home costs the negotiated brokerage fee, Florida documentary stamp tax of $0.70 per $100 on the deed, the single-family association and master association estoppel certificates, prorated taxes and assessments, and any credits you agree to. There is no CDD payoff. On a $1,775,000 sale, the 36-month median, the deed stamps alone are $12,425.
Florida charges documentary stamp tax on a deed at $0.70 per $100 of the price under section 201.02 of the Florida Statutes, as the Florida Department of Revenue explains. In a Collier County resale the seller customarily pays it. On $1,775,000 that is $12,425; on the $1,985,000 four-bedroom-plus-den median, $13,895; on the $1,325,000 three-bedroom median, $9,275; on the $2,000,000 July 2026 sale, $14,000.
The Strand Homeowners' Association issues an estoppel certificate under section 720.30851 stating the regular assessment, what is paid through closing, any unpaid balance, the capital contribution and any special assessment adopted. The 2024 legislation capped the fee at $299 for a current account, plus $119 for delivery within three business days and $179 if the account is delinquent, per the House staff analysis of CS/CS/HB 979. It should also say whether the $1,525 quarterly figure carries the master association's share.
Every Strand home also sits under The Strand Master Property Owners Association, a Chapter 720 association managed by Dorrill Management Group at 5672 Strand Court. Its certificate states what the master association is owed. The two certificates have to agree on who bills what, and we check that they do before the closing agent prepares the settlement statement.
Florida's owner's title insurance premium is set by the state under rule 69O-186.003 of the Florida Administrative Code, so every title company charges the same premium for the same coverage. In Collier County the buyer customarily selects the closing agent and pays the owner's policy. The contract always controls.
Florida property taxes are paid in arrears each November, so at a closing before the bill you credit the buyer for your days of ownership that year. Your quarterly association assessment is prorated from the estoppel figures, and club dues are settled with the club directly.
Commission is negotiable and set in your listing agreement; there is no standard rate. Since the practice changes of August 17, 2024, offers of compensation to a buyer's agent are not advertised on the MLS, and buyers sign a written agreement with their own agent before touring. Whether you offer anything toward the buyer's agent is your decision, and we walk you through what current single-family buyers here expect.
| Line, on a $1,775,000 sale | Who customarily pays in Collier County | Amount |
|---|---|---|
| Documentary stamp tax on the deed | Seller | $12,425 |
| Single-family association estoppel | Contract term; commonly the seller | Up to $299, plus $119 if rushed |
| Master association estoppel | Contract term; commonly the seller | Capped under section 720.30851 |
| Capital contribution, one quarter's assessment | Buyer | $1,525 at the 2026 rate |
| Tenant Evaluation application fee | Buyer | Shown in the application portal |
| CDD payoff | Not applicable | None; The Strand has no CDD |
| Listing-side brokerage fee | Seller | Negotiated; each 1 percent of price is $17,750 |
| Owner's title insurance policy | Buyer, by Collier custom | Buyer's cost |
| Property tax proration | Credit from seller to buyer | Your bill divided by 365, times your days of ownership |
| Mortgage payoff | Seller, if any | Your lender's payoff letter |
This is arithmetic for illustration, not a quote. A closing agent's settlement statement is the only final number, and we prepare an estimated net sheet for your own price and contract before you sign anything. Call Jesse direct at (239) 898-6072.
A Strand single-family seller owes the buyer known material defects under Florida's common-law duty, the homeowners' association disclosure summary under section 720.401, a property tax disclosure summary, the flood disclosure under section 689.302, and the facts of any lease in place. The roof, past storm damage and unapproved exterior work are the items buyers press hardest.
Florida's Supreme Court held in Johnson v. Davis (1985) that a home seller who knows of facts materially affecting value that are not readily observable must disclose them, and an "as is" contract does not remove that duty. We help you complete the seller's disclosure accurately, including the roof's age and repairs, leaks, pool and cage repairs, storm damage and any association matter you know of.
Your home sits in a mandatory homeowners' association under Chapter 720, so section 720.401 requires a disclosure summary telling the buyer that membership is mandatory, that recorded covenants govern use and that assessments are owed and may change. The Strand's ten condominium associations follow Chapter 718 instead; your sale does not. This page is information, not legal advice; your closing agent or attorney decides how the statutes apply to your contract.
Section 689.261 requires a property tax disclosure summary at or before the contract, warning the buyer not to rely on your current taxes. On the 2026 preliminary roll, the median homestead bill on these streets was $7,035.91 (n = 82, even) and the median non-homestead bill $11,251.15 (n = 39, odd). A long-held homestead bill resets after a sale, so your buyer budgets on the purchase price.
Florida's flood disclosure asks about flood insurance claims, federal flood assistance and known flood damage, not zones. Most of the six streets are Zone X; answer the form from your own records, and if your home is one of the six Zone AH address points, have the elevation certificate ready to show the buyer.
The association requires an Architectural Review Board form for any change to a home's exterior. A cage, a roof, a paint color or an addition without an approval on file is a question a buyer's attorney may ask; disclose what you know and find the approvals now.
If a tenant occupies your home, disclose the lease, the rent, the deposit and the end date. The master declaration sets a 30-day minimum lease and the association screens tenants, so a sale can close around a seasonal lease, and your buyer still applies through Tenant Evaluation.
A Strand single-family sale needs its paperwork gathered before the first showing: the owners-only governing documents downloaded from your login, every Architectural Review Board approval, the roof's permit and board approval, a wind mitigation report, an elevation certificate where the map calls for one, both estoppel certificates and the club's written statement on your membership.
The association keeps its "Documents, Rules, Assessment Collection and Fining Policy" in an owners-only section of its website, along with its welcome packet and map. A buyer cannot read the declaration, the current rules or the budget until you or the manager provide them, so we download the full set from your owner login at listing and put it in the buyer's hands with the contract.
The documents changed three times in four years. The board approved revision 9 of the Rules and Regulations in December 2022 to match the master association's April 2022 amendments; the president reported in September 2023 that the articles, bylaws and declaration had been updated, with an owner vote planned that October needing at least 81 votes; and further rule revisions to conform to new state law were circulated for adoption at the September 26, 2024 board meeting. The public record we read does not show the 2023 vote's result, so we confirm the current set with the manager.
The association's 2017 reminder said "any changes to your home require the filing of an ARB Form." A replaced roof, a new cage, impact windows, a generator pad, a fence or a new exterior color should each have an approval on file with the manager, Seacrest Southwest Property Management. Find yours now, not in week two of a contract.
The roof's Collier County permit with its final inspection date, the board's written approval, the material and the contractor's warranty, and any storm claim history. This is the single most valuable folder in a single-family listing here.
A wind mitigation inspection under section 627.0629 documents roof shape, roof-to-wall connections and opening protection, and it lets a buyer quote insurance in the first week instead of the third. On Barclay Lane, Marble Court and the Strand Boulevard lots, where six address points fall in Zone AH on the effective map, an elevation certificate answers the flood question for your specific home.
The flood map helps most single-family sales in The Strand. On FEMA's effective map, 111 of the 121 address points are unshaded Zone X, 4 are shaded Zone X and 6 fall in Zone AH, on Barclay Lane, Marble Court and two Strand Boulevard lots, and FEMA's preliminary maps put all 121 in Zone X. Four of the six streets are entirely Zone X.
| Street | Homes | Zone X | Shaded Zone X | Zone AH |
|---|---|---|---|---|
| Whisperwood Court | 26 | 26 | 0 | 0 |
| Rolling Oaks Court | 13 | 13 | 0 | 0 |
| Rolling Pines Drive | 11 | 11 | 0 | 0 |
| Marble Court | 15 | 14 | 0 | 1 |
| Amberwood Drive | 26 | 26 | 0 | 0 |
| Barclay Lane | 27 | 20 | 4 | 3 |
| Strand Boulevard lots | 3 | 1 | 0 | 2 |
FEMA National Flood Hazard Layer, all 121 address points queried September 29, 2026. The streets straddle two panels: 87 points fall on 12021C0211H, effective May 16, 2012, and 34 on 12021C0192J, effective February 8, 2024.
The three Barclay Lane points in Zone AH are the lowest-numbered homes at the street's north end, near the entrance where the association reported water ponding after the 2023 repaving and later arranged a drainage line. The effective map does not populate a base flood elevation at those points. An address point is not a building footprint; a lender's flood determination or an elevation certificate decides the zone for a specific house, and a home mapped in Zone AH may have been built well above the ponding level.
FEMA's preliminary National Flood Hazard Layer puts all 121 points in unshaded Zone X. Collier County announced a 90-day appeal and comment period beginning August 19, 2026. Until the new maps take effect, the effective panels govern, so a seller on Barclay Lane, Marble Court or the Strand Boulevard lots should describe both maps accurately and let the buyer's lender decide.
The USGS elevation service put the ground at 15.4 to 16.3 feet at one mid-street point on each of the seven addressed streets, and Collier County's evacuation layer places all seven in Evacuation Zone D, called only after Zones A, B and C.
After Hurricane Irma in 2017 the association reported "major damage to vegetation, trees and some pool cages." After Hurricane Ian in 2022 the president wrote that "compared to our surrounding communities, The Strand held up quite well." The damage these homes take in a storm is wind damage to roofs, cages and trees, so answer storm questions from your own records and repairs.
Whether to sell, lease or hold a Strand single-family home turns on how you use it. The master declaration allows leases of 30 days or more, the association screens every tenant, and a home business that brings visitors is barred. Selling into a market with nothing listed is the alternative, and on September 26, 2026 it was a strong one.
Three layers are public. The association's forms page routes every lease through Tenant Evaluation under community code 14703; the master declaration sets a 30-day minimum lease term; and the master association's gate issues transponders to "residents, members, and approved renters only." The declaration's own leasing article, including any cap on leases per year, is in the owners-only documents.
If you use the home in season and lease it for a month or a season while away, holding works. The pool, the club and the gate stay the same, and the association's landscaper keeps the lawn and irrigation running whether or not you are here.
No single-family home was listed on September 26, 2026, four sold in twelve months, and the four-bedroom-plus-den band has held at $1,550,000 to $2,400,000 for three years. A seller who lists into that supply faces less competition than at any time a buyer can see in the record.
A sale can close around a seasonal lease if the lease allows showings and the buyer accepts it; the tenant will already have been screened by the association, and the buyer still applies through Tenant Evaluation. We time the showings to the tenant's schedule.
A correctly priced Strand single-family home sells in days to weeks; an overpriced one waits months. The 36-month median was 35 days on market (n = 12), with a range from 0 to 218 days, and the contract then runs to closing with the buyer's Tenant Evaluation application inside it.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
In the 36 months, nine of the twelve marketed homes took 0, 0, 0, 6, 10, 33, 37, 47 and 51 days. The three that waited longest, 128 days for the Amberwood Drive home listed at $2,495,000 and 177 and 218 days for two Whisperwood Court homes in 2025, closed at 96.19%, 92.54% and 90.74% of their final list prices. Price set the pace.
Five of the 14 sales of the last 36 months closed from January to June, and the most recent closed in September with 0 days on market. Listing in the fall reaches the winter buyers who tour The Strand from December to April, and a home that is ready by November is in front of them on their first visit.
If you're searching for a Single Family Homes at The Strand listing agent, or thinking, "I need someone to sell my single-family home in The Strand," you are selling one of 121 custom pool homes on six streets where nothing was for sale on September 26, 2026 and fourteen homes sold in 36 months from $898,900 to $2,895,000.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price every single-family listing from that record, street by street and plan by plan, and build the roof, flood and association file before the first showing. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number. Our process for the whole community is on selling your home in The Strand, and the full neighborhood record is in our Single Family Homes at The Strand guide.
Honors and recognition:
The request takes about a minute, and Jesse follows up with the single-family sales that fit your home: same plan and den, same street or a comparable one, adjusted for the lot, the lake, preserve or fairway behind it, the pool and cage, the roof's age and approval, impact openings and interior updates. An automated estimate cannot see that one Amberwood Drive home backs to the lake and the next to a neighbor, or that a recent roof is worth more here than almost anywhere because of the association's roof policy.
Selling your Strand single-family home? Get a free single-family home valuation in The Strand or Call Jesse direct at (239) 898-6072. Buying instead? Call Marc at (239) 287-5873 for a personalized buyer consultation for the single-family streets, or read how we represent buyers in Southwest Florida.
You get a free single-family home valuation in The Strand by requesting one online or calling Jesse McGreevy at (239) 898-6072. It is a written opinion of value built from the Southwest Florida MLS sales of your own plan and street, with the county's recorded sales, your association charges and your roof's status laid out beside it. There is no cost and no obligation.
You receive your plan's sales with their dates, streets, days on market and sale-to-list ratios; the county's recorded qualified sales; The Links comparison a buyer's agent will raise; your association charges once the estoppel arrives; the club cost your buyer will carry; and a recommended list price with a defensible range. The method behind it is set out step by step in what is my single-family home in The Strand worth.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office of McGreevy and Comisar is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your street, your plan, your roof's year, your timeline and the one thing you are most worried about, and you will get a direct answer. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and the first conversation costs nothing.
On these six streets, four-bedroom-plus-den homes of nearly the same size have closed $525,000 apart in 36 months (3,200 square feet on Marble Court at $1,550,000, 3,185 on Whisperwood Court at $2,075,000), and the price decides whether a home sells in zero days or two hundred. We would rather you see the evidence and the number before you commit to anything.
Jesse McGreevy is a top-reviewed Strand single-family listing agent, and the quotes below are five-star client reviews from the McGreevy and Comisar Google profile, reproduced in each reviewer's own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ "Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed." Verified Google review
Many single-family sellers here are buying their next home at the same time, inside the gate or out of state, and the two transactions have to be timed together.
★★★★★ "We have used his services for 5 transactions and every one has gone smoothly. He is a fantastic communicator, offers great representation, and is extremely honest." Verified Google review
A single-family sale here has more moving parts than most: the application, two estoppels, the roof file and the club.
★★★★★ "I had a great experience working with Marc Comisar and Jesse McGreevy. They were professional, knowledgeable, and made the entire process feel smooth from beginning to end." Verified Google review
Strand single-family owners work directly with Jesse McGreevy and Marc Comisar, not a call center. Jesse has been in the business since October 2004, the team launched in October 2008, and both read the association's notices, the county's deed history for all 121 homes, FEMA's maps for every address point and every single-family sale of the last five years before writing this page.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He runs pricing, marketing, data and the association, estoppel and club paperwork. Reach him at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: showings through the gatehouse, buyer agent conversations, inspections and the on-site management that lets a seasonal owner sell without flying down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
Pricing a three-bedroom home off the $2,895,000 six-bedroom sale, pricing off The Strand's condominium median, ignoring the board's roof policy, missing the buyer's Tenant Evaluation application, forgetting the master estoppel, promising that the fee includes the master share, or describing a Zone AH address point as Zone X. Each one costs a seller time or money.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). Jesse McGreevy, Florida license SL3101296. Marc Comisar, Florida license BK3060671. Brokerage office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
These are the questions Strand single-family owners ask us before they list, with each answer drawn from the Southwest Florida MLS Matrix (retrieved September 26, 2026), the county's recorded sales and 2026 preliminary roll, the association's published forms and notices, and the Florida Statutes. For the buyer's side of the same questions, see buying a single-family home in The Strand.
Price it to your plan's and street's recorded sales, gather the roof file and the owners-only documents before listing, market it with drone and video, attach the section 720.401 disclosure summary to the first offer, and start the buyer's Tenant Evaluation application the day the contract is signed. Call Jesse direct at (239) 898-6072 to start.
Ask any agent to price your home against its own plan's and street's sales and to explain the roof policy, the buyer application and the two estoppels. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.
It depends first on the plan and the street. Over 36 months, eight four-bedroom-plus-den homes closed at a $1,985,000 median (even, the mean of the middle pair) and five three-bedroom homes at $1,325,000. Get a free single-family valuation in The Strand for your own home.
Four closed from September 27, 2025 to September 26, 2026: $898,900 on Barclay Lane, $1,550,000 on Marble Court, $2,000,000 and $1,750,000 on Whisperwood Court. The median of $1,650,000 is the mean of the two middle sales.
Because the last 12 months hold only four sales and the last 24 months nine. We lead with the first window that holds ten or more closings, which here is 36 months: 14 sales at a $1,775,000 median.
In the five-year MLS record, $2,895,000 for a six-bedroom home of 4,892 square feet on Rolling Pines Drive, at its full asking price after 6 days in October 2023.
Usually not against it at all. It was the largest home sold in five years. The core of the market is the four-bedroom-plus-den home of about 3,100 to 3,850 square feet, which sold from $1,550,000 to $2,400,000 over 36 months.
None. On September 26, 2026 the MLS showed no active and no pending single-family listing on the six streets.
The 36-month median was 35 days on market (n = 12, even, the mean of 33 and 37), with a range from 0 to 218 days. The slow sales were priced above their street's recent range.
In the fall, to be live for the winter buyers who tour The Strand from December to April. Five of the 14 sales of the last 36 months closed from January to June.
Your buyer needs it. The association's forms page routes every sale through Tenant Evaluation, community code 14703, and its board makes the final decision.
The application says the association could request a credit report, a criminal background check, an eviction report, proof of income and personal and work verifications. The fee is shown in the application portal, not on the association's site.
A capital contribution of one quarter's assessment, "collected from buyer at closing" per the forms page, which is $1,525 at the 2026 rate, plus the application fee.
Yes, within the association's size limit. Its March 2020 notice says "real estate, political and home security signs are allowed depending on size."
Yes, through The Strand's staffed gate: we register visitors with the gatehouse in advance under the master association's access rules. Many buyers here prefer a private appointment.
First. The board approves every roof project and has said it will generally require full replacement of older tile roofs rather than tile matching, so a buyer and the buyer's insurer will want the roof's permit date and approval.
Not automatically. A new roof costs more than most buyers will credit, but an original roof on a 1999 home will be priced hard. We compare the replacement cost with your plan's sales and the buyer's insurance quote before you decide.
Yes. It documents roof shape, roof-to-wall connections and opening protection under section 627.0629, and it lets a buyer quote insurance in the first week.
Anything a buyer's inspector or insurer will flag first: roof leaks, water heater age, pool equipment and cage screens, and any exterior change made without an ARB form. Cosmetic updates should stay within the association's original-design standard.
They should have it. The association requires an ARB form for any exterior change, so we gather your approvals from the manager before listing.
We request them from the single-family association and the master association once you are under contract, so they are current at closing.
The purchase contract decides. Florida caps the fee for a current account at $299, plus $119 for delivery within three business days, under section 720.30851.
Only what is due through closing: your share of the current quarter's assessment and any unpaid charges, as the estoppel certificate states. The capital contribution is the buyer's.
The negotiated brokerage fee, documentary stamp tax of $0.70 per $100 on the deed ($12,425 on $1,775,000), the estoppel certificates and prorations. The buyer customarily pays the owner's title policy in Collier County.
Yes. Commissions are negotiable in Florida, and we set ours in writing at listing with every marketing item it pays for spelled out.
Yes, especially on Barclay Lane, Marble Court and the Strand Boulevard lots, where six address points are Zone AH on the effective map. Four streets are entirely Zone X, and the preliminary maps show all 121 in Zone X.
Every buyer inherits a mandatory Social membership at $4,162 for 2026 with no initiation for Strand homeowners, which buyers coming from other Naples clubs often see as a bargain. Golf is an optional upgrade.
No. The Strand's twelve-month median was $610,000, a condominium number. The single-family streets have their own record: $1,775,000 over 36 months.
Yes. Over five years, Amberwood Drive's four sales ran $1,849,000 to $2,400,000 while Barclay Lane's five recorded a $1,128,000 median on smaller lots; every street holds fewer than ten sales, so we list them.
The record shows a three-bedroom home of 2,870 square feet that sold at its $898,900 list price with 0 days on market, and the county coded the deed as not qualified, which usually means the sale was not an ordinary open-market transfer. We do not treat it as a comparable for a marketed home.
By price per square foot and by lot. Over five years the single-family streets sold at a median of $557.76 per living square foot and The Links at $425.17, and the median single-family lot is 0.32 acres against 0.19.
Yes, if the lease allows showings and the buyer accepts it; the tenant will already have been screened, and the buyer still applies through Tenant Evaluation.
Yes. About one in four owners here has a mailing address outside Florida on the 2026 roll, and we handle showings, vendors, the buyer's application and a remote closing for owners who are not in Naples.
Yes. We keep a qualified-buyer database for The Strand and can market a home privately; the September 2026 Whisperwood Court sale closed with 0 days on market.
No. The valuation is free and carries no obligation to list.
Request your free Strand single-family valuation and pull together your roof permit, your ARB approvals and your wind mitigation report. Call Jesse direct at (239) 898-6072.
Every Single Family Homes at The Strand fact on this page comes from the association's published forms and notices, a recorded instrument, a state, county or federal record, the master association's and the club's own published documents, or the Southwest Florida MLS Matrix, retrieved September 26, 2026. Primary sources are grouped by who issued them and numbered continuously.
The official Single Family Homes at The Strand documents below are published by The Strand Homeowners' Association, the master association, The Club at The Strand, Collier County or the State of Florida. They are the documents a seller should read before listing and a buyer will read before signing, and every row links the authority that holds the current version.
| Document | Issued by | Date | What it covers | Official link |
|---|---|---|---|---|
| Tenant Evaluation sales and lease application | The Strand Homeowners' Association | Current | Buyer and tenant screening under community code 14703; the board makes the final decision | Download the application |
| Architectural Review Board change or maintenance form | The Strand Homeowners' Association | 2022 | Approval for any exterior change, including roofs, cages and paint | Download the ARB form |
| Roof Replacement/Repair notice | The Strand Homeowners' Association | November 16, 2022 | Section 4.1 roof approval and the full-replacement policy | Download the roof notice |
| Business use notice | The Strand Homeowners' Association | February 2, 2022 | Declaration section 10.27 on home businesses | Download the business use notice |
| Revised Rules and Regulations cover letter, revision 9 | The Strand Homeowners' Association | December 2022 | Rules conformed to the April 2022 master amendments on pets, signage, golf carts and parking | Download the cover letter |
| Repaving notice | The Strand Homeowners' Association | May 17, 2023 | The six roadways of the single-family association | Download the repaving notice |
| Irrigation letter to owners | The Strand Homeowners' Association | June 2026 | Centrally managed irrigation and water limits | Download the irrigation letter |
| 2026 annual meeting notice and ballot | The Strand Master Property Owners Association | 2026 | Votes by neighborhood, including Single Family Homes' 121 | Download the 2026 notice |
| 2026 Membership Brochure | The Club at The Strand | 2026 | Mandatory Social membership, $4,162 dues, optional golf and sport tiers | Download the club brochure |
| Gate transponder form | The Strand Master Property Owners Association | 2025 | $20 transponders and the renter rule | Download the transponder form |
| Ordinance 02-57, Pelican Strand PUD | Collier County, via the Clerk's board records | November 5, 2002 | Zoning: 1,160-unit cap, 35-foot height limit | Download Ordinance 02-57 |
| Building Bulletin 21 | Collier County | Current | Surveys and elevation certificates | Download Bulletin 21 |
| Uniform mitigation verification form OIR-B1-1802 | Florida Office of Insurance Regulation | Current | The wind mitigation form an insurer reads | Download the form |
Three records that decide a single-family sale here are not public and cannot be linked: the recorded declaration and current rules, kept in the association's owners-only section; the association's budget and whether the $1,525 quarterly figure carries the master share; and the master association's assessment. Each appears in the owners' documents or on the estoppel certificates, and we request them by name.
McGreevy and Comisar list and sell homes across Southwest Florida from an office in Bonita Springs, and the single-family streets of The Strand sit inside the North Naples market they work every week. If you are weighing a sale on Whisperwood Court, Rolling Oaks Court, Rolling Pines Drive, Marble Court, Amberwood Drive or Barclay 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 single-family home in 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 four-bedroom-plus-den home on Amberwood Drive's lake loop or a three-bedroom home on Barclay Lane, our team provides the pricing record, the marketing and the association paperwork to sell it well. The valuation method is on what is my single-family home in The Strand worth, and the neighborhood record is in our guide to Single Family Homes at The Strand and 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 Strand single-family home and Call Jesse direct at (239) 898-6072, or, if you are buying, read our guide to buying a single-family home in The Strand and Call Marc at (239) 287-5873.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com. Nothing on this page is legal, tax or insurance advice.
Market data from Southwest Florida MLS, pulled September 26, 2026. Brokered by Domain Realty.