Sell Your Home in The Strand, FL

Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty

Why Sell Your Strand Home With McGreevy and Comisar?

The Strand is 1,073 homes in 15 voting neighborhoods behind one gate in North Naples, and 61 of them closed through the Southwest Florida MLS in the last 12 months at a $610,000 median. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price, market and paper a Strand sale neighborhood by neighborhood, not by the gate.

This page is written for the owner who is thinking about selling. If you want the full picture of the community itself, its Pelican Strand origins, the 15 neighborhoods, the club, the 27-hole course, the flood maps and the schools, read our complete guide to The Strand, which this seller guide sits beside. The Strand sits in the northwest corner of the I-75 and Immokalee Road interchange, inside the market covered in our Naples guide, and everything below answers one question: how to sell a home inside its gate 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.

Sell Your Strand Home With the #1 Team in Southwest Florida Since 2012

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 master association, neighborhood 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.

The Credentials, Stated Plainly

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Those are career numbers across Lee and Collier County, not a claim about any one community, and we say so on purpose. 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.

What We Do Not Publish About Ourselves, and Why

You will not find a McGreevy and Comisar sales count for The Strand on this page, and we do not claim a Strand closing we did not handle. What we can show you is the whole record. In the last 12 months we tracked every Strand sale in the Southwest Florida MLS: 61 closings, 9 active listings, 3 pending with contingencies and 2 pending on September 26, 2026. For this guide we pulled 321 Strand records from the Southwest Florida MLS covering five years of closings, sorted every sale into its neighborhood by street address, and set them beside the Collier County recorded qualified sales for the 1,072 residential parcels on the county's 2026 preliminary roll, the club's 2026 Membership Brochure, the master association's 2026 ballot, the recorded condominium declarations and FEMA's flood maps. Each figure below carries its source and its date. When we sit down with you, the source screens come to the table too.

How We Work a Listing, and Who Actually Does It

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, contractor coordination and the on-site work that lets a seasonal owner sell without flying down. Jesse McGreevy runs pricing, marketing, data and the association, estoppel and club paperwork. Reach Jesse at (239) 898-6072 or Marc at (239) 287-5873, and read more about the partnership on our about McGreevy and Comisar page.

What Makes Selling in The Strand Different?

Selling in The Strand differs from most Naples sales in six ways: 15 neighborhoods trade as separate markets behind one gate; every buyer must join the club as a Social member; attached and detached homes sell at very different speeds; most homes are condominium units; the community is built out; and I-75 construction is starting along its east edge.

Fifteen Neighborhoods, Two Markets Behind One Gate

The Strand Master Property Owners Association's 2026 annual meeting notice and ballot gives each of 15 neighborhoods one vote per home, 1,073 in all. They run from Wedge Wood, whose 60-month Southwest Florida MLS median is $445,000, to the single-family homes on Whisperwood Court, Amberwood Drive, Barclay Lane, Marble Court, Rolling Oaks Court and Rolling Pines Drive at $1,750,000. A buyer shopping one of them is rarely shopping the other, and your price starts with your own neighborhood, not the community median.

Every Buyer Joins the Club

The Club at The Strand's 2026 Membership Brochure says Social membership "is mandatory for all homeowners" and that "There is NO initiation fee for homeowners within the Strand community," at annual dues of $4,162. Golf is optional, with printed initiations of $40,000 (Sport), $80,000 (Single Golf) and $100,000 (Full Family Golf). Your buyer is buying a home and a club membership in one decision, and your listing has to price both.

Attached Homes Wait, Detached Homes Go

In the 12 months to September 26, 2026, the Southwest Florida MLS shows 49 condominium and attached sales at a $565,000 median after a median 67 days on market, and 12 detached villa and single-family sales at a $1,265,000 median after a median 7 days. The same gate, the same club and the same schools produce two different timelines. A Clubside seller and a Links seller need two different plans.

Most Strand Homes Are Condominium Units

About 780 of The Strand's 1,073 homes are condominium units under recorded declarations, almost all in two-story buildings of four or eight, and Mango Cay's 32 detached villas are legally condominiums too. Ten of the 15 neighborhood associations are condominium associations; five are homeowners' associations. That decides which resale documents your buyer receives, which disclosure statute applies and which estoppel certificates the title company orders.

A Resale-Only, Built-Out Community

The Pelican Strand PUD, Collier County Ordinance 02-57, caps the community at 1,160 dwelling units on 574.6 acres, and Collier County's PUD Master List dated June 11, 2026 marks it built out. No builder is selling new homes inside the gate. Your competition is the other resale listings, which on September 26, 2026 numbered nine.

I-75 Is Changing Next Door

Interstate 75 runs along The Strand's entire east edge, carrying 116,388 vehicles a day on FDOT's 2025 count, and FDOT's I-75 widening project 452544-1 is scheduled to begin construction in fall 2026, with a diverging diamond interchange at Immokalee Road under FDOT project 454099-1 expected from early 2027. Buyers will ask about noise and construction. We answer from the project files, not from rumor.

Key Takeaways for a Strand Seller

• The Strand has 1,073 homes in 15 voting neighborhoods under a 1,160-home zoning cap, about 780 of them condominium units, with no Community Development District.
• The Southwest Florida MLS recorded 61 closings in the 12 months to September 26, 2026 at a median of $610,000, $319.46 per square foot of living area, a median 96.36% of list and a median 51 days on market; 13 of 61 sold at or above list.
• Attached and detached homes are two markets: 49 condominium and attached sales at $565,000 in a median 67 days, and 12 detached sales at $1,265,000 in a median 7 days.
• On September 26, 2026 there were 9 active listings at a median asking price of $618,000, about 1.77 months of supply at the last year's pace, plus 3 pending with contingencies and 2 pending.
• The year softened slightly: the prior 12 months recorded 46 closings at $625,000, $345.99 per square foot and 41.5 days. More homes sold this year at a similar price and a slower pace.
• Collier County recorded qualified sales show 51 sales at a $610,000 median in the 12 months to August 28, 2026, and a community median that roughly doubled from $308,500 in 2019 to $640,000 in 2023 before leveling.
• Every buyer joins the club as a Social member at $4,162 a year in 2026 with no initiation for Strand homeowners; golf is optional and priced in the club's brochure.
• Every tested homesite is in FEMA Zone X on the effective map, the community is in Collier County evacuation Zone D, and no Strand building appears on Collier County's milestone-inspection list.
• Only the single-family HOA publishes its assessment ($1,525 a quarter in 2026, with a one-quarter capital contribution from the buyer at closing). The master assessment is not public and first appears on the estoppel certificate.

Table of Contents

This seller guide runs from why a Strand sale works the way it does, through the market, neighborhood pricing, the buyer pool, the comparison with Olde Cypress, pricing, marketing and negotiation, to costs, disclosure, the paperwork, flood, the buyer's carrying costs, timing, the sell-or-rent decision, reviews and the seller FAQ.

• Why Sell Your Strand Home With McGreevy and Comisar?
• What Makes Selling in The Strand Different?
• Key Takeaways for a Strand Seller
• Is Now a Good Time to Sell in The Strand?
• What Do Strand Homes Sell For by Neighborhood?
• How Have Strand Prices Moved Since 2019?
• Who Actually Buys a Home in The Strand?
• The Strand vs Olde Cypress: Which Market Will Your Buyer Compare?
• How Do We Price a Strand Home?
• How Do We Market a Strand Home?
• How Do We Negotiate a Strand Contract?
• Which Recent Strand Sales Matter Most to Your Price?
• What Does It Cost to Sell a Home in The Strand?
• What Must a Strand Seller Disclose Under Florida Law?
• What Paperwork Does a Strand Sale Need Before Listing?
• How Does Flood Zone Affect Selling a Strand Home?
• What Will Your Buyer Pay to Own Your Strand Home?
• How Long Does It Take to Sell a Strand Home?
• Should You Sell, Rent or Hold Your Strand Home?
• What Should Your Listing Say About Life in The Strand?
• How Do You Get a Free Strand Home Valuation?
• What Do Sellers Say About Working With McGreevy and Comisar?
• Why Does a Strand Specialist Matter When You Sell?
• Are You Also Buying Your Next Home in Southwest Florida?
• Frequently Asked Questions, Seller Edition: Selling a Home in The Strand
• Sources and Authoritative References
• Downloadable Documents
• Your Strand Listing Team, and How to Reach Us Today

Is Now a Good Time to Sell in The Strand?

For a well-prepared, correctly priced Strand home, yes. The Southwest Florida MLS shows 61 Strand closings in the last 12 months at a $610,000 median, only nine active listings and 1.77 months of supply on September 26, 2026. The caution is in the condominium segment, where the median sale took 67 days and closed at 96.36% of list.

Data updated: September 2026 (Southwest Florida MLS Matrix, Development: The Strand, pulled September 26, 2026)

The Twelve-Month Picture

Every figure in this section comes from one search of the Southwest Florida MLS Matrix, pulled September 26, 2026: residential records with the development name The Strand, closed from September 27, 2021 to September 26, 2026, plus every active and pending listing, 321 records in all. The MLS neighborhood field is typed in by listing agents and is not consistent, so we assigned every sale to its neighborhood by street address. For the 12 months from September 27, 2025 to September 26, 2026:

Source: Southwest Florida MLS Matrix, pulled September 26, 2026. Mango Cay's detached villas are counted as detached here even though they are legally condominiums. Two sales were entered after closing without a marketing period, which is why the days-on-market counts are 59, 48 and 11. Each median is the middle sale of its group; with an even count, it is the mean of the two middle sales.

Attached Versus Detached: Two Timelines

The detached segment is small and fast. Twelve villas and houses sold in 12 months, and the median one went under contract in 7 days; two of them closed at full list price with 0 days on market. The attached segment is large and slower. Forty-nine condominium and coach homes sold at a median 67 days, and seven of them took more than 180 days. For a condominium seller, that is the fact to plan around: buyers have choices, and the listing that wins is priced against the last sales in its own building group and shows better than the unit down the street.

How the Year Compares With the One Before

In the prior 12 months, September 27, 2024 to September 26, 2025, the Southwest Florida MLS recorded 46 Strand closings at a median of $625,000 (both middle sales were $625,000), $345.99 per square foot of living area, a median 96.76% of list and a median 41.5 days on market. The latest year brought more sales (61 against 46) at a similar median price, a lower price per square foot and a longer median time on market. The slowing sat in the attached segment; detached homes still sold within days. Over the full 60 months, 307 closings had a median of $605,000, a median 98.17% of list and a median of just 15 days on market, a reminder of how fast the 2022 market moved and how much negotiating room buyers have gained since.

What Is for Sale Right Now

On September 26, 2026 the Southwest Florida MLS showed nine active Strand listings at a median asking price of $618,000 (observed, odd count):

Source: Southwest Florida MLS Matrix, active listings on September 26, 2026. Pending with contingency: a Sawgrass home on Persimmon Way at $960,000, a Grande Reserve coach home at $545,000 and a Wedge Wood condominium at $459,900. Pending: a Links villa on Fairway Court at $1,295,000 and a Wedge Wood condominium at $459,000. We show street and size only; unit numbers and MLS numbers are not published here.

1.77 Months of Supply, Read Carefully {#1-77-months-of-supply-read-carefully}

Nine active listings against 61 sales a year is 1.77 months of supply, and nine listings is 0.84% of the community's 1,073 homes. On that measure The Strand is short of inventory. The number hides two things a seller should see. First, supply is uneven: two of the nine listings are Clubside units that had sat 202 and 271 days, while a Grande Reserve unit priced at its neighborhood's recent sales had been listed five days. Second, the detached segment had one active listing, the Links villa on Fairway Court, which is why detached homes sell in days. Low supply helps a well-priced home. It does not rescue an overpriced one.

How The Strand's Pace Compares With Its Neighbors

Against the North Naples club communities we benchmark in our community guides, The Strand is a value-priced, reasonably quick market. Each row is a trailing-12-month Southwest Florida MLS Matrix pull published in our guides; pull dates differ, so read the date column before comparing rows.

Source: Southwest Florida MLS Matrix, closed sales in the trailing 12 months ending on each pull date, as published in our community guides. The Strand's 51-day median is faster than every club in the set except Olde Cypress, whose sales are all single-family homes. Its 96.36% sale-to-list sits behind Olde Cypress (97.52%) and Sterling Oaks (97.26%) and ahead of Heritage Bay (95.71%). Product mix drives much of the price column: The Strand, The Vineyards, Heritage Bay and Sterling Oaks sell condominiums alongside houses.

What the County Record Adds

The county's recorded deeds are a second, independent count. Collier County recorded qualified sales for the 1,072 residential Strand parcels (data files dated August 29, 2026) show 51 qualified sales from August 29, 2025 to August 28, 2026 at a median of $610,000: 45 condominiums at $590,000 and 6 single-family homes at $1,415,000. The MLS median and the county median match almost exactly on windows one month apart. The counts differ because the county counts only deeds it classifies as qualified arm's-length transfers and records through its file date. The Strand is not a builder-sold community, so both sources describe the same resale market, and we publish them side by side rather than blend them.

What Do Strand Homes Sell For by Neighborhood?

Strand homes sell by neighborhood: over the 60 months to September 26, 2026, Southwest Florida MLS medians ran from $445,000 in Wedge Wood (60 sales) and $476,500 in Feather Sound to $699,000 in Trophy Club, $979,500 in Ana's Place, $1,167,500 in The Links and $1,750,000 in the single-family HOA (25 sales), all behind one gate.

Data updated: September 2026 (Southwest Florida MLS Matrix, closings September 27, 2021 to September 26, 2026, neighborhood assigned by street)

The 15 Neighborhoods on One Table

Source: Southwest Florida MLS Matrix, pulled September 26, 2026; homes per neighborhood from the master association's 2026 ballot (Mango Cay 3 and Mango Cay II 29, shown together). Samples under 10 are small, and a single sale is listed, never called a median. The community-wide 60-month figure is 307 closings at a $605,000 median and $327.62 per square foot.

The Condominium Tier: Wedge Wood, Feather Sound, Cypress Cove, Pinnacle and Clubside

The five Jack Parker neighborhoods are The Strand's entry price and its largest pool of sales: 175 of the 307 closings over 60 months. Wedge Wood's 152 residences in 19 two-story buildings on Sand Wedge Lane sold 11 times in the last 12 months at a $415,000 median, from $350,000 to $445,000, and none at or above list. Feather Sound's four sales on Heron Lane ran from $380,000 to $485,000 at a median 98.97% of list and 19 days, the quickest attached neighborhood of the year. Cypress Cove's five sales ran $525,000 to $649,000, and its 60-month median of 99.26% of list is the highest of any condominium neighborhood. Clubside's 10 sales ran $512,000 to $680,000 but took a median 91.5 days. Pinnacle had two sales, at $565,000 and $654,000.

The Bateman Coach Homes: Grande Reserve, Trophy Club and Turnberry Woods

The three Bateman neighborhoods sell larger two-story coach homes. Trophy Club and Turnberry Woods share recorded unit types (first-floor 2,160 square feet, second-floor 2,686, first-floor type IV 2,109), and sold units in the MLS rows match them exactly. Grande Reserve's nine sales in the last 12 months ran from $530,000 to $895,000, largely the difference between its 1,884-square-foot and 2,442-square-foot plans, and three of the nine closed at or above list. Trophy Club's five sales ran $540,000 to $745,000; its low 60-month $286.67 per square foot reflects its large units, not weak prices. Turnberry Woods, 32 homes backing to preserve, had three sales from $660,000 to $699,900.

The Villa Tier: Mango Cay, Eden, Ana's Place and Sawgrass

The villa neighborhoods are small, and their sales are infrequent. Mango Cay's single sale of the year, a 1,802-square-foot villa on Mango Circle, closed at $650,000 in 12 days. Ana's Place had one sale, a 3,338-square-foot pool villa on Ashford Lane at $1,125,000 after 69 days, listed at $1,245,000. Eden and Sawgrass had no closing in the 12 months; Eden's 14 sales over 60 months sat in a tight $640,000 to $855,000 band, and Sawgrass's nine ran $690,000 to $1,135,000 at a median 100% of list. A Sawgrass home on Persimmon Way was pending with contingency at $960,000 on the pull date. With no recent sale, a villa price has to be built from the older record and adjusted with the nearest villa sales, which is where a seller most needs an agent who reads the documents.

The Links and the Single-Family Streets

The top of The Strand is detached and scarce. The Links' 54 villas on Fairway Court all sit on Savannah holes 4, 5 or 6, per the master association's Links page, and its six sales in the last 12 months ran $925,000 to $1,595,000; three closed at or above list, and one went under contract in 0 days at its full $1,595,000 list price in January 2026. The single-family HOA's four sales ran from $898,900 on Barclay Lane to $2,000,000 on Whisperwood Court, the highest Strand sale of the year, in July 2026. Its 60-month median of $551.74 per square foot is the highest in the community by a wide margin.

Floor Plans Inside a Neighborhood

The spread inside one neighborhood is as large as the spread between some neighborhoods. Grande Reserve's two main plans produced a $365,000 range in one year. Clubside's sold units in the MLS rows run about 1,633 to 2,136 square feet, and Trophy Club's first-floor and second-floor types differ by more than 500 square feet. The recorded declarations define several of these unit types, which lets us compare a second-floor Trophy Club unit with a second-floor Turnberry Woods unit of the identical plan. Pricing a Strand home by the neighborhood median alone misprices most homes.

Where Your Home Fits

Your price starts with your neighborhood and plan, then moves for floor (first or second), garage and elevator, golf, lake or preserve view, condition, roof and opening protection, and whether you sell furnished, vacant or with a tenant. Call Jesse direct at (239) 898-6072 and we will place your home inside that range in writing, or request a free home valuation for your Strand home.

How Have Strand Prices Moved Since 2019?

Strand prices roughly doubled from 2019 to 2023 and have leveled since: Collier County recorded qualified sales show a community median of $308,500 in 2019, $640,000 in 2023, $652,500 in 2024 and $610,250 in 2025, and the Southwest Florida MLS shows $625,000 for 2026 through September 26.

Data updated: September 2026 (Collier County recorded qualified sales, data files dated August 29, 2026; Southwest Florida MLS Matrix, pulled September 26, 2026)

County Recorded Sales by Year

Source: Collier County recorded qualified sales for the 1,072 residential Strand parcels on the county's 2026 preliminary roll (data files dated August 29, 2026), sales flagged qualified at $100,000 or more. "Single-family" here is the county's single-family land use code, which includes the villa neighborhoods platted as lots; Mango Cay's villas are coded as condominiums.

MLS Calendar Years, 2022 to 2026

Source: Southwest Florida MLS Matrix, pulled September 26, 2026. The two sources agree closely year by year, which is what a resale-only community should show.

The Run-Up, 2019 to 2023

The county record shows 92 qualified Strand sales in 2021, the busiest year in the set, and a median that climbed from $312,000 in 2020 to $550,000 in 2022 and $640,000 in 2023. The condominium median nearly doubled, from $290,500 in 2020 to $571,300 in 2023. Buyers in that market often paid list or more: over the 60 months the MLS median sale-to-list was 98.17% with a median 15 days on market, and 121 of 307 sales closed at or above list.

The Plateau, 2024 to 2026

Since 2023 the community median has moved inside a narrow band: $652,500 in 2024 and $610,250 in 2025 on the county record, $651,250, $617,750 and $625,000 for 2024, 2025 and 2026 year to date in the MLS. What changed was pace and negotiation, not the headline price. The latest 12 months brought 61 MLS sales, more than the 46 of the year before, at a lower price per square foot ($319.46 against $345.99) and a longer median time on market (51 days against 41.5).

Condominium Versus Single-Family Over Time

The two segments did not move together. The county condominium median rose each year from 2020 to 2024 and eased to $597,000 in 2025 on 48 sales. The single-family median swung with small samples, from $1,392,500 on 16 sales in 2023 to $1,079,000 on 8 in 2024 and $1,262,500 on 8 in 2025, because a handful of large homes moves a small group. That is why we never price a detached Strand home from one year's median.

What the History Means for Your Price

Anyone who bought a Strand home before 2021 is likely selling with substantial equity, and anyone who bought in 2023 or 2024 is selling into a market near the level they paid. Neither the 2022 pace nor the 2023 high is your number. We weight the sales of your own neighborhood by plan, floor, view, condition and date, check them against today's nine listings and the county record, and hand you a range you can defend. Call Jesse direct at (239) 898-6072.

Thinking of Selling Your Strand Home? Start With a Written Valuation

With nine listings on the market, two segments moving at different speeds and prices on a plateau since 2023, the first price you publish is the most important decision of the sale. Request a written opinion of value through our free home valuation for your Strand home, or call Jesse direct at (239) 898-6072. Buying instead? Read our guide to buying a home in The Strand, or call Marc at (239) 287-5873.

Who Actually Buys a Home in The Strand?

The buyer for a Strand home is choosing club living near I-75: a seasonal or relocating owner who wants a gated community with a private club at a lower entry price than most North Naples clubs, a golfer drawn by 27 holes, or an investor leasing by the month or season. Many shop from out of state, and every one of them becomes a Social member.

Data updated: September 2026 (Collier County 2026 preliminary roll; The Club at The Strand 2026 Membership Brochure; Southwest Florida MLS Matrix, pulled September 26, 2026)

The Seasonal and Out-of-State Buyer

On the Collier County 2026 preliminary roll (data files dated August 29, 2026), 415 of the 1,072 residential Strand parcels (38.7%) carry an out-of-state owner mailing address and 21 a foreign address. That is a seasonal-ownership indicator, not a residency count, and it describes the buyer pool as well as the owners: many Strand buyers find the home online, tour in winter and close from somewhere else. Your listing has to work for someone who reads it in another state before they ever see the gatehouse.

The Golfer

The Club at The Strand's 27 holes, three nines named Savannah, Sabal and Preserve by Gordon G. Lewis, play to par 72 on every combination and up to about 7,200 yards, and the Florida State Golf Association course record rates Sabal and Preserve from the Black tees at 76.5 with a slope of 155. Golf buyers pay the golf initiation on top of the price, $40,000 to $100,000 in the club's 2026 brochure, so they weigh the total cost. A golf buyer who knows the numbers before touring is a buyer who writes an offer.

The Social-Club Buyer Who May Never Play

Social membership covers the whole household and every amenity except golf: the clubhouse and its restaurants, eight Har-Tru tennis courts (four lit), seven pickleball courts, bocce, croquet, the fitness center and spa and the heated pool, per the club's brochure. Many Strand buyers never add golf. They are buying the clubhouse, the courts and Tavern 59, which opened in March 2023 after the club's $2.4 million lower-level renovation, reported by Club + Resort Business.

The Buyer Trading Down From a House, or Up From a Condominium

Because The Strand holds every product from 1,449-square-foot condominiums to 3,400-square-foot houses behind one gate, some buyers already live here. An owner moving from a Whisperwood Court house to a Trophy Club coach home, or from a Wedge Wood condominium to a Links villa, keeps the club and the neighbors and changes the house. We watch for those moves inside the gate, because an owner who knows the community is the quickest buyer there is.

The Investor Who Leases by the Month or Season

The master declaration sets a 30-day minimum lease for every Strand home, and neighborhoods can add limits: The Pinnacle allows leases of 30 days to 12 months, no more than three in any 12 months, and bans advertising on short-term rental sites. That rules out nightly and weekly rentals and leaves a real market in monthly and seasonal leases. An investor reads those rules before offering, so we put your neighborhood's leasing documents in the listing file.

What This Means for Your Listing

Write the listing for someone who has not yet seen the gate: the club cost in plain numbers, the flood zone, the neighborhood's own recent sales, the association and its manager, and the leasing rules. Qualify buyers on financing and on the club before they tour. And price against your own building group, because the buyer comparing your Clubside unit with the one two doors down will do it whether or not you do. Call Jesse direct at (239) 898-6072 to build that plan for your home.

The Strand vs Olde Cypress: Which Market Will Your Buyer Compare?

Your Strand buyer will often compare your home with Olde Cypress, the gated golf community 1.3 miles east of I-75 on the same Immokalee Road corridor. Both have privately owned clubs, mandatory social membership and no CDD, but The Strand sold 61 homes at a $610,000 median and Olde Cypress 26 at $1,105,000. Product mix, not quality, explains most of the gap.

Data updated: September 2026 (Southwest Florida MLS Matrix, both pulled September 26, 2026; Olde Cypress figures as cited in our Olde Cypress guide)

The Decision Table a Buyer Builds

Source for both market rows: Southwest Florida MLS Matrix, closed sales in the trailing 12 months, both pulled September 26, 2026. Olde Cypress figures are those cited to primary sources in our Olde Cypress guide; The Strand's are cited throughout this page.

Why the Community Medians Mislead

Four of every five Strand sales in the window were condominiums or attached homes; every Olde Cypress sale was a house. That explains most of the $495,000 gap between the two community medians. Compare like with like and the picture flips: the 12 detached Strand sales closed at a median $1,265,000, above the Olde Cypress median, and in a median 7 days against 29. A Strand house sells faster than an Olde Cypress house. A Strand condominium sells more slowly than either.

How We Use Olde Cypress in Your Pricing

For a Strand house or villa, Olde Cypress is the nearest alternative a golf buyer weighs, and its $1,105,000 median and 97.52% sale-to-list tell us where that buyer's ceiling sits. For a Strand condominium, Olde Cypress is not a comparable at all, and a buyer who quotes its median against your coach home is comparing different products. We use Olde Cypress where it belongs, as a check on the detached pricing, and the Strand record everywhere else.

What a Strand Home Offers That Olde Cypress Does Not

A published club price, with no initiation on the mandatory Social tier; 27 holes and a 155 slope from the Black tees; 8 Har-Tru tennis courts and 7 pickleball courts; a product for every budget from a $445,000 five-year Wedge Wood median to single-family homes; Zone X at every tested homesite on the effective flood map; and a gate less than half a mile from I-75 with a Publix just outside it. We lead with those facts because they are true and because they are what the Strand buyer is paying for.

What a Seller Should Not Promise

We do not tell a buyer the I-75 construction will be quiet, that a noise wall is coming to any stretch of the east edge, or that the club will waive a golf initiation for a resident upgrade. FDOT's final noise barrier tables have not been confirmed for The Strand's frontage, and the club's brochure prints the homeowner waiver only on the Social line. We describe the club, the roads and the maps exactly as the records show them, and we let the price do the persuading.

Selling in Another Nearby Community?

Owners who also hold a home elsewhere in North Naples can compare seller markets in our other seller guides: selling a home in Stonebridge Country Club, selling a home in Island Walk and selling a home in The Falls of Portofino each set out their own community's numbers and paperwork. Call Jesse direct at (239) 898-6072 to talk through any of them.

How Do We Price a Strand Home?

We price a Strand home from the Southwest Florida MLS sales of its own neighborhood and floor plan, adjusted for floor, garage, elevator, view, condition and date, then test that number against the nine active listings, the county's recorded sales and the club cost a buyer adds. The result is a written range tied to sales a buyer can check.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 26, 2026; Collier County recorded qualified sales, files dated August 29, 2026)

Step One: Start With Your Neighborhood, Not the Gate

A community median of $610,000 blends a $350,000 Wedge Wood sale with a $2,000,000 Whisperwood Court sale. We start with your own neighborhood: 11 Wedge Wood sales at $415,000, 10 Clubside sales at $570,000, 9 Grande Reserve sales at $789,000, or whatever your neighborhood's record shows, and where it holds only one or two sales we list them one by one. Then we widen the window to 60 months if the last year is too thin.

Step Two: Match the Plan and the Floor

Many Strand condominium declarations define unit types by floor. Trophy Club and Turnberry Woods share first-floor units of 2,160 square feet, second-floor units of 2,686 and a first-floor type of 2,109, and Grande Reserve sells two main plans of about 1,884 and 2,442 square feet. We compare your unit with the same type first, then adjust for the difference in size and floor, and we show you every adjustment.

Step Three: Adjust for Garage, Elevator and View

Cypress Cove's declaration makes each two-car garage part of the unit; Wedge Wood and Feather Sound assign one garage space per unit as a limited common element; Turnberry Woods says many second-floor units have their own elevator, and Trophy Club's declaration assigns an elevator space to the second-floor unit it serves. Golf, lake and preserve views matter too: every Links villa sits on Savannah holes 4, 5 or 6, and every Turnberry Woods home has golf on one side and preserve on the other. We price those features from the sales, not from a rule of thumb.

Step Four: Adjust for Condition, Roof and Openings

Most Strand buildings were built from 1998 to 2003, largely before the March 1, 2002 statewide Florida Building Code. A buyer's insurer prices roof age and opening protection first, so a re-roofed home with impact glass or approved shutters and a current wind mitigation report prices above an otherwise identical home without them. Kitchens, baths, flooring and the air-conditioning system come next.

Step Five: Adjust for Date

A 2022 sale and a 2026 sale sit in different markets: the MLS median sale-to-list ratio was 98.17% over 60 months and 96.36% in the last 12. We weight the most recent sales most heavily and read the older ones as history, not as a target.

Step Six: Test Against the Actives, the County Record and the Club Cost

A price that works on the sale record still has to beat the nine active listings, agree with Collier County's recorded qualified sales for your neighborhood, and make sense once the buyer adds $4,162 a year in Social dues, or a golf initiation. If the number fails any of those tests, we say so before you list, not after 200 days.

Step Seven: Put It in Writing

You receive every comparable sale with its street, size, date, days on market and sale-to-list ratio; the actives; the county's recorded sales; your neighborhood's assessment and the club cost your buyer will carry; a recommended list price and a defensible range. That is the free home valuation for your Strand home, and it comes before any listing agreement. Call Jesse direct at (239) 898-6072.

How Do We Market a Strand Home?

We market a Strand home to the buyers who can close: seasonal and out-of-state buyers, golfers, social-club buyers and investors who lease by the month or season. That means professional photography, video and drone imagery, a listing that states the club cost, the association and the flood zone plainly, and showings cleared through the gatehouse in advance.

Data updated: September 2026 (The Club at The Strand 2026 Membership Brochure; master association transponder form; FEMA National Flood Hazard Layer)

Professional Photography, Video and Drone

Every McGreevy and Comisar listing gets professional photography, a walkthrough video and, where the association allows, drone imagery of the course, the lakes and the clubhouse. A Strand home competes with the other listings in its own building group, so the presentation has to make your home the better-kept, better-finished choice in the first image.

A Listing That Answers the Club Question First

Most listings leave the club to the buyer's agent. Ours put it in plain terms: Social membership is mandatory for every homeowner at $4,162 a year in 2026 with no initiation for Strand homeowners; golf is optional at the printed initiations; the club is privately owned and advertises no assessments, no capital dues and no food and beverage minimum. A buyer who reads that and still books a showing is a buyer who can close.

The Flood and Insurance File in the Listing

Every tested Strand homesite is in Zone X on the effective FEMA map, and FEMA's preliminary maps keep all 17 tested points in unshaded Zone X. We put your elevation certificate, any FEMA letter, your roof permit and your wind mitigation report in the listing file, because those are the documents a buyer's insurer asks for first.

Reaching Seasonal and Out-of-State Buyers

With 415 of 1,072 residential parcels mailed to an out-of-state address, a Strand listing has to reach buyers who are not in Naples. We market to the Domain Realty Group team's buyer database and to the agents in our network who work with seasonal buyers, and we time the launch to catch buyers while they are in town for the season.

Showings Through the Gatehouse

Gate transponders are issued to "residents, members, and approved renters only," per the master association's 2025 gate transponder form, so every buyer and agent enters through the staffed gatehouse on Strand Boulevard. Marc Comisar clears each showing with the gatehouse in advance, handles lockbox or accompanied access, and sends you feedback after every visit.

Golf Buyers and Social Buyers

We write two stories into the marketing. To golfers: 27 Gordon Lewis holes, three nines to rotate, a 155 slope from the Black tees and the aqua driving range. To social buyers: the clubhouse, Tavern 59, eight Har-Tru courts, seven pickleball courts and the pool, all included in the mandatory membership. Most Strand buyers are one or the other, and each should see their own reason to buy in the first paragraph.

Discretion When You Need It

Some owners, especially in small neighborhoods such as The Links, Sawgrass or Ana's Place, prefer a quiet sale. We can market a Strand home privately to qualified buyers before, or instead of, a public listing, and we will show you what each path is likely to net. Call Jesse direct at (239) 898-6072 to talk about which approach fits.

How Do We Negotiate a Strand Contract?

We negotiate a Strand contract around the things that sink sales here: an insurance quote that arrives late on a pre-2002 building, association paperwork that surfaces after the offer, and a club cost the buyer did not price in. We put the estoppel figures, the club letter and the insurance file in front of the buyer before the first offer.

Qualify the Buyer and the Loan

A cash offer comes with proof of funds. A financed offer comes with a lender's approval that has already looked at the property type, because a condominium loan runs through a project review a single-family loan does not. We ask for both before we counter.

The Condominium Rescission Window

Under Florida Statutes section 718.503, a resale condominium contract is voidable by the buyer for 7 days, excluding Saturdays, Sundays and legal holidays, after the buyer signs and receives the required condominium documents, and that right ends at closing. For the roughly 780 Strand condominium units, we deliver the document package early and keep a signed receipt, so the rescission clock never decides your closing date.

Association Approval and Screening

Some Strand associations screen buyers. The single-family HOA runs sales and leases through a Tenant Evaluation application that may request credit, criminal, eviction and income checks, and the club's brochure says membership is "contingent upon approval by the Club." We confirm your neighborhood's process at listing and write its timing into the contract.

Inspection and Repair Requests on 1998 to 2003 Buildings

Strand buyers inspect the roof, the air-conditioning system, the water heater, windows and openings, and anything the declaration assigns to the unit owner. In a condominium, we separate unit items from association items in the repair negotiation, so you do not pay for a building roof that is the association's responsibility.

Insurance Contingencies

A buyer's insurance quote on an older building can arrive late and high. We hand the buyer your roof permit, wind mitigation report and flood file at the first showing, so the quote comes back inside the inspection period and never becomes a reason to renegotiate at the end.

Credits, Not Price Cuts

When a buyer asks for money back, a closing-cost credit often nets you more than a lower price, because the documentary stamp tax and the next comparable sale follow the price. We model both before we answer.

Multiple Offers

Thirteen of the last 61 Strand sales closed at or above list, and six recorded 0 days on market. When a well-priced Strand home draws two offers, we compare them on cash, certainty, club and association timing and closing date, not just the number, and we ask for highest and best only when it helps you.

What We Never Do

We never hide the club cost or the association charges, never let a condominium buyer waive the documents, and never promise an insurance or noise outcome no document supports. Those shortcuts come back as cancelled contracts. Call Jesse direct at (239) 898-6072 to talk through a contract you are holding now.

Which Recent Strand Sales Matter Most to Your Price?

The Strand sales that matter most are the 61 Southwest Florida MLS closings of the last 12 months, led by the $2,000,000 Whisperwood Court sale in July 2026 and the $1,595,000 Links villa that sold at full list in 0 days in January 2026. Each is listed below by month, neighborhood, street, size, list price, sale price and days on market.

Data updated: September 2026 (Southwest Florida MLS Matrix, closings September 27, 2025 to September 26, 2026)

All 61 Strand Sales of the Last 12 Months

Source: Southwest Florida MLS Matrix, pulled September 26, 2026. Sale-to-list is sale price divided by final list price, rounded to one decimal. "Entered after closing" marks the two sales recorded without a marketing period; one Grande Reserve record has no living area entered. We show street, size and month only; house numbers, unit numbers and MLS numbers are not published here.

The Detached Sales

Twelve of the 61 sales were detached: six Links villas on Fairway Court from $925,000 to $1,595,000, four single-family homes from $898,900 on Barclay Lane to $2,000,000 on Whisperwood Court, one Ana's Place pool villa at $1,125,000 and one Mango Cay villa at $650,000. Six of the twelve went under contract in 7 days or fewer. The four that took longest, 47 to 88 days, closed at 83.4% to 91.2% of their final list prices, which tells a detached seller how quickly this market punishes an ambitious list price.

The Condominium Sales That Sat

Seven attached sales took more than 180 days: a Trophy Club unit at 278 days, a Clubside unit at 232, a Wedge Wood unit at 219, a Grande Reserve and a Turnberry Woods unit at 217 each, a Cypress Cove unit at 183 and a Grande Reserve unit at 182. Four of the seven closed below 97% of their final list price. Against them, a Clubside unit priced at $690,000 sold in 7 days at 98.6% of list, and a Trophy Club unit listed at $745,000 sold in 6 days at full price.

What the List Teaches

• Price right and it sells fast. Of the 13 sales at or above list, most went under contract within two weeks; the three full-price sales at 0 days were a Links villa, a single-family home on Barclay Lane and a Grande Reserve coach home.
• Overprice and it sells lower. The sale furthest below its list was a Links villa listed at $1,595,000 that closed at $1,330,000, 83.4% of list, after 88 days, while another Links villa at the same list price sold at full price in 0 days.
• Wedge Wood rewards precision. All 11 Wedge Wood sales closed below list, from 87.7% to 97.7%. The four that sold in 30 days or fewer closed at 94.3% to 97.7% of list; the four that took more than 120 days closed at 89.4% to 96.8%.
• Winter is the busy season. Forty of the 61 sales closed from October 2025 through March 2026, and only seven closed from July through September 2026.

The Sales County Records Confirm

Collier County recorded qualified sales (data files dated August 29, 2026) hold 51 Strand sales from August 29, 2025 to August 28, 2026, at a median of $610,000: 45 condominiums at $590,000 and 6 single-family sales at $1,415,000. Over the 24 months to the same date the county shows 99 qualified sales at a median of $625,000, with Grande Reserve's 13 sales at a $759,000 median the most active single condominium. Recorded sales reach the county some weeks after closing, so the most recent MLS closings had not yet reached the county's file.

Which Sales Are Closest to Yours?

We rank the sales for your home by neighborhood and plan first, then floor, view, condition and date, and we tell you which three or four carry the most weight and why. Call Jesse direct at (239) 898-6072, or request a free home valuation for your Strand home.

What Does It Cost to Sell a Home in The Strand?

Selling a Strand home costs the negotiated brokerage fee, Florida documentary stamp tax of $0.70 per $100 on the deed, estoppel certificates from the master and neighborhood associations, prorated taxes and assessments, and any credits you agree to. The Strand has no CDD payoff. On a $610,000 sale, the 12-month median, the deed stamps alone are $4,270.

Data updated: September 2026 (Florida Statutes 2026; Southwest Florida MLS Matrix, pulled September 26, 2026)

Documentary Stamp Tax on the Deed

Florida charges documentary stamp tax on a deed at $0.70 per $100 of the price under Florida Statutes section 201.02, and in a Collier County resale the seller customarily pays it. The Florida Department of Revenue's documentary stamp tax page shows the method: the price is counted in units of $100, rounded up. On $610,000 that is 6,100 units at $0.70, or $4,270. On the $565,000 attached median it is $3,955; on the $1,265,000 detached median, $8,855; on a $445,000 Wedge Wood sale, $3,115.

Title Insurance and the Collier County Custom

Florida's owner's title insurance premium is set by the state under Florida Administrative Code rule 69O-186.003, so every title company charges the same premium for the same coverage, as the Florida Department of Financial Services title insurance overview explains. Who pays is custom, not law: in Collier County the buyer customarily selects the closing agent and pays the owner's policy. The contract always controls.

The Master Association Estoppel

Every Strand home sits under The Strand Master Property Owners Association, a Chapter 720 homeowners' association. Its estoppel requests go to Dorrill Management Group at 5672 Strand Court, Suite 1, (239) 592-9115, per the master association's property management page. The homeowners' association estoppel statute, section 720.30851, sets what the certificate states and caps its fee. Because the master assessment is not published, the estoppel is where your buyer first sees it.

The Neighborhood Association Estoppel

Your neighborhood association issues its own certificate. For the ten condominium associations, Florida Statutes section 718.116 governs the certificate and its fee caps; for the five homeowners' associations, section 720.30851 does. Eden's draft amended declaration has the sub-association collect and remit the master assessment, which suggests some neighborhood invoices include the master share; whether yours does is on the two certificates, and we check that they agree.

Capital Contributions and Resale Assessments

The single-family HOA's forms page states: "Capital Contribution is one quarter of assessments collected from buyer at closing," which is $1,525 at the 2026 rate. Eden's Amended and Restated Declaration, labeled "Draft 2", provides for a resale assessment set by board resolution; its adoption is unconfirmed. Other neighborhoods set their own transfer charges in their documents, and the club states no capital dues. Who pays each is a contract term, and we get the amounts in writing before you sign.

No CDD Payoff

The Strand has no Community Development District. No Strand or Pelican Strand district appears on the Florida Commerce Official List of Special Districts, report dated September 23, 2026, and Collier County's Community Development Districts map layer shows none at any Strand point tested. There is no CDD bond balance to disclose or pay off, and your buyer inherits no CDD assessment.

Prorations: Taxes, Assessments and Club Dues

Florida property taxes are paid in arrears, so at a closing before the November bill the seller credits the buyer for the seller's days of ownership that year, a method the Florida Department of Revenue's property tax pages describe. Your own TRIM notice or last tax bill sets the daily figure. Association assessments are prorated from the estoppel figures, and club dues are settled with the club directly.

Brokerage Fees After the NAR Settlement

Real estate commission is negotiable and set in your listing agreement; there is no standard rate. Since the National Association of REALTORS settlement practice changes of August 17, 2024, offers of compensation to a buyer's agent are not advertised on the MLS, and buyers sign a written agreement with their own agent before touring, per NAR's settlement FAQs and its guide to written buyer agreements. Whether you offer anything toward the buyer's agent is your decision, and we walk you through what current Strand buyers expect.

A Seller Net Sheet at the Strand 12-Month Median

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.

What Must a Strand Seller Disclose Under Florida Law?

A Strand seller owes the buyer known material defects under Florida's common-law duty, a property tax disclosure summary and the flood disclosure. Beyond that, the answer forks: a condominium seller in one of The Strand's ten condominium associations follows section 718.503, while a seller in one of its five homeowners' associations owes the section 720.401 disclosure summary before the contract.

Known Defects Under Johnson v. Davis

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. Most Strand sellers complete the Florida Realtors seller's disclosure for a condominium or a single-family home, and we help you fill it in accurately, including roof age, leaks, air conditioning, water heater age, storm repairs and any association matters you know of.

Which Regime Applies: The Section 720.401 Fork

The Strand mixes two statutory regimes. The master association, the single-family HOA, Eden, The Links, Ana's Place and Sawgrass are homeowners' associations under Chapter 720. Wedge Wood, Clubside, Pinnacle, Cypress Cove, Trophy Club, Grande Reserve, Feather Sound, Turnberry Woods, Mango Cay and Mango Cay II are condominium associations under Chapter 718. Section 720.401 requires a homeowners' association disclosure summary in a mandatory homeowners' association community, but its subsection (2) says it does not apply to associations under Chapters 718, 719, 721 or 723. Which rules govern your sale depends on which association your home belongs to. This page is information, not legal advice; your closing agent or attorney decides how the statutes apply to your contract.

If Your Home Is in One of the Five Homeowners' Associations

For a single-family home, a Links, Eden or Ana's Place villa or a Sawgrass home, section 720.401 applies, and four facts matter. Timing is pre-contract: the summary must be given before the buyer signs, not at closing. On a resale, the seller supplies it, because the statute places the duty on the parcel owner when the seller is not the developer. The contract must carry the statute's voidability clause in conspicuous type. And if the summary is not given before the contract, the buyer may cancel within 3 days after receiving it or before closing, whichever comes first, a right that cannot be waived and ends at closing. We attach the summary to the listing file so it goes out with the first contract.

If Your Home Is a Condominium Unit

For a condominium unit, section 718.503 requires the selling unit owner to give the buyer the declaration of condominium, the articles, the bylaws and rules, the annual financial statement and budget, the Frequently Asked Questions and Answers document and the other items the statute lists, and gives the buyer a 7-business-day right to void after receiving them, ending at closing. Your unit also sits under the Chapter 720 master association. Whether a master-level disclosure 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 with them before listing rather than guess.

The Covenant Half: Who Owes What at Resale

The statute is one half of the picture; the recorded documents are the other. In the documents we read, the single-family HOA states that its capital contribution is "collected from buyer at closing," so that charge is the buyer's by the association's own wording, while the disclosure summary is the seller's under section 720.401. We have not found a Strand master or neighborhood declaration in the public record that restates the disclosure duty itself, so we rely on the statute and on your closing agent for that part, and we read your own neighborhood's declaration before listing.

The Property Tax Disclosure Summary

Section 689.261 requires a property tax disclosure summary at or before the contract, warning the buyer not to rely on your current taxes. In The Strand that warning matters: a homesteaded seller's bill can reflect assessment-cap benefits that reset on sale, so your buyer should budget on the purchase price times the current millage, not on your bill.

The Flood Disclosure Under Section 689.302

Florida's 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. Every tested Strand homesite sits in FEMA Zone X, but the form asks about claims and damage, not zones, so answer it from your own records.

Storm Damage and Repairs

We found no public record of storm surge inside The Strand in Irma, Ian, Helene or Milton, and none saying it did not; a roof or screen claim on a homeowner's policy would not appear in public storm reports. Your own claims and repair history is what matters. Gather repair invoices, permits and roof records before listing, because a documented repair reassures a buyer and an undocumented one invites a discount.

Leases and Tenants

If a tenant occupies your home, disclose the lease, the rent, the deposit and the end date, and give the buyer a copy. Under the master declaration every lease runs at least 30 days, and some neighborhoods add caps and approvals. A buyer who plans to live in the home needs to know when the tenant leaves. Call Jesse direct at (239) 898-6072 before you sign a new lease if a sale is on your horizon.

What Paperwork Does a Strand Sale Need Before Listing?

A Strand sale needs its paperwork ordered before the first showing: the master and neighborhood estoppel certificates, the condominium resale documents or the section 720.401 summary, the club's written terms for your membership, the flood and insurance file, and your own records on the roof, repairs and any lease. Ordered late, these are what delay a Strand closing.

Know Which Association Governs Your Home

Source: the master association's neighborhood roster and each association's own pages, as summarized in our guide to The Strand. The master association itself is managed by Dorrill Management Group.

The Recorded Declarations

Every Strand neighborhood rests on a recorded instrument, and your buyer is entitled to yours. The master declaration is at Collier County Official Records Book 2292, Page 1637, and the Declaration of Neighborhood Covenants at Book 2333, Page 885. The condominium declarations include Cypress Cove and Feather Sound (both March 4, 1998), Grande Reserve (July 22, 1998), Clubside I (September 3, 1999), Wedge Wood II (March 27, 2000), Trophy Club (August 10, 2000), Pinnacle I (January 11, 2001), Turnberry Woods (July 10, 2001) and Mango Cay II (September 28, 2006). Any of them opens in the Collier Clerk's official records search. We pull yours before we list.

The Association's Budget and Financials

The master association's adopted budget sits behind the owners' login on its website, and most neighborhood budgets are not posted publicly. Florida requires condominium associations with 25 or more units to post their governing documents, budget and financial reports on a website or app under Florida Statutes section 718.111. We request the current budget, the latest financial report and recent board minutes from your manager for the resale package, so a pending assessment is priced in rather than discovered at closing.

Milestone Inspections and Reserve Studies

Florida's milestone inspection law and the structural integrity reserve study requirement attach to condominium buildings of three or more habitable stories, under Florida Statutes section 553.899 and the DBPR condominium FAQs. No Strand building appears on Collier County's milestone buildings list, "As of January 2026", and the recorded plans show two-story buildings for every condominium except Feather Sound, whose story count is not in the records we read. That is a statement of what the documents show, not a legal opinion. A Feather Sound seller should get the association's answer in writing before listing.

The Club Letter

Your buyer does not inherit your membership; they join as a Social member with no initiation. If you hold a golf membership, the club publishes no transfer, resale or refund terms for golf initiation, so ask the membership office in writing what happens to it at sale, and tell the club your closing date so your billing ends and your buyer's begins. That letter goes into the listing file.

Your Own File

Gather your deed, your insurance declarations, the roof permit, a current wind mitigation report on Form OIR-B1-1802, any elevation certificate or FEMA letter, receipts for the air conditioning, water heater and appliances, shutter or impact-glass approvals, gate transponders and, if you have a tenant, the lease and deposit record. Hand those to us before listing and your buyer's inspection period gets shorter and calmer.

The Order We Place Everything In

Day one: the master and neighborhood estoppels, the condominium resale package or the section 720.401 summary, the budget and minutes, and the club letter. Before the first showing: your disclosure forms, the flood and insurance file and the leasing rules if you rent. At contract: the buyer's association and club applications within days. Call Jesse direct at (239) 898-6072 and we will start the list for your home today.

How Does Flood Zone Affect Selling a Strand Home?

Flood zone helps a Strand sale: all 17 street points we tested sit in FEMA Zone X on the effective map, none in a Special Flood Hazard Area, and FEMA's preliminary maps keep every one in unshaded Zone X. The lakes and golf low areas behind many homes are mapped AE and AH, and The Strand is in Collier County evacuation Zone D.

Data updated: September 2026 (FEMA effective and preliminary National Flood Hazard Layers, USGS elevation service and Collier County GIS, checked September 26, 2026)

What the Map Says for Your Street

We placed one point on every Strand street we could geocode and ran each through FEMA's live National Flood Hazard Layer. Sixteen of 17 points are unshaded Zone X, "area of minimal flood hazard"; one Barclay Lane point, the lowest ground we measured at 13.9 feet, is shaded Zone X, the 0.2% annual chance area, which is still outside the Special Flood Hazard Area. Three effective panels cover the community: 12021C0211H and 12021C0213H, effective May 16, 2012, and 12021C0192J, effective February 8, 2024, on the west edge.

Why the Lakes Are Mapped When the Homes Are Not

Within about 120 meters of every tested point, FEMA maps Zone AE, and at 10 of 17 it also maps Zone AH. Those polygons are the lakes, preserves and golf low areas. The homesites were built up on pads about 14 to 15 feet above the datum, against nearby base flood elevation lines of 10 to 12 feet, per the USGS Elevation Point Query Service. The practical point for a seller: a pool deck or lanai extension built toward a lake can reach land mapped AE, and a lender's determination looks at the building footprint.

FEMA Letters on File

FEMA issued three residential Letters of Map Amendment inside The Strand in 2012, all naming ponding and overland flow as the source: LOMA 13-04-0191A for seven Turnberry Woods buildings on Ashford Lane, and LOMA 12-04-8078A and LOMA 12-04-8520A for two Eden lots on Paradise Circle. Each removed the structure from the Special Flood Hazard Area. A letter covers only the building or lot it names; if your home has one, it goes into the listing file on day one.

The Preliminary Maps and the Appeal Period

FEMA's preliminary National Flood Hazard Layer keeps all 17 Strand points in unshaded Zone X, including the Barclay Lane point that is shaded today. Collier County announced a 90-day appeal and comment period beginning August 19, 2026 in its release on the proposed Flood Insurance Rate Map. The preliminary maps do not govern lending or insurance until they take effect, so any 2026 contract runs on today's effective map.

Evacuation Zone D and Storm Surge

All 17 Strand points return Zone D on Collier County's hurricane evacuation zone layer; Collier's zones run from A, ordered out first, to F. The National Hurricane Center's worst-case Storm Surge Risk Maps show no surge reaching The Strand in a Category 1 or 2 hurricane; modeled surge rises only in major-hurricane scenarios. The Strand is about 4.5 miles inland of the Gulf at Vanderbilt Beach, east of US 41.

Storm History a Buyer Will Ask About

The National Hurricane Center's Tropical Cyclone Report on Ian says that in Bonita and North Naples "the most severe impacts were contained to the immediate coastline," and the National Weather Service Miami Hurricane Irma report lists a 112 mph gust at a North Naples station near the latitude of Immokalee Road in 2017. We found no official record placing surge inside The Strand in Irma, Ian, Helene or Milton. We present that as geography and record, not a guarantee.

Flood Insurance and the CRS Discount

Outside the Special Flood Hazard Area there is no federal requirement to buy flood insurance, though a lender may still require it. Unincorporated Collier County is a Community Rating System Class 5 community, which Collier County's floodplain management page and FEMA's CRS program page tie to a 25% discount on eligible NFIP policies. Under FEMA's Risk Rating 2.0 pricing approach, each building is priced on its own elevation and distance to water, so an elevation certificate helps your buyer's quote.

Your Seller Flood Disclosure

The section 689.302 form asks about claims, federal assistance and known flood damage in your home, not about the zone. Answer it from your own records. Call Jesse direct at (239) 898-6072 if you are not sure what your file shows.

What Will Your Buyer Pay to Own Your Strand Home?

Your Strand buyer will underwrite Social club dues of $4,162 a year, a neighborhood association assessment that may carry the master share, property tax at the buyer's own price and an insurance policy. Only the club dues and the single-family HOA's $1,525 quarterly assessment are published; the estoppel certificates complete the picture.

Data updated: September 2026 (The Club at The Strand 2026 Membership Brochure; association websites; Florida Statutes 2026)

Social Dues: Mandatory, $4,162, No Initiation

Social membership covers the whole household and every amenity except golf, at $4,162 a year in 2026 with no initiation for Strand homeowners, per the club's brochure. The club states "NO Assessments | NO Capital Dues | NO Hidden Fees | NO Food and Beverage Minimums." That is a club claim about club charges; it does not speak for the associations.

Golf: Optional, and Priced by Age

Sport membership is $40,000 initiation and $7,652 dues. Single Golf is $80,000 initiation with dues of $12,380 (56 and over), $10,532 (40 to 55) or $9,920 (39 and under). Full Family Golf is $100,000 initiation with dues of $15,861, $12,691 or $11,121 by the same age bands. Cart fees are $18 for nine holes and $33 for eighteen per person. The brochure prints the homeowner waiver only on the Social line, so whether a resident upgrading to golf pays the full printed initiation is a question for the club's membership office before a golf buyer writes an offer.

The Master Assessment: Not Public

The master association's assessment amount is not published; the adopted budget sits behind the owners' login on the master association's site. The estoppel certificate for the specific home states every regular assessment and its frequency. Your listing should say where the number comes from rather than print a figure no document supports.

The Single-Family HOA: $1,525 a Quarter

The Strand Homeowners' Association, the 121-home single-family association, publishes its 2026 quarterly assessment of $1,525 on its forms page, which is $6,100 a year, and a capital contribution of one quarter's assessment collected from the buyer at closing. Add the mandatory $4,162 in Social dues and a single-family owner's published floor is $10,262 a year before golf, cable, property taxes and any master share billed separately. We give that as arithmetic from two first-party figures, not as a quote.

The Other Neighborhoods, and What Mango Cay Includes

None of the other 14 neighborhood associations publishes its assessment on a public page we could find. The master association's Mango Cay page says Mango Cay quarterly fees include "landscaping and street maintenance, water, high-speed broadband, and cable services," and that Mango Cay II's also covers "certain additional exterior building maintenance, painting and roofing." Do not assume any other neighborhood includes the same services.

Transponders and the Comcast Bulk Agreement

Gate transponders cost $20 each from August 1, 2025, per the master association's transponder form. The master association also holds a Comcast bulk agreement for Xfinity TV and internet up to 100 Mbps, and its Comcast page says "owners pay the association for service." The per-home cost is not published.

Property Tax at the Buyer's Price

Every Strand home is in unincorporated Collier County, ZIP 34110. The Florida Department of Revenue's comparison of Collier levies shows the county's largest levy at 3.0107 mills for FY 2025-26; the complete millage for a Strand parcel is on its TRIM notice. A buyer's bill resets toward the purchase price because a previous owner's assessment cap does not carry over, so budget on the price, not on your bill.

Insurance: Master Policy and HO-6

For the condominium neighborhoods, the association insures the buildings under a master policy, and each owner carries an HO-6 policy for the interior items the declaration assigns to the owner, personal property, liability and loss assessment coverage; Florida HO-6 policies must include loss-assessment coverage under section 627.714. For the detached neighborhoods, the owner insures the whole home. Either way, roof age and wind mitigation drive the premium on buildings from 1998 to 2003, and Florida requires insurers to offer wind mitigation discounts under section 627.0629.

A Buyer's Yearly Picture

Call Jesse direct at (239) 898-6072 and we will build this table with the real numbers for your home.

How Long Does It Take to Sell a Strand Home?

A correctly priced Strand home goes under contract in a median 51 days, but the segments split: a median 7 days for detached villas and houses and 67 days for condominiums and coach homes in the 12 months to September 26, 2026. Add the contract period for estoppels, association steps and closing, and most Strand sales take two to four months from listing to closing.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 26, 2026)

Days on Market by Neighborhood

In the last 12 months, the Southwest Florida MLS shows The Links at a median 0 days on the five sales with a marketing period, Feather Sound at 19, the single-family HOA at 23.5 (the mean of 0 and 47), Cypress Cove at 45, Grande Reserve at 58.5 (the mean of 35 and 82), Trophy Club at 64, Wedge Wood at 70, Turnberry Woods at 75 and Clubside at 91.5 (the mean of 77 and 106). Pinnacle's two sales took 106 and 140 days. Over 60 months the community median was 15 days, so today's pace is slower than the 2022 market many owners remember.

A Typical Strand Timeline

These are planning ranges, not promises. The review, insurance and association steps usually run together, and we schedule them that way.

Seasonality

Of the 307 Strand closings in the last 60 months in the Southwest Florida MLS, 172 closed from January through May, with March (46) and April (42) the busiest months and July (13), August (13) and September (14) the slowest. In the latest 12 months, 40 of 61 sales closed from October 2025 through March 2026. A home listed by early January meets the season's buyers while they are in Naples; a well-priced detached home still sells in summer.

What Slows a Strand Sale

A price set above the last sales in the same building group; an insurance quote that arrives late on an older roof; estoppels or condominium documents ordered after the contract; a golf buyer who learns the initiation terms at the inspection deadline; and a tenant whose lease runs past the buyer's move-in date. Each one is avoidable, and our plan removes all five before the first showing.

Selling in Season

The two Clubside listings that had sat more than 200 days on September 26, 2026 were priced for a season that had already passed. Plan the list date backward from January: valuation and paperwork in October and November, media in December, and a listing live before the first seasonal buyers arrive. Call Jesse direct at (239) 898-6072 to plan your listing date.

Should You Sell, Rent or Hold Your Strand Home?

Selling, renting and holding a Strand home each suit a different owner. Renting means 30-day minimum leases, neighborhood caps and approvals, and carrying costs that include $4,162 a year in Social dues. Selling converts the home into a market where 61 Strand homes closed in the last 12 months at a $610,000 median. We model all three before you decide.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 26, 2026; master and neighborhood leasing rules)

The Rules on Renting Your Home

Article X, Section 10.13 of the master declaration requires every lease to be in writing and at least 30 days long, and makes the owner liable for a tenant's violations. The Pinnacle adds a 12-month maximum, no more than three leases in any 12 months, advance written approval and a ban on advertising on short-term rental sites; Eden's draft amended declaration proposes a three-lease annual cap and says an owner who leases gives up recreation facility use during the lease. Renters receive gate transponders only once approved.

What Our Pull Does and Does Not Show on Rents

Our Southwest Florida MLS pull for this page covered sales, not leases, so we do not quote a Strand rent here. When you ask us to model renting, we pull the closed and active leases for your neighborhood and bedroom count and put them beside the sale case, with the Social dues, assessments, insurance, taxes, management and vacancy subtracted.

The Hold Case

Holding makes sense for an owner who uses the home, has no need for the cash, can carry the dues, assessments and taxes, and is comfortable with the I-75 construction years ahead. It is a bet on the plateau turning upward, and nothing in the record tells you when. We show you the carrying cost per year of waiting so you can price the bet.

The Sell Case

Selling makes sense for an owner who wants certainty, has equity from a pre-2021 purchase, faces a roof or insurance decision on an older building, or would rather sell before the I-75 and interchange work reaches full stride. It also makes sense for a homesteaded owner buying a new Florida homestead, who can carry the accumulated Save Our Homes benefit forward under portability, per the Department of Revenue's PT-112 portability guide.

The Tenant-in-Place Sale

If you lease now, you can sell to an investor with the tenant in place, within your neighborhood's leasing rules. The buyer gets an approved lease and income from day one; you avoid a vacancy while listed. A buyer who wants to occupy will want the lease end date to fit the closing, so we price the two cases differently.

Our Recommendation Process

We put the three cases side by side for your home: your likely net at sale, your likely net rent after dues, assessments, taxes, insurance, vacancy and management, and the carrying cost of holding. You decide. Call Jesse direct at (239) 898-6072.

What Should Your Listing Say About Life in The Strand?

Your Strand listing should describe the home, the gated setting, the club and its 27 Gordon Lewis holes, the racquet courts and pool, the A-rated zoned schools, and the location less than half a mile from I-75, with a Publix just outside the gate and Vanderbilt Beach about 12 minutes away without traffic.

Data updated: September 2026 (Collier County Public Schools 2026-2027 zone lookup; OSRM drive times from Strand Boulevard at Immokalee Road, September 23, 2026)

The Setting

The Strand fills the northwest quadrant of the I-75 and Immokalee Road interchange on 574.6 acres, with about 75.5 acres of lakes and 85.3 acres of platted preserve in the PUD land table. The main entrance runs north from Immokalee Road on Strand Boulevard, past the Publix and Strand Executive Park, to a staffed gatehouse; a north gate sits near Fairway Court and a members-only rear gate near Pinnacle Lane. For the full location detail, see our complete guide to The Strand.

The Club and the Course

The Club at The Strand opened in November 1997 and hosted the LPGA Tour from 1999 to 2001, when the venue was still called Pelican Strand. Its three nines by Gordon G. Lewis, Savannah, Sabal and Preserve, are described on the club's golf page. The clubhouse, 55,000 square feet per the club, gained a $2.4 million lower-level renovation in 2022 and Tavern 59 in March 2023; the architect's interior won a 2024 CBIA Sand Dollar Award, per Peacock + Lewis.

Racquets, Fitness and the Pool

Social members use 8 Har-Tru tennis courts (4 lit), 7 pickleball courts, 3 bocce courts, a croquet lawn, the fitness center and spa and the heated pool, per the club's sports page and brochure. Several neighborhoods, including Wedge Wood, Clubside, Pinnacle, Trophy Club, Grande Reserve and Turnberry Woods, also keep their own pools or clubhouses.

Schools

Collier County Public Schools assigns every Strand street we queried to Veterans Memorial Elementary, North Naples Middle and Aubrey Rogers High for 2026-2027, per its address lookup, and all three earned an A in 2024, 2025 and 2026, per the district's 2026 Accountability Brief. Older pages that list Laurel Oak Elementary and Gulf Coast High are out of date, and your listing should not repeat them. Zoning can change, so buyers confirm with the district.

Getting Around

From Strand Boulevard at Immokalee Road, free-flow drive times run about 1 minute to the I-75 ramp (0.4 mile), 6 minutes to NCH North Naples Hospital, 12 minutes to Vanderbilt Beach (6.2 miles), 20 minutes to Fifth Avenue South and 25 minutes to Southwest Florida International Airport, with Mercato 4.8 miles away. Peak-season times from January to April run longer. NCH North Naples Hospital, 311 beds, is the closest full hospital.

The Roads Being Built Next Door

FDOT's I-75 widening begins construction in fall 2026, the diverging diamond interchange at Immokalee Road is expected from early 2027, and Collier County awarded the design of a Livingston Road flyover over Immokalee Road on July 28, 2026, a project of about $111 million, per Gulfshore Business. Buyers will ask. We describe the projects from their files and say plainly that the noise wall alignment along The Strand is unconfirmed.

What We Leave Out

We do not describe who lives in The Strand, and we do not use phrases that steer buyers by age, family status or background. Fair housing law and our own standards keep the listing on the home, the rules, the club, the facilities and the location. Call Jesse direct at (239) 898-6072 to see a draft listing for your home.

How Do You Get a Free Strand Home Valuation?

You get a free Strand home valuation by requesting one online or calling Jesse McGreevy at (239) 898-6072. It is a written opinion of value built from the Southwest Florida MLS sales of your own neighborhood and plan, with the actives, the county's recorded sales, your association charges and the club cost laid out beside it. There is no cost and no obligation.

What a McGreevy and Comisar Valuation Includes

You receive the sales of your neighborhood and plan with their dates, days on market and sale-to-list ratios; the nine active listings and any pending sales in your segment; the Collier County recorded qualified sales for your neighborhood; your association charges once the estoppels arrive; the club cost your buyer will carry; the buyer pool your home can reach; and a recommended list price with a defensible range. Request it through the free home valuation for your Strand home or the McGreevy and Comisar valuation form.

How to Reach Us Today

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 address, 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.

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).

Why the Valuation Comes Before the Listing Agreement

In a community where a Wedge Wood condominium and a Whisperwood Court house share a gate but trade more than a million dollars apart, the price decides the sale. We would rather you see the evidence and the number before you commit to anything, and many Strand owners use the valuation to decide whether to sell this season or next.

What Do Sellers Say About Working With McGreevy and Comisar?

Jesse McGreevy is a top-reviewed 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.

A Condominium Seller in a Tough Condominium Market

★★★★★ "Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond." Verified Google review

About four of every five Strand sales are condominiums or coach homes, and the attached segment took a median 67 days this year. That is the market this seller describes.

A Seller on Follow-Through

★★★★★ "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through." Verified Google review

A Strand sale runs on two estoppels, a club letter and an insurance file. Follow-through is the job.

A Family Selling a Parent's Home

★★★★★ "Marc made an extremely stressful time of selling my parents' house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation." Verified Google review

Many Strand sellers are handling a sale from out of state, or for a family member. Marc runs the field side so the family does not have to.

A Repeat Seller

★★★★★ "Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!" Verified Google review

Some Strand owners move within the gate, and some sell more than once. We would like to be the call you make each time.

Why Does a Strand Specialist Matter When You Sell?

A Strand specialist matters because the facts that decide a sale here sit in documents rather than in a listing feed: 15 neighborhoods with different associations and managers, a mandatory club with published and unpublished terms, condominium and homeowners' association law side by side, an insurance file on 1998 to 2003 buildings, and road projects starting next door.

Jesse McGreevy

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

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.

What a General Naples Agent Tends to Miss Here

A general agent may price a coach home from the community median, list a Clubside unit against Links villas, print an "HOA fee" no document supports, forget the master estoppel, leave the club's golf terms to the buyer, give a condominium seller the section 720.401 form or a single-family seller none, quote Laurel Oak and Gulf Coast as the schools, or promise a noise wall. None of those errors is exotic, and each one costs a seller time or money.

How The Strand Compares With Other Naples Seller Markets

Every Naples community sells differently. Stonebridge Country Club, Island Walk and The Falls of Portofino each have their own seller guide, and Grandezza in Estero, The Strand's sister club by the same golf architect and developer lineage, is covered in our Grandezza guide. The Strand's distinctions are the 15-neighborhood price ladder, the mandatory Social membership with a published fee, and the split between attached and detached timelines.

Are You Also Buying Your Next Home in Southwest Florida?

Many Strand sellers are buying their next Florida home in the same season, whether inside the gate, elsewhere in North Naples or farther north in Estero and Bonita Springs. We run both sides together, including the timing of two closings and, for homesteaded sellers, the Save Our Homes portability claim.

Buying and Selling in the Same Season

Florida's portability rule lets a homestead owner who sells and establishes a new Florida homestead transfer some or all of the accumulated Save Our Homes benefit, within the time limits in the Department of Revenue's PT-112 portability guide, by filing with the new homestead application. We sequence both closings around that calendar. If you are buying, start with how we represent buyers in Southwest Florida or call Marc at (239) 287-5873.

Buying Inside The Strand Again, or Next Door

Some owners move within the gate, from a condominium to a villa or from a house to a coach home, and keep the club. If your next home is here, see our guide to buying a home in The Strand, which covers the neighborhoods, the club and the paperwork from the buyer's side. If you are moving nearby, our Olde Cypress guide and our guide to Naples golf communities cover the alternatives along Immokalee Road.

Frequently Asked Questions, Seller Edition: Selling a Home in The Strand

These are the questions Strand owners ask before they sell, each answered in a single paragraph for a Collier County seller. They cover price, timing, the buyer pool, the club, the associations, the paperwork, disclosure, flood, insurance, taxes and renting instead. Nothing here is tax or legal advice; confirm anything that affects your sale with your closing agent, attorney or CPA.

How do I sell my home in The Strand?

Start with a written valuation built from your own neighborhood's sales, order the master and neighborhood estoppel certificates and the condominium resale package or section 720.401 summary on day one, get the club's written terms for your membership, assemble the flood and insurance file, then list with professional media and a listing that states the club cost plainly. McGreevy and Comisar run that whole sequence; call Jesse McGreevy at (239) 898-6072.

Who is the best listing agent for The Strand?

The best Strand listing agent prices your home from its own neighborhood and plan, explains the mandatory Social membership and the published golf initiations before a buyer asks, and has the estoppels and insurance paperwork ready before a lender does. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012; compare the field in our guide to the best real estate agents in Naples.

What is my Strand home worth?

Your value depends first on your neighborhood. Over 60 months the Southwest Florida MLS medians ran from $445,000 in Wedge Wood and $476,500 in Feather Sound to $699,000 in Trophy Club, $979,500 in Ana's Place, $1,167,500 in The Links and $1,750,000 in the single-family HOA. For your address, request a free valuation of your Strand home, and we will place it by plan, floor, view and condition.

What did Strand homes sell for in the last year?

The Southwest Florida MLS recorded 61 Strand closings in the 12 months to September 26, 2026 at a median of $610,000, $319.46 per square foot of living area, a median 96.36% of list and a median 51 days on market, for $43,646,700 in volume. The 49 attached sales had a $565,000 median and the 12 detached sales a $1,265,000 median.

Is it a good time to sell in The Strand?

For a well-priced home, yes. On September 26, 2026 there were nine active listings at a median asking price of $618,000 and 1.77 months of supply against 61 sales a year. The market softened slightly from the prior year's 46 sales at $625,000 in 41.5 days, and the softening sat in the condominium segment. Detached homes remain scarce and fast.

How many Strand homes are for sale right now?

Nine were active on September 26, 2026, about 0.84% of the community's 1,073 homes, at a median asking price of $618,000, with three more pending with contingencies and two pending. The actives ran from $459,000 in Wedge Wood to $1,325,000 for a Links villa on Fairway Court, and two Clubside listings had sat 202 and 271 days.

What is the highest price a Strand home has sold for recently?

The highest sale in the 12 months to September 26, 2026 was $2,000,000 for a 3,133-square-foot single-family home on Whisperwood Court in July 2026, after 51 days on market. Over 60 months, the highest Strand sale in the Southwest Florida MLS was $2,895,000, in the single-family HOA.

How long will it take to sell my Strand home?

The median Strand sale took 51 days on market in the last 12 months, but detached villas and houses took a median 7 days and condominiums and coach homes 67. Add the contract period for estoppels, insurance, association steps and closing. A median is a middle, not a promise; an overpriced condominium can sit far longer while its neighbors sell.

When is the best time to list a Strand home?

List by early January if you can. Of 307 Strand closings over 60 months, 172 closed from January through May, with March and April the busiest months and July through September the slowest. In the latest 12 months, 40 of 61 sales closed from October through March. Detached homes still sell off-season when the price is right.

Why do Strand condominiums take longer to sell than houses?

Supply and choice. Forty-nine attached homes sold in the last year against 12 detached, and on September 26, 2026 eight of the nine active listings were attached. A condominium buyer can compare several units in the same neighborhood; a buyer who wants a Links villa or a single-family home often has one choice. Condominium sellers win on price and presentation.

Is club membership mandatory in The Strand?

Yes, at the Social level. The club's 2026 Membership Brochure says Social membership "is mandatory for all homeowners" with no initiation fee for Strand homeowners and annual dues of $4,162. Golf is optional, with printed initiations of $40,000, $80,000 and $100,000 by category. The club is privately owned by The Strand at Naples, LLC and is not an equity club.

Does my club membership transfer to my buyer?

Your buyer does not need your Social membership; they become a Social member as a Strand homeowner with no initiation fee. A golf membership is your own relationship with the club, and the club publishes no transfer or refund terms for golf initiation. Ask the membership office in writing before you list, and tell the club your closing date.

Do I get my golf initiation back when I sell?

The club publishes no refund policy, and because it is privately owned rather than an equity club, there is no member equity to sell. Whether any part of a golf initiation is refundable or transferable depends on the club's membership plan and your own agreement. Read that agreement and confirm with the membership office before you list.

Does my buyer pay a club initiation fee?

Not for the mandatory Social membership: the brochure says there is no initiation fee for homeowners within the Strand community. A buyer who wants golf pays the golf initiation, printed at $40,000 for Sport, $80,000 for Single Golf and $100,000 for Full Family Golf. The waiver is printed only on the Social line, so a resident's upgrade price should be confirmed with the club.

Does The Strand have a CDD?

No. No Strand or Pelican Strand district appears on the Florida Commerce Official List of Special Districts, report dated September 23, 2026, and Collier County's CDD map layer shows none over the community. There is no CDD bond balance to disclose or pay off at your closing.

What are the HOA fees in The Strand?

Only the single-family HOA publishes its assessment: $1,525 a quarter in 2026, with a capital contribution of one quarter's assessment collected from the buyer at closing. The master assessment and the other 14 neighborhoods' assessments are not published; the estoppel certificate for your home states them. Every owner also pays Social club dues of $4,162 a year.

What estoppel certificates does a Strand sale need?

One from the master association and one from your neighborhood association. The master association is managed by Dorrill Management Group at 5672 Strand Court, Suite 1, (239) 592-9115, which handles its estoppel requests. Your neighborhood may use a different manager: Seacrest, Vesta, Cardinal, Advanced Property Management Services or Dorrill, depending on the neighborhood.

What does it cost to sell a Strand home?

Plan for the brokerage fee you negotiate, Florida documentary stamp tax of $0.70 per $100 on the deed ($4,270 on a $610,000 sale), estoppel fees, prorated taxes and assessments, and any repairs or credits. There is no CDD payoff. In Collier County the buyer customarily pays the owner's title policy. We prepare an estimated net sheet for your price before you sign anything.

Who pays the capital contribution or transfer fees?

The contract decides. The single-family HOA describes its capital contribution as "collected from buyer at closing," so that charge is the buyer's by the association's own wording. Eden's draft amended declaration provides for a resale assessment set by the board. Other neighborhoods set their own charges in their documents, and we read yours before we write the listing terms.

What commission should I expect to pay to sell in The Strand?

Commission in Florida is negotiable between you and your listing brokerage, and no law or association sets it. Since August 17, 2024, offers of compensation to a buyer's agent are not advertised on the MLS, and buyers sign their own agreement before touring. Ask any agent you interview for their pricing plan for your neighborhood and how they will explain the club and the flood map.

Does the section 720.401 disclosure summary apply to my sale?

It depends on your association. If your home is in the single-family HOA, Eden, The Links, Ana's Place or Sawgrass, which are homeowners' associations, section 720.401 applies: the seller gives the summary before the buyer signs, and the contract carries the statute's voidability clause. If your home is a condominium unit, subsection (2) excludes condominium associations, and section 718.503 governs instead. This is information, not legal advice; confirm with your closing agent or attorney.

What condominium documents must I give my buyer?

Under section 718.503 the selling unit owner gives the buyer the declaration of condominium, the articles, the bylaws and rules, the annual financial statement and budget, the Frequently Asked Questions and Answers document and the other items the statute lists. The buyer may void the contract within 7 business days after receiving them, a right that ends at closing. We order the package at listing.

Does my Strand condominium need a milestone inspection before I sell?

No Strand building appears on Collier County's milestone buildings list of January 2026, and the recorded plans show two-story buildings, below the three-habitable-story line where Florida's milestone and reserve study rules attach. Feather Sound's story count is not in the records we read. This is not a legal opinion; confirm your building's status with your association before you list.

Is The Strand in a flood zone?

The homesites are not in a FEMA Special Flood Hazard Area. All 17 street points we tested sit in Zone X on the effective map, one of them shaded Zone X on Barclay Lane, and the preliminary maps keep all 17 in unshaded Zone X. The lakes and golf low areas carry Zones AE and AH, so a lanai or pool deck near a lake edge is worth checking.

What hurricane evacuation zone is The Strand in?

Zone D, at every point we tested on Collier County's evacuation layer. Collier's zones run from A, ordered out first, to F. The National Hurricane Center's worst-case surge maps show no surge reaching The Strand in a Category 1 or 2 hurricane; modeled surge rises only in major-hurricane scenarios.

What flood information will Strand buyers ask for?

Buyers and lenders ask for the flood zone, any elevation certificate, any FEMA letter and any flood policy declarations page. FEMA issued Letters of Map Amendment in 2012 for seven Turnberry Woods buildings and two Eden lots. If you hold a letter or certificate, it goes into the listing file on day one, and you complete the section 689.302 flood disclosure from your own records.

Do I have to disclose hurricane damage or repairs?

Florida sellers must disclose known facts that materially affect value and are not readily observable, under Johnson v. Davis, and the flood form asks about claims and damage. We found no public record of surge inside The Strand in recent storms, but your own claims and repair history is what matters. Gather invoices, permits and roof records before listing.

Will my buyer be able to insure my home?

Almost always, but the quote depends on the roof, the openings and the building's age. Most Strand buildings date from 1998 to 2003, largely before the 2002 statewide building code, so a current wind mitigation report on Form OIR-B1-1802 and the roof permit carry the most weight. We hand both to the buyer at the first showing so the quote arrives inside the inspection period.

What improvements give the best return before selling?

Buyers and their insurers focus on roof age, windows and opening protection and the air-conditioning system first, then kitchens, baths and flooring. A current wind mitigation report costs little and can lower a buyer's quote. Fix what an inspector will flag, and present the rest as it is. We walk the home before recommending any spending.

Should I sell my Strand home furnished?

Many Strand buyers are seasonal: 415 of 1,072 residential parcels carry an out-of-state owner mailing address on the county's 2026 preliminary roll. A turnkey furnished sale can appeal to a buyer who wants to use the home the same season, while others want to bring their own furniture. We usually market furniture as negotiable, on a separate inventory.

Can I sell my Strand home with a tenant in place?

Yes, within the lease and your association's rules. Every Strand lease must run at least 30 days under the master declaration, and some neighborhoods cap the number of leases a year. A buyer who wants to occupy will want the lease end date to fit the closing; an investor may prefer the income. We coordinate showings with the tenant and the gate.

Do rental restrictions reduce my buyer pool?

They narrow it to longer-term investors. The 30-day master minimum rules out nightly and weekly rentals, and The Pinnacle caps leases at three in any 12 months and bans short-term rental sites. Seasonal investors who rent for a month or more remain a real market. We put your neighborhood's exact leasing rules in the listing so investors can underwrite quickly.

Should I rent my Strand home or sell it?

That depends on your numbers. Renting means 30-day minimums, neighborhood caps, association approvals and carrying costs that include $4,162 a year in Social dues. Selling means pricing into a market where 61 Strand homes closed in the last 12 months at a $610,000 median. We run both cases on your own home, with the lease record for your neighborhood pulled fresh.

How will the I-75 widening affect my sale?

Buyers will ask. FDOT's I-75 widening begins construction in fall 2026 along The Strand's east edge, and the diverging diamond interchange at Immokalee Road is expected from early 2027. Where any noise wall runs along The Strand's frontage has not been confirmed from FDOT's final barrier tables, and we do not guess. East-side owners should ask the master association for FDOT's survey results.

How does The Strand compare with Olde Cypress for a seller?

Olde Cypress sold 26 homes at a $1,105,000 median in 29 days in the same 12 months; The Strand sold 61 at $610,000 in 51. The difference is mostly product mix: every Olde Cypress sale was a house, while four of five Strand sales were attached. Strand detached homes sold at a $1,265,000 median in 7 days, faster than Olde Cypress.

How do you market a Strand home to qualified buyers?

We market the home and the club together: the mandatory Social membership and its published cost, the golf options, the Zone X flood map and the A-rated school zone, before a buyer asks. We reach seasonal and out-of-state buyers where they search, time the launch for the season, and run showings through the gatehouse without friction.

How do I sell my Strand home while I am up north?

We handle it end to end. Strand gate transponders are issued only to residents, members and approved renters, so Marc clears every showing with the gatehouse, manages the lockbox and walks the home after each visit. Documents can be signed remotely, and the title company can close without you in Naples. Call Jesse direct at (239) 898-6072.

Can I sell my Strand home privately or off-market?

Yes. A private sale can suit a seller who values discretion, especially in a small neighborhood such as The Links, Sawgrass or Ana's Place. The trade-off is exposure: most of the buyer pool finds homes through the MLS. We show you both paths and what each is likely to net. Confidential conversations are welcome at (239) 898-6072.

Should I take a cash offer or list on the MLS?

A direct cash offer trades price for speed and certainty. In The Strand, detached homes sold in a median 7 days over the last 12 months, so a properly priced listing often delivers both speed and a stronger price. Condominiums take longer, and a cash offer may make more sense for some owners. Compare any offer with a valuation built on your neighborhood's sales.

How do I sell a Strand home I inherited or hold in a trust?

The steps are the same as any Strand sale, plus the authority documents: letters of administration or a trustee certification, which your attorney and the title company confirm. The associations issue estoppels to the personal representative or trustee, and the club needs to know the owner of record has changed. We work alongside your attorney so the home is marketed while the paperwork is finished.

Can I buy my next home and sell my Strand home at the same time?

Yes. Jesse handles the Strand sale while Marc represents you on the purchase, so both contracts run on one calendar, and contingent offers, rent-backs and timed closings can bridge the gap. A homesteaded seller should also plan the Save Our Homes portability filing with the new homestead application. Call Jesse at (239) 898-6072 for the sale and Marc at (239) 287-5873 for the purchase.

What should I ask a listing agent about The Strand?

Ask how they would price your home against your own neighborhood and plan, how they will explain the Social membership and golf initiations, which disclosure regime applies to your association, how they will handle the gate and showings, and what they recommend on timing given the season. An agent who cannot answer those five questions will learn them on your listing.

Do you charge for a valuation?

No. The written valuation of your Strand home is free and carries no obligation. It includes your neighborhood's sales, the active listings, the county's recorded sales, the club cost your buyer will carry and a recommended list price with a range. Request it online or call Jesse direct at (239) 898-6072.

What should I do first if I am thinking about selling?

Ask for the written valuation and let us order the two estoppels and the club letter. You will know your likely price, your association charges, your net and your timeline before you sign anything. Call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873.

Sources and Authoritative References

Every figure on this Strand seller guide traces to a primary source below, as of September 26, 2026: the Southwest Florida MLS, Collier County's recorded qualified sales and roll, the Collier County Clerk's official records, The Strand Master Property Owners Association and the neighborhood associations, The Club at The Strand, Florida Statutes and state agencies, FEMA, the National Hurricane Center, Collier County Public Schools and FDOT. No listing portal or competing brokerage is cited. Southwest Florida MLS figures come from a member-only system and are cited in the text with their pull date. County sale figures come from Collier County's recorded qualified sales for the 1,072 residential Strand parcels on the 2026 preliminary roll (data files dated August 29, 2026), cited in the text without a link.

Market, county records and taxes

• Florida Department of Revenue Collier levies table (Florida Department of Revenue; accessed September 2026)
• Florida Commerce Official List of Special Districts (Florida Commerce, Special District Accountability Program; accessed September 2026)
• Collier County CDD layer (Collier County GIS; accessed September 2026)
• PUD Master List dated June 11, 2026 (Collier County Government; accessed September 2026)
• List of Collier County PUD Ordinances (LDC Appendix F) (Collier County Land Development Code (Municode); accessed September 2026)
• Collier County Ordinance 02-57, the Pelican Strand PUD (Collier County Clerk of the Circuit Court, Board Minutes and Records; accessed September 2026)
• Collier County's Planned Unit Developments layer (Collier County GIS; accessed September 2026)
• Collier Clerk official records search (Collier County Clerk of the Circuit Court, Official Records; accessed September 2026)
• Future Land Use Element (as amended by Ordinance 2024-46) (Collier County Government; accessed September 2026)

The master association, the neighborhoods and their recorded documents

• The Strand Master Property Owners Association's 2026 annual meeting notice (The Strand Master Property Owners Association; accessed September 2026)
• The Strand Master Property Owners Association home page (The Strand Master Property Owners Association; accessed September 2026)
• Master association property management page, Dorrill Management Group (The Strand Master Property Owners Association; accessed September 2026)
• Master association neighborhood roster (The Strand Master Property Owners Association; accessed September 2026)
• Master association gate transponder form (The Strand Master Property Owners Association; accessed September 2026)
• Master association front entrance plan (The Strand Master Property Owners Association; accessed September 2026)
• Master association notices page (The Strand Master Property Owners Association; accessed September 2026)
• 2025 annual meeting notice (The Strand Master Property Owners Association; accessed September 2026)
• Master association board agenda, May 20, 2025 (The Strand Master Property Owners Association; accessed September 2026)
• Master association board agenda, June 17, 2025 (The Strand Master Property Owners Association; accessed September 2026)
• Master association hearing notice, April 2025 (The Strand Master Property Owners Association; accessed September 2026)
• The Strand Homeowners' Association forms page (The Strand Homeowners' Association; accessed September 2026)
• The Strand Homeowners' Association website (The Strand Homeowners' Association; accessed September 2026)
• single-family HOA board's December 2022 cover letter (The Strand Homeowners' Association; accessed September 2026)
• Single-family HOA business-use notice (The Strand Homeowners' Association; accessed September 2026)
• Single-family HOA Tenant Evaluation application (The Strand Homeowners' Association; accessed September 2026)
• Eden at The Strand 2025 welcome letter (Eden at The Strand Homeowners' Association; accessed September 2026)
• Amended and Restated Declaration, labeled "Draft 2" (Eden at The Strand Homeowners' Association; accessed September 2026)
• Eden at The Strand association website (Eden at The Strand Homeowners' Association; accessed September 2026)
• Eden Community Standards Handbook (Eden at The Strand Homeowners' Association; accessed September 2026)
• Eden 2024 Rules and Regulations (Eden at The Strand Homeowners' Association; accessed September 2026)
• Pinnacle association official business page (The Pinnacle at The Strand association; accessed September 2026)
• Pinnacle association's site (The Pinnacle at The Strand association; accessed September 2026)
• Pinnacle association forms page (The Pinnacle at The Strand association; accessed September 2026)
• Trophy Club at The Strand association website (Trophy Club at The Strand Condominium Association; accessed September 2026)
• Hurricane Shutters page on the Trophy Club association site (Trophy Club at The Strand Condominium Association; accessed September 2026)
• Wedge Wood page (The Strand Master Property Owners Association; accessed September 2026)
• Wedge Wood II at Pelican Strand, a Condominium (Collier County Clerk of the Circuit Court, Official Records; accessed September 2026)
• Wedge Wood neighborhood restrictions (Collier County Clerk of the Circuit Court, Official Records; accessed September 2026)
• Clubside page (The Strand Master Property Owners Association; accessed September 2026)
• Clubside I at Pelican Strand (Collier County Clerk of the Circuit Court, Official Records; accessed September 2026)
• Clubside II at Pelican Strand declaration (Collier County Clerk of the Circuit Court, Official Records; accessed September 2026)
• Clubside III at Pelican Strand declaration (Collier County Clerk of the Circuit Court, Official Records; accessed September 2026)
• Clubside neighborhood restrictions (Collier County Clerk of the Circuit Court, Official Records; accessed September 2026)
• Pinnacle page (The Strand Master Property Owners Association; accessed September 2026)
• The Pinnacle I at The Strand, a Condominium (Collier County Clerk of the Circuit Court, Official Records; accessed September 2026)
• Pinnacle neighborhood declaration (Collier County Clerk of the Circuit Court, Official Records; accessed September 2026)
• The Pinnacle II at The Strand declaration (Collier County Clerk of the Circuit Court, Official Records; accessed September 2026)
• Cypress Cove page (The Strand Master Property Owners Association; accessed September 2026)
• Cypress Cove at Pelican Strand declaration (Collier County Clerk of the Circuit Court, Official Records; accessed September 2026)
• joint Cypress Cove and Feather Sound neighborhood restrictions (Collier County Clerk of the Circuit Court, Official Records; accessed September 2026)
• Trophy Club at The Strand, a Condominium (Collier County Clerk of the Circuit Court, Official Records; accessed September 2026)
• Grande Reserve page (The Strand Master Property Owners Association; accessed September 2026)
• Grande Reserve at Pelican Strand declaration (Collier County Clerk of the Circuit Court, Official Records; accessed September 2026)
• Feather Sound page (The Strand Master Property Owners Association; accessed September 2026)
• Feather Sound at Pelican Strand declaration (Collier County Clerk of the Circuit Court, Official Records; accessed September 2026)
• Links neighborhood page (The Strand Master Property Owners Association; accessed September 2026)
• Links declaration of covenants (Collier County Clerk of the Circuit Court, Official Records; accessed September 2026)
• Ana's Place page (The Strand Master Property Owners Association; accessed September 2026)
• Turnberry Woods page (The Strand Master Property Owners Association; accessed September 2026)
• Turnberry Woods at The Strand declaration (Collier County Clerk of the Circuit Court, Official Records; accessed September 2026)
• Master association Mango Cay page (The Strand Master Property Owners Association; accessed September 2026)
• Mango Cay at The Strand declaration (Collier County Clerk of the Circuit Court, Official Records; accessed September 2026)
• Mango Cay II at The Strand, a Phase Condominium (Collier County Clerk of the Circuit Court, Official Records; accessed September 2026)
• Sawgrass page (The Strand Master Property Owners Association; accessed September 2026)
• Sawgrass declaration of covenants (Collier County Clerk of the Circuit Court, Official Records; accessed September 2026)
• Master association Comcast page (The Strand Master Property Owners Association; accessed September 2026)
• October 2021 Comcast service letter (The Strand Master Property Owners Association; accessed September 2026)

Corporate records

• Sunbiz record, N97000001156 (Florida Department of State, Division of Corporations (Sunbiz); accessed September 2026)
• Sunbiz entity record, document N99000004774 (Florida Department of State, Division of Corporations (Sunbiz); accessed September 2026)
• Sunbiz entity record, document N99000004770 (Florida Department of State, Division of Corporations (Sunbiz); accessed September 2026)
• Sunbiz entity record, document N97000001447 (Florida Department of State, Division of Corporations (Sunbiz); accessed September 2026)
• Sunbiz entity record, document N00000005888 (Florida Department of State, Division of Corporations (Sunbiz); accessed September 2026)
• Sunbiz entity record, document N98000001119 (Florida Department of State, Division of Corporations (Sunbiz); accessed September 2026)
• Sunbiz entity record, document N99000006092 (Florida Department of State, Division of Corporations (Sunbiz); accessed September 2026)
• Sunbiz entity record, document N97000002788 (Florida Department of State, Division of Corporations (Sunbiz); accessed September 2026)
• Sunbiz entity record, document N98000001118 (Florida Department of State, Division of Corporations (Sunbiz); accessed September 2026)
• Sunbiz entity record, document N99000006315 (Florida Department of State, Division of Corporations (Sunbiz); accessed September 2026)
• Sunbiz entity record, document N00000000819 (Florida Department of State, Division of Corporations (Sunbiz); accessed September 2026)
• Sunbiz entity record, document N98000004114 (Florida Department of State, Division of Corporations (Sunbiz); accessed September 2026)
• Sunbiz entity record, document N00000002328 (Florida Department of State, Division of Corporations (Sunbiz); accessed September 2026)
• Sunbiz entity record, document N05000012534 (Florida Department of State, Division of Corporations (Sunbiz); accessed September 2026)
• Sunbiz entity record, document N97000006343 (Florida Department of State, Division of Corporations (Sunbiz); accessed September 2026)
• The Strand at Naples, LLC (Florida Department of State, Division of Corporations (Sunbiz); accessed September 2026)
• The Strand Commercial Association, Inc. (Florida Department of State, Division of Corporations (Sunbiz); accessed September 2026)

The club and the course

• The Club at The Strand membership page, web pages path (The Club at The Strand; accessed September 2026)
• The Club at The Strand membership page (The Club at The Strand; accessed September 2026)
• 2026 Membership Brochure (The Club at The Strand (2026 Membership Brochure); accessed September 2026)
• 2026 Membership Brochure, linked from the club's membership page (The Club at The Strand (2026 Membership Brochure); accessed September 2026)
• The Club at The Strand home page (The Club at The Strand; accessed September 2026)
• The Club at The Strand golf page (The Club at The Strand; accessed September 2026)
• club record for The Club at The Strand (Florida State Golf Association; accessed September 2026)
• Club + Resort Business reported on August 5, 2022 (Club + Resort Business; accessed September 2026)
• the architect's October 24, 2024 announcement (Peacock + Lewis Architects; accessed September 2026)
• Club + Resort Business ranked it No. 23 (Club + Resort Business; accessed September 2026)
• Club sports page (The Club at The Strand; accessed September 2026)
• The Club at The Strand fitness and spa page (The Club at The Strand; accessed September 2026)
• The Club at The Strand pool page (The Club at The Strand; accessed September 2026)
• Business Observer reported on September 12, 2014 (Business Observer; accessed September 2026)

Flood, storms, insurance and building rules

• FEMA's National Flood Hazard Layer (FEMA; accessed September 2026)
• preliminary National Flood Hazard Layer (FEMA; accessed September 2026)
• USGS Elevation Point Query Service (U.S. Geological Survey; accessed September 2026)
• U.S. Census geocoder (U.S. Census Bureau; accessed September 2026)
• LOMA 13-04-0191A (FEMA Flood Map Service Center; accessed September 2026)
• LOMA 12-04-8078A (FEMA Flood Map Service Center; accessed September 2026)
• LOMA 12-04-8520A (FEMA Flood Map Service Center; accessed September 2026)
• Changes Since Last FIRM layers (FEMA; accessed September 2026)
• August 2026 release on the proposed Flood Insurance Rate Map (Collier County Government; accessed September 2026)
• Collier County's floodplain management page (Collier County Government; accessed September 2026)
• CRS program page (FEMA; accessed September 2026)
• Collier County Building Bulletin 21 (Collier County Government; accessed September 2026)
• FEMA Flood Map Service Center (FEMA Flood Map Service Center; accessed September 2026)
• hurricane evacuation zone layer (Collier County GIS; accessed September 2026)
• Know Your Zone program from the Florida Division of Emergency Management (Florida Division of Emergency Management; accessed September 2026)
• Storm Surge Risk Maps viewer (National Hurricane Center; accessed September 2026)
• National Weather Service Miami Hurricane Irma report (National Weather Service; accessed September 2026)
• National Hurricane Center's Tropical Cyclone Report on Ian (National Hurricane Center; accessed September 2026)
• National Weather Service Miami Hurricane Ian summary (National Weather Service; accessed September 2026)
• Coastal and Heartland National Estuary Partnership summary (Coastal and Heartland National Estuary Partnership; accessed September 2026)
• $280 million in Collier County property damage from Milton (Naples Daily News; accessed September 2026)
• Florida Housing Finance Corporation briefing on the Florida Building Code (Florida Housing Finance Corporation; accessed September 2026)
• Milestone Inspections page (Collier County Government; accessed September 2026)
• DBPR condominium FAQs (Florida Department of Business and Professional Regulation; accessed September 2026)
• DBPR condominium inspections overview (Florida Department of Business and Professional Regulation; accessed September 2026)
• milestone buildings list, "As of January 2026" (Collier County Government; accessed September 2026)
• SIRS reporting database page (Florida Department of Business and Professional Regulation; accessed September 2026)
• Risk Rating 2.0 pricing approach (FEMA; accessed September 2026)
• what goes into a Risk Rating 2.0 rate (FEMA NFIP FloodSmart; accessed September 2026)
• 2024 flood protection newsletter (Collier County Government; accessed September 2026)
• Citizens statute (Citizens Property Insurance Corporation; accessed September 2026)
• Citizens' coverage comparison chart (Citizens Property Insurance Corporation; accessed September 2026)
• Florida Statutes section 627.0629 (Florida Legislature; accessed September 2026)
• Citizens Property Insurance discounts page (Citizens Property Insurance Corporation; accessed September 2026)

Schools, healthcare and location

• Collier County Public Schools 2026-2027 address register (Collier County Public Schools; accessed September 2026)
• Collier County Public Schools zone lookup (Collier County Public Schools; accessed September 2026)
• 2026 Accountability Brief of July 1, 2026 (Collier County Public Schools; accessed September 2026)
• school and district grades page (Collier County Public Schools; accessed September 2026)
• NCH North Naples Hospital (Florida Agency for Health Care Administration; accessed September 2026)
• list of verified trauma centers (Florida Department of Health; accessed September 2026)
• North Collier Regional Park (Collier County Parks and Recreation; accessed September 2026)
• OSRM routing engine (OSRM (Open Source Routing Machine); accessed September 2026)

Roads and planning next door

• FDOT Transportation Data and Analytics, 2025 annual average daily traffic (Florida Department of Transportation; accessed September 2026)
• I-75 widening, FDOT project 452544-1 (Florida Department of Transportation, District One; accessed September 2026)
• FDOT project 454099-1 (Florida Department of Transportation, District One; accessed September 2026)
• FDOT I-75 project fact sheet (Florida Department of Transportation, District One; accessed September 2026)
• WINK News, I-75 widening project draws support and concerns (WINK News; accessed September 2026)
• WGCU, quoting FDOT on September 20, 2026 (WGCU Public Media; accessed September 2026)
• FDOT I-75 noise wall presentation (Florida Department of Transportation, District One; accessed September 2026)
• FDOT I-75 Golden Gate to Alico meeting boards (Florida Department of Transportation, District One; accessed September 2026)
• Gulfshore Business, Collier approves $7.59 million design contract for flyover (Gulfshore Business; accessed September 2026)
• Collier County procurement calendar, RPS 24-8286 (Collier County Government; accessed September 2026)
• WINK News covered the award on July 31, 2026 (WINK News; accessed September 2026)
• 2050 Long Range Transportation Plan needs chapter (Collier Metropolitan Planning Organization; accessed September 2026)

Florida law, taxes and the closing

• Florida Statutes s. 720.401, homeowners' association disclosure summary (Florida Legislature; accessed September 2026)
• Florida Statutes s. 718.503, disclosure prior to sale (Florida Legislature; accessed September 2026)
• Florida Statutes s. 718.116, condominium estoppel certificates (Florida Legislature; accessed September 2026)
• Florida Statutes s. 720.30851, homeowners' association estoppel certificates (Florida Legislature; accessed September 2026)
• Florida Statutes s. 718.111, association powers, insurance and website (Florida Legislature; accessed September 2026)
• Florida Statutes s. 553.899, milestone inspections (Florida Legislature; accessed September 2026)
• Florida Statutes s. 201.02, documentary stamp tax on deeds (Florida Legislature; accessed September 2026)
• Florida Statutes s. 689.261, property tax disclosure summary (Florida Legislature; accessed September 2026)
• Florida Statutes s. 689.302, flood disclosure (Florida Legislature; accessed September 2026)
• Florida Statutes s. 627.714, HO-6 loss-assessment coverage (Florida Legislature; accessed September 2026)
• Johnson v. Davis, 480 So. 2d 625 (Fla. 1985) (Supreme Court of Florida, via Justia; accessed September 2026)
• Florida Department of Revenue, documentary stamp tax (accessed September 2026)
• Florida Department of Revenue, property tax information for taxpayers (accessed September 2026)
• Florida Department of Revenue, PT-112 Save Our Homes portability (accessed September 2026)
• Florida Administrative Code rule 69O-186.003, title insurance rates (Florida Department of State; accessed September 2026)
• Florida Department of Financial Services, title insurance overview (accessed September 2026)
• Florida OIR Form OIR-B1-1802, uniform mitigation verification inspection (Florida Office of Insurance Regulation; accessed September 2026)
• National Association of REALTORS, settlement FAQs (accessed September 2026)
• National Association of REALTORS, written buyer agreements 101 (accessed September 2026)

McGreevy and Comisar

• Our complete guide to The Strand
• Our Naples guide
• Our Olde Cypress guide
• Our guide to Naples golf communities
• The best real estate agents in Naples, compared on the public record
• Jesse McGreevy agent profile
• Marc Comisar agent profile
• Domain Realty Group
• McGreevy and Comisar Google Business Profile

Downloadable Documents

Every row below links the authority that publishes or holds the document, so a Strand seller or buyer sees the official, current version rather than a copy. Recorded documents open in the Collier Clerk's official records viewer. We host nothing ourselves.

Three records that matter here are not public and cannot be linked: the master association's adopted budget and assessment, behind the owners' login; most neighborhood association budgets and fee schedules, which appear on the estoppel certificates; and the club's terms for a golf membership at sale, which the membership office confirms in writing.

Your Strand Listing Team, and How to Reach Us Today

McGreevy and Comisar list and sell homes across Southwest Florida from an office in Bonita Springs, and The Strand sits inside the North Naples market they work every week. If you are weighing a sale in The Strand, 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 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 Wedge Wood or Feather Sound condominium, a Clubside, Pinnacle or Cypress Cove home, a Trophy Club, Grande Reserve or Turnberry Woods coach home, a villa in Eden, Ana's Place, Mango Cay or The Links, or a house in Sawgrass or on Whisperwood Court, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008.

The Accolades, Verbatim

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Contact McGreevy and Comisar

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 home valuation for your Strand home, or, if you are buying, read our guide to buying a home in The Strand.

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.