Updated September 2026
Sell your Turnberry Woods at The Strand coach home with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Every sale listed by plan, the approval and flood file ready on day one. Call (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Turnberry Woods at The Strand is 32 Bateman coach homes in eight two-story buildings on Ashford Lane in North Naples, and only nine of them closed through the Southwest Florida MLS in five years, from $590,000 to $775,000. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, sell one by plan, building and paperwork.
This page is written for the Turnberry Woods owner who is thinking about selling. For the whole neighborhood, from the 74-page 2001 declaration to the two floor plans, the pool and spa and the schools, read our complete Turnberry Woods at The Strand neighborhood guide, which this seller guide sits beside, and for the gated community around it, our guide to The Strand. Everything below answers one question: how to sell a Turnberry Woods coach home for the most money, with the fewest surprises, on a date you choose. If you want the number first, our Turnberry Woods at The Strand home valuation page explains how we arrive at it. Call Jesse direct at (239) 898-6072 whenever you want to talk it through.
Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and they personally run every listing they take: the price, the marketing build, the negotiation and the association, master association and club paperwork a Turnberry Woods sale runs through. If you are comparing listing agents across the city before you choose one, our guide to the best real estate agents in Naples, compared on the public record sets the teams side by side on reviews, licence history and published production.
Those are career numbers across Lee and Collier County. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate. Learn more about the wider team at DomainRealtyGroup.com.
Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. We also show you the whole Turnberry Woods record. We tracked every one of the 9 Turnberry Woods closings in the Southwest Florida MLS over the last five years, the zero active listings on September 26, 2026, and the 5 qualified sales the county recorded in its latest 24-month file. Where this page walks through a sale in detail, it is a public-record sale, labelled as one.
You get Jesse and Marc, not an assistant with a template. Jesse McGreevy runs pricing, data, marketing and the paperwork, which at Turnberry Woods means the condominium association's Section 20 approval, the master association, the club, the FEMA file for your building and the 2024 roof assessment on the estoppel. Marc Comisar runs the field side: showings through the Strand Boulevard gatehouse, buyer agent conversations, inspections, the elevator service visit if you own upstairs, and walkthroughs for the many Turnberry Woods owners who spend summer up north. Reach Jesse at (239) 898-6072 or Marc at (239) 287-5873, and read more on our about McGreevy and Comisar page.
Selling at Turnberry Woods at The Strand differs from a typical Naples condominium sale in seven ways: only 32 homes and about two sales a year, two plans that trade as two markets, association approval of every buyer, a flood map that changes along the row, a 2024 roof assessment, an upstairs elevator the owner maintains, and a dead-end street.
The recorded declaration created 32 residences in eight buildings of four, and the Southwest Florida MLS shows nine closings in the five years to September 26, 2026: two in each of 2022, 2023, 2024 and 2025, and one in 2026 through September. That is a turnover of under 6 percent a year. A Turnberry Woods buyer has usually waited months for a listing and is also watching Trophy Club and Grande Reserve, the two other Bateman coach-home neighborhoods under the same gate. Your listing will be seen by every one of those buyers in its first week, so the launch price matters more here than almost anywhere in The Strand.
Every Turnberry Woods building pairs two first-floor residences of 2,160 square feet with two second-floor residences of 2,686 square feet, each with a 173 square foot lanai, under Section 5.3 of the declaration. The county roll lists 16 of each. Over five years the six first-floor sales ran from $590,000 to $679,000 and the three upstairs sales from $699,900 to $775,000. A Turnberry Woods price starts from your plan, never from a Turnberry Woods or Strand average.
Section 20 of the declaration requires the owner to notify the Board by certified or registered mail of an offer the owner intends to accept, and gives the association 30 days after it has the information it asks for to issue its approval or disapproval. A sale that skips the process is voidable for six months. The association records a one-page Certificate of Approval for Sale for each resale, and the recorded June 2026 certificate states that approval "is subject to all maintenance fees and assessments being current as of the date of the closing." We file the application the day the contract is signed.
On FEMA's effective panel 12021C0192J (February 8, 2024), the three northern building points, 6045, 6049 and 6053 Ashford Lane, are in unshaded Zone X, and the five southern building points, 6057, 6061, 6065, 6069 and 6073, fall in Zone AH, a Special Flood Hazard Area for shallow ponding. FEMA's 2012 Letter of Map Amendment 13-04-0191A removed seven structures from the flood zone on the panel then in effect, and FEMA's letters-of-map-change layer lists that letter with a revalidation status of "Not incorporated." Which end of the row you own on changes the first question a buyer's lender asks.
In August and October 2024 the association recorded notices of commencement for roofing at the Turnberry Woods addresses and for work at all eight buildings under more than a dozen Collier County permits, and a May 2025 affidavit by the association's property manager states that "the owners of the condominium units have been assessed the costs of the improvements." New roofs sell. The assessment behind them has to appear as paid, or its balance accounted for, on your estoppel certificate.
Section 5.5 makes any elevator space serving a second-floor residence that residence's limited common element, and Section 9.2 makes the owner with its exclusive use "solely responsible for the maintenance, care and presentation of the elevator." The association says "many" of the upstairs residences have one. If yours does, its age, service contract and last inspection belong in the listing file before a buyer asks.
The eight buildings sit in a single strip at the end of Ashford Lane, with a golf hole to the west and a preserve to the east; Ashford Lane ends at the last building, so the only traffic past your home belongs to 32 households and their guests. Nobody finds a Turnberry Woods listing by driving past it. The buyer comes from the MLS, from agents and from our own buyer database, which is why the marketing section below matters.
For a Turnberry Woods coach home priced to its own plan's record, yes. On September 26, 2026 the Southwest Florida MLS showed no Turnberry Woods listing, active or pending, and none at Trophy Club, so the next listing is the only one of its kind, and three of the nine five-year sales closed in December.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
The 12 months from September 27, 2025 to September 26, 2026 hold three Turnberry Woods closings: $670,000 for a first-floor residence on December 19, 2025 after 12 days, $699,900 for a second-floor residence on December 29, 2025 after 217 days, and $660,000 for a first-floor residence on June 4, 2026 after 75 days. Our house rule is to lead with the first window holding ten or more closings. At Turnberry Woods none does: the 24-month window holds the same 3, the 36-month window 5 and the full five-year pull 9. So we do not hand you a Turnberry Woods median and call it your market. We hand you all nine sales, in the next section, and price your home from the ones that match it.
The Matrix showed no active, pending or contingent Turnberry Woods listing on September 26, 2026. The Strand as a whole had 9 actives against 61 closings in 12 months, about 1.77 months of supply, and the nearest direct competition for a Turnberry Woods listing was a Grande Reserve coach home asking $618,000. A seller who lists into an empty shelf is not competing with a neighbor's price; a buyer who wants a Bateman coach home with both a golf and a preserve view has exactly one to look at.
| Calendar year | MLS closings | Sales |
|---|---|---|
| 2022 | 2 | $590,000 and $627,000 |
| 2023 | 2 | $679,000 and $775,000 |
| 2024 | 2 | $730,000 and $649,000 |
| 2025 | 2 | $670,000 and $699,900, both in the last two weeks of December |
| 2026 to September 26 | 1 | $660,000 |
Southwest Florida MLS Matrix, retrieved September 26, 2026. Prices rose from 2022 into 2023, when an upstairs residence closed at $775,000, and since then every sale has landed between $649,000 and $730,000. The Strand's condominium and attached segment closed at a median of $565,000 on 49 sales in the last 12 months, so Turnberry Woods trades well above the gate's condominium market, with The Strand's largest condominium floor plans.
Three of the nine five-year sales closed in December, two of them in the last two weeks of December 2025, and the fastest sale of the nine, 4 days, closed on December 1, 2022. The seasonal buyers who own most of The Strand's condominiums arrive from late fall, tour in December and January and close before Easter. A listing ready by early November reaches them at the start of their search, not the end.
The Strand is built out under its PUD, so there is no builder competing with you for a buyer, and every Turnberry Woods buyer is buying a resale. The changes that matter are outside the gate: FDOT's I-75 widening, the I-75 and Immokalee Road interchange rebuild, and the Livingston Road flyover over Immokalee Road, about a quarter mile west of the Turnberry Woods golf hole. Buyers ask about those projects; we answer with the agencies' own project pages, not guesses.
With no Turnberry Woods listing on the market, no window holding ten sales and five years of prices ranging $185,000 from bottom to top, the first price you publish is the most important decision of the sale. Request a written valuation of your Turnberry Woods at The Strand home, built from the sales of your own plan and building, or call Jesse direct at (239) 898-6072. Buying instead, or buying your next home here? Read our guide to buying a home in Turnberry Woods at The Strand, or call Marc at (239) 287-5873.
The Turnberry Woods sales that matter most to your price are the closings of your own floor plan, read with their list prices, days on market and building: six first-floor sales from $590,000 to $679,000 and three upstairs sales from $699,900 to $775,000, plus the Trophy Club and Grande Reserve sales of the same Bateman plans.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Close date | Building | Declared plan (MLS living area) | Listed as | Final list | Sold | Sold to list | $ per sq ft | Days on market |
|---|---|---|---|---|---|---|---|---|
| October 11, 2022 | 6057 Ashford Ln | First floor, 2,160 sq ft | 2 bedrooms plus den, 2 baths | $598,000 | $590,000 | 98.66% | $273.15 | 85 |
| December 1, 2022 | 6049 Ashford Ln | First floor, 2,160 sq ft | 3 bedrooms plus den, 2 baths | $645,000 | $627,000 | 97.21% | $290.28 | 4 |
| March 3, 2023 | 6049 Ashford Ln | First floor, 2,160 sq ft | 3 bedrooms plus den, 2 baths | $679,000 | $679,000 | 100.00% | $314.35 | 40 |
| August 1, 2023 | 6061 Ashford Ln | Second floor, 2,686 sq ft | 3 bedrooms plus den, 3 baths | $819,000 | $775,000 | 94.63% | $288.53 | 69 |
| May 30, 2024 | 6057 Ashford Ln | Second floor, 2,686 sq ft | 3 bedrooms plus den, 3 baths | $759,000 | $730,000 | 96.18% | $271.78 | 24 |
| September 9, 2024 | 6073 Ashford Ln | First floor, 2,160 sq ft | 2 bedrooms plus den, 2 baths | $675,000 | $649,000 | 96.15% | $300.46 | 112 |
| December 19, 2025 | 6049 Ashford Ln | First floor, 2,160 sq ft | 2 bedrooms plus den, 2 baths | $690,000 | $670,000 | 97.10% | $310.19 | 12 |
| December 29, 2025 | 6045 Ashford Ln | Second floor, 2,686 sq ft | 3 bedrooms, 3 baths | $699,900 | $699,900 | 100.00% | $260.57 | 217 |
| June 4, 2026 | 6057 Ashford Ln | First floor, 2,160 sq ft | 2 bedrooms plus den, 2 baths | $679,000 | $660,000 | 97.20% | $305.56 | 75 |
Southwest Florida MLS Matrix, retrieved September 26, 2026. Building street address only; per-foot and sold-to-list figures are our arithmetic on the MLS fields shown. Bedroom counts are as each listing agent entered them; the declared plan and living area are the facts. Total volume across the nine: $6,079,900.
The 2,160 square foot first-floor plan sold six times, from $590,000 in October 2022 to $679,000 in March 2023, at $273.15 to $314.35 per square foot. Since March 2023 the plan has closed at $649,000, $670,000 and $660,000, a $21,000 band, at 96.15% to 97.20% of list. A first-floor buyer is paying for no stairs and a ground-level lanai on the golf or preserve side, and the record says that buyer will pay up to the high $600,000s for a home that shows well and is priced inside that band.
The 2,686 square foot second-floor plan sold three times: $775,000 in August 2023 against an $819,000 list, $730,000 in May 2024 after 24 days, and $699,900 at full list in December 2025, but only after 217 days on market. Per square foot it is the cheaper plan, $260.57 to $288.53, because the extra 526 square feet come with stairs or an elevator the owner maintains. Its price has drifted down while the first-floor plan held. An upstairs seller who prices to the 2023 sale waits; one who prices to the 2025 sale and shows the elevator record competes.
This is a public-record sale. One first-floor residence of 2,160 square feet in the 6049 Ashford Lane building appears twice in the five-year MLS record. It closed at $627,000 on December 1, 2022, after 4 days on market at 97.21% of its $645,000 asking price, and again at $679,000 on March 3, 2023, after 40 days at its full asking price, an 8.3 percent difference in three months in the same residence. We read it two ways. First, the December 2022 price was set quickly and low; four days on market is not a triumph if the next buyer paid $52,000 more. Second, the $679,000 held as a ceiling for the plan: every first-floor sale since has closed between $649,000 and $670,000. The lesson, which is judgment and not a record, is that a Turnberry Woods first-floor home launched in season at the top of its band sells, and one launched in a hurry leaves money on the table.
Five of the nine sales were in buildings whose points fall in Zone AH on the effective flood map (6057, 6061 and 6073), and four were in the Zone X buildings at the north end (6045 and 6049). The three first-floor sales in the northern buildings closed at $627,000, $679,000 and $670,000; the three in the southern buildings at $590,000, $649,000 and $660,000. That looks like a pattern, but six sales across four years are too few to separate the flood line from timing, condition and view, and the most expensive sale of the five years, $775,000, was upstairs in a southern building. We do not price a flood discount off nine sales. We do make sure your buyer's lender sees the 2012 FEMA letter and a current determination before it decides anything.
The county's recorded qualified sales give a second, independent view. The latest 12-month file, through August 28, 2026, holds 3 qualified Turnberry Woods sales at $670,000, $699,900 and $660,000, the same three prices as the MLS; the county's dates are deed dates, so they run days apart from the MLS closings. The 24-month file holds 5 qualified sales from $649,000 to $699,900, one more than the MLS records in that stretch, which is what a sale that never reached the MLS looks like in the county file; we have not identified it and do not count it in the MLS figures. The 2026 preliminary roll lists all 32 units with years built of 2001 to 2003 and adjusted areas of 2,160 or 2,686 square feet. We never mix county base-area per-foot figures with the MLS living-area figures above.
Your buyer will also see the other two Bateman coach-home neighborhoods. Trophy Club recorded 19 MLS closings in five years at a $699,000 median, its upstairs plan at $745,000 on 7 sales and its 2,160 square foot downstairs plan at $695,000 on 11, and 5 closings in the last 12 months at a $660,000 median. Grande Reserve recorded 27 closings in five years at a $664,000 median and 9 in the last 12 months at $789,000, and had one listing at $618,000 on September 26, 2026. With so few Turnberry Woods sales, a buyer's agent will lean on those numbers. We use them too, adjusted for the differences the next section sets out.
Turnberry Woods and Trophy Club at The Strand are the same Bateman coach-home product, declared eleven months apart with identical unit-type language and the same manager. A buyer weighing them chooses on setting, scale, amenities, rules and flood paperwork, so a Turnberry Woods seller has to show why a quiet row of 32 with golf and preserve views is worth its price.
The full comparison from the buyer's side is in our Trophy Club at The Strand neighborhood guide, and the Trophy Club owner's version of this page is our guide to selling a home in Trophy Club at The Strand, which publishes beside this one.
| Question | Turnberry Woods at The Strand | Trophy Club at The Strand |
|---|---|---|
| Homes and buildings | 32 in 8 buildings of 4 | 88 in 22 buildings of 4 |
| Declared | July 10, 2001 (O.R. Book 2856, Page 2366) | August 10, 2000 (O.R. Book 2709, Page 0584) |
| Plans in use | First floor 2,160 sq ft; second floor 2,686 sq ft | First floor 2,160 and 2,109 sq ft; second floor 2,686 sq ft |
| Setting | Golf to the west, preserve to the east; every home has both views | Lakes on the north and south of the Trophy Drive loop; golf holes to the south |
| Neighborhood amenities | Own pool and spa | Own clubhouse, pool and spa |
| Manager | Advanced Property Management Services | Advanced Property Management Services |
| Governing document | 2001 declaration and phase amendments; 2017 bylaws amendment | 2024 Amended and Restated Declaration |
| Transfers to family and trusts | Exempt from approval; gifts and inheritance unrestricted | Board approval required |
| Guests without the owner | Treated as lessees | Non-related guests limited to two stays a year with notice |
| Recent capital work | 2024 roofing and building program; owners assessed | 2023 pool resurfacing notice |
| Flood, effective panel 12021C0192J | Zone AH at five of eight building points; 2012 LOMA on file, listed as not incorporated | Zone X, unshaded, at the tested street point |
| MLS closings, last 12 months | 3: $670,000, $699,900, $660,000 | 5, median $660,000 |
| MLS closings, last 60 months | 9, $590,000 to $775,000, every sale listed above | 19, median $699,000 |
| Upstairs plan, five years | 3 sales, $699,900 to $775,000 | 7 sales, median $745,000 |
| Downstairs 2,160 plan, five years | 6 sales, $590,000 to $679,000 | 11 sales, median $695,000 |
| County qualified sales, 24 months | 5, $649,000 to $699,900 | 6, median $672,500 |
| Listings on September 26, 2026 | None | None |
Sources: the recorded declarations of both condominiums and Trophy Club's 2024 restatement; the master association's neighborhood pages; FEMA's National Flood Hazard Layer and LOMA 13-04-0191A; Southwest Florida MLS Matrix, retrieved September 26, 2026; county recorded qualified sales, files dated August 29, 2026.
Scale, setting and simplicity. Thirty-two households on a dead-end row, every home with a golf view on one side and a preserve view on the other, roofs replaced in 2024, and a 2001 declaration that lets an owner sell or give a residence to close family or a family trust without Board approval. Those are features a listing can state plainly, with the document behind each one.
Trophy Club has its own clubhouse, lakes, a deeper resale market of 88 homes, a restated declaration written in current form, and a street point in Zone X. We answer the flood question with the 2012 FEMA letter, the ground elevations of 15.3 to 16.2 feet at the Turnberry Woods building points, a current flood zone determination and, where useful, an elevation certificate, so the buyer weighs facts, not a map color.
Trophy Club's larger record sets the frame a buyer's agent will use: its 2,160 square foot plan at a $695,000 five-year median and its upstairs plan at $745,000. A Turnberry Woods home in a Zone X building with its golf and preserve views can be priced inside that frame. One in a Zone AH building, or an upstairs home without an elevator record, has to be priced with the buyer's added questions in mind. We set the number with you, building by building.
We price a Turnberry Woods coach home in seven steps: your declared plan first, then floor and outlook, then the elevator, condition and the 2024 assessment, then your building's flood file, then the season, then a test against Trophy Club and Grande Reserve, and finally a written number with a range you can defend.
A 2,160 square foot first-floor residence and a 2,686 square foot second-floor residence in the same building are different products with different buyers. With six first-floor sales and three upstairs sales in five years, we start from your plan's own sales, in date order, and never from a blended figure that mixes the two.
Every Turnberry Woods home has a golf side and a preserve side, but the length and depth of each view changes along the 355-meter strip, and the pool and spa sit at the north end beside the first building. We walk your residence, photograph both outlooks and compare them with the sales in the table above building by building.
Section 9.2 makes the upstairs owner solely responsible for the elevator. An installed, serviced elevator with a current inspection widens your buyer pool to people who cannot or will not climb a flight of stairs; a missing or aging one narrows it. We put the elevator's age, service contract and inspection in the file and price the difference rather than leave it to a buyer's inspector.
Section 9 puts windows, screens, doors, air conditioning and every interior finish on the owner, so condition carries more of the price at Turnberry Woods than in a newer declaration. The roofs are association work and were replaced under the 2024 program; whether your share of that special assessment is paid is a line on the estoppel certificate, and a buyer prices an unpaid balance dollar for dollar.
Three building points test Zone X and five test Zone AH on the effective panel. We pull FEMA's 2012 letter, which names seven of the eight buildings by address, all but 6049, order a flood zone determination for your building and, if it helps, an elevation certificate, and price with the lender's likely answer in hand.
Turnberry Woods prices moved from $590,000 in October 2022 to $679,000 in March 2023 for the same plan. Sales older than two years tell us the range, not the price. We weight the 2025 and 2026 sales most heavily and launch, if you can, in time for the December buyers.
Finally we test the number against the latest Trophy Club and Grande Reserve sales of the same Bateman plans and the live Strand listings, then give you a written recommended list price, a defensible range and the evidence for both. Start on our Turnberry Woods at The Strand home valuation page or call Jesse direct at (239) 898-6072.
We market a Turnberry Woods coach home to the buyers who are already watching the three Bateman neighborhoods behind The Strand's gate: professional photography, video and drone that show both the golf and the preserve outlooks, a listing that answers the approval, club and flood questions first, our buyer database, and showings run through the gatehouse.
A Turnberry Woods home sells its two views. We shoot from the lanai on each side, fly the drone along the row to show the golf hole to the west and the preserve to the east, and photograph the pool and spa at the north end. Every image is captioned with what it shows, because buyers who cannot visit in summer decide from the pictures.
Every Turnberry Woods buyer asks the same three questions: will the association approve me, what does the club cost, and is this building in a flood zone. The listing states the Section 20 approval process and its 30-day clock, the $4,162 club Social dues with no initiation for homeowners, and the flood result for your building with the FEMA letter beside it. A buyer who gets those answers on day one writes an offer; one who discovers them in week two renegotiates.
Nobody drives past a Turnberry Woods listing, and our recommendation is no sign at the curb at all, so the buyer comes from the MLS, from cooperating agents who show The Strand every week, and from our own buyer database, including the buyers who asked us to call them when a Turnberry Woods, Trophy Club or Grande Reserve home came up. That list is the reason a quiet listing can still sell in its first weeks.
The Strand is gated, and Turnberry Woods sits on the west side of the community, inside the gate. Marc arranges every showing with the gatehouse in advance, meets cooperating agents where needed and handles access for owners who are away. Showings are scheduled, never drop-in, which is what a seasonal owner with furniture and art in the home wants.
Some Turnberry Woods owners would rather not be the only listing on Ashford Lane for everyone in the neighborhood to see. We can market a residence privately to qualified buyers and their agents first, then decide with you whether to go to the full MLS. Discretion costs nothing when the buyer list is already there.
We negotiate a Turnberry Woods contract around five facts: the association's 30-day approval clock under Section 20, the buyer's seven-business-day right to void after receiving the condominium documents, inspection requests on 2001 to 2003 buildings, the lender's flood determination, and a five-year record in which every sale closed between 94.63% and 100% of list.
The association has 30 days after it receives the notice of the offer and any further information it asks for to approve or disapprove the buyer. We submit the buyer's application package the day the contract is signed, confirm with Advanced Property Management Services what it needs, and set the closing date beyond the approval window so neither side is caught short. A sale to a spouse, adult child, parent, parent-in-law, adult sibling or a trust they solely own is exempt under Section 20.4.
Under section 718.503 of the Florida Statutes a resale buyer who receives the declaration, articles, bylaws, rules, budget, financial statement and the frequently asked questions sheet may cancel within seven business days, and that right ends at closing. We deliver the full package with the contract so the window opens immediately and closes early.
The Turnberry Woods buildings were added from October 2001 to July 2003, straddling the March 1, 2002 start of the statewide Florida Building Code. Buyers' inspectors focus on what the owner maintains: windows and sliders, the air conditioner, the water heater, the garage door, the lanai screens and, upstairs, the elevator. We pre-inspect the obvious items, gather permits, invoices and the elevator service record, and answer repair requests with documents rather than discounts.
For a home in one of the five southern buildings, a federally backed lender that reads panel 0192J as placing the building in Zone AH will require flood insurance unless it accepts the 2012 letter or a new one. We put the letter and a determination in front of the buyer's lender before the appraisal, so the flood question is answered inside the inspection period rather than discovered at underwriting.
When a buyer asks for money, a closing credit for a specific repair keeps your recorded price, which becomes the next comparable for your 31 neighbors, higher than a cut would. With so few Turnberry Woods sales, one low recorded price shapes every appraisal that follows it.
Selling a Turnberry Woods coach home costs the negotiated brokerage fee, Florida documentary stamp tax of $0.70 per $100 on the deed, the Turnberry Woods and master association estoppel fees as the contract assigns them, the association's certificate of approval fee, prorated taxes and assessments, any unpaid 2024 special assessment, and any credits you agree to. There is no CDD payoff.
Florida charges documentary stamp tax on a deed at $0.70 per $100 of the price under section 201.02, and in a Collier County resale the seller customarily pays it. The Florida Department of Revenue counts the price in units of $100, rounded up. On the $670,000 first-floor sale of December 2025 that is 6,700 units, or $4,690; on the $699,900 upstairs sale, $4,899.30 (6,999 units); on the $775,000 high sale, $5,425.
Florida's owner's title premium is set by the state under rule 69O-186.003, so the premium is the same at every title company. In Collier County the buyer customarily selects the closing agent and pays for the owner's policy, as the Department of Financial Services explains the market; the contract always controls.
Every Turnberry Woods sale needs an estoppel certificate from the Turnberry Woods association under section 718.116 and one from The Strand Master Property Owners Association under section 720.30851. The 2024 amendments cap the standard fee at $299, with $119 more for rush delivery and $179 more if the account is delinquent, per the House staff analysis of HB 979. The declaration's Section 15.8 promised a certificate within 15 days; the statute now governs. The association's certificate of approval for the sale carries a fee within the Condominium Act's maximum under Section 20.3. We order both estoppels at contract.
The recorded May 2025 affidavit confirms owners were assessed for the improvements under the October 2024 notices, and the recorded certificates of approval are conditioned on "all maintenance fees and assessments being current as of the date of the closing." The per-unit amount is not in any public record we found. If any installment remains on your residence, the estoppel certificate shows it and the closing agent pays it from your proceeds unless the contract says otherwise.
Commission is negotiable and set in your listing agreement; there is no standard rate. Since August 17, 2024, offers of compensation to a buyer's agent are not advertised on the MLS, and buyers sign a written agreement with their own agent before touring, per NAR's settlement FAQs. Whether you offer anything toward the buyer's agent is your decision, and we show you what current Strand buyers expect.
| Line, on a $670,000 sale (the December 2025 first-floor closing) | Who customarily pays in Collier County | Amount |
|---|---|---|
| Documentary stamp tax on the deed | Seller | $4,690 |
| Turnberry Woods association estoppel | Contract term; commonly the seller | Up to $299, plus $119 if rushed |
| Master association estoppel | Contract term; commonly the seller | Up to $299, plus $119 if rushed |
| Certificate of approval for the sale | Per the association | Within the Condominium Act's maximum (Section 20.3) |
| Any unpaid 2024 special assessment | Seller, unless the contract shifts it | From the estoppel certificate |
| Listing-side brokerage fee | Seller | Negotiated; each 1 percent of price is $6,700 |
| Owner's title insurance policy | Buyer, by Collier custom | Buyer's cost |
| Property tax proration | Credit from seller to buyer | Your bill divided by 365, times your days of ownership |
| Assessment and club dues proration | Per the estoppels and the club | From the certificates; assessments are collected quarterly in advance |
| CDD payoff | Not applicable | None; The Strand has no CDD |
| Mortgage payoff | Seller, if any | Your lender's payoff letter |
This is arithmetic for illustration, not a quote, and $670,000 is one recorded sale, not a Turnberry Woods market rate; the closing agent's settlement statement is the only final number. Call Jesse direct at (239) 898-6072 for an estimated net sheet at your own price.
A Turnberry Woods seller owes the buyer known material defects under Florida's common-law duty, the condominium resale package under section 718.503, a property tax disclosure summary and the flood disclosure, plus any lease in place. The building's mapped flood zone and the 2012 FEMA letter belong in that conversation even where the form does not ask.
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. At Turnberry Woods the usual items are leaks around windows and sliders, air conditioning and water heater age, any elevator fault, garage door or lanai repairs, and any storm repair. We help you complete the seller's disclosure accurately.
The selling owner gives the buyer the declaration of condominium, the articles, bylaws and rules, the annual financial statement and budget, and the frequently asked questions sheet, and the buyer may void within seven business days of receiving them. At Turnberry Woods the declaration is the 2001 text with its seven phase amendments and the 2017 bylaws amendment; we found no restatement, so we hand the buyer the documents as recorded and the Board's current rules.
Your home also sits under The Strand Master Property Owners Association, a Chapter 720 homeowners association. Section 720.401 says its disclosure summary does not apply to associations under Chapter 718; whether a master-level summary is also owed on a condominium resale under a Chapter 720 master is a question for your closing agent or attorney, and we raise it before listing rather than guess. This page is information, not legal advice.
Section 689.261 requires a property tax disclosure summary at or before the contract, warning the buyer not to rely on your current taxes. A homesteaded Turnberry Woods owner who bought years ago may be paying on an assessment well below today's sale prices, and your buyer's bill will reset on sale.
Section 689.302 requires a residential seller to disclose, on the prescribed form at or before the contract, any flood insurance claims, any federal flood assistance and any known flood damage. The form asks about claims and damage, not zones, so answer it from your own records. We also hand the buyer the building's effective zone and the 2012 letter, because a buyer who learns them from a lender later feels misled even when nothing was hidden.
If the residence had storm damage, disclose the claim and the repair, with invoices. If a tenant occupies your home, disclose the lease, the rent, the deposit and the end date; a Turnberry Woods lease needs the association's written approval under Section 19.8, so your buyer will want the approval too.
The flood map affects a Turnberry Woods sale building by building. On FEMA's effective panel 12021C0192J, five of the eight building points fall in Zone AH and three in Zone X, while the ground at every building sits at 15.3 to 16.2 feet, three to five feet above nearby mapped flood elevations, and FEMA's preliminary map shows all eight in Zone X.
Data updated: September 2026 (FEMA National Flood Hazard Layer and preliminary layer, queried September 27, 2026)
| Building (Ashford Lane) | Effective zone, panel 12021C0192J (February 8, 2024) | Preliminary zone (not yet effective) | Ground at the point, USGS 3D Elevation Program | Lowest adjacent grade in FEMA's 2012 letter |
|---|---|---|---|---|
| 6045 | X, unshaded | X, unshaded | 15.4 ft | 14.6 ft |
| 6049 | X, unshaded | X, unshaded | 15.5 ft | not listed |
| 6053 | X, unshaded | X, unshaded | 15.8 ft | 14.6 ft |
| 6057 | AH (Special Flood Hazard Area) | X, unshaded | 15.7 ft | 14.6 ft |
| 6061 | AH (Special Flood Hazard Area) | X, unshaded | 15.3 ft | 14.3 ft |
| 6065 | AH (Special Flood Hazard Area) | X, unshaded | 15.6 ft | 14.7 ft |
| 6069 | AH (Special Flood Hazard Area) | X, unshaded | 15.7 ft | 14.9 ft |
| 6073 | AH (Special Flood Hazard Area) | X, unshaded | 16.2 ft | 15.3 ft |
Elevations in feet NAVD88, from Collier County's site address points run through FEMA's National Flood Hazard Layer, FEMA's preliminary layer and the USGS Elevation Point Query Service on September 27, 2026. The effective base flood elevation lines FEMA draws within 200 meters of the buildings read 11.0 to 12.0 feet. Zone AH is FEMA's designation for shallow ponding, a rainfall mapping, not a storm-surge zone.
On October 11, 2012 FEMA issued Letter of Map Amendment 13-04-0191A for "Turnberry Woods at the Strand, a Condominium," against panel 12021C0192H. It removed the structures at 6045, 6053, 6057, 6061, 6065, 6069 and 6073 Ashford Lane from the Special Flood Hazard Area, with the flooding source "ponding/overland flow," and noted that portions of the property remain in the flood zone. The letter says the federal mandatory flood insurance requirement "does not apply," while "the lender has the option to continue the flood insurance requirement." In 2024 FEMA replaced panel 0192H with panel 0192J, and FEMA's letters-of-map-change layer lists case 13-04-0191A with a revalidation status of "Not incorporated." The building at 6049 is not named in the letter and tests Zone X on the current panel anyway.
If you own in 6057, 6061, 6065, 6069 or 6073, assume the buyer's lender will order a flood zone determination that reads Zone AH, and get ahead of it. Order your own determination, gather the 2012 letter, and consider an elevation certificate from a licensed surveyor, which Collier County's Building Bulletin 21 explains. With a certificate in hand an owner, or the association for all five buildings, can ask FEMA for a new letter on the current panel; the 2012 survey showed the lowest ground next to every listed building about two to four feet above the flood elevations FEMA now draws nearby. A buyer who sees that file before the appraisal rarely walks away over it.
FEMA's preliminary maps show all eight Turnberry Woods building points in unshaded Zone X. Collier County opened a 90-day appeal and comment period on August 19, 2026, per its August 2026 release. Preliminary maps are not in force, so we describe them to buyers as what they are: a likely future, not the current rule.
Collier County's evacuation zone layer places The Strand in Zone D, ordered out only in larger storms after the coastal zones, about 4.5 miles east of the Gulf at Vanderbilt Beach. The National Hurricane Center's report on Ian says that in Bonita and North Naples "the most severe impacts were contained to the immediate coastline." We found no official record placing flood water in a Turnberry Woods building in Irma, Ian, Helene or Milton, and none saying it did not. Answer the storm questions on your disclosure from your own records.
The association insures the condominium property under its master policy (Section 16), and the buyer carries an HO-6 policy for what Section 9 leaves to the owner: interior finishes, fixtures, appliances, air conditioning, the windows, screens and doors and, upstairs, any elevator. A current wind mitigation report on Florida's Form OIR-B1-1802 helps the buyer's wind quote, and the 2024 roofs help it more. Unincorporated Collier County's Class 5 rating in FEMA's Community Rating System earns eligible NFIP policies a 25 percent discount.
Five Turnberry Woods rules shape a sale: the Section 20 approval of your buyer, the family and trust exemptions that make some transfers simpler, the sign rules, the leasing and guest rules that decide whether you can sell with a tenant in place, and the alteration and flooring approvals that govern any work you do before listing.
The full text of each rule, with its section number, is in the declaration and rules section of our Turnberry Woods at The Strand neighborhood guide.
Section 20.1 requires notice of the offer by certified or registered mail, with the buyer's name and address, the terms and any information the Board reasonably requires, and gives the association 30 days after it has that information. The Board may not decide on the basis of race, gender, religion, national origin or physical or mental handicap. A certificate of approval executed by an officer is conclusive for anyone relying on it in good faith (Section 20.3). Institutional mortgagees taking title by foreclosure are exempt.
The approval requirement does not apply to a sale or conveyance to a spouse, adult children, parents, parents-in-law or adult siblings, or to a trust, corporation or other entity whose sole beneficiaries or equity owners are the owner or those relatives (Section 20.4), and any owner may convey a unit by gift, devise or intestacy "without restriction" (Section 20.5). If your plan is to pass the residence within the family rather than sell it, the 2001 declaration makes that simpler than Trophy Club's 2024 restatement does.
Section 25.15 barred "For Sale," "Open House," realtor's and contractor's signs placed by a unit owner "until such time as Control of the Association has been turned over to the unit owners." Turnover happened long ago, so today the master association's sign rules, amended in April 2022, and any Board rule govern. We ask the Board before any sign or open house and market the residence online and agent to agent, where the buyers are.
Section 19.8 allows leases of the whole unit for 30 days, or one calendar month if less, to one year, no more than three times in any calendar year, each with the association's written approval. An approved annual lease can run past closing, so an investor buyer may take it over; an owner-occupant buyer will want it ended. Remember too that anyone living in the residence without you or your family present is treated as a lessee under Section 19.1, so plan showings and access around that rule.
Two household pets are allowed under Section 19.3, which matters to buyers with a dog. If you renovate before listing, hard flooring needs Board approval with sound insulation under Section 19.10, exterior changes need the association's and its Architectural Review Committee's consent under Section 19.9, and the Board must answer an alteration request within 30 days or its consent is deemed given under Section 11. Have every approval letter in the listing file; a buyer's attorney will ask for them.
A Turnberry Woods coach home priced to its plan's record went under contract within 4 to 85 days in seven of the nine five-year sales, and the two slowest took 112 and 217 days. Add the association's 30-day approval window and a typical financed closing, and a seller should plan on two to four months from launch to closing.
Four of the nine sales went under contract in under 45 days: 4, 12, 24 and 40 days. Three took 69 to 85 days. Two took longer: a first-floor residence listed at $675,000 that closed at $649,000 after 112 days in September 2024, and the upstairs residence that sat 217 days before closing at its $699,900 list in December 2025. The fast sales were priced inside their plan's band and launched in or near season; the slow ones were priced above it or launched into summer.
Many Turnberry Woods owners are seasonal, and you can sell without flying down. Marc handles access, showings, vendors, the elevator service visit and the final walkthrough; Jesse handles the association, master association and club paperwork, and the closing can be done by mail or electronically. Tell us where you are and when, and we build the calendar around you.
You get a free Turnberry Woods at The Strand home valuation by requesting one online or calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion of value built from the Turnberry Woods closings of your own plan, cross-checked against county deeds, Trophy Club and Grande Reserve, with your building's flood file and your buyer's carrying cost beside it, at no cost.
You receive every Turnberry Woods closing of your plan with its date, building, list price, sold price and days on market; a per-foot analysis on MLS living area only; the latest Trophy Club and Grande Reserve sales of the same Bateman plans; the club dues, the estoppel figures and any 2024 assessment balance your buyer will underwrite; your building's flood zone and FEMA letter; and a recommended list price with a defensible range. Request it through our Turnberry Woods at The Strand valuation form, which also walks through the method step by step.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office of McGreevy and Comisar is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your building address, your floor, your timeline and the one thing you are most worried about.
At Turnberry Woods the same first-floor residence closed $52,000 apart three months apart, and an upstairs residence sat 217 days before it sold. The price decides the sale. As Top 1% Real Estate Agents Nationally Since 2008, we would rather you see the evidence and the number before you commit to anything.
McGreevy and Comisar are a top-reviewed listing team on Google, and the quotes below are genuine five-star client reviews from that profile, reproduced in each reviewer's own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ "Marc 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." Derek Dixon, verified Google review
A Turnberry Woods upstairs residence sat 217 days in 2025. A condominium sale in a slow season is won on preparation and price, not hope.
★★★★★ "I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced." Candy Gody, verified Google review
The process a Turnberry Woods listing runs through, from the association's approval to the FEMA file, is the process this reviewer is describing.
★★★★★ "Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed." Leslie Foster, verified Google review
Many Turnberry Woods sellers are moving within The Strand or to another Southwest Florida home, and both sides of the move run on one calendar.
★★★★★ "Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals." Raoul Grossi, verified Google review
With gifts and family transfers simpler under the 2001 declaration, some Turnberry Woods owners plan a sale, a rental or a family handoff over several years, and we work through each with them.
A Turnberry Woods specialist matters because the facts that decide a sale here are not in the listing feed: two plans in every building, about two sales a year, an approval clock, a flood map that changes along the row, a 2024 assessment, an elevator the owner maintains, and a rival neighborhood with the same floor plans.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He started in Southwest Florida real estate in October 2004 and launched the team in October 2008. He runs pricing, marketing, data and the association paperwork. Read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: showings, buyer agent conversations, inspections and the on-site management that lets a seasonal Turnberry Woods owner sell without flying down. Read his profile on the Marc Comisar agent page.
A general agent may price an upstairs residence off a first-floor sale, quote a median built on three sales, miss the 30-day approval clock when setting the closing date, learn about the Zone AH determination from the buyer's lender, forget to show the 2024 assessment as paid, or hand the buyer the wrong governing document. Each of those errors costs a Turnberry Woods seller time or money.
Turnberry Woods sits with Trophy Club and Grande Reserve at the top of The Strand's condominium market, above the Parker-built condominiums and below the villas and single-family homes. Our guide to selling a home in The Strand applies the same method to all fifteen neighborhoods, and the Turnberry Woods at The Strand neighborhood guide holds the history, plans and rules this page summarizes.
Many Turnberry Woods sellers are also buyers, moving to a detached villa or a single-family home inside The Strand, trading a second home for a primary one, or relocating in Collier or Lee County. We run both sides together, so the sale funds the purchase on a calendar you control, with the association's 30-day approval built in.
A move within the gate keeps your club, your gate and your neighbors, and the Social membership follows the home, not the owner. Read our guide to The Strand for the other fourteen neighborhoods, and call Marc at (239) 287-5873.
If you are buying another Turnberry Woods home, for a family member or for a seasonal lease within the three-lease limit, start with our Turnberry Woods at The Strand buyer guide, read how we represent buyers in Southwest Florida, and call Marc at (239) 287-5873.
These are the questions Turnberry Woods owners ask us most often before they sell, answered from the recorded 2001 declaration and its amendments, the master association's and the club's documents, FEMA, Florida law and the Southwest Florida MLS Matrix, retrieved September 26, 2026.
Start with a written valuation built from your own plan's closings, order the two estoppel certificates and the governing documents, assemble the flood file for your building and the elevator record if you are upstairs, prepare the home and the wind mitigation report, then launch in season to the MLS and our buyer database. Call Jesse direct at (239) 898-6072 and we will walk you through each step.
The one who can price your plan from the nine Turnberry Woods sales, explain the Section 20 approval clock and the Zone AH determination before a buyer asks, and reach the buyers watching Trophy Club and Grande Reserve. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008; judge us on the record on this page.
It depends first on your plan. Over five years the six first-floor sales ran from $590,000 to $679,000 and the three upstairs sales from $699,900 to $775,000, and the three sales of the last 12 months closed at $670,000, $699,900 and $660,000. For a number for your residence, request a Turnberry Woods at The Strand home valuation.
The last three MLS closings were $670,000 on December 19, 2025 and $660,000 on June 4, 2026, both first-floor residences of 2,160 square feet, and $699,900 on December 29, 2025 for a second-floor residence of 2,686 square feet. The table in the sales section lists all nine five-year sales.
Because no window in the five-year MLS record holds ten Turnberry Woods closings, and a median of three or nine sales that mixes two floor plans tells you less than the sales themselves. We list every sale and price from the ones that match your residence.
About two. The MLS shows two closings in each of 2022, 2023, 2024 and 2025 and one in 2026 through September 26, nine in all out of 32 homes.
Seven of the nine five-year sales went under contract within 4 to 85 days; the slowest two took 112 and 217 days. Add the association's 30-day approval and a financed closing, and plan on two to four months from launch.
Across the nine five-year sales it ran from 94.63% to 100.00%, with two of nine at full list and none above it. The three sales of the last 12 months closed at 97.10%, 100.00% and 97.20% of their final list prices.
For a residence priced to its plan's record, yes: there was no Turnberry Woods or Trophy Club listing on September 26, 2026, and the winter buyers arrive from December, when three of the nine sales closed.
In total price, yes: the three upstairs sales ran from $699,900 to $775,000 against $590,000 to $679,000 downstairs. Per square foot, no: upstairs sold at $260.57 to $288.53 and downstairs at $273.15 to $314.35, because the extra 526 square feet come with stairs or an elevator the owner maintains.
It widens your buyer pool, which usually shows up as a shorter sale and a firmer price, but no public record counts which upstairs residences have one, so we cannot isolate its value from nine sales. A documented, serviced elevator is the version that helps.
It affects your buyer's lender and insurance, and therefore your buyer's monthly cost. Five of eight building points are in Zone AH on the effective panel and three in Zone X. Nine sales are too few to price a flood discount, so we answer the question with the 2012 FEMA letter, a current determination and, if useful, an elevation certificate.
An owner or the association can request a new Letter of Map Amendment from FEMA with a surveyed elevation certificate. FEMA's 2012 letter removed seven structures on the earlier panel, and the 2012 survey showed the lowest ground next to each listed building about two to four feet above the flood elevations FEMA now draws nearby. FEMA lists that 2012 letter as not incorporated into the 2024 panel.
Yes, unless you are selling to a spouse, adult child, parent, parent-in-law or adult sibling, or to a trust or entity they solely own. Section 20 gives the association 30 days after it has the information it requests, and it records a certificate of approval for each sale.
The 2001 text we read sets the 30-day clock and lets the association void a sale made without approval; it does not set out the substitute-purchaser obligation found in some newer declarations. Talk to the manager about any concern before you accept an offer, and ask a Florida real estate attorney if a disapproval arrives.
A fee within the Condominium Act's maximum, under Section 20.3 of the declaration. The manager states the current amount when you request the application package.
Two: one from the Turnberry Woods association under section 718.116 and one from The Strand Master Property Owners Association under section 720.30851. The standard fee is capped at $299 each, with $119 more for rush delivery.
Any balance shows on the estoppel certificate, and the recorded certificates of approval are conditioned on all fees and assessments being current at closing, so in practice the closing agent pays any remaining balance from your proceeds unless the contract says otherwise.
The condominium resale package under section 718.503: the declaration with its phase amendments, the articles, the bylaws and 2017 amendment, the rules, the annual financial statement and budget, and the frequently asked questions sheet, plus your property tax and flood disclosures.
Almost certainly. The declaration describes two-story buildings, and Collier County's milestone list, as of January 2026, has no Turnberry Woods building, which would place Turnberry Woods outside both mandates. Have the association's reserve information and the 2024 permits in the file before you list.
Ask the Board first. The declaration's own sign ban ran only until turnover, so the master association's April 2022 sign rules and any Board rule govern today. Most Turnberry Woods buyers find a listing online or through an agent, not from Ashford Lane.
Marc schedules each showing with the gatehouse in advance and meets cooperating agents where needed. Gate transponders go to residents, members and approved renters only, at $20 each.
Yes, if the lease was approved by the association under Section 19.8. An investor buyer may take over an approved lease; an owner-occupant buyer will want possession, so disclose the lease end date and plan the closing around it.
Many seasonal buyers like a turnkey residence, but furniture is negotiated separately from the price, and a lender appraises the real estate only. We list furnished or unfurnished to match the buyer pool for your plan.
Paint, flooring that the Board has approved, lighting and a serviced air conditioner usually pay back; a full kitchen rarely does on a short timeline. For an upstairs residence, the most valuable update may be a documented elevator service. We tell you which items buyers asked about on the last nine sales.
If you changed flooring, the exterior, shutters or anything outside the unit, the declaration required approval. Find the approval letters; if one is missing, ask the Board for a written approval now rather than letting a buyer's attorney discover the gap.
Social membership is mandatory for every Strand homeowner and follows the home, so your buyer becomes a member at $4,162 a year with no initiation for homeowners. Settle your own club account and any golf membership terms with the club before closing.
Buyers ask about both. Livingston Road runs about a quarter mile west of the buildings, beyond the golf hole and a wooded buffer, and I-75 about half a mile east. We answer with FDOT's and the county's own project pages so the buyer weighs facts.
Yes. We can market a residence privately to qualified buyers and their agents before, or instead of, the full MLS, and the association's approval process applies either way.
The negotiated brokerage fee, documentary stamp tax of $0.70 per $100 ($4,690 on a $670,000 sale), two estoppel fees, the approval fee, prorations and any unpaid special assessment balance. In Collier County the buyer customarily pays for the owner's title policy.
That depends on your basis, how long you owned and lived in the residence, and federal rules we cannot apply for you. Ask your tax adviser before you list; we can give you the sale price range to plan with.
Yes. Marc handles access, showings and the walkthrough, Jesse handles the paperwork, and the closing can be done by mail or electronically.
It depends on your goals and the leasing rules: leases of 30 days to one year, no more than three a calendar year, each approved by the association. We show you what comparable homes sold for and what the rules allow, so you can compare holding with selling.
Ask for a written valuation and request the governing documents and both estoppel figures. Call Jesse direct at (239) 898-6072, or start on our Turnberry Woods at The Strand home valuation page.
Every figure on this Turnberry Woods at The Strand seller guide traces to a primary source below, as of September 26, 2026: the recorded Turnberry Woods declaration and its amendments, the association's, the master association's and the club's own documents, Florida statutes and agencies, FEMA, Collier County and its school district, FDOT, and the Southwest Florida MLS Matrix.
Every row below links the authority that publishes or records the document, so a Turnberry Woods seller sees the official, current version rather than a copy. We host nothing ourselves.
| Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
| Declaration of Condominium, Turnberry Woods at The Strand, a Condominium (74 pages, with articles and bylaws) | Turnberry Woods at The Strand Limited Partnership, recorded with the Collier County Clerk | July 10, 2001 | Unit types, garages, elevators, maintenance, insurance, occupancy, leasing, pets and the approval of every sale | Collier County Clerk, 2001 declaration |
| Phase 8 amendment | Turnberry Woods at The Strand Limited Partnership, recorded with the Collier County Clerk | July 2, 2003 | The eighth and last building added to the condominium | Collier County Clerk, Phase 8 amendment |
| Certificate of Amendment, Second Amendment to Bylaws | Turnberry Woods at The Strand Condominium Association, recorded with the Collier County Clerk | April 20, 2017 | A Board of three to seven directors, an odd number, owners or their spouses | Collier County Clerk, 2017 bylaws amendment |
| Notice of Commencement, roofing | Turnberry Woods at The Strand Condominium Association, recorded with the Collier County Clerk | August 1, 2024 | Roofing materials and labor at the Turnberry Woods addresses | Collier County Clerk, 2024 roofing notice |
| Notice of Commencement, all eight buildings | Recorded with the Collier County Clerk | October 22, 2024 | All eight building addresses and more than a dozen county permit numbers | Collier County Clerk, October 2024 notice |
| Affidavit on the 2024 improvements | The association's property manager, recorded with the Collier County Clerk | May 7, 2025 | Owners assessed for the improvements under the October 2024 notices | Collier County Clerk, 2025 affidavit |
| Certificate of Approval for Sale | Advanced Property Management Service, Inc. for the association, recorded with the Collier County Clerk | June 8, 2026 | The one-page approval recorded for each resale, conditioned on fees and assessments being current | Collier County Clerk, June 2026 certificate |
| 2026 Membership Brochure | The Club at The Strand | 2026 | Mandatory Social membership, $4,162 dues, no initiation for Strand homeowners, golf tiers | The Club at The Strand brochure |
| Vehicle transponder form | The Strand Master Property Owners Association | 2025 | Gate transponders at $20 each, issued to residents, members and approved renters only | Master association transponder form |
| Milestone buildings list, as of January 2026 | Collier County | January 2026 | Every condominium building in the county subject to milestone inspection; no Turnberry Woods building | Collier County milestone list |
| Building Bulletin 21, surveys and elevation certificates | Collier County | Current | What an elevation certificate is and when a survey is needed, the first step toward a new FEMA letter | Collier County Building Bulletin 21 |
| Form OIR-B1-1802, uniform mitigation verification inspection | Florida Office of Insurance Regulation | Current | The wind mitigation report a buyer's insurer reads | Florida Office of Insurance Regulation form |
Four records that matter to a Turnberry Woods seller are not public and cannot be linked: the association's adopted budget, financial statements and current rules, behind the owners' portal; the Turnberry Woods and master estoppel certificates, issued on request; and the per-unit amount of the 2024 special assessment, which the estoppel certificate states.
McGreevy and Comisar list and sell homes across Southwest Florida from an office in Bonita Springs, and Turnberry Woods at The Strand sits inside the North Naples golf-community condominium market they work every week. If you are weighing a sale on Ashford Lane, the first conversation costs nothing and usually saves a seller more than any decision made later.
If you are thinking, "I need someone to sell my coach home in Turnberry Woods at The Strand," McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Naples, Estero, Bonita Springs, Fort Myers, Collier County, Lee County and Babcock Ranch. Whether you own a 2,160 square foot first-floor residence or a 2,686 square foot upstairs residence, at the north end or the south end of the row, our team provides plan-level pricing, 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.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Request a free valuation of your Turnberry Woods at The Strand home, or, if you are buying, read our Turnberry Woods at The Strand buyer guide.
Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com, and read about the partnership on our about McGreevy and Comisar page. Nothing on this page is legal, tax or insurance advice.
Market data from Southwest Florida MLS, pulled September 26, 2026. Brokered by Domain Realty.