Updated September 2026
Sell your Wedge Wood at The Strand condo with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Priced from 11 MLS sales by plan and floor, marketed online where signs are banned, both estoppels ordered. Call (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Wedge Wood at The Strand is 152 condominiums in 19 two-story buildings of eight on Sand Wedge Lane, and 11 of them closed through the Southwest Florida MLS in the last 12 months at a $415,000 median, every one below its list price. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price a Wedge Wood sale plan by plan and building by building.
This page is for the owner deciding whether, when and how to sell. The full neighborhood story, from the two recorded declarations to the pool, the club and the schools, is in our complete guide to Wedge Wood at The Strand, and the gated community around it is covered in our guide to The Strand, inside the North Naples market of our Naples guide. If you want only the number, start with the Wedge Wood at The Strand home valuation page, which shows how we value a Sand Wedge Lane unit. Everything below answers one question: how to sell a Wedge Wood condominium for the most money, with the fewest surprises, on a timeline you control. 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. They personally run the pricing conversation, the marketing build, the negotiation and the Wedge Wood association, master association and club paperwork on every listing they take. If you are comparing listing agents before you choose one, our guide to the best real estate agents in Naples, compared on the public record sets the teams side by side on reviews, licence history and published production.
Those are career numbers across Lee and Collier County. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate. Learn more about the wider team at DomainRealtyGroup.com.
Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. We also show you the whole record: in the last 12 months we tracked all 11 Wedge Wood closings in the Southwest Florida MLS, every one of the 60 closings of the last five years, the two active listings and two contracts open on September 26, 2026, and every qualified Wedge Wood deed Collier County has recorded since the first units closed in 1999. Each figure below carries its source and its date.
You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings through the gatehouse on Strand Boulevard, buyer agent conversations, inspections, contractor coordination and the on-site work that lets a seasonal owner sell from New York, Ohio or Ontario without flying down. Jesse McGreevy runs pricing, marketing, data and the Wedge Wood estoppel, master estoppel and club paperwork. Reach Jesse at (239) 898-6072 or Marc at (239) 287-5873, and read more about the partnership on our about McGreevy and Comisar page.
Selling at Wedge Wood at The Strand differs from most Naples condominium sales in six ways: every building holds the same four plans, the recorded restrictions ban For Sale and Open House signs, no association approval is needed to sell, two estoppels and a club letter are required, the buildings are two stories, and Wedge Wood is the entry price of the whole gate.
The Collier County 2026 tax roll carries every one of the 152 Wedge Wood units at 1,449, 1,478, 1,490 or 1,540 square feet, 38 of each, two of each plan in every building. Your buyer is not comparing your unit with Naples condominiums in general. They are comparing it with the 151 other units on Sand Wedge Lane, plan for plan, and with Feather Sound on Heron Lane, whose roll carries the same four sizes on 62 of its 64 units. What separates one Wedge Wood unit from the next is floor, view, garage position, condition and timing, and your price has to explain each one.
The Declaration of Restrictions for Wedge Wood at Pelican Strand Neighborhood, recorded September 29, 1999 at O.R. Book 2596, Page 1556, says: "No signs, freestanding or otherwise installed, shall be erected or displayed on any Unit or structure, including but not limited to 'For Sale', 'Open House' or 'For Rent' signs." Both condominium declarations add that no For Sale sign goes on a unit or common element without prior written board approval. A Wedge Wood listing is found online, through the MLS and through agents who already work The Strand's buyers, or it is not found at all.
Both the Wedge Wood I declaration and the Wedge Wood II declaration state that "there are no restrictions on the transfer of ownership of Units"; the new owner only reports a name, address and phone number to the association within ten days. That is a real selling point against Feather Sound, where an amendment adopted in 2006 and recorded in 2008 now requires the board's advance written approval of every sale. Leasing is different at Wedge Wood: every lease needs the board's prior written approval and must run at least 30 days, which matters if your buyer is an investor or a seasonal owner.
A Wedge Wood sale carries three layers of paperwork. The Wedge Wood at The Strand Condominium Association issues its estoppel certificate through Seacrest Southwest Property Management; The Strand Master Property Owners Association issues its own through Dorrill Management Group; and The Club at The Strand needs to know your closing date, because every buyer joins as a Social member at $4,162 a year in 2026 with no initiation fee for homeowners. Ordered late, those three are what delay a Wedge Wood closing.
Florida's milestone inspection and structural integrity reserve study laws attach to condominium buildings of three or more habitable stories. The master association's Wedge Wood page describes "19 quality two story buildings providing 152 residences," and no Wedge Wood name or Sand Wedge Lane address appears on Collier County's milestone buildings list, as of January 2026. The recorded detail behind that answer is in the Wedge Wood at The Strand neighborhood guide. Every condominium buyer in Florida now asks this question. At Wedge Wood the answer is short, and it belongs in your listing file in writing.
Over 60 months Wedge Wood's MLS median of $445,000 is the lowest of any Strand neighborhood with sales, against The Strand's $605,000 and Feather Sound's $476,500. A Wedge Wood buyer is usually choosing The Strand first and Wedge Wood second, because it is the least expensive way into a gated golf community with no club initiation for homeowners. That shapes who your buyer is and what they compare you with.
These are the facts that move a Wedge Wood sale, each drawn from the Southwest Florida MLS, Collier County's recorded sales and 2026 roll, the recorded Wedge Wood declarations and restrictions, the master association, the club and FEMA, all current as of September 2026.
This seller guide runs from why a Wedge Wood sale works the way it does, through the market, the competing listings, the comparable sales, the Feather Sound comparison, pricing, marketing and negotiation, to costs, disclosure, flood, the buyer's carrying cost, timing, reviews and the seller questions owners ask us most.
Now is a good time to sell a Wedge Wood at The Strand condo if it is priced to the last year's record and listed before the winter season. Eleven units closed in the 12 months to September 26, 2026 at a $415,000 median, nine of them between December and March, and only two units were for sale on the pull date.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
Southwest Florida MLS Matrix, Development THE STRAND, Sand Wedge Lane rows, closings September 27, 2025 to September 26, 2026. Building address only, never a unit number.
| MLS close date | Building address | Declaration | Beds and baths | MLS living area | List price | Sold price | Sold to list | Days on market |
|---|---|---|---|---|---|---|---|---|
| October 6, 2025 | 5945 Sand Wedge Ln | Wedge Wood II | 2 bed + den, 2 bath | 1,478 sq ft | $430,000 | $420,000 | 97.67% | 30 |
| December 3, 2025 | 5963 Sand Wedge Ln | Wedge Wood I | 2 bed + den, 2 bath | 1,490 sq ft | $429,900 | $400,000 | 93.04% | 139 |
| December 4, 2025 | 5959 Sand Wedge Ln | Wedge Wood I | 2 bed + den, 2 bath | 1,490 sq ft | $419,000 | $404,900 | 96.63% | 53 |
| December 29, 2025 | 5954 Sand Wedge Ln | Wedge Wood I | 2 bed + den, 2 bath | 1,470 sq ft | $429,000 | $395,000 | 92.07% | 137 |
| January 7, 2026 | 5953 Sand Wedge Ln | Wedge Wood I | 2 bed + den, 2 bath | 1,449 sq ft | $435,000 | $420,000 | 96.55% | 28 |
| January 12, 2026 | 5963 Sand Wedge Ln | Wedge Wood I | 2 bed + den, 2 bath | 1,449 sq ft | $498,000 | $445,000 | 89.36% | 121 |
| January 12, 2026 | 5928 Sand Wedge Ln | Wedge Wood II | 2 bed, 2 bath | 1,478 sq ft | $410,000 | $360,000 | 87.80% | 70 |
| February 19, 2026 | 5963 Sand Wedge Ln | Wedge Wood I | 2 bed + den, 2 bath | 1,540 sq ft | $399,000 | $350,000 | 87.72% | 74 |
| March 9, 2026 | 5967 Sand Wedge Ln | Wedge Wood I | 2 bed + den, 2 bath | 1,478 sq ft | $440,000 | $415,000 | 94.32% | 12 |
| March 24, 2026 | 5928 Sand Wedge Ln | Wedge Wood II | 2 bed + den, 2 bath | 1,449 sq ft | $439,000 | $425,000 | 96.81% | 219 |
| April 17, 2026 | 5944 Sand Wedge Ln | Wedge Wood II | 2 bed + den, 2 bath | 1,540 sq ft | $459,000 | $442,000 | 96.30% | 14 |
The eleven rows total $4,476,900. The median sold price is $415,000 (n=11, odd, so it is an actual sale), the median price per square foot of MLS living area is $280.78, the median sale-to-list ratio is 94.32% and the median days on market is 70. The fastest sale took 12 days and the slowest 219. None of the eleven sold at or above its list price.
The twelve months before this window, September 27, 2024 to September 26, 2025, recorded 9 Wedge Wood closings at a median of $445,000 (n=9, odd), a median sale-to-list of 93.68% and a median 89.5 days on market. So the last year brought more sales (11 against 9), at a lower median ($415,000 against $445,000), somewhat faster (70 days against 89.5). The 24-month window holds 20 closings at a median of $427,500 (n=20, even, the mean of $425,000 and $430,000). Buyers have come back; they have come back at a lower price.
Wedge Wood at The Strand had 2 of The Strand's 9 active MLS listings on September 26, 2026, asking $459,000 and $494,000, while its last eleven closings topped out at $445,000. Before you set a price, get a free written valuation of your Wedge Wood at The Strand condo or call Jesse direct at (239) 898-6072. If you are also buying, our guide to buying a home in Wedge Wood at The Strand covers the other side of the same transaction; call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
| Calendar year | MLS closings | Median sold price | How the median was found |
|---|---|---|---|
| 2021 (October to December only) | 2 | $335,250 | n=2, even, mean of $330,000 and $340,500 |
| 2022 | 16 | $447,500 | n=16, even, mean of $445,000 and $450,000 |
| 2023 | 14 | $455,000 | n=14, even, both middle sales $455,000 |
| 2024 | 10 | $515,000 | n=10, even, both middle sales $515,000 |
| 2025 | 11 | $430,000 | n=11, odd, observed |
| 2026 through September 25 | 7 | $420,000 | n=7, odd, observed |
Southwest Florida MLS Matrix, closings September 27, 2021 to September 26, 2026, retrieved 26 Sep 2026; 2021 covers only the closings inside the 60-month window. Over the full 60 months the MLS records 60 closings at a median of $445,000 (n=60, even, both middle sales $445,000), a median $299.87 per square foot (the mean of $298.66 and $301.08), a median 97.71% of list (n=58 with a usable ratio) and a median 22 days on market (n=58). In 2022 Wedge Wood units sold above list within days; in 2024 the median peaked; since then it has eased back into the low $400,000s and days on market have stretched.
Nine of the last eleven Wedge Wood closings, from December 3, 2025 to March 24, 2026, closed between December and March, when seasonal buyers are in Naples and the Wedge Wood pool deck is full. The other two closed in October and April. The 2026 Collier County roll explains why: only 52 of the 152 units (34.2%) carry a homestead exemption, and 74 mail their tax bills outside Florida, led by New York, Ohio and Massachusetts, with six in Canada. A Wedge Wood buyer is often a seasonal buyer, and seasonal buyers shop in person in winter. A listing launched in October or November is fresh when they arrive; a listing launched in May waits for them.
Your Wedge Wood unit competes with two active listings and the record of eleven closings. On September 26, 2026 the Southwest Florida MLS showed two Wedge Wood units for sale, at $459,000 and $494,000, one pending with a contingency at $459,900 and one pending at $459,000, all above the $445,000 high of the last year's sales.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Status | Building address | Beds and baths | MLS living area | Asking price | Asking per sq ft (our arithmetic) | Days on market |
|---|---|---|---|---|---|---|
| Active | 5936 Sand Wedge Ln (Wedge Wood II) | 2 bed + den, 2 bath | 1,449 sq ft | $494,000 | $340.92 | 8 |
| Active | 5959 Sand Wedge Ln (Wedge Wood I) | 2 bed + den, 2 bath | 1,449 sq ft | $459,000 | $316.77 | 176 |
| Pending with contingency | 5937 Sand Wedge Ln (Wedge Wood II) | 2 bed, 2 bath | 1,490 sq ft | $459,900 | $308.66 | 309 |
| Pending | 5932 Sand Wedge Ln (Wedge Wood II) | 2 bed, 2 bath | 1,478 sq ft | $459,000 | $310.55 | 29 |
Every Wedge Wood listing on the pull date asked more than the highest closing of the last 12 months. One 1,449 square foot unit had waited 176 days at $459,000, and the contingent contract at $459,900 had been on the market 309 days before it went under contract. The pending sale at $459,000 took 29 days. The pattern is plain: a Wedge Wood unit priced inside the band of the last year's sales competes with these listings on value, and one priced above the band waits for the one buyer who sees a reason.
Two active listings against 11 closings in twelve months is about 2.2 months of supply at the recent pace (2 divided by 11 per 12 months). Counting the two open contracts, four Wedge Wood units were in play on September 26, 2026, about 2.6% of the neighborhood's 152 homes. Across all of The Strand, 9 actives against 61 closings made about 1.77 months of supply. Supply is thin; price, not supply, is what has been holding Wedge Wood sales back.
Because the recorded restrictions bar signs, a Wedge Wood owner who is quietly thinking of selling is invisible until the listing goes live. Some of our best Wedge Wood conversations begin with an owner asking what their unit would bring before they tell a neighbor. A confidential valuation through the Wedge Wood at The Strand valuation page gives you the number without a public listing. Call Jesse direct at (239) 898-6072.
The Wedge Wood sales that matter most to your price are the last year's closings of your own plan size, sorted by floor, view and condition, then checked against the county's recorded price. Same-size units sold $92,000 apart in early 2026, so a valuation built from square footage alone misses the point of this market.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| MLS living area | Closings, last 12 months | Sold prices (building address) |
|---|---|---|
| 1,449 sq ft | 3 | $445,000 (5963), $425,000 (5928), $420,000 (5953) |
| 1,470 sq ft | 1 | $395,000 (5954) |
| 1,478 sq ft | 3 | $420,000 (5945), $415,000 (5967), $360,000 (5928) |
| 1,490 sq ft | 2 | $404,900 (5959), $400,000 (5963) |
| 1,540 sq ft | 2 | $442,000 (5944), $350,000 (5963) |
Southwest Florida MLS Matrix, closings September 27, 2025 to September 26, 2026. The living area is the figure the listing agent entered; the county roll uses four base areas, and a 1,470 MLS entry is not a fifth plan. With two or three sales per size we list the sales rather than pretend a per-plan median.
The newest Wedge Wood closing in the record shows how this market works. On April 17, 2026, a 2 bedroom plus den, 2 bath unit at 5944 Sand Wedge Lane, building 11 of Wedge Wood II, closed at $442,000 after 14 days on market, against a $459,000 list price: 96.30% of list and $287.01 per square foot of MLS living area on 1,540 square feet. Collier County recorded the same sale at $442,000 on April 14, 2026, on a 1,540 square foot base area, so the MLS and the county agree on the price and the plan. Two months earlier, a 1,540 square foot unit at 5963 Sand Wedge Lane, building 2 of Wedge Wood I, sold for $350,000 after 74 days on market at 87.72% of a $399,000 list. Same plan size, $92,000 apart. The quicker sale was listed in April, priced within about 4% of where it closed, and sold in two weeks; the slower one took two and a half months and closed more than 12% under its asking price. That spread is the whole argument for pricing a Wedge Wood unit from its condition, floor and view, not from its square footage.
Collier County recorded sales (DOR-qualified deeds, sales file indexed September 26, 2026, newest Wedge Wood recording April 14, 2026) show 10 qualified Wedge Wood resales since September 2025, at a median of $417,500 (n=10, even, the mean of $415,000 and $420,000), from $350,000 to $445,000. The county and the MLS agree on nine sales to the dollar. They differ in three ways: the county window includes a $438,000 sale recorded September 4, 2025, which the MLS dates just before its window; two MLS closings, $400,000 at 5963 in December 2025 and $420,000 at 5953 in January 2026, do not appear among the county's qualified sales, and we have not confirmed why; and recording dates differ from MLS close dates by days, in both directions. The county record is the recorded price; the MLS record adds the list price and days on market a seller needs.
Over 60 months, Wedge Wood I (buildings 1 to 9, Sand Wedge Lane addresses 5948 to 5967) recorded 26 MLS closings at a median of $447,500 (even, the mean of $445,000 and $450,000), and Wedge Wood II (buildings 10 to 12 and 14 to 20, addresses 5923 to 5945) recorded 34 at a median of $445,000 (even, both middle sales $445,000). A $2,500 gap over five years is noise. The declaration your unit sits under does not move its price; the unit does. Your buyer will not ask which declaration you are in, but the title company will, because each declaration has its own recorded phase amendments.
Collier County's recorded Wedge Wood medians ran $445,000 in 2022, $455,000 in 2023 and $515,000 in 2024 (9 sales, odd), then $434,000 in 2025 (10 sales, the mean of $430,000 and $438,000) and $420,000 in 2026 through April 14 (6 sales, the mean of $415,000 and $425,000). An owner who bought before 2021 is almost certainly selling at a gain on those medians; an owner who bought in 2023 or 2024 may be near or below the purchase price today. That second group is where pricing strategy matters most, because the temptation is to price to what was paid rather than to what the last eleven buyers paid. We show you the record for your plan and your building before we suggest a number.
Wedge Wood at The Strand and Feather Sound at The Strand are the buyer's two condominium entry points to The Strand, both Jack Parker eight-unit two-story buildings with the same four county plan sizes. A Wedge Wood seller offers the lower price, more choice and no sale approval; Feather Sound offers a smaller enclave whose last four sales held closer to list.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Factor | Wedge Wood at The Strand | Feather Sound at The Strand |
|---|---|---|
| Homes | 152 units in 19 buildings of 8 (153 master votes) | 64 units in 8 buildings of 8 |
| Street | Sand Wedge Lane | Heron Lane |
| Recorded declarations | Wedge Wood I (1999) and Wedge Wood II (2000) | One declaration (March 4, 1998), restated in full in 2017 |
| Year built (county roll) | 1999 to 2001 | 1998 to 1999 |
| Plan sizes (county roll) | 1,449, 1,478, 1,490, 1,540 sq ft, 38 of each | The same four sizes on 62 of 64 units |
| Stories | Two, per the master association | Two, per the recorded phase floor plans |
| Garage | One garage space per unit, limited common element | One garage space per unit in a separate garage building |
| Approval to sell | None: "no restrictions on the transfer of ownership" | Board's advance written approval of every sale (2006 amendment, recorded 2008) |
| Leasing | 30-day minimum, board approval of every lease | 30 days to 12 months, three leases a year, 25% cap, no pets in leased homes |
| Manager | Seacrest Southwest Property Management | Dorrill Management Group |
| Pool and clubhouse | Wedge Wood's own | Shared with Cypress Cove |
| MLS closings, last 12 months | 11, median $415,000, 94.32% of list, 70 days | 4, median $472,500 (mean of $470,000 and $475,000), 98.96% of list, 19 days |
| MLS closings, 60 months | 60, median $445,000 | 16, median $476,500 |
| Median per living sq ft, 60 months | $299.87 | $324.93 |
| Active on September 26, 2026 | 2, at $459,000 and $494,000 | 2, at $479,000 and $569,000 |
| County just value, median unit (2026 roll) | $355,485 | $375,485 |
| Homestead share (2026 roll) | 34.2% | 42.2% |
| Flood, effective FEMA map | Zone X at the Sand Wedge Lane test point | Address points Zone X; the lake's Zone AE line clips seven of eight building footprints |
MLS figures from the Southwest Florida MLS Matrix, retrieved 26 Sep 2026; roll figures from the Collier County 2026 tax roll (preliminary, files dated August 29, 2026); Feather Sound rules and flood detail from our Feather Sound at The Strand guide.
Feather Sound's last four sales closed at a median 98.96% of list in 19 days, against Wedge Wood's 94.32% and 70 days, and its five-year median runs $31,500 higher. A buyer who wants a 64-home enclave just inside the main gate, with more year-round neighbors (42.2% homesteaded against 34.2%), may pay more for it. If your unit is shown to a buyer who also toured Heron Lane, the question in their head is what the extra money buys there.
Wedge Wood wins on four points a seller should put in writing. No board approval of the sale, while every Feather Sound sale now waits on the board. A pool and clubhouse that belong to Wedge Wood alone. A clean flood answer at the Sand Wedge Lane test point, while a lender's determination on seven Feather Sound buildings could read the lake's Zone AE line until FEMA's new maps take effect. And a leasing rule without Feather Sound's three-lease, 25% cap and no-pets-in-leased-homes limits, which matters to the investor and seasonal buyer who make up much of Wedge Wood's market.
We price your unit inside the Wedge Wood band and say why it is the better buy than a Heron Lane unit at a higher price: same plan sizes, no sale approval, own pool, newer by one to three years. Feather Sound owners have their own guide to selling a home in Feather Sound at The Strand, published with this one; we read it the way your buyer's agent will. Call Jesse direct at (239) 898-6072 for a side-by-side on your building.
We price a Wedge Wood condo from the last year's closings of the same plan size, adjusted for floor, view, garage position, condition, any lease and the month of sale, then tested against the two active listings and the county's recorded prices. The result is a list price inside or just above the band of $350,000 to $445,000, with a stated reason for any premium.
The county roll gives every unit one of four base areas, and every building has two of each. The first cut is the same plan; the second is the same floor. The MLS does not record floor position consistently, so we read the listing remarks and photos of each comparable sale to place it on the first or second floor before we use it. A second-floor unit with a view and no one overhead appeals to one buyer; a first-floor unit with direct access and no stairs appeals to another.
Sand Wedge Lane runs between a lake to the south and golf holes and a larger fountain lake to the north, as the aerial in our Wedge Wood at The Strand guide shows, and the master association describes "beautiful views of the golf courses lakes and fountains surrounding Wedge Wood." The MLS does not code view consistently enough to measure a premium, so we judge it sale by sale. Condition is the largest swing: the same-size 2026 sales $92,000 apart are the evidence. Kitchen, baths, flooring with an approved noise insulation plan, air conditioning age and the lanai finish are the details a buyer pays for.
The last eleven sales sit within $95,000 of each other. A unit that asks $50,000 over the band needs a visible reason. The three lowest sale-to-list ratios of the year, 87.72% to 89.36%, came on units that had waited 70 to 121 days; the three fastest sales, at 12, 14 and 28 days, closed at 94% to 97% of list. The record says the price that misses the band costs both time and money.
We never price a Wedge Wood unit from The Strand's $610,000 12-month median, which blends your condominium with $2,000,000 houses; from an automated estimate that cannot tell a renovated second-floor unit from an original first-floor one; from the 2024 peak; or from the asking prices of the two active listings. Your full valuation, written and sourced, is on the Wedge Wood at The Strand home valuation page. Call Jesse direct at (239) 898-6072.
We market a Wedge Wood condo where its buyers actually look, because the recorded restrictions keep a sign off your building: the MLS and its syndication, professional photography, video and drone, a qualified-buyer database, direct outreach to agents who work The Strand, and a listing file that answers the condominium questions before a buyer asks.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
No For Sale sign, no Open House sign, no directional sign on Sand Wedge Lane. Every buyer finds a Wedge Wood listing on a screen first. That makes the first photograph, the first sentence and the first price the whole first impression. We launch with complete media on day one rather than adding photos after a week, because a Wedge Wood buyer sees the new listing alert once.
Premium marketing for a Wedge Wood unit means professional photography of the interior and the lanai view, cinematic video, and drone footage that shows what a listing description cannot: the lake, the fairway, the Wedge Wood pool at the west end of the street and the clubhouse of The Club at The Strand. Discretion and off-market capability are available when an owner needs a quiet sale.
Before the first showing we assemble the plan size and floor, the garage assignment, the Wedge Wood and master estoppel figures once they arrive, the association's budget and reserve schedule, the building's roof and permit history, the two-story and milestone answer, the FEMA flood facts for your building, the club's 2026 dues and any approved lease. A buyer's agent who gets that file in the first email writes a cleaner offer.
The Strand's gatehouse on Strand Boulevard is staffed, and visitors are admitted by name. We register every showing in advance, so buyers are not turned around at the gate, and Marc attends showings for owners who are out of town. Open houses need gate arrangements and online promotion instead of signs; ask the manager about any board rule before scheduling one.
About half of Wedge Wood's owners mail their tax bills outside Florida. Your buyer may be one of them, touring in January and closing remotely in March. We send video walkthroughs, answer document questions by email and coordinate remote closings with the title company.
We negotiate a Wedge Wood contract from the record: the buyer's offer is measured against the last eleven closings, the two active listings and the days your unit has been on the market, and every term after price, from inspection credits to the closing date and the estoppel charges, is negotiated with the same file in hand.
The median Wedge Wood buyer paid 94.32% of list in the last year. An opening offer at 90% is not an insult at Wedge Wood; it is the market's first move. We answer it with the comparable sales of your plan and floor, not with emotion, and we track which concessions buyers have actually won here.
Wedge Wood was built from 1999 to 2001, before the statewide Florida Building Code took effect on March 1, 2002. Inspectors will flag air conditioning age, water heater age, plumbing supply lines, lanai screens and windows. Roofs, exterior walls and structure are association responsibilities under the declarations, so we separate unit items from association items before a request turns into a repair list.
A financed buyer's lender sends the association a condominium questionnaire about the budget, reserves, insurance and litigation. We ask the manager for the questionnaire turnaround and the fee at listing, and we ask the buyer's lender for it the day the contract is signed, so the project review does not stall the closing date.
No approval to sell means no board interview on the calendar, which is a real advantage. The two estoppel certificates and the club's notice of the new owner are the only third-party steps, and we order both estoppels the day the contract is signed.
Selling a Wedge Wood condo costs the negotiated brokerage fee, Florida documentary stamp tax of $0.70 per $100 on the deed, two estoppel certificates (Wedge Wood and master), prorated taxes and assessments, and any credits you agree to. There is no CDD payoff. On a $415,000 sale, the last year's median, the deed stamps alone are $2,905.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Florida Statutes 2026)
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 $415,000 that is 4,150 units at $0.70, or $2,905. On the $442,000 April 2026 sale it is $3,094; on the $445,000 five-year median, $3,115.
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 Wedge Wood association's certificate comes through Seacrest Southwest Property Management, 1044 Castello Drive, Suite 206, Naples, (239) 261-3440. The master association's comes through Dorrill Management Group, 5672 Strand Court, Suite 1, (239) 592-9115, per the master association's property management page. The condominium estoppel is governed by section 718.116 and the master's by section 720.30851. Since the 2024 legislation, House Bill 979, the cap is $299 per certificate for a current account, plus up to $119 for delivery within three business days and $179 more if the account is delinquent. The Wedge Wood I declaration records that the master assessment reaches each owner through the condominium association, so we check that the two certificates agree on what is owed.
The Wedge Wood declarations we read impose no capital contribution on a buyer, and the club charges no Social initiation to Strand homeowners. Whether the Wedge Wood association or the master association has since adopted a transfer or capital charge is not published; the two estoppel certificates will show it, and who pays it is a contract term we settle before you sign.
The Strand has no Community Development District. No Strand or Pelican Strand district appears on the Florida Commerce Official List of Special Districts, Collier County's Community Development Districts map layer shows none at any Strand point, and the 2026 roll carries no non-ad valorem assessment on the median Wedge Wood unit. There is no bond balance to disclose or pay off.
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, as the Florida Department of Revenue's property tax pages describe. Your own bill sets the daily figure. Wedge Wood assessments are prorated from the estoppel, and club dues are settled with the club directly.
Commission is negotiable and set in your listing agreement; there is no standard rate. Since the National Association of REALTORS 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 Wedge Wood buyers expect.
| Line, on a $415,000 sale | Who customarily pays in Collier County | Amount |
|---|---|---|
| Documentary stamp tax on the deed | Seller | $2,905 |
| Wedge Wood 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 |
| Capital or transfer charge | Contract term | None in the declarations we read; confirm on the estoppels |
| CDD payoff | Not applicable | None; no CDD |
| Listing-side brokerage fee | Seller | Negotiated; each 1% of price is $4,150 |
| Owner's title insurance policy | Buyer, by Collier custom | Buyer's cost |
| Deed recording | Buyer, customarily | $10 for the first page and $8.50 for each additional page under section 28.24 |
| Property tax proration | Credit from seller to buyer | Your bill divided by 365, times your days of ownership |
| Mortgage payoff | Seller, if any | Your lender's payoff letter |
This is arithmetic for illustration, not a quote. A closing agent's settlement statement is the only final number, and we prepare an estimated net sheet for your price and contract before you sign. Call Jesse direct at (239) 898-6072.
A Wedge Wood seller owes the buyer known material defects that are not readily observable, the condominium resale documents under section 718.503, a property tax disclosure summary and the flood disclosure under section 689.302. Because Wedge Wood is a Chapter 718 condominium, the section 720.401 homeowners' association summary does not govern the unit itself.
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. For a Wedge Wood unit the usual list is leaks from the unit above or below, air conditioning and water heater age, any unapproved flooring, lanai changes and anything the association has cited.
Section 718.503 requires a selling unit owner to give the buyer the declaration, articles, bylaws and rules, the most recent year-end financial report, the budget and the frequently asked questions and answers sheet, and gives the buyer a right to void for a period after receiving them, ending at closing. At Wedge Wood that means the declaration your unit sits under, Wedge Wood I or Wedge Wood II, with its phase amendments, plus the recorded neighborhood restrictions. Deliver them before the contract and the clock never becomes a problem.
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 Chapter 718. Your unit also sits under The Strand's master association, a Chapter 720 association. Whether a master-level summary is also owed on a condominium resale under a Chapter 720 master is a question for your closing agent or attorney, and we raise it with them 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 the seller's current taxes. At Wedge Wood that warning is concrete: the 2026 roll's tax figure for a unit without a homestead exemption has a median of about $3,270, and homesteaded units carry less, so a buyer should budget from the purchase price.
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. Wedge Wood's Zone X answer does not replace the form; the form asks about claims and damage, so answer it from your own records and the association's.
If a tenant occupies your unit, disclose the lease, the rent, the deposit, the end date and the board's written approval of the lease. A buyer who plans to live in the unit needs the end date; an investor may want the tenant. Call Jesse direct at (239) 898-6072 before you sign a new lease if a sale is on your horizon.
Flood zone helps a Wedge Wood sale. FEMA's effective map puts the Sand Wedge Lane test point in Zone X, an area of minimal flood hazard, on panel 12021C0211H with ground at about 14.3 feet, and FEMA's preliminary maps keep it in Zone X. The neighborhood is in Collier County evacuation Zone D.
Data updated: September 2026 (FEMA effective and preliminary National Flood Hazard Layers and USGS elevation, queried September 26, 2026)
A federally backed lender does not require flood insurance in Zone X. The lakes around Wedge Wood are mapped Zone AE, with nearby base flood elevations of 11.5 to 12.0 feet, which is why the flood lines sit close by; the test point's ground is about two to three feet above them, per the USGS Elevation Point Query Service and FEMA's National Flood Hazard Layer. A lender orders its own flood determination for the building, and we suggest the buyer's lender run it early.
The National Hurricane Center's storm surge maps show no surge at Wedge Wood in Category 1 or 2 scenarios. In Hurricane Ian the severe surge impacts in North Naples were confined to the immediate coastline, per the National Hurricane Center's report on Ian, and we found no Wedge Wood-specific damage record. Insurers price what they can document on pre-2002 buildings: roof age, roof-to-wall connections and opening protection. Ask the association for the building's roof date and its wind mitigation documentation, and put both in the listing file.
Both Wedge Wood declarations require the association to insure "all of the buildings and other insurable improvements within the Condominium Property," including windstorm, and the owner carries an HO-6 policy for the interior, improvements, contents and loss assessment. Unincorporated Collier County holds Community Rating System Class 5, a 25% discount on National Flood Insurance Program premiums, per Collier County's floodplain management page. A buyer who wants flood coverage in Zone X usually finds it inexpensive.
Your buyer will pay four recurring layers to own at Wedge Wood: the Wedge Wood condominium fee, the master association assessment it collects, the mandatory $4,162 club Social dues for 2026, and property tax, which the 2026 roll puts at a median of about $3,270 for a unit without a homestead exemption. Only the club and tax layers are published.
| Layer | Who sets it | 2026 figure | Where the buyer sees it |
|---|---|---|---|
| Wedge Wood condominium fee | Wedge Wood association board | Not published | Wedge Wood estoppel and adopted budget |
| Master association assessment | The Strand master association board | Not published; collected through the Wedge Wood association | Master estoppel |
| Club Social dues | The Club at The Strand | $4,162 a year, no initiation for homeowners | 2026 Membership Brochure |
| Property tax | Collier County taxing authorities | Median about $3,270 without homestead on the 2026 preliminary roll | Tax collector, after the sale resets the assessment |
| Optional golf or Sport membership | The Club at The Strand | $40,000 to $100,000 initiation plus dues | 2026 Membership Brochure |
| Gate transponders | Master association | $20 each | Transponder form |
Any "HOA fee" printed on a Wedge Wood listing is typed in by a listing agent and may be stale, quarterly rather than monthly, or missing the master share. A buyer who discovers a different number at the estoppel stage renegotiates or walks. We put the current adopted budget figure in the listing file, with the club dues beside it, so the buyer's full annual cost is settled before the offer.
A Wedge Wood condo took a median 70 days on market to sell over the last 12 months, from 12 to 219 days, per the Southwest Florida MLS. Add the contract-to-closing period, which runs longer for a financed buyer than for cash. Over five years the median was 22 days, which shows how much the market slowed after 2022.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
The three fastest sales of the year, at 12, 14 and 28 days, closed at 94.32%, 96.30% and 96.55% of list. The three slowest, at 137, 139 and 219 days, closed at 92.07%, 93.04% and 96.81%. The slowest of all, 219 days, still closed near its final list price, which tells you it had been reduced to where buyers were. Time on market at Wedge Wood is mostly the cost of an opening price above the band.
A listing launched in late October has the whole season ahead of it. A listing launched in April, as the 5944 sale shows, can still sell in two weeks if it is priced right, but the pool of seasonal buyers thins quickly after Easter. Plan your launch date backward from January.
Whether to sell, lease or hold a Wedge Wood unit depends on your plans for the proceeds, the unit's condition and the season. Leasing at Wedge Wood is allowed for 30 days or more with the board's prior written approval, so a seasonal lease is possible, but a tenant in place limits showings during the months most Wedge Wood units sell.
Supply is thin (two actives), buyers came back in the last year (11 closings against 9), and the season is ahead. If you plan to sell within a year, listing in the fall usually beats leasing through the winter and listing in spring.
An owner who wants to hold through a softer price year can lease monthly or annually. Every lease needs the board's approval in its "sole and absolute discretion," the declarations set a $50 lease review fee at the board's discretion, and the master declaration bars any lease shorter than 30 days. File the application well ahead of a January start.
Holding makes sense for an owner who uses the unit, carries no urgent need for the proceeds and can absorb the association's capital cycle on a 25-year-old building. Ask the manager about roofs, paint and any special assessment under discussion before you decide.
Your Wedge Wood listing should say what a buyer cannot learn from the photos: the plan and floor, the view, the garage space, Wedge Wood's own pool and clubhouse, the mandatory club with no initiation, the two-story and flood answers, the schools, and that Publix and I-75 are minutes from the gate.
It should not print an assessment figure no document supports, promise a noise wall FDOT has not confirmed, name an out-of-date high school, or call the unit "zero-lot-line" or "mid-rise." Accuracy is what earns a buyer's agent's trust in the first email.
You get a free Wedge Wood at The Strand home valuation by requesting one online or calling Jesse McGreevy at (239) 898-6072. It is a written opinion of value built from the Southwest Florida MLS sales of your plan and floor, the two active listings, the county's recorded sales, the association charges and the club cost. There is no cost and no obligation.
You receive the Wedge Wood sales of your plan with their dates, days on market and sale-to-list ratios; the active listings and pending sales; the county's recorded prices for the same sales; your association charges once the estoppels arrive; the club cost your buyer will carry; and a recommended list price with a defensible range. Request it through the Wedge Wood at The Strand home valuation page, which explains how we value a Sand Wedge Lane unit, or compare it with the valuation guide for all of The Strand.
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 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.
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).
In a neighborhood where two 1,540 square foot units sold $92,000 apart in the same winter, the price decides the sale. We would rather you see the evidence and the number before you commit to anything, and many Wedge Wood owners use the valuation to decide whether to sell this season or next.
Jesse McGreevy is a top-reviewed Wedge Wood at The Strand listing agent, and the quotes below are five-star client reviews from the McGreevy and Comisar Google profile, reproduced in each reviewer's own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ "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." Verified Google review
With no sign allowed on Sand Wedge Lane, the presentation is the marketing.
★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review
A Wedge Wood seller who lives in another state needs every showing reported, because they cannot walk down the street to see who came.
★★★★★ "I can only say he is a refreshing and highly motivated professional. No tricks exaggerations nor falsehoods. His way of bringing quality clients is exceptional. He does not bring lookers. He brings buyers!" Verified Google review
★★★★★ "So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish." Verified Google review
A Wedge Wood specialist matters because the facts that decide a sale here sit in recorded documents rather than in a listing feed: two condominium declarations, a neighborhood sign ban, two estoppels, an unpublished fee, a mandatory club, a lease approval rule, and a rival condominium on Heron Lane with the same four plan sizes and different rules.
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 has been in Southwest Florida real estate since October 2004 and launched the team in October 2008. He runs pricing, marketing, data and the Wedge Wood, master and club paperwork. Reach him at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: showings through the gatehouse, buyer agent conversations, inspections and the on-site management that lets a seasonal owner sell without flying down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may price your unit from The Strand's community median, plant a For Sale sign the restrictions bar, print an "HOA fee" no document supports, forget the master estoppel, tell a buyer the sale needs board approval when it does not, quote Gulf Coast High as the school, or confuse Wedge Wood at The Strand with Wedgewood at Bonita Bay or the Wedgewood neighborhoods at Vanderbilt Country Club and Worthington. Each mistake costs a seller time or money.
Many Wedge Wood sellers buy their next Florida home in the same season, inside The Strand in a four-unit coach home or villa, 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.
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. Fifty-two Wedge Wood units carry a homestead exemption on the 2026 roll; if yours is one, we sequence both closings around that calendar.
Some owners move up within the gate and keep the club. Our guide to buying a home in The Strand covers the 15 neighborhoods from the buyer's side, and our guide to buying a home in Wedge Wood at The Strand covers a Wedge Wood purchase if a family member is buying here. Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
These are the questions Wedge Wood at The Strand owners ask before they sell, each answered in one paragraph from the Southwest Florida MLS, Collier County's recorded sales and 2026 roll, the recorded Wedge Wood declarations and restrictions, and Florida's condominium statute. Nothing here is tax or legal advice; confirm anything that affects your sale with your closing agent, attorney or CPA.
Start with a written valuation built from the last year's Wedge Wood closings of your plan and floor, order the Wedge Wood and master estoppel certificates and assemble the section 718.503 resale package on day one, tell the club your timeline, put the flood, insurance and two-story answers in a listing file, and launch online with complete media, because no sign is allowed. Call Jesse McGreevy direct at (239) 898-6072.
The best Wedge Wood listing agent prices your unit from Wedge Wood's own sales rather than The Strand's median, knows the sign ban, both estoppels and the club cost before a buyer asks, and can explain why your unit beats a Feather Sound unit on Heron Lane. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.
Most likely between $350,000 and $445,000 if it is priced like the last year's eleven closings, which had a median of $415,000 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026). Your plan, floor, view, garage position and condition place it inside or above that band. Get a free valuation of your Wedge Wood at The Strand condo or call Jesse direct at (239) 898-6072.
For a unit priced to the record and listed by early winter, yes. Only two units were active on September 26, 2026, about 2.2 months of supply, and nine of the last eleven closings fell between December and March. A unit priced to the 2024 peak is positioned for a price cut, not a sale.
October or November. The listing is fresh when seasonal buyers arrive, and the December to March window produced nine of the last eleven Wedge Wood closings. A spring listing can still sell quickly if priced right, as the 14-day April 2026 sale at 5944 Sand Wedge Lane shows.
It leans to buyers on price and to sellers on supply. Buyers paid a median 94.32% of list and none paid list or more in the last year, but only two units were for sale on the pull date. The seller who prices inside the band gets the benefit of thin supply.
No. The Strand's 12-month median of $610,000 mixes Wedge Wood condominiums with single-family houses around $2,000,000. Price off Wedge Wood's own closings, plan by plan; the last year's eleven ran $350,000 to $445,000.
Not reliably. Over five years the MLS entries at 1,449 square feet carried a higher median than those at 1,540, and in the last year one 1,540 square foot unit sold for $350,000 while another sold for $442,000. Floor, view and condition move price more than 91 square feet.
The MLS does not record floor position consistently, so we do not publish a floor premium. We compare your unit with recent sales on the same floor, one by one, from listing remarks and photos, before we suggest a number.
No. Both Wedge Wood declarations state "there are no restrictions on the transfer of ownership of Units." The new owner gives the association a name, address and phone number within ten days of taking title.
Under section 718.503 of the Florida Statutes you provide the declaration your unit sits under, the articles, bylaws and rules, the most recent year-end financial report, the budget and the frequently asked questions and answers sheet. A buyer who does not get them before signing has a window to cancel after receipt, so deliver them first.
Two: the Wedge Wood association's, through Seacrest Southwest Property Management, and the master association's, through Dorrill Management Group. Each states what is owed through what date and any charge due at closing, and we check that they agree.
Florida caps the fee at $299 per certificate for a current account, plus up to $119 for delivery within three business days and $179 more if the account is delinquent, under the 2024 amendments to sections 718.116 and 720.30851. The purchase contract decides who pays.
The Wedge Wood declarations we read impose no capital contribution, and the club charges Strand homeowners no Social initiation. Whether either association has adopted a transfer or capital charge since is not published; the estoppel certificates will show it.
No. The recorded Wedge Wood restrictions bar "For Sale," "Open House" and "For Rent" signs on any unit or structure, and the declarations bar signs on units and common elements without prior written board approval.
Not with signs. Visitors pass the staffed gate, so an open house needs gate arrangements and online promotion. Ask the manager whether the board has adopted any rule on open houses before scheduling one.
Showing agents and buyers are admitted at the staffed gatehouse on Strand Boulevard. We register showings in advance so buyers are not turned around at the gate.
Almost certainly. Wedge Wood's answer is that its 19 buildings are two stories, below the three-story trigger, and none appears on Collier County's milestone buildings list. Put the association's budget, reserve schedule and roof history in the listing file with that answer.
Yes. Provide the lease, the board's written lease approval and the end date. An investor may value the income; an owner-occupant needs the unit delivered vacant, so the lease end date shapes the closing date.
The main costs are the brokerage commission, documentary stamp tax on the deed at 70 cents per $100 of price, the two estoppel fees and prorated taxes and assessments. On a $415,000 sale the deed stamp tax alone is $2,905. There is no CDD payoff.
Yes. Commissions in Florida are set by agreement. Since August 17, 2024, compensation to a buyer's agent is not advertised on the MLS, and we explain what our marketing plan for a Wedge Wood listing includes and costs before you sign.
Yes. Zone X at the Sand Wedge Lane test point means a buyer's lender will not require flood insurance, and FEMA's preliminary maps keep it in Zone X. We put the FEMA panel and ground elevation in the listing file and suggest the buyer's lender order its determination early.
Anything an inspector will flag and anything that looks dated in photos: air conditioning service records, water heater age, plumbing supply lines, lanai screens, paint and flooring. Hard-surface flooring needs a board-approved noise insulation plan under the declarations, so start that early.
Yes, with the approvals the declarations require. Contractors must be licensed in Collier County, carry at least $250,000 per occurrence and $500,000 aggregate liability, register with the manager and work from 8:00 a.m. to 5:00 p.m., Monday through Saturday. Document every approval for the listing file.
Every buyer adds $4,162 a year in Social dues for 2026 to the Wedge Wood fee and taxes, with no initiation. Against clubs that charge initiation, that is a selling point; we show the full annual cost up front so the fee does not surprise a buyer at the estoppel stage.
Because Wedge Wood prices by unit, not by plan. The $350,000 sale in February 2026 was a 1,540 square foot unit that sold after 74 days at 87.72% of list; the $445,000 sale in January 2026 was a 1,449 square foot unit that had been listed at $498,000. Condition, floor and view explain the gap.
Down from the 2024 peak and steadier this year. Collier County recorded medians were $515,000 in 2024, $434,000 in 2025 and $420,000 in 2026 through April 14; the MLS 12-month median is $415,000 on 11 sales, against $445,000 on 9 the year before.
Florida taxes are paid in arrears, so at closing you credit the buyer for your share of the current year, based on the prior bill or the current assessment. The title company calculates it.
Yes. About half of Wedge Wood's owners mail their tax bills outside Florida, and remote closings with mobile notaries or remote online notarization are routine. Marc handles showings, the gate and the on-site work; Jesse handles the paperwork.
Feather Sound's roll carries the same four plan sizes, so its sales are fair comparables adjusted for age, setting and rules. Its last four MLS closings had a median of $472,500 and its two actives asked $479,000 and $569,000 on September 26, 2026; every Feather Sound sale also needs board approval, which Wedge Wood does not.
We re-read the market with you: new closings, competing listings and showing feedback, then adjust price, presentation or timing. In the last year the longest Wedge Wood sale took 219 days and still closed at 96.81% of its final list price.
If you plan to sell within a year, listing in the fall usually beats leasing through the season, because a tenant limits showings in the months most Wedge Wood units sell. A seasonal lease needs board approval and at least 30 days.
Yes. Many Wedge Wood sellers buy again in The Strand or elsewhere in Southwest Florida, and we coordinate both closings. Read our guide to buying a home in Wedge Wood at The Strand or call Marc at (239) 287-5873.
Every Wedge Wood at The Strand figure on this seller page comes from a recorded instrument, a state, county or federal record, the master association's or the club's own published documents, or the Southwest Florida MLS Matrix, retrieved 26 Sep 2026. Primary sources are grouped by who issued them and numbered continuously; the seller-cost authorities follow the base list.
The official documents below are the ones a Wedge Wood at The Strand seller should have in hand before listing, published by the Collier County Clerk, The Strand's master association, The Club at The Strand, Collier County and the State of Florida. Clerk files open in the Clerk's public viewer; statutes open on the Florida Legislature's site.
| Document | Issued by | Date | Why a seller needs it | Link |
|---|---|---|---|---|
| Declaration of Condominium, Wedge Wood I at Pelican Strand | Recorded with the Collier County Clerk | September 29, 1999 | Buildings 1 to 9: transfer, leasing, pets, garages, insurance; part of the 718.503 package | Wedge Wood I declaration |
| Declaration of Condominium, Wedge Wood II at Pelican Strand | Recorded with the Collier County Clerk | March 27, 2000 | Buildings 10 to 12 and 14 to 20, same rules | Wedge Wood II declaration |
| Declaration of Restrictions for Wedge Wood at Pelican Strand Neighborhood | Recorded with the Collier County Clerk | September 29, 1999 | The sign ban, the pool and clubhouse, special services | Wedge Wood neighborhood restrictions |
| 2026 master association annual meeting notice and ballot | The Strand Master Property Owners Association | 2026 | Wedge Wood's 153 votes and the 15 neighborhoods | 2026 annual meeting notice |
| Gate transponder form | The Strand Master Property Owners Association | From August 1, 2025 | Who receives gate access and the $20 fee | Transponder form |
| 2026 Membership Brochure | The Club at The Strand | 2026 | The mandatory Social membership your buyer joins | 2026 Membership Brochure |
| Milestone buildings list | Collier County | As of January 2026 | No Wedge Wood entry; the condominium-law answer | Collier County milestone list |
| Collier County Ordinance 02-57 | Collier County | November 5, 2002 | The Pelican Strand PUD and its 35-foot height limit | Ordinance 02-57 |
| Section 718.503, resale disclosure | Florida Legislature | 2026 statutes | The documents you deliver to your buyer | Section 718.503 |
| Section 689.302, flood disclosure | Florida Legislature | 2026 statutes | The flood form you complete at or before contract | Section 689.302 |
| Form OIR-B1-1802 | Florida Office of Insurance Regulation | Current form | The wind mitigation inspection your buyer's insurer reads | Form OIR-B1-1802 |
| PT-112 portability guide | Florida Department of Revenue | Current guide | Moving a homestead benefit to your next Florida home | PT-112 |
Three Wedge Wood records are not public and cannot be linked: the Wedge Wood association's adopted budget and fee schedule, the master association's adopted budget and assessment, and the Wedge Wood board's current rules. Each comes with the estoppel certificates or the resale package, and we request them for you.
McGreevy and Comisar list and sell homes across Southwest Florida from an office in Bonita Springs, and Wedge Wood at The Strand sits inside the North Naples market they work every week. If you are weighing a sale on Sand Wedge 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 Wedge Wood condo at The Strand," McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Naples, Estero, Bonita Springs, Fort Myers, Collier County, Lee County and Babcock Ranch. Whether you own a 1,449 square foot unit in Wedge Wood I or a 1,540 square foot unit in Wedge Wood II, start with a free valuation of your Wedge Wood at The Strand condo, read the full Wedge Wood at The Strand neighborhood guide, or call Jesse direct at (239) 898-6072. 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. Buying instead? Read our guide to buying a home in Wedge Wood at The Strand, and for the wider community see how we sell homes in The Strand and our guide to 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). Jesse McGreevy, Florida license SL3101296; Marc Comisar, Florida license BK3060671.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com. Nothing on this page is legal, tax or insurance advice.
Market data from Southwest Florida MLS, pulled September 26, 2026. Brokered by Domain Realty.