Updated October 2026
Buy a Caymas home in Naples with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Builder-direct vs resale, registering your agent at the first sales-center visit, deposits and week-one diligence. Call Marc at (239) 287-5873.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
Buying a home in Caymas, Naples means making one decision most Naples purchases never ask of you: whether to buy from a builder or from an owner. Caymas is a gated, new-construction community of 457 single-family homesites on lakes and preserve off Collier Boulevard in ZIP 34114, in Naples, Florida, still being built by Stock and Pulte in October 2026. This page is the purchase path: builder-direct versus resale, bringing your own agent to the sales center at your first visit, how deposits are protected, the CDD and HOA layers, and the flood file. For the community itself, its history, governance, amenities and full market chapter, read our Caymas community guide.
McGreevy and Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012, and we have been Top 1% Real Estate Agents Nationally Since 2008. Call Marc at (239) 287-5873 before you walk into the Caymas sales center, or start with our buyer process for Naples purchases. Before you tour a single model inside the gate, we will show you which lot width, builder and assessment area fit how you want to live, and which documents decide what a Caymas home really costs to own.
If you already own in Caymas and are selling to buy again, see how we sell Caymas homes in Naples and how our Caymas home valuation works. Call Jesse direct at (239) 898-6072 for the sale side of a move.
Buying a home in Caymas, Naples takes four decisions: builder-direct or resale, which of five lot widths (52, 62, 76, 90 or 100 feet and wider), which of two CDD assessment areas, and whether your own agent is registered with the builder before your first sales-center visit. Each one changes the price, the yearly carrying cost or your representation.
Caymas in Naples is mid-build. On the Collier County parcel layer edited Oct 8, 2026, 281 of the 457 homesites were still titled to a builder (256 to SD San Marino, LLC and 25 to Pulte), and 176 had passed to other owners (Collier GIS parcels). That means three kinds of purchase sit side by side inside one gate: a to-be-built home on a homesite you choose from Stock, a finished or near-finished spec home the builder has already started, and a resale from one of the owners who closed since home sales launched in January 2024. Each is a different contract with a different seller, a different deposit rule and a different timeline, and the section Should You Buy Builder-Direct or Resale in Caymas? lays them side by side.
The width of a Caymas homesite decides the builder, the plan collection and the CDD charge. Per the Caymas CDD FY2027 adopted budget, Caymas holds 97 homesites at 52 feet (Pulte), 164 at 62 feet (Stock Luxury Homes, Azure collection), 109 at 76 feet (Indigo), 59 at 90 feet (Cobalt) and 28 at 100 feet or wider (estate homesites). Builder assignments come from the Pulte Caymas page, Stock’s Caymas floor plans and the Caymas site plan, revised March 20, 2026. Every home, Pulte or Stock, belongs to the same master homeowners’ association and the same Community Development District.
Search for “Caymas” alone and most results are boats. Caymas Boats is a boat brand with no tie to this community. Caymas in Naples is the community built by SD San Marino, LLC, an affiliate of Naples-based Stock Development, and by Pulte. A few other names will appear in county records and listings: Willow Run and San Marino (the land’s earlier names), Lido Isles (a 20-lot Pulte plat on Raintree Street, not an older association of the same name), and Seven Shores (Toll Brothers’ separate community next door in Hacienda Lakes). If a price, fee or plan name came from one of those, it does not apply to a Caymas, Naples home.
Within the first week of a Caymas contract we ask for seven things, each explained below: the lot’s width and assessment area from the CDD lien roll, the FEMA letter of map revision that covers the lot (if one does), the elevation certificate or the builder’s survey plan, the CDD disclosure and the Benfield Road disclosure the zoning requires, the recorded Master Declaration and the current HOA rules, the HOA estoppel certificate on a resale, and an insurance quote. Our full list is in What Should You Ask for in the First Week?.
Caymas buyers in Naples work with McGreevy and Comisar because a new-construction purchase rewards a buyer’s agent who reads the builder contract, the CDD lien roll, the FEMA letters and the master HOA estimate before the first sales-center visit. We lead Domain Realty Group, we represent buyers across Southwest Florida, and we put the source line behind every Caymas number we show you.
McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and between them Jesse McGreevy and Marc Comisar have over $900 million in personal sales. 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. Jesse has been in Southwest Florida real estate since 2004, and the team has operated since 2008 (read the McGreevy and Comisar team story).
Everything about Caymas itself on this page comes from the Southwest Florida MLS and from county, state, federal, CDD and builder records. In the last 12 months we tracked 31 Caymas closings in the Southwest Florida MLS (closed 10/13/2025 to 10/13/2026), and the market chapter below reports what that pull holds and what it does not. If you are still choosing an agent, our guide to the best real estate agents in Naples sets the city’s teams side by side.
A buyer’s agent inside the Caymas gate does four jobs a builder’s sales team cannot do for you. First, matching your plans to a width and a builder: whether you want one story, a three-car garage, a lake or preserve view, the lowest CDD line or an estate homesite decides which streets and plans are even on the list. Second, reading the paper: the builder’s purchase agreement, its deposit and escrow terms, the CDD disclosure, the Benfield Road disclosure and the recorded Master Declaration. Third, reading the flood file: the effective Zone AH map, the lot’s FEMA letter if one exists, and the elevation certificate. Fourth, negotiating on everything the builder controls, the homesite premium, options, closing-cost credits and the completion date, with the full cost of ownership on the table.
Before a Caymas tour we confirm the plat, lot width and assessment area for each homesite or home you are considering, the FY2027 CDD total for that width, whether the lot appears in one of FEMA’s four lot letters for Caymas, the zoned schools for the exact address and how far the home sits from the single gate on Collier Boulevard, because Oleander Way in Phase II adds about three free-flow minutes to every trip compared with Raintree Street beside the gate (OSRM routing, Oct 10, 2026). A tour then answers what only a walk-through can: the view, the finish level of a spec home, construction activity on the street, and how the lot drains after rain.
These are the facts that most change a Caymas, Naples purchase, each sourced in the sections below. Caymas is one gate with two builders, five lot widths and two CDD assessment areas, and every market figure is dated to the Southwest Florida MLS pull of October 13, 2026.
We track the Caymas, Naples market through three separate records: the Southwest Florida MLS pull dated October 13, 2026, which counted 31 closings from 10/13/2025 to 10/13/2026 under the single community name CAYMAS, the builders’ own base and asking prices read Oct 10, 2026, and Collier County’s parcel and certificate-of-occupancy layers. Each is labeled and never blended.
Data updated: October 2026 (Southwest Florida MLS, closed sales 10/13/2025 to 10/13/2026, pulled October 13, 2026; builder pages read Oct 10, 2026; county layers read October 2026).
The pull is every Naples sale the Southwest Florida MLS records under the community name CAYMAS, closed in the 12 months ending October 13, 2026. Of the 31 closings, 23 are standard sold rows and 8 are Sold Data Entry rows: recorded sales entered into the MLS after closing rather than marketed through it. Sold Data Entry rows are real sales, so they count in the closing total, the median, the range and the volume; they are left out only of the sale-to-list ratio (sold price over final list price) and days-on-market figures, which they cannot supply. The MLS export carries no ZIP field and every Caymas county address point is in 34114 (Collier GIS address points); the export’s city field reads Naples on 29 of the 31 closings and “other” on two Caymas Way addresses, which are counted because the community name reads Caymas.
The MLS records every Caymas sale under one name with no plat, phase, builder or lot-width field. That means no honest split of the 31 closings by Pulte versus Stock, or by 52-foot versus 90-foot homesite, exists from MLS data, and the status labels (standard or Sold Data Entry) do not mean resale or builder sale. When we sit down with you, we rebuild comparables by hand from county parcel records: lot width first, then assessment area, then plan, then view.
Record | Figure | Window | Source |
|---|---|---|---|
Southwest Florida MLS closed sales | 31 | Oct 13, 2025 to Oct 13, 2026 | Southwest Florida MLS |
Single-family certificates of occupancy | 194 | Jan 2024 to Sept 28, 2026 | |
Lots owned by third parties (not SD San Marino or Pulte) | 176 of 457 | Oct 8, 2026 |
Each figure measures something different over a different period. The developer has also reported contract sales, such as more than $50 million in residential sales in January and February 2026 (Business Observer, Mar 19, 2026); those are builder contracts, not recorded closings, and should never be added to the MLS count.
The October 13, 2026 pull holds days on market, list price, sale-to-list ratio, price per square foot, bedrooms, living area and active listings, and each appears in the table and sections below. It does not hold plat, phase, builder, lot width, view, pool or the original list price, and none of those is estimated on this page. If another website quotes a single Caymas days-on-market figure or price per square foot, ask whether it mixed builder closings with resales and 52-foot homes with estate homes.
The Caymas market in Naples is a two-track market: a builder still selling new homes on 281 homesites, and a growing resale market as owners who bought from 2024 on move. The Southwest Florida MLS recorded 31 closings from 10/13/2025 to 10/13/2026 at a $1,795,000 median, a range of $1,097,433 to $4,030,515 and $62,786,756 of volume.
Data updated: October 2026
All figures in the table are from the Southwest Florida MLS, closed sales 10/13/2025 to 10/13/2026:
Measure | Caymas |
|---|---|
Closed sales | 31 (23 standard, 8 Sold Data Entry) |
Median sold price | $1,795,000 (the middle sale, the 16th of 31) |
Average sold price | $2,025,379 (shown beside the median only) |
Lowest sale | $1,097,433 |
Highest sale | $4,030,515 |
Total dollar volume | $62,786,756 |
Days on market | 78 days median, 131 days average (23 standard sales) |
Sale-to-list ratio | 94.7% median, 94.3% average (sold price over final list price; 23 standard sales) |
Median $/sq ft | $655 (31 sales) |
Median list price | $1,850,000 final list price of the 23 marketed sales |
Active listings | 7 active and 2 pending on October 13, 2026; 2.7 months of supply (active listings divided by the monthly closing pace of the last 12 months) |
The average sits above the median because the sales near and above $3 million pull it up, which is why we lead with the median. By status, the 23 standard sales had a median of $1,785,000 and ran from $1,155,000 to $2,975,000; the 8 Sold Data Entry sales, too few for a median, ran from $1,097,433 to $4,030,515 (Southwest Florida MLS, same window). Both ends of the full range are Sold Data Entry rows. Against the prior 12 months (32 closings at a $1,454,500 median), the median is 23.4% higher, and standard rows alone are up 16.1% ($1,537,500 to $1,785,000), so a buyer is paying more than a year ago for a typical Caymas home.
Price band | Sales | Median or sales listed |
|---|---|---|
Under $1,250,000 | 4 | four sales, too few for a median: $1,097,433, $1,155,000, $1,169,990 and $1,234,990 |
$1,250,000 to $1,999,999 | 13 | $1,585,000 |
$2,000,000 to $2,999,999 | 12 | $2,478,290 |
$3,000,000 and above | 2 | two sales, $3,608,745 and $4,030,515, too thin to read as a market rate |
Source: Southwest Florida MLS, closed sales 10/13/2025 to 10/13/2026; bands are arithmetic on the raw MLS rows. Most Caymas closings, 25 of 31, landed between $1.25 million and $3 million. No closing was under $1 million; the lowest, $1,097,433, was a Sold Data Entry row. A buyer with a budget under $1,250,000 is mostly looking at the 52-foot Pulte homes, and Pulte lists Caymas as “Final Opportunities,” so that band is increasingly a resale band.
Quarter | Sales | Median or sales listed |
|---|---|---|
Oct 13 to Dec 31, 2025 (partial quarter) | 10 | $1,790,825 (mean of $1,581,650 and $2,000,000) |
Jan to Mar 2026 | 10 | $1,692,430 (mean of $1,599,860 and $1,785,000) |
Apr to June 2026 | 8 | no median (fewer than 10 sales); sales ran from $1,155,000 to $2,975,000 |
July to Sept 2026 | 3 | three sales, at $1,625,000, $2,500,000 and $4,030,515 |
Oct 1 to Oct 13, 2026 (partial quarter) | 0 | no closings |
Source: Southwest Florida MLS, closed sales 10/13/2025 to 10/13/2026. Quarterly samples of 3 to 10 sales move with the mix of homes that happened to close, so the step from $1,790,825 to $1,692,430 between the first two quarters says more about which homes closed than about a change in Caymas values. Closings also lag builder contracts by many months on a to-be-built home, so a quarter’s closings often reflect contracts signed a year earlier.
The Southwest Florida MLS showed 7 active Caymas listings and 2 pending on October 13, 2026, with a median list price of $2,695,740 (from $1,990,000 to $3,329,330) and 2.7 months of supply; the export does not say which of the 7 are builder-listed. What the builders publish is a separate record: on Oct 10, 2026 Stock listed ten available Caymas homes asking $1,957,785 to $3,859,860 (Stock available homes), and Pulte showed an inventory count of 0 with its status at “Final Opportunities” (Pulte Caymas page). Resale listings come and go with owners’ plans. For the live list of what is for sale today, builder and resale together, call Marc at (239) 287-5873.
On a resale, the sale-to-list ratio shows how far below asking recent Caymas buyers have negotiated. Across the 23 standard sales marketed in the 12 months to Oct 13, 2026, the median was 94.7% of final list price (average 94.3%), against 95.1% in the prior 12 months, so a typical buyer paid about 5.3% under the final asking price; the final list price is the last asking price, not the original (Southwest Florida MLS). On a builder home, the ratio means little: builders hold base prices and negotiate through options, homesite premiums and closing-cost credits instead, so the number to watch on new construction is the gap between the base price and the asking price of a finished spec home on the same width.
Days on market for Caymas had a median of 78 days (average 131, range 1 to 473) across the 23 standard sales in the 12 months to Oct 13, 2026, against 97 days across 14 sales in the prior 12 months (Southwest Florida MLS). Read it only for standard rows, because Sold Data Entry rows carry no marketing period. A builder’s to-be-built home has no days-on-market at all in the usual sense: the time that matters is the build schedule written into the contract.
Sold price per square foot had a median of $655 across the 31 closings in the 12 months to Oct 13, 2026 (prior 12 months: $588), and $728 for the 17 homes coded 4 bedrooms plus den (Southwest Florida MLS). Compare it only within one lot width and one builder. A 2,366-square-foot Pulte Brixton and a 4,000-square-foot Stock Gardenia II sit on different lots with different finish levels, and one blended Caymas figure would mislead both buyers.
Three price records exist for Caymas, and each answers a different question. The builders’ base prices, read Oct 10, 2026, tell you where a plan starts before homesite premium and options: $839,990 (Pulte Brixton) to $2,089,990 (Stock Gardenia II) (Pulte; Stock floor plans). Stock’s spec-home asking prices tell you what a finished, optioned home on a specific lot costs from the builder today: $1,957,785 to $3,859,860. The 31 MLS closings tell you what finished homes actually traded for: a $1,795,000 median. For a buyer, the closed sales and the spec prices are the better guide to a finished home’s real cost; the base price is where the conversation starts, not where it ends.
A Caymas home in Naples costs what its lot width, builder and options make it. On Oct 10, 2026, base prices ran from $839,990 for Pulte’s one-story Brixton on a 52-foot homesite to $2,089,990 for Stock’s Gardenia II on a 90-foot homesite, before homesite premiums and options, and Stock’s finished spec homes asked $1,957,785 to $3,859,860.
All base prices below are the builders’ own “starting from” figures read Oct 10, 2026. Base prices exclude homesite premiums and options, and finished spec homes ask well above them (Stock floor plans; Stock available homes). No MLS figure can be split by builder or width, so the closed-sale record for the whole community sits in the market chapter above.
Width | Homesites | Builder and collection | Base price range (Oct 10, 2026) | FY2027 CDD total, AA1 / AA2 | Third-party owned, Oct 8, 2026 |
|---|---|---|---|---|---|
52 ft | 97 | Pulte, four plans | $839,990 to $1,089,990 | $2,654.00 / none | 72 of 97 |
62 ft | 164 | Stock Luxury Homes, Azure | $1,254,990 to $1,499,990 | $2,978.26 / $2,753.07 | 56 of 164 |
76 ft | 109 | Stock Luxury Homes, Indigo | $1,569,990 to $1,709,990 | $3,432.22 / $3,172.58 | 36 of 109 |
90 ft | 59 | Stock Luxury Homes, Cobalt | $1,969,990 to $2,089,990 | $3,886.18 / $3,592.07 | 12 of 59 |
100 ft plus | 28 | Estate homesites, Stock Luxury Homes and Stock Custom Homes | No plan or price published | none / $3,891.72 | 0 of 28 |
Sources: Pulte Caymas page; Stock floor plans; Caymas CDD FY2027 budget; Collier GIS parcels. AA1 is Assessment Area One (Phase One, the Caymas Replat and Lido Isles); AA2 is Assessment Area Two (Phase II). The ownership column tells a buyer where the market is: 74 percent of the 52-foot homesites were already in owners’ hands (72 of 97), against 20 percent of the 90-foot homesites (12 of 59) and none of the estate homesites (arithmetic on the parcel layer).
Pulte Home Company, LLC bought 97 developed 52-foot lots from SD San Marino, LLC in two purchases, Dec 15, 2022 and July 25, 2023 (Series 2024 draft offering memorandum, Mar 15, 2024 CDD package): 77 in Caymas Phase One on Caymas Terrace and 20 in the Lido Isles plat on Raintree Street. Pulte’s homes are 40 feet wide with two-car garages, and Pulte lists “Impact Glass Included.”
Plan | Stories | Sq ft from | Base price from (Oct 10, 2026) |
|---|---|---|---|
1 | 2,366+ | $839,990 | |
1 | 2,658+ | $889,990 | |
2 | 3,318+ | $1,040,990 | |
2 | 3,812+ | $1,089,990 |
For a buyer, the Pulte line is the entry to Caymas and the one most likely to be a resale. Pulte’s own page showed “Final Opportunities” and an inventory count of 0 on Oct 10, 2026, while 25 lots were still titled to Pulte on the county layer two days earlier. A separately recorded Memorandum of Use Restrictions between SD San Marino and Pulte binds the Pulte lots; it is listed as an exception in the Pulte deed (Aug 1, 2023 CDD packet) and its text is not published, so ask for it with the Declaration. The FY2027 CDD charge on a Pulte home is $2,654.00. A dedicated Pulte Homes at Caymas neighborhood page is coming, with its own market snapshot and its association details.
The Azure collection is Stock’s entry product on 164 homesites, 133 in the first phase and 31 in Phase II. Stock’s homes are designed with South Florida Architecture, with three-car garages and British West Indies, Modern and Transitional elevations (Stock Caymas project page).
Plan | Living sq ft (A/C) | Base price from (Oct 10, 2026) |
|---|---|---|
Birchwood III | 2,431 | $1,254,990 |
Cambria IV | 2,627 | $1,294,990 |
Easton III | 2,818 | $1,324,990 |
Mayfield III | 3,033 | $1,349,990 |
Mayfield Grande III | 3,702 | $1,499,990 |
Source: Stock floor plans. Mayfield Grande III, with an upstairs loft, is the only Stock plan at Caymas with a second floor. Spec example: a finished Cambria IV at 9559 Moonflower Lane, a 62-foot first-phase homesite, asked $1,957,785 on Oct 10, 2026 against the plan’s $1,294,990 base, a gap of $662,795 (Stock available homes). The builder does not itemize what the gap buys.
Caymas spec homes in Naples asked $662,795 to $1,859,870 above their plan’s base price on Oct 10, 2026 (Stock available homes), and the builder does not itemize the homesite premium and options inside that gap. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Before you register at the sales center, a short call gets your own agent on the builder’s registration and puts a comparable resale beside every spec home you see. Call Marc at (239) 287-5873, request a personalized Caymas buyer consultation, or read our buyer process. Selling a home first? Start with a free Caymas home valuation, or call Jesse direct at (239) 898-6072.
The Indigo collection fills 109 homesites, 47 in the first phase and 62 in Phase II.
Plan | Living sq ft (A/C) | Base price from (Oct 10, 2026) |
|---|---|---|
Covington III | 2,743 | $1,569,990 |
Madison II | 3,054 | $1,659,990 |
Chandler V | 3,136 | $1,684,990 |
Sterling IV | 3,324 | $1,709,990 |
Source: Stock floor plans. Chandler V is shown with 3 to 4 bedrooms and Madison II with 4 bedrooms and an optional bonus room. Spec example: a Madison II at 9530 Moonflower Lane, a Phase II 76-foot homesite, asked $2,804,100 on Oct 10, 2026 against the $1,659,990 base, a gap of $1,144,110. On county address coding every first-phase 76-foot and 90-foot lot carries a structure address, so a buyer who wants a new Indigo home from Stock today is mostly looking at Phase II.
The Cobalt collection is built on 59 homesites, 10 in the first phase and 49 in Phase II; Stock released the 90-foot homesites on Aug 14, 2024.
Plan | Living sq ft (A/C) | Base price from (Oct 10, 2026) |
|---|---|---|
Gardenia | 3,713 | $1,969,990 |
Margo IV | 3,869 | $1,999,990 |
Gardenia II | 4,000 | $2,089,990 |
Source: Stock floor plans. Only 12 of the 59 Cobalt homesites were third-party owned on Oct 8, 2026. Spec example: a Margo IV at 9595 Caymas Way, a Phase II 90-foot homesite, asked $3,859,860 on Oct 10, 2026 against the $1,999,990 base, a gap of $1,859,870, the highest asking price among the ten homes Stock listed that day.
The widest Caymas homesites are 28 lots in the CDD’s “100 ft plus” class, 27 of them on Oleander Way in Phase II and one on Caymas Street, with a median area of about 24,500 square feet and lots of 0.41 to 0.89 acre (Collier GIS parcels). The developer site plan shows Stock Luxury Homes on 114 to 134-foot lots and Stock Custom Homes on 142-foot lots. No estate plan or price is published; the only price reference is the developer’s planning estimate in the Series 2026 bond draft, which bands 100-foot-plus homes at about $4.0 million to $5.5 million (Dec 2, 2025 CDD packet). That is not a list price. None of the 28 had sold to a third party on Oct 8, 2026, and lots 397 to 401 (9242 to 9258 Oleander Way) sit in Zone AE on the effective FEMA map with no FEMA letter found. A dedicated Caymas Phase II neighborhood page is coming, with its own market snapshot and its association details.
The Stock sales center is at 9385 Caymas Terrace, Naples 34114, open Monday to Saturday 9 a.m. to 5 p.m. and Sunday noon to 5 p.m. per the developer in April 2026 (developer release, Apr 30, 2026); Pulte’s model is at 9402 Caymas Terrace. Stock’s models page lists Birchwood III, Cambria III and Mayfield III on Caymas Terrace and Madison II and Sterling III on Moonflower Lane as open, and the developer reported eight models open and seven more under construction on May 14, 2026. Models show the builder’s options, not the base specification, so ask for the included-features sheet for the plan you like before you price it.
Resale buyers will also see earlier plan generations: Stock’s models page still names Cambria III, Sterling III and Margo III, while the current floor-plan list carries Cambria IV, Sterling IV and Margo IV.
Whether to buy builder-direct or resale in Caymas, Naples comes down to what you value more: choosing your homesite, plan and finishes and waiting for a build, or moving into a finished home with landscaping, window treatments and a known lot this season. A builder spec home sits between the two. Each is a different contract and a different negotiation.
A to-be-built Stock home lets you choose the homesite, the plan, the elevation and the options, and it is new on day one, with the builder’s warranty from the start. In late 2026 that choice is mostly in Phase II: of the 170 Phase II homesites, 165 were still titled to the developer on Oct 8, 2026 and only 8 single-family certificates of occupancy had been issued there through Sept 28, 2026 (Collier GIS parcels; CO layer). The trade-offs are the wait, the deposits you put down before the home exists, a contract written by the builder for the builder, and living beside active construction for several more years; the developer’s own draft offering estimate is 50 to 75 home deliveries a year (Series 2024 draft offering memorandum).
A Caymas resale is a finished home: the lot, view and orientation are fixed and visible, the landscaping has grown in, the window coverings, screen cage and pool (if any) are already paid for, and you can close on a normal resale timeline. You also buy into a street where some neighbors have lived for two seasons. A resale is the only way into a 52-foot Pulte home once Pulte’s last lots are gone, and the main way into a first-phase 76-foot or 90-foot home. The trade-offs: someone else chose the options, the builder warranty may or may not transfer (read the warranty booklet), and you negotiate with an owner whose price is anchored to what the builder is asking down the street.
A Stock spec home is finished or nearly finished, priced as built, and sold on a builder contract. It shortens the wait and removes option decisions, but it carries the builder’s full option and homesite premium in its asking price: the three single-priced examples on Oct 10, 2026 asked $662,795 to $1,859,870 above base. Compare every spec home against resales on the same width before you decide what the options are worth to you.
Factor | To-be-built from Stock | Builder spec home | Resale |
|---|---|---|---|
Seller | SD San Marino, LLC or its builder affiliate | Same | An owner |
Contract form | The builder’s own purchase agreement | The builder’s own purchase agreement | Usually a standard Florida resale contract |
Who represents you | Your own agent, if registered with the builder at the first visit; the sales team represents the builder | Same | Your own agent under a written buyer agreement |
Price reference | Base price plus homesite premium plus options | Asking price as built | Closed Caymas sales and builder spec prices |
Deposits | Builder deposits; s. 501.1375 escrow right on deposits up to 10 percent | Same | Earnest money with a title agent, attorney or broker escrow |
Timeline | The build schedule in the contract | Weeks to a few months | A normal resale closing |
Warranty | Builder warranty from new | Builder warranty from new | Whatever transfers under the builder’s booklet |
Choice of homesite | Yes, from remaining inventory | No | No |
Landscaping, pool, cage, coverings | You choose and pay | As built | Usually included |
Where in Caymas | Mostly Phase II in late 2026 | First phase and Phase II | Mostly Pulte plats and the first phase |
Sources: Collier GIS parcels; Stock available homes; s. 501.1375, Florida Statutes.
Whichever path you take, ask the same five things: which FEMA letter covers the lot and what the elevation certificate shows; which CDD assessment area and width class the lot carries; which FDEP cleanup site, if either, touches the homesite (the Willow Run file is public); whether the lot sits near the possible Benfield Road corridor on the east boundary; and what the current HOA assessment is, since no HOA budget is published. The answers sit in the documents named in What Should You Ask for in the First Week?.
You bring your own agent to a Caymas sales center in Naples by having that agent register you with the builder at, or before, your first visit, ideally by coming with you. The people at the Stock and Pulte sales desks represent the builder. Whether either builder pays buyer-agent compensation at Caymas, and on what registration terms, is not published.
A builder’s on-site sales consultant works for the builder, and the builder’s purchase agreement is written to protect the builder. That is not a criticism; it is the job. A buyer who walks into the Caymas sales center at 9385 Caymas Terrace alone gets the builder’s view of the base price, the homesite premium, the options and the schedule. Your own agent’s job is the other side: comparing that homesite against resales on the same width, reading the contract’s deposit, delay, warranty and default clauses, and checking the CDD, flood and HOA layers before you commit.
Stock’s and Pulte’s broker registration terms for Caymas are not published on either builder’s pages, so treat the first visit as the moment that decides representation. Many builders require that a buyer’s agent register the buyer at, or accompany the buyer on, the first visit to the sales center, and a builder that has already recorded you as an unrepresented visitor may decline to recognize an agent you bring later. The practical rule: call Marc at (239) 287-5873 before you tour a model, sign up on a builder website or give your name at the sales desk, and we will register you with the builder and confirm the terms in writing before you sign anything. If you have already visited, tell us; we will ask the builder how it treats a registration after a first visit rather than guess.
Whether Stock or Pulte pays buyer-agent compensation at Caymas is not published, and since the National Association of REALTORS settlement practice changes of August 17, 2024, offers of buyer-broker compensation no longer appear on the MLS (NAR, what the settlement means for buyers and sellers). Before we take you to a sales center we sign a written buyer agreement stating our compensation as a specific amount or rate and that it is fully negotiable, as NAR requires, and we ask the builder in writing what, if anything, it will contribute. You will know before your first model tour who pays what.
Pulte and Stock sell under separate contracts and separate sales offices: Pulte’s model and sales address is 9402 Caymas Terrace, and Stock’s sales center is at 9385 Caymas Terrace. Ask each builder separately for its broker registration rules, its deposit schedule, its included-features list, its warranty booklet and its affiliated-lender incentive terms, if any. Pulte’s Caymas page showed an inventory count of 0 on Oct 10, 2026, so most new-construction conversations in late 2026 are with Stock.
Deposits on a Caymas new-construction contract in Naples follow the builder’s purchase agreement and Florida’s builder deposit statute, s. 501.1375, which gives the buyer the right to have deposits of up to 10 percent of the purchase price placed in an escrow account unless the buyer waives that right in writing. Stock’s and Pulte’s Caymas deposit schedules are not published.
Section 501.1375, Florida Statutes applies to building contractors and developers selling one-family and two-family homes, other than small builders selling fewer than ten homes a year. The sale contract must tell the buyer, in a conspicuous legend, that the buyer has the right to have deposits up to 10 percent of the purchase price placed in an escrow account, and that the right can be waived only in writing. The escrow may be held by a bank, savings and loan or trust company, a Florida Bar attorney, a licensed Florida real estate broker or a title insurer authorized in Florida, and withdrawals generally need both the builder’s and the buyer’s signatures.
The statute lets the builder use escrowed funds for construction only after notifying the buyer and obtaining a surety bond if one is readily available; if no bond is available, the builder may borrow an equal amount for construction instead. A blanket surety bond can replace that process. Funds can be released without both signatures when the buyer properly terminates the contract (to the buyer) or when the buyer defaults (to the builder, after a certified-mail notice and an affidavit of default). The statute does not apply to deposits placed in escrow under FHA or VA requirements or to deposits made with licensed real estate brokers, which chapter 475 governs (s. 501.1375). The single most important line for a Caymas buyer is the waiver: read every page you are asked to sign for language waiving the escrow right, and do not sign it without understanding what it gives up.
New-construction contracts commonly add deposits as you select options, separate from the deposit on the base price. How Stock and Pulte handle option deposits at Caymas, whether they are refundable, and whether they count toward the 10 percent covered by the escrow right, are not published. Ask for the deposit schedule in writing, including every option-deposit trigger and when each becomes non-refundable, before the first design-center appointment.
On a resale, the deposit (earnest money) is set by your offer and held by an escrow agent named in the contract, typically the title company or closing attorney you choose as the Collier County buyer, or a broker’s escrow account governed by chapter 475. The contract’s inspection, financing and appraisal periods decide when that deposit is at risk. We write those dates around the documents a Caymas resale needs: the HOA estoppel certificate, the CDD figures and the FEMA letter.
A Caymas builder contract in Naples should spell out the homesite and its premium, the plan and every option with its price, the deposit schedule and escrow, the completion window and remedies for delay, the warranty, inspection access, assignment rights and the required CDD and Benfield Road disclosures. The builder writes the form, so the review happens before you sign, not after.
The contract should name the lot by plat, lot number and width, because width sets the CDD class, and attach the plan, elevation and an itemized option list with prices. Base prices on Oct 10, 2026 excluded homesite premiums and options, and Stock’s spec homes show how far those can carry a price: $662,795 to $1,859,870 above base on the three single-priced examples. If a premium or option is not on the paper, assume it is not included.
A to-be-built contract should state an estimated completion window and what happens if it is missed: whether you can terminate, whether deposits come back, and whether the builder owes anything for delay. Caymas has its own timing questions. The clubhouse the developer marketed for an October 2026 opening had no county certificate of occupancy recorded through Sept 28, 2026 (Collier growth-model CO layer), and Phase II construction will continue around early buyers for several years.
Pulte’s Caymas page links to Pulte’s 10-year warranty program but states no transfer terms, and Stock’s warranty terms for Caymas are not published. Ask for the warranty booklet before you sign and read what it covers, for how long, how claims are made and whether it transfers to a later buyer. Florida’s chapter 558 sets a notice-and-opportunity-to-repair process before a construction-defect lawsuit, so keep written records of every punch-list item and warranty request.
Builders often limit when and how a buyer’s own inspector may enter a home under construction. Ask for the contract’s inspection-access terms and plan at least two independent inspections, one before drywall and one before closing. Stock’s standard glazing, roof attachment and the design wind speed for Caymas are not published; they sit in each home’s permit plans and its wind-mitigation inspection form, so ask for both. Pulte lists “Impact Glass Included.”
Whether you can assign a Stock or Pulte contract before closing is governed by the builder’s contract, and those terms are not published. Many builder contracts restrict or prohibit assignment or require written consent, so read the clause before you sign if your plans could change during the build.
Florida requires a CDD disclosure in every contract for the sale of a Caymas home (s. 190.048). The San Marino RPUD zoning also requires builders to give every potential resident a disclosure that the county has identified potential alignments for Benfield Road that may affect the PUD lands, delivered before any sales contract (RPUD ordinance text). Expect both in the builder’s package, and ask for both on a resale.
The CDD’s Series 2024 draft offering names two Stock affiliates a buyer will meet: Stock Financial for mortgages and Noble Title and Trust for title (Mar 15, 2024 CDD packet); Pulte links its own mortgage arm on its Caymas page. Builder incentives tied to an affiliated lender, if any, are not published. Get an outside lender’s quote for comparison and read any incentive’s conditions. In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent; on a builder contract, read the title clause to see who the builder names and who pays, because the contract controls.
In the first week of a Caymas contract in Naples, ask for seven records: the lot’s width and CDD assessment area, the FEMA letter that covers the lot, the elevation certificate or survey, the CDD and Benfield Road disclosures, the recorded Master Declaration and HOA rules, the HOA estoppel certificate on a resale, and an insurance quote.
Each of the seven answers a question that changes what a Caymas home costs or how it can be used, and none of them is printed on a listing or a builder’s brochure. We request them on the day a contract is signed, read them with you, and write the inspection period around how long each takes to arrive.
The Caymas CDD charges by lot width and by assessment area, so the first record is the district’s lien roll entry for the lot. Assessment Area One covers Phase One, the Caymas Replat and Lido Isles (287 lots, Series 2024 bonds); Assessment Area Two covers the 170 Phase II lots (Series 2026 bonds). The FY2027 totals run from $2,654.00 for a 52-foot Pulte lot to $3,891.72 for a 100-foot-plus estate lot (Caymas CDD FY2027 budget). The lien rolls sit in the Final First Supplemental Methodology and the Final Second Supplemental Methodology. If the contract describes a lot by address only, ask for the plat and lot number too.
Four FEMA letters of map revision based on fill cover the platted Caymas lots, plus a fifth for the guardhouse: 23-04-6380A (Phase One lots 1 to 77), 23-04-6403A (Caymas Replat lots 78 to 267), 25-04-0696A (Phase II lots 268 to 353) and 25-04-1746A (Lido Isles lots 1 to 20). Phase II lots 354 to 437 have no letter found as of Oct 10, 2026 (FEMA NFHL). Ask which letter names the lot, and give that letter to your insurance agent and lender, because each removal letter says the federal mandatory purchase requirement does not apply while “the lender has the option to continue the flood insurance requirement” (LOMR-F 23-04-6380A).
A finished Caymas home should have an elevation certificate. The county layer holds 22 for new Caymas homes, all slab on grade, with the top of the bottom floor 2.54 to 4.75 feet above the base flood elevation on the certificate (county elevation-certificate layer). None yet comes from Phase II or the 2024 replat, so on a to-be-built home ask the builder for the planned finished floor elevation on the permit plans and for the final certificate before closing. On a resale, ask the seller for the certificate the permit produced.
Florida requires a CDD disclosure in every contract for the sale of a Caymas home (s. 190.048). The San Marino RPUD zoning separately requires builders to give “any potential resident a disclosure statement that the County has identified several potential alignments for Benfield Road which may impact the RPUD lands,” before any sales contract (RPUD ordinance text). The same text lets a county Benfield alignment run within 150 feet of the east boundary. On a homesite near that edge, read the disclosure against the site plan.
The Master Declaration of Covenants, Conditions and Restrictions for Caymas is recorded at Official Records Book 6190, Page 2974, and was amended and restated in 2024 (Official Records Book 6374), at the Collier Clerk’s Official Records. It governs assessments, leasing, pets, vehicles, architectural review and any capital contribution at resale, and no public Caymas site posts it. A 52-foot Pulte lot also carries a separately recorded Memorandum of Use Restrictions between SD San Marino and Pulte, listed as an exception in the Pulte deed (Aug 1, 2023 CDD packet). Ask for all three with the current HOA rules and regulations.
On a resale, the Caymas Master Homeowners’ Association’s estoppel certificate under s. 720.30851 states what the owner owes the association on the day of closing, and it is the only document that states the real assessment, because no Caymas HOA budget is published. Read it beside the CDD figure for the lot, and ask the association whether any capital contribution, transfer fee or working-capital charge applies at closing; the Declaration is where it would sit.
Ask for a flood quote and a homeowners quote on the specific address during the inspection period, and give the insurer the FEMA letter and the elevation certificate. The wind-mitigation inspection form is the record that moves a wind premium most, because it documents roof-deck attachment, roof-to-wall connections, secondary water resistance and opening protection. Pulte lists “Impact Glass Included” on its Caymas page; Stock’s standard is not published, so ask for the specification sheet.
Record | Who holds it | What it answers | Source to cite |
|---|---|---|---|
CDD lien roll entry | Caymas CDD (district manager) | Width class, assessment area, annual CDD total, payoff basis | |
Elevation certificate | Builder or seller; county layer | Finished floor against the base flood elevation | |
CDD and Benfield Road disclosures | Builder or seller | Statutory CDD notice; possible road corridor | |
Master Declaration (OR 6190/2974; restated OR 6374) | Collier Clerk | Leasing, pets, vehicles, ARC, resale charges | |
HOA estoppel certificate | Caymas Master HOA | What is owed at closing | |
FDEP cleanup file | FDEP | Whether Willow Run Site A or B touches the lot | |
Flood, homeowners and wind quotes | Your insurance agent | The real annual insurance cost | Your agent’s written quote |
The FDEP file belongs on the list because most of the Caymas land was the Willow Run Quarry. FDEP closed Willow Run Site A without engineering or institutional controls on Nov 6, 2025 (completion order); Site B remains open, with a notice of intent to close with conditions issued July 17, 2026 and the conditions not yet published (FDEP notice letters). Ask the builder or the listing side, in writing, which site, if either, touches the homesite you are buying.
A Caymas home in Naples carries three recurring layers: a CDD assessment of $2,654.00 to $3,891.72 a year in FY2027 by lot width, a master HOA assessment the developer estimates at about $2,400 to $2,900 a year, and Collier County property tax at about 10.51 mills. No club dues or sub-association fees appear in any public record.
The CDD figures are adopted and published; the HOA figure is not. That one fact shapes every Caymas budget conversation: the CDD can be read lot by lot today, while the HOA number is a developer estimate, “subject to change,” printed in the CDD’s Series 2024 draft offering memorandum and repeated in the Series 2026 draft. The full fee chapter, with bond and budget history, is in our Caymas community guide.
Layer | FY2027 amount | Period and billing | Source |
|---|---|---|---|
CDD O&M, Assessment Area One | $967.86 per lot | Annual, November county tax bill | |
CDD O&M, Assessment Area Two | $895.27 per lot | Annual, billed by the CDD in FY2027 | |
CDD debt, Series 2024 (AA1) | 52 ft $1,686.14; 62 ft $2,010.40; 76 ft $2,464.36; 90 ft $2,918.32 | Annual to May 1, 2054 | |
CDD debt, Series 2026 (AA2) | 62 ft $1,857.80; 76 ft $2,277.30; 90 ft $2,696.80; 100 ft plus $2,996.45 (net) | Annual to May 1, 2056 | |
Master HOA | About $2,400 to $2,900 a year, developer estimate, subject to change | Billing frequency not published | |
Sub-association | None formed | n/a | |
Club dues, initiation, equity | None published; the amenity campus is an HOA common element | n/a | |
Property tax | About 10.51 mills (2025): $1,050.58 per $100,000 of taxable value | Annual, November tax bill | |
Resale capital contribution or transfer fee | Not published; the Master Declaration governs | At closing |
These illustrations add a verified FY2027 CDD total to the developer’s unverified HOA estimate. They exclude property tax, and the HOA part will change when a budget is adopted.
Home | FY2027 CDD total | Plus HOA estimate | Annual carry before property tax |
|---|---|---|---|
52 ft Pulte home, AA1 | $2,654.00 | $2,400 to $2,900 | $5,054.00 to $5,554.00 |
62 ft Stock Azure home, AA1 | $2,978.26 | $2,400 to $2,900 | $5,378.26 to $5,878.26 |
62 ft Stock Azure home, AA2 | $2,753.07 | $2,400 to $2,900 | $5,153.07 to $5,653.07 |
76 ft Stock Indigo home, AA1 | $3,432.22 | $2,400 to $2,900 | $5,832.22 to $6,332.22 |
90 ft Stock Cobalt home, AA1 | $3,886.18 | $2,400 to $2,900 | $6,286.18 to $6,786.18 |
100 ft plus estate home, AA2 | $3,891.72 | $2,400 to $2,900 | $6,291.72 to $6,791.72 |
Sources: FY2027 CDD budget; Series 2024 draft offering memorandum. Arithmetic is ours. Between a 52-foot and a 90-foot home in Assessment Area One the CDD difference is $1,232.18 a year, all of it debt.
A Phase II buyer should budget for a CDD line that rises once the lot reaches the tax roll. In FY2027 the CDD billed Assessment Area Two directly at the net debt figure, because the lots were developer-owned when the roll was certified. Once homes close and move onto the county roll, the debt line is grossed up for collection costs and the early-payment discount: the methodology’s on-roll equivalents are $2,008.43 (62 ft), $2,461.95 (76 ft), $2,915.46 (90 ft) and $3,239.40 (100 ft plus), against FY2027 net debt of $1,857.80, $2,277.30, $2,696.80 and $2,996.45 (Final Second Supplemental Methodology). Use the on-roll figure in your budget.
The operating and maintenance part of the Assessment Area One bill was $728.61 in FY2025, $726.16 in FY2026 and $967.86 in FY2027, up $241.70 or 33.3 percent in one year (FY2026 budget; FY2027 budget). Two lines explain it: the developer’s landowner contribution fell to $0, and a new $80,000 lake bank erosion repair line was added beside $232,999 of stormwater and conservation maintenance. The FY2027 mailed notice set $967.86 as the maximum rate under s. 197.3632, so a future increase above it needs a new notice and hearing. A buyer should read FY2027 as the first year owners, not the developer, carried the operating cost.
At about 10.5058 mills in 2025, each $100,000 of taxable value costs $1,050.58 a year, per the millage stated in the CDD’s December 2025 bond draft. The county sets taxable value, not the sale price, and a homestead exemption changes it. On a new Caymas home the first bill may reflect a lot or a partly built house, so the seller’s or builder’s last bill will understate what you pay after a full assessment. Florida’s property tax disclosure summary, required in residential contracts by s. 689.261, says the same thing in statutory words. Ask us for a realistic estimate built from the millage once you know the price, and confirm it with the parcel’s tax bill after closing.
A Caymas owner can prepay the debt portion of the lot’s CDD assessment, which removes the annual debt line; the operating charge continues. The principal assigned at issuance was $22,879.18 (52 ft), $27,279.02 (62 ft), $33,438.80 (76 ft) and $39,598.58 (90 ft) in Assessment Area One, and $27,161.95 (62 ft), $33,295.29 (76 ft), $39,428.63 (90 ft) and $43,809.59 (100 ft plus) in Assessment Area Two (Apr 2, 2024 packet; Feb 18, 2026 packet). Those are issuance figures; today’s payoff comes only from a payoff letter issued by the district manager, Wrathell, Hunt and Associates. Whether to prepay is a personal finance choice we can model with your lender.
Several Caymas charges are not in any public record, and each has a document that holds it: the actual master HOA assessment and reserves (the HOA budget and the estoppel certificate); any capital contribution or transfer fee at resale (the Master Declaration); any food and beverage minimum, guest fee or amenity user fee after the clubhouse opens (the HOA’s amenity rules); today’s CDD payoff (the district manager’s letter); and whether cable or internet is bulk-billed (the HOA budget, since Comcast holds recorded easements in Phase II at Official Records 6379/628 and 6379/2362). Ask for each in writing before the inspection period ends.
Buyer closing costs on a Caymas home in Naples start with the Collier County custom: the buyer customarily pays the owner’s title policy and chooses the closing agent, and the contract controls. On a financed purchase the buyer also pays the mortgage taxes, and on a builder contract the builder’s form decides who pays what.
In Collier County the buyer customarily pays the owner’s title insurance policy; in Lee County, by custom, the seller does. Customs are not law, so the contract controls. Florida promulgates the owner’s title premium by rule, so every title company charges the same rate for the same coverage; the schedule steps down above $1,000,000 of coverage, under Florida Administrative Code Rule 69O-186.003. With a $1,795,000 Caymas median (Southwest Florida MLS, closed 10/13/2025 to 10/13/2026), most Caymas purchases cross into the lower-rate tier. On a builder contract, read the title clause: the CDD’s Series 2024 draft names Noble Title and Trust as a Stock affiliate (Mar 15, 2024 CDD packet), and the builder’s form may name its own agent or shift the premium.
Line item | Customarily paid by in Collier County |
|---|---|
Owner’s title insurance policy | Buyer |
Deed documentary stamp tax, $0.70 per $100 of price | Seller |
Lender’s title policy, if you finance | Buyer |
Documentary stamps and intangible tax on a new mortgage | Buyer |
Recording fee for the deed | Buyer |
HOA estoppel certificate | Seller |
Property tax and CDD proration | Seller credits buyer for the seller’s share |
Any HOA capital contribution at resale | Set by the Master Declaration; ask |
Sources: the Florida Department of Revenue’s documentary stamp tax page and the Collier County Tax Collector’s property tax page. Every line can be moved by the contract, and builder contracts often move several.
If you finance a Caymas home, the mortgage carries documentary stamp tax of $0.35 per $100 on the note and a nonrecurring intangible tax of $0.002 per $1 of the mortgage, per the Florida Department of Revenue’s documentary stamp and nonrecurring intangible tax pages. A cash purchase avoids both and the lender’s title policy.
Builder contracts set their own closing-cost terms. Some builders offer closing-cost credits tied to an affiliated lender or title agent; whether Stock or Pulte does so at Caymas, and on what terms, is not published. Compare any incentive against an outside lender’s full quote, and ask the builder to put every credit, its condition and its expiry in the contract. A credit that requires the builder’s lender is worth exactly the difference between the two quotes after the credit, not the credit’s face value.
Collier property taxes are paid in arrears, so at a resale closing the seller credits the buyer for the seller’s share of the year. On an Assessment Area One lot the CDD assessment rides on the same November tax bill and prorates with it. On a Phase II lot billed directly by the CDD in FY2027, ask the closing agent to confirm with the district manager what has been paid and what is owed, because that bill does not appear on the county tax record.
Buyer representation for a Caymas purchase in Naples works under the National Association of REALTORS settlement practice changes that took effect August 17, 2024: a written agreement with your buyer’s agent before touring a home, with compensation stated and negotiable, and no offers of buyer-broker compensation on the MLS.
Before we tour a Caymas home or a builder’s model with you, we sign a written buyer representation agreement that states our compensation as a specific amount or rate and states that broker compensation is fully negotiable and not set by law, as NAR requires. Ask any agent to show you theirs before the first showing.
A seller may still offer to pay or contribute toward your agent’s compensation, but that offer is now made off the MLS, and sellers may still offer buyer concessions such as help with closing costs (NAR guidance for buyers and sellers; NAR settlement FAQs; summary of 2024 MLS changes).
New construction adds a layer. A builder is a seller, and its broker-cooperation and registration terms sit in its own policies, which Stock and Pulte do not publish for Caymas. We ask the builder in writing, before your first visit, whether it contributes toward buyer-agent compensation and what registration it requires, and we tell you the answer before you sign anything. On a resale, the same question goes to the listing side. Either way, you know the cost before the offer, not at closing.
Financing a Caymas purchase in Naples involves a standard Florida mortgage plus three new-construction questions: when to lock a rate on a home that may take many months to finish, whether to use a builder-affiliated lender for an incentive, and how a FEMA letter changes the lender’s flood insurance requirement. Get pre-approved before your first sales-center visit.
The CDD’s Series 2024 draft offering names Stock Financial as a Stock mortgage affiliate (Mar 15, 2024 CDD packet), and Pulte links its own mortgage arm on its Caymas page. Builder incentives, if any, are not published. Get a full quote from an outside lender on the same day, compare the rate, points, fees and lock terms side by side, and read whether an incentive is lost if you switch lenders later.
A to-be-built Caymas home can take many months from contract to closing, and the developer’s own draft offering estimate is 50 to 75 home deliveries a year (Series 2024 draft offering memorandum). Ask your lender what an extended lock costs and what happens if the build runs past it, and match the lock to the completion window written in the contract. A spec home or a resale avoids the problem.
On the effective FEMA map, 399 of 461 Caymas residential address points fall in Zone AH, a Special Flood Hazard Area (FEMA NFHL). A FEMA letter of map revision removes the federal mandatory purchase requirement for the lots it names, but the lender may still require flood coverage. Give your lender the letter early, and get a flood quote either way.
A cash purchase skips the mortgage taxes, the lender’s title policy and the lock question, and it can shorten a resale closing. It does not change the CDD, the HOA, the flood file or the builder’s contract terms, so a cash buyer needs the same first-week records.
Mortgage rates move weekly. Freddie Mac’s Primary Mortgage Market Survey publishes the current national average, and your lender’s written quote is the number that matters. We do not print a rate on this page because it would be stale before you read it.
Most Caymas homesites in Naples sit in Zone AH on the effective FEMA map of Feb 8, 2024, but four FEMA letters of map revision based on fill have removed most platted lots from that high-risk zone. Phase II lots 354 to 437 have no letter found, and preliminary 2025 maps would move part of Phase II and Lido Isles into an AE zone.
Read the map and the letters together. The map graphic still shows AH because a letter does not redraw it; each letter governs the lots it names. Caymas sits on FIRM panels 12021C0418J (almost all of it) and 12021C0606J (the southwest corner), both effective Feb 8, 2024 (FEMA panel layer).
Plat | Residential points | Effective zones (Feb 8, 2024) | FEMA letter |
|---|---|---|---|
Caymas Phase One | 76 | AH 76 | 23-04-6380A (lots 1 to 77) |
Caymas Replat | 141 | AH 141 | 23-04-6403A (lots 78 to 267) |
Replat of lots 131 to 181 | 51 | AH 51 | 23-04-6403A, as originally platted |
Caymas Phase II | 171 | AH 109; X 54; AE 5; shaded X 3 | 25-04-0696A (lots 268 to 353); none found for 354 to 437 |
Lido Isles | 21 | AH 21 | 25-04-1746A (lots 1 to 20) |
Counted from the FEMA flood-zone layer against the county address points on Oct 10, 2026. The nearest effective base flood elevation lines are 10.5 feet NAVD88 across the north and center of Caymas and 10.0 feet to the south (FEMA BFE layer).
If you are comparing two Caymas homesites, call Marc at (239) 287-5873 and we will put both flood files side by side. Selling a Caymas home to buy another? Start with a Caymas home valuation or call Jesse direct at (239) 898-6072.
On the effective map, the 84 Phase II lots from 354 to 437 split 53 X, 24 AH, 5 AE and 2 shaded X. The five AE lots are 397 to 401, 9242 to 9258 Oleander Way, all estate homesites. A buyer of one of those lots should read the zone at the lot, ask the builder whether a letter is being sought, and price flood insurance on the lot’s own zone rather than the community’s.
The 22 Caymas elevation certificates on the county layer show slab floors at 13.13 to 15.25 feet NAVD88, median about 13.65 feet, which is 2.54 to 4.75 feet above the BFE on each certificate, median about 3.15 feet (county elevation-certificate layer). Twenty certificates use a BFE of 10.5 feet; two on north Moonflower Lane use 11.0 feet. Every certificate states Zone AH even where a letter covers the lot, because it was prepared for permit compliance under the mapped zone. A certificate reports the finished floor; bare-earth ground elevations sit lower and should never be compared with a BFE as if they were floors.
FEMA issued preliminary panels 12021C0418K and 12021C0606K on Mar 20, 2025 under case 16-04-1501S (preliminary panels). They are not effective. If adopted unchanged they would place 63 Phase II points and 10 Lido Isles points in a new “AE, combined riverine and coastal” zone and shift parts of Phase One and the Replat from AH into shaded X (preliminary flood zones). The letters were issued “based on the flood data presently available,” so their status on a new map depends on FEMA’s revalidation. A buyer in Phase II or Lido Isles should keep the letter and the elevation certificate together and ask the insurer how a future map change would be rated.
Caymas homes in Naples are new construction in Collier Evacuation Zone D, outside the Coastal High Hazard Area, and the CDD’s 2023 to 2026 minutes record no storm damage. Helene and Milton in 2024 were the first storms with Caymas homes occupied. Actual Caymas insurance premiums are not published, so every buyer should get written quotes before the inspection period ends.
Collier’s hurricane evacuation layer, edited Aug 20, 2026, puts the entire Caymas district in Zone D; Collier uses zones A to F, and the state’s Know Your Zone guidance notes Zone A is generally evacuated first. The county’s Coastal High Hazard Area line is about 2.6 miles from Caymas at its nearest point.
The closest official wind station in the National Hurricane Center reports is the Collier County Emergency Operations Center, about 2.5 km from Caymas. In Irma (Sept 10, 2017) it recorded sustained 71 kt with a gust of 106 kt (NHC Irma report), when the land was still the Willow Run Quarry. In Ian (Sept 28, 2022) Naples saw 6 to 9 feet of above-ground inundation near the coast (NHC Ian report), while Caymas was under development. In Milton (Oct 9 to 10, 2024) the EOC recorded sustained 39 kt and a gust of 51 kt (NHC Milton report). No NHC surge statement places surge at the Collier Boulevard corridor, and FEMA’s Caymas letters name the flooding source as “PONDING/OVERLAND FLOW.”
The Caymas CDD owns the lakes and stormwater system under SFWMD permit 11-03664-P, and under the CDD and HOA Facilities Operation and Maintenance Agreement post-storm cleanup and repair of CDD improvements is “the District’s obligation, at the District’s cost and expense.” The HOA insures and repairs its own common property, and each owner insures the house. There is no condominium layer, so Florida’s milestone inspection and structural reserve study rules do not apply to Caymas homes.
Collier County unincorporated has been Community Rating System Class 5 since Oct 1, 2015, worth a 25 percent NFIP discount inside the Special Flood Hazard Area and 10 percent outside it (NFIP Community Status Book; FEMA CRS page). As a neighborhood range check only, OpenFEMA’s redacted policy file shows 102 single-family policy terms for 2023 to 2026 construction in the census block group containing Caymas, with a median total policy cost of $2,243 for buildings rated X and $2,380 for buildings rated AH at a median $250,000 of building coverage. That block group includes new construction outside Caymas, so it is not a quote.
Citizens Property Insurance, the state’s insurer of last resort, held 1,839 personal residential multi-peril policies and 964 wind-only policies in Collier County at Aug 31, 2026 (Citizens detail by county). Carrier names and quotes for Caymas homes are not published by any primary source. Bring the wind-mitigation form and the builder’s specification sheet to your agent; Florida’s My Safe Florida Home program offers free wind-mitigation inspections, though whether 2023 to 2026 homes qualify for its grants is not confirmed.
Caymas in Naples is run by two bodies, the Caymas Master Homeowners’ Association and the Caymas Community Development District, and in October 2026 the developer, SD San Marino, LLC, controlled both. There is no sub-association, no condominium and no separate club entity. A buyer today joins a community whose budgets the developer still sets.
The Caymas Master Homeowners’ Association, Inc. is a Florida not-for-profit corporation, Sunbiz document N22000012729, filed Nov 9, 2022, with its principal address at the Stock office on Professional Circle and developer staff as officers. Membership is mandatory: the CDD and HOA facilities agreement recites that “all of the Caymas property owners are members of the Association pursuant to the Master Declaration” (Aug 6, 2024 CDD packet). The HOA owns the private roads and, once the developer deeds it, the amenity campus. Every Caymas home, Pulte or Stock, belongs to the same association.
The Caymas Community Development District is a Chapter 190 special district created by Collier Ordinance 2023-33 on 767.687 acres (Ordinance 2023-33). It owns and maintains the lakes, the stormwater system and the preserves, and since June 2, 2026 the perimeter wall and entry bridge (June 2, 2026 minutes). All five supervisors are developer affiliates; the FY2025 audit says “All of the Board members are affiliated with SD San Marino, LLC,” carries an unmodified opinion and finds the district in compliance with its Series 2024 bond requirements. The district’s own FAQ page is a plain primer on what a CDD does.
The HOA follows s. 720.307: owners other than the developer elect a board majority three months after 90 percent of the parcels have been conveyed to them, which at Caymas means the 412th conveyance; on Oct 8, 2026 the count stood at 176 of 457, or 38.5 percent (county parcel layer). The CDD follows s. 190.006: resident seats begin only after six years from the initial board (Aug 1, 2023) and at least 250 qualified electors, so after August 2029 at the earliest. The district counted 131 registered voters on Apr 15, 2026 (Aug 4, 2026 packet). The next landowners’ election is Nov 3, 2026.
A Caymas home in Naples comes with membership in one resident-only amenity campus of about 12.5 acres: the Sports Park with 8 pickleball and 6 tennis courts, open since fall 2025, and a clubhouse the developer marketed for an October 2026 opening. Caymas has no golf course, no marina and no beach of its own.
The developer markets the clubhouse at 30,000 square feet, designed by Humphrey Rosal Architects with interiors by Clive Daniel Hospitality (Caymas Lifestyle page); the CDD’s bond drafts describe “an approximately 25,000 square-foot clubhouse” (Dec 2025 draft). The program the developer describes includes a main dining room, a private dining room, a club room with bar and billiards, a golf simulator, a theater, a fitness center with an aerobics area and locker rooms, resort-style and lap pools with cabanas, a tiki lounge and a poolside bar. On Sept 14, 2026 Stock named a clubhouse manager and said the clubhouse would open in October 2026 (developer release); the county had recorded no certificate of occupancy for the amenity site through Sept 28, 2026 (Collier growth-model CO layer). On a late-2026 tour, ask which spaces are open that day.
The Sports Park holds 8 pickleball courts, 6 tennis courts, bocce and a Sports Pro Shop, per the Caymas Lifestyle page and the Pulte Caymas page. It opened in fall 2025 and held its grand opening on Feb 14, 2026 with more than 200 residents and prospective buyers (Business Observer, Mar 19, 2026). Court surfaces, lighting, reservation rules and any lesson or guest fees are not published; the HOA’s amenity rules will hold them.
Every Caymas owner is a member of the master association, and the amenity campus is an HOA common element, so access comes with the home. No separate club, equity membership or initiation fee appears in any published Caymas record (Master Engineer’s Report). The amenity’s running cost sits inside the master HOA assessment, estimated by the developer at about $2,400 to $2,900 a year, and that estimate predates the larger clubhouse program now marketed. No CDD bond debt sits on the clubhouse land: the Series 2024 methodology states that “No Series 2024 Assessments are planned to be allocated … to any platted amenities” (Apr 2, 2024 packet). Whether a food and beverage minimum will apply after opening is not published.
Caymas has no course; the 2000 San Marino zoning planned one that was never built (rezone narrative). Golf sits within minutes of the gate, free-flow by OSRM (Oct 10, 2026):
Club | Access type (per the club’s site) | Drive from the Caymas entrance |
|---|---|---|
Private, member-owned | 0.8 mi, 2 min | |
Member-owned, Arnold Palmer Signature 18 | 1.2 mi, 3 min | |
Private community club | 1.6 mi, 4 min | |
Daily-fee public facility “until April 2027” | 4.6 mi, 8 min | |
Mustang and Flamingo Island take public play | 5.4 mi, 14 min |
Bundled clubs tie golf to owning a home in that community, so a Caymas owner cannot join them as such. A buyer who needs golf every week should read our guides to Naples Lakes Country Club and Forest Glen before choosing Caymas.
Lakes cover 287.27 acres, 37.42 percent of the district, many of them relict quarry pits now run as CDD stormwater lakes (Master Engineer’s Report). The developer markets a kayak and paddleboard launch at the amenity campus; lake-use rules (fishing, swimming, private launches) are not published. The lakes do not reach the Gulf by boat: the Henderson Creek canal downstream passes a county slide-gate weir. The nearest saltwater ramps are Bayview Park (7.9 mi, 17 min) and Collier Boulevard Boating Park (10.4 mi, 17 min), and the Naples Pier beach is 10.5 miles, about 20 minutes, from the gate (OSRM, free-flow, Oct 10, 2026).
The rules a Caymas buyer in Naples lives under are in the Master Declaration (Official Records Book 6190, Page 2974, amended and restated in 2024) and the Caymas Master Homeowners’ Association rules. Neither is posted publicly, so Florida statutes set the floor a buyer can rely on today, and the recorded documents should be read during the inspection period.
Caymas leasing rules (minimum term, leases per year, tenant registration, fees) are in the Declaration and HOA rules and are not published. Under s. 720.306(1)(h), a rental rule adopted after July 1, 2021 binds only owners who take title after it takes effect or who consent, and any association may amend to bar leases shorter than six months or more than three rentals in a calendar year. Because the Caymas Declaration was first recorded in late 2022, the rental rules in place when you buy bind you. If you plan to rent seasonally or full time, read the leasing article before you sign.
The developer markets Caymas as pet-friendly, and the campus includes small and large dog parks (Caymas Lifestyle page). That is marketing, not a rule. Pet limits (number, size, breed, leash rules near preserves) are not published; the Declaration’s use restrictions and the HOA’s amenity rules govern them.
Caymas is gated. The county address-point layer types 9115 Caymas Street as “Gates” and “Guardhouse” (county address points), and a central mail kiosk stands at 9128 Caymas Street. Gate staffing, guest registration, vendor hours and amenity guest passes are not published. For a buyer touring resales, we confirm in advance how the gate admits agents and visitors.
Any change to the outside of a Caymas home (pool, screen cage, fence, generator, solar, paint, landscaping) goes through the review the Declaration sets up. Under s. 720.3035, that review is allowed only to the extent the declaration or its published guidelines state it, applied reasonably and equally; the Caymas design guidelines are not published. Section 720.3045 bars an association from prohibiting items not visible from the frontage, a neighbor or a common area, including boats and recreational vehicles. On a to-be-built home, ask whether a pool or cage added after closing needs a separate approval.
The preserves are the Caymas rule set recorded in plain view. The Phase II plat bars buildings, dumping, tree or vegetation removal (except exotics), excavation and fencing in the preserve tracts, and Tract P-2 carries a recorded conservation easement (Official Records 6320/3254). A preserve-view homesite has a fixed rear line; plan the pool and cage inside it.
No age restriction is published for Caymas in the developer’s site, the Stock or Pulte pages or the CDD’s bond documents (Caymas official site). The recorded Declaration governs occupancy, so read it before you buy.
Every Caymas address tested in Naples is zoned for Lely Elementary (A), Manatee Middle (A) and Lely High (B) for 2026-27. The nearest emergency room, Physicians Regional Collier Boulevard, is about 4.8 minutes from the gate, and downtown Naples about 17 minutes, free-flow.
The district’s own address lookup returned the same three schools for six single addresses across all five plats and for every Caymas street, with no rezone flagged for 2027. Grades are from the CCPS 2026 accountability brief:
School | Address | SY26 grade | Drive from the gate (free-flow) |
|---|---|---|---|
8125 Lely Cultural Pkwy | A | 3.6 min, 2.0 mi | |
1920 Manatee Rd | A | 10.9 min, 6.7 mi | |
Lely High | 1 Lely High School Blvd | B | 10.6 min, 5.1 mi |
Lely High dropped from A to B for 2025-26; its advanced studies page lists Cambridge AICE, Advanced Placement and dual enrollment. Collier’s Parental Choice program lets families apply to an out-of-zone district school. Confirm any address on the attendance boundaries page before you rely on it.
Physicians Regional, Collier Boulevard, at 8300 Collier Blvd, lists 24-hour emergency services and is 4.8 minutes and 1.8 miles from the gate. The NCH Baker Hospital emergency department is 17.9 minutes, and Collier’s only 24/7 pediatric ER, at NCH North Naples Hospital, is 21.8 minutes. NCH Immediate Care, Southeast at 7717 Collier Blvd is 4.4 minutes away. County EMS Medic 25 sits on Hacienda Lakes Parkway about 1.1 miles from the community (county EMS stations layer).
Destination | Minutes (free-flow) | Miles |
|---|---|---|
Publix with pharmacy, 8585 Collier Blvd | 2.5 | 1.2 |
I-75 northbound merge (Exit 101) | 4.7 | 2.8 |
Physicians Regional Collier Blvd ER | 4.8 | 1.8 |
Fifth Avenue South, downtown Naples | 16.9 | 9.3 |
Naples Pier | 19.6 | 10.5 |
Waterside Shops | 20.3 | 12.8 |
Mercato | 23.3 | 14.5 |
43.8 | 35.2 |
All times are free-flow on the OSRM routing service, Oct 10, 2026, with no traffic, signals or gate delay. FDOT’s 2025 count puts 47,500 vehicles a day on Collier Boulevard at the Caymas gate (FDOT AADT), so season drives run longer.
Caymas has one exit, so a home’s position adds time to every drive. The interior run to the gate takes 1.3 minutes from Raintree Street in Lido Isles and 4.3 minutes from Oleander Way in Phase II (OSRM, Oct 10, 2026). To Fifth Avenue South, a Lido Isles home on Raintree Street is 18 minutes away and an Oleander Way estate home 21 minutes. If daily driving matters to you, put it on the homesite scorecard beside width and view.
Caymas sits on a fast-building stretch of Collier Boulevard in Naples: county records show 1,127 new homes and apartments finished within one mile of the Caymas boundary from January 2024 to Sept 28, 2026, with more rentals approved, a Costco under way and a possible Benfield Road corridor reserved along the east edge.
Seven Shores, the Toll Brothers community across the Caymas south line, is a separate community with its own PUD, its own CDD and its own builder, inside the 2,262-acre Hacienda Lakes master plan. It holds about 427 addressed homesites, and 290 single-family certificates of occupancy were issued there from January 2024 to September 2026 (county growth model). Toll Brothers listed base prices from $599,995 on its Seven Shores page, read Oct 10, 2026. A Caymas buyer comparing new construction nearby should treat the two as different price tiers, not one community.
Of the 1,127 units finished in the one-mile ring, 633 are multifamily, counted from the county growth model. More are approved or under construction, including the 92-unit 8928 Collier Boulevard RPUD rezoned Oct 28, 2025 about 0.19 mile from the boundary, Carman Drive 15 (212 rental units, 0.58 mile, staff report) and Fiori / Latigo (303 units, 0.69 mile). None of it is inside the gates or changes the Caymas Declaration; all of it adds trips to Collier Boulevard.
By May 2026 site work had begun on a roughly 26-acre Costco site at the southeast corner of Collier Boulevard and Rattlesnake Hammock Road, about 1.4 miles south of the Caymas entrance (Naples Daily News, May 22, 2026). No opening date is published by Costco or the county.
The 2023 AUIR puts the Caymas frontage segment of Collier Boulevard at 92.3 percent of capacity at level of service D, projected deficient in 2029, and planners treat its six lanes as final. Benfield Road is on the MPO’s long-range needs list as a “parallel reliever” (2050 plan amendment), with no construction date for the segment along Caymas. To the north, FDOT’s $97 million rebuild of the I-75 interchange at SR 951 adds a flyover from northbound Collier Boulevard to I-75, with completion of the current phase estimated in late 2026 (FDOT project 425843-2).
Caymas, Isles of Collier Preserve and Naples Reserve are the three East Naples communities a Caymas buyer most often weighs: gated, non-golf, lake-and-preserve plans with a resident amenity campus. Caymas is the one still being built, with a CDD and lot widths from 52 to over 100 feet; Isles of Collier Preserve is sold out and resale-only.
The Caymas developer itself names Isles of Collier Preserve among its competition in the CDD’s bond offering drafts (Mar 15, 2024 packet). The rival columns below draw only on our own Isles of Collier Preserve guide and its records; for Naples Reserve, compare on the same yardsticks using that guide.
Factor | Caymas | Isles of Collier Preserve |
|---|---|---|
Homes | 457 single-family homesites (CDD FY2027 budget) | 1,825 homes at build-out, single-family, villas, cottages and one condominium (our Isles guide) |
Stage | Mid-build: 194 single-family certificates of occupancy through Sept 28, 2026 | Sold out March 3, 2026; resales only (our Isles guide) |
Builders | Stock Luxury Homes and Pulte | Minto, with Stock Signature Homes (our Isles guide) |
Golf | None; clubhouse golf simulator | None (our Isles guide) |
CDD (FY2027) | $2,654.00 to $3,891.72 a year by lot width | No CDD (our Isles guide) |
HOA | No budget published; developer estimate about $2,400 to $2,900 a year | No dues figure published from a primary document (our Isles guide) |
Market, 12 months | 31 closings, $1,795,000 median (Southwest Florida MLS, closed 10/13/2025 to 10/13/2026) | 129 closings, $960,000 median (Southwest Florida MLS, Aug 5, 2025 to Aug 5, 2026, per our Isles guide) |
Flood (effective map) | Zone AH at 399 of 461 residential points, with FEMA letters removing most platted lots | Varies by street, most tested streets Zone AE (our Isles guide) |
Zoned schools, 2026-27 | Lely Elementary, Manatee Middle, Lely High | Avalon Elementary; middle and high split (our Isles guide) |
Both market windows come from the Southwest Florida MLS but end 69 days apart (Aug 5 and Oct 13, 2026), so counts and medians compare only roughly, and the homes do not compare either: Isles includes villas and cottages, while every Caymas home is a detached house on a 52-foot or wider lot.
Choose Caymas if you want to pick your lot width, builder and options, if a new house built to the current code era matters more than a finished street, and if you accept a CDD and several more years of developer control in exchange. Choose Isles of Collier Preserve if you want a finished community with no construction ahead, no CDD line, a wider range of product types and a lower median. Choose Naples Reserve to compare if you want another lake-centered, multi-builder community on the same corridor. If golf is a requirement, none of the three fits, and Forest Glen next door is the golf answer. Our guide to buying a home in Naples sets the wider city choices side by side.
Caymas in Naples suits a buyer who wants new construction, a choice of five lot widths and two builders, water and preserve on about 72 percent of the land, and services within five minutes of the gate. It suits less well a buyer who needs golf, boat access, a finished street or a published HOA budget.
The right Caymas homesite in Naples follows from how you plan to live: one story or two, budget, view, commute, and whether you want to build or move in. Each answer narrows the width, the builder and the street, and the facts below come from the builder pages, the CDD budget and the county layers already cited above.
Most Caymas plans are one story. Pulte’s Brixton and Regency are single-story on 52-foot homesites, and every current Stock plan except Mayfield Grande III, which adds a loft, is single-story (Stock floor plans; Pulte Caymas page).
Four of the 31 Caymas closings were under $1,250,000 (Southwest Florida MLS, closed 10/13/2025 to 10/13/2026), and Pulte’s base prices start at $839,990. With Pulte at “Final Opportunities” and 72 of its 97 homesites already owner-held on Oct 8, 2026, this budget is mostly a resale search on Caymas Terrace and Raintree Street, and the right listing can move fast.
Choose a to-be-built Stock home, which in late 2026 mostly means Phase II: 165 of its 170 lots were developer-titled on Oct 8, 2026. Budget for the base price, the homesite premium and the options, the CDD’s on-roll step-up, and living beside construction for several more years.
The 28 homesites of 100 feet or wider, almost all on Oleander Way, had no third-party owner on Oct 8, 2026, and no estate plan or price is published. The developer’s planning estimate in the Series 2026 bond draft bands 100-foot-plus homes at about $4.0 million to $5.5 million (Dec 2, 2025 CDD packet); that is not a list price. Read the flood zone lot by lot here: lots 397 to 401 are Zone AE with no letter found.
Lido Isles on Raintree Street, beside the gate, posts the shortest time to every destination; Oleander Way posts the longest by two to three minutes (OSRM, Oct 10, 2026).
Read the leasing article of the 2024 amended and restated Declaration before you sign; the rules in place when you take title bind you under s. 720.306. No Caymas leasing rule is published.
Look at Stock’s finished spec homes and at resales side by side. On Oct 10, 2026 Stock listed ten available homes asking $1,957,785 to $3,859,860 (Stock available homes); a resale on the same width brings landscaping, window coverings and often a pool already paid for.
We find you the right Caymas home in Naples by choosing the width and builder before the house, comparing every builder home against resales on the same width, and reading the CDD, flood and HOA records before the first showing. We start from the plat and the documents, not from the model-home photographs, the way we have worked as Top 1% Real Estate Agents Nationally Since 2008.
We start with how you plan to live and match it to a short list of widths and streets: one story or two, garage size, lake or preserve view, budget, drive time to the gate. The sections above give the facts we use. Then we pull the lien-roll class, the FEMA letter and the zoned schools for each candidate lot before we book a tour.
Caymas is two markets in one gate, so we watch both: Stock’s published spec homes and released homesites, Pulte’s remaining lots, and every resale as it lists. When an owner or a listing agent tells us a Caymas home may come to market before it is widely marketed, we tell you. When a spec home and a resale on the same width are both available, we put them side by side with the same yardsticks.
On a Caymas tour we look at what a brochure cannot show: the true view from the lanai, how close the next construction site is and for how long, how the lot drains after rain, the distance to the gate and the amenity campus, and on a resale the condition of the roof, the cage and the pool. We write down what we saw so you can compare homes a week later.
Tell Marc which widths, streets or price bands to follow, and we set up alerts so you see new Caymas listings and price changes quickly. Call (239) 287-5873 or use the consultation request on this page. For the live list, search current listings on the team’s home search site, DomainRealtyGroup.com, linked in the footer block below.
We negotiate for you in Caymas, Naples on the terms each seller actually controls: with a builder, the homesite premium, options, closing-cost credits, the completion date and the contract’s deposit and delay terms; with an owner, price, condition and credits measured against the builder’s own asking prices down the street.
Builders hold base prices and negotiate around them. On Oct 10, 2026, Stock’s three single-priced spec examples asked $662,795 to $1,859,870 above their plan’s base price (Stock available homes), and the builder does not itemize that gap. We ask for the itemization, compare it with resales on the same width, and negotiate on the parts that carry the most margin: homesite premium, upgrade packages, closing-cost credits and the price of a finished spec home that has sat.
The builder’s purchase agreement is negotiable at the margins, and those margins are where buyers are protected: the deposit schedule and escrow under s. 501.1375, the completion window and remedies for delay, inspection access during construction, the warranty booklet, assignment rights and the financing contingency. We read every page with you and ask in writing for what matters most to your plans.
A Caymas resale competes with new homes the builder is selling on the next street. We price an offer against the 31 closed Caymas sales (median $1,795,000, Southwest Florida MLS, closed 10/13/2025 to 10/13/2026), the builder’s current asking prices on the same width, and what a resale includes that a new home does not: landscaping, coverings, cage and pool. That comparison is the strongest argument a resale buyer has, and the strongest a resale seller has, so we bring the numbers.
The HOA estoppel, the CDD figure for the lot, the FEMA letter, the elevation certificate and the insurance quotes all change what a home is worth to you. As Top 1% Real Estate Agents Nationally Since 2008, we use them to ask for price adjustments, repairs or credits, and we tell you plainly when a document is a reason to walk away.
We will not tell you a Caymas home is certain to appreciate, that an HOA figure is final before the budget is published, or that a lot is out of the flood zone without the FEMA letter in hand. We will tell you what the record shows, what it does not show and where to look.
A personalized Caymas buyer consultation maps your plans onto a short list of widths, builders and streets in Naples, shows the closings and documents behind each, and sets the timeline from pre-approval to closing. It is free, and it should happen before your first sales-center visit so your agent is registered with the builder from the start.
If you’re searching for “the best buyer’s agent in Caymas, Florida,” McGreevy and Comisar represents homebuyers across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you’re relocating, snowbirding, investing, buying your first home, or upgrading to luxury, including in Caymas, Naples Reserve, Isles of Collier Preserve, Naples Lakes Country Club, Bonita Bay, Pelican Bay, Mediterra, West Bay Club, Pelican Sound, Shadow Wood, Miromar Lakes, Talis Park, and the SWFL coastal corridor, our team provides honest market guidance, pre-MLS access, partner-level negotiation, and a clear plan to help you buy confidently.
Start with the buyer-consultation request on this page, our buyer process, or call Marc at (239) 287-5873. Selling first? Call Jesse direct at (239) 898-6072.
Selling a current home to buy in Caymas, Naples is two transactions on one calendar, and on a to-be-built home the calendar is long. We coordinate both sides so the sale of your current home lines up with the builder’s completion date or the resale closing, whether you already own in Caymas or elsewhere in Southwest Florida.
If you own in Caymas and want a different width or a Phase II homesite, our Caymas seller page explains how we price and market a Caymas resale against the builders, and our free Caymas home valuation starts the sale side. If you own elsewhere in the city, see how we sell homes in Naples. Call Jesse direct at (239) 898-6072 for the sale and Marc at (239) 287-5873 for the purchase. A builder contract may carry a home-sale contingency or none at all, and the deposit schedule runs whether or not your current home has sold, so we settle the order of the two before you sign.
McGreevy and Comisar are Caymas buyer’s agents in Naples who read the builder contract, the CDD lien roll, the FEMA letters and the Master Declaration before the first sales-center visit, and who lead Domain Realty Group, the #1 team in Southwest Florida since 2012. Reach Marc at (239) 287-5873 or Jesse at (239) 898-6072, or read more about McGreevy and Comisar.
Jesse McGreevy has been in real estate since October 2004 and has lived in Estero since 2003; the team has worked together since 2008. Our Naples office is at 9180 Galleria Ct #200, Naples, FL 34109.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar is a top-reviewed Caymas realtor, and every quote below is a five-star review on our Google Business Profile.
★★★★★ “Working with Jesse and his team was truly an amazing experience. From the very beginning, they were professional, attentive, and incredibly knowledgeable. They guided us through every step of the process with patience and clarity, always making sure we felt comfortable and informed with every decision.” Verified Google review
★★★★★ “If you’re looking for a Realtor in Naples (or nearby areas), Jesse is your guy. I referred a friend to him for a winter home search. He has great connections, sharp negotiating, and he found them an off-market brand new build. Highly recommend!” Verified Google review
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
These are the questions Caymas, Naples buyers ask most, drawn from search data and from the questions we answer at the sales center. Each answer agrees with the sections above, and each source is linked there and in the numbered list at the foot of this page.
Caymas is a gated single-family new-construction community in unincorporated Collier County with a Naples address, ZIP 34114. It holds 457 homesites (CDD FY2027 budget) on about 767.7 acres (Ordinance 2023-33), about 72 percent of it lakes or preserve. SD San Marino, LLC, a Stock Development affiliate, develops it; Stock Luxury Homes and Pulte build the homes. It has no connection to Caymas Boats.
Caymas sits on the east side of Collier Boulevard (CR 951), about two miles south of I-75 and Davis Boulevard in East Naples. Forest Glen touches its north line and Hacienda Lakes, including Seven Shores, its south and east (Collier GIS PUD layer). Naples National Golf Club sits across Collier Boulevard, about 0.8 mile by road.
Caymas is a good fit for a buyer who wants new construction, a choice of lot widths and builders, Evacuation Zone D, lake and preserve views and services within five minutes of the gate. It is a weaker fit for a buyer who needs golf, boat access, a finished street or a published HOA budget. The case for and against is laid out above, each point with its record.
Caymas homes closed at a $1,795,000 median, from $1,097,433 to $4,030,515, across 31 sales (Southwest Florida MLS, closed 10/13/2025 to 10/13/2026). Builder base prices on Oct 10, 2026 started at $839,990 for Pulte’s Brixton and $1,254,990 for Stock’s Birchwood III, before homesite premiums and options, and Stock’s spec homes asked $1,957,785 to $3,859,860 that day.
No Caymas home closed under $1,000,000 in the 12 months to Oct 13, 2026; the lowest sale was $1,097,433, and two homes had closed under $1,000,000 in the prior 12 months, at $962,590 and $989,030 (Southwest Florida MLS). Pulte’s Brixton starts at $839,990 before premium and options, but Pulte lists Caymas as “Final Opportunities,” so a sub-$1 million Caymas purchase in late 2026 would most likely be a 52-foot resale, and none closed in the last 12 months.
Buy builder-direct if you want to choose the homesite, plan and finishes and can wait for a build, mostly in Phase II. Buy a resale if you want a finished home with landscaping and a known lot this season, especially a 52-foot Pulte home. A Stock spec home sits between them. The side-by-side table above compares contract, deposits, timeline and warranty.
You do not have to have one, but the builder’s sales team represents the builder. Your own agent compares spec homes and homesites against resales by width, reads the builder contract and its deposit terms, checks the CDD, HOA and FEMA records, and negotiates premium, options and credits. Call Marc at (239) 287-5873 before your first visit.
At or before your first visit to the sales center, ideally with your agent beside you. Stock’s and Pulte’s registration terms for Caymas are not published, and a builder that has already recorded you as an unrepresented visitor may decline to recognize an agent you bring later. Call us before you tour a model, sign up on a builder website or give your name at the sales desk.
Whether Stock or Pulte pays buyer-agent compensation at Caymas is not published. Since Aug 17, 2024, offers of buyer-broker compensation no longer appear on the MLS (NAR). We sign a written buyer agreement with you first and ask the builder in writing what it will contribute, so you know who pays what before the first tour.
Stock’s and Pulte’s Caymas deposit schedules are not published. Florida’s s. 501.1375 gives the buyer of a new home the right to have deposits up to 10 percent of the price held in escrow unless the buyer waives it in writing. Ask for the full schedule, including option deposits and when each becomes non-refundable, before you sign.
The protection is the escrow right in s. 501.1375 and the contract’s delay and default terms. Escrowed deposits need both signatures to release, except on proper termination or a buyer’s default, and the builder may use them for construction only after notice and a surety bond where available. Read every page for a waiver of the escrow right, and read the delay clause before you sign.
How Stock and Pulte treat option deposits at Caymas is not published. New-construction contracts commonly add deposits as you select options, and many make them non-refundable once ordered. Ask for the option-deposit rules in writing before the first design-center appointment, and ask whether they count toward the 10 percent covered by the statutory escrow right.
Yes, but builders often limit when and how your inspector may enter a home under construction. Ask for the contract’s inspection-access terms and plan at least two independent inspections, one before drywall and one before closing. Ask for the permit plans and the wind-mitigation form too, because Stock’s glazing and wind design for Caymas are not published.
Pulte’s Caymas page links to its 10-year warranty program without stating transfer terms, and Stock’s warranty terms for Caymas are not published. Ask for the warranty booklet before you sign and read coverage, length, claims and transfer. On a resale, ask the seller which coverage remains and whether it transfers.
Assignment is governed by the builder’s contract, and the Stock and Pulte terms are not published. Many builder contracts restrict or bar assignment or require written consent. If your plans could change during a build, read the clause before you sign and ask for any consent terms in writing.
The only published figure is the developer’s estimate of “approximately $2,400 to $2,900 per residential unit annually, which amount is subject to change,” in the CDD’s bond offering drafts of March 2024 and December 2025 (Mar 15, 2024 packet). That is $200.00 to $241.67 a month. No Caymas Master HOA budget is published; the estoppel certificate states the actual figure on a resale.
The FY2027 Caymas CDD total per home runs by width (FY2027 budget). Assessment Area One: 52 ft $2,654.00; 62 ft $2,978.26; 76 ft $3,432.22; 90 ft $3,886.18. Assessment Area Two (Phase II, billed by the CDD in FY2027): 62 ft $2,753.07; 76 ft $3,172.58; 90 ft $3,592.07; 100 ft plus $3,891.72.
The operating part can and did: it rose from $726.16 to $967.86 per Assessment Area One lot between FY2026 and FY2027, up 33.3 percent, and FY2027 set that as the maximum rate under s. 197.3632. On a Phase II lot, expect the debt line to rise when the lot moves onto the county tax roll and is grossed up for collection costs.
Yes. An owner can prepay the debt portion, which ends the annual debt line; the operating charge continues. Principal at issuance ranged from $22,879.18 (52 ft, Assessment Area One) to $43,809.59 (100 ft plus, Assessment Area Two). Today’s figure comes only from a payoff letter issued by the district manager, Wrathell, Hunt and Associates.
Caymas property taxes follow the county millage, about 10.51 mills in 2025 per the CDD’s December 2025 bond draft: $1,050.58 for each $100,000 of taxable value. The county sets taxable value, and a new home’s first bill may reflect a lot or a partly built house, so the seller’s bill will often understate yours.
In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent, and the contract controls. On a builder contract, read the title clause, because the builder’s form may name its own title agent, such as the Stock affiliate Noble Title and Trust named in the CDD’s Series 2024 draft, or shift the premium.
Expect the owner’s title policy (a buyer cost in Collier by custom), deed recording, and on a financed purchase the documentary stamp tax of $0.35 per $100 on the note and the intangible tax of $0.002 per $1 of the mortgage (Florida DOR), plus lender fees. Builder contracts may add or credit costs, so read the closing-cost clause.
Both builders have affiliated lenders: Stock Financial on the Stock side, per the CDD’s Series 2024 draft, and Pulte’s own mortgage arm on its Caymas page. Incentives, if any, are not published. Compare an outside lender’s full written quote on the same day, and read whether an incentive is lost if you switch lenders.
On the effective FEMA map of Feb 8, 2024, 399 of 461 Caymas residential address points sit in Zone AH. Four FEMA letters of map revision based on fill removed Phase One, Replat, Phase II lots 268 to 353 and Lido Isles lots from the high-risk zone; Phase II lots 354 to 437 have no letter found (FEMA NFHL).
A FEMA letter removes the federal mandatory purchase requirement for the lots it names, but the lender may still require coverage, and a lot without a letter in Zone AH or AE will need it for a federally backed mortgage. Collier’s CRS Class 5 rating cuts NFIP premiums by 25 percent inside the high-risk zone and 10 percent outside it. Get a quote either way.
The CDD’s 2023 to 2026 minutes record no storm damage. In Irma (2017) the land was still a quarry, and in Ian (2022) it was under development. Helene and Milton in 2024 were the first storms with Caymas homes occupied, and FEMA’s Caymas letters name the flooding source as ponding and overland flow, not coastal surge.
Pulte lists “Impact Glass Included” for its Caymas homes (Pulte Caymas page). Stock’s standard glazing and wind design for Caymas are not published on its plan pages, so ask for the specification sheet and the permit’s wind-design data for the plan and lot. On a resale, the wind-mitigation form documents what is installed.
It is a reading assignment. FDEP closed Willow Run Site A without controls on Nov 6, 2025; Site B remains open, with a July 17, 2026 notice of intent to close with conditions not yet published (FDEP Site B file). Ask the builder or listing side, in writing, which site, if either, touches your homesite.
Every Caymas address tested is zoned for Lely Elementary (A), Manatee Middle (A) and Lely High (B) for 2026-27, per the district’s own address lookup. Lely Elementary is 3.6 minutes from the gate, free-flow. Confirm the exact address before you rely on it, because zones can change.
Yes. The developer markets a 30,000-square-foot clubhouse with dining, a golf simulator, a theater, fitness and resort and lap pools, and said in September 2026 it would open in October 2026 (developer release). The county had recorded no certificate of occupancy for it through Sept 28, 2026, so ask what is open on the day you tour.
The Caymas Sports Park has 8 pickleball courts and 6 tennis courts, plus bocce and a Sports Pro Shop (Caymas Lifestyle page). It opened in fall 2025 and held its grand opening on Feb 14, 2026. Court surfaces and booking rules are not published.
Every owner is a member of the Caymas Master Homeowners’ Association, and the amenity campus is an HOA common element. No separate club, equity membership or initiation fee appears in any published Caymas record. Whether a food and beverage minimum or amenity fee applies after the clubhouse opens is not published; the HOA’s amenity rules will govern.
Caymas leasing rules are in the Master Declaration (OR 6190/2974, amended and restated in 2024) and the HOA rules, and are not published. Under s. 720.306, rental rules in place when you take title bind you, and an association may bar leases shorter than six months or more than three a year. Read the leasing article before you sign.
The developer markets Caymas as pet-friendly, with small and large dog parks on the amenity campus. That is marketing, not a rule. Recorded pet limits are not published; they sit in the Master Declaration and HOA rules, so ask for both before you contract if you have more than one pet or a large dog.
No age restriction is published for Caymas in the developer’s site, the builder pages or the CDD’s bond documents, and the community is zoned to Lely Elementary, Manatee Middle and Lely High. The recorded Master Declaration governs occupancy, so read it before you buy.
The developer, SD San Marino, LLC, controlled both boards in October 2026. Residents elect an HOA majority three months after 90 percent of parcels are conveyed to them (s. 720.307); 176 of 457 had been by Oct 8, 2026. CDD resident seats begin after August 2029 at the earliest.
Stock and Pulte do not publish build times for Caymas, and the contract’s completion window is the number that binds. The developer’s own draft offering estimate is 50 to 75 home deliveries a year (Series 2024 draft). Match your rate lock and the sale of any current home to the contract’s window, not to a sales estimate.
On Oct 10, 2026 Stock listed ten available Caymas homes asking $1,957,785 to $3,859,860 (Stock available homes), and Pulte showed an inventory count of 0. Resales come up as owners move. Call Marc at (239) 287-5873 for what is on the market today, builder and resale together.
We tracked 31 Caymas closings in the Southwest Florida MLS from 10/13/2025 to 10/13/2026, totaling $62,786,756. The developer has also reported contract sales, such as more than $50 million in January and February 2026 (Business Observer); those are builder contracts, not recorded closings, and should not be added to the MLS count.
Days on market for Caymas had a median of 78 days across the 23 standard sales marketed in the 12 months to Oct 13, 2026, and it is reported for standard sales only. A to-be-built home has no days on market in the usual sense: the build schedule in the contract is what matters. Ask us for the current figure when you are ready to write an offer.
Yes. Stock’s models page lists models on Caymas Terrace and Moonflower Lane, and the developer reported eight models open in May 2026. The Stock sales center is at 9385 Caymas Terrace and Pulte’s model at 9402 Caymas Terrace. Call Marc at (239) 287-5873 before your first visit so we can register you as our buyer.
Caymas is mid-build with a CDD and lot widths from 52 to over 100 feet, at a $1,795,000 median across 31 closings; Isles of Collier Preserve is sold out and resale-only, with no CDD and a $960,000 median across 129 closings, per our Isles guide. Neither has golf or Gulf boat access.
The San Marino RPUD zoning lets a county Benfield Road alignment run within 150 feet of the Caymas east boundary and requires builders to give every potential resident a disclosure that the county has identified potential alignments that may affect the PUD lands, before any sales contract (RPUD ordinance text). No construction date exists.
Get pre-approved, then call Marc at (239) 287-5873 before you visit a sales center so we can register you as our buyer and settle compensation in writing. We will build a short list by width and street, pull the CDD, flood and HOA records for each, and tour builder homes and resales side by side. Start with our buyer process.
Every Caymas fact on this page traces to a county, state or federal record, a CDD document, a builder’s or developer’s own page, a named news report or the Southwest Florida MLS, listed here by title and address.
These are the official documents behind the Caymas figures on this page, each linked to the issuing authority’s own copy, so you can read the record yourself or hand it to your attorney, lender or insurance agent before you sign.
Document | What it is | Official link |
|---|---|---|
Caymas CDD FY2027 Adopted Budget | Per-lot O&M and debt assessments by lot width | |
Caymas CDD FY2025 Audit | Independent audit; bond compliance; developer-affiliated board | |
Final First Supplemental Methodology (Apr 2, 2024 packet) | Series 2024 allocation and lien roll, Assessment Area One | |
Final Second Supplemental Methodology and Phase II plat (Feb 18, 2026 packet) | Series 2026 allocation, Assessment Area Two; recorded plat | |
Series 2024 draft offering memorandum (Mar 15, 2024 packet) | HOA estimate, millage, builder affiliates, delivery estimate | |
Facilities Operation and Maintenance Agreement (Aug 6, 2024 packet) | Who maintains what; recites the Master Declaration | |
Collier County Ordinance 2023-33 | Establishes the Caymas CDD | |
San Marino RPUD ordinance text | PUD commitments and the Benfield Road buyer disclosure | |
FDEP Completion Order, Willow Run Site A | Closes Site A without controls (Nov 6, 2025) | |
FDEP notice letters, Sites A and B | Notices of intent to close with conditions (July 17, 2026) | |
Florida Statutes s. 501.1375 | Builder deposit escrow right | |
Caymas site plan (revised Mar 20, 2026) | Developer site plan with lot widths and builders | |
CCPS 2026 Accountability Brief | 2025-26 school grades | |
Collier County 2023 AUIR | Collier Boulevard capacity and the Benfield study line |
