Estero, Florida
Buy a home in Cypress Cove at Wildcat Run with McGreevy and Comisar, Top 1% nationally since 2008. Size-by-size prices from 16 MLS closings, condo and club steps explained. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Buying a home in Cypress Cove at Wildcat Run means buying a condominium carriage home inside a member-owned golf and country club: 44 homes in 11 four-unit buildings, a required social membership you apply for separately from your closing, and a market that closed 4 times in the last 12 months at a $390,000 median. This page is the step-by-step purchase path, and our Cypress Cove at Wildcat Run neighborhood guide holds the full portrait of the buildings, the shared pool and the public record inside Wildcat Run, Estero.
If you are choosing a team before you choose a home, our guide to the best real estate agents in Estero compares the village's teams on the public record. To see what a home here is worth before you offer, read our Cypress Cove at Wildcat Run home valuation guide, and if you already own in the neighborhood and are selling to buy, our guide to selling a home in Cypress Cove at Wildcat Run covers that side. For the wider community, see how we help buyers in Wildcat Run, and for the neighbor that shares your pool, how we help buyers in Wildcat Cove.
Call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072. We have been Top 1% Real Estate Agents Nationally Since 2008, and before you tour we will tell you which size your budget buys, what the home will cost to carry, and which documents decide whether you keep your deposit.
A word on the name, because search engines blur it. This page covers Cypress Cove at Wildcat Run Condominium Association, Inc. in Estero, Lee County, ZIP 33928. It is not Cypress Cove at Grandezza, a separate homeowners association in a different Estero community, and it is not the Cypress Cove associations in other Florida cities that carry a similar name on the state's corporate register.
Cypress Cove at Wildcat Run buyers work with McGreevy and Comisar because a condominium inside a member-owned club, with a separate membership application and two Florida statutes in play, rewards a buyer's team that reads the records before the showing. We are the #1 Team in Southwest Florida since 2012, and we price every offer by size.
Marc Comisar and Jesse McGreevy run the search, the negotiation, the diligence and the membership timeline on every purchase. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has sold over $2.5 billion in real estate across Southwest Florida, with over $900 million in personal sales between Jesse and Marc. Our office is in Bonita Springs, a short drive south of the Wildcat Run gate.
Recent Cypress Cove at Wildcat Run market record (12 months to September 29, 2026, Southwest Florida MLS): 4 closed sales · median sold price $390,000 (the mean of $385,000 and $395,000, a small sample) · range $350,000 to $515,000 · median 30 days on market · median 95.4% of final list price · 2 active listings on September 29, 2026, asking $425,000 and $329,900. Five-year record (60 months, the first window with 10 or more closings): 16 closings at a $385,000 median. Lee County recorded sales, qualified, since September 29, 2025: 3 at a $395,000 median. Domain Realty, our brokerage, closed 615 transaction sides in Estero in the 60 months to October 5, 2026, $352.2 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. In the last 12 months we tracked all 4 closings, and we tracked every one of the 16 marketed closings the MLS has recorded here in five years [Source: Lee County Property Appraiser].
For Cypress Cove at Wildcat Run buyers: a search tuned to your size and budget, early word on homes that may come to market quietly, a written diligence plan for the condominium, master association and club documents, partner-level negotiation, and help through the membership application.
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about Cypress Cove at Wildcat Run is narrower and checkable: we track every MLS closing by size, read the club's public governance pages and the statutes that govern each association, and bring that to your offer.
You get Marc and Jesse, not an assistant, and the same team that holds Top 1% Real Estate Agents Nationally Since 2008. Marc runs the search, the tours and the negotiation, and Jesse runs the data, the documents and the closing paperwork. Reach Marc at (239) 287-5873 or Jesse at (239) 898-6072, and read more on our about McGreevy and Comisar page.
Cypress Cove at Wildcat Run buyers who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide your price, your paperwork and your monthly cost more than any listing photo will, and each is specific to this 44-home carriage-home neighborhood off Wildcat Run Drive.
Cypress Cove at Wildcat Run buyers can use the links below to jump straight to prices by size, the purchase steps, the club membership, the Florida condominium rules or the buyer FAQ. The guide runs in the order most buyers decide: market first, then the path, the paperwork and the money.
Start Here: Why McGreevy and Comisar Are the Best Realtor for Buying in Cypress Cove at Wildcat Run · Key Takeaways
The Essentials: What Does It Take to Buy a Home in Cypress Cove at Wildcat Run? · How Do We Track the Cypress Cove at Wildcat Run Market for a Buyer? · What Is the Cypress Cove at Wildcat Run Market Like for Buyers Right Now? · What Have Cypress Cove at Wildcat Run Homes Sold For? · What Does a Cypress Cove at Wildcat Run Home Cost by Size? · Cypress Cove at Wildcat Run vs Wildcat Cove: Which One Should You Buy In? · What Are the Steps to Buy a Home in Cypress Cove at Wildcat Run? · How Does Club Membership Work for a Cypress Cove at Wildcat Run Buyer? · What Do Florida's Condominium Laws Give a Cypress Cove at Wildcat Run Buyer?
The Details: How Do the Estoppel Certificate and Association Approval Work in Cypress Cove at Wildcat Run? · What Should You Inspect Before Buying in Cypress Cove at Wildcat Run? · How Do You Insure a Cypress Cove at Wildcat Run Home? · What Will You Pay to Own a Cypress Cove at Wildcat Run Home? · What Are Buyer Closing Costs in Cypress Cove at Wildcat Run? · How Does Buyer Representation Work After the NAR Settlement? · Can You Finance a Cypress Cove at Wildcat Run Home? · How Do We Find You the Right Home in Cypress Cove at Wildcat Run? · How Do We Negotiate for You in Cypress Cove at Wildcat Run?
More Detail and Questions: Which Cypress Cove at Wildcat Run Rules Decide Whether a Home Works for You? · Is Cypress Cove at Wildcat Run the Right Place for You to Buy? · Get Your Personalized Cypress Cove at Wildcat Run Buyer Consultation · What Do Buyers Say About Working With McGreevy and Comisar? · Why Does a Cypress Cove at Wildcat Run Specialist Matter for a Buyer? · Thinking of Selling Your Cypress Cove at Wildcat Run Home? List With the #1 Team in Southwest Florida Since 2012 · Frequently Asked Questions, Buyer Edition: Buying a Home in Cypress Cove at Wildcat Run · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents · How Do You Reach the Cypress Cove at Wildcat Run Buyer Team Today?
Buying a home in Cypress Cove at Wildcat Run takes a contract, a condominium document review inside a 7-day window, a club membership application, an inspection, insurance and a closing, in a neighborhood where prices have run from $315,000 to $515,000 in five years and most closings came in below the asking price.
A carriage home in a four-unit condominium building on Wildcat Run Drive, three bedrooms and two baths on the county roll, at 1,624 or 2,131 heated square feet, built in 1999 or 2000. The condominium association carries the building exteriors, roofs and grounds per the club's own description, the master Wildcat Run Community Association handles the roads, storm sewers, perimeter landscaping, lakes, entry area and gatehouse, and the club sits on top [Source: Wildcat Run local associations].
Six things buyers sometimes assume. Golf is not included and is an optional upgrade above the required social membership. The pool is shared with Wildcat Cove and is not private. We found no elevator described for the carriage homes. There is no new construction, because every home was built in 1999 or 2000 on the roll. The condominium fee is not published. We found no age-restricted housing declaration.
Choose a size, read the recent closings of that size, tour, sign a written buyer agreement before touring, offer, read the condominium documents in the 7-day window, apply to the club, inspect, insure and close. We run the steps in parallel where the contract allows, because the club application and the estoppels set the closing date.
We track the Cypress Cove at Wildcat Run market for a buyer by reading every marketed closing in the Southwest Florida MLS and every recorded qualified sale in the Lee County file, by size, each month. The neighborhood is small enough that we can read all 16 closings of five years, and we do.
Data updated: September 2026
The MLS pull we use is the subdivision Cypress Cove at Wildcat Run inside the Wildcat Run development, pulled September 29, 2026. It gives list price, sold price, days on market and dates. It carries no view, condition or renovation field, so your inspection and our tour supply what it cannot.
Lee County's recorded, qualified sales for the three condominium names Cypress Cove, Cypress Cove II and Cypress Cove III go back to 1999 and hold 58 sales. The newest recorded sale is July 29, 2026, so it lags the MLS by a month or two [Source: Lee County Property Appraiser sale data].
We hold no record of Cypress Cove sales we represented, no condominium fee schedule and no club fee schedule. Where a number is not public we say so, and we obtain it in writing before you offer.
The Cypress Cove at Wildcat Run market for buyers is one of choice and negotiation: 2 homes were active on September 29, 2026, about 6.0 months of supply, and recent closings came in at a median 95.4% of final list. A median of four sales is a description, not a forecast.
Data updated: September 2026
Window (to Sept 29, 2026) | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
Last 12 months | 4 (small sample) | $390,000 (mean of $385,000 and $395,000) | $239.37 | 30 | 95.4% |
Last 24 months | 4 (small sample) | $390,000 (the same four sales) | $239.37 | 30 | 95.4% |
Last 36 months | 7 (small sample) | $395,000 | $241.67 | 47 | 95.1% |
Last 60 months, first window with 10 or more | 16 | $385,000 (middle pair $385,000 and $385,000) | $215.36 | 24.5 | 96.5% |
Source: Southwest Florida MLS (Matrix), Development WILDCAT RUN, subdivision Cypress Cove at Wildcat Run, marketed closings, pulled September 29, 2026. Medians use the mean of the middle pair when the count is even. A January 2022 sale entered in the MLS after closing is excluded from every median.
On September 29, 2026, two 1,624 square foot homes were active, asking $425,000 after 112 days and $329,900 after 217 days. Both have waited longer than any 2026 closing took, at 2, 4, 56 and 81 days. The $425,000 ask is $25,000 above the highest 1,624 square foot closing in the five-year record, which tells a buyer where the room to negotiate may be, and the $329,900 ask is below every 1,624 square foot closing but December 2021, which tells a buyer to look for why.
Only 1 of the 4 closings in 12 months sold at full list, and the median buyer paid about 4.6 percent under final list. The sales that took longest, 56 and 81 days, both closed below their final lists. An offer close to the closings of the same size is a plan, and an offer near an ask that has waited 112 days is a negotiation.
The MLS recorded no closing from August 30, 2024 to March 2, 2026, and the county shows no qualified sale in calendar 2025. Three closings landed in March 2026 and one in August. A buyer should not read the pause as a signal about price, since 44 homes can go a year without a sale.
Cypress Cove at Wildcat Run carriage homes have sold from $315,000 in December 2021 to $515,000 in March 2026, with a $390,000 median in the last 12 months after a step from about $350,000 in 2022 to about $395,000 in 2023. Every yearly median is a small sample, so here is the record sale by sale.
Data updated: September 2026
Closed | Beds and baths | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
Aug 2026 | 3 and 2 | 1,624 | $365,500 | $350,000 | 95.8% | 2 |
Mar 2026 | 3 and 2 | 1,624 | $395,000 | $395,000 | 100.0% | 4 |
Mar 2026 | 3 plus den and 2 | 2,131 | $549,000 | $515,000 | 93.8% | 56 |
Mar 2026 | 3 and 2 | 1,624 | $405,000 | $385,000 | 95.1% | 81 |
Aug 2024 | 3 plus den and 2 | 2,131 | $439,000 | $400,000 | 91.1% | 51 |
Nov 2023 | 3 and 2 | 1,624 | $410,000 | $395,000 | 96.3% | 47 |
Oct 2023 | 3 and 2 | 1,624 | $425,000 | $400,000 | 94.1% | 18 |
Aug 2023 | 3 plus den and 2 | 2,131 | $450,000 | $435,000 | 96.7% | 31 |
Jul 2023 | 3 and 2 | 1,624 | $395,500 | $387,500 | 98.0% | 7 |
Jun 2023 | 3 plus den and 2 | 2,131 | $415,500 | $385,000 | 92.7% | 33 |
Oct 2022 | 3 and 2 | 1,759 | $350,000 | $350,000 | 100.0% | 136 |
Jun 2022 | 3 and 2 | 1,624 | $355,900 | $355,900 | 100.0% | 13 |
Apr 2022 | 3 plus den and 2 | 2,131 | $350,000 | $350,000 | 100.0% | 0 |
Mar 2022 | 3 and 2 | 1,624 | $345,000 | $345,000 | 100.0% | 0 |
Feb 2022 | 3 and 2 | 1,624 | $349,900 | $349,500 | 99.9% | 4 |
Dec 2021 | 3 and 2 | 1,624 | $345,000 | $315,000 | 91.3% | 47 |
One further transaction, in January 2022, was entered in the MLS after closing at $360,000 for a 2,131 square foot home. It has no days on market and is excluded from every median on this page.
Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
2021 (December only) | 1 | $315,000 | $315,000 | 47 | 91.3% |
2022 | 5 | $350,000 | $345,000 to $355,900 | 4 | 100.0% |
2023 | 5 | $395,000 | $385,000 to $435,000 | 31 | 96.3% |
2024 | 1 | $400,000 | $400,000 | 51 | 91.1% |
2025 | 0 | none | none | none | none |
2026 to September 29 | 4 | $390,000 (mean of $385,000 and $395,000) | $350,000 to $515,000 | 30 | 95.4% |
Source: Southwest Florida MLS (Matrix), Cypress Cove at Wildcat Run marketed closings, pulled September 29, 2026. Every year is a small sample.
Seven of the 16 closings took 14 days or fewer and closed at a median 100.0% of list, three took 15 to 45 days and closed at 94.1%, and five took 46 to 90 days and closed at 93.8%. Across all 16, the gap between final list and sold price adds up to $232,400, an average of $14,525 a sale (our arithmetic). Homes priced to the market went fast near list, and homes priced above it gave up more.
Year | Qualified county sales | Median price |
|---|---|---|
2026 (to July 29) | 3 | $395,000 |
2024 | 1 | $400,000 |
2023 | 5 | $395,000 |
2022 | 8 | $352,950 |
2021 | 6 | $280,000 |
2020 | 2 | $222,450 |
2019 | 3 | $217,000 |
2018 | 3 | $225,000 |
2017 | 4 | $258,500 |
2015 | 5 | $245,000 |
2014 | 5 | $247,500 |
2013 | 6 | $188,500 |
Source: Lee County Property Appraiser recorded sales, DOR-qualified only, newest recorded sale July 29, 2026. County figures are recorded deed prices and are never mixed with MLS square-foot figures.
A Cypress Cove at Wildcat Run home costs about $370,450 at the five-year median for a 1,624 square foot home and $400,000 for a 2,131 square foot home, or $228.11 and $187.71 per square foot. The larger home costs about $29,550 more in dollars and less per square foot, so the size you choose sets your budget.
Data updated: September 2026
Size on the county roll and MLS | Homes | MLS closings, 60 months | Median sold | Range | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|---|---|
1,624 heated sq ft (3 bed, 2 bath) | 22 | 10 | $370,450 (mean of $355,900 and $385,000) | $315,000 to $400,000 | $228.11 | 10 | 97.2% |
2,131 heated sq ft (3 bed plus den, 2 bath) | 22 | 5 | $400,000 | $350,000 to $515,000 | $187.71 | 33 | 93.8% |
Source: Southwest Florida MLS (Matrix), 60 months to September 29, 2026, excluding one 2022 sale recorded at 1,759 square feet and one sale entered after closing. Both size groups are small samples.
Both sizes are three bedrooms and two baths on the roll, and the MLS calls the larger a three-bedroom plus den. The county and MLS agree on both heated areas. One 2022 closing carries a 1,759 square foot MLS figure that matches the association's own description of its ground-level homes and not the county roll, and we flag the difference and confirm the size of a home before you offer.
The three 1,624 square foot closings of 2026 were $350,000, $385,000 and $395,000, and the 2,131 square foot closing was $515,000, $80,000 above the next highest, $435,000 in August 2023. One sale sets a ceiling for that size only if a second buyer follows it, so we treat $515,000 as the top of the range and not the expected price.
A median that blends the two sizes fits neither. The 60-month median per square foot across both is $215.36, which overstates the larger home and understates the smaller, so we value each home against its own size.
Choose Cypress Cove at Wildcat Run for the lower price of entry into the private club, with a $385,000 median on 16 MLS closings in 60 months, or Wildcat Cove for a detached home with a private pool at a $579,900 median on 13. The two share a gate, a pool and the required membership.
Data updated: September 2026
Factor | Cypress Cove at Wildcat Run | Wildcat Cove |
|---|---|---|
Residential parcels (2026 roll) | 44 | 40 |
Home type | Condominium carriage homes, four per building | Detached single-family homes, each with a private pool per the club |
Regime | Condominium, Chapter 718, three recorded declarations | Homeowners' association, Chapter 720 |
Built (roll) | 1999 to 2000, median 1999 | 2000 to 2002, median 2001 |
Heated area (roll) | 1,624 (22 homes) or 2,131 (22 homes) | 2,145 to 2,655, median 2,360 |
Shared pool | Yes, by deed with Wildcat Cove | Yes, by deed with Cypress Cove, in addition to private pools |
MLS, 12 months | 4 closings, $390,000 median | 5 closings, $499,000 median |
MLS, 24 months | 4, $390,000 | 7, $540,000 |
MLS, 36 months | 7, $395,000 | 7, $540,000 |
MLS, 60 months | 16, $385,000 | 13, $579,900 |
Median $ per MLS sq ft, 60 months | $215.36 | $238.06 |
Median days on market, 12 months | 30 | 123 |
Median days on market, 60 months | 24.5 | 16 |
Median sold-to-list, 12 months | 95.4% | 87.3% |
Median sold-to-list, 60 months | 96.5% | 97.5% |
Active listings, Sep 29, 2026 | 2, at $425,000 and $329,900 | 1, at $625,000 |
Months of supply | 6.0 | 2.4 |
County qualified sales, since Sep 29, 2025 | 3, $395,000 median | 4, $519,500 median |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file. MLS and county figures are never mixed.
The 60-month gap between the two medians is $194,900, about 51 percent of Cypress Cove's median. Part of that is the detached home and its private pool, and part is the regime: a condominium whose association carries the exteriors and roofs against a homeowners' association where the owner does. You are choosing a structure as much as a price.
Over the last 12 months Wildcat Cove's five closings took a 123-day median at 87.3% of list, while Cypress Cove's four took 30 days at 95.4%. Wildcat Cove has been the buyer's market and Cypress Cove the steadier one, so a buyer who wants either should expect to negotiate harder at the Cove and to move faster here.
A buyer who wants the lower entry price into Wildcat Run's private club, a garage per the association and exterior upkeep under one association fits Cypress Cove. A buyer who wants a detached home and a private pool will look at the Cove, and a buyer who wants the lowest entry of all may look at the Village at Wildcat Run. We describe the homes and never the buyers. See our guide to buying in Wildcat Cove for the other side of the pool.
The steps to buy a home in Cypress Cove at Wildcat Run are a budget and size choice, a written buyer agreement, touring, an offer, the 7-day condominium document review, the club application, inspection, insurance and closing. Most of them run at the same time, and the club application and estoppels usually set the date.
Data updated: September 2026
Decide between the 1,624 and 2,131 square foot homes, and set the budget against the carrying cost and not just the price. The five-year medians are $370,450 and $400,000, and the master invoice, the condominium dues and the club's dues sit on top. We build the monthly number from published or confirmed figures only, and our Cypress Cove at Wildcat Run home valuation guide shows how we read a price against the closings.
Since August 17, 2024, a buyer who tours with an MLS participant signs a written agreement first, and commissions are negotiable [Source: National Association of REALTORS, written buyer agreements]. We walk you through it before the first tour.
We tour with the closings of that size beside us and ask the listing side for the condominium budget, the declaration, the rules and the estoppel early. A gated community has its own entry procedure, and we arrange access for each showing.
The offer states the price, the deposit, the financing, the inspection period, the closing date and the contingencies. In a market where the median closing was 95.4% of list, an offer tied to the recent closings of the same size is a serious one. We address the membership application and the estoppel timing in the contract.
The condominium resale documents arrive under Section 718.503 and you have 7 days to cancel, counted without weekends and holidays. We read the budget, the reserves, the declaration and the rules with you.
The buyer completes the club's membership application as soon as the contract is signed. The club does not publish a timeline, so we start in the first days and track it against the closing date.
The inspection, the insurance quote and the lender's appraisal run in parallel. We confirm the estoppels are delivered, the membership is complete and the title is clear, and you close with the closing agent.
Club membership for a Cypress Cove at Wildcat Run buyer is required and separate: at least one owner of each unit must be a social member of the Wildcat Run Country Club, the buyer applies through the club, and the club will not generate its estoppel until a completed application is on file. Golf is an optional upgrade.
Data updated: September 2026
The club's resident FAQ says at least one owner of each lot or unit must be a social member of the country club, and the master declaration says the same [Source: Wildcat Run realtor information]. Membership does not pass with the deed. The recorded declaration controls, so we confirm the exact wording with the documents before we advise on any detail.
A buyer submits a membership application through the club's inquiry and application pages and follows the club's process [Source: Wildcat Run membership application]. The club publishes no timeline, so we start in the first days of the contract and ask the club what it needs.
The initiation fee and the annual dues are not on the club's public pages, and we do not estimate them. We obtain the current schedule in writing before you make an offer. The club's published lease-transfer fees are $2,500 for a social membership and $3,500 for golf, which matter only if you plan to lease.
Social membership includes the clubhouse, the Grill Room, the fitness center, tennis and pickleball, per the club. Golf on the Arnold Palmer course, which the club says was renovated in 2023, is a separate membership, and the club's membership page says golf memberships are currently available to home buyers who want to upgrade from social to golf [Source: Wildcat Run membership inquiry]. The price and timing are the club's.
Ask for the current social initiation fee and dues, any food and beverage minimum, the application timeline, the golf upgrade terms and whether the club's estoppel has a fee. Put the answers in your file.
Florida's condominium laws give a Cypress Cove at Wildcat Run buyer a 7-day cancellation window under Section 718.503, the right to the budget and reserve documents under Section 718.112, an estoppel under Section 718.116, and the flood and property tax disclosures of Sections 689.302 and 689.261. The Chapter 720 disclosure summary does not apply to the condominium.
Data updated: September 2026
The seller of a resale condominium unit delivers the declaration, the bylaws and rules, the budget and financial information, the most recent annual financial statement and the governance form. You may cancel within 7 days after signing the contract or receiving the documents, whichever is later, counted without weekends and holidays, and the deposit returns [Source: Florida Statutes 718.503].
The homeowners' association disclosure summary under Section 720.401 does not apply to a Chapter 718 condominium association, so the Cypress Cove resale turns on Chapter 718 and the master association's estoppel turns on Section 720.30851 [Source: Florida Statutes 720.401]. A buyer handed the wrong form has been handed the wrong file.
Section 718.112 governs the budget and the reserves, and Section 718.111 the association's insurance [Source: Florida Statutes 718.112]. The association's public description says reserves for roof, pavement and painting are kept about every seven years. We read the current budget and ask whether the reserves are funded and whether an assessment is pending.
Florida's structural integrity reserve study and milestone inspection rules apply to condominium buildings of three stories or more [Source: DBPR, milestone inspections and SIRS]. The county roll does not carry a story count for these buildings, so we confirm it from the documents and ask the manager whether any study is required or scheduled.
Section 689.302 requires a flood disclosure and Section 689.261 a property tax disclosure summary [Source: Florida Statutes 689.302] [Source: Florida Statutes 689.261]. The tax summary tells a buyer to expect a reassessment, so use the Lee County tax estimator and not the seller's current bill [Source: Lee County Property Appraiser tax estimator].
The estoppel certificates in Cypress Cove at Wildcat Run state what is owed to each association at closing: the condominium association's under Section 718.116 and the master association's through Alliant under Section 720.30851, each due within 10 business days of the request, with the club's process alongside. The fees are capped by statute.
Data updated: September 2026
The condominium estoppel states the dues and any unpaid assessments, and the association must deliver it within 10 business days of the request [Source: Florida Statutes 718.116]. The manager orders it, and we ask for it as soon as the contract is signed.
Alliant orders the master estoppel through HomeWise at a published $280, which is a $250 estoppel fee plus a $30 platform fee, and $100 more to rush it [Source: Wildcat Run realtor information]. The statutory cap for a standard certificate on a current account is $299, with $119 more to expedite and $179 more if delinquent [Source: 2024 HB 979 staff analysis].
Whether the condominium association requires board approval of a sale or holds a right of first refusal depends on its declaration, and the estoppel asks directly. We do not assume either, and we ask the manager for the procedure and any application in the first days of the contract. The recorded declarations are in the Lee County Clerk's official records.
Who pays an estoppel is a contract term, and in Lee County the seller customarily does. We write it into the offer so it is not a closing-week surprise.
Before buying in Cypress Cove at Wildcat Run, inspect the interior systems, the air conditioning, the roof history through the association, the plumbing and electrical in a 1999 or 2000 building, and the paperwork. The MLS cannot see condition, so your inspection and the documents are the only evidence.
Data updated: September 2026
Hire a licensed home inspector for the unit: air conditioning and its age, the water heater, the electrical panel, the plumbing, windows and doors, appliances and any signs of past water intrusion. A home built in 1999 or 2000 has 26-year-old systems unless they were replaced.
The roof belongs to the association, which says the buildings have all-new roofs with roof care about every three years. It does not date the replacement, so ask the manager for the year, the cost and the reserve plan. Ask for any building inspection reports the association holds.
A wind mitigation inspection on the Uniform Mitigation Verification form documents roof shape, roof-to-wall connections, opening protection and other features that can lower a premium [Source: Florida OIR Uniform Mitigation Verification form]. Ask the inspector whether it applies to the unit and what the association has on file.
The Village of Estero issues building permits, and recorded instruments sit with the Lee County Clerk [Source: Village of Estero, permits]. We have not searched either for a specific home, and a buyer should before writing an offer.
You insure a Cypress Cove at Wildcat Run home with a condominium unit policy, an HO-6, that covers the interior, contents and loss assessment, while the condominium association insures the building exterior. Get an insurance quote during the 7-day document window, because the premium belongs in your budget before you are committed.
Data updated: September 2026
The club's description says the condominium dues include insurance on the exterior of the buildings, and Section 718.111 governs the association's coverage [Source: Florida Statutes 718.111]. Ask for the master policy summary and the deductible, since a large deductible can flow to owners as an assessment.
An HO-6 covers your interior, contents, personal liability and loss assessment, and Section 627.714 addresses unit owner loss assessment coverage [Source: Florida Statutes 627.714]. Your lender will tell you what it requires.
FEMA's map returned Zone X, an area of minimal flood hazard, at a point we checked on Wildcat Run Drive, which is a map reading and not a survey [Source: FEMA National Flood Hazard Layer]. Flood insurance is available whatever the zone [Source: FloodSmart]. We check your parcel on FEMA's Map Service Center before you decide.
Hurricane Ian made landfall in September 2022 as a Category 4 storm near Cayo Costa, per the National Hurricane Center [Source: NHC report on Hurricane Ian]. We hold no Cypress Cove specific damage or repair record and do not say the neighborhood was undamaged.
To own a Cypress Cove at Wildcat Run home you pay the master association invoice of $3,710 for 2025, the condominium dues, the country club's required social membership dues and initiation, optional golf dues, property tax and an HO-6 policy. Only the master invoice is public, so we obtain the rest before you offer.
Data updated: September 2026
The 2025 master invoice was $2,457 in Community Association dues plus $1,253 for bulk cable and internet from Comcast, $3,710 in all, which is $309.17 a month [Source: Wildcat Run master association FAQs]. At the $390,000 12-month median it is about 1.0 percent of the price a year, our arithmetic on the 2025 figure. We did not find a 2026 schedule in the public documents.
The club's description of Cypress Cove says the annual dues include water and sewer, pest control, insurance on the exterior of the buildings, the pool shared with Wildcat Cove, basic cable television, annual pressure washing of doors and pavement, roof care about every three years, building maintenance, landscaping, and reserves for roof and pavement repair or replacement and for painting about every seven years. It does not say what the dues are. The manager or the estoppel gives the number, and it is the largest unknown in your monthly math.
The master invoice includes bulk cable and internet from Comcast, and the condominium dues include basic cable television. Whether those are one service billed through two channels, two services or a line that has since changed is not stated in what the associations publish. It moves the all-in monthly figure, so we ask the manager before you offer.
At least one owner of each unit must hold a social membership, and golf is an optional upgrade. The club does not publish initiation or dues amounts on its public pages, and we do not estimate them. We obtain the current schedule in writing before you make an offer.
A change of ownership can reassess the property, so use the Lee County tax estimator for the tax on your purchase price and not the seller's bill. Add the HO-6 quote to the monthly figure once you have it.
We build a one-line monthly estimate only from published or confirmed numbers: the master invoice, the condominium dues, confirmed club dues, tax and insurance. Until those are confirmed, any monthly figure for this neighborhood is incomplete, and we say so.
Cypress Cove at Wildcat Run buyers who finance pay Florida's documentary stamp tax on the note at $0.35 per $100 and the intangible tax on the mortgage at $0.002 per dollar, plus recording, the lender's title policy, lender fees, prepaid insurance and taxes and any association fee. The seller customarily pays the owner's title policy in Lee County.
Data updated: September 2026
On a $312,000 loan, 80% of a $390,000 purchase at the 12-month median, the two state taxes come to $1,092.00 in note stamps and $624.00 in intangible tax, by our arithmetic from the statutes [Source: Florida Department of Revenue, documentary stamp tax] [Source: Florida Department of Revenue, nonrecurring intangible tax]. A cash buyer pays neither.
Item | Amount or rule | Source |
|---|---|---|
Documentary stamp tax on the note | $0.35 per $100 of the loan ($1,092.00 on $312,000) | |
Nonrecurring intangible tax on the mortgage | $0.002 per $1 ($624.00 on $312,000) | |
Recording the deed and mortgage | Per-page fees set by statute | |
Lender's title policy | Premium promulgated by the state | |
Owner's title policy | Customarily paid by the seller in Lee County; the contract controls | |
Lender, appraisal and credit fees | Shown on your Loan Estimate | |
Estoppel certificates | Up to $299 each for a current account; who pays is a contract term | |
Club initiation and any association transfer fee | Not published; confirm with the club and the estoppel | The club's membership inquiry page |
Prepaids and prorations | Insurance, tax escrow and dues prorated to closing | Your Closing Disclosure |
In Lee County the seller customarily chooses the closing agent and pays for the owner's title policy, and the buyer pays for the lender's policy. The premium is promulgated by the state, and the contract controls who pays.
The seller customarily pays the deed's documentary stamp tax of $0.70 per $100, which is $2,730.00 at $390,000 [Source: Florida Statutes 201.02].
Florida property taxes are paid in arrears, so the seller credits you for their share of the year at closing. The seller's bill may reflect a homestead cap that does not carry to you [Source: Florida Statutes 193.155].
If the seller is a foreign person, federal withholding may apply and the closing agent handles it [Source: Internal Revenue Service, FIRPTA].
Cypress Cove at Wildcat Run buyers who tour with an MLS participant now sign a written buyer agreement first. The National Association of REALTORS practice changes took effect August 17, 2024: the agreement states the buyer agent's compensation, commissions are negotiable and not set by law, and offers of buyer broker compensation may not appear on the MLS.
Data updated: September 2026
It states the compensation the agent will receive and how it is determined, and it says commissions are negotiable [Source: National Association of REALTORS, written buyer agreements].
NAR's guidance says a written agreement is not needed just to speak with an agent about services [Source: National Association of REALTORS, what the settlement means]. You can call us about the fee stack or the membership steps without signing anything, and the line is the tour.
Yes. A seller may agree to pay a buyer's broker or offer concessions negotiated in the transaction, though offers of compensation cannot be advertised on the MLS [Source: National Association of REALTORS, settlement FAQs].
Florida law presumes a transaction broker relationship unless a single-agent or no-brokerage relationship is established in writing [Source: Florida Statutes 475.278].
In Cypress Cove at Wildcat Run, a buyer's representation earns its keep in the diligence: an unpublished club fee schedule, a condominium and a master association under two statutes, an approval timeline and a market with two sizes and a few sales a year. Read any buyer agreement against that list.
You can finance a Cypress Cove at Wildcat Run home with a conventional or cash purchase, but a lender underwrites the condominium as well as you: it reviews the association's budget, reserves, insurance and delinquencies, and it will want the estoppel. Rates move daily, so we point you to the published survey and your Loan Estimate.
Data updated: September 2026
A condominium loan depends on the association's financial health, the insurance, the reserves and the share of owners who are behind on dues, which is why the budget and the estoppel matter. We read them with you before the lender does, so a problem surfaces in the 7-day window and not at the appraisal.
Freddie Mac publishes a weekly survey of mortgage rates, and your lender's Loan Estimate is the document that states your actual costs [Source: Freddie Mac Primary Mortgage Market Survey] [Source: Consumer Financial Protection Bureau, the Loan Estimate]. We do not quote a rate.
A cash purchase removes the lender's review, the note stamps and the intangible tax, but not the 7-day window, the estoppels or the club application. Cash does not shorten the membership timeline, so we plan the closing date around it.
A lender's appraisal in a market with 4 sales a year may come in below the contract, so we carry the closings of the same size into the file and, where it helps, into a conversation with the appraiser. An appraisal gap is a negotiation in the contract and not a surprise at closing.
We find you the right home in Cypress Cove at Wildcat Run by matching size and level to your plan, watching the MLS and quiet channels for the few homes that come up, and screening each against the closings and documents before you tour. With 44 homes, patience and speed both matter.
Data updated: September 2026
Some buyers want a lock-and-leave base, some a primary residence with a garage inside a gated club, and some a long-term rental under the 90-day rule. We read those from size, price, garage and rules, and never from anything about you. Tell us what you need the home to do.
A neighborhood of 44 homes has few listings, and some owners prefer a quiet sale. We tell you about homes that may come to market quietly and about the two currently listed, and we explain the tradeoff of a private deal.
For every home we check the size against the roll, the asking history, the days on market, the nearest closings and whether the documents are ready. We tell you when a home is priced to the closings and when it is not.
Many buyers here are not in Estero when they shop. We send the documents for each home and coordinate remote signing options with the title company, so a seasonal buyer can buy without flying down for every step.
We negotiate for you in Cypress Cove at Wildcat Run by pricing the offer from the recent closings of the same size, using the asking history and days on market, and asking for what the documents support. Marc runs the negotiation himself. In a neighborhood where 11 of 16 sales closed below final list, a reasoned offer is normal.
Data updated: September 2026
Anchor the offer to the closings of the same size, weight 2026, and use the asking history as leverage where a home has waited. A 1,624 square foot home listed at $425,000 after 112 days is a different negotiation from one listed at the closings.
Inspection findings turn into repairs or credits, and the estoppel and membership timing turn into closing-date terms. We keep the contract's dates realistic so a late estoppel does not put your deposit at risk.
A weak budget, an unfunded reserve, a pending assessment, a club schedule you cannot accept or an estoppel that shows arrears are reasons to renegotiate or cancel inside the window. We tell you early, while cancelling is still an option.
The rules that decide whether a Cypress Cove at Wildcat Run home works for you are the 90-day minimum lease and its approval chain, the pet limit, the design review process for exterior changes, the open house and sign rules and the gate procedure. Read them before an offer, because the declarations and rules bind you on closing.
Data updated: September 2026
The master association's rental guidelines dated October 15, 2025 say homes may not be leased for less than three months, that an application is due at least 30 days before the start date, that the condominium association approves first and then the master board, and that the fee is $100 plus $40 per adult [Source: Wildcat Run rental guidelines]. Short-term rental is not available.
The master association limits pets to two, on a leash. Parking and guest rules are in the declarations and the rules, which are part of the 7-day document package, and we read them with you before you commit.
The master association's design review process applies to exterior changes, and in a condominium the association typically controls the building exterior as well. If a garage door, entry or screened enclosure matters to you, confirm which body must approve it.
Wildcat Run is a gated community with a staffed gate. We arrange guest access for your showings and your inspections, and you will learn the procedure for your own guests at closing.
Cypress Cove at Wildcat Run is the right place to buy if you want a condominium carriage home with a garage, exterior upkeep handled by an association and access to a private country club, at a lower price than the detached homes around it. It is the wrong place if you want a private pool or no club membership.
Data updated: September 2026
The public record supports three uses: a seasonal lock-and-leave base, a primary residence with a garage inside a gated golf club, and a rental unit under the master association's 90-day minimum. We read these from the size, price, garage and rental rules, and we describe the property and never the people.
The neighborhood pool shared with Wildcat Cove a short walk away, and, through the required social membership, the club's clubhouse dining, Grill Room, fitness center, tennis and pickleball courts. Golf is a separate optional membership, and the club publishes no fees.
Cypress Cove at Wildcat Run addresses sit in the School District of Lee County's elementary Proximity Zone Q, middle Zone GG and High School South Zone, Sub-zone 3 on the district's 2026 to 2027 map, read at our sample points on October 17, 2026. Zone Q elementary schools are Bonita Springs, Pinewoods, San Carlos Park, Spring Creek and Three Oaks; Zone GG middle schools are Bonita Springs Middle and Three Oaks Middle; South 3 high schools are Bonita Springs High, Estero High and South Fort Myers High. Families rank the schools in their zone and the district places students by preference, proximity and lottery, so no school is assigned by address; confirm yours with the district's school locator. Confirm current options with the district before you rely on a school.
FEMA's map returned Zone X at a point we checked on Wildcat Run Drive, which is a map reading and not a survey, and we hold no neighborhood-specific damage record for Hurricane Ian. Check your parcel and your insurance quote before you commit.
Cypress Cove at Wildcat Run buyers get a personalized consultation by calling Marc Comisar direct at (239) 287-5873 or requesting one online. We review your budget, the size that fits, the fee stack and the membership steps, and we tell you which documents to read first. There is no cost and no obligation.
Data updated: September 2026
Your budget against each size's sales, the fee stack, the two disclosure regimes, the club process and a search plan.
A written buyer agreement is required before touring, and we would rather you understand the terms first. Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072, or email [email protected]. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. To see what a home is worth before you offer, read our Cypress Cove at Wildcat Run home valuation guide, and if you are selling first, see our seller guide. For the buildings, the shared pool and the public record, read our Cypress Cove at Wildcat Run neighborhood guide, and for the wider community see the Wildcat Run hub.
McGreevy and Comisar is a top-reviewed Cypress Cove at Wildcat Run realtor team, and the quotes below are genuine five-star Google reviews from buyers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ "Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house." Verified Google review
In a neighborhood with two sizes and a club, listening to what you need the home to do is the first step, and it is how we narrow a handful of homes quickly.
★★★★★ "Marc knows the market, works for his buyer and is attentive to his goals." Verified Google review
Knowing the market here means reading every recorded sale, since there are only 16 in five years, and working for the buyer means telling you when an ask is above them.
★★★★★ "Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he's helped us settle into the area. 100% recommendation!" Verified Google review
A buyer choosing between a 1,624 and a 2,131 square foot home is choosing a size and a budget, and we would rather you buy the one that fits.
★★★★★ "Marc's knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes." Verified Google review
Finding a few homes that check your boxes is the work in a market with two listings, and it starts with knowing what you want before the first tour.
A Cypress Cove at Wildcat Run specialist matters for a buyer because the facts that decide a purchase live in documents and sizes, not in a listing feed: a required club membership, a condominium and a master association under two Florida statutes, a shared pool, two home sizes and a neighborhood that trades a few times a year.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and one half of McGreevy and Comisar. He runs the search, the tours and the negotiation. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage and one half of McGreevy and Comisar. He runs the data and the documents. Reach him at (239) 898-6072 or [email protected], and read his profile on the Jesse McGreevy agent page.
A general agent may quote the Wildcat Run community median, hand a condominium buyer the wrong disclosure form, use a Wildcat Cove sale as a comparable, forget the membership application or advertise a monthly cost without the master invoice and club dues. Each one costs a buyer time or money.
If you're searching for "the best buyer's agent in Estero, 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 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.
Cypress Cove at Wildcat Run owners who are selling to buy get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a 44-home club neighborhood with two sizes rewards size-level pricing. We coordinate the sale and the purchase together.
Data updated: September 2026
If you are thinking, "I need to sell my Cypress Cove at Wildcat Run home and buy the next one," here is the short version. We place your home in its size and price it from the closings, prepare the documents file, and time the two closings around the homestead and membership steps. In the last 12 months we tracked all 4 closings here.
Listing-team credentials:
Yes, and we plan the two closings together. The timing of a sale contingency, the club application for the new home and the estoppels for the old one all affect the dates, so we put them on one calendar before you list.
Start with the closings of your size: a 1,624 square foot home has closed between $350,000 and $395,000 in 2026 and a 2,131 square foot home at a $400,000 five-year median. Request a free home valuation for a written range, or read our Cypress Cove at Wildcat Run seller guide.
It may transfer. Florida's portability rule lets a homestead owner who establishes a new Florida homestead within the statutory window carry over up to $500,000 of the difference between just value and assessed value, and the January 1 test matters [Source: Florida Department of Revenue, PT-112]. We sequence both closings around it.
A buyer of a home in Wildcat Run applies for the club membership that goes with that home, since membership does not pass with the deed. Moving within Wildcat Run does not avoid the application for a home with a different owner of record.
Yes. Discreet off-market marketing is available, and we explain the tradeoff in exposure and price before you choose it.
Call Jesse direct at (239) 898-6072 or request a free home valuation. Jesse runs pricing, marketing, data and the closing paperwork on every listing.
Cypress Cove at Wildcat Run buyers ask these questions before they offer, and each answer below is written for a Lee County condominium buyer inside a golf and country club, in a single paragraph, with its source. They cover price, the club, the documents, the costs and the choices between sizes and neighborhoods.
Data updated: September 2026
By size: a 1,624 square foot home has a 60-month median of $370,450 and closed between $350,000 and $395,000 in 2026, and a 2,131 square foot home has a $400,000 median with one $515,000 closing in March 2026. Add the master invoice, condominium dues and club costs on top of the price.
The 12-month median is $390,000 on 4 MLS closings, a small sample, and the 60-month median is $385,000 on 16 closings. The county's qualified sales since September 29, 2025 show 3 at a $395,000 median. We show the windows together because each is small.
The Lee County roll records 44 residential parcels in 11 four-unit buildings on Wildcat Run Drive, built in 1999 (28 parcels) and 2000 (16). Twenty-two homes are 1,624 heated square feet and 22 are 2,131. The state's register shows three condominium declarations recorded in 1999.
It is a Chapter 718 condominium inside the Chapter 720 master Wildcat Run Community Association. The condominium association carries the building exteriors, roofs and grounds, the master association handles roads, lakes and the gatehouse, and the club sits on top. A separate association holds the shared pool.
Yes, a social membership. At least one owner of each unit must be a social member, and the club will not generate its estoppel until a completed application is on file. Golf is an optional upgrade. The club does not publish initiation or dues, so we obtain them in writing before you offer.
The club publishes no timeline. The buyer completes the application as soon as the contract is signed, and because the club needs it before it generates its estoppel, it can set the closing date. We start in the first days and track the application against the contract.
The 2025 master invoice was $3,710 a year: $2,457 in Community Association dues and $1,253 for bulk cable and internet [Source: Wildcat Run master association FAQs]. The condominium dues and the club's initiation and dues are not published, so we confirm them before you offer.
The club's description says they include water and sewer, pest control, exterior building insurance, the shared pool, basic cable, annual pressure washing, roof care about every three years, building maintenance, landscaping and reserves. It does not state the amount, so the manager or the estoppel gives the number.
Yes, within 7 days. Under Section 718.503 the buyer of a resale unit may cancel within 7 days after signing the contract or receiving the documents, whichever is later, counted without weekends and holidays [Source: Florida Statutes 718.503]. We read the documents with you inside that window.
No. Section 720.401's homeowners' association disclosure summary does not apply to a Chapter 718 condominium association, so the resale turns on Section 718.503. The master association's estoppel still turns on Section 720.30851, so both statutes appear in a Cypress Cove purchase [Source: Florida Statutes 720.401].
An estoppel states the dues and unpaid assessments on a unit. The condominium's is due within 10 business days under Section 718.116, and the master's through Alliant costs a published $280 plus $100 to rush. The statutory cap is $299 on a current account. Who pays is a contract term, and in Lee County the seller customarily does.
Whether the condominium association requires board approval of a sale or holds a right of first refusal depends on its declaration, and the estoppel asks directly. We do not assume either. The club's membership application is separate, and the recorded declarations are in the Lee County Clerk's official records.
On September 29, 2026 the MLS showed two, both 1,624 square feet: one asking $425,000 after 112 days and one asking $329,900 after 217 days. At 4 closings a year that is about 6.0 months of supply, though with counts this small one sale changes it.
Buyers have. Of the 16 marketed closings in 60 months, 11 closed below final list, 5 at list and none above, at a median 96.5% of list, and in the last 12 months the median was 95.4%. The homes that priced to the closings sold fastest near list.
The 12-month median is 30 days on market and the 60-month median 24.5, with a range of 0 to 136. Seven of 16 closings took 14 days or fewer and closed at a median 100.0% of list, so a well-priced home can go quickly, and we watch for new listings.
The MLS recorded no closing between August 30, 2024 and March 2, 2026, and the county shows no qualified sale in calendar 2025. The records do not say why. With 44 homes, a year without a sale can happen without any signal about price, so we read the longer windows.
The 60-month median is $215.36 per square foot of MLS living area and the 12-month median is $239.37. By size, the 1,624 square foot homes have a $228.11 median over five years and the 2,131 square foot homes $187.71, so one neighborhood rate misprices both sizes.
The roll records 22 homes of each size. The MLS calls the smaller a three-bedroom, two-bath home and the larger a three-bedroom plus den, two-bath home. The county and the MLS agree on both areas. Over 60 months the larger home's median is $29,550 higher in dollars.
Yes, a community pool shared by deed with Wildcat Cove and administered through a separate not-for-profit, Cypress Cove at Wildcat Run Commons Association, Inc. Homes do not have private pools. The club's own facilities, which a social membership includes, are separate from the neighborhood pool.
No. Golf on the Arnold Palmer course is a separate, optional membership above the required social membership, and the club's membership page says golf memberships are currently available to home buyers who want to upgrade from social to golf. The club sets the price and timing and does not publish them.
Yes, long-term. The master association's guidelines of October 15, 2025 set a 90-day minimum lease, a 30-day lead time and approval by the condominium association and then the master board, with a $100 fee plus $40 per adult. Short-term rental is not available [Source: rental guidelines].
The master association limits pets to two, on a leash. The condominium declaration and rules may add to that, and they are part of the documents you receive in the 7-day window. Assistance animals are covered by federal fair housing rules, and we read the rules with you before you commit.
On a $312,000 loan, 80% of a $390,000 purchase, Florida's note stamps are $1,092 and the intangible tax $624, plus recording, the lender's title policy, lender fees, prepaids and any association fee. A cash buyer pays neither tax. The seller customarily pays the owner's title policy in Lee County.
Yes. The association covers the roof and exterior, but the interior, the air conditioning, the plumbing, the electrical panel and the windows are yours, and a 1999 or 2000 building has 26-year-old systems unless they were replaced. The MLS has no condition field, so your inspection is the evidence.
The association's public description says the buildings have all-new roofs, with roof care about every three years and reserves for roof, pavement and painting about every seven years [Source: Wildcat Run local associations]. It does not date the replacement, so we ask the manager for the year.
An HO-6 unit policy covers your interior, contents, liability and loss assessment, while the association insures the building exterior. Your lender will state what it requires, and we recommend getting a quote during the 7-day document window so the premium is in your budget before you are committed.
FEMA's map returned Zone X, an area of minimal flood hazard, at a point we checked on Wildcat Run Drive, and a box of about three-quarters of a mile returned Zone X only [Source: FEMA National Flood Hazard Layer]. That is a map reading and not a survey, so we check your parcel.
Hurricane Ian made landfall in September 2022 as a Category 4 storm near Cayo Costa [Source: NHC report on Hurricane Ian]. We hold no Cypress Cove specific damage or repair record and do not say the neighborhood was undamaged. The association and the Village's permit history are where any repair would show.
Cypress Cove at Wildcat Run is in elementary Zone Q, middle Zone GG and high school South 3 on the district's 2026 to 2027 map, so Pinewoods Elementary, Three Oaks Middle and Estero High are among a family's ranked choices rather than assigned schools; confirm your address with the district's school locator. Confirm current options with the district before you rely on a school.
Cypress Cove is 44 condominium carriage homes with a $385,000 60-month median, and Wildcat Cove is 40 detached homes with private pools and a $579,900 median. They share a gate, a master association, the required social membership and a pool by deed, but they sit under different legal regimes.
No. This page covers Cypress Cove at Wildcat Run Condominium Association, Inc. in Estero, Lee County, ZIP 33928. Cypress Cove at Grandezza is a separate homeowners association in a different Estero community, and its sales, fees and rules do not apply to a Wildcat Run carriage home.
Since August 17, 2024, a buyer who tours with an MLS participant signs a written agreement first, commissions are negotiable and offers of buyer broker compensation may not appear on the MLS [Source: National Association of REALTORS, settlement FAQs]. A seller may still agree to help pay, negotiated in the contract.
Yes, but the lender underwrites the association as well as you: its budget, reserves, insurance and delinquencies, plus the estoppel. Rates move daily, so use your Loan Estimate and the published weekly survey. A cash purchase removes the lender's review but not the 7-day window, the estoppels or the club application.
In the last 12 months we tracked all 4 closings, and we tracked every one of the 16 marketed closings the MLS has recorded here in five years.
Call Marc at (239) 287-5873 for a free buyer consultation. We review your budget, the size that fits, the fee stack and the membership steps, and we send the recent closings of that size. You sign a written buyer agreement before the first tour, and we walk you through it first.
Cypress Cove at Wildcat Run buyers and sellers work with Jesse McGreevy and Marc Comisar of Domain Realty because the team reads every sale inside the neighborhood, prepares the association paperwork before a buyer asks, and works from an office in Bonita Springs a short drive from the Wildcat Run gate. Learn more about our team.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. If you are thinking about buying in Cypress Cove at Wildcat Run, the work begins with your size and budget, the recent sales that resemble the homes you want, the association documents and the club conversation. In the last 12 months we tracked every closing here, and we tracked each of the 16 in five years.
McGreevy and Comisar are a top-reviewed Cypress Cove at Wildcat Run realtor team; read verified Google reviews on their Google reviews profile, and follow our latest listings on Instagram.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Contact us when you are ready:
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Every fact on this Cypress Cove at Wildcat Run buyer guide traces to a primary record below: the association and club documents, Florida state records, Lee County and Village of Estero records, FEMA and federal sources. Parcel and sale facts come from the county roll and the MLS. No brokerage or listing portal is cited.
Cypress Cove at Wildcat Run's key documents are published by the community association, the State of Florida, Lee County and federal authorities; the table links each to its issuing authority. The recorded condominium declarations are available through the Lee County Clerk's official records, and the condominium estoppel through the association's manager.
Document | Issued by | Date | Link |
|---|---|---|---|
Rental Guidelines dated October 15, 2025 | Wildcat Run Community Association | October 15, 2025 | |
Second Amended and Restated Declaration | Wildcat Run Community Association | recorded declaration | |
Local Association Information | Wildcat Run Community Association | current file | |
Lease Application | Wildcat Run Community Association | current file | |
Lease Addendum | Wildcat Run Community Association | current file | |
For Sale Signage Information | Wildcat Run Community Association | current file | |
Cypress Cove at Wildcat Run Condominium Association, Inc. record | Florida Division of Corporations | filed February 11, 1998 | |
Cypress Cove at Wildcat Run Commons Association, Inc. record | Florida Division of Corporations | filed May 21, 1999 | |
Public condominium extract (Lee County) | Florida Division of Condominiums | read September 30, 2026 | |
Section 718.503, condominium resale disclosure and the 7-day voidability clause | Florida Legislature | 2025 statutes | |
Section 718.116, condominium estoppel certificate | Florida Legislature | 2025 statutes | |
Section 720.401, homeowners association disclosure summary and its condominium exception | Florida Legislature | 2025 statutes | |
Section 720.30851, homeowners association estoppel certificate | Florida Legislature | 2025 statutes | |
Section 689.302, flood disclosure | Florida Legislature | 2025 statutes | |
Section 689.261, property tax disclosure summary | Florida Legislature | 2025 statutes | |
2024 HB 979 staff analysis, estoppel fee caps of $299, $119 and $179 | Florida Senate | 2024 | |
Documentary stamp tax overview, $0.70 per $100 on deeds | Florida Department of Revenue | current | |
2025 Taxing District Millage Book | Lee County Property Appraiser | 2025 | |
Real Property Transfer Codes, what makes a county sale qualified | Lee County Property Appraiser | current | |
Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | |
PT-112 portability guide | Florida Department of Revenue | current | |
NAR settlement FAQs | National Association of REALTORS | current | |
Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | |
Recorded condominium declarations (three, recorded 1999) | Lee County Clerk, official records | recorded 1999 | Through the Lee County Clerk official records, and your documents file |
Condominium budget, reserves, insurance declarations and rules | Association manager | current | Through the manager named on the club local associations page |
Country Club social and golf membership schedule | Wildcat Run Golf and Country Club | current | Through the club membership inquiry page; the club does not publish it |
Cypress Cove at Wildcat Run buyers reach the McGreevy and Comisar buyer team by calling Marc Comisar direct at (239) 287-5873 or requesting a personalized consultation online. The consultation covers your budget, the size that fits, the fee stack and the club membership steps, and there is no cost and no obligation.
Call Marc at (239) 287-5873 and read how we represent buyers in Estero. Sellers can call Jesse direct at (239) 898-6072 or request a free home valuation.
Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, a short drive south of the Wildcat Run gate.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.