Estero, Florida
Buy a home in Cypress Cove with McGreevy and Comisar, Top 1% nationally since 2008. Every recorded closing, both associations' documents and the roof questions reviewed for you. Call Marc at (239) 287-5873.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated November 2026.
Buying in Cypress Cove at Grandezza means buying one of 115 detached homes on two private courts inside the gated community of Grandezza in Estero, where 14 homes closed in the Southwest Florida MLS in 24 months, 5 of them in the last 12, and where two were for sale on October 21, 2026. This guide sits beside our full Cypress Cove neighborhood guide, and it answers the buyer's questions: what a home costs, what it costs to carry, what two associations and a club require, and which papers to ask for before you write an offer.
If you own a home you must sell first, our Cypress Cove seller guide and Cypress Cove home valuation guide cover that side. Buyers comparing agents across Estero can set us beside the others in our guide to the best real estate agents in Estero.
A word on the name, because the name is common. This page covers Cypress Cove at Grandezza in Estero, Lee County, meaning Cypress Cove A at Grandezza Homeowners Association, Inc. and Cypress Cove B at Grandezza Homeowners Association, Inc. It is not Cypress Cove at Wildcat Run. Buyers weighing the neighboring village of Savona have their own Savona buyer guide, and buyers looking across the whole gate can start with our Grandezza buyer guide.
McGreevy and Comisar are the best realtor for buying in Cypress Cove because we have read every recorded closing and the recorded declaration, and we tell you before you offer what the price, two associations and an owner-paid roof will do to your plan. We are the #1 Team in Southwest Florida since 2012.
Jesse McGreevy and Marc Comisar run the search, the negotiation and the paperwork on every purchase we take. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida. Our office is in Bonita Springs, and Estero is a market we work every week.
Recent Cypress Cove market record (12 months to October 21, 2026): 5 MLS closings, a $725,000 median sold price, a range of $585,000 to $835,000, a median of 12 days on market and a median 94.8% of final list price. Five is a small sample, so the 24-month window (14 closings, a $766,250 median) sits beside it below. Source: Southwest Florida MLS (Matrix), pulled October 21, 2026.
We publish no count of Cypress Cove purchases we represented. None is on file for this neighborhood, and we do not dress a public-record comparison up as our own deal. What we claim is checkable: we read the recorded Cypress Cove A declaration, its 2002 supplement and its 2015 guidelines, the county roll for all 115 parcels and every MLS closing on record since November 2021.
Honors and recognition:
Those are career honors across Lee and Collier counties.
You get Marc and Jesse, not an assistant with a template. Marc Comisar runs the search, the tours, the negotiation and the inspections. Jesse McGreevy runs the data, the pricing check and the association and closing paperwork. Reach Marc at (239) 287-5873 or Jesse at (239) 898-6072, and read how the partnership works on our about McGreevy and Comisar page.
Buying in Cypress Cove? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida. Selling first? Call Jesse direct at (239) 898-6072 or start with a free home valuation.
Cypress Cove buyers who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide your price, your carry and your risk more than a listing photo will, and each one is specific to this 115-home neighborhood inside Grandezza.
This buyer guide for Cypress Cove is organized in four groups: the essentials of steps, market and price, the details of law, inspection, insurance and costs, how we find and negotiate and what the rules allow, and questions, contacts and sources. Each link below jumps to the matching section of this Cypress Cove page.
The Essentials: What Does It Take to Buy a Home in Cypress Cove? · What Is the Cypress Cove Market Like for Buyers Right Now? · What Have Cypress Cove Homes Sold For? · What Does a Cypress Cove Home Cost by Size and Bedrooms? · What Is for Sale in Cypress Cove Today? · How Do Cypress Cove Prices Compare With Other Grandezza Villages? · Cypress Cove vs Savona: Which One Should You Buy In?
Law, Inspection and Costs: What Does Florida Law Give a Cypress Cove Buyer Before Contract? · How Do the Estoppel Certificate and Association Documents Work in Cypress Cove? · What Should You Inspect Before Buying in Cypress Cove? · How Do You Insure a Cypress Cove Home? · What Will You Pay Each Month to Own a Cypress Cove Home? · What Are Buyer Closing Costs in Cypress Cove? · How Does Buyer Representation Work After the NAR Settlement? · Can You Finance a Cypress Cove Home?
Search, Negotiation and Rules: How Do We Find You the Right Home in Cypress Cove? · How Do We Negotiate for You in Cypress Cove? · Which Cypress Cove Rules Decide Whether a Home Works for You? · Is Cypress Cove the Right Place for You to Buy? · What Do Buyers Say About Working With McGreevy and Comisar? · Get Your Personalized Cypress Cove Buyer Consultation · Why Does a Cypress Cove Specialist Matter for a Buyer?
Questions, Contacts and Sources: Thinking of Selling Your Cypress Cove Home? List With the #1 Team in Southwest Florida Since 2012 · Frequently Asked Questions, Buyer Edition · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
Buying a Cypress Cove home takes six steps: set the budget with the full carry, sign the written buyer agreement, choose the home, make and negotiate the offer, review the documents, inspect and insure, and close. In Cypress Cove the extra work is the two associations' paperwork and the age of the roof.
Add the price, the neighborhood and master assessments, the club's Social membership, Lee County property tax and insurance, then ask for the estoppel numbers to replace what is unpublished. At the $766,250 24-month median, each $1,000 a year of assessments is about 0.13 percent of the price.
Since August 17, 2024 a buyer's agent needs a written agreement with the buyer before touring a home, stating the compensation and that it is negotiable. We review it with you before the first tour, and we explain who pays and how.
Decide the size group first: Buttermere Court's larger homes, at a median 2,552 heated square feet, or Seadale Court's smaller homes, at 1,989. Then tour with the closings in hand, because the neighborhood's 36 sales in 60 months tell you what each size has cost.
We price the offer from the closings (our Cypress Cove home valuation guide shows the method), the roof and the condition, using the 94.7% median sold-to-list as the negotiating range, and we write the contract terms that matter here: the disclosure delivery, the estoppel requests, the inspection and insurance periods.
Read the Section 720.401 summary, the declaration and rules for A or B, the budget and the estoppel. Inspect the roof, lanai, pool and systems. Bind an insurance quote before the inspection period ends.
The title company prepares the deed and the settlement statement, prorates taxes and dues, and records the deed. We check the numbers with you before the closing table, and we make sure both associations have the transfer information they need.
The Cypress Cove market for buyers is balanced and negotiable: 5 MLS closings in the last 12 months at a $725,000 median, all 14 in 24 months below the final list price at a 94.7% median, two active listings on October 21, 2026, and about 4.8 months of supply. A well-priced home moves; an overpriced one waits.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Window to October 21, 2026 | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
12 months | 5 (small sample) | $725,000 | $296.94 | 12 | 94.8% |
24 months, first window with 10 or more | 14 | $766,250 (mean of $757,500 and $775,000) | $349.42 | 26 | 94.7% |
36 months | 19 | $775,000 | $354.87 | 17 | 96.0% |
60 months | 36 | $753,750 (mean of $750,000 and $757,500) | $344.73 | 10 | 97.1% |
The 24-month window is the first with 10 or more closings. Medians use the mean of the middle pair when the count is even. Sold-to-list is the sold price divided by the final list price. Every closing in the 24-month window was marketed through the MLS, and the MLS rows carry the neighborhood's own label.
The median price has held in a narrow band, between $725,000 and $775,000 across the four windows, while the pace has slowed: the median days on market is 12 over 12 months, 26 over 24 and 10 over 60. Sellers have asked for more than buyers paid, and the record shows it: the median sold-to-list was 100.0% in 2022 and 94.4% in 2025.
The three closings from October to December 2025 took 103, 229 and 234 days, so fall-listed homes that opened high gave buyers the most leverage. All four 2026 closings took 14 days or fewer, so a home priced for spring gives you less. A buyer's leverage comes from knowing which one you are looking at.
Two homes for sale against 5 closings in the last 12 months is about 4.8 months of supply, our arithmetic. With two listings, one more or fewer moves that figure a lot, so read it as a description. Few homes come up for sale here, so a buyer who wants a specific court or size should be ready to move.
Cypress Cove homes closed 36 times in the MLS in the 60 months to October 21, 2026, from $504,000 to $1,200,000, with a $753,750 median. In the last 24 months 14 closed at a $766,250 median and a median 94.7% of the final list price. Every closing is listed below by month, size and price.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Thirty-six closings is enough for a median, but a village this small is read sale by sale. Each row shows month, bedrooms and baths, MLS living area, list and sold prices, the ratio and days on market, and nothing that identifies a home or an owner.
Closed | Beds and baths | MLS living area (sq ft) | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
Aug 2026 | 3 plus den, 2 bath | 2,207 | $849,000 | $835,000 | 98.4% | 12 |
Jun 2026 | 2 plus den, 2 bath | 1,989 | $619,000 | $585,000 | 94.5% | 8 |
Apr 2026 | 4 bed, 3 bath | 2,551 | $799,000 | $757,500 | 94.8% | 14 |
Feb 2026 | 3 plus den, 2.5 bath | 2,553 | $759,000 | $720,000 | 94.9% | 7 |
Dec 2025 | 3 plus den, 2 bath | 2,043 | $769,900 | $725,000 | 94.2% | 234 |
Oct 2025 | 3 bed, 2 bath | 1,979 | $849,750 | $800,000 | 94.1% | 229 |
Oct 2025 | 4 plus den, 4 bath | 3,033 | $1,249,900 | $1,200,000 | 96.0% | 103 |
Sep 2025 | 4 bed, 3 bath | 2,487 | $849,500 | $830,000 | 97.7% | 35 |
Jun 2025 | 3 bed, 2 bath | 1,934 | $689,000 | $650,000 | 94.3% | 196 |
Apr 2025 | 3 bed, 2 bath | 1,989 | $719,900 | $700,000 | 97.2% | 17 |
Apr 2025 | 4 bed, 3 bath | 2,226 | $818,000 | $805,750 | 98.5% | 0 |
Feb 2025 | 4 bed, 3 bath | 2,563 | $899,000 | $775,000 | 86.2% | 7 |
Jan 2025 | 4 bed, 3 bath | 2,543 | $975,000 | $920,000 | 94.4% | 45 |
Dec 2024 | 3 bed, 2 bath | 1,989 | $729,750 | $690,000 | 94.6% | 153 |
Oct 2024 | 3 bed, 2 bath | 1,981 | $736,000 | $725,000 | 98.5% | 104 |
May 2024 | 2 plus den, 2 bath | 1,989 | $745,000 | $727,000 | 97.6% | 0 |
Apr 2024 | 3 plus den, 2 bath | 2,232 | $874,000 | $845,000 | 96.7% | 2 |
Apr 2024 | 4 plus den, 2.5 bath | 2,672 | $799,000 | $799,000 | 100.0% | 1 |
Apr 2024 | 4 plus den, 3.5 bath | 2,418 | $1,095,000 | $1,055,000 | 96.3% | 19 |
Oct 2023 | 3 bed, 2 bath | 1,920 | $749,500 | $735,000 | 98.1% | 75 |
Aug 2023 | 3 bed, 2 bath | 1,989 | $724,000 | $675,000 | 93.2% | 91 |
Jul 2023 | 3 plus den, 2 bath | 2,226 | $778,750 | $762,500 | 97.9% | 21 |
Jun 2023 | 3 plus den, 3 bath | 2,427 | $935,000 | $881,000 | 94.2% | 8 |
May 2023 | 4 plus den, 3 bath | 3,033 | $1,157,000 | $1,157,000 | 100.0% | 26 |
Dec 2022 | 3 plus den, 3 bath | 2,411 | $850,000 | $775,500 | 91.2% | 6 |
Dec 2022 | 4 bed, 2.5 bath | 2,515 | $799,000 | $740,000 | 92.6% | 62 |
Sep 2022 | 4 bed, 3 bath | 2,540 | $849,000 | $805,000 | 94.8% | 17 |
Jun 2022 | 4 bed, 3 bath | 2,487 | $799,900 | $775,000 | 96.9% | 5 |
Apr 2022 | 2 plus den, 2 bath | 1,804 | $650,000 | $715,000 | 110.0% | 4 |
Apr 2022 | 3 bed, 2 bath | 1,981 | $729,900 | $735,000 | 100.7% | 3 |
Apr 2022 | 2 plus den, 2 bath | 1,920 | $620,000 | $620,000 | 100.0% | 0 |
Apr 2022 | 2 plus den, 2 bath | 1,989 | $675,500 | $708,000 | 104.8% | 4 |
Jan 2022 | 3 bed, 2 bath | 1,989 | $498,000 | $504,000 | 101.2% | 1 |
Dec 2021 | 3 plus den, 3 bath | 2,430 | $760,000 | $805,001 | 105.9% | 2 |
Dec 2021 | 3 plus den, 3 bath | 2,543 | $725,000 | $750,000 | 103.4% | 2 |
Nov 2021 | 2 plus den, 2 bath | 1,981 | $599,000 | $620,000 | 103.5% | 2 |
Cypress Cove, the 115-home neighborhood inside Grandezza, had 5 MLS closings in the last 12 months at a $725,000 median (a small sample), and two active listings on October 21, 2026. If you are buying, Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida. If you own a home you must sell first, request a free home valuation or Call Jesse direct at (239) 898-6072. Few homes come up for sale here, so the next buyer who wants one should call us first.
Over 60 months, 7 of the 36 closings were below $700,000, 17 were from $700,000 to $799,999 and 12 were $800,000 or more, four of them $900,000 or more. Over the last 24 months the split was 3, 5 and 6. The middle of the market is the $700,000 to $800,000 band, and it is where most buyers land.
Sold price band | 24 months (n = 14) | 60 months (n = 36) |
|---|---|---|
Below $700,000 | 3 | 7 |
$700,000 to $799,999 | 5 | 17 |
$800,000 and above | 6 | 12 |
The highest closing was $1,200,000 for a four-bedroom-plus-den, four-bath, 3,033 square foot home in October 2025, after 103 days on a $1,249,900 final list. The lowest was $504,000 for a 1,989 square foot, three-bedroom home in January 2022, after one day. In the last 24 months the lowest was $585,000, for a 1,989 square foot home in June 2026.
A Cypress Cove home costs about $695,000 at the median if it is under 2,100 square feet and about $805,750 if it is from 2,100 to 2,599 square feet, over the last 24 months, and the one larger home closed at $1,200,000. The MLS labels bedrooms with dens, so read the square footage first.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Living-area band (MLS) | Window | Closings | Median sold | Range | Median $ per MLS sq ft |
|---|---|---|---|---|---|
Under 2,100 sq ft | 24 months | 6 | $695,000 (mean of $690,000 and $700,000) | $585,000 to $800,000 | $349.42 |
2,100 to 2,599 sq ft | 24 months | 7 | $805,750 | $720,000 to $920,000 | $333.74 |
2,600 sq ft and up | 24 months | 1 | $1,200,000 (one sale) | one sale | $395.65 |
Under 2,100 sq ft | 60 months | 16 | $704,000 (mean of $700,000 and $708,000) | $504,000 to $800,000 | $353.40 |
2,100 to 2,599 sq ft | 60 months | 17 | $805,000 | $720,000 to $1,055,000 | $331.28 |
2,600 sq ft and up | 60 months | 3 | $1,157,000 | $799,000 to $1,200,000 | $381.47 |
The MLS labels across the 36 closings were 3 bed (9), 3 plus den (9), 4 bed (8), 2 plus den (6) and 4 plus den (4). Over 60 months, nine 3 bed, 2 bath homes closed at a $700,000 median ($504,000 to $800,000), seven 4 bed, 3 bath homes at $805,000 ($757,500 to $920,000) and six 2 plus den, 2 bath homes at $664,000 (mean of the middle pair, $585,000 to $727,000).
The two courts are the two size groups. Buttermere Court has 58 homes with a median 2,552 heated square feet and 25 homes at 3,000 or more, and Seadale Court has 57 with a median 1,989 and 36 homes between 1,920 and 1,989. The county's 2024 to 2026 medians were $830,000 for Buttermere (9 sales) and $722,500 for Seadale (12 sales).
The county roll carries heated area, and the MLS carries living area, and they differ for several homes. We use each for its own comparison and never mix them, and we ask the seller for the survey or the plan if a difference matters to your offer.
The recorded A declaration bars a detached garage, bars converting a garage to living or storage space, and requires garage doors to stay closed when vehicles are not entering or leaving. Driveways are pavers that must be replaced with pavers of the same kind and color.
On October 21, 2026 the MLS showed two Cypress Cove homes for sale: a three-bedroom, two-bath, 1,989 square foot home at $679,000 with 21 days on market, and a three-bedroom, two-bath, 1,939 square foot home at $644,000 with 25 days on market. A third, the four-bedroom, 3,033 square foot home listed at $1,249,900, was under contract. The median asking price of the two actives, $661,500, is not a market signal.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)
Two listings mean the choice is narrow, and a buyer who wants a specific court or size may wait. We watch for new listings, and for homes not yet on the MLS when a seller allows it, and we call you before the weekend.
The pending home asked $1,249,900, the same figure at which a 3,033 square foot home was listed before it sold for $1,200,000 in October 2025; the MLS record does not say whether it is the same house, and we make no claim that it is. The two actives ask $679,000 and $644,000, both below the $695,000 median for homes under 2,100 square feet.
Both actives are Seadale-size homes under 2,000 square feet and fit a buyer looking for a lower entry price than the larger Buttermere homes. At 21 and 25 days on market, both prices are still being tested. Both are asks, and the pattern says buyers close about 5 percent under the final ask.
Cypress Cove prices sit in the middle of the single-family tier of Grandezza: a $725,000 12-month median across 5 MLS closings, above Savona's $651,000 and below Villa Grande's $895,000 and Grande Estates' $1,300,000. The condominium villages, Sabal Palm, Avalon and Oakwood, are a different product at $314,500 to $492,500.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Village | Units | Regime | Built | MLS closings, 12 months | 12-month median (n) |
|---|---|---|---|---|---|
224 | Condominium | 2001 to 2004 | 14 | $314,500 (n = 14) | |
169 | Homeowners' association | 2004 to 2007 | 12 | $651,000 (n = 12) | |
Cypress Cove | 115 | Two homeowners' associations | 2001 to 2005 | 5 | $725,000 (n = 5) |
79 (113 with Solemar and Santa Lucia) | Homeowners' association | 2001 to 2007 | 7 | $895,000 (n = 7) | |
91 | Homeowners' association | 2001 to 2013 | 5 | $1,300,000 (n = 5) | |
69 | Homeowners' association | 2001 to 2005 | 4 | $619,500 (n = 4, small sample) | |
80 | Condominium | 2002 to 2005 | 4 | $439,750 (n = 4, small sample) | |
116 | Condominium | 2001 to 2004 | 4 | $492,500 (n = 4, small sample) |
The 12-month closings sum to 55 across the eight villages, which matches the community-wide figure. Solemar and Santa Lucia, the community's other two villages, carry none of the 55 closings in the roster.
Cypress Cove offers a detached home at a price below Villa Grande and Grande Estates, with the owner carrying the roof and two associations to read. Savona is cheaper and newer, with one association. The condominium villages cost much less and carry a different set of rules and building costs.
Tour Savona and Villa Grande on the same morning as Cypress Cove, because the gate, the master association and the club are the same, and only the neighborhood association, the house and the price differ.
Choose Cypress Cove for a larger, earlier-built home on a private court, with a $766,250 median across 14 MLS closings in 24 months, or Savona for a newer home with more three-bedroom choice and one association, at a $660,000 median across 24 closings. The gate, master association and club are the same.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Factor | Cypress Cove | Savona |
|---|---|---|
Homes (2026 roll) | 115 | 169 |
Regime | Two homeowners' associations | One neighborhood association |
Built | 2001 to 2005, median 2003 | 2004 to 2007, median 2005 |
Bedrooms (roll) | 2 on 22, 3 on 51, 4 on 42 | 2 on 13, 3 on 122, 4 on 32 |
Heated area (roll) | 1,804 to 3,056, median 2,427 | 1,638 to 3,916, median 2,076 |
MLS, 12 months | 5 closings, $725,000 median | 12 closings, $651,000 median |
MLS, 24 months | 14, $766,250 | 24, $660,000 |
MLS, 36 months | 19, $775,000 | 29, $699,900 |
MLS, 60 months | 36, $753,750 | 49, $700,000 |
Median $ per MLS sq ft, 24 months | $349.42 | $357.17 |
Median days on market, 24 months | 26 | 56 |
Median sold-to-list, 24 months | 94.7% | 96.8% |
Active listings, Oct 21, 2026 | 2 (median ask $661,500), plus 1 under contract | 3 (median ask $750,000), plus 1 under contract |
Months of supply at the 12-month pace | 3.4 | 1.1 |
County qualified sales, since Sep 29, 2025 | 6, $741,250 median | 11, $650,000 median |
County qualified sales, 2025 | 11, $780,000 median | 13, $660,000 median |
Sources: Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file. MLS and county figures are never mixed, and dollars per square foot is an MLS figure only.
Over 24 months Cypress Cove closed at a $766,250 median and Savona at $660,000, a gap of $106,250. The price per MLS square foot is nearly the same, $349.42 and $357.17, so the gap is mostly size: 2,427 median heated square feet at Cypress Cove and 2,076 at Savona.
A buyer who wants a larger house, accepts that the owner carries the roof, and is willing to read two associations' documents.
A buyer who wants a newer home, more three-bedroom choice and one association. Savona's sold-to-list is higher, 96.8% against 94.7%, so a buyer there has a little less room to negotiate.
At Cypress Cove the median buyer closed about 5 percent under the final list; at Savona about 3 percent under. Turnover differs this year: over 12 months about 4.3 percent of Cypress Cove homes sold and about 7.1 percent of Savona homes. We prepare an offer for each from its own closings, and we compare the total carry, not just the price.
Florida law gives a Cypress Cove buyer the Section 720.401 disclosure summary before contract, a 3-day cancellation right if it is late, the property tax summary, a flood disclosure, and protection from a seller who hides a known defect. The homeowners' association statutes apply because the A declaration says the association is not a condominium.
Section 720.401 says the disclosure summary is delivered before you sign, and on a resale the seller supplies it. The contract must carry the conspicuous voidability clause. If the summary was not delivered before signing, you may cancel within 3 days after receiving it or before closing, whichever comes first, and the right cannot be waived. It ends at closing.
Section 720.401(2) does not apply to associations under Chapters 718, 719, 721 or 723. Grandezza includes condominium villages, which run a different regime, but the recorded Cypress Cove A declaration states that the association is not a condominium association and is not governed by Chapter 718. Cypress Cove B's documents are image-only and unread, and the state register lists it as a homeowners' association. If your closing agent or attorney reads the documents differently, follow them; this is information, not legal advice.
We read Cypress Cove A's declaration, supplement and guidelines. We found no right of first refusal and no association approval of a sale in A. Cypress Cove B's documents are unread, so ask its manager for certified copies before you offer, and ask the master association for its resale package.
Section 689.261 puts a property tax disclosure summary in a residential contract, warning that you should not rely on the seller's taxes because a change of ownership or improvements can trigger reassessment. Section 689.302 requires the seller's flood disclosure at or before contract. Read both, and ask about anything they raise.
Under Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), a seller who knows of facts that materially affect value, are not readily observable and are not known to you must disclose them, and an as-is clause does not remove that duty for a residential seller. It does not replace your inspection, which is how you find what nobody knows.
In Cypress Cove the estoppel certificate is the neighborhood association's statement of what is owed on the lot, issued within 10 business days of a written request, and the master association adds its own resale package. Together they are the first real dollar figures a buyer sees, because neither association publishes one.
Section 720.30851 requires the association to issue the certificate within 10 business days of a written request. Florida caps the fee at $299 for a current account, $119 more for delivery within 3 business days and $179 more if the account is delinquent, the amounts published by the Florida Department of Business and Professional Regulation; the seller customarily pays in Lee County. It states the current dues, any special assessment and any amount owed.
Under Section 720.3085 a new owner is jointly and severally liable with the previous owner for assessments due before the transfer, and the association has a lien on the lot for unpaid assessments. That is why the estoppel is not optional in practice: it says whether anything is owed.
The A declaration set a $400 Working Fund Contribution to the neighborhood association and a $250 Working Capital Contribution to the master association, charged to a purchaser buying from the declarant in 2001 to 2005. Those were first-buyer charges, and the declaration does not say a resale buyer pays them. Whether either association charges a resale buyer today is unpublished, so the estoppel and the master's package decide.
We found no right of first refusal and no association approval of a sale in the A declaration. For B, ask the manager. Grandezza's public master pages describe a main gate for guests, a guest call-in system and an RFID tag that residents buy for $15, payable to the master association. We coordinate the tag and the gate procedure with the manager at closing.
Before buying in Cypress Cove inspect the roof, the lanai enclosure and screens, the pool equipment, the air conditioning and water heater, the irrigation controller and the driveway pavers, and ask for permits and approvals, because the owner carries all of them and a 2001 to 2005 home has 20 to 25 year old systems unless replaced.
The roof is the largest exposure. Ask for its age, its permit and any repair record, and have an inspector check the tile fasteners. The age of the roof drives the insurance quote, and a wind mitigation report on the state's uniform form can earn credits.
Ask for installation dates and service records. A 2001 to 2005 home may still have original equipment, and a buyer should price a replacement in the budget when the equipment is near its age limit.
The 2014 guidelines make windows, doors, screens and lanai structure the owner's cost, and the A declaration requires the association's consent for hurricane shutters. The 2015 guidelines allow permanent and clear-panel shutters between May 1 and November 30. Ask which type the home has and whether it was approved.
The Village of Estero issues building permits and inspections for properties inside the Village, and work before its incorporation on December 31, 2014 was permitted by Lee County. Ask for the permits for the roof, windows, air conditioning, pool and lanai, and for the association's approval of the same work. We did not read a permit list for any address, and you should.
The Florida Office of Insurance Regulation's uniform mitigation verification form records roof shape, covering, deck attachment, wall construction and opening protection, and can earn insurance credits. Order one during your inspection period and give it to your insurer.
A Cypress Cove buyer insures the whole house with a homeowner's policy, because no master policy covers the home, and chooses flood coverage separately, because homeowner's policies do not cover flood. FEMA's map returns Zone X at our two test points. We publish no premium, because no public source does.
The recorded documents make the roof, exterior walls, windows and interior the owner's, so the homeowner's policy is yours to buy. Ask the seller for the current policy and claims history, and get your own quotes before the inspection period ends.
Zone X on panel 12071C0584F, effective August 28, 2008, is outside the special flood hazard area, and an AE polygon appears within a half-mile box around the courts, so check the exact parcel. The National Flood Insurance Program is separate from a homeowner's policy, and FloodSmart explains it. Any lender may still require it and any owner may buy it.
Lee County publishes a flood insurance discount page, and the Community Rating System can reduce flood premiums for policyholders in participating communities. Ask your insurer whether a discount applies at the address.
Our Grandezza community guide, drawing on the National Hurricane Center's report, records that Grandezza took no storm surge in Hurricane Ian in 2022. Lee County's evacuation layer still places Cypress Cove at Grandezza in Evacuation Zone D and storm surge zone 4, so a stronger storm can bring a surge evacuation order. The exposure that remains is wind and rain. Citizens Property Insurance publishes a flood coverage requirement that buyers relying on the state insurer should read before choosing a policy.
Owning a Cypress Cove home costs a mortgage payment plus a neighborhood assessment, a master assessment, the club's compulsory Social membership, Lee County property tax and homeowner's insurance, with maintenance on a roof and exterior that are yours. No association or club dollar figure is published, so we give you the structure and the questions.
Layer | Who bills it | Dollar figure |
|---|---|---|
Neighborhood assessment | Cypress Cove A or Cypress Cove B | Not published |
Master assessment | Grandezza Master Property Owners Association | Not published |
Club Social membership | The Club at Grandezza | Not published |
One-time charges on a resale | Neighborhood and master associations | Not published |
Property tax | Lee County, no district line for Grandezza | Depends on assessed value |
Insurance | Your insurer | No public premium for this neighborhood |
Section 7.5.2 of the A declaration makes these services an operating expense: the association cleans, but does not repair or replace, the driveways; maintains the irrigation system serving each lot; and maintains and replaces the landscaping materials on each lot, including mowing, fertilizing, edging, trimming and pruning. The 2014 guidelines confirm the routine: weekly mowing, every other week in the dry season, monthly bed and lawn work and monthly irrigation wet checks.
The same section says that, apart from the items it lists, the association is not responsible for any part of a lot or residence. The 2014 guidelines name what is the homeowner's cost: roofs, exterior walls and painting, windows and screens, doors, lanai screening and structure, pool and pool equipment, air-conditioning equipment, garage doors, gutters, driveways and walkways (repair, not cleaning) and mailboxes.
Neither association posts a dollar figure, and the realtor packs on the master's document library sit behind a login. We do not quote the figure a listing may state, because we cannot source it. The 2002 supplement also names a different Estero neighborhood in its assessment paragraph, which reads as a carry-over from another builder document, so we rely on the declaration's own maintenance section.
Lee County property tax is billed on assessed value, and your first bill can differ from the seller's when the assessment resets after a sale. Grandezza carries no Community Development District line, per Lee County's special districts page. Portability of a Save Our Homes benefit is a separate question for a buyer moving from another Florida home, and the Department of Revenue's PT-112 explains it.
Buyer closing costs in Cypress Cove are the lender's costs, the lender's title policy, the deed's recording fee, and, if you borrow, documentary stamp tax on the note at $0.35 per $100 (no cap on a recorded mortgage) and intangible tax at $0.002 per $1 of the loan. In Lee County the seller customarily pays the deed stamps and the owner's title policy.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
In Lee County the seller customarily selects the closing agent and pays for the owner's title policy, and the deed's documentary stamps at $0.70 per $100. The buyer customarily pays for the lender's policy and records the deed. Nothing in the statutes decides it, and the contract controls. In Collier County the owner's policy custom is the reverse.
At $757,500, the April 2026 sale price, three example down payments produce these state taxes on a conventional-style loan. Lender fees, interest and other costs are separate, and loan limits are set by the lender and the program.
Down payment | Down payment amount | Loan amount | Doc stamps on the note ($0.35 per $100, no cap on a recorded mortgage) | Intangible tax ($0.002 per $1) |
|---|---|---|---|---|
5% | $37,875 | $719,625 | $2,518.95 | $1,439.25 |
10% | $75,750 | $681,750 | $2,386.30 | $1,363.50 |
20% | $151,500 | $606,000 | $2,121.00 | $1,212.00 |
The statutory recording fee is $10.00 for the first page of a document and $8.50 for each additional page, so a typical 2-to-4-page deed records for roughly $18.50 to $35.50. Settlement service fees vary by title company and are commonly $500 to $1,500; title search and lien search are commonly $150 to $500 combined, and follow whoever pays the owner's policy.
Florida property taxes are paid in arrears, so the seller credits you for the days the seller owned the home, and association dues are prorated to the closing date. Your lender will collect prepaid insurance and, often, an escrow cushion. The closing agent prepares the numbers, and we check them with you before the table.
Buyer representation in Cypress Cove works under the August 17, 2024 rules: you sign a written agreement with your agent before touring a home, it states the compensation and that it is negotiable, and offers of compensation to a buyer's agent cannot be advertised on the MLS. We explain each choice and put it in writing.
It states a specific amount or rate of compensation for your agent and conspicuously states that broker compensation is fully negotiable and not set by law. You sign before the first tour, and we review it with you first.
The agreement is between you and your agent. A seller may still offer to contribute toward your agent's compensation, off the MLS, and general concessions toward buyer closing costs remain allowed in the MLS. We can ask the seller to contribute when it suits your goals, and we tell you in advance what you owe if the seller declines.
Florida's brokerage relationship statute defines the relationships an agent may have with a buyer and requires disclosure. We tell you which relationship we offer, in writing, before we work together.
You can finance a Cypress Cove home with a conventional, FHA or VA loan, or pay cash, because it is a detached home in a homeowners' association and not a condominium project, so a lender's condominium approval does not apply. Lenders may ask for the association's questionnaire, and loan limits and rates are the lender's.
The three common paths differ in down payment, mortgage insurance and property standards, and the U.S. Department of Veterans Affairs explains its program. The roof's age and condition can affect a lender's appraisal and an insurer's willingness to insure, so ask your lender early.
Because the A declaration states the association is not a condominium association, a buyer does not face a condominium project's budget, reserve or litigation review. Ask your lender whether it asks for an association questionnaire for the neighborhood association, and give the estoppel if it does.
The Florida Housing Finance Corporation administers state programs for eligible first-time buyers, and eligibility, limits and funding change. We do not quote a program figure, because it changes, and we can help you check current eligibility with a lender before you tour.
A cash buyer skips the lender's appraisal and can close faster, but still needs the estoppel, the disclosure summary and the inspections. In a market where every 24-month sale closed below list, cash is an advantage in terms and timing more than in price.
Get a pre-approval before you tour, and compare offers from more than one lender using the Consumer Financial Protection Bureau's guidance. Freddie Mac publishes weekly average mortgage rates; we do not quote one, because it changes.
We find you the right Cypress Cove home by starting with your plans, touring with the recorded closings in hand, watching for new listings and for homes before they reach the MLS when a seller allows it, and telling you which listings sat and why. With about seven closings a year, few homes come up, so speed matters.
Size group first, then court, then the roof and systems you are willing to take on. A buyer who wants about 1,989 square feet looks on Seadale Court, and a buyer who wants 3,000 square feet or more looks on Buttermere Court.
We bring the closings for the size band to each tour, so you see what similar homes sold for and how long they took. Grandezza's main gate is the guest entrance, and visitors are called in, so we arrange the gate and the showing with you.
Six sales in the last 24 months sat 103 to 234 days before closing below their asking price. A home that has waited is a home where the seller's expectations may have changed, and we can tell you what it would take to open a negotiation.
We negotiate for you in Cypress Cove partner to partner, pricing the offer from the closings, the roof and the condition, using the review windows in the contract, and choosing between credits and price cuts. With a 94.7% median sold-to-list and a median $39,375 under the ask, the record supports a firm, reasoned offer.
We start from your size band's closings, adjust for time and condition, and test the number against the two listings. An offer that cites recent sales gets taken seriously, and one that cites nothing gets a counter.
Ask for the disclosure summary, the declaration and the estoppel at the contract, and use the inspection and insurance periods fully. If the summary was late, the 3-day cancellation right is yours, and we explain when it helps.
A repair credit helps your closing costs and leaves the recorded price higher, which supports the neighborhood's next comparable, and a price cut lowers your basis. We explain the trade for your loan and your plan.
We set the deposit and the closing date so the two associations' paperwork and your lender's timeline fit, and we put the estoppel and resale package requests in the contract.
The Cypress Cove rules that decide whether a home works for you are leasing, pets, exterior changes, parking, trash and signs. We read Cypress Cove A's declaration and guidelines in full and state their rules; Cypress Cove B's documents are image-only and unread, so ask B's manager for certified copies.
Section 8.1.4 permits a lease of the entire residence, not a room. The minimum term is 30 consecutive days, a residence may be leased no more than three times in a calendar year, a copy of the lease must go to the association, and time-share or fractional use is barred. That structure suits seasonal leasing and not nightly rentals. The master and the club may add registration and gate rules for tenants.
Section 8.1.10 allows common household pets, meaning dogs, cats, birds and fish, bars breeding and commercial use, and requires a leash outside and no pet left outside or on a screened lanai unless someone is present. Federal fair housing guidance treats an assistance animal as an accommodation, not a pet. Signs need written approval. Parking is in the garage or driveway only. Trash goes to the curb no earlier than 5 p.m. the night before pickup.
Every improvement needs Architectural Control Committee approval, with a 14-day review period. The 2014 guidelines call for paver driveways replaced in kind, a two-tone earth-tone palette, no second-story additions and hot tubs built in with the pool.
The Club at Grandezza describes an 18-hole, par 72 championship course that opened in 2001, six lighted clay tennis courts, four pickleball courts, a heated pool, a fitness center and five dining venues. Golf is optional, but Social membership is compulsory for residents who do not hold a higher level, and the club does not publish dues. Cypress Cove itself has roads, entry features and landscaping and no neighborhood pool.
Cypress Cove is the right place if you want a detached home of 1,804 to 3,056 heated square feet on a private court, with landscape service and a gated Estero address near Exit 123, and accept an owner-paid roof, two associations and unpublished dues. It is not new construction, and it has no age restriction.
Detached single-family homes, all 115 parcels, built 2001 to 2005, with a median heated area of 2,427 square feet, association-serviced landscaping, no Community Development District line on the tax bill, and access to Grandezza's club through the membership structure.
The roof and exterior, two sets of association documents, a compulsory club Social membership, and a thin resale market where one sale moves the median. The 2001 homes were permitted under the code that preceded the March 1, 2002 Florida Building Code.
Buyers who want a new home, a single association or a published fee sheet may prefer another village or community. The property has no age restriction, and we describe the home, not who should live in it.
The main gate is on Ben Hill Griffin Parkway just north of Corkscrew Road, near I-75 Exit 123. From our Grandezza community guide, approximate drive times are 1 to 3 minutes to Publix, 2 to 4 minutes to Miromar Outlets, 5 to 8 minutes to Florida Gulf Coast University, 8 to 12 minutes to Coconut Point, about 15 minutes to Southwest Florida International Airport and about 20 minutes to Bonita Beach. Lee County has widened Corkscrew Road, and further work east of Grandezza was expected to finish by the end of 2026, so expect a near-term construction zone outside the gates.
Cypress Cove at Grandezza 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. Lee County assigns through choice zones, not a hard address boundary, so confirm current options with the district before relying on a school. We do not publish ratings.
Call Marc at (239) 287-5873, tell us your size group and timeline, and we will put the closings for it in your hands before the first tour.
McGreevy and Comisar is a top-reviewed Cypress Cove realtor, 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 our Google profile.
★★★★★ "Marc and Jesse are truly great people and they care about the people that they work with. Marc made our house purchase seamless and we closed within 30 days. If you want someone that's gonna treat you like family, well you found them." Verified Google review
★★★★★ "Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process." Verified Google review
★★★★★ "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
Cypress Cove buyers get a personalized consultation by using the buyer form at the top of this page or calling Marc Comisar at (239) 287-5873. It is free and carries no obligation, and it covers your size group, your budget with the full carry, the two associations' paperwork and the homes that fit.
Data updated: October 2026
Your plans and timeline, the size group and court, the closings for that band, the carry and closing costs at your price, the documents to request, and the written buyer agreement. Use the buyer consultation form at the top of this page, or read how we represent buyers in Southwest Florida.
Few Cypress Cove homes come up for sale, so tell us your size group and we watch for new listings and call you before the weekend.
A Cypress Cove specialist matters for a buyer because the purchase depends on things a generalist may not know: the neighborhood's own 36 closings, the two-court size split, the two associations under one master, and the owner-paid roof. Marc and Jesse read each of those before your first tour.
Marc is a Broker Associate with Domain Realty (license BK3060671) and runs the search, the tours, the negotiation and the inspections. Reach him at (239) 287-5873. His agent page is Marc Comisar.
Jesse has been in Southwest Florida real estate since October 2004, is a Sales Associate with Domain Realty (license SL3101296), and runs the data, the pricing check and the paperwork. Reach him at (239) 898-6072. His agent page is Jesse McGreevy.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, the #1 Team in Southwest Florida since 2012, and lead Domain Realty Group, whose team has sold over $2.5 billion in real estate. Those are career figures across Lee and Collier counties, not a Cypress Cove count.
The neighborhood's own recorded sales (a generalist reaches for the whole Grandezza median), the fact that Cypress Cove is two associations with different documents, and the fact that the roof and exterior are the owner's.
Cypress Cove owners who are also buying, or buyers who must sell first, get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a 115-home neighborhood with about seven closings a year rewards a price set from every recorded sale and a purchase timed to the sale.
Data updated: October 2026
If you are searching for a Cypress Cove listing agent, or thinking, "I need someone to sell my home and help me buy in Cypress Cove," here is the short version. We place your current home among the recorded sales of its area, and we place the home you want among Cypress Cove's 36. In the last 12 months we tracked every one of the 7 Cypress Cove closings in the MLS, and all 36 on record since November 2021. McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 billion in real estate.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome. Owners of a Cypress Cove home can also read the Cypress Cove seller guide.
Yes. We time the sale and the purchase, coordinate two closings and keep the estoppels on their clocks. The estoppel and the master's resale package move a closing date, so we place those requests first.
Not necessarily. Florida allows a homestead owner to port part of the accumulated Save Our Homes benefit to a new Florida home in certain cases, and the Department of Revenue's PT-112 explains the rules and the deadline. Ask your tax advisor and the Lee County Property Appraiser about your case.
It depends on your financing and your tolerance for a gap. In a neighborhood with about seven closings a year, a buyer who has sold can move fast on the right home, and a buyer who has not may have to make a contingent offer. We walk through both with numbers.
We recommend it. Knowing what your current home nets tells you the budget for the next one, and it takes a day or two.
Ask for a longer closing or a rent-back in the sale contract. We negotiate both, and a lease of the entire residence must respect the neighborhood's rules if you buy in Cypress Cove and lease back your old home elsewhere.
You pay what each agreement says, and each is negotiable. On the sale, the listing agreement sets compensation; on the purchase, your written buyer agreement does. We explain both in the first meeting, since the NAR settlement rules apply to each.
These are the questions buyers ask most about buying a home in Cypress Cove at Grandezza in Estero, from price to paperwork, answered from the records cited below. Each answer names Cypress Cove and points to the section with the detail. Where a record is not public, the answer says so.
Cypress Cove is a single-family neighborhood of 115 detached homes inside Grandezza, the master-planned golf community in Estero, Florida. It has two private courts, Buttermere Court and Seadale Court, was built between 2001 and 2005, and has two homeowners' associations, Cypress Cove A and Cypress Cove B.
This page covers Cypress Cove at Grandezza in Estero, Lee County. It is not Cypress Cove at Wildcat Run, which has its own commons association, and it is not the Cypress Cove condominium associations on the state's corporate register.
Over 24 months, 14 homes closed at a $766,250 median, from $585,000 to $1,200,000. Over 12 months, 5 closed at a $725,000 median. Homes under 2,100 square feet closed at a $695,000 median and homes of 2,100 to 2,599 square feet at $805,750.
Choose a home under 2,100 square feet, the size Seadale Court has most. The lowest 24-month closing was $585,000 for a 1,989 square foot home, and the smaller active listing on October 21, 2026 asked $644,000. The roof and systems decide the true cost.
Compare the ask with the closings for the size band. The median buyer closed about 5 percent under the final list, so an ask well above the band's median is a negotiating position. We show you the comparable sales before you offer.
Balanced: about 4.8 months of supply on two listings, 2026 closings within 14 days or fewer, and a 94.7% median sold-to-list that gives buyers negotiating room. A thin market means one listing changes the picture.
It depends on your loan. At $757,500, the April 2026 sale price, 5 percent is $37,875, 10 percent is $75,750 and 20 percent is $151,500. Your lender sets the requirement, and the closing-cost section shows the state taxes at each level.
A mortgage payment plus a neighborhood assessment, a master assessment, the club's Social membership, Lee County property tax and insurance. No association or club dollar figure is published, so ask for the estoppel and the master's package.
Neither Cypress Cove association publishes a dollar figure, and we do not invent one. The A declaration says assessments are payable monthly or quarterly. Ask the manager for the estoppel, which states the current dues and any special assessment.
Under Section 7.5.2 of the A declaration, the association mows, fertilizes, edges, trims and replaces landscaping, maintains and replaces the irrigation system, and cleans driveways. It does not repair the roof, exterior walls, windows, pool or air conditioning.
No. Lee County's special districts list shows no district for Grandezza, so there is no Community Development District line on the tax bill. Any association special assessment would appear on the estoppel.
An HOA. The recorded Cypress Cove A declaration states that the association is not a condominium association and is not governed by Chapter 718. Cypress Cove B's documents are image-only and unread, and the state register lists it as a homeowners' association.
The Section 720.401 disclosure summary, the Section 689.261 property tax summary, the flood disclosure, and, on request, the declaration, rules, budget and estoppel. Ask for the master association's resale package too.
Yes, within 3 days after you receive it or before closing, whichever comes first, if it was not delivered before you signed. The right cannot be waived and ends at closing. Your attorney can advise on your case.
The association's certificate of what is owed on the lot, issued within 10 business days of a written request under Section 720.30851. Florida DBPR sets the cap at $299 for a current account, and the seller customarily pays in Lee County.
We found no right of first refusal and no association approval of a sale in the Cypress Cove A declaration. For B, ask its manager, and ask the master association about its process.
The A declaration's $400 and $250 charges applied to first buyers from the declarant. Whether either association charges a resale buyer today is unpublished, so the estoppel and the contract decide.
Under the A declaration, you may lease the entire residence for at least 30 consecutive days, no more than three times in a calendar year, and must give the association a copy of the lease. Cypress Cove B's rules are unread.
Not at Cypress Cove A for stays under 30 consecutive days, and time-sharing is barred. Check Cypress Cove B, the master and the club before underwriting any rental plan.
It sits inside Grandezza, whose main gate is on Ben Hill Griffin Parkway just north of Corkscrew Road. Guests are called in, and residents use an RFID tag that costs $15, payable to the master association. Cypress Cove itself has no separate gate.
At two points on Buttermere Court and Seadale Court, FEMA's map returns Zone X, minimal flood hazard, outside the special flood hazard area, on panel 12071C0584F effective August 28, 2008. A mapped AE zone sits within about half a mile, so check the parcel.
A lender does not require it in Zone X on the map alone, but a lender or insurer may, and any owner may buy it. Homeowner's policies do not cover flood, so ask your agent for a separate quote.
Our Grandezza community guide, citing the National Hurricane Center, records that Grandezza took no storm surge in Ian. Lee County's evacuation layer still places Cypress Cove at Grandezza in Evacuation Zone D and storm surge zone 4, so a stronger storm can bring a surge evacuation order. We have no address-level claims data, so ask the seller for the home's storm history and repairs.
The roof and tile fasteners, lanai enclosure and screens, pool equipment, air conditioning, water heater, irrigation controller and driveway pavers, plus permits and architectural approvals for past work. Order a wind mitigation report on the state's uniform form.
Lee County bills on assessed value, and your first bill can differ from the seller's after the assessment resets. We do not publish a figure. The Lee County Property Appraiser and Tax Collector show the current bill for any parcel.
In Lee County the seller customarily pays deed stamps and the owner's title policy, and the buyer pays the lender's costs, the lender's policy, recording, and the state taxes on a mortgage. The contract controls.
Yes. Since August 17, 2024 a buyer's agent needs a written agreement with the buyer before touring a home, stating the compensation and that it is negotiable. We review it with you first.
Your written agreement says. A seller may offer to contribute toward your agent's compensation off the MLS, and we discuss the options before you sign.
Generally yes, subject to the lender's property standards and appraisal. It is a detached home in an HOA, not a condominium, so no condominium project approval applies. The U.S. Department of Veterans Affairs explains VA loans.
The Florida Housing Finance Corporation administers state programs for eligible buyers, and eligibility and funding change. We can help you check current programs with a lender before you tour.
No. The recorded Cypress Cove A declaration has no age restriction, and Grandezza is an all-ages community. We could not read Cypress Cove B's declaration, so ask for a written answer for a B home.
The A declaration allows common household pets, meaning dogs, cats, birds and fish, with no breeding or commercial use, a leash outside, and no pet left outside or on a screened lanai unless someone is present. B's pet rules are unread.
Cypress Cove at Grandezza 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. Lee County assigns through choice zones, so confirm current options for the address with the district.
Cypress Cove is smaller and older, with a median heated area of 2,427 square feet against 2,076, and a 24-month median of $766,250 against $660,000. Savona has more homes and more three-bedroom choice.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. We can walk you through all 36 Cypress Cove MLS closings since November 2021. Call Marc at (239) 287-5873.
Grandezza's main gate is the guest entrance, and visitors are called in. Call Marc at (239) 287-5873 and we will arrange the gate and the showing, then walk each home against the recent closings.
Cypress Cove buyers work directly with Marc Comisar and Jesse McGreevy, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and checked every recent Cypress Cove sale and public record before writing this guide. Learn more about our team.
If you are thinking about buying here, the work begins with your size group and the closings for it. It continues with the estoppels, the master's resale package and the roof's age and permit. In the last 12 months we tracked all 5 closings, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate.
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. Read more about McGreevy and Comisar on our about page, and follow our latest listings on Instagram.
McGreevy and Comisar is a top-reviewed Cypress Cove realtor; read every verified review on our Google profile.
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).
Buying in Cypress Cove? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida. Selling first? Call Jesse direct at (239) 898-6072 or request a free home valuation.
Cypress Cove facts on this page rest on primary sources: the master association's and the club's public pages, the recorded Cypress Cove A documents, Florida state records, Lee County and Village of Estero records, FEMA and federal sources, and our own MLS pull. No brokerage or listing portal is cited. Sources were accessed on September 30, 2026 unless dated.
Cypress Cove buyers can pull the documents behind this page directly from the authority that issues each one, so you always see the official, current version. The recorded set is available through the Lee County Clerk's official records, and the estoppel through each association's manager.
Document | What it proves | Official authority |
|---|---|---|
Cypress Cove A declaration (Instrument 5295142) | The recorded covenants: assessments, maintenance split, leasing, pets, garages and the statement that the association is not a condominium | |
Cypress Cove A Architectural Control Committee guidelines (Instrument 2015000109810) | What the association mows, waters and cleans, and what the owner replaces | |
Cypress Cove name and association records | That Cypress Cove A and Cypress Cove B are separate active associations | |
Grandezza master documents and realtor document library | The master association's covenants, rules and resale package list | |
Section 720.401, disclosure summary | The pre-contract disclosure a seller supplies on a resale, and the buyer's 3-day cancellation right | |
Section 720.30851, HOA estoppel certificates | What the estoppel must state, its 10-business-day deadline and fee caps | |
Section 720.3085, assessments, lien and joint liability | Why a buyer is liable with the prior owner for unpaid assessments | |
Section 720.305, fines and remedies | The statutory fine limits where the documents are silent | |
Section 689.261, property tax disclosure | The property tax summary in a residential contract | |
Section 689.302, flood disclosure | The seller's flood disclosure owed at or before contract | |
Documentary stamp tax overview | The $0.70 per $100 rate on deeds and the $0.35 per $100 rate on notes | |
Florida Administrative Code Rule 69O-186.003 | The promulgated title insurance premium schedule | |
Uniform Mitigation Verification Inspection Form | The wind mitigation form that can earn insurance credits | |
FEMA flood hazard zones | The flood zone at an exact address | |
NAR settlement FAQs | That commission is negotiable and how buyer-broker compensation works after August 17, 2024 | |
Selling your home, Publication 523 | How the IRS treats gain on the sale of a home | |
Hurricane Ian Tropical Cyclone Report | The storm's recorded surge and rainfall |
You reach the Cypress Cove buyer team by calling Marc Comisar at (239) 287-5873, calling Jesse McGreevy at (239) 898-6072, emailing [email protected], or using the buyer consultation form at the top of this page. The consultation is free, and the first conversation carries no obligation.
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, our team provides honest market guidance, partner-level negotiation, and a clear plan to help you buy confidently. The neighborhood picture stays on our Cypress Cove neighborhood guide, and sellers can start with our free home valuation.
Market data from Southwest Florida MLS, pulled October 21, 2026. Brokered by Domain Realty.