Updated September 2026
Buying in Olde Cypress means club social membership with the deed, golf as an option, nine neighborhoods from about $600,000 villas to $3 million estates, and fees nobody publishes. McGreevy and Comisar, Top 1% since 2008, show you what each neighborhood costs before you tour. Call Marc at (239) 287-5873.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Buying a home in Olde Cypress, the gated golf community of 548 single-family homes off Logan Boulevard North in North Naples, Collier County, Florida 34119, means buying into a club along with the house. Social membership in The Club at Olde Cypress comes with the deed by recorded covenant, golf is a separate choice, and neither the club nor the nine neighborhood associations publishes a dollar figure. This page is the purchase side of our Olde Cypress community guide: what each neighborhood costs, what you will pay to own it, what to request before you are committed, and how we negotiate for you.
If you are still choosing an agent, our guide to the best real estate agents in Naples sets the city's teams side by side on the public record. If you already own inside the gate and are selling to buy again, start with how we sell homes in Olde Cypress and a data-backed valuation of your Olde Cypress home.
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 a single home we will show you what each neighborhood actually costs to own.
Buying a home in Olde Cypress takes four things most Naples purchases do not: choosing among nine neighborhoods that price like separate markets, getting the club's current figures in writing because none are published, reading the estoppel for a quarterly invoice nobody posts, and checking a flood file where the effective and preliminary maps disagree.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 26, 2026; Collier County Property Appraiser 2026 preliminary roll and recorded qualified sales, data file dated August 29, 2026)
Everything below comes from the recorded 2019 Amended and Restated Declaration for Olde Cypress, the master association's posted rules, the club's own pages, the Collier County roll and deed record, the Southwest Florida MLS and FEMA. Where the public record stops, this page says so and names the document that holds the answer.
The only vehicle entrance is Treeline Drive at Logan Boulevard North, about a quarter mile north of Immokalee Road, through one staffed gatehouse (guard house (239) 592-5381). Behind it sit the Olde Cypress Homeowners' Association (Units One, Two and Three, 185 homes), Lantana (122), Da Vinci Estates (60), Terramar (55), Santorini Villas (55), Santa Rosa (27), Egret Cove (18), Strada Bella (18) and Biscayne Place (8). The clubhouse, courts, pool and range sit west of the gate, outside it.
Every home is single-family; Santorini Villas' 55 paired villas are the only attached product, and there are no condominiums behind the gate. Every owner belongs to a neighborhood association and, through it, to the Olde Cypress Master Property Owners Association, and receives one quarterly invoice that includes both.
No Community Development District, confirmed against Collier County's CDD layer, the state's dissolved-district list and a 2025 tax bill. No member assessments and no food and beverage minimum at the club, per the club's About Us page. No equity purchase: the club is non-equity and privately owned. And no published price for the club or the associations, which is the one gap a buyer has to close before going firm.
Fairway Preserve at Olde Cypress, a 264-unit condominium, sits inside the Olde Cypress zoning district but has its own gate off Immokalee Road via Dancing Wind Lane, its own condominium declaration, and no place in the master association. Buying there does not come with club social membership, and it is zoned to Gulf Coast High rather than Aubrey Rogers High. This page covers the 548 homes behind the Treeline Drive gate.
McGreevy and Comisar represent Olde Cypress buyers from the record outward: the recorded declaration, the master association's rules, the club's own pages, the Collier County roll and deed record, the Southwest Florida MLS and FEMA's flood letters. We have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.
Those are career numbers across Lee and Collier County, not a claim about any one community. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; as its leaders, our team has closed over $2.5 billion in real estate. Learn more at DomainRealtyGroup.com.
You will not find a McGreevy and Comisar buyer count for Olde Cypress on this page, or a story about an Olde Cypress buyer we represented. We will not print one we cannot document for you. What we give you instead is the whole market, sale by sale, from two independent public systems, with the source and date beside every figure.
McGreevy and Comisar are a top-reviewed Olde Cypress buyer's agent team on Google. The quotes below are genuine verified Google reviews in the client's own words; none describes an Olde Cypress purchase, and every review is on our Google Business Profile.
★★★★★ "We highly recommend Marc Comisar for your real estate needs. He was very knowledgeable. If he didn't know an answer, he would do research until he did. Marc is pleasant, timely, and listened to our wants and needs. He went above and beyond to make sure we found our forever home. Thank you, Marc!" Verified Google review
★★★★★ "Jesse listened to what we were looking for and found us exactly what we wanted. Jesse was always available to answer any questions and helped us through the entire process." Verified Google review
★★★★★ "He met us within 20 minutes to see it and we loved it. We worked with him on the offer and the transaction was seamless!" Verified Google review
★★★★★ "Marc's attention to detail and deep understanding of the Southwest Florida market gave us so much confidence." Verified Google review
A buyer's agent here should tell you which neighborhood fits your budget before you fall for a house, get the club's figures and the association budget before your inspection period ends, read the flood file for the specific building, and negotiate from the recorded sales rather than the list price. That is the job, and we do it ourselves.
The Olde Cypress market is tight for buyers: 26 MLS closings at a $1,105,000 median in the twelve months to September 26, 2026, a median 29 days on market, 97.52 percent of list and about 2.3 months of supply. Well-priced homes go quickly; overpriced ones wait, and that is where a buyer negotiates.
Data updated: September 2026 (Southwest Florida MLS Matrix, Development OLDE CYPRESS and SANTA ROSA AT OLDE CYPRESS, pulled September 26, 2026)
In the last 12 months we tracked 26 Olde Cypress closings in the Southwest Florida MLS Matrix, every one a single-family home and every one a resale; there were no builder sales in the window.
| Measure | Twelve months to September 26, 2026 | Twelve months before |
|---|---|---|
| Closings | 26 | 30 |
| Median sold price | $1,105,000 | $1,425,000 |
| Median price per square foot of living area | $472.75 | $499.30 |
| Median days on market | 29 | 37 |
| Median sold-to-list | 97.52 percent | 93.54 percent |
| At or above list | 6 of 26 |
Do not read the lower median as a 22 percent fall in values: the latest year includes six Lone Pine Lane sales and four Santorini villas, the two lowest-priced neighborhoods. The median price per square foot eased about 5 percent.
The typical Olde Cypress buyer paid about 97.5 percent of the final list price, so on a well-priced $1,105,000 home the negotiation is worth about $27,000, not $100,000. The bigger discounts went to homes that had waited: 81.72 percent after 124 days on Treeline Drive, 92.11 percent after 96 days in Terramar. Your leverage is the listing's time on market and its gap to the neighborhood's recorded sales.
| Neighborhood | List price | Living area, sq ft | Days on market |
|---|---|---|---|
| Da Vinci Estates, Mona Lisa Boulevard | $3,390,000 | 5,538 | 162 |
| Terramar | $1,825,000 | 2,816 | 133 |
| Treeline Drive, pending with contingency | $1,790,000 | 3,350 | 4 |
| Terramar | $1,669,900 | 3,255 | 17 |
| Santorini Villas | $749,900 | 2,240 | 93 |
| Santorini Villas | $630,000 | 1,783 | 283 |
Source: Southwest Florida MLS Matrix, pulled September 26, 2026. For the live list, see the Olde Cypress inventory on DomainRealtyGroup.com, our team's listings site, or ask Marc for pre-market homes that are not listed yet.
| Community, same MLS, twelve months to September 26, 2026 | Median sold | Median days on market | Median sold-to-list | Months of supply |
|---|---|---|---|---|
| Olde Cypress | $1,105,000 | 29 | 97.52 percent | 2.3 |
| The Vineyards | $700,000 | 75 | 94.74 percent | 3.5 |
| Longshore Lake | $760,000 | 29 | 95.93 percent | 2.6 |
| Tiburon | $1,850,000 | 86 | 93.84 percent | 7.9 |
The Vineyards and Tiburon rows include condominiums and villas; every Olde Cypress sale was single-family. A buyer who wants negotiating room will find more of it in Tiburon or The Vineyards than behind the Olde Cypress gate.
This is a public record sale from the Southwest Florida MLS, not a McGreevy and Comisar transaction. On August 21, 2026 a 2,327 square foot Lantana home listed at $1,340,000 sold for $1,350,000 after 12 days, 100.75 percent of list. The buyer paid over asking for a home priced to the recent evidence, in August, outside the season. The lesson for a buyer is to be ready: pre-approval, the club figures and a clear offer strategy before the right house appears.
An Olde Cypress home costs from about $600,000 for a Santorini villa to about $3 million for a Da Vinci Estates estate. Over 36 months of recorded sales, neighborhood medians run from $640,000 to $2,387,500, and the neighborhood you choose sets your budget more than any other decision.
Data updated: September 2026 (Collier County Property Appraiser recorded qualified sales, data file dated August 29, 2026, and 2026 preliminary roll; Southwest Florida MLS Matrix, 48 months to September 26, 2026)
| Neighborhood | Homes | 36-month recorded median (sales) | 48-month MLS median (closings) | Median 2026 preliminary taxes |
|---|---|---|---|---|
| Da Vinci Estates | 60 | $2,387,500 (12) | $2,150,000 (17) | Not available |
| Olde Cypress Unit One | 61 | $1,847,500 (6) | With Treeline Drive: $1,695,000 (16) | $8,438 |
| Strada Bella | 18 | One sale, $1,775,000 | One sale, $1,775,000 | $9,545 |
| Santa Rosa | 27 | $1,512,500 (3) | $1,556,250 (4) | $7,692 |
| Lantana | 122 | $1,320,000 (17) | $1,335,000 (28) | Not available |
| Olde Cypress Unit Two | 69 | $1,305,000 (6) | Wild Orchid Court: $1,929,111 (6) | $10,252 |
| Terramar | 55 | $1,137,000 (8) | $1,400,000 (11) | $7,334 |
| Lone Pine (Unit Three) | 55 | $972,500 (8) | $1,000,000 (9) | $5,754 |
| Santorini Villas | 55 | $640,000 (11) | $645,000 (13) | $4,720 |
| Egret Cove | 18 | No sale in 36 months | Two sales, $1,025,000 and $1,200,000 | $5,096 |
| Biscayne Place | 8 | No sale in 36 months | Counted with Treeline Drive | $15,120 |
Tax medians are the 2026 preliminary roll's figures for current owners, many of them homesteaded; your bill after purchase will usually be higher. The roll's tax field was not populated for Da Vinci Estates and Lantana in the data pulled.
Olde Cypress neighborhood medians run from $640,000 in Santorini Villas to $2,387,500 in Da Vinci Estates, and homes closed at 97.52 percent of list last year, so the neighborhood you choose and the offer you write decide the outcome. Call Marc Comisar at (239) 287-5873, request your Olde Cypress buyer consultation, or read how we represent buyers in Naples. Selling a home here first? Get a free Olde Cypress home valuation or call Jesse McGreevy direct at (239) 898-6072.
| Budget | Where it buys in Olde Cypress, on recent sales |
|---|---|
| Under $900,000 | Santorini Villas; the smallest Lantana homes near 1,800 square feet; occasionally Lone Pine Lane |
| $900,000 to $1,300,000 | Lone Pine Lane, smaller Terramar and Lantana homes, Egret Cove |
| $1,300,000 to $1,900,000 | Most of Lantana, Santa Rosa, larger Terramar homes, Treeline and Olde Cypress Drive, Strada Bella |
| $1,900,000 and up | Da Vinci Estates, Wild Orchid Court, Biscayne Place and the top of Unit One |
The MLS medians over 48 months run from about $336 per square foot of living area in Santorini Villas to about $569 in Da Vinci Estates and $584 on Wild Orchid Court. That is MLS living area entered by listing agents, not the county's base area; never compare the two, and never judge a large home against a small home's per-foot price.
The county's calendar-year median peaked at $1,550,000 in 2023 on 29 sales and stood at $1,110,000 on 17 sales in 2026 through May 22. Part of that is price and part is mix, because the lower-priced neighborhoods sold more often. A seller anchored to a neighbor's 2023 sale is the listing where your offer has the most room.
Owning an Olde Cypress home each year costs a quarterly neighborhood invoice that includes the master share, mandatory club social dues, any golf membership you choose, property taxes at the 2025 rate of 9.5058 mills, flood insurance where your lender requires it, and a homeowners policy. The association and club amounts are not published.
Data updated: September 2026 (Olde Cypress Master Property Owners Association About page; The Club at Olde Cypress membership and About Us pages; 2025 Collier County Tax Collector bill; OpenFEMA NFIP policies as of September 8, 2026)
| Layer | Amount | How often | Source |
|---|---|---|---|
| Neighborhood assessment, including the master share | Not published (resident portal only) | Quarterly | Master association About page |
| Club social membership | Mandatory; dues not published | Annual, set by the club | Declaration Section 14.02 |
| Golf membership, Full or Associate | Optional; initiation and dues not published | Initiation plus annual | Club membership page |
| Private golf cart on the course | $1,950 | Annual | Club article |
| Member assessments and food minimum | None | Not applicable | Club About Us page |
| Property taxes | 9.5058 mills in 2025 | Annual | 2025 Collier County tax bill |
| Garbage, non-ad valorem | $261.91 on the 2025 sample bill | Annual | Same |
| Community Development District | None | Not applicable | Collier County CDD layer |
| Flood insurance | Median $1,259 per year, single-family, ZIP 34119 | Annual, where required or chosen | OpenFEMA NFIP policies |
| Master working capital contribution | Board-set; not located publicly | Once, at transfer | Declaration Section 8.13 |
The invoice pays the neighborhood's own costs and your share of the master association, which covers the common grounds, landscaping, streetlights, signage, paving and stormwater, and basic exterior landscaping of each home. The gatehouse, private roads and the 158.59-acre master preserve are master responsibilities funded the same way. Ask for the neighborhood and master budgets during your inspection period.
Freddie Mac's Primary Mortgage Market Survey put the 30-year fixed rate at 7.03 percent as of September 24, 2026. At that rate, a $1,105,000 purchase with 20 percent down, a $884,000 loan, carries principal and interest of about $5,899 a month, before taxes, insurance, the quarterly invoice and club dues. Your lender's quote replaces this illustration.
Club membership at Olde Cypress works in two tiers: social membership is mandatory and automatic when you acquire the home, under Section 14.02 of the recorded 2019 declaration, while Full Golf and Associate Golf are optional purchases open to residents and non-residents. The club is non-equity and privately owned, so you buy privileges, not a share.
"By acquisition of a Parcel, each Owner automatically becomes a social member of The Club at Olde Cypress," with dues "as promulgated by The Club ... from time to time," under Section 14.02 of the 2019 Amended and Restated Declaration. Da Vinci Estates and Lantana, in their own zoning districts, are subject to the master declaration by their own recorded declarations, so owners there carry the same membership.
The club describes itself as non-equity and privately owned by the Stock family of companies, and the course land has been held by a Stock family entity since 1998. Section 14.03 gives owners no equity, voting or ownership interest. The owner carries the capital: the club states it has no member assessments, and its $16 million clubhouse renovation came with no assessment to members.
Social members use the clubhouse and dining, four clay tennis courts, two pickleball courts, the fitness center and the pool. Golf is available only as a golf member's guest.
The club offers Full Golf and Associate Golf, the latter with limited golf from November through April and unlimited golf from May through October, per its membership page. As of September 2026 both are open to residents and non-residents. Initiation and dues are not published; get them in writing from the membership office at (239) 596-4797 and make them part of your contract review.
Third-party figures for Olde Cypress golf initiation conflict widely, from roughly $45,000 to $175,000, and none is published by the club. Some describe an equity structure the club itself says it does not have. We do not quote any of them as a price.
Buying in Olde Cypress runs in nine steps: choose the neighborhood before the house, budget the carrying costs, check the building's flood position, sign a buyer agreement and get pre-approved, write the offer with the right calendar, collect the HOA disclosure summary and estoppel, get the club's figures, clear inspections and insurance, and close.
Nine neighborhoods, nine associations and a price range from $600,000 to $3 million. Decide first whether you want a villa, a newer Lantana home, a golf-course lot in Unit One, Terramar or Santa Rosa, or an estate in Da Vinci Estates, Strada Bella or Biscayne Place. That choice sets the budget, the association and the comparable sales.
Add the quarterly invoice, the club social dues, any golf, taxes on your purchase price rather than the seller's bill, and insurance. Because no association or club figure is published, ask for the club's written figures and the neighborhood budget as soon as a home is under consideration.
Ask for the elevation certificate and any FEMA letter for the address, and let your lender run a flood determination on the specific building. In Lantana, get a copy of the 2013 LOMR-F.
Since August 17, 2024, buyers sign a written agreement with their agent before touring, and compensation is negotiable and disclosed. A pre-approval letter lets you move in a market where the right home can sell in days.
Build the inspection period around the documents you need from the association and the club, and the financing and appraisal periods around your lender's timeline. In a 97.52 percent market, terms and certainty often matter as much as price.
The seller owes you the Chapter 720 disclosure summary before you sign. The estoppel certificate, ordered after contract, states the quarterly assessment, what is paid through, and any working capital contribution due at transfer.
Ask the membership office at (239) 596-4797 for current social dues and, if you want golf, the initiation and dues for Full Golf or Associate Golf. Make golf a contract contingency if it matters to you.
Order a full inspection, a four-point and a wind mitigation report, and bind insurance early. Many Olde Cypress homes date from 1999 to 2004, and the roof date and openings drive the premium.
Close with the title company, record the deed, and file for homestead by March 1 of the following year if it is your primary residence. Your social membership begins with the deed; enroll with the club and register with the gate.
An Olde Cypress buyer should request the Chapter 720 disclosure summary before signing, the recorded 2019 declaration and the neighborhood declaration, the master and neighborhood budgets, the estoppel certificate, the club's written dues and golf figures, the leasing amendment, the elevation certificate and any FEMA letter, and the seller's disclosures.
Under Florida Statutes 720.401, a prospective parcel owner "must be presented a disclosure summary before executing the contract for sale," and on a resale the seller supplies it. If it is not delivered, you may void the contract "within 3 days after receipt of the disclosure summary or prior to closing, whichever occurs first," and that right cannot be waived. Read the summary before you sign, not after.
The same transaction, seen from the seller's page, reads identically: the seller owes the disclosure summary before contract; the master association may collect a working capital contribution at the transfer of title under Section 8.13, in a Board-set amount we could not locate publicly; and who pays it is settled in the contract. The estoppel states the figure. This is information, not legal advice.
Under Florida Statutes 720.30851, the association's estoppel states the regular assessment, its frequency, what is paid through, any balance and any capital contribution or transfer fee due at closing. Confirm it covers the master share, and ask to see it before your inspection period ends.
The 2019 Amended and Restated Declaration, the 2013 leasing amendment, your neighborhood's declaration from the master association's documents library, the Realtors Information page, the lake management document, the club's membership documents and the neighborhood budget.
If the home you are considering is in Fairway Preserve, the condominium outside the gate, the 720.401 summary does not apply; Chapter 718 condominium resale rules do, and there is no Olde Cypress club membership. Confirm which regime you are buying into before you write.
Olde Cypress sits on FEMA maps effective May 16, 2012 that place much of the community in Zone AH, shallow ponding, with the rest in Zone X. FEMA's March 20, 2025 preliminary map shows every home inside the Olde Cypress PUD in Zone X, but it is not effective yet, and Lantana, removed by a 2013 letter, reads differently.
Data updated: September 2026 (FEMA National Flood Hazard Layer, effective and preliminary, overlaid on Collier County building footprints, computed September 23, 2026)
| Neighborhood | Homes | Footprint fully in Zone AH | Partly | Zone X only |
|---|---|---|---|---|
| Unit One | 61 | 11 | 20 | 30 |
| Unit Two | 69 | 30 | 35 | 4 |
| Unit Three (Lone Pine) | 55 | 29 | 14 | 12 |
| Egret Cove | 18 | 3 | 7 | 8 |
| Biscayne Place | 8 | 5 | 3 | 0 |
| Santa Rosa | 27 | 12 | 11 | 4 |
| Santorini Villas | 55 | 32 | 7 | 16 |
| Strada Bella | 18 | 12 | 5 | 1 |
| Terramar | 55 | 7 | 31 | 17 |
| Da Vinci Estates | 60 | 12 | 35 | 13 |
Every FEMA letter we read for these streets names the flooding source as ponding and overland flow, not the Gulf. There is no Zone VE or Coastal High Hazard Area.
FEMA's LOMR-F 13-04-6118A removed Lantana Lots 1 through 122 from the Special Flood Hazard Area in 2013, though the map graphic still paints them in Zone AH. On the preliminary map, 72 of 122 Lantana footprints would touch newly mapped Zone AH. Ask your lender how it treats the lot today and after the new map takes effect.
Collier County opened the 90-day appeal period on August 19, 2026, with the new map targeted for summer 2027. Until then, the 2012 map governs lending. A letter of map change covers only the building or lot it names; 42 have been issued on these streets since 2012.
Get the elevation certificate, search the address on the FEMA Flood Map Service Center, let the lender run its determination, and get a flood quote even where it is not required. The median single-family NFIP policy in ZIP 34119 costs $1,259 a year.
No public agency publishes a homeowners or windstorm premium for Olde Cypress, so we will not invent one. Flood is different: FEMA data shows a median single-family NFIP cost of $1,259 a year in ZIP 34119. The wind premium on a specific home turns on the roof, the openings and the build era.
A federally backed or regulated mortgage on a building in Zone AH requires flood insurance; in Zone X it does not, though a lender may still ask. Because the zone line runs lot to lot here, the lender's determination on your building is the answer, not a neighbor's.
Houses at Olde Cypress are designed to a 160 mph ultimate wind speed under the current Florida Building Code, inside the wind-borne debris region by our reading. About 155 of the 366 PUD homes likely predate the 2002 code. Impact openings, a newer roof and roof-to-wall connections earn credits on the wind mitigation form.
Citizens Property Insurance, the state insurer of last resort, fell from 6,042 Collier County homeowners policies at the end of 2024 to 1,839 by August 31, 2026, per its detail by county report. A buyer in 2026 generally has more private options, and a well-documented home gets the best of them.
Unincorporated Collier County is a Community Rating System Class 5 community, worth 25 percent off NFIP premiums inside the Special Flood Hazard Area and 10 percent outside it, applied automatically.
Olde Cypress sits in Collier County Evacuation Zone E and Florida's Category 4 storm surge zone, about 6.7 miles inland, outside the Coastal High Hazard Area. The Census block group that contains it shows only 3 NFIP flood claims ever, none coded to Hurricane Ian, and we found no report naming Olde Cypress for storm damage.
Hurricane Irma in 2017 is the dominant flood insurance event for ZIP 34119, with 88 of the ZIP's 124 all-time NFIP claims, per the OpenFEMA claims dataset. The National Weather Service describes Hurricane Ian's 2022 surge flooding as concentrated south and west of US 41 and along the Gordon and Cocohatchee rivers; Olde Cypress, east of I-75, lies outside that area by our reading. Wind, power and roof claims do not appear in flood data, so ask the seller for repair invoices and permits.
Zone E is one of the outer tiers called for evacuation only in larger-surge scenarios. Follow the county's orders for each storm, and plan for wind and power regardless of zone.
Property taxes after you buy in Olde Cypress will be set on your purchase-year just value at the 2025 rate of 9.5058 mills plus a garbage charge, with no CDD. Your bill will usually be higher than the seller's, because a buyer does not inherit the seller's Save Our Homes cap.
On the 2026 preliminary roll, the 366 homes inside the Olde Cypress PUD show a median total tax of $7,018: $6,361 for the 252 homesteaded homes and $9,176 for the 114 others. A rough first-year estimate is your purchase price times the millage, less the homestead exemption if it applies.
If the home will be your primary residence, file for homestead by March 1 of the year after you buy. If you are leaving another Florida homestead, you may be able to transfer part of its accumulated Save Our Homes benefit, within statutory limits.
The Olde Cypress rules that decide fit are the leasing limits, the overnight parking ban, the two-step architectural review, the lake and preserve easements and the pet rules. Each is in the recorded 2019 declaration or its leasing amendment, and a neighborhood can add stricter rules of its own.
No lease under 60 days and no more than four leases a year, whole home only, with a $100 application fee, a $1,000 refundable deposit and Board approval within 5 business days. Seasonal rental works; short-term vacation rental does not.
No vehicles may be parked on Olde Cypress streets overnight, and no more than two cars in a driveway. A household with three cars and a two-car garage should plan for that before buying.
Exterior changes need both neighborhood and master architectural approval. No swimming, wading or private boats on the lakes, a 20-foot lake maintenance easement from the top of bank, and conservation buffers that may not be altered. Measure them before you plan a pool extension.
Common household pets are allowed, leashed outdoors, and not left tethered on porches, lanais or in garages. Livestock, poultry and reptiles are prohibited.
Outside public open house hours, Saturday and Sunday from noon to 5 p.m., buyers enter with an agent or the owner, or are phoned in by a homeowner, per the master association's community access procedures. We arrange every tour with the gate in advance.
We find you the right Olde Cypress home by matching the neighborhood to your budget and lifestyle first, then watching every listing and pre-market conversation behind the gate. With five active listings on September 26, 2026 and about 2.3 months of supply, the right home is often the one that has not reached the market yet.
In a gated community of 548 homes where many owners are long-time residents, a meaningful share of sales start as a conversation. We track the neighborhoods, talk to owners and agents, and bring you homes before they are listed when an owner is willing.
We tour with the neighborhood comparables, the flood file and the club questions in hand, so each showing answers whether the home fits, what it should cost and what it will cost to own. The gate's access rules mean every tour is arranged in advance.
Create a saved search on our site and new Olde Cypress listings reach you the day they appear, filtered to your neighborhood, size and budget. Your saved search routes to our team, so Marc sees what you are watching and can tell you what he knows about each home.
We negotiate an Olde Cypress purchase from the recorded sales in the same neighborhood, the listing's time on market, and the costs the seller has not disclosed. With a 97.52 percent median sold-to-list, the room is small on a well-priced home and real on one that has waited, and we know which is which.
We show you, before you offer, the neighborhood's recorded and MLS sales for the last year or two, adjusted for size, view and condition. An ask above that evidence is where the negotiation happens; last year's deepest discounts, 81.72 and 92.11 percent of list, went to homes that had waited 124 and 96 days.
If the seller cannot produce the club's current figures, the neighborhood budget or a flood letter, that uncertainty belongs in your price or your contingencies. We write the inspection period around getting those documents.
A four-point and wind mitigation report on an older home, a roof near the end of its life or missing impact protection are negotiable items, as credits or repairs. If the appraisal comes in short, the thin comparable set in some neighborhoods is a reason to renegotiate rather than a surprise.
Marc Comisar and Jesse McGreevy negotiate every offer themselves. The person who analyzed the comparables is the person on the phone with the listing agent.
Buyer closing costs in Olde Cypress include, by Collier County custom, the owner's title policy and the closing agent's fees, plus lender charges, Florida's documentary stamp tax on the note at $0.35 per $100, the intangible tax on the mortgage at $0.002 per dollar, recording, inspections, survey, prepaid taxes and insurance, and any working capital contribution the contract assigns you.
On a $884,000 loan, Florida's documentary stamp tax on the promissory note at $0.35 per $100 is $3,094, and the nonrecurring intangible tax at $0.002 per dollar is $1,768, per the Florida Department of Revenue. A cash buyer pays neither.
In Collier County the buyer customarily chooses the closing agent and pays the owner's title policy, the opposite of the Lee County custom. The premium is promulgated by the state, so it is the same at every title company, under Florida Administrative Code Rule 69O-186.003.
The estoppel certificate fee is customarily the seller's in Collier County practice. The master working capital contribution under Section 8.13 is collected at transfer, and the contract decides who pays; the club may charge golf initiation if you join for golf.
Taxes are prorated to the closing date, with the seller crediting you for the part of the year they owned; you prepay homeowners and any flood insurance, and escrow for taxes if your lender requires it.
Since August 17, 2024, buyers in Olde Cypress, as everywhere, sign a written agreement with their agent before touring, and that agreement states the agent's compensation, which is fully negotiable. Offers of compensation to buyer agents can no longer appear in the MLS, though a seller may still agree to pay part of it.
The agreement sets what we do for you, for how long and for what compensation, per the National Association of REALTORS guidance on written buyer agreements. Read it before the first tour, and ask us any question about it.
Compensation is negotiable and not set by law. It may be paid by you, by the seller as a concession you negotiate, or by the listing brokerage where it offers to; the NAR settlement FAQ explains the rules. We tell you plainly how each approach changes your offer.
An Olde Cypress address comes with assignment to Laurel Oak Elementary, Oakridge Middle and Aubrey Rogers High, all rated A in 2024, 2025 and 2026; NCH Emergency Department Northeast about 2.4 road miles away; I-75 Exit 111 about 1.6 miles away; and downtown Naples about 14.5 miles away.
Every single-family street, including Lantana and Da Vinci Estates, is zoned for the 2026 to 2027 school year to Laurel Oak Elementary, Oakridge Middle and Aubrey Rogers High, per the Collier County Public Schools address lookup; 453 of 453 address records agreed. The grades come from Florida Department of Education data as republished by the Naples Daily News.
NCH Emergency Department Northeast, open 24 hours, is about 2.4 road miles from the entrance on a free-flow routing model.
From the Treeline Drive entrance: about 1.6 road miles to I-75 Exit 111, and about 14.5 miles to Fifth Avenue South downtown, at free-flow speeds. In season, Immokalee Road and I-75 run slower, so round up.
Olde Cypress and The Vineyards are both gated North Naples golf communities with privately owned, non-equity clubs and no CDD. Olde Cypress is 548 single-family homes around one P.B. Dye course with mandatory social membership; The Vineyards is about 2,800 homes of every type around 36 holes with optional membership and a published club schedule.
Data updated: September 2026 (Southwest Florida MLS Matrix, closed September 27, 2025 to September 26, 2026; club facts from our Olde Cypress and Vineyards guides)
| Question | Olde Cypress | The Vineyards |
|---|---|---|
| Homes and product | 548 single-family, including 55 paired villas | About 2,797 units: villas, condominiums, coach homes, houses and estates |
| Median sale, twelve months | $1,105,000 (26) | $700,000 (153) |
| Median days on market | 29 | 75 |
| Median sold-to-list | 97.52 percent | 94.74 percent |
| Club membership | Social mandatory, golf optional | Optional |
| Published club pricing | None | A published 2026 schedule |
| Golf | 18 holes, P.B. Dye, 1999 | 36 holes, rebuilt 2023 and 2024 |
| Assigned high school | Aubrey Rogers High | Gulf Coast High, reported feeder; confirm by address |
| CDD | None | None |
Choose Olde Cypress for a detached home, a built-in social club, one course and one quiet gate, and accept that you will need the club's figures in writing. Choose The Vineyards for product choice under $1 million, 36 holes, optional membership on a published schedule and more room to negotiate.
Olde Cypress is the right place for a buyer who wants a detached home inside a private golf club without an equity stake, is comfortable with social membership coming with the deed, values A-rated assigned schools and a quick, predictable resale, and can live with club and association costs that are confirmed in writing rather than published.
You want golf nearby but not necessarily in the membership; you want a gate and a quiet street network; you want a home that has resold in about a month at close to list; and you would rather the club owner than the members carry the capital.
You need every carrying cost published before you tour, you want a condominium or coach home, you want short-term rental income, or you need parking for more than two cars outside the garage overnight.
Your personalized Olde Cypress buyer consultation with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, starts with the contact form on this page or a call to Marc Comisar at (239) 287-5873. We cover which of the nine neighborhoods fit your budget and life, what each costs to own, the documents to request and how we would write your offer. No cost and no obligation.
The neighborhood shortlist with its recorded and MLS sales, the carrying-cost stack for each, the club and golf questions, the flood file for any home you like, the offer strategy for a 97.52 percent market, and a timeline from tour to closing.
Call Marc Comisar at (239) 287-5873 or Jesse McGreevy direct at (239) 898-6072, email [email protected], or use the contact form at the top of this page. The office of McGreevy and Comisar is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Read more about how we represent buyers in Naples.
An Olde Cypress specialist matters because the facts that decide a purchase live in documents rather than a listing feed: a club membership that comes by covenant, association and club costs nobody publishes, a flood map in transition and a Lantana letter the graphic ignores, a parking rule that surprises buyers, and nine neighborhoods that price differently.
Quoting a club figure from a portal, repeating the old CDD claim, reading the preliminary flood map as effective, missing the overnight parking rule, or treating Fairway Preserve as part of the gated community. Each costs a buyer money or a surprise after closing.
In Naples Lakes Country Club every home carries a bundled full golf membership, as our guide to buying a home in Naples Lakes Country Club explains, and in Audubon Country Club membership is mandatory and billed separately, as our guide to buying a home in Audubon Country Club covers. Olde Cypress makes only the social membership mandatory.
Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, are the local real estate experts who represent Olde Cypress buyers, licensed Florida REALTORS with Domain Realty who run every search and negotiation themselves, with Marc in the field and Jesse on the data and documents.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and one half of McGreevy and Comisar. He tours with you, runs the gate logistics and negotiates your offer. Reach him at (239) 287-5873 and 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 the other half of McGreevy and Comisar. He runs the comparable analysis and the association, club and flood documents. Reach him at (239) 898-6072 and on the Jesse McGreevy agent page.
See Sell Your Home in Olde Cypress for how we price, market and close, and request a free Olde Cypress home valuation if your current home is already inside the gate. Call Jesse McGreevy direct at (239) 898-6072.
These are the questions buyers ask before they write an offer in Olde Cypress, answered from the public record for a Collier County purchase, each in one paragraph. They cover the club, costs, taxes, flood, rules, schools and the process. Nothing here is legal, tax or insurance advice.
In North Naples, ZIP 34119, on the north side of Immokalee Road about 1.3 miles east of I-75. The only entrance is Treeline Drive at Logan Boulevard North.
548 single-family homes on the 2026 preliminary Collier County roll, which the master association rounds to 550, in nine neighborhoods.
Social membership is, automatically, under Section 14.02 of the recorded 2019 declaration. Golf membership is optional.
No. Only social membership is required; Full Golf and Associate Golf are separate purchases, open to residents and non-residents.
The club does not publish them, and third-party figures conflict widely, from roughly $45,000 to $175,000 for golf initiation. Get current figures in writing from the membership office at (239) 596-4797.
Non-equity and privately owned by a Stock family entity; owners hold no equity, vote or ownership interest in the club.
The club states it has no member assessments and no food and beverage minimum.
Each neighborhood association bills quarterly, including the master share, and publishes the amount only on its resident portal. The estoppel certificate states it.
The master association may collect a working capital contribution at the transfer of title under Section 8.13, in a Board-set amount not published; no neighborhood transfer fee was located. The estoppel states what applies, and the contract says who pays.
No, confirmed by the county's CDD layer, the state's dissolved-district list and a 2025 tax bill.
The 2026 preliminary median inside the PUD is $7,018, $6,361 homesteaded and $9,176 not, at the 2025 rate of 9.5058 mills plus garbage.
Because the assessment resets to market value after a sale; you do not inherit the seller's Save Our Homes cap.
Twenty-six MLS closings from $630,000 to $2,990,000 at a $1,105,000 median in the twelve months to September 26, 2026.
Five active and one pending on September 26, 2026, from $630,000 to $3,390,000.
Santorini Villas, the 55 paired villas, with a 36-month recorded median of $640,000.
Lantana, built from 2013 to 2016, with 122 homes.
Nearly every home in Unit One, Terramar, Santa Rosa, Egret Cove and Biscayne Place; Lantana is mostly lake-oriented, and Lone Pine Lane splits between golf and preserve.
The median sold-to-list was 97.52 percent, so about 2.5 percent on a well-priced home; more on homes that have waited.
On the effective 2012 map much of it is Zone AH, shallow ponding; on the March 2025 preliminary map every PUD home is Zone X; Lantana holds a 2013 FEMA letter.
Only if your lender's determination puts your building in the Special Flood Hazard Area, but many owners buy it anyway; the ZIP median is $1,259 a year.
We found no report naming Olde Cypress for flood damage, and no NFIP claim in its block group is coded to Ian.
Zone E, in Florida's Category 4 storm surge zone, about 6.7 miles inland.
Most PUD homes date from about 1999 to 2009; about 155 appear in 2000 or 2002 aerials; Lantana dates from 2013 to 2016.
Yes, with a 60-day minimum, no more than four leases a year, a $100 fee, a $1,000 deposit and Board approval.
No. Vehicles may not be parked on Olde Cypress streets overnight, and no more than two cars in a driveway.
Yes, common household pets, leashed outdoors; livestock, poultry and reptiles are prohibited.
Laurel Oak Elementary, Oakridge Middle and Aubrey Rogers High for every single-family street, all rated A in 2024, 2025 and 2026.
Not the gated community: it has its own gate, its own condominium association and no club membership.
About 1.6 road miles to I-75 Exit 111 and about 14.5 miles to Fifth Avenue South, at free-flow speeds.
Yes, since August 17, 2024, and compensation in it is negotiable.
Usually 30 to 60 days from contract to closing, depending on financing, inspections and the documents from the association and club.
Olde Cypress for a detached home with a built-in social club and fast resale; The Vineyards for product choice, 36 holes and optional membership on a published schedule.
Call Marc Comisar at (239) 287-5873 for a buyer consultation, or set up a saved search on our site.
These are the questions owners ask when a sale and an Olde Cypress purchase have to happen together, answered for a Florida buyer and seller. They cover timing, contingencies, homestead portability and moving within the gate. Confirm anything that affects your contract with your closing agent or attorney.
In a 29-day market, a buyer with a sale contingency competes poorly; selling first, or lining up bridge financing, usually wins the house.
You can, but in a 97.52 percent market the seller of a well-priced home will often choose a clean offer instead.
Often yes, within statutory limits, by filing with the new homestead application; the timing around January 1 matters.
Social membership follows the deed under the same covenant; ask the club about the treatment of any golf category.
Start with a neighborhood-level valuation; request one on our Olde Cypress home valuation page or call Jesse McGreevy direct at (239) 898-6072.
Every Olde Cypress figure on this page traces to a primary source below, listed as of September 2026: the Southwest Florida MLS, the Collier County Property Appraiser roll and recorded sales (cited in plain text), the recorded declarations, the club's own pages, Florida Statutes, Freddie Mac, NAR and FEMA. No listing portal or competing brokerage is cited.
Market data and county records
The associations and their recorded documents
The Club at Olde Cypress
Florida statutes and state agencies on selling
Flood, storm and insurance
Schools and location
Our related pages
Every row below links the authority that publishes the document, so an Olde Cypress buyer always sees the official, current version rather than a copy. We host nothing ourselves, and the documents that are not public are named at the end with the office that holds each.
| Document | What it settles | Official authority |
|---|---|---|
| 2019 Amended and Restated Declaration for Olde Cypress, OR 5700 PG 1118 | Mandatory social membership (Section 14.02), no club equity (14.03), the working capital contribution at transfer (8.13), leasing, pets, lakes and parking | Olde Cypress Master Association, certified PDF |
| 2013 leasing amendment, OR 4874 PG 3783 | The 60-day minimum, four leases a year, the $100 fee and the $1,000 deposit | Olde Cypress Master Association, PDF |
| Olde Cypress neighborhood site map | Where each of the nine neighborhoods, the gate house and the clubhouse sit | Olde Cypress Master Association, image |
| Community access and gate procedures | How guests and buyers are admitted at the gate | Olde Cypress Master Association, PDF |
| Lake management document | What owners may and may not do on the lakes | Olde Cypress Master Association, PDF |
| Lantana declaration of covenants, OR 4904 PG 1443 | Lantana's subjection to the master declaration | Olde Cypress Master Association, PDF |
| Da Vinci Estates governing documents, OR 2737 PG 2884 | Da Vinci Estates' subjection to the master declaration | Olde Cypress Master Association, PDF |
| Club scorecard | Course yardages from 6,711 to 4,132 | The Club at Olde Cypress, PDF |
| Collier County PUD Master List, June 11, 2026 | Approved and built units by PUD | Collier County, PDF |
| Collier County 2026 flood protection newsletter | The CRS Class 5 discount and floodplain rules | Collier County, PDF |
| Collier County Building Bulletin 21 | Elevation certificate and lowest-floor rules for rebuilds | Collier County, PDF |
| Collier County storm surge zone map | The Category 4 surge zone at Olde Cypress | Florida Division of Emergency Management, PDF |
| Florida Statutes 720.401 | The pre-contract disclosure summary and the buyer's cancellation right | Florida Senate |
| Florida Statutes 720.30851 | Estoppel certificate contents, delivery and fee caps | Florida Legislature |
| Florida Statutes 689.302 | The residential flood disclosure | Florida Legislature |
| Florida Statutes 201.02 | The $0.70 per $100 deed stamp | Florida Legislature |
| FEMA Map Service Center | The flood zone and any letter for your own address | FEMA |
Documents that matter to an Olde Cypress sale but are not public: the club's current social dues and golf initiation and dues, from the membership office at (239) 596-4797; your neighborhood association's budget and quarterly assessment, from the resident portal or the manager; the master working capital contribution amount; and the estoppel certificate for your home.
Start your Olde Cypress home search with the Top 1% Real Estate Agents Nationally Since 2008 through a buyer consultation, the contact form on this page or a call to Marc Comisar at (239) 287-5873. With five active listings and about 2.3 months of supply on September 26, 2026, the buyer who is ready when the right home appears is the buyer who gets it.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com, and read about the partnership on our about McGreevy and Comisar page. Nothing on this page is legal, tax or insurance advice.
Market data from Southwest Florida MLS, pulled September 26, 2026, and from the Collier County Property Appraiser 2026 preliminary roll and recorded qualified sales, data file dated August 29, 2026. Brokered by Domain Realty.
