Updated September 2026
Buy one of the 8 Biscayne Place at Olde Cypress estate homes with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. No MLS sale in 48 months, 11 county-recorded sales since 2004, owner outreach explained. Call Marc at (239) 287-5873.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Buying a home in Biscayne Place at Olde Cypress means waiting for one of eight detached estate homes, five on Treeline Drive and three on Olde Cypress Drive, the first addresses inside the staffed gate of Olde Cypress in North Naples, Florida 34119. This page is the purchase side of our Biscayne Place at Olde Cypress neighborhood guide, inside our Olde Cypress community guide for Naples. Its central question is an unusual one: how do you buy into a neighborhood where no home has closed on the Southwest Florida MLS in four years?
To be clear about the place: this is Biscayne Place at Olde Cypress in unincorporated North Naples, not Biscayne Bay, Biscayne Park or Biscayne Boulevard in Miami-Dade County, and not any other Florida subdivision that uses the Biscayne Place name. Fairway Preserve at Olde Cypress, the 264-unit condominium off Immokalee Road, sits outside the gate and is not part of the community.
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 one of the eight and are selling to buy again, start with how we sell a Biscayne Place home at Olde Cypress and a data-backed Biscayne Place home valuation.
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 spend a weekend touring we will show you every recorded Biscayne Place sale since 2004.
Buying a home in Biscayne Place at Olde Cypress, Naples, takes patience and preparation more than speed: a plan to reach eight owners who rarely sell, a price built from county records because the MLS holds no recent sale, the club's figures in writing, the association invoice from the estoppel, and a flood file read building by building.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
Everything below comes from the recorded declarations, the club's own pages, the Collier County Property Appraiser 2026 tax roll and recorded sales file, the Southwest Florida MLS and FEMA. Where the record stops, we say so and name the document that holds the answer.
Biscayne Place is eight detached single-family homes, per the 2026 preliminary Collier County roll, clustered where Treeline Drive meets Olde Cypress Drive just east of the gatehouse. The master association's site map draws it as a strip at the entrance. No Olde Cypress neighborhood is smaller, and none sits closer to the gate or to the clubhouse.
All eight lots touch the golf course parcel on the county map. Measured from county parcel polygons, lots run 15,019 to 21,840 square feet, median 16,680, second only to Da Vinci Estates in Olde Cypress.
Every Biscayne Place owner belongs to Biscayne Place Homeowners Association, Inc., a Chapter 720 association filed with the state on April 14, 2004, and through it to the Olde Cypress Master Property Owners Association, with one quarterly invoice that includes the master share.
No Community Development District, no member assessments or food minimum at the club, per its About Us page, no pool, clubhouse or gate of Biscayne Place's own, and no published club or association price. Fairway Preserve, the condominium outside the gate, carries no club membership and no place in the master association.
McGreevy and Comisar represent Biscayne Place at Olde Cypress buyers from the record outward: every qualified Biscayne Place sale in the county file since 2004, every Olde Cypress closing in the MLS since 2022, the recorded 2004 declaration, the club's pages and FEMA's flood layers. 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.
Recent Biscayne Place at Olde Cypress track record (last 12 months): In the last 12 months Biscayne Place at Olde Cypress has seen 0 resales in the Southwest Florida MLS Matrix, and the Matrix shows none in the 48 months to September 26, 2026.
We tracked every one of the 11 qualified Biscayne Place sales in the Collier County recorded sales file since 2004, and in the last 12 months we tracked all 26 Olde Cypress closings in the Southwest Florida MLS Matrix. That record, laid out below, is what we give you instead of an anecdote.
McGreevy and Comisar are a top-reviewed Biscayne Place at Olde Cypress buyer's agent team on Google. These are genuine verified Google reviews in each client's own words, none about a Biscayne Place purchase, all on our Google Business Profile.
★★★★★ "If you're looking for a Realtor in Naples (or nearby areas), Jesse is your guy. I referred a friend to him for a winter home search. He has great connections, sharp negotiating, and he found them an off-market brand new build. Highly recommend!" Ali Poklepovic, verified Google review
★★★★★ "Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please." Tim Goff, verified Google review
★★★★★ "He knew the area and therefore knew exactly where to take us to find the exact kind of neighborhood we were looking for and he was right on the money." Carol Doumlele, verified Google review
★★★★★ "Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house." Ian Matheson, verified Google review
Key takeaways for a Biscayne Place at Olde Cypress buyer in Naples: the smallest and highest-assessed neighborhood behind the Olde Cypress gate, a sales record so thin the county file carries it, no home for sale today, unpublished club and association costs, and a flood map touching every footprint.
The Biscayne Place at Olde Cypress market is closed in the ordinary sense: no Southwest Florida MLS closing in the 48 months to September 26, 2026, no active or pending listing that day, and no qualified sale in the county file since January 2022. Buyers compete for an owner's decision to sell, not for a listing.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
Our market rule leads with the first MLS window holding 10 or more closings. In Biscayne Place no window holds even one, so we list every sale and use the Collier County recorded sales history since 2004 as the long view. The MLS pull assigns every Olde Cypress closing to a neighborhood by street address against the county roll.
| Record and window | Biscayne Place sales (n) | Median | Range | Note |
|---|---|---|---|---|
| Southwest Florida MLS, 12 months to Sep 26, 2026 | 0 | None | None | No closing |
| Southwest Florida MLS, 24 months | 0 | None | None | No closing |
| Southwest Florida MLS, 36 months | 0 | None | None | No closing |
| Southwest Florida MLS, 48 months (widest pull) | 0 | None | None | No closing |
| County qualified sales, 12, 24 and 36 months to Aug 29, 2026 | 0 | None | None | No recorded qualified sale |
| County qualified sales, 60 months | 1 | $2,050,000 (n = 1, observed) | $2,050,000 | Small sample |
| County qualified sales, 120 months | 2 | $1,612,500 (n = 2, even: mean of $1,175,000 and $2,050,000) | $1,175,000 to $2,050,000 | Small sample |
| County qualified sales, all history since 2004 | 11 | $1,250,000 (n = 11, odd, observed) | See the year table below | Small sample |
With no MLS closing, there is no Biscayne Place sold-to-list ratio, days-on-market figure or MLS price per living square foot to report, and we borrow none.
Two qualified sales fall in the ten years to August 29, 2026, listed by street:
Nothing, as of the Southwest Florida MLS Matrix pull on September 26, 2026: 0 active and 0 pending or contingent Biscayne Place listings. Across all of Olde Cypress that day there were 5 active listings and 1 pending or contingent, about 2.3 months of supply against 26 closings in the prior 12 months. To see what is listed behind the gate on any given day, browse current Olde Cypress homes for sale on DomainRealtyGroup.com, our team's listings site.
With no Biscayne Place closing to measure, the community is the market you shop while you wait. In the 12 months to September 26, 2026 the Southwest Florida MLS recorded 26 Olde Cypress closings at a median of $1,105,000 (n = 26, even: mean of $1,100,000 and $1,110,000), $472.75 per living square foot, a 97.52 percent median sold-to-list ratio (sold over final list) and 29 median days on market (n = 24). The county file shows 24 qualified Olde Cypress sales in the 12 months to August 29, 2026, median $1,142,500. These are community medians, not Biscayne Place figures.
A Biscayne Place home at Olde Cypress comes up for sale rarely: 11 qualified sales across eight homes in the Collier County file since 2004, never more than two in a year, with gaps of four and five years between sales. The last recorded qualified sale was January 2022, so a buyer should plan in years, not weeks.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
| Year recorded | Qualified sales (n) | Price, or median for the year | Note |
|---|---|---|---|
| 2004 | 2 | $845,850 (n = 2, even: the mean of the two sales) | First sales on file, the year the declaration was recorded |
| 2005 | 1 | $1,283,500 | |
| 2006 | 1 | $1,425,000 | Highest price on file before 2022 |
| 2007 | 1 | $1,250,000 | |
| 2008 | 0 | None | |
| 2009 | 1 | $1,132,500 | |
| 2010 | 2 | $1,075,000 (n = 2, even: the mean of the two sales) | |
| 2011 | 0 | None | |
| 2012 | 1 | $1,115,000 | |
| 2013 to 2016 | 0 | None | Four years with no qualified sale |
| 2017 | 1 | $1,175,000 | Olde Cypress Drive |
| 2018 to 2021 | 0 | None | Four more years with none |
| 2022 | 1 | $2,050,000 | Treeline Drive |
| 2023 to August 29, 2026 | 0 | None | No qualified sale in the file |
| All years | 11 | $1,250,000 (n = 11, odd, observed) | Small sample |
Source: Collier County Property Appraiser recorded qualified sales file dated August 29, 2026; improved sales over $100,000 flagged qualified. The newest recording anywhere in Olde Cypress in that file is May 22, 2026.
Eleven sales over eight homes in 22 years is about 1.4 sales per home, but they cluster: eight were recorded from 2004 to 2010, while the homes were new, and only three since, in 2012, 2017 and 2022. Expect that the right home may not reach the market in a given season.
The qualified flag leaves out most transfers into trusts, between relatives and out of estates, so owners may have changed more often than 11 times, and some sales may never reach the MLS at all.
Biscayne Place at Olde Cypress has eight estate homes, no MLS closing in 48 months and a last recorded qualified sale of $2,050,000 in January 2022, so the buyer who is pre-approved, briefed on the documents and known to us is the buyer who gets the call. Start a Biscayne Place buyer consultation with Marc at (239) 287-5873, or read how we represent buyers in Naples. If you own one of the eight today, get a free Biscayne Place home valuation or call Jesse direct at (239) 898-6072.
Buying into Biscayne Place at Olde Cypress with no home listed means working the county record instead of the listing feed: a respectful written approach to the eight owners of record, alerts that catch any Olde Cypress listing the day it appears, and a buyer file complete enough that an owner who is thinking about selling can say yes quickly.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
A saved search is necessary but not sufficient here. The MLS carried no Biscayne Place sale in four years, and owners hold for long stretches, so the home you want may change hands quietly, to a buyer an agent already knew. We build the search so you are that buyer.
The 2026 preliminary Collier County roll gives each of the eight homes' street, lot size, year built, just value and homestead status, and the recorded sales file shows how long each owner has held. We never publish an owner's name or a house number.
With your permission, we write to the owners of record at the mailing address the county roll holds, describing a qualified buyer and what that buyer wants, with no pressure and no repeat contact for anyone who declines. That matters in Biscayne Place: 6 of the 8 homes carry no Florida homestead exemption on the 2026 preliminary roll, and 4 of the 8 owner mailing addresses are outside Florida, 3 of them outside the United States, so a letter reaches owners a yard sign never would. We do not cold call, and we describe the buyer's plans, never anyone's personal characteristics.
An owner who was not planning to list needs a reason to deal with you now: a pre-approval sized for an estate home, proof of funds, a proposed inspection period and closing date, and a clear answer on golf. We assemble that file before the first letter goes out.
Create a saved search on our site and every new Olde Cypress listing, Biscayne Place included, reaches you the day it appears; it routes to our team, so Marc sees what you are watching. A well-priced Olde Cypress home can go under contract in days.
If Biscayne Place stays quiet, the nearest matches behind the same gate are Strada Bella at Olde Cypress, Da Vinci Estates at Olde Cypress and the larger golf homes of Units One, Two and Three at Olde Cypress on the same two streets. We track all of them in one search.
An off-market purchase is still a regulated sale: the seller owes the Chapter 720 disclosure summary before you sign and the flood and property tax disclosures, the association issues an estoppel, and the gate's showing rules apply. Quiet means unadvertised, not unexamined.
Own one of the eight and wondering what a quiet sale would bring? Get a free Biscayne Place at Olde Cypress home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers in Naples.
Expect to pay for a Biscayne Place home at Olde Cypress a price built from three records: the neighborhood's own sales, $1,175,000 in 2017 and $2,050,000 in 2022; the nearest current MLS comparables in Da Vinci Estates, Units One, Two and Three, and Strada Bella; and the 2026 preliminary just values, $1,036,887 to $1,886,013, as a relative check.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
This is a public-record sale. On January 25, 2022 a Biscayne Place home on Treeline Drive was recorded as a qualified sale at $2,050,000 in the Collier County recorded sales file, the most recent and the highest qualified price on the Biscayne Place record. It was recorded eight months before Hurricane Ian and before our 48-month MLS window opens, which is why no MLS figure on this page includes it. At Florida's documentary stamp rate of $0.70 per $100, that deed carried $14,350 in deed stamps, customarily the seller's cost in Collier County. And it sits above every 2026 preliminary just value on the Biscayne Place roll, a reminder that just value trails the market. The record omits living area, condition and days on market, so it anchors a conversation, not a number.
Per-square-foot figures here are MLS living area; the county's building footprint, median 6,845 square feet at Biscayne Place, includes garages and lanais, so we never divide a price by it.
A home is in Biscayne Place at Olde Cypress when it sits on the plat the county roll calls Olde Cypress Tract 12. The recorded Biscayne Place declaration's Exhibit A describes its land as Lots 1 through 8 of the plat of Olde Cypress, Tract 12, recorded in Plat Book 37, Pages 91 and 92, Public Records of Collier County.
Treeline Drive and Olde Cypress Drive are shared with the Olde Cypress Homeowners' Association, so a Treeline Drive address can belong to either association, with different declarations and budgets. The plat, not the street, decides.
For a Biscayne Place purchase, the title commitment should cite the Olde Cypress Tract 12 plat, and the estoppel certificate should come from Biscayne Place Homeowners Association, Inc. If either names a different neighborhood association for a Tract 12 lot, stop and ask why before closing. We read the declaration's exhibit from the Clerk's copy the master association posts; we did not pull the recorded plat drawing itself, which your title agent will.
Owning a Biscayne Place home at Olde Cypress each year costs a quarterly Biscayne Place HOA fee 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 your lender will likely require, 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 |
|---|---|---|---|
| Biscayne Place 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; Biscayne Place median $15,120 on the 2026 preliminary roll (n = 8, small sample) | Annual | 2025 Collier County tax bill |
| Community Development District | None | Not applicable | Collier County CDD layer |
| Flood insurance | Median $1,259 per year, single-family, ZIP 34119 | Annual, likely required on a Zone AH footprint | OpenFEMA NFIP policies |
| Master working capital contribution | Board-set; amount not located publicly | Once, at transfer | Declaration Section 8.13 |
| Biscayne Place capital contribution or transfer fee | None found in the 2004 declaration | Not applicable | Biscayne Place declaration; the estoppel confirms |
Section 4.3 of the Biscayne Place declaration makes each lot liable for an equal share of every annual and special assessment, a fraction whose numerator is one and whose denominator is the number of lots. With eight lots you pay one eighth of the neighborhood budget, so one large expense is shared eight ways. Ask for the adopted budget and reserves in your inspection period.
The invoice pays Biscayne Place's own costs and your share of the master association's common grounds, streetlights, paving, stormwater, gatehouse and 158.59-acre preserve. Biscayne Place adds an unusually full service under Section 7.2 of its declaration: the association maintains all landscaping on each lot, including trees, shrubs, lawn, flower beds and walkways, and each lot's irrigation system. You maintain the house, pool, screen enclosure, driveway and exterior paint under Section 7.1.
Freddie Mac's Primary Mortgage Market Survey put the 30-year fixed rate at 7.03 percent as of September 24, 2026. As an illustration only, at $2,050,000, the last recorded Biscayne Place price and not a current value, 20 percent down leaves a $1,640,000 loan and principal and interest of about $10,944 a month, before taxes, insurance, the quarterly invoice and club dues. A loan that size is usually a jumbo loan; your lender's quote replaces this illustration.
Moving across the gate? Our Olde Cypress seller guide covers every neighborhood; a Biscayne Place owner starts with how we sell a Biscayne Place home or a call to Jesse direct at (239) 898-6072. Buying first? Call Marc at (239) 287-5873 or read how we represent buyers in Naples.
Club membership works the same in Biscayne Place at Olde Cypress as in every Olde Cypress neighborhood: 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. 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," under Section 14.02 of the 2019 Amended and Restated Declaration. Section 16 of the Biscayne Place declaration makes every owner a member of the master association, so the membership comes with the deed.
The club describes itself as non-equity and privately owned by the Stock family of companies, whose Olde Cypress Development entity has held the course land since 1998; Section 14.03 gives owners no equity or vote. Its $16 million clubhouse renovation came with no member assessment.
Social members use the clubhouse and dining, four clay tennis courts, two pickleball courts, the 4,000-square-foot fitness center and the pool. The clubhouse sits just west of the gate, the shortest trip from any Olde Cypress neighborhood.
Full Golf and Associate Golf, the latter limited from November through April, are open to residents and non-residents, per the club's membership page. The club's own explainer on equity versus non-equity membership calls its memberships non-transferable, so a seller's golf membership does not pass to you. Initiation and dues are not published; figures circulating online conflict widely, from roughly $45,000 to $175,000 for golf initiation, and none is club-published. Get current numbers in writing from the membership office at (239) 596-4797.
Buying in Biscayne Place at Olde Cypress runs in nine steps: prepare the buyer file before a home is available, find the home through alerts and owner outreach, price it from the county record and nearby MLS sales, check the building's flood position, write the offer, collect the disclosure summary and estoppel, get the club's figures, clear inspections and title, and close.
Since August 17, 2024, buyers sign a written agreement before touring, with negotiable compensation. A jumbo-ready pre-approval lets you act the week a home becomes available.
Set the Olde Cypress alert, then let us write to the owners of record on your behalf.
Start from the two Biscayne Place sales of the last ten years and the nearby estate MLS sales, then adjust for lot, roof, condition and the flood file.
Every footprint touches Zone AH on the effective map; get the elevation certificate and the lender's determination before you go firm.
Build the inspection period around two associations, the club and the flood file.
The seller owes the Chapter 720 disclosure summary before you sign, covering both associations. The estoppel, ordered after contract, states the quarterly assessment and anything due at transfer, including any master working capital contribution.
Ask the membership office at (239) 596-4797 for current social dues and any golf initiation and dues, and make golf a contingency if it matters to you.
Order a full inspection, a four-point and a wind mitigation report, bind insurance early with the association named as the declaration requires, and have your title agent confirm the Tract 12 plat.
Close, record the deed, enroll with the club and the gate, and file for homestead by March 1 if it is your primary residence.
A Biscayne Place at Olde Cypress buyer should request the Chapter 720 disclosure summary before signing, the recorded 2004 Biscayne Place declaration with its articles and bylaws, the 2019 master declaration, both budgets, the estoppel certificate, the club's written dues and golf figures, the leasing amendment, the elevation certificate, roof and window permits, and the title commitment.
The Declaration of Covenants, Conditions and Restrictions for Biscayne Place at Olde Cypress was recorded April 21, 2004 at OR 3547 PG 1426, with Florida Bay Partners, Inc. as declarant and the articles and bylaws attached. It is specific where it matters to a buyer: equal eighths, association-run lot landscaping, the architect rule, the garage rule and an unusual insurance clause. We found no later amendment among the hosted documents; check the Collier Clerk's Official Records search before closing.
Section 9.1 requires each owner to insure the home for full replacement cost, clear debris within 60 days of a loss and finish repairs within a year, restoring the original character and design unless the Architectural Review Committee approves a change. Section 9.3 says the association "shall be named as a co-insured under any hazard and/or flood insurance policy" on the lot. Tell your insurance agent at binding, and ask the association how it applies the clause today.
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. In Biscayne Place it should cover both mandatory associations; with no condominiums behind the gate, this is a Chapter 720 purchase throughout.
Seen from our Biscayne Place seller page, the transaction reads identically: the seller owes the disclosure summary before contract and customarily pays the estoppel fee and the deed stamps; the master association may collect a Board-set working capital contribution at transfer under Section 8.13, amount not located publicly; in Collier County the buyer customarily pays the owner's title policy and chooses the closing agent; and the contract settles who pays what. This is information, not legal advice.
Under Florida Statutes 720.30851, the estoppel states the regular assessment, its frequency, what is paid through and any capital contribution or transfer fee due at closing. The standard fee is capped at $299 under the 2024 amendments in the House staff analysis of HB 979. Confirm it covers the master share.
The 2019 Amended and Restated Declaration, the 2013 leasing amendment, the master association's documents library and Realtors Information page, and the Biscayne Place budget. The association's state filing, active and managed through Alliant Property Management, is on the Florida Division of Corporations name search for Biscayne Place.
Biscayne Place at Olde Cypress sits on FEMA maps effective May 16, 2012 that place 5 of its 8 home footprints wholly in Zone AH, shallow ponding, and the other 3 partly in it, with none wholly in Zone X. FEMA's March 20, 2025 preliminary map shows all 8 homes in Zone X, but it is not effective yet.
Data updated: September 2026 (FEMA National Flood Hazard Layer, effective and preliminary, overlaid on Collier County building footprints, computed September 23, 2026)
| Biscayne Place on the effective map | Homes |
|---|---|
| Footprint wholly in Zone AH | 5 |
| Footprint partly in Zone AH | 3 |
| Footprint wholly in Zone X | 0 |
| FEMA letter of map change found for a Biscayne Place home | None |
| Base flood elevation lines nearby | 12.0 to 12.5 feet NAVD88 |
Source: FEMA National Flood Hazard Layer, queried September 23, 2026 against Collier County building footprints. Zone AH is FEMA's shallow flooding zone, usually ponding one to three feet deep, and a Special Flood Hazard Area. FEMA letters for Olde Cypress streets name ponding and overland flow as the flooding source, not the Gulf, and there is no Zone VE in the community.
FEMA has issued 42 letters of map change since 2012 on Olde Cypress area streets, most removing a single structure after a survey showed its lowest adjacent grade above the base flood elevation, including several on Strada Bella Court and eight on Treeline Drive and Wild Orchid Court in Units One and Two. We found none for a Biscayne Place home; ask a surveyor whether one is possible.
Collier County opened the 90-day appeal period on the new maps on August 19, 2026, with the new map targeted for summer 2027, per the county's August 2026 release. Until then the 2012 map governs lending, and FEMA's preliminary layer is a preview that can change on appeal, not a determination.
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 before your inspection period ends. We found no elevation certificate for a Biscayne Place home, so budget for a surveyor if the seller has none.
No public agency publishes a homeowners or windstorm premium for Biscayne Place at 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 Biscayne Place home turns on the roof's age, the openings and the permits.
A federally backed or regulated mortgage on a building in a Special Flood Hazard Area requires flood insurance. With every Biscayne Place footprint touching Zone AH, expect your lender to require it.
Olde Cypress homes are designed to a 160 mph wind speed, per Collier County's wind load layers. Every Biscayne Place roll year falls after the first statewide Florida Building Code of March 2002. An original roof on a 2004 to 2007 home is now about 19 to 23 years old, so the re-roof permit is the first thing a carrier asks for, documented on the Uniform Mitigation Verification Inspection Form.
Citizens Property Insurance 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, so a 2026 buyer of an estate home generally shops the private market.
Biscayne Place 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, per the Florida Division of Emergency Management's Collier County evacuation map and its storm surge map. Irma accounts for 88 of ZIP 34119's 124 all-time NFIP claims, per the OpenFEMA claims dataset. Ian's 2022 surge stayed south and west of US 41, per the National Weather Service Miami summary.
Unincorporated Collier County is a Community Rating System Class 5 community, worth 25 percent off NFIP premiums inside the Special Flood Hazard Area, per the county's 2026 flood protection newsletter and FEMA's NFIP Community Status Book.
Property taxes after you buy in Biscayne Place at 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. Biscayne Place already carries the highest median bill in Olde Cypress, $15,120 on the 2026 preliminary roll, and your bill resets after purchase.
On the Collier County Property Appraiser 2026 preliminary roll, the eight Biscayne Place homes show a median total tax of $15,120 (small sample), against $13,698 in Da Vinci Estates and $9,545 in Strada Bella. Only 2 of the 8 carry a homestead exemption, so most bills already sit close to just value.
As a rough illustration, $2,050,000, the last recorded Biscayne Place price, times 9.5058 mills is about $19,487 before any exemption, plus garbage; at the $1,704,810 median just value it is about $16,206. The county's just value, not your price, sets the bill. The Section 689.261 property tax disclosure the seller gives you says the same: do not rely on the seller's taxes.
If the Biscayne Place 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 rules that decide whether a Biscayne Place home at Olde Cypress fits are the two-step architectural review with its licensed-architect requirement, the leasing limits, the garage and overnight parking rules, the pet rules and the home-business limit. Each is in the 2004 Biscayne Place declaration, the 2019 master declaration or its leasing amendment.
Any building, pool, fence, landscaping change, exterior color or shutter needs Biscayne Place's Architectural Review Committee first, then the master committee under Article X. Section 5.5 requires residential structures to be designed by a licensed architect or certified residential designer, so budget design fees into any addition.
Under the master rules, no lease under 60 days, no more than four a year, whole home only, a $100 fee, a $1,000 refundable deposit and master board approval. The Biscayne Place declaration adds no approval step of its own. Seasonal rental works; short-term vacation rental does not.
Section 10.13 requires a garage for at least two cars at every Biscayne Place home, bans carports and bars converting a garage without a replacement and approval. The master declaration bars overnight street parking in Olde Cypress and caps driveways at two cars; boats, trailers and campers belong in an enclosed garage.
Dogs, cats and other usual household pets in a reasonable number, leashed or carried outside, never left unsupervised in a screened enclosure, per Section 10.11; the master rules add no tethering on lanais and no livestock, poultry or reptiles.
Section 10.10 allows a home office that brings no clients to the lot. Outside public open house hours, Saturday and Sunday from noon to 5 p.m., buyers enter with an agent or owner, per the master association's community access procedures; we arrange every Biscayne Place visit with the gate in advance.
Selling a Biscayne Place home with these documents in order? Start with a Biscayne Place home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers in Naples.
We negotiate a Biscayne Place at Olde Cypress purchase from the county's recorded Biscayne Place sales, the nearest MLS comparables and the costs the seller has not documented. With no MLS sale in the neighborhood for four years, the appraisal and the flood file carry more weight in the price than they do almost anywhere else in Olde Cypress.
Before you offer, we show you all 11 Biscayne Place qualified sales since 2004 and the Da Vinci Estates, Units One, Two and Three, and Strada Bella MLS sales, adjusted for lot, view, roof, openings and condition. The $2,050,000 recorded in 2022 is a data point from a different house in a different market, not a floor.
If the seller cannot produce the club's figures, the Biscayne Place budget, an elevation certificate or the re-roof permit, that uncertainty belongs in your price or your contingencies.
An appraiser needs comparable sales, and Biscayne Place has no recent MLS sale. If the report comes in short, a financed buyer needs an appraisal contingency and a plan to renegotiate, bring cash or walk.
Marc Comisar and Jesse McGreevy negotiate every offer themselves. Call Marc at (239) 287-5873 or see how we represent buyers in Naples; selling a Biscayne Place home first? Request a Biscayne Place home valuation and call Jesse direct at (239) 898-6072.
Buyer closing costs in Biscayne Place at Olde Cypress include, by Collier County custom, the owner's title policy and the closing agent's fees, plus lender charges, the note stamp tax at $0.35 per $100, the mortgage intangible tax at $0.002 per dollar, recording, inspections, survey, an elevation certificate if the seller has none, and prepaids.
On a $1,640,000 loan, 80 percent of the $2,050,000 last recorded Biscayne Place price, Florida's documentary stamp tax on the promissory note at $0.35 per $100 is $5,740, and the nonrecurring intangible tax at $0.002 per dollar is $3,280, 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 contract controls. The premium is promulgated by the state under Florida Administrative Code Rule 69O-186.003, and in Biscayne Place the title commitment is where the Tract 12 plat is confirmed.
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 and the quarterly invoice are prorated to the closing date; you prepay homeowners and flood insurance.
Since August 17, 2024, buyers in Biscayne Place at Olde Cypress, as everywhere, sign a written agreement with their agent before touring a home, 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. Where a search may run long, agree the term at the start.
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 and NAR's summary of what the settlement means for buyers and sellers explain the rules. On an off-market purchase with no listing agent, we agree in writing who pays before the first letter goes out.
A Biscayne Place at Olde Cypress address in Naples comes with assignment to Laurel Oak Elementary, Oakridge Middle and Aubrey Rogers High, all rated A in 2024, 2025 and 2026, and, because the eight homes sit at the gate, the shortest drives in Olde Cypress: I-75 Exit 111 about 1.6 road miles away and downtown Naples about 14.5.
Treeline Drive and Olde Cypress Drive are zoned for 2026 to 2027 to the three schools below, per the Collier County Public Schools address lookup, with grades from state data republished by the Naples Daily News.
| School | Grades | 2026, 2025 and 2024 state grades | Road miles from the entrance |
|---|---|---|---|
| Laurel Oak Elementary | PK to 5 | A, A, A | 1.2 |
| Oakridge Middle | 6 to 8 | A, A, A | 2.8 |
| Aubrey Rogers High | 9 to 12 | A, A, A | 6.0 |
NCH Emergency Department Northeast is about 2.4 road miles from the entrance and NCH North Naples Hospital about 4.4. Vanderbilt Beach is about 8.2 miles and Southwest Florida International Airport about 21.1, at free-flow speeds from the OSRM routing engine.
The gate opens onto Logan Boulevard North, rated level of service C in the county's 2025 Annual Update and Inventory Report, while Immokalee Road from Logan to Collier Boulevard is rated F. Relief comes from the Vanderbilt Beach Road Extension, Phase I, open since July 2026, and a planned diverging diamond at I-75 Exit 111 in FDOT's I-75 Golden Gate Parkway to Alico Road project.
Biscayne Place and Strada Bella at Olde Cypress are the two small estate enclaves a Naples buyer weighs against each other: both declared in 2003 and 2004, both built out about 2004 to 2007, same club and schools. Biscayne Place offers eight homes on larger lots at the gate; Strada Bella offers eighteen on a quiet cul-de-sac and a more recent sale.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
| Question | Biscayne Place | Strada Bella |
|---|---|---|
| Homes and streets | 8 on Treeline Drive (5) and Olde Cypress Drive (3) | 18 on Strada Bella Court, a cul-de-sac |
| Position | At the entrance, just east of the gatehouse | About 1.4 road miles inside the entrance |
| Homes touching the golf parcel | 8 of 8 | 17 of 18 |
| Years built, 2026 preliminary roll | 2003 to 2007, median 2005 | 2003 to 2013, median 2006 |
| Median lot | 0.39 acre (16,680 sq ft on parcel polygons) | 0.29 acre |
| Median 2026 preliminary just value | $1,704,810 | $1,365,158 |
| Median 2026 preliminary taxes | $15,120 | $9,545 |
| Homestead share, 2026 preliminary roll | 2 of 8 | 12 of 18 |
| MLS closings, 48 months | 0 | 1: $1,775,000, 100.00 percent of final list, 11 days (small sample) |
| Active on September 26, 2026 | 0 | 0 |
| County qualified sales on file | 11 since 2004, median $1,250,000; last $2,050,000 in January 2022 | 26 since 2004, median $872,500 (mean of $870,000 and $875,000); last $1,775,000 in April 2025 |
| Effective 2012 flood map | 5 wholly Zone AH, 3 partly; no FEMA letter found | 12 wholly Zone AH, 5 partly, 1 Zone X; several letters on file |
| Assigned schools | Laurel Oak, Oakridge, Aubrey Rogers | Laurel Oak, Oakridge, Aubrey Rogers |
Sources: Southwest Florida MLS Matrix, closed September 27, 2022 to September 26, 2026; Collier County Property Appraiser 2026 preliminary roll and recorded qualified sales, file dated August 29, 2026; FEMA National Flood Hazard Layer; the recorded declarations.
Choose Biscayne Place for the larger golf lot, the shortest trip from gate to garage and a group of homes all built under the Florida Building Code, and be ready to wait for one of eight owners. Choose Strada Bella for a quieter court, more homes to watch and a 2025 MLS sale to anchor an offer; our Strada Bella buyer guide covers that side. Either way, pull the elevation certificate. For all nine neighborhoods side by side, see our Olde Cypress buyer guide, including Lantana at Olde Cypress, the newest build.
Biscayne Place at Olde Cypress is the right place for a Naples buyer who wants one of the largest golf lots in the community, a Florida Building Code era estate home, the shortest drive from the gate, and association-run landscaping, and who can prepare now and wait, possibly years, for one of eight owners to sell.
You want a large lot on the course, the gate and clubhouse a minute away, social membership with the deed, and you will let us approach owners quietly for you.
You need to buy this season, need every cost published first, want short-term rental income, or want a quiet interior street. For more homes to choose from behind the same gate, Terramar at Olde Cypress and Santa Rosa at Olde Cypress are all-golf neighborhoods with more frequent sales.
Your personalized Biscayne Place at 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 all 11 recorded Biscayne Place sales, the owner-outreach plan, the cost to own, the documents and your offer, at no cost.
The Biscayne Place record, which of the eight homes match your brief, the owner-outreach plan, the carrying costs, the club, the flood file, the Tract 12 title check and the offer strategy.
Call Marc Comisar at (239) 287-5873 or Jesse McGreevy direct at (239) 898-6072, or use the contact form on this page. Read how we represent buyers in Naples, and if you own in Biscayne Place today, get a free Biscayne Place home valuation.
Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, are the local real estate experts who represent Biscayne Place at Olde Cypress buyers, licensed Florida REALTORS with Domain Realty who run every search, owner approach and negotiation themselves.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and one half of McGreevy and Comisar. He tours Biscayne Place with you, runs the gate logistics and negotiates your offer: (239) 287-5873, 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 Biscayne Place record, the owner outreach and the association, club and flood documents: (239) 898-6072, Jesse McGreevy agent page.
If your current home is one of the eight, see Sell Your Home in Biscayne Place at Olde Cypress and request a Biscayne Place home valuation, or call Jesse McGreevy direct at (239) 898-6072. The neighborhood itself is covered in full in our Biscayne Place at Olde Cypress guide; read how we represent buyers in Naples or call Marc at (239) 287-5873.
These are the questions buyers ask before they write an offer in Biscayne Place at Olde Cypress, Naples, answered from the public record for a Collier County purchase in a sentence or two each. They cover homes for sale, prices, HOA fees, the club, taxes, flood, rules, schools and the process. Nothing here is legal, tax or insurance advice.
Just inside the Olde Cypress gate on Treeline Drive off Logan Boulevard North, North Naples, ZIP 34119.
No. It has no connection to Biscayne Bay, Biscayne Park or Biscayne Boulevard in Miami-Dade County.
No. It is a separate 264-unit condominium outside the Olde Cypress gate and master association.
Eight detached homes on the 2026 preliminary Collier County roll, five on Treeline Drive and three on Olde Cypress Drive.
Not on September 26, 2026: the Southwest Florida MLS showed 0 active and 0 pending Biscayne Place listings.
Get pre-approved, set an Olde Cypress alert, and let us write to the owners of record on your behalf, respectfully and once.
The county file shows 11 qualified sales since 2004, median $1,250,000 (small sample); the latest was $2,050,000 on Treeline Drive in January 2022.
Because the Southwest Florida MLS recorded no Biscayne Place closing in the 48 months to September 26, 2026, the widest window pulled.
Not published. One quarterly invoice includes the master share; the estoppel certificate gives the figure.
None in the 2004 declaration; the master association may collect a Board-set working capital contribution, shown on the estoppel.
No.
Yes. Social membership in The Club at Olde Cypress comes with the deed under Section 14.02; golf is optional.
The club does not publish them. Get current figures in writing from its membership office at (239) 596-4797.
The median 2026 preliminary bill is $15,120; yours resets on your purchase.
On FEMA's effective May 16, 2012 map all eight footprints touch Zone AH; the March 20, 2025 preliminary map shows Zone X, not yet effective.
Expect your lender to require it; the ZIP 34119 NFIP median is $1,259 a year.
We found none; a surveyor can tell you whether one is possible.
Collier County Evacuation Zone E.
2003 to 2007 on the roll, median 2005.
15,019 to 21,840 square feet, median 16,680.
Yes. All eight lots touch the golf course parcel on the county map.
The association, under Section 7.2, including lot irrigation.
Section 9.3 of the Biscayne Place declaration says the association shall be named as co-insured on your hazard and flood policies.
For residential structures, yes, under Section 5.5, plus two committee approvals.
Yes: 60-day minimum, up to four leases a year, with master board approval.
No. Olde Cypress bars overnight street parking.
No. Neither declaration sets an age requirement.
Laurel Oak Elementary, Oakridge Middle and Aubrey Rogers High for 2026-2027, all rated A in 2024, 2025 and 2026.
About 1.6 road miles to I-75 Exit 111 and 14.5 miles to Fifth Avenue South.
Biscayne Place for larger lots at the gate; Strada Bella for a quiet cul-de-sac and a 2025 sale.
Yes, since August 17, 2024, with negotiable compensation.
Call Marc Comisar at (239) 287-5873 for a buyer consultation, or set up a saved Olde Cypress search on our site.
Every Biscayne Place at 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
Biscayne Place and the associations
The Club at Olde Cypress
Florida statutes, state agencies and buyer representation
Flood, storm and insurance
Schools, roads and location
Our related pages
Every row below links the authority that publishes the document, so a Biscayne Place at Olde Cypress buyer sees the official, current version. We host nothing ourselves; documents that are not public are named at the end with the office that holds each.
| Document | What it settles | Official authority |
|---|---|---|
| Biscayne Place declaration, articles and bylaws, OR 3547 PG 1426 | Equal-eighths assessments (4.3), architect rule (5.5), lot landscaping (7.2), co-insured clause (9.3), garage and pets (10.11, 10.13); Exhibit A names Lots 1 through 8 of Olde Cypress Tract 12 | Olde Cypress Master Association, PDF |
| 2019 Amended and Restated Declaration for Olde Cypress, OR 5700 PG 1118 | Mandatory social membership (14.02), no club equity (14.03), the working capital contribution at transfer (8.13), leasing, pets 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 Biscayne Place, the other eight neighborhoods, the gate house and the clubhouse sit | Olde Cypress Master Association, image |
| Building Bulletin 21 | Lowest-floor elevation for a rebuild or substantial improvement | Collier County, PDF |
| Uniform Mitigation Verification Inspection Form | The wind mitigation credits a Biscayne Place roof and openings can earn | Florida Office of Insurance Regulation, PDF |
| Florida Statutes 720.401 | The pre-contract disclosure summary and the buyer's cancellation right | Florida Senate |
| FEMA Map Service Center | The flood zone and any letter for your own Biscayne Place address | FEMA |
Not public: the club's dues and golf figures (membership office, (239) 596-4797), the Biscayne Place budget and assessment, the master working capital contribution amount, the estoppel, the recorded Tract 12 plat pages and the title commitment.
Start your Biscayne Place at 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 eight homes and no listing on September 26, 2026, the buyer who is prepared before one comes up is the buyer who gets it.
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. 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 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. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
