Updated September 2026
Buy a Santorini Villas at Olde Cypress paired villa with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. 13 villa sales since 2023, a $644,000 36-month median, club, flood and villa documents explained. Call Marc at (239) 287-5873.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Buying a home in Santorini Villas at Olde Cypress means buying one half of a paired villa on Santorini Court, the only attached homes among the 548 single-family homes behind the Olde Cypress gate in North Naples, Florida 34119. The 55 villas are fee simple homes governed by a Chapter 720 homeowners' association, not a condominium, and every deed carries mandatory social membership in The Club at Olde Cypress. This page is the purchase side of our Santorini Villas at Olde Cypress neighborhood guide and of our wider Olde Cypress community guide: what the villas sell for, what they cost to own, 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 a villa on Santorini Court and want to sell before you buy, start with how we sell homes in Santorini Villas at Olde Cypress and a data-backed valuation of your Santorini villa.
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 villa we will show you every Santorini Court sale since 2023 and what each one tells you about your offer.
Buying a home in Santorini Villas at Olde Cypress takes four things a detached Naples purchase does not: reading the villa documents for who maintains the shared roof and walls, getting unpublished club figures in writing, checking the flood file for your side of the building, and pricing from 12 MLS closings in 36 months.
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 documents, the club's own pages, the Collier County Property Appraiser, 2026 tax roll and recorded sales, the Southwest Florida MLS and FEMA. Where the public record stops, we name the document that holds the answer.
Santorini Villas at Olde Cypress is 55 homes on a single street, Santorini Court, which leaves Olde Cypress Drive inside the gate. The county's 2025 building footprint layer shows the 55 lots under 28 buildings, each spanning two lots, so each home is one half of a paired villa that shares a wall with its neighbor. Twenty-eight two-lot buildings would be 56 homes; how the odd 55th lot is configured is a question for the plat or a site visit, and we say so rather than guess.
On the 2026 preliminary Collier County roll all 55 villas are classed as single-family homes, each on its own lot, owned fee simple. The villa association is Santorini Villas Homeowners' Association, Inc., filed with the state on April 19, 2000 and governed by Chapter 720 of the Florida Statutes, the homeowners' association law. There are no condominiums behind the Olde Cypress gate, so the Chapter 718 condominium resale rules do not apply to a Santorini purchase.
Every Santorini owner belongs to the villa association and, through it, to the Olde Cypress Master Property Owners Association that our Olde Cypress guide covers in full, and receives one quarterly invoice that includes both. The villa association owns the road tract and three common tracts on the 2026 preliminary roll and is managed by Alliant Property Management. Social membership in The Club at Olde Cypress comes with the deed under Section 14.02 of the recorded 2019 declaration.
This page covers the 55 paired villas on Santorini Court inside the gated Olde Cypress community off Logan Boulevard North in Naples. It is not the Greek island, and it is not any other Florida subdivision, condominium or villa community that uses the Santorini name. Nor is it Fairway Preserve at Olde Cypress, the 264-unit condominium off Immokalee Road, which sits outside the gate, has its own association and carries no club membership.
Santorini Villas at Olde Cypress buyers work with McGreevy and Comisar because we represent them from the record outward: the villa documents, the master declaration, the club's pages, the county roll, the Southwest Florida MLS and FEMA's 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. 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.
Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. On this page we give you every Santorini Court sale in two independent public systems, with the source and date beside every figure.
McGreevy and Comisar are a top-reviewed Santorini Villas at Olde Cypress buyer's agent team on Google. The quotes below are genuine verified Google reviews in the client's own words; every review is on our Google Business Profile.
★★★★★ "Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he's helped us settle into the area. 100% recommendation!" Verified Google review
★★★★★ "Marc knows the market, works for his buyer and is attentive to his goals." Verified Google review
★★★★★ "He was quick to respond with any questions about the purchase of our new home and made sure everything went smoothly! We highly recommend him as an agent!" Verified Google review
★★★★★ "He did a great job planning and made the most of the time we had together. I would highly recommend reaching out to Marc for any real estate needs." Verified Google review
The key takeaways for a Santorini Villas at Olde Cypress buyer in Naples are the product, the price record, the pace of sales, the club, the flood file and the taxes. Each figure below carries its window and count, and each is explained in the sections that follow.
The Santorini Villas at Olde Cypress market gives a buyer more room than the rest of Olde Cypress: 12 MLS closings in 36 months at a $644,000 median and 97.72 percent of list, but only 4 in the last 12 months, at a median 75 days, none at or above list, and two villas waiting.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
We tracked every one of the 13 Santorini Villas closings in the Southwest Florida MLS since July 2023, each assigned to the neighborhood by its street against the county roll. Twelve months holds only 4, so this page leads with the 36-month window, the first that reaches 10 closings, and names the window and the count beside every figure.
| Measure (MLS, closed to September 26, 2026) | 12 months | 24 months | 36 months | 48 months |
|---|---|---|---|---|
| Closings | 4 (small sample) | 8 (small sample) | 12 | 13 |
| Median sold price | $638,900 (mean of $634,800 and $643,000) | $637,400 (mean of $634,800 and $640,000) | $644,000 (mean of $643,000 and $645,000) | $645,000 |
| Median sold price per living sq ft | $337.69 | $334.07 | $338.04 | $335.69 |
| Median sold-to-final-list | 97.68 percent | 96.65 percent | 97.72 percent | 98.36 percent |
| Median days on market | 75 (n=4) | 56 (n=8) | 43 (n=10) | 37 (n=11) |
| Price range | $630,000 to $800,000 | $600,000 to $800,000 | $600,000 to $800,000 | $600,000 to $800,000 |
| At or above list | 0 | 0 | 4 | 4 |
Every figure is a median of per-sale ratios, not a mean. Two 2023 closings were entered after closing and carry no days on market, which is why the day counts have smaller n than the closing counts. Read the 36-month column as the villa's price level and the 12-month column as the current pace.
| Closed | Beds and baths | Living sq ft | Final list | Sold | Per living sq ft | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|
| May 20, 2026 | 3 bed, 2 bath | 1,889 | $649,900 | $643,000 | $340.39 | 98.94 percent | 122 |
| January 23, 2026 | 3 bed plus den, 2 bath | 1,895 | $655,000 | $634,800 | $334.99 | 96.92 percent | 87 |
| November 19, 2025 | 3 bed, 2 bath | 1,800 | $830,000 | $800,000 | $444.44 | 96.39 percent | 63 |
| October 8, 2025 | 2 bed plus den, 2 bath | 2,016 | $639,900 | $630,000 | $312.50 | 98.45 percent | 49 |
| May 1, 2025 | 3 bed plus den, 2 bath | 2,146 | $699,900 | $640,000 | $298.23 | 91.44 percent | 278 |
| January 14, 2025 | 3 bed, 2 bath | 1,840 | $665,000 | $645,000 | $350.54 | 96.99 percent | 9 |
| December 12, 2024 | 3 bed, 2 bath | 1,876 | $649,000 | $625,000 | $333.16 | 96.30 percent | 37 |
| November 15, 2024 | 3 bed, 2 bath | 1,895 | $649,900 | $600,000 | $316.62 | 92.32 percent | 37 |
| March 15, 2024 | 2 bed plus den, 2 bath | 2,188 | $780,000 | $780,000 | $356.49 | 100.00 percent | 7 |
| January 5, 2024 | 2 bed plus den, 2 bath | 1,806 | $775,000 | $780,000 | $431.89 | 100.65 percent | 3 |
| November 3, 2023 | 3 bed plus den, 2 bath | 2,264 | $760,000 | $760,000 | $335.69 | 100.00 percent | Entered after closing |
| October 12, 2023 | 2 bed plus den, 2 bath | 2,188 | $750,000 | $750,000 | $342.78 | 100.00 percent | Entered after closing |
| July 12, 2023 | 3 bed plus den, 2 bath | 2,265 | $730,000 | $718,000 | $317.00 | 98.36 percent | 6 |
Source: Southwest Florida MLS Matrix, retrieved September 26, 2026. Every sale is on Santorini Court; we publish the street, never the house number. Every villa sold had two full baths, and living areas ran from 1,800 to 2,265 square feet.
| Listing, September 26, 2026 | List price | Beds and baths | Living sq ft | Asking per living sq ft (our arithmetic) | Days on market |
|---|---|---|---|---|---|
| Santorini Court, active | $749,900 | 3 bed, 2 bath | 2,240 | About $335 | 93 |
| Santorini Court, active | $630,000 | 2 bed plus den, 2 bath | 1,783 | About $353 | 283 |
Two actives against 4 closings in 12 months is about six months of supply at the recent pace, well above the roughly 2.3 months across Olde Cypress. For the live list, see the Olde Cypress inventory on DomainRealtyGroup.com, our team's listings site, or ask Marc for villas that are not listed yet.
The typical Santorini buyer over 36 months paid about 97.7 percent of the final list price, so on a well-priced $644,000 villa the negotiation is worth about $15,000. The deeper discounts went to villas that waited or were priced high: 91.44 percent after 278 days in May 2025, and 92.32 percent in November 2024. The four sales at or above list all closed between October 2023 and March 2024, and none has since.
This is a public-record sale from the Southwest Florida MLS, not a McGreevy and Comisar transaction. On May 20, 2026 a 1,889 square foot, three-bedroom, two-bath villa on Santorini Court listed at $649,900 closed at $643,000 after 122 days, 98.94 percent of list, about $340 per living square foot; the county recorded the same price that month. The lesson for a buyer: a villa priced near $340 a foot sold close to its ask even after four months, while the ask did most of the negotiating.
The November 2025 closing at $800,000, about $444 per living square foot on 1,800 square feet, is the highest Santorini sale in both the MLS and the county record. The record does not say why; condition, updates and a golf view are the usual reasons in paired villas. Do not price your offer from it, and do ask what the next seller thinks it proves.
Santorini Villas at Olde Cypress sold 12 villas at a $644,000 median over 36 months, and two were active on September 26, 2026, one of them for 283 days, so the villa you pick and the offer you write decide the outcome. Call Marc Comisar at (239) 287-5873, request your Santorini Villas buyer consultation, or read how we represent buyers in Naples. Selling a villa here first? Get a free Santorini Villas home valuation or call Jesse McGreevy direct at (239) 898-6072.
Santorini Villas at Olde Cypress prices, on the Collier County recorded-sales record, rose from a $333,350 median on the first two sales in 2000 to a $646,500 median on 18 sales over the 60 months to August 29, 2026. The county file holds 149 qualified Santorini sales since 2000, a long record for a 55-home neighborhood.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
The county layer counts only qualified sales, improved and over $100,000, as recorded; its newest recording is May 22, 2026, so a summer closing is not in it yet. It is a separate record from the MLS, so its medians and windows differ.
| Window to August 29, 2026 | Qualified sales | Median recorded price | Range |
|---|---|---|---|
| 12 months | 3 (small sample) | $643,000 | $634,800 to $800,000 |
| 24 months | 8 (small sample) | $629,900 (mean of $625,000 and $634,800) | $475,000 to $800,000 |
| 36 months | 11 | $640,000 | $475,000 to $800,000 |
| 60 months | 18 | $646,500 (mean of $643,000 and $650,000) | $475,000 to $800,000 |
| 120 months | 41 | $503,800 | $345,000 to $800,000 |
| All history since 2000 | 149 | $421,600 |
The county's calendar-year medians, most of them small samples, run $333,350 in 2000 (2 sales), $504,100 in 2005 (18), $657,500 in 2006 (4), $342,800 in 2011 (7), $424,950 in 2020 (6), $684,000 in 2022 (4), $760,000 in 2023 (3), $612,500 in 2024 (4), $640,000 in 2025 (3) and $638,900 in 2026 through May 22 (2).
The shape is clear: a 2006 peak, a trough near $343,000 in 2011, a long flat run to 2020, a jump in 2022 and 2023, and a level near $640,000 since 2024.
The villa's 2023 calendar-year median of $760,000 on three sales sits above everything recorded since. A seller anchored to a 2023 neighbor is where your offer has the most room; the 60-month median of $646,500 and the 36-month median of $640,000 say the level has held, not fallen, over three years.
Santorini Villas at Olde Cypress is the lowest-priced way into Olde Cypress. Over 36 months of recorded sales its $640,000 median sits below every other neighborhood, and a Da Vinci Estates home recorded at a $2,387,500 median inside the same gate, under the same mandatory club social membership and the same master association.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
| Neighborhood | Homes | Product | 36-month recorded median (sales) | 48-month MLS median (closings) |
|---|---|---|---|---|
| Da Vinci Estates | 60 | Detached estate | $2,387,500 (12) | $2,150,000 (17) |
| Unit One, Units One, Two and Three | 61 | Detached | $1,847,500 (6) | With Treeline Drive: $1,695,000 (16) |
| Strada Bella | 18 | Detached estate | One sale, $1,775,000 | One sale, $1,775,000 |
| Santa Rosa | 27 | Detached | $1,512,500 (3) | $1,556,250 (4) |
| Lantana | 122 | Detached, built 2013 to 2016 | $1,320,000 (17) | $1,335,000 (28) |
| Unit Two, Units One, Two and Three | 69 | Detached | $1,305,000 (6) | Wild Orchid Court: $1,929,111 (6) |
| Terramar | 55 | Detached | $1,137,000 (8) | $1,400,000 (11) |
| Lone Pine Lane, Unit Three | 55 | Detached | $972,500 (8) | $1,000,000 (9) |
| Santorini Villas | 55 | Attached paired villas | $640,000 (11) | $645,000 (13) |
| Egret Cove | 18 | Detached | No sale in 36 months | Two sales, $1,025,000 and $1,200,000 |
| Biscayne Place | 8 | Detached estate | No sale in 36 months | Counted with Treeline Drive |
Every row but Lantana, Da Vinci Estates and Santorini is a small sample. The county and MLS columns are different records over different windows, so read each down, not across.
Santorini Villas at Olde Cypress, as our Santorini Villas neighborhood guide sets out street by street, is the entry point for the Olde Cypress address and for the club social membership that comes with it. The median 2026 preliminary just value on the county roll is $558,186 (range $472,220 to $694,936), the lowest of the nine neighborhoods, against $828,724 in Egret Cove, the next detached step up.
| What you are buying | What it has sold for, MLS, since July 2023 |
|---|---|
| Two bedrooms plus a den, about 1,800 to 2,200 sq ft | $630,000 to $780,000 (4 closings) |
| Three bedrooms, about 1,800 to 1,900 sq ft | $600,000 to $800,000 (5 closings) |
| Three bedrooms plus a den, about 1,900 to 2,265 sq ft | $634,800 to $760,000 (4 closings) |
The floor plan, the view and the condition move a villa's price more than its bedroom count. The two most recent sales under $650,000 were both near 1,890 square feet.
Owning a Santorini Villas at Olde Cypress home each year costs one quarterly invoice from the villa association that includes the master share, mandatory club social dues, any golf you choose, property taxes at the 2025 rate of 9.5058 mills, a homeowners policy and any flood policy your lender requires. The association and club amounts are not published.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
| Layer | Amount | How often | Source |
|---|---|---|---|
| Santorini villa 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; current Santorini owners' median $4,670 on the 2026 preliminary roll | 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, where required or chosen | OpenFEMA NFIP policies |
| Master working capital contribution | Board-set; not located publicly | Once, at transfer | Declaration Section 8.13 |
The master association's About page says the invoice pays the neighborhood's own costs plus the owner's share of the master association, and that the fee includes basic exterior landscaping of each home. What the Santorini share covers beyond that, such as any roof, paint or exterior reserve, is set in the villa association's budget and documents. Ask for both budgets and the reserve schedule 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 $644,000 villa, the 36-month median, with 20 percent down, a $515,200 loan, carries principal and interest of about $3,438 a month, before taxes, insurance, the quarterly invoice and club dues. Your lender's quote replaces this illustration.
Owning a paired villa in Santorini Villas at Olde Cypress means owning your own lot and your half of a two-home building, with a shared wall and a shared roofline. Roof, exterior paint and structural repairs involve your neighbor and the villa association's rules, so the Santorini documents decide more of your costs than they would in a detached home.
Each of the 28 buildings the county footprints show on Santorini Court spans two lots, and the line between them runs through the common wall. Ask the seller about any shared-wall or roof repairs, and ask the villa association whether any were handled through it.
Who replaces a roof over two homes, who schedules exterior paint and who pays for a structural repair on a paired villa are set by the 2013 combined restated documents for Santorini (OR 4911 PG 1167) and the 2019 Santorini amendment (OR 5627 PG 1158). We read them with you before your inspection period ends rather than summarizing them from memory here.
Whether the villa association carries any coverage on the buildings or each owner insures the whole of their half is also a documents question. Your insurer will ask, the roof age matters to both owners, and a wind mitigation report on a paired building describes openings and roof connections that one owner may not control alone.
On the 2026 preliminary roll the median Santorini lot is 0.15 acre (0.13 to 0.50), the smallest product in Olde Cypress, and 36 of the 55 villas back onto the golf course. The roll's earliest building years run 2000 to 2005, median 2003; county footprint layers show 20 villas by 2002, 15 more by 2004 and the last 20 by 2006.
Club membership for a Santorini Villas at Olde Cypress buyer works in two tiers: social membership is mandatory and automatic when you acquire the villa, 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," with dues "as promulgated by The Club ... from time to time," under Section 14.02 of the 2019 Amended and Restated Declaration. A Santorini villa is a Parcel like any detached home, so the same membership applies.
The club describes itself as non-equity and privately owned by the Stock family of companies, and Section 14.03 gives owners no equity, voting or ownership interest. The club states it has no member assessments; its $16 million clubhouse renovation came with none.
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 clubhouse, courts, pool and range sit west of the Treeline Drive gate, a short drive from Santorini Court.
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, and on a villa budget the difference matters.
Buying in Santorini Villas at Olde Cypress runs in nine steps: price the villa against every Santorini sale, budget the carrying costs, read the villa documents, check your half of the building's flood position, sign a buyer agreement and get pre-approved, write the offer with the right calendar, collect the disclosure summary and estoppel, clear inspections and insurance, and close.
Thirteen MLS closings since July 2023 and 149 recorded sales since 2000 are the whole comparable set. Match the floor plan, the view and the condition, not just the bedroom count.
Add the quarterly invoice, the club social dues, any golf, taxes on your purchase price and insurance, and ask for the club's written figures and the Santorini budget early.
The Santorini restated documents and the 2019 amendment set who maintains the roof, the shared wall and the exterior, and any villa-level rules stricter than the master's. Read them before you go firm, not after.
Ask for the elevation certificate and any FEMA letter for the address, and let your lender run a flood determination on the specific building. On Santorini Court one half of a paired villa can hold a FEMA letter while the other does not.
Sign the written buyer agreement required since August 17, 2024, and get a pre-approval letter so you can move when the right villa lists.
Build the inspection period around the documents you need from the villa association, the master association and the club, and the financing and appraisal periods around your lender's timeline.
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.
Order a full inspection, a four-point and a wind mitigation report, and bind insurance early. Santorini villas date from 2000 to 2005 on the roll, so the roof date and the openings drive the premium.
Close, record the deed, file for homestead by March 1 of the following year if it is your primary residence, and enroll with the club and the gate.
A Santorini Villas at Olde Cypress buyer should request the Chapter 720 disclosure summary before signing, the Santorini restated documents and 2019 amendment, the recorded 2019 master declaration, the villa and master budgets with reserves, 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.
The same transaction, seen from our Santorini Villas seller 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 2013 combined restated documents for Santorini, the 2019 Santorini amendment, the 2019 Amended and Restated Declaration for Olde Cypress, the 2013 leasing amendment, the master association's Realtors Information page, the lake management document, the club's membership documents and both budgets.
Because Santorini is a Chapter 720 homeowners' association on fee simple lots, the condominium resale rules of Chapter 718, including condominium milestone inspections and structural integrity reserve studies, do not apply. That does not mean the villa association has no roof or paint obligations; it means those obligations live in the Santorini documents and budget, which is why you read them.
If you own on Santorini Court now, price your villa first with a free Santorini Villas home valuation or call Jesse McGreevy direct at (239) 898-6072. For the purchase side, read how we represent buyers in Naples or call Marc at (239) 287-5873.
Santorini Villas at Olde Cypress sits on FEMA maps effective May 16, 2012 that place 32 of 55 villa footprints wholly in Zone AH, shallow ponding, 7 partly and 16 in Zone X. The March 20, 2025 preliminary map shows all 55 in Zone X but is not effective, and eleven FEMA letters cover single homes.
Flood figures come from the FEMA National Flood Hazard Layer, effective and preliminary, overlaid on Collier County building footprints and computed September 23, 2026.
| Neighborhood | Homes | Footprint fully in Zone AH | Partly | Zone X only | Nearest base flood elevation lines, ft NAVD88 |
|---|---|---|---|---|---|
| Santorini Villas | 55 | 32 | 7 | 16 | 13.0 to 13.5 |
| Egret Cove | 18 | 3 | 7 | 8 | 12.0 |
| Terramar | 55 | 7 | 31 | 17 | 11.5 to 12.5 |
| Unit Three, Lone Pine Lane | 55 | 29 | 14 | 12 | 12.5 to 13.0 |
Santorini has the most footprints wholly in Zone AH of any neighborhood in the original Olde Cypress PUD. 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 issued eleven Letters of Map Amendment on Santorini Court homes between 2012 and 2017, the most of any Olde Cypress neighborhood, each removing the structure it names from the Special Flood Hazard Area. The first, LOMA 12-04-6701A, records a lowest adjacent grade of 14.3 feet. Two letters, LOMA 13-04-1537A and LOMA 14-04-0475A, each cover two homes. A letter covers only the address it names.
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. We never describe any Santorini villa as outside a flood zone; we describe which map and which letter apply to it.
Get the elevation certificate, search the address on the FEMA Flood Map Service Center for a letter, let the lender run its determination on your half of the building, 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 Santorini Villas 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 paired villa turns on the shared 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. With 32 Santorini footprints wholly in Zone AH and eleven letters on the street, 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. Twenty Santorini villas appear on the 2002 county footprint layer, so some likely predate or straddle the first statewide code. Impact openings, a newer roof and roof-to-wall connections earn credits on the wind mitigation form.
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.
Santorini Villas at 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 Olde Cypress shows only 3 NFIP flood claims ever, none coded to Hurricane Ian, and we found no report naming Santorini 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; Olde Cypress, east of I-75, lies outside that area by our reading. Ask the seller for roof and repair invoices and permits.
Property taxes after you buy a Santorini Villas at Olde Cypress home 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 Collier County roll the median Santorini tax bill is $4,670, on a median just value of $558,186. Thirty-one of the 55 villas, 56.4 percent, carry a homestead exemption; 14 owners have a mailing address in another state and one abroad. At 9.5058 mills, $644,000 of taxable value would be about $6,122 before any exemption, a rough illustration only.
If the villa 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 Santorini Villas at Olde Cypress home fits are the master leasing limits, the overnight parking ban, the two-step architectural review, the lake and preserve easements and the pet rules, all in the recorded 2019 declaration or its leasing amendment, plus any stricter villa-level rules in the Santorini documents.
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. Check the Santorini documents for anything stricter.
No vehicles may be parked on Olde Cypress streets overnight, and no more than two cars in a driveway. On a court of paired villas, plan your household's cars around the garage and driveway you are buying.
Exterior changes need both neighborhood and master architectural approval, and on a paired villa a change to a shared roofline or facade concerns your neighbor too. No swimming, wading or private boats on the lakes, and conservation buffers may not be altered.
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 Santorini tour with the gate in advance.
Selling your current home first? Request a Santorini Villas home valuation or call Jesse McGreevy direct at (239) 898-6072. Ready to see villas? Read how we represent buyers in Naples or call Marc at (239) 287-5873.
We find you the right Santorini Villas at Olde Cypress home by matching floor plan, view and condition to your budget, then watching every Santorini Court listing and pre-market conversation. With two villas active on September 26, 2026 and four closings in a year, the right villa may not be listed yet.
On a court of 55 villas where 31 carry a homestead exemption, a meaningful share of sales start as a conversation. We track the neighborhood, talk to owners and agents, and bring you villas before they are listed when an owner is willing.
Create a saved search on our site and new Santorini Court listings reach you the day they appear, filtered to your 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 villa.
If a Santorini villa is your first look inside the gate, compare it with Egret Cove, Lone Pine Lane in Units One, Two and Three at Olde Cypress and Terramar at Olde Cypress, the detached steps up in price. Our Olde Cypress buyer guide covers all nine neighborhoods.
We negotiate a Santorini Villas at Olde Cypress purchase from the villa's own recorded sales, the listing's time on market and the costs the seller has not disclosed. With a 97.72 percent median sold-to-list over 36 months and none at or above list in the last year, the room is real on a villa that has waited.
We show you, before you offer, every Santorini sale since 2023, adjusted for floor plan, view and condition. Twelve closings between $600,000 and $800,000 is a narrow band, and an ask well outside it needs a reason you can see.
The last four Santorini closings took a median 75 days, and one active listing had 283 days on September 26, 2026. The deepest discount in 36 months, 91.44 percent of list, went to a villa that sat 278 days. Time on market is your leverage, and we use it.
If the seller cannot produce the club's current figures, the Santorini budget and reserves, the roof history of the building 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 a villa built between 2000 and 2005, a roof shared with a neighbor or missing impact protection are negotiable items, as credits or repairs. If the appraisal comes in short, a thin comparable set 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 on a Santorini Villas at Olde Cypress home include, by Collier County custom, the owner's title policy and closing agent's fees, plus lender charges, the note stamp tax at $0.35 per $100, the intangible tax at $0.002 per dollar, recording, inspections, prepaids and any working capital contribution the contract assigns you.
On a $515,200 loan, Florida's documentary stamp tax on the promissory note at $0.35 per $100 is $1,803.20, and the nonrecurring intangible tax at $0.002 per dollar is $1,030.40, 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 contract controls. 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.
Since August 17, 2024, buyers in Santorini Villas at 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.
Selling a Santorini villa first? Start with how we sell homes in Santorini Villas at Olde Cypress or call Jesse McGreevy direct at (239) 898-6072. Buying? Read how we represent buyers in Naples and call Marc at (239) 287-5873.
A Santorini Court address in Olde Cypress carries 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 from the gate; I-75 Exit 111 about 1.6 miles away; and downtown Naples about 14.5 miles away.
Santorini Court, like every single-family street in Olde Cypress, 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. 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 Treeline Drive 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. Santorini Court adds a short drive inside the gate. In season, Immokalee Road and I-75 run slower, so round up.
Santorini Villas and Egret Cove at Olde Cypress are the two most affordable ways into the gate, and they are different products. Santorini is 55 attached paired villas with 13 MLS closings in 48 months at a $645,000 median; Egret Cove is 18 detached golf-course homes with two MLS closings in 48 months, at $1,025,000 and $1,200,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
| Question | Santorini Villas at Olde Cypress | Egret Cove at Olde Cypress |
|---|---|---|
| Homes and product | 55 attached paired villas, fee simple, one court | 18 detached homes, one cul-de-sac |
| Earliest building year, 2026 preliminary roll | 2000 to 2005, median 2003 | 2000 to 2002, median 2001 |
| Median lot, 2026 preliminary roll | 0.15 acre | 0.255 acre |
| Backs onto the golf course | 36 of 55 | 18 of 18 |
| MLS closings, 48 months, and median | 13, $645,000 | 2, $1,025,000 and $1,200,000 (small sample) |
| Median sold per living sq ft, 48 months | $335.69 (n=13) | $375.08 (n=2, small sample) |
| County qualified sales, 60 months, and median | 18, $646,500 | 2, $790,000 and $1,025,000 |
| Active on September 26, 2026 | 2 | 0 |
| Median 2026 preliminary just value | $558,186 | $828,724 |
| Median 2026 preliminary tax bill | $4,670 | $4,952 |
| Homestead exemptions | 31 of 55 | 16 of 18 |
| Effective 2012 flood map, footprints wholly Zone AH | 32 of 55 | 3 of 18 |
| FEMA letters on the street | 11 | 2 |
| Club social membership | Mandatory | Mandatory |
Choose Santorini Villas for the lowest price into Olde Cypress and its club, a regular flow of resales to price from, and a smaller lot, and accept a shared wall and shared roof decisions. Choose Egret Cove for a detached home with a fairway behind every lot, and accept a far higher price, a rare resale and a comparable set you will have to build from neighboring streets. Our Egret Cove buyer guide walks that side through.
Santorini Villas at Olde Cypress is the right place for a buyer who wants an Olde Cypress address and club social life at the community's lowest price, is comfortable sharing a wall and roof decisions with a neighbor, values A-rated assigned schools, and will confirm association, club and flood facts in writing rather than expect them published.
You want a lock-and-leave home inside a gate with a club you will use at least socially; you want golf nearby but not necessarily in the membership; you would rather the club owner than the members carry the capital; and a two-bath villa of about 1,800 to 2,265 square feet is the right size.
You need a detached home or a large lot, you need every carrying cost published before you tour, you want short-term rental income, or you need parking for more than two cars outside the garage overnight.
Your personalized Santorini Villas 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 every Santorini sale, ownership costs, the documents and your offer, at no cost.
The Santorini comparables with their MLS and recorded prices, the carrying-cost stack, the villa documents on roof and shared-wall responsibility, the club and golf questions, the flood file for any villa you like, the offer strategy for a market where villas have waited, 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, or, if you own a villa now, request a Santorini Villas home valuation first.
A Santorini Villas at Olde Cypress specialist matters because the facts that decide a villa purchase live in documents rather than a listing feed: a shared roof and wall governed by the Santorini documents, a club membership that comes by covenant, costs nobody publishes, a flood map in transition and eleven FEMA letters that each cover one address.
Calling a Santorini villa a condominium, quoting a club figure from a portal, repeating the old CDD claim, reading the preliminary flood map as effective, assuming a neighbor's FEMA letter covers your half of the building, or treating Fairway Preserve as part of the gated community. Each costs a buyer money or a surprise after closing.
Our neighborhood guides set each Olde Cypress enclave out on the same record: Egret Cove at Olde Cypress for detached all-golf living on one cul-de-sac, Lantana at Olde Cypress for the newest homes, and Santa Rosa at Olde Cypress for a single golf street. The Santorini Villas at Olde Cypress guide is the neighborhood-level companion to this page.
Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, are the local real estate experts who represent Santorini Villas at 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 Santorini Villas at Olde Cypress for how we price, market and close, and request a free Santorini Villas home valuation if your current home is already on Santorini Court. For the buying side, see how we represent buyers in Naples.
These are the questions buyers ask before they write an offer on a Santorini Villas at Olde Cypress home in Naples, answered from the public record for a Collier County purchase, each in one short paragraph. They cover the villas, costs, the club, flood, rules, schools and the process. Nothing here is legal, tax or insurance advice.
On Santorini Court, off Olde Cypress Drive inside the gated Olde Cypress community in North Naples, ZIP 34119. The only entrance is Treeline Drive at Logan Boulevard North.
Yes. Santorini Court is inside the one staffed Olde Cypress gate on Treeline Drive.
Santorini Villas, with a 36-month recorded median of $640,000.
Fifty-five, all paired villas, on the 2026 preliminary Collier County roll; Olde Cypress as a whole has 548 single-family homes.
No. Each villa is a fee simple home on its own lot under a Chapter 720 homeowners' association; there are no condominiums behind the Olde Cypress gate.
Twelve MLS closings in the 36 months to September 26, 2026 had a $644,000 median, from $600,000 to $800,000.
Two active and none pending on September 26, 2026, listed at $630,000 and $749,900.
The 36-month median sold-to-list was 97.72 percent; none of the last four sold at or above list.
The villa association bills quarterly, including the master share, and publishes the amount only on its resident portal. The estoppel certificate states it.
Social membership is, automatically, under Section 14.02 of the recorded 2019 declaration. Golf is optional.
The club does not publish them. Get current figures in writing from the membership office at (239) 596-4797.
The master association may collect a working capital contribution at transfer under Section 8.13, in an amount not published. The estoppel states it and the contract says who pays.
No. Olde Cypress has no Community Development District, confirmed by the county's CDD layer and a 2025 tax bill.
The Santorini restated documents and 2019 amendment decide it; read them with the villa budget before your inspection period ends.
The 2026 preliminary median is $4,670 for current owners, at the 2025 rate of 9.5058 mills; your bill after purchase will usually be higher.
MLS living areas since 2023 ran from 1,800 to 2,265 square feet, two or three bedrooms, some with a den, all with two baths.
On the effective 2012 map 32 footprints are wholly Zone AH, 7 partly and 16 Zone X; on the March 2025 preliminary map all 55 are Zone X.
Only if your lender's determination puts your building in the Special Flood Hazard Area; many owners buy it anyway, at a ZIP median of $1,259 a year.
We found no report naming Santorini or 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.
Yes, with a 60-day minimum, no more than four leases a year, a $100 fee, a $1,000 deposit and Board approval, subject to any stricter villa rule.
No. Vehicles may not be parked on Olde Cypress streets overnight, and no more than two cars in a driveway.
Laurel Oak Elementary, Oakridge Middle and Aubrey Rogers High for 2026 to 2027, all rated A in 2024, 2025 and 2026.
No. Fairway Preserve is a condominium outside the gate with its own association and no club membership.
Santorini for the lowest price into the club and more resales to price from; Egret Cove for a detached golf home at a far higher price.
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 associations and club.
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 in Naples ask when a sale and a Santorini Villas at Olde Cypress purchase have to happen together, answered for a Florida buyer and seller. They cover timing, contingencies, homestead portability and moving within the Olde Cypress gate. Confirm anything that affects your contract with your closing agent or attorney.
With villas taking a median 75 days lately, a sale contingency is more workable here than elsewhere in Olde Cypress, but a clean offer still wins the well-priced villa.
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 any golf category.
Request a Santorini Villas home valuation or call Jesse McGreevy direct at (239) 898-6072.
Every Santorini Villas at Olde Cypress figure on this page traces to a primary source below, retrieved in September 2026 unless dated otherwise: the Southwest Florida MLS, the Collier County Property Appraiser, 2026 tax roll and recorded sales (plain text), the recorded declarations, the club's pages, Florida Statutes, Freddie Mac, NAR and FEMA.
Market data and county records
The associations and their recorded documents
The Club at Olde Cypress
Florida statutes, state agencies and NAR
Flood, storm and insurance
Schools and location
Our related pages
Every row below links the authority that publishes the document, so a Santorini Villas at Olde Cypress buyer sees the official, current version rather than a copy. We host nothing ourselves, and the documents that are not public, such as budgets and the estoppel, are named at the end.
| Document | What it settles | Official authority |
|---|---|---|
| Santorini Villas 2013 combined restated documents, OR 4911 PG 1167 | The villa association's powers, maintenance and use rules | Olde Cypress Master Association, PDF |
| Santorini Villas 2019 amendment, OR 5627 PG 1158 | The latest change to the villa documents | Olde Cypress Master Association, PDF |
| 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 (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 Santorini Court, 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 |
| Collier County 2026 flood protection newsletter | The CRS Class 5 discount and floodplain rules | Collier County, 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 |
| FEMA Map Service Center | The flood zone and any letter for your own address | FEMA |
Documents that matter to a Santorini purchase but are not public: the club's current social dues and golf initiation and dues, from the membership office at (239) 596-4797; the Santorini and master budgets, reserves and quarterly assessment, from the resident portal or the manager; the master working capital contribution amount; and the estoppel certificate for the villa.
Start your Santorini Villas at Olde Cypress home search with the Top 1% Real Estate Agents Nationally Since 2008 through the contact form on this page or a call to Marc Comisar at (239) 287-5873. With two villas active on September 26, 2026 and a median 75 days on market, the buyer who has read the record negotiates.
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 tax roll (preliminary) and recorded qualified sales, data file dated August 29, 2026. Brokered by Domain Realty.
