Updated October 2026
Find out what your Caymas home in Naples is worth from McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Valuations built on lot width, builder, plan, CDD line and FEMA letter. Call (239) 898-6072.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
If you own a home in Caymas, Naples, the honest answer to what it is worth starts with your lot width, your builder, your plat and your options, not with a community average. Caymas is a gated, lake-and-preserve community of 457 single-family homesites in Naples, Florida, ZIP 34114, on about 767.7 acres off Collier Boulevard, built by Stock and Pulte (Collier County Ordinance 2023-33; Caymas CDD FY2027 adopted budget). The full neighborhood picture, from the clubhouse and the flood maps to the schools and the quarry history, lives on our Caymas Naples community guide. This page does one job: it shows how a Caymas home in Naples is valued, width by width and plat by plat, from Southwest Florida MLS closings, the builders’ own price sheets and public records, and it gives you two ways to get your own number. Use the Home Valuation form at the top of this page, get your free Caymas home valuation, or call Jesse McGreevy direct at (239) 898-6072.
A Caymas home in Naples is worth what its lot width, plan, options, water view, flood paperwork and CDD line support against two live builders, not what a community median says. We tracked 31 closed Caymas sales in the 12 months to October 13, 2026, from $1,097,433 to $4,030,515 at a $1,795,000 median, so no single figure describes your address.
Data updated: October 2026 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026, pulled October 13, 2026).
Read that range correctly before you read any online estimate. The $1,097,433 low closed on December 30, 2025 and the $4,030,515 high on August 28, 2026, and both are Sold Data Entry rows: recorded sales entered into the MLS after closing rather than marketed through it (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). Those two Caymas sales share a gate, a master association and a CDD, and almost nothing else that sets a price. The Caymas, Naples lot ladder runs from Pulte’s 52-foot homesites to estate lots of 100 feet and wider, and the $1,795,000 median sits in the middle of it because most of the 31 closings landed between $1.25 million and $3 million.
We built this page the way we build a written valuation. We tracked all 31 Caymas closings in the Southwest Florida MLS by hand from the raw rows, then read them beside the builders’ published base prices and spec-home asking prices for Caymas, the Caymas CDD’s adopted budgets and lien rolls, the county’s parcel, address-point and certificate-of-occupancy layers, FEMA’s flood records and the developer’s own bond disclosures. Every one of the 31 sales carries the single MLS community name CAYMAS; the export carries no ZIP field, and every Caymas county address point is in 34114.
Caymas in Naples is four price bands that happen to share one gate. Over the 12 months to October 13, 2026 we tracked these bands (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026; bands are arithmetic on the raw MLS rows):
The MLS records no plat, phase, lot width or builder for a Caymas sale, so these bands describe prices only. No band should be read as a builder’s price range or as the value of one collection. A Caymas valuation starts by placing your home’s width, plan and finish on that ladder, and then tests the result against what Stock and Pulte are asking for comparable new homes in Caymas, Naples the same week.
Take the two ends of the Caymas lot ladder. Pulte’s Brixton, a one-story plan of 2,366 square feet and more on a 52-foot homesite, started from $839,990 on October 10, 2026, while Stock listed a finished Margo IV on a 90-foot Phase II homesite at 9595 Caymas Way at $3,859,860 the same day (Pulte Caymas page; Stock available homes). Blend those two homes and the result describes neither. The same split runs through the carrying costs: in FY2027 a 52-foot Assessment Area One homesite carries $2,654.00 a year in total CDD charges and a 100-foot-plus estate homesite in Phase II $3,891.72 (Caymas CDD FY2027 budget). A Caymas valuation therefore names your width, your plat and your assessment area before a single comparable sale is chosen.
We lay four records over one another for every Caymas home in Naples. The Southwest Florida MLS gives us the date, price and status of every closing. The builders give us live reference points: Pulte’s and Stock’s base prices by plan and Stock’s available-home list with asking prices (Stock Caymas floor plans; Stock available homes). The public record gives us Collier County’s parcel layer for ownership and lot area (Collier GIS parcels), its certificate-of-occupancy layer for when each home was finished (Collier growth-model CO layer), the CDD’s lien rolls by lot width, and FEMA’s flood zones and letters of map revision (FEMA NFHL). Then Marc Comisar walks the home, because the options installed, the pool, the lanai, the view across the lake and the condition of a two-season-old house are the variables no record captures.
The 31 Caymas closings carry two MLS status labels, and we read them separately before we read them together (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
Segment, last 12 months | Closed sales | Median sold | Range |
|---|---|---|---|
All Caymas | 31 | $1,795,000 (the 16th of 31) | $1,097,433 to $4,030,515 |
Standard sold rows (status S) | 23 | $1,785,000 (the 12th of 23) | $1,155,000 to $2,975,000 |
Sold Data Entry rows (status S SDE) | 8 | too few for a median | $1,097,433 to $4,030,515 |
Source: Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026. Total sold volume was $62,786,756, an average of $2,025,379, which sits above the median because the sales near and above $3 million pull it up. Sold Data Entry rows are real recorded sales: they count in every count, median, range and volume figure here and are left out only of the sale-to-list ratio (sold price over final list price) and days-on-market figures, which they cannot supply.
These are status labels, not a builder-or-resale label. The MLS record does not say which Caymas sales were new homes delivered by Stock or Pulte and which were owner resales, so no honest split between new and resale prices can be drawn from it. One sale, $2,975,000 on April 17, 2026, appears twice in the MLS, as a standard listing and a later Sold Data Entry record, and is counted once here.
The October 13, 2026 MLS pull also holds the speed and price-level figures: median days on market of 78 (23 standard sales), median sold price per square foot of $655 (31 sales), a median final list price of $1,850,000 and a median sale-to-list of 94.7% (the same 23 sales), and 7 Caymas homes for sale on October 13, 2026 with 2 more pending, or 2.7 months of supply (active listings divided by the monthly closing pace of the last 12 months). We never estimate numbers the export does not hold, such as view, pool or lot width; a written valuation for your Caymas address in Naples carries these figures from a current pull.
A free Caymas home valuation from McGreevy and Comisar starts with the Home Valuation form at the top of this page or a call to Jesse McGreevy at (239) 898-6072. The form takes about a minute, costs nothing and carries no obligation, and you receive a written opinion of value for your Caymas, Naples home built from closed sales and the builders’ live prices for your lot width.
The form asks for your address, a line about condition and how to reach you. For a Caymas home, the address tells us your plat (Caymas Phase One, Lido Isles, the Caymas Replat, the 2024 replat of lots 131 to 181, or Caymas Phase II), your lot width, your CDD assessment area and, from the county’s parcel layer, your lot area and the date your home received its certificate of occupancy. You do not need to know your FEMA letter number, your elevation certificate or your CDD line; we pull those from FEMA, the county and the Caymas CDD’s adopted budget.
You receive a written opinion of value for your Caymas address in Naples, built from the Caymas closings that match your price band and from the builders’ current base and spec prices for your width, with every source named. Beside it you receive the carrying-cost picture your buyer will underwrite: your FY2027 CDD total, the master HOA figure from the estoppel, your lot’s FEMA letter and the elevation certificate where one is on file, and the insurance questions a buyer’s carrier will ask. Last comes a plain recommendation on list price and timing against the builders’ inventory, including the case for waiting if the evidence says wait.
Call Jesse McGreevy at (239) 898-6072 or email [email protected]. Marc Comisar is at (239) 287-5873. Many Caymas owners are seasonal and spend the summer north, and you can request your Caymas valuation from anywhere; we arrange the walk-through through the gate with you, a neighbor or your property manager.
McGreevy and Comisar should value your Caymas home in Naples because we build every number from MLS closings, the builders’ published prices and the public record lot by lot, we read the CDD, HOA and flood records before we price, and we have been Top 1% Real Estate Agents Nationally Since 2008. In a community where two builders still sell, method decides the outcome.
Data updated: October 2026 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. 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.
Jesse McGreevy has worked Southwest Florida real estate since 2004, and Jesse and Marc have sold together as a team since 2008. Those are career and brokerage numbers across Southwest Florida, and the Caymas figures on this page are market data: sales we tracked in the Southwest Florida MLS and prices the builders publish. If you are comparing agents before you choose who values your Caymas home in Naples, our guide to the best real estate agents in Naples sets out what to ask any listing agent: reviews, license history, published production and how they price.
You get Jesse and Marc, not an assistant with a template. Jesse McGreevy builds the pricing analysis and assembles the paperwork your Caymas buyer will ask for: the master HOA estoppel, the CDD line and payoff letter if you are weighing a prepayment, the FEMA letter for your lot and your elevation certificate. Marc Comisar walks the home and judges the options, the finish level, the pool and the lake or preserve view against what the builders are delivering in Caymas, Naples today, which is what lets a seasonal owner get a real opinion of value without flying down. Read more on the about McGreevy and Comisar page.
Caymas in Naples is still mid-build. On the county parcel layer edited October 8, 2026, 281 of the 457 homesites were still titled to a builder, 256 to SD San Marino, LLC and 25 to Pulte, and only 176 had passed to third-party owners (Collier GIS parcels). On October 10, 2026 Stock listed 10 available homes asking $1,957,785 to $3,859,860 (Stock available homes). Your Caymas resale is priced against both the closed record and those live asking prices, and a buyer who walks the models before your open house will make that comparison for you. Few owner homes in Caymas come up for sale while the builders are still selling, so the next owner who sells should have the number right on the first day.
This page answers what your Caymas home in Naples is worth. If you have decided to sell and want the listing plan, read our guide to selling your home in Caymas. If you are buying inside the same community, start with buying a home in Caymas. And for the clubhouse, the CDD bonds, the flood maps, the schools and the quarry history, go back to the Caymas Naples community guide. For valuations elsewhere in the city, our Naples home valuation page covers the rest of Naples.
Our Caymas valuation beats an online automated estimate because a model cannot see what separates one Caymas address in Naples from the next: the lot width, the builder and plan, the options installed, the lake behind the lanai, the CDD assessment area and the FEMA letter on file. An online estimate is a model; our valuation is a person reading your record and walking your home.
Data updated: October 2026 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
A model sees a square footage, a bedroom count and a recent-sale pattern in ZIP 34114. It cannot see that the Southwest Florida MLS files every Caymas sale under one community name with no plat, phase or builder, so a 52-foot Pulte home and a 90-foot Stock Cobalt home look alike to it. It cannot read the FEMA letter of map revision that removed your lot from the high-risk zone, or know that Phase II lots 354 to 437 have no letter found as of October 10, 2026 (LOMR-F 25-04-0696A; FEMA NFHL). And it cannot tell that a Phase II homesite pays its CDD debt on a direct bill from the district in FY2027 while a first-phase homesite pays on the county tax bill (Caymas CDD FY2027 budget).
The gap is widest where the comparison set is a builder’s price sheet. In Caymas, Naples a model has 31 closings in a year to learn from and no way to tell which were builder deliveries, while the buyer at your door has just walked Stock’s furnished models and read its spec list. A person has to decide which closings match your width and finish, how far a base price sits below a finished home, and what a buyer will pay to skip a build. On October 10, 2026, the gap between a Stock base price and the same plan’s spec asking price ran from $662,795 on a 62-foot first-phase lot to $1,859,870 on a 90-foot Phase II lot (Stock available homes). We would rather tell you “the evidence supports a range, and here is why” than hand you a single figure that looks precise and is not.
We add four things a model cannot. First, we match the home: plat, width, builder, plan generation, options, pool and view. Second, we read the carrying costs a buyer underwrites, from the CDD line by width to the master HOA estoppel. Third, we test the number against the builders’ live inventory and the Caymas homes listed in the MLS today (7 active on October 13, 2026), not only against the past. Fourth, we tell you the cost of being wrong in either direction, because at a $1,795,000 Caymas median, a few percent either way is real money (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
These are the Caymas valuation facts that decide most prices in this Naples community, each drawn from the Southwest Florida MLS, the builders’ published prices, the Caymas CDD’s adopted budget, the county’s GIS layers or FEMA’s records, and each repeated with its source further down this page. Read them before you read any online estimate of your Caymas home.
Data updated: October 2026 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
We value a Caymas home in Naples in ten steps: name the plat and assessment area, name the lot width and builder collection, price the plan and options, price the water and the position inside the gates, read the build year and storm file, then read the flood letter, the CDD lien, the HOA file, the public disclosures and the builders’ live prices before we test the number.
Data updated: October 2026 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
The first five steps describe the Caymas home itself. The next five, in the section after this one, describe the records a buyer, a lender and an insurer will read before they commit. A number that skips either half is a guess.
The first question for a Caymas home in Naples is which recorded plat it sits in, because the plat decides the builder, the CDD bond series and the FEMA letter. Caymas was recorded in five plats: Caymas Phase One (77 lots, Plat Book 72, Pages 86 to 97, recorded December 8, 2022), Lido Isles (20 lots, Plat Book 73, Pages 56 to 57), the Caymas Replat (139 lots in the main plat, Plat Book 73, Pages 58 to 69, July 2023), the replat of lots 131 to 181 (51 lots, BCC approval September 10, 2024) and Caymas Phase II (170 lots, Plat Book 75, Pages 1 to 33, recorded August 28, 2024) (BCC, June 11, 2024; BCC, Sept 10, 2024). The first four make up Assessment Area One, 287 lots under the Series 2024 bonds; Phase II is Assessment Area Two, 170 lots under the Series 2026 bonds (Caymas CDD FY2027 budget). That one fact changes the CDD bill a buyer budgets, how it is collected and which FEMA letter covers the lot, so it comes before any comparable sale.
Inside each plat, the lot width sets the starting price. Caymas sells a clear ladder (Caymas CDD FY2027 budget; Caymas site plan, revised March 20, 2026):
Width | Homesites | Builder and collection | Median lot area (county parcel geometry) | Third-party owned, Oct 8, 2026 |
|---|---|---|---|---|
52 ft | 97 | Pulte Homes, four plans | about 7,365 sq ft (Phase One), 8,352 (Lido Isles) | 72 of 97 |
62 ft | 164 | Stock Luxury Homes, Azure collection | about 9,050 to 9,200 sq ft | 56 of 164 |
76 ft | 109 | Stock Luxury Homes, Indigo collection | about 11,450 to 12,650 sq ft | 36 of 109 |
90 ft | 59 | Stock Luxury Homes, Cobalt collection | about 14,550 to 15,850 sq ft | 12 of 59 |
100 ft plus | 28 | Estate homesites; Stock Luxury Homes (114 to 134 ft) and Stock Custom Homes (142 ft) on the site plan legend | about 24,500 sq ft (0.41 to 0.89 acre) | 0 of 28 |
Lot areas and ownership: Collier GIS parcels, edited October 8, 2026. We take comparables from your own width first, then from the next width up or down, because a Caymas buyer who can afford a 76-foot Indigo home is usually also shopping the 62-foot and 90-foot lines.
Within a Caymas width, the plan and its options are often the biggest difference between two homes. Pulte’s four plans run from 2,366 to 3,812 square feet and more, one and two stories (Pulte Caymas page); Stock’s twelve published Caymas plans run from 2,431 square feet of air-conditioned living area in the Birchwood III to 4,000 in the Gardenia II, all single-story except the Mayfield Grande III with its upstairs loft (Stock Caymas floor plans). Plan generations matter too: Stock’s models page still names the Cambria III, Sterling III and Margo III, while the current floor-plan list carries the Cambria IV, Sterling IV and Margo IV (Stock Caymas models). Base prices exclude homesite premiums and options, so we ask for your purchase contract and options list, because what you paid the builder above base is the first record of what your home carries that a model or a base price cannot see.
Water and woods are most of Caymas: lakes cover 287.27 acres and preserves and wetlands 269.40 acres of the 767.68-acre district, about 72 percent together (Master Engineer’s Report, Aug 1, 2023). The lakes are relict quarry pits now owned by the CDD as stormwater lakes, with a kayak and paddleboard launch at the amenity campus and no boat access to the Gulf, so a lake view in Caymas, Naples is a view, not a dock. The CDD calls all 170 Phase II lots “water-front” (Dec 2, 2025 CDD packet), and no source publishes a lot-by-lot lake, preserve or interior designation for the rest, so we read the view from the plat and from the lanai. Preserve lots back onto tracts with recorded restrictions on clearing and building, a permanent view a buyer can count on (Phase II plat, Feb 18, 2026 packet).
Position inside the gates is the other lever. Caymas has one exit, and the interior run to the gate takes 1.3 minutes from Raintree Street in Lido Isles and 4.3 minutes from Oleander Way in Phase II, free-flow (OSRM routing, Oct 10, 2026). Homes near the amenity campus sit closest to the clubhouse; homes on the north side sit closest to the 36.97-acre agricultural parcel that shares the Caymas north line and has no approved plan (Collier GIS parcels). We price both sides of each trade.
Every Caymas home in Naples is new: the county recorded 33 single-family certificates of occupancy inside Caymas in 2024, 115 in 2025 and 46 in 2026 through September 28 (Collier growth-model CO layer). The Florida Building Code, 8th Edition (2023) took effect December 31, 2023 (Florida Building Commission), and permit numbers on the Caymas elevation certificates run from 2023 to 2024, so the first homes straddle the 7th and 8th editions; the edition that governed any one home depends on its permit application date. Pulte lists “Impact Glass Included” on its Caymas page; Stock’s standard glazing, roof attachment and design wind speed are not published and sit in each home’s permit plans and its wind-mitigation inspection form (Pulte Caymas page). A current wind-mitigation report is the one storm document a Caymas seller controls, and it shortens every buyer’s insurance quote.
Caymas recorded 31 closed sales in the 12 months to October 13, 2026 at a $1,795,000 median (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026), while 281 of its 457 homesites were still titled to a builder on October 8, 2026. In Caymas, Naples a correctly priced resale wins on what the builders cannot offer today, a finished home now, and a hopeful one sits beside the spec list. If you are selling, get your free Caymas home valuation, read our plan for selling your home in Caymas or call Jesse direct at (239) 898-6072, text or call, confidential conversations welcome. If you are buying, call Marc at (239) 287-5873 or read buying a home in Caymas and how we represent buyers.
Before we price a Caymas home in Naples we read five records a buyer, a lender and an insurer will read: the FEMA letter and elevation certificate for your lot, the CDD lien by width and assessment area, the master HOA estoppel, the recorded Declaration’s leasing and use rules, and the builders’ live prices for your width.
Data updated: October 2026 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
Steps one to five placed your Caymas home on the ladder. Steps six to ten test whether a buyer can finance it, insure it and carry it at the price we name. In a community where most of the record is new, these five steps decide more Caymas valuations than any single comparable sale.
On the effective FEMA map, 399 of the 461 residential address points inside the Caymas CDD boundary in Naples sit in Zone AH, 54 in Zone X, 5 in AE and 3 in shaded X, on panels 12021C0418J and 12021C0606J, both effective February 8, 2024 (FEMA NFHL; FEMA panel layer). The map is only half the file. Four letters of map revision based on fill removed Phase One lots 1 to 77, Caymas Replat lots 78 to 267, Phase II lots 268 to 353 and Lido Isles lots 1 to 20 from the high-risk zone, and each removal letter says the federal mandatory flood insurance requirement does not apply while the lender may keep it (LOMR-F 23-04-6380A; LOMR-F 23-04-6403A; LOMR-F 25-04-0696A; LOMR-F 25-04-1746A).
We pull the letter that names your lot, then the elevation certificate. The county layer holds 22 certificates for new Caymas homes, all slab on grade, with the top of the bottom floor at 13.13 to 15.25 feet NAVD88, 2.54 to 4.75 feet above the base flood elevation on the certificate (county elevation-certificate layer). A Caymas home with both documents in the listing file gives a buyer’s insurance agent what is needed for a quote on day one, and that shortens the time between an offer and a firm contract.
Two exceptions change the conversation. Phase II lots 354 to 437 have no FEMA letter found as of October 10, 2026, and lots 397 to 401 on Oleander Way sit in Zone AE on the effective map. And FEMA’s preliminary panels of March 20, 2025, not yet effective, would place 63 Phase II points and 10 Lido Isles points in a combined riverine and coastal AE zone (preliminary NFHL). A Caymas valuation in Naples names which of these apply to your lot, because a buyer will ask.
Every Caymas home carries a Caymas Community Development District assessment, and the amount depends on the width and the assessment area. In FY2027, Assessment Area One pays $2,654.00 (52 ft), $2,978.26 (62 ft), $3,432.22 (76 ft) and $3,886.18 (90 ft) a year, O&M plus Series 2024 debt, collected on the November county tax bill; Assessment Area Two pays $2,753.07 (62 ft), $3,172.58 (76 ft), $3,592.07 (90 ft) and $3,891.72 (100 ft plus), billed directly by the CDD in FY2027 (Caymas CDD FY2027 budget).
The debt line runs to May 1, 2054 for Series 2024 and to May 1, 2056 for Series 2026. Principal per lot at issuance ran from $22,879.18 on a 52-foot lot to $39,598.58 on a 90-foot lot in Assessment Area One, and from $27,161.95 on a 62-foot lot to $43,809.59 on a 100-foot-plus lot in Assessment Area Two (Final First Supplemental Methodology; Final Second Supplemental Methodology). Those are issuance figures; today’s payoff for any Caymas lot comes only from a payoff letter issued by the district manager, Wrathell, Hunt and Associates. If you prepaid, we put that letter in the listing file, because a home with no debt line carries less each year than its neighbor and a buyer can see it.
The operating piece moved too. The Assessment Area One O&M charge was $726.16 in FY2026 and $967.86 in FY2027, up $241.70 or 33.3 percent, after the developer’s landowner contribution fell to $0 and an $80,000 lake bank erosion line was added (FY2026 budget; FY2027 budget). A buyer who compares last year’s tax bill with this year’s will notice, so we explain the jump in the listing rather than let it surprise anyone at the closing table.
The Caymas Master Homeowners’ Association, Inc. is the only association in Caymas, Naples: there is no sub-association, no condominium and no separate club entity (Sunbiz, Caymas Master Homeowners’ Association). Its budget is not published. The only primary figure is the developer’s estimate of “approximately $2,400 to $2,900 per residential unit annually, which amount is subject to change,” printed in the CDD’s Series 2024 and Series 2026 draft offering memoranda (Mar 15, 2024 packet; Dec 2, 2025 packet).
So we price with the real figure, not the estimate. For a Caymas sale the HOA’s estoppel certificate under s. 720.30851, Florida Statutes, states what is owed on the closing date, and it lists any capital contribution or transfer charge the Master Declaration sets (Official Records Book 6190, Page 2974, amended and restated in 2024 in Official Records Book 6374, at the Collier Clerk’s Official Records). We ask you for your most recent HOA statement at the first meeting and order the estoppel as soon as there is an accepted offer.
Caymas leasing, pet and architectural rules sit in the Master Declaration and the HOA rules, and neither is posted publicly. Florida law sets a floor: under s. 720.306, a rental rule adopted after July 1, 2021 binds only owners who take title after it, or who consent, and any association may bar leases shorter than six months or more than three a year. For value, the rule that matters is whether your Caymas home can be leased for a season, because a buyer who plans to rent will pay for that right and a buyer who cannot will discount for it.
We do not describe rules we cannot read. We ask you for your copy of the Declaration and rules, read the leasing and use articles, and say in the valuation which of them your buyer will care about. The Pulte homesites carry one more instrument, a recorded Memorandum of Use Restrictions between SD San Marino, LLC and Pulte dated December 15, 2022, listed among the exceptions on the Pulte deed and not published (Aug 1, 2023 CDD packet).
Last, we test the number in two directions. Against the closed record: your Caymas price band in the 12 months to October 13, 2026 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026) and the closings nearest your width and finish. Against the live market: Stock’s available-home list and both builders’ base prices the same week (Stock available homes; Pulte Caymas page). If the two tests disagree, we say so and explain which one a buyer in Caymas, Naples will lean on.
The record we test against has gaps we name rather than fill. The export behind this page holds the sold price, close date, status, final list price, living area and days on market of the Caymas closings, and the current listings: a median 78 days on market and a 94.7% median sale-to-list for the 23 standard sales, a $1,850,000 median final list price for those sales, $655 median sold price per square foot, and 7 active listings on October 13, 2026. A written valuation for your address carries those figures from a current pull.
Caymas homes in Naples are worth what their width and builder collection support: Pulte’s 52-foot homes start from $839,990, Stock’s 62, 76 and 90-foot collections from $1,254,990, $1,569,990 and $1,969,990, and finished Stock spec homes asked $1,957,785 to $3,859,860 on October 10, 2026, against a closed-sale median of $1,795,000.
Data updated: October 2026 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026; builder prices read October 10, 2026).
A word on what this section can and cannot do. The Southwest Florida MLS files every Caymas sale under the single community name CAYMAS, with no plat, phase, width or builder field, so no closed-sale median can be split by width (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). What each width does have is a builder base price, a CDD line, a flood file and, for Stock, live spec asking prices. Those are the inputs we combine with the closed sales for your home.
Width | Homesites | Builder and collection | Base price from (Oct 10, 2026) | FY2027 CDD total | Third-party owned, Oct 8, 2026 |
|---|---|---|---|---|---|
52 ft | 97 | Pulte, four plans | $839,990 | $2,654.00 (AA1) | 72 of 97 |
62 ft | 164 | Stock Luxury Homes, Azure | $1,254,990 | $2,978.26 (AA1); $2,753.07 (AA2) | 56 of 164 |
76 ft | 109 | Stock Luxury Homes, Indigo | $1,569,990 | $3,432.22 (AA1); $3,172.58 (AA2) | 36 of 109 |
90 ft | 59 | Stock Luxury Homes, Cobalt | $1,969,990 | $3,886.18 (AA1); $3,592.07 (AA2) | 12 of 59 |
100 ft plus | 28 | Estate homesites, Stock | Not published | $3,891.72 (AA2) | 0 of 28 |
Sources: Pulte Caymas page; Stock Caymas floor plans; Caymas CDD FY2027 budget; Collier GIS parcels. Base prices exclude homesite premiums and options.
Pulte Home Company, LLC bought 97 developed Caymas lots under a joint development agreement dated December 15, 2022, all 52 feet wide: 77 in Caymas Phase One on Caymas Terrace and 20 in Lido Isles on Raintree Street (Series 2024 draft offering memorandum). Pulte’s four Caymas plans, read October 10, 2026, are the one-story Brixton (2,366 square feet and more, from $839,990) and Regency (2,658 and more, from $889,990), and the two-story Brixton Grande (3,318 and more, from $1,040,990) and Regency Grande (3,812 and more, from $1,089,990) (Pulte Caymas page).
For a Pulte owner in Caymas, Naples the valuation turns on three facts. First, Pulte shows “Final Opportunities” with an inventory count of 0 on its page while 25 lots were still titled to Pulte on October 8, 2026, so a buyer who wants a 52-foot Caymas home soon is increasingly a resale buyer. Second, Pulte’s homes are the lowest base prices in Caymas, which puts the 52-foot resale near the bottom of the closed record: the four closings under $1,250,000 in the 12 months to October 13, 2026 are the band a Pulte home most often meets (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). Third, the flood file is clean on paper: both Pulte plats carry FEMA letters, 23-04-6380A for Phase One and 25-04-1746A for Lido Isles.
The Azure collection is Stock’s entry line in Caymas, on 164 lots that are 62 feet wide: 133 in the first phase and 31 in Phase II. Its five plans run from the Birchwood III (2,431 square feet of air-conditioned living area, from $1,254,990) through the Cambria IV (2,627, from $1,294,990), Easton III (2,818, from $1,324,990) and Mayfield III (3,033, from $1,349,990) to the Mayfield Grande III with its upstairs loft (3,702, from $1,499,990) (Stock Caymas floor plans).
The Azure line is where a Caymas resale meets the builder most directly. On October 10, 2026 Stock listed a finished Cambria IV at 9559 Moonflower Lane, a 62-foot first-phase lot, at $1,957,785, a gap of $662,795 over the plan’s base (Stock available homes). On county address coding the remaining first-phase inventory is mostly 62-foot lots, so an Azure owner selling in Caymas, Naples is pricing against both that spec list and the 13 closings between $1,250,000 and $1,999,999 at a $1,585,000 median (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
The Indigo collection fills 109 Caymas lots that are 76 feet wide: 47 in the first phase and 62 in Phase II. Its four plans are the Covington III (2,743 square feet, from $1,569,990), Madison II (3,054, from $1,659,990), Chandler V (3,136, from $1,684,990) and Sterling IV (3,324, from $1,709,990) (Stock Caymas floor plans).
The Indigo valuation depends heavily on the plat. Every first-phase 76-foot lot carries a structure address on county coding, so the first-phase Indigo lots are built or building and their next sale is usually a resale; the Phase II Indigo lots are at the start of delivery. Stock listed a Madison II at 9530 Moonflower Lane, a Phase II 76-foot lot, at $2,804,100 on October 10, 2026, $1,144,110 over the plan’s base (Stock available homes). A first-phase Indigo resale in Caymas, Naples with a pool, a lake view and two seasons of landscaping is priced against that Phase II spec home and against the 13 closings between $2,000,000 and $2,999,999.
The Cobalt collection sits on 59 Caymas lots that are 90 feet wide: 10 in the first phase and 49 in Phase II, released by Stock on August 14, 2024. Its three plans are the Gardenia (3,713 square feet, from $1,969,990), the Margo IV (3,869, from $1,999,990) and the Gardenia II (4,000, from $2,089,990) (Stock Caymas floor plans).
Only 12 of the 59 Cobalt lots were third-party owned on October 8, 2026, the lowest share of any width with homes on it (Collier GIS parcels). That makes a finished 90-foot resale in Caymas, Naples rare, and rarity is worth pricing carefully rather than hopefully. The live reference is the Margo IV at 9595 Caymas Way, a Phase II 90-foot lot, listed at $3,859,860 on October 10, 2026, the highest asking price on Stock’s list that day. The closed reference is the top of the record: two Caymas sales above $3,000,000 in 12 months, at $3,608,745 and $4,030,515, too thin to read as a market rate (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
Caymas Phase II is the 170-lot second half of the community, recorded August 28, 2024 at Plat Book 75, Pages 1 to 33, all in Assessment Area Two under the Series 2026 bonds, and the CDD calls every one of its lots “water-front” (Dec 2, 2025 CDD packet). Its width mix is 31 at 62 feet, 62 at 76 feet, 49 at 90 feet and 28 at 100 feet or wider. On October 8, 2026 only 5 of its 170 lots were titled to third parties, and 8 single-family certificates of occupancy had been issued through September 28, 2026 (Collier GIS parcels; Collier growth-model CO layer).
A Phase II owner in Caymas, Naples is among the first to own in the plat, so the comparables are the builder’s own Phase II spec homes, half of the ten Stock listed on October 10, 2026, on Loquat Lane, Moonflower Lane and Caymas Way. Two Phase II facts belong in every valuation: the FY2027 CDD bill comes directly from the district rather than on the tax bill, and once the lot moves onto the tax roll the debt line is grossed up for county collection costs and the early-payment discount, to $2,008.43 (62 ft), $2,461.95 (76 ft), $2,915.46 (90 ft) and $3,239.40 (100 ft plus) on the methodology’s on-roll equivalents (Final Second Supplemental Methodology). A buyer should hear that from you, not discover it on the first tax bill.
The widest Caymas homesites are 28 lots in the CDD’s 100-foot-plus class, 27 on Oleander Way in Phase II and one on Caymas Street, with a median area of about 24,500 square feet and lots of 0.41 to 0.89 acre on county parcel geometry (Collier GIS parcels). The developer’s site plan shows Stock Luxury Homes on 114 to 134-foot lots and Stock Custom Homes on 142-foot lots (Caymas site plan, revised March 20, 2026).
No estate plan or estate price is published, and on October 8, 2026 none of the 28 estate lots had sold to a third party. The only price reference is the developer’s draft offering estimate in the Series 2026 bond draft, which bands 100-foot-plus homes at about $4.0 million to $5.5 million (Dec 2, 2025 CDD packet). That is a planning estimate, not a list price and not a closing, and one Caymas sale in the 12 months to October 13, 2026 reached its lower end: $4,030,515 on August 28, 2026, a Sold Data Entry row whose lot width the MLS record does not show. The first estate owner in Caymas, Naples who sells will be setting the record, which is exactly when a valuation has to be built from records rather than from a comparable.
The Caymas Replat is the Stock first phase: 190 lots in Plat Book 73, Pages 58 to 69 (July 2023), including the 51 lots replatted with county approval on September 10, 2024, on Caymas Terrace, Caymas Way, Moonflower Lane and Moonflower Court. Its lots are 133 at 62 feet, 47 at 76 feet and 10 at 90 feet, all in Assessment Area One. The county recorded 111 single-family certificates of occupancy across the two Replat plats through September 28, 2026, and 99 Replat lots were third-party owned on October 8, 2026 (Collier growth-model CO layer).
The 2024 replat matters to a valuation mainly in paperwork. Lots 131 to 181 received new folio numbers, and FEMA letter 23-04-6403A covers Replat lots 78 to 267 as originally platted; whether the replat needed a new letter is not shown in the records read. When we value a home on those lots in Caymas, Naples we run the title and flood search under both the original and the replat references, so a buyer’s lender never finds a gap we missed.
A builder’s price sheet tells a Caymas seller in Naples where the floor sits, not what a finished home is worth. Stock’s base prices ran about $405 to $572 per air-conditioned square foot on October 10, 2026, while three single-priced Stock spec homes asked about $745 to $998 per foot of the same plans.
Data updated: October 2026 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026; builder prices read October 10, 2026).
The arithmetic below is ours: each builder’s published base price divided by its published living area, read on October 10, 2026 (Stock Caymas floor plans; Pulte Caymas page). Base prices exclude homesite premiums and options, so every figure is a floor for new construction, not a value for a finished Caymas home. Sold price per square foot from the MLS was a median $655 across the 31 closings in the 12 months to October 13, 2026, against $588 in the prior 12 months, and it blends every width, so use it only inside one.
Plan | Builder and width | Living sq ft | Base price | Base per sq ft (arithmetic) |
|---|---|---|---|---|
Regency Grande | Pulte, 52 ft | 3,812+ | $1,089,990 | $285.94 or less |
Brixton | Pulte, 52 ft | 2,366+ | $839,990 | $355.03 or less |
Mayfield Grande III | Stock Azure, 62 ft | 3,702 | $1,499,990 | $405.18 |
Mayfield III | Stock Azure, 62 ft | 3,033 | $1,349,990 | $445.10 |
Cambria IV | Stock Azure, 62 ft | 2,627 | $1,294,990 | $492.95 |
Birchwood III | Stock Azure, 62 ft | 2,431 | $1,254,990 | $516.24 |
Sterling IV | Stock Indigo, 76 ft | 3,324 | $1,709,990 | $514.44 |
Madison II | Stock Indigo, 76 ft | 3,054 | $1,659,990 | $543.55 |
Covington III | Stock Indigo, 76 ft | 2,743 | $1,569,990 | $572.36 |
Margo IV | Stock Cobalt, 90 ft | 3,869 | $1,999,990 | $516.93 |
Gardenia II | Stock Cobalt, 90 ft | 4,000 | $2,089,990 | $522.50 |
Pulte publishes “and more” square footage, so its per-foot figures are ceilings. Two patterns matter for a Caymas valuation in Naples. Smaller plans carry higher per-foot prices inside a collection, because the lot and the fixed costs are spread over fewer feet; and the step from Azure to Indigo raises the per-foot base more than the step from Indigo to Cobalt. Price per foot is therefore a cross-check inside a width, never a single Caymas yardstick across widths.
Spec home (Oct 10, 2026) | Plat and width | Asking price | Plan living sq ft | Asking per sq ft (arithmetic) | Gap over base |
|---|---|---|---|---|---|
Cambria IV, 9559 Moonflower Lane | First phase, 62 ft | $1,957,785 | 2,627 | $745.26 | $662,795 |
Madison II, 9530 Moonflower Lane | Phase II, 76 ft | $2,804,100 | 3,054 | $918.17 | $1,144,110 |
Margo IV, 9595 Caymas Way | Phase II, 90 ft | $3,859,860 | 3,869 | $997.64 | $1,859,870 |
Source: Stock available homes, read October 10, 2026; per-foot figures divide the asking price by the plan’s published air-conditioned area. These are asking prices, not closings. Stock does not itemize what the gap buys, homesite premium, pool and options, so we do not split it either. What the table shows is that a finished Caymas home, with its pool, finishes and lot premium in place, is priced by the builder far above the base sheet, and a resale buyer will see that same list.
The same Caymas plan can carry different square footage on different records: the builder’s air-conditioned living area, a larger total under roof that includes the lanai and garage, and the figure on the county record. Plan generations add another layer, because Stock’s models page still names the Cambria III, Sterling III and Margo III while the current list carries the Cambria IV, Sterling IV and Margo IV (Stock Caymas models). We use the air-conditioned living area from your plan and permit for every per-foot comparison, and we name the plan generation, so a buyer comparing your Caymas home in Naples with a model is comparing like with like.
Caymas homes in Naples sold 31 times in the 12 months to October 13, 2026, from $1,097,433 to $4,030,515 at a $1,795,000 median and $62,786,756 in volume. Ten closings reached $2,260,000 or more, four closed under $1,250,000, and December 2025 alone carried nine closings.
Data updated: October 2026 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
We tracked every Caymas sale below by hand from the raw MLS rows. Each carries a status label: S for a standard sold row, S SDE for a Sold Data Entry row, a recorded sale entered after closing rather than marketed through the MLS. Neither label tells you whether a sale was a builder delivery or an owner resale, so we show the label and nothing more.
Close date | Sold price | MLS status |
|---|---|---|
Aug 28, 2026 | $4,030,515 | S SDE |
Jan 16, 2026 | $3,608,745 | S SDE |
Apr 17, 2026 | $2,975,000 | S |
Dec 22, 2025 | $2,850,000 | S |
Oct 27, 2025 | $2,839,000 | S SDE |
Jun 23, 2026 | $2,814,575 | S |
Jun 30, 2026 | $2,600,000 | S |
Sep 28, 2026 | $2,500,000 | S SDE |
Mar 20, 2026 | $2,456,580 | S |
Apr 17, 2026 | $2,260,000 | S |
Source: Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026. Six of the ten highest Caymas closings are standard rows and four are Sold Data Entry rows; the highest standard sale was $2,975,000. For a Cobalt or estate owner in Caymas, Naples, this table is the closed ceiling a buyer’s appraiser will see, and its top sale, $4,030,515, sits above the $3,859,860 a Margo IV spec home asked on October 10, 2026 (Stock available homes).
Close date | Sold price | MLS status |
|---|---|---|
Dec 30, 2025 | $1,097,433 | S SDE |
Apr 1, 2026 | $1,155,000 | S |
Dec 15, 2025 | $1,169,990 | S |
Dec 24, 2025 | $1,234,990 | S |
May 26, 2026 | $1,250,000 | S |
Feb 27, 2026 | $1,400,000 | S |
Source: Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026. The first four of these six form the under-$1,250,000 band, too few for a median, and the next two start the $1,250,000 to $1,999,999 band. No Caymas closing was under $1 million; the lowest, $1,097,433, is a Sold Data Entry row. A 52-foot Pulte owner in Caymas, Naples reads this band first, and then reads it against Pulte’s base prices of $839,990 to $1,089,990, which exclude premiums and options.
Month | Closings | Sold prices |
|---|---|---|
Oct 13 to 31, 2025 | 1 | $2,839,000 |
Nov 2025 | 0 | none |
Dec 2025 | 9 | $1,097,433 to $2,850,000 |
Jan 2026 | 2 | $2,025,000 and $3,608,745 |
Feb 2026 | 2 | $1,400,000 and $1,585,000 |
Mar 2026 | 6 | $1,447,714 to $2,456,580 |
Apr 2026 | 3 | $1,155,000; $2,260,000; $2,975,000 |
May 2026 | 2 | $1,250,000 and $1,650,000 |
Jun 2026 | 3 | $1,915,000; $2,600,000; $2,814,575 |
Jul 2026 | 1 | one sale, at $1,625,000 |
Aug 2026 | 1 | one sale, at $4,030,515 |
Sept 2026 | 1 | one sale, at $2,500,000 |
Oct 1 to 13, 2026 | 0 | none |
Source: Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026; monthly counts are arithmetic on the raw rows. No month holds enough sales for a monthly median. December 2025 carried 9 of the year’s 31 Caymas closings, and closings lag contracts by weeks or months, so the busy month says more about when contracts were written than about a season.
The same price, two labels. The $2,975,000 Caymas closing of April 17, 2026 appears twice in the MLS, as a standard listing and a later Sold Data Entry record, and is counted once here (Southwest Florida MLS). The lesson for a seller in Caymas, Naples: the status label does not tell you who sold or how, so a valuation reads each sale for what it was, never for its label.
The top of the record. The $4,030,515 closing on August 28, 2026 is the highest Caymas sale in the window and a Sold Data Entry row. One sale is a data point, not a market rate, and the two sales above $3,000,000 are too thin to read as one. An estate or Cobalt owner should treat it as proof that the price exists, not as the going price.
The thin summer. Three Caymas closings, at $1,625,000 on July 6, $4,030,515 on August 28 and $2,500,000 on September 28, 2026, landed between July 1 and September 30, 2026, against 10 in each of the two quarters before April. A summer gap in closings is common in seasonal Naples markets, and in Caymas it also reflects which builder homes happened to finish. It is not evidence that values fell.
Segment | Closings | Median, or sales listed |
|---|---|---|
Under $1,250,000 | 4 | four sales, too few for a median: $1,097,433, $1,155,000, $1,169,990 and $1,234,990 |
$1,250,000 to $1,999,999 | 13 | $1,585,000 |
$2,000,000 to $2,999,999 | 12 | $2,478,290 |
$3,000,000 and above | 2 | two sales, $3,608,745 and $4,030,515, too thin to read as a market rate |
Standard rows (S) | 23 | $1,785,000 |
Sold Data Entry rows (S SDE) | 8 | too few for a median; $1,097,433 to $4,030,515 |
Source: Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026. The MLS export for this window carries no ZIP field, and every Caymas county address point is in 34114 (Collier GIS address points); its city field reads Naples on 29 of the 31 closings and “other” on two, the $1,915,000 sale on June 2, 2026 and the $4,030,515 sale on August 28, 2026, both on Caymas Way, and we count them because the MLS community name reads Caymas.
How long a Caymas home in Naples takes to sell, and how close to asking it closes, are the two figures the October 13, 2026 MLS pull now supplies: a median 78 days on market and a median sale-to-list of 94.7% across the 23 standard sales. The record also shows pace: 31 closings in 12 months, and 281 builder-held homesites competing for the same buyers.
Data updated: October 2026 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
Median days on market for Caymas was 78 (average 131) and the median sale-to-list ratio was 94.7% (average 94.3%), against 97 days and 95.1% in the prior 12 months, which held 14 standard sales (Southwest Florida MLS). Sold Data Entry rows, 8 of the 31 Caymas closings, are left out of both figures, because a recorded sale entered after closing has no marketing period and no list price to measure (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
Read days on market and sale-to-list by price band rather than for Caymas as a whole. A 52-foot home under $1,250,000 and a 90-foot home above $2,500,000 meet different buyer pools, and a single Caymas, Naples median would blend them. We set each against the band your home sits in, and against the time a buyer would wait for a comparable builder home to be finished, which is the real alternative a Caymas buyer weighs.
In an older community the yardstick is months of supply. In Caymas the yardstick is builder supply. On October 8, 2026, 281 of the 457 homesites were titled to a builder, 256 to SD San Marino, LLC and 25 to Pulte (Collier GIS parcels); Stock listed 10 available homes on October 10, 2026; and the developer’s own draft offering estimate assumed 50 to 75 home deliveries a year (Series 2024 draft offering memorandum). That is the developer’s estimate, not a forecast we make. The MLS adds 7 active Caymas listings and 2 pending on October 13, 2026, or 2.7 months of supply (active listings divided by the monthly closing pace of the last 12 months); the export does not say which are builder-listed. A Caymas resale priced inside that supply sells on what the builder cannot give: a finished home now, a known lot and no build wait.
Selling in Caymas? Get your free Caymas home valuation or call Jesse direct at (239) 898-6072. Buying in Caymas? Call Marc at (239) 287-5873 and read how we represent buyers.
Caymas home values in Naples show a higher median this year: $1,795,000 across 31 closings in the 12 months to October 13, 2026 against $1,454,500 across 32 closings in the prior 12 months, up 23.4%. The quarterly medians for the two quarters with 10 sales were $1,790,825 and $1,692,430, moves that track which homes closed more than any change in value.
Data updated: October 2026 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
Quarter | Closings | Median, or sales listed |
|---|---|---|
Oct 13 to Dec 31, 2025 (partial) | 10 | $1,790,825 (mean of $1,581,650 and $2,000,000) |
Jan to Mar 2026 | 10 | $1,692,430 (mean of $1,599,860 and $1,785,000) |
Apr to June 2026 | 8 | no median (fewer than 10 sales); sales ran from $1,155,000 to $2,975,000 |
July to Sept 2026 | 3 | three sales, at $1,625,000, $2,500,000 and $4,030,515 |
Oct 1 to 13, 2026 (partial) | 0 | no closings |
Source: Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026.
The two quarters with enough sales for a median moved from $1,790,825 to $1,692,430, yet the first ran from $1,097,433 to $2,850,000 and the second from $1,400,000 to $3,608,745, so each is a different mix. April to June 2026 holds eight sales, including the $2,975,000 closing of April 17, 2026, which appears twice in the MLS (a standard listing and a later Sold Data Entry record) and is counted once here, and July to September holds three, among them the $4,030,515 top sale. In a community with a lot ladder from 52 to more than 100 feet, a quarter in which more 76 and 90-foot homes closed will post a higher median without any home being worth more. That is why we never read a Caymas, Naples quarterly median as a trend line.
What moves your value is your width’s own reference points, and those did move in the record: the builders’ base and spec prices are dated October 10, 2026, and the CDD O&M line rose 33.3 percent between FY2026 and FY2027 (FY2027 budget). A year-over-year sold-price comparison for Caymas is now possible: the prior 12 months (October 13, 2024 to October 12, 2025) held 32 closings, 14 standard and 18 Sold Data Entry, at a $1,454,500 median and $51,352,691 in volume, against 31 closings and $62,786,756 in the latest 12 months. Standard rows alone rose from a $1,537,500 median to $1,785,000, or 16.1%. We name the window beside every figure.
Caymas sits at the upper end of the new-construction Collier Boulevard corridor in Naples: a $1,795,000 median across 31 closings, against a $960,000 median across 129 closings in Isles of Collier Preserve and builder base prices from $599,995 at Seven Shores next door. The communities differ in product, fees and stage of build-out.
Data updated: October 2026 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
Yardstick | Caymas | Isles of Collier Preserve | Seven Shores |
|---|---|---|---|
12-month closed sales | 31 (Southwest Florida MLS, Oct 13, 2025 to Oct 13, 2026) | 129 (Southwest Florida MLS, Aug 5, 2025 to Aug 5, 2026, per our Isles guide) | Not drawn for this page |
Median sold price | $1,795,000 | $960,000 | Not drawn for this page |
Builder base prices from | Pulte $839,990; Stock $1,254,990 (Oct 10, 2026) | Sold out March 3, 2026; resales only | Toll Brothers $599,995, $852,995 and $979,995 (Oct 10, 2026) |
CDD (FY2027) | $2,654.00 to $3,891.72 by width | None, per our Isles guide | Separate district (Hacienda North) |
Product | Detached single-family, 52 ft and wider | Single-family, villas, cottages and one condominium | Toll Brothers homes |
Golf | None | None | Not covered on this page |
Sources: Caymas CDD FY2027 budget; Toll Brothers Seven Shores page; our Isles of Collier Preserve guide. The two MLS windows end 69 days apart (Aug 5 and Oct 13, 2026), so counts and medians compare only roughly, and the homes do not compare either, because the Isles mix includes attached product and every Caymas home is detached on a 52-foot or wider lot.
A Caymas buyer in Naples has usually looked at one of these communities first. A buyer who chose Caymas over Isles of Collier Preserve paid for new construction, a lot width they picked and a clubhouse still opening, and accepted a CDD line and developer control. A buyer who toured Seven Shores saw lower base prices. Your valuation names which of those buyers your home will meet and prices the difference with dated records, not adjectives. Neighbors with golf, Naples Lakes Country Club and Forest Glen, and the lake-centered Naples Reserve, draw a different buyer, and each has its own guide.
The builders and the clubhouse affect a Caymas home’s value in Naples in opposite directions: 281 builder-held homesites and live spec homes compete with every resale, while the 12.5-acre amenity campus, with a Sports Park open since fall 2025 and a clubhouse marketed for October 2026, is the amenity every buyer is paying for.
Data updated: October 2026 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
Stock’s ten available homes on October 10, 2026 asked $1,957,785 to $3,859,860, and its sales center at 9385 Caymas Terrace is open seven days a week (Stock available homes; developer, April 30, 2026). The developer reported eight models open and seven more under construction on May 14, 2026. Every Caymas resale in Naples is shown to buyers who have just walked those models. A resale priced at or above a comparable spec home on the same width, without more finished options, sits; one priced to what the closings and the options support sells to a buyer who does not want to wait.
The amenity campus covers about 12.5 acres on two county parcels, folio 25892017626 (7.55 acres) and folio 55650600025 (4.95 acres) (Collier GIS parcels). The Sports Park, with 8 pickleball courts, 6 tennis courts, bocce and a pro shop, has been open since fall 2025 and held its grand opening on February 14, 2026 (Caymas Lifestyle page). Stock named Liana Melle manager of the new clubhouse on September 14, 2026 and said it would open in October 2026; the county had recorded no certificate of occupancy for it through September 28, 2026 (developer release; Collier growth-model CO layer). No record measures a clubhouse’s effect on Caymas resale prices. An open clubhouse does let a seller show the amenity instead of a rendering, and we time listings and photography around what a buyer can use on the day.
Every Caymas owner is a member of the master association, and the amenity campus is planned as an HOA common element, so there is no separate club, equity membership or initiation fee in any published Caymas record (Aug 6, 2024 CDD packet; Master Engineer’s Report). No CDD bond debt sits on the clubhouse land. Its operating cost will run through the master HOA, whose budget is not published; the developer’s estimate of about $2,400 to $2,900 a year predates the larger clubhouse program now marketed. A buyer in Caymas, Naples will ask what the HOA figure will be once the clubhouse runs, and the estoppel certificate is the only document that answers it for a given closing.
Selling a Caymas home in Naples costs the commission you agree, documentary stamp tax on the deed at $0.70 per $100 of price, your prorated share of property tax, CDD and HOA charges, the estoppel fee and any mortgage payoff. In Collier County the buyer customarily pays the owner’s title policy, and the contract controls.
Data updated: October 2026 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
Cost | Who customarily pays in Collier County | What decides it |
|---|---|---|
Listing commission | Seller, as agreed in the listing agreement | Negotiated; no rate is set by law |
Documentary stamp tax on the deed | Seller | $0.70 per $100 of consideration (s. 201.02); the contract controls |
Owner’s title policy | Buyer | Collier County custom; the contract controls |
Property tax, CDD and HOA prorations | Split to the closing date | The tax bill, the CDD budget and the estoppel certificate |
HOA estoppel certificate | Per the contract | Fee capped by s. 720.30851; amount set by the HOA’s manager |
Mortgage payoff | Seller | Your lender’s payoff letter |
CDD debt payoff | Optional | The district manager’s payoff letter |
At the Caymas, Naples median of $1,795,000 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026), documentary stamp tax on the deed comes to $12,565 (arithmetic at $0.70 per $100). The owner’s title policy is not on that list as a seller cost: in Collier County the buyer customarily pays it and chooses the closing agent, and the purchase contract controls any different split. For a net sheet on your own address, call Jesse direct at (239) 898-6072.
A Caymas buyer underwrites the full annual carry before property tax, and the CDD figure is published while the HOA figure is an estimate. These illustrations combine the FY2027 CDD total with the developer’s HOA estimate (Caymas CDD FY2027 budget; Series 2024 draft offering memorandum):
Home | FY2027 CDD total | HOA estimate | Annual carry before property tax |
|---|---|---|---|
52 ft Pulte home, AA1 | $2,654.00 | $2,400 to $2,900 | $5,054.00 to $5,554.00 |
62 ft Stock Azure home, AA1 | $2,978.26 | $2,400 to $2,900 | $5,378.26 to $5,878.26 |
90 ft Stock Cobalt home, AA1 | $3,886.18 | $2,400 to $2,900 | $6,286.18 to $6,786.18 |
100 ft plus estate home, AA2 | $3,891.72 | $2,400 to $2,900 | $6,291.72 to $6,791.72 |
Arithmetic is ours. Property tax sits on top: at 10.3696 mills on the certified 2026 Collier roll, each $100,000 of taxable value costs $1,036.96 a year, down from about 10.5058 mills in 2025, the millage stated in the CDD’s December 2025 bond offering draft (Dec 2, 2025 CDD packet). Taxable value resets after a sale and depends on the buyer’s homestead status, so a dollar tax cannot honestly be computed from your price; the buyer’s tax will not be yours.
Collier County unincorporated has been Community Rating System Class 5 since October 1, 2015, worth a 25 percent NFIP discount inside the Special Flood Hazard Area and 10 percent outside it (FEMA CRS). As a neighborhood proxy, not a Caymas figure, OpenFEMA’s redacted policy file holds 102 single-family policy terms for 2023 to 2026 construction in the census block group containing Caymas, with median total costs of $2,243 rated X and $2,380 rated AH (OpenFEMA NFIP policies). Actual premiums paid by Caymas owners are not published, so the documents that shorten a buyer’s quote are your FEMA letter, your elevation certificate and a current wind-mitigation inspection form.
Selling in Caymas? Request your Caymas valuation and net sheet or call Jesse direct at (239) 898-6072. Buying in Caymas? Call Marc at (239) 287-5873 and read how we represent buyers.
A Caymas seller in Naples owes the buyer three things before the contract is signed: the homeowners’ association disclosure summary under s. 720.401, the CDD disclosure under s. 190.048, and the known facts that materially affect value. Caymas has a mandatory master HOA and no condominium, so the chapter 720 regime applies.
Data updated: October 2026 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
This section is information, not legal advice; confirm anything that affects your transaction with your closing agent or a Florida real estate attorney.
Under s. 720.401, Florida Statutes, a prospective buyer of a parcel in a community with a mandatory homeowners’ association must receive the disclosure summary before executing the contract for sale, and on a resale the parcel owner, not the developer, supplies it. The contract must carry the statute’s voidability language in conspicuous type. If the summary is not delivered first, the buyer may cancel within 3 days after receiving it or before closing, whichever comes first, and that right cannot be waived; it ends at closing. Every Caymas owner is a member of the Caymas Master Homeowners’ Association under the Master Declaration (Aug 6, 2024 CDD packet), and every Caymas plat is a fee-simple single-family plat with no condominium, so this regime applies to every Caymas resale. Whether the recorded Declaration restates the duty is in its text, which is not published; we read your copy.
Section 190.048, Florida Statutes requires a specific disclosure about the community development district in the contract for sale, and we include the Caymas CDD facts in every resale contract we write. We give the buyer your FY2027 total by width and assessment area, how it is billed (on the November tax bill in Assessment Area One, directly by the CDD in Assessment Area Two in FY2027) and the payoff letter if you prepaid (Caymas CDD FY2027 budget).
The San Marino RPUD ordinance lets a county Benfield Road alignment cross the Caymas PUD within 150 feet of the east boundary, and it requires builders to give any potential resident a disclosure that the county has identified potential Benfield Road alignments that may affect the PUD lands, before any sales contract (San Marino RPUD ordinance text). That duty runs to the builders. A resale buyer of a Caymas home in Naples can ask for it, and a seller who hands over the statement from the original builder package answers the question before it slows a contract. Benfield Road appears on the MPO’s long-range needs list, with no construction date for the segment along Caymas (Collier MPO 2050 plan amendment).
Florida sellers owe buyers disclosure of known facts that materially affect value and are not readily observable. For Caymas the public record includes the land’s quarry history: FDEP closed Willow Run Site A by order on November 6, 2025 without engineering or institutional controls (FDEP Site A order), and Site B remains open, with a notice of intent to close with conditions issued July 17, 2026 and those conditions not yet published (FDEP notice letters). What you must disclose about your own home is yours to confirm with a Florida real estate attorney.
Ask us for the list in writing when you request your Caymas valuation, or call Jesse direct at (239) 898-6072.
Before you list a Caymas home in Naples, four files move the number more than paint does: the flood and wind file, the options and finish file, the builder warranty file and the presentation file that answers the furnished models down the street. Each one either shortens a buyer’s due diligence or gives a buyer a reason to discount.
Data updated: October 2026 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
Put the FEMA letter for your lot, your elevation certificate and a current wind-mitigation inspection form in one folder before the first showing. The four Caymas removal letters cover Phase One, the Caymas Replat, Phase II lots 268 to 353 and Lido Isles; the county’s 22 certificates show floors 2.54 to 4.75 feet above the base flood elevation on the certificate (county elevation-certificate layer). Pulte lists “Impact Glass Included” on its Caymas page; Stock’s standard glazing, roof attachment and design wind speed are not published and sit in your permit plans and your wind-mitigation form (Pulte Caymas page). Florida’s My Safe Florida Home program offers free wind-mitigation inspections, though whether 2023 to 2026 homes qualify is not confirmed. In Caymas, Naples a complete file turns a buyer’s insurance question into a quote rather than a delay.
What you paid the builder above base is the first record of what your Caymas home carries, and it is the record a buyer cannot see from the street. Gather the options list from your purchase contract, the pool and screen-cage permits, any lanai extension, summer kitchen, generator, upgraded flooring or cabinetry, and the closing statement that shows the homesite premium. We match those against the spec homes Stock lists for your width, because a buyer comparing your home with a $1,957,785 Cambria IV spec home or a $2,804,100 Madison II will ask what yours has that theirs does not (Stock available homes, October 10, 2026).
Every Caymas home in Naples is between new and three years old: the county recorded 33 single-family certificates of occupancy inside Caymas in 2024, 115 in 2025 and 46 in 2026 through September 28 (Collier growth-model CO layer). That makes the builder warranty part of the value. Pulte’s Caymas page links to Pulte’s 10-year warranty program but states no transfer terms, and Stock’s warranty terms for Caymas are not published, so read your booklet for transfer language, any transfer form or deadline, and what coverage remains on your expected closing date. A transferable structural warranty belongs in the listing.
Caymas buyers walk professionally decorated models. Stock lists the Birchwood III, Cambria III and Mayfield III on Caymas Terrace and the Madison II and Sterling III on Moonflower Lane as open models (Stock Caymas models), and Pulte’s model is at 9402 Caymas Terrace. A resale does not have to copy them. It needs clean rooms, clear sightlines to the lake or preserve, the options visible, and photography that shows a finished yard and two seasons of landscaping a spec home cannot. Gate staffing and the visitor procedure are not published, so we register each showing with the HOA or gate system in advance.
If you own in Caymas, get your free Caymas home valuation, read our full plan for selling your home in Caymas or call Jesse direct at (239) 898-6072. If you are also buying, call Marc at (239) 287-5873 or read how we represent buyers.
Location inside the Caymas gates, the zoned schools, the storm record and what is being built along Collier Boulevard all reach a buyer’s offer in Naples. Every Caymas address tested is zoned for Lely Elementary, Manatee Middle and Lely High, the whole community sits in Evacuation Zone D, and 1,127 new homes and apartments were finished within a mile from 2024 to September 2026.
Data updated: October 2026 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
Caymas has one exit, onto Collier Boulevard over the Henderson Creek canal bridge, so position inside the gates adds time to every trip. Free-flow from the gate, Publix at 8585 Collier Boulevard is 2.5 minutes away, the Physicians Regional Collier Boulevard emergency room 4.8 minutes, the I-75 northbound merge 4.7 minutes, Fifth Avenue South 16.9 minutes, the Naples Pier 19.6 minutes and Southwest Florida International Airport 43.8 minutes (OSRM routing, October 10, 2026). From the homes themselves the spread is two to three minutes: Lido Isles beside the gate posts the shortest time to every destination, and the Oleander Way estate homesites the longest.
From | Fifth Ave S (min / mi) | Naples Pier (min / mi) | Publix (min / mi) | RSW (min / mi) |
|---|---|---|---|---|
9093 Raintree St, Lido Isles | 18 / 9.6 | 21 / 10.8 | 4 / 1.5 | 45 / 35.5 |
9385 Caymas Ter, Replat | 19 / 10.0 | 22 / 11.1 | 5 / 1.8 | 46 / 35.8 |
9465 Caymas Ter, Phase One | 20 / 10.2 | 23 / 11.4 | 6 / 2.0 | 47 / 36.1 |
9612 Caymas Way, Phase II | 21 / 10.3 | 24 / 11.5 | 6 / 2.2 | 48 / 36.2 |
9242 Oleander Way, Phase II | 21 / 10.4 | 24 / 11.6 | 7 / 2.3 | 48 / 36.3 |
Source: OSRM, free-flow, queried October 10, 2026. These are floors: FDOT’s 2025 count puts 47,500 vehicles a day on Collier Boulevard at the Caymas gate (FDOT AADT), and season traffic lengthens every figure. A Caymas home near the gate in Naples sells convenience; a Phase II home sells water and a quieter interior. We price both sides of that trade.
Every Caymas address tested is zoned for Lely Elementary, Manatee Middle and Lely High for 2026-27, with no exception and no rezone flagged (CCPS address lookup). In the 2026 state grades, Lely Elementary and Manatee Middle earned an A and Lely High a B, down from A in 2025 (CCPS 2026 accountability brief). Lely Elementary is 3.6 minutes from the gate, free-flow. Because every Caymas address shares the same zoning, schools do not split values inside the community; they matter when a Naples buyer compares Caymas with a community zoned elsewhere. Zoning can change year to year, so confirm any address with the district lookup.
Caymas in Naples sits in Collier Evacuation Zone D and about 2.6 miles from the county’s Coastal High Hazard Area line at its nearest point (county evacuation layer; county CHHA layer). Helene and Milton in 2024 were the first storms with Caymas homes occupied; the nearest official station, the Collier County Emergency Operations Center about 2.5 km away, recorded Milton at 39 knots sustained with a 51-knot gust (NHC Milton report). The CDD’s 2023 to 2026 minutes record no storm damage, and every FEMA letter for Caymas names the flooding source as ponding and overland flow. After a storm, cleanup and repair of CDD improvements is the district’s obligation under the 2024 facilities agreement (Aug 6, 2024 CDD packet). Zone D, the floor heights and the lake system lower storm risk; they do not remove it, and a valuation says so.
County records show 1,127 new homes and apartments finished within one mile of the Caymas boundary from January 2024 to September 28, 2026, 494 single-family and 633 multifamily, with 194 of the single-family certificates inside Caymas (Collier growth-model CO layer). Seven Shores, the Toll Brothers community across the south line, recorded 290 single-family certificates in the same window. A Costco is under way on about 26 acres at Collier Boulevard and Rattlesnake Hammock Road, about 1.4 miles south of the entrance, with no published opening date (Naples Daily News, May 22, 2026). The Collier Boulevard segment at the Caymas frontage ran at 92.3 percent of capacity in the 2023 AUIR. On the north line, a 36.97-acre agricultural parcel has no approved plan and no rezoning petition as of October 2026 (Collier GIS parcels). A north-side Caymas owner in Naples should expect a buyer to ask about it.
Selling in Caymas? Request your Caymas valuation and we will price your position, school zoning and storm file into it, or call Jesse direct at (239) 898-6072. Buying in Caymas? Call Marc at (239) 287-5873 and read buying a home in Caymas and how we represent buyers.
A free in-person Caymas comparative market analysis from McGreevy and Comisar starts with the Home Valuation form at the top of this page or a call to Jesse McGreevy at (239) 898-6072. Marc Comisar walks the home, Jesse builds the analysis from the Caymas closings and the builders’ prices for your width, and you receive a written opinion of value for your Naples home with every source named.
Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008, and every in-person valuation is prepared by one of them. There is no charge and no obligation to list.
A written opinion of value for your Caymas address in Naples, built from the Southwest Florida MLS closings in your price band, matched for width, builder, plan generation, options, pool and view, and tested against Stock’s and Pulte’s live prices for your width the same week. Beside it, the carrying-cost picture your buyer will underwrite: the FY2027 CDD line for your width and assessment area, the master HOA figure from your statement, your FEMA letter and elevation certificate, and the insurance documents a carrier will ask for. And a plain recommendation on list price and timing against the builders’ inventory, including the case for waiting if the evidence says wait.
Get your free Caymas home valuation with the Home Valuation form at the top of this page, request our free home valuation from anywhere, or call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Marc Comisar is at (239) 287-5873, and our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. If you have already decided to sell, our plan for selling your home in Caymas covers pricing against the builders, marketing, negotiation and the CDD and HOA paperwork in full. Our Naples seller guide covers the rest of the city.
McGreevy and Comisar is a top-reviewed Caymas listing agent for Naples sellers on Google Business Profile, and the quotes below are genuine five-star client reviews reproduced in each reviewer’s own words. None is presented as a Caymas sale, and we publish no aggregate score.
McGreevy and Comisar is a top-reviewed Caymas realtor, and every quote below is a five-star review on our Google Business Profile.
★★★★★ “Their professionalism, communication, and dedication to their clients truly stand out. They have a deep caring and true concern for all their client needs.” 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.” Verified Google review
Jesse McGreevy and Marc Comisar are the local real estate experts behind this Caymas valuation page for Naples sellers. They co-founded Domain Realty, lead a team of agent partners across Southwest Florida, and build every valuation from the Southwest Florida MLS, the builders’ published prices and the public record. Reach Jesse direct at (239) 898-6072.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar. He has worked Southwest Florida real estate since October 2004 and has lived in Estero since 2003. He runs the pricing analysis, the record work and the CDD and HOA paperwork on every valuation the team writes. Reach him at (239) 898-6072 or [email protected], and read his full profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar, whose partnership alone has over $900 million in sales. He runs the field side, in the homes, at the inspections and at the closing table, and he is the one who walks your Caymas home in Naples before any number is written down. Reach him at (239) 287-5873, and read his full profile on the Marc Comisar agent page.
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).
Our Naples office is at 9180 Galleria Ct #200, Naples, FL 34109, a short drive up I-75 from the Caymas gate on Collier Boulevard.
These are the valuation questions Caymas owners in Naples actually ask, answered from the Southwest Florida MLS (closed sales Oct 13, 2025 to Oct 13, 2026), the Caymas CDD’s adopted budgets and bond methodologies, the builders’ published prices read October 10, 2026, FEMA’s records and Florida Statutes. Nothing here is tax or legal advice, and none of it replaces a written valuation of your specific home.
Data updated: October 2026 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
It depends on your width, builder, plan, options, view, plat and flood file. We tracked 31 Caymas closings in Naples in the 12 months to October 13, 2026 at a $1,795,000 median, from $1,097,433 to $4,030,515 (Southwest Florida MLS). Builder base prices on October 10, 2026 ran from $839,990 for Pulte’s Brixton to $2,089,990 for Stock’s Gardenia II, before premiums and options. For a number on your address, use the Home Valuation form at the top of this page or call Jesse McGreevy at (239) 898-6072.
Ask for a written opinion built from the Caymas closings in your price band, matched for width, builder, plan generation, options, pool and view, then tested against Stock’s and Pulte’s live prices for your width the same week. Behind it should sit your FY2027 CDD line, your HOA statement, your FEMA letter and your elevation certificate. We provide that free with no obligation to list. Get your free Caymas home valuation and we will name every source.
An automated estimate sees square footage and a ZIP 34114 sales pattern. It cannot see that the Southwest Florida MLS files every Caymas sale under one name with no width or builder, that your lot carries a FEMA letter, or that your CDD line differs by width and assessment area. Caymas sales in Naples ran from $1,097,433 to $4,030,515 in 12 months, so a model blending them can miss by hundreds of thousands. We read your record and walk the home.
The Caymas median sold price was $1,795,000 across 31 closings in the 12 months to October 13, 2026, the middle sale, the 16th of 31 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). The average was $2,025,379, above the median because sales near and above $3 million pull it up. Neither figure describes a particular width or plan in Caymas, Naples, which is why a valuation starts from your width.
We tracked 31 Caymas closings in the 12 months to October 13, 2026, $62,786,756 in volume: 23 standard sold rows and 8 Sold Data Entry rows, which are recorded sales entered after closing (Southwest Florida MLS). Separately, the county recorded 194 single-family certificates of occupancy in Caymas from January 2024 to September 28, 2026, and 176 of 457 lots were third-party owned on October 8, 2026. Each record measures something different, so read each against its own window.
The highest Caymas closing in the 12 months to October 13, 2026 was $4,030,515 on August 28, 2026, a Sold Data Entry row; the second was $3,608,745 on January 16, 2026 (Southwest Florida MLS). Those two are the only Caymas sales above $3,000,000 in the window, too thin to read as a market rate. The highest standard sale was $2,975,000 on April 17, 2026. That sale appears twice in the MLS, as a standard listing and a later Sold Data Entry record, and is counted once here. A Margo IV spec home asked $3,859,860 on October 10, 2026, an asking price, not a closing.
No: the lowest Caymas closing was $1,097,433 on December 30, 2025, a Sold Data Entry row, and the lowest standard row was $1,155,000 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). Two did close under $1 million in the prior 12 months, at $962,590 and $989,030. Four Caymas closings came in under $1,250,000 in the latest 12 months. Pulte’s base prices of $839,990 to $1,089,990 on October 10, 2026 sit in the same range before premiums and options, so the low end of Caymas, Naples is where the 52-foot homes trade.
Yes, more than almost anything else. Caymas sells a ladder of 97 homesites at 52 feet, 164 at 62, 109 at 76, 59 at 90 and 28 at 100 feet or wider (Caymas CDD FY2027 budget), and base prices step from $839,990 (Pulte, 52 ft) to $1,254,990, $1,569,990 and $1,969,990 for Stock’s 62, 76 and 90-foot collections on October 10, 2026. We take comparables from your own width first in Caymas, Naples, then from the next width up or down.
The Southwest Florida MLS records no builder for a Caymas sale, so no closed-sale split by builder exists. The inputs differ: Pulte’s 52-foot homes start from $839,990 and carry a $2,654.00 FY2027 CDD total, while Stock’s 62-foot Azure homes start from $1,254,990 and carry $2,978.26 in Assessment Area One (Pulte Caymas page; FY2027 CDD budget). We price each against its own width, never across.
Lakes cover 287.27 acres and preserves and wetlands 269.40 acres of the 767.68-acre district (Master Engineer’s Report), and the CDD calls all 170 Phase II lots “water-front,” but no source publishes a lot-by-lot view designation, so no clean premium can be measured from closings. Builder asking prices point the same way: the Madison II asked $1,144,110 over base on a Phase II 76-foot lot. We read your view from the plat and the lanai in Caymas, Naples.
On October 10, 2026, a Cambria IV at 9559 Moonflower Lane asked $1,957,785, $662,795 over its $1,294,990 base; a Madison II at 9530 Moonflower Lane asked $2,804,100, $1,144,110 over base; and a Margo IV at 9595 Caymas Way asked $3,859,860, $1,859,870 over base (Stock available homes). Stock does not itemize the gap. For a Caymas resale in Naples, the spec list is the live price a buyer compares you with.
The median sold price per square foot for Caymas was $655 across 31 closings in the 12 months to October 13, 2026, against $588 across 32 closings in the prior 12 months, and the 17 homes coded 4 bedrooms plus den had a median of $728 (Southwest Florida MLS). The builders’ sheets give a floor: Stock’s base prices ran about $405 to $572 per air-conditioned square foot on October 10, 2026, and three single-priced Stock spec homes asked about $745 to $998 per foot of the same plans (arithmetic on Stock floor plans and available homes). Use per-foot figures only inside one width.
Median days on market for Caymas was 78 across the 23 standard sales marketed in the 12 months to October 13, 2026 (average 131), against 97 in the prior 12 months. The record also shows pace: 31 Caymas closings in the 12 months to October 13, 2026, including nine in December 2025 and none in November 2025 (Southwest Florida MLS). Timing for your Naples home depends on your price against the builders’ spec homes on your width and the season you list. Call Jesse direct at (239) 898-6072 for a timeline built on your plan and lot.
The median sale-to-list ratio for Caymas was 94.7% across the 23 standard sales in the 12 months to October 13, 2026 (sold price over final list price; average 94.3%), against 95.1% in the prior 12 months, and it excludes the 8 Sold Data Entry rows, which carry no list price (Southwest Florida MLS). The test that matters beyond that is the builders: Stock’s 10 available homes asked $1,957,785 to $3,859,860 on October 10, 2026. A Caymas home in Naples priced above a comparable spec home on the same width, without more finished options, invites a discount.
Up on the closed record, with a caution. The median sold price was $1,795,000 in the 12 months to October 13, 2026 against $1,454,500 in the prior 12 months, up 23.4%, and up 16.1% on standard rows alone; the prior year held 18 Sold Data Entry rows and this year 8, so the mix differs. Quarterly medians for the two quarters with 10 sales were $1,790,825 and $1,692,430 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026), moves that track which widths happened to close. The dated reference points that did move are the builders’ prices and the CDD O&M line, up 33.3 percent in FY2027. We name the window beside every Caymas, Naples figure.
That depends on your plans more than on a forecast. The facts: 281 of 457 Caymas homesites were builder-held on October 8, 2026, Stock listed 10 available homes on October 10, 2026, and the developer’s draft offering estimate assumed 50 to 75 deliveries a year (Series 2024 draft offering memorandum). Builder supply in Caymas, Naples will be present for years either way. A correctly priced finished home sells to the buyer who will not wait.
Stock said in September 2026 that the clubhouse would open in October 2026, and the county had recorded no certificate of occupancy for it through September 28, 2026 (developer release). No record measures a clubhouse’s effect on Caymas resale prices. What an open clubhouse does is let a seller show the amenity rather than a rendering, so we time photography and showings in Caymas, Naples around what a buyer can use that day.
The CDD is a cost a buyer underwrites, not a hidden defect. In FY2027 it ranges from $2,654.00 on a 52-foot lot to $3,891.72 on a 100-foot-plus lot (Caymas CDD FY2027 budget), and it funded the lakes, stormwater system and roads every Caymas buyer uses. A buyer comparing Caymas with a community without a CDD compares total annual carry, so we show the full stack plainly in every Naples valuation.
Paying off removes the annual debt line, $1,686.14 on a 52-foot to $2,918.32 on a 90-foot Assessment Area One lot in FY2027, but costs the remaining principal (FY2027 CDD budget). Whether a Caymas buyer in Naples pays you back for it is a negotiation, not a rule. Get the district manager’s payoff letter first, then decide with Jesse direct at (239) 898-6072. The O&M line continues either way.
Yes. The Caymas CDD debt assessment is a lien on the lot and passes to your buyer unless you prepay it. Principal per lot at issuance ran from $22,879.18 (52 ft) to $39,598.58 (90 ft) in Assessment Area One and from $27,161.95 (62 ft) to $43,809.59 (100 ft plus) in Assessment Area Two (Apr 2, 2024 CDD packet; Feb 18, 2026 CDD packet). The current balance comes only from a payoff letter.
The Assessment Area One O&M charge rose from $726.16 in FY2026 to $967.86 in FY2027, up $241.70 or 33.3 percent, because the developer’s landowner contribution fell to $0 and a new $80,000 lake bank erosion line was added (FY2026 budget; FY2027 budget). The mailed notice set that rate as the maximum the board can levy without a new notice. Explain it in your Caymas, Naples listing before a buyer asks.
No Caymas Master HOA budget is published. The only primary figure is the developer’s estimate of about $2,400 to $2,900 a year, subject to change, in the CDD’s bond offering drafts (Mar 15, 2024 packet). Your HOA statement and the estoppel certificate under s. 720.30851 state the real figure for your sale. We price with your actual figure, because a buyer in Naples compares Caymas carrying costs line by line.
No transfer fee or capital contribution for Caymas resales is published. If one exists, it is set in the Master Declaration (Official Records Book 6190, Page 2974, amended and restated in 2024 in Official Records Book 6374, at the Collier Clerk’s Official Records). The estoppel certificate lists any amount due at closing, and the contract says who pays it. We read your Declaration before we write a Caymas, Naples net sheet.
On the effective FEMA map, 399 of 461 Caymas residential address points sit in Zone AH, 54 in X, 5 in AE and 3 in shaded X (FEMA NFHL). Four letters of map revision removed Phase One, the Caymas Replat, Phase II lots 268 to 353 and Lido Isles from the high-risk zone; lenders may still require flood coverage. A Caymas home in Naples with its letter and elevation certificate in hand is easier to insure and to finance.
Yes. The county’s 22 Caymas certificates show slab floors 2.54 to 4.75 feet above the base flood elevation on the certificate, at 13.13 to 15.25 feet NAVD88 (county elevation-certificate layer). An insurer quotes from the finished floor, so a certificate turns a buyer’s flood question into a number. If yours is not on the county layer, ask your builder or a surveyor for one before you list in Caymas, Naples.
FEMA’s preliminary panels of March 20, 2025 are not effective. If adopted unchanged, they would place 63 Phase II points and 10 Lido Isles points in a combined riverine and coastal AE zone and move parts of Phase One and the Replat from AH into shaded X (FEMA preliminary NFHL). Whether each FEMA letter stays valid depends on revalidation. A Phase II or Lido Isles seller in Caymas, Naples should keep the letter and certificate in the listing file.
In 2022 Caymas was still under development, and Helene and Milton in 2024 were the first storms with homes occupied. The Collier County Emergency Operations Center, about 2.5 km away, recorded Milton at 39 knots sustained, gusting 51 (NHC Milton report), and the CDD’s 2023 to 2026 minutes record no storm damage. Caymas, Naples sits in Evacuation Zone D, outside the Coastal High Hazard Area. No record measures a storm effect on Caymas prices.
The MLS export for Caymas has no pool field, so no pool premium can be measured from closings; it shows one product line, Single Family, at a median 78 days on market and a 94.7% sale-to-list across the 23 standard sales in the 12 months to October 13, 2026. What a buyer weighs is the cost and wait to add one after closing, with HOA architectural review, against a home that already has one. Stock does not itemize pools in its spec prices. We compare your Caymas home in Naples by hand with the closings that match it.
It can. Every Caymas home is between new and three years old, with 194 single-family certificates of occupancy from January 2024 to September 28, 2026 (Collier growth-model CO layer). Pulte’s Caymas page links to its 10-year warranty program without stating transfer terms, and Stock’s terms are not published. Read your booklet for transfer language and remaining coverage; a transferable structural warranty belongs in your Caymas, Naples listing.
Whether a Stock or Pulte contract can be assigned before closing is governed by your builder contract, and those terms are not published. Many builder contracts restrict assignment or require the builder’s written consent, so read the assignment clause and ask the builder in writing first. A valuation of an unfinished Caymas home in Naples rests on the plan, options and lot in your contract, tested against the builder’s spec list for the same width.
In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent, so it is not a standard Caymas seller cost. The purchase contract controls, and a buyer can negotiate a different split, so read the title section of any offer before you sign. Your seller costs usually include the commission you agree to, documentary stamp tax on the deed, prorations and any payoff. Call Jesse direct at (239) 898-6072 for a net sheet.
Seller costs on a Caymas home in Naples usually include the commission you agree, documentary stamp tax on the deed at $0.70 per $100 of price (s. 201.02), your share of property tax, CDD and HOA prorations, the estoppel certificate fee and any mortgage payoff. At the $1,795,000 Caymas median, the deed stamps come to $12,565 (arithmetic). The owner’s title policy is customarily the buyer’s cost in Collier County; the contract controls.
Before the buyer signs, a Caymas seller supplies the homeowners’ association disclosure summary under s. 720.401, and the contract carries the CDD disclosure under s. 190.048 and the statute’s voidability language. Florida sellers also disclose known facts that materially affect value and are not readily observable. Caymas, Naples has no condominium, so the chapter 720 regime applies. Confirm your duties with your closing agent or attorney.
The public record is this: FDEP closed Willow Run Site A on November 6, 2025 without engineering or institutional controls (FDEP Site A order), and Site B remains open, with a notice of intent to close with conditions issued July 17, 2026 and the conditions not yet published. No record measures an effect on Caymas prices. A seller in Caymas, Naples who can point a buyer to the FDEP file answers the question before it slows a contract.
Your buyer’s taxable value resets after the sale; your own homestead cap does not transfer with the house. At 10.3696 mills on the certified 2026 Collier roll, each $100,000 of taxable value costs $1,036.96 a year, down from about 10.5058 mills in 2025, the millage stated in the CDD’s December 2025 bond offering draft (Dec 2, 2025 CDD packet). A Florida homesteader who buys another Florida homestead may be able to carry part of the benefit; confirm with the county and a tax adviser.
Caymas leasing rules sit in the Master Declaration and HOA rules and are not published. Under s. 720.306, a rental rule adopted after July 1, 2021 binds only later buyers or consenting owners, and any association may bar leases shorter than six months or more than three a year. Read the leasing article of the 2024 amended and restated Declaration before you compare renting with selling your Caymas home in Naples.
A 36.97-acre agricultural parcel shares the Caymas north line, zoned Rural Agricultural in a future land-use category that allows residential rezoning, with no rezoning petition in the county records as of October 2026 (Collier GIS parcels). No record measures an effect on Caymas prices. A north-side owner in Caymas, Naples should expect a buyer to ask, and we check the county petitions layer before we list.
The San Marino RPUD ordinance reserves a possible Benfield Road alignment within 150 feet of the Caymas east boundary and requires builders to disclose it to buyers before contract (RPUD ordinance text). Benfield Road is on the MPO’s long-range needs list with no construction date along Caymas. No record measures an effect on prices. An east-side Caymas owner in Naples should keep the builder’s statement for the buyer.
Every Caymas address tested is zoned for Lely Elementary, Manatee Middle and Lely High for 2026-27 (CCPS address lookup). In the 2026 state grades, Lely Elementary and Manatee Middle earned an A and Lely High a B. Because all of Caymas, Naples shares one zoning, schools do not separate values inside the gates; they matter when a buyer compares Caymas with a community zoned elsewhere.
Nothing. A written Caymas valuation from McGreevy and Comisar is free and carries no obligation to list. You receive an opinion of value for your Naples address built from the Caymas closings in your price band and the builders’ live prices for your width, with your CDD, HOA and flood file beside it. Use the Home Valuation form at the top of this page, request your Caymas valuation or call Jesse McGreevy at (239) 898-6072.
No. Many Caymas owners are seasonal. Jesse McGreevy builds the analysis from the records, and Marc Comisar walks the home through the gate with you, a neighbor or your property manager. You can request your Caymas valuation from anywhere, and we send the written opinion of value, with every source named, by email.
Yes, Florida law lets you sell your Caymas home without an agent. You still owe the buyer the HOA disclosure summary before contract, the CDD disclosure, the estoppel certificate and any known material facts, and you compete alone against Stock’s and Pulte’s sales teams in Caymas, Naples. Before you decide, compare the net: call Jesse direct at (239) 898-6072 for a written valuation and net sheet, and read our plan for selling your home in Caymas.
Every figure on this Caymas valuation page traces to a primary source below: the Southwest Florida MLS, the Caymas CDD’s own budgets, minutes and bond methodologies, Collier County records and GIS layers, FEMA, the National Hurricane Center, Florida Statutes and the builders’ own published prices. Nothing comes from a listing aggregator or another brokerage, and every link was retrieved in October 2026.
Southwest Florida MLS figures, pulled October 13, 2026, are cited rather than linked because the MLS is members-only. Builder base and spec prices were read on October 10, 2026, and county parcel ownership on the layer edited October 8, 2026.
Every Caymas document below links its official custodian: the Caymas Community Development District, Collier County, the Florida Auditor General, the Florida Department of Environmental Protection or the developer’s own published site plan. You always see the authoritative version a Naples buyer’s lender, title agent or attorney will read, not a copy we made. FEMA letters for each plat are listed in the Sources above.
Document | What it proves for a Caymas valuation | Official link |
|---|---|---|
Collier County Ordinance 2023-33 | Establishes the Caymas CDD on 767.687 acres (adopted June 27, 2023) | |
Caymas CDD FY2027 Adopted Budget | Per-lot O&M and debt assessments by lot width; general fund and field budget | |
Caymas CDD FY2026 Adopted Budget | Prior-year assessments ($726.16 O&M per Assessment Area One lot) | |
Caymas CDD FY2025 Audit | Independent audit by Grau and Associates; bond compliance; developer-affiliated board | |
Final First Supplemental Methodology (Apr 2, 2024 packet) | Series 2024 assessment allocation and lien roll, Assessment Area One (287 lots) | |
Final Second Supplemental Methodology and Phase II plat (Feb 18, 2026 packet) | Series 2026 allocation, Assessment Area Two (170 lots); recorded plat with dedications | |
Master Engineer’s Report (Aug 1, 2023 packet) | Land-use table, capital program, infrastructure ownership | |
Series 2024 draft offering memorandum (Mar 15, 2024 packet) | Developer disclosure: HOA estimate, millage, competition, amenity plan | |
Series 2026 draft offering memorandum (Dec 2, 2025 packet) | Second Supplemental Engineer’s Report and Phase II disclosure | |
CDD and HOA Facilities Operation and Maintenance Agreement (Aug 6, 2024 packet) | Who maintains what inside and outside the gates; recites the Master Declaration | |
Turnover package (June 2, 2026 packet) | Deed of lake and preserve tracts, bills of sale for the perimeter wall and entry bridge | |
FY2027 hearing and FY2025 audit (Aug 4, 2026 packet) | Mailed assessment notice setting the O&M maximum rate | |
San Marino RPUD ordinance text (as proposed) | PUD commitments, Benfield Road buyer disclosure, 493-trip cap | |
FDEP Site Rehabilitation Completion Order, Willow Run Site A | Closes Site A without engineering or institutional controls (Nov 6, 2025) | |
FDEP notice letters, Sites A and B | Notices of intent to close with conditions (July 17, 2026) | |
Caymas site plan (revised Mar 20, 2026) | Developer site plan with lot widths and estate builder legend | |
Collier County 2023 AUIR | Collier Boulevard level of service, Benfield study line, wastewater capacity |
You reach the Caymas valuation team by using the Home Valuation form at the top of this page, requesting a free Caymas home valuation, calling Jesse McGreevy direct at (239) 898-6072, or calling Marc Comisar at (239) 287-5873. The first conversation costs nothing, and it is usually the most valuable hour a Caymas seller in Naples spends. You will be working with Top 1% Real Estate Agents Nationally Since 2008.
Get your free Caymas home valuation from anywhere, or use our general free home valuation request. If you have decided to sell, read our plan for selling your home in Caymas. If you are buying too, start with buying a home in Caymas, call Marc at (239) 287-5873 and read how we represent buyers.
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 more about the team on the about McGreevy and Comisar page, and about the neighborhood on our Caymas Naples community guide. Nothing on this page is legal, tax or insurance advice. Confirm anything that affects your transaction with your closing agent, attorney, accountant or insurance professional.
Market data from Southwest Florida MLS, pulled October 13, 2026, and from Collier County public records. Brokered by Domain Realty.
