Estero, Florida
Find out what your Cypress Cove home is worth with a free valuation from McGreevy and Comisar. We price from the neighborhood's closed sales by size band and condition, not an automated estimate. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated November 2026.
What a Cypress Cove home is worth depends on which of two size groups it belongs to, how old its roof and systems are, and what the neighborhood's recorded sales say. Cypress Cove is 115 detached homes on two courts inside Grandezza in Estero, and 14 of them closed in the Southwest Florida MLS in the 24 months to October 21, 2026. Our full Cypress Cove neighborhood guide holds the plat history and the recorded documents. This page shows how a value is built from those sales.
If you decide to sell, our Cypress Cove seller guide covers price, marketing, costs and disclosure, and the Cypress Cove buyer guide shows what the buyer on the other side of your contract is reading. Owners comparing valuation teams across Estero can set us beside the others in our guide to the best real estate agents in Estero.
A word on the name, because the name is common. This page covers Cypress Cove at Grandezza in Estero, Lee County, meaning Cypress Cove A at Grandezza Homeowners Association, Inc. and Cypress Cove B at Grandezza Homeowners Association, Inc. It is not Cypress Cove at Wildcat Run. Owners in the neighboring village of Savona have their own Savona home valuation guide, and owners elsewhere in the community can start with our Grandezza home valuation guide.
McGreevy and Comisar are the best realtor for valuing a Cypress Cove home because we price it from the neighborhood's own recorded closings, by size band and condition, and show our work. We are the #1 Team in Southwest Florida since 2012 and Top 1% nationally since 2008, and the valuation comes from us, not a call center.
Jesse McGreevy and Marc Comisar write and present every valuation. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida. Jesse builds the comparable set and the numbers; Marc walks the home and checks the systems. Reach Jesse direct at (239) 898-6072 or Marc at (239) 287-5873.
Recent Cypress Cove market record (12 months to October 21, 2026): 5 MLS closings, a $725,000 median sold price, a range of $585,000 to $835,000, a median of 12 days on market and a median 94.8% of final list price. Five is a small sample, so the 24-month window (14 closings, a $766,250 median) and the 60-month window (36 closings, a $753,750 median) sit beside it below. Source: Southwest Florida MLS (Matrix), pulled October 21, 2026.
Honors and recognition:
Those are career honors across Lee and Collier counties.
Domain Realty, our brokerage, closed 615 transaction sides in Estero in the 60 months to October 5, 2026, $352.2 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. We do not quote a monthly fee, because neither association, the master association nor the club publishes one. We do not claim a golf, lake or preserve view by court, because our roll and MLS data do not tag views. What we claim is checkable: every figure below traces to the MLS pull, the county roll or a named public record.
This page answers "what is it worth." The Cypress Cove seller guide answers "how do I sell it," and the Cypress Cove buyer guide answers "what will the buyer pay to own it." Read them in that order if you are deciding.
Want a number now? Call Jesse direct at (239) 898-6072 or start with a free home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
Cypress Cove owners who read nothing else on this page should know these ten facts about value, each sourced in the sections below. They decide your number more than any online estimate will, and each one is specific to this 115-home neighborhood inside Grandezza.
This valuation guide for Cypress Cove owners is organized in four groups: how a value is built and what the sold record shows, how estimates and comparisons work, the costs, rules and net, and questions, contacts and sources. Each link below jumps to the matching section of this Cypress Cove page.
How Value Is Built: What Is My Cypress Cove Home Worth? · How Is a Cypress Cove Home Actually Valued? · What Have Cypress Cove Homes Sold For in the Last 60 Months? · How Have Cypress Cove Home Values Changed Over Time? · How Does the Sold-to-List Pattern Price a Cypress Cove Home?
Estimates and Comparisons: Why Do Online Estimates Miss on Cypress Cove Homes? · Cypress Cove vs Savona: How Do Their Values Compare? · How Do Cypress Cove Values Compare With the Other Grandezza Villages? · What Does the Live Competition Say About a Cypress Cove Value? · When Is the Best Time to Have a Cypress Cove Home Valued?
Costs, Rules and Net: What Do a Cypress Cove Buyer's Costs Do to Your Home's Value? · Which Florida Rules Shape a Cypress Cove Sale Price? · What Moves the Number Before You List a Cypress Cove Home? · What Will You Net From a Cypress Cove Sale? · Should You Rent or Sell Your Cypress Cove Home?
Questions, Contacts and Sources: How Do You Get a Free Cypress Cove Home Valuation? · Thinking of Selling Your Cypress Cove Home? List With the #1 Team in Southwest Florida Since 2012 · What Do Sellers Say About Working With McGreevy and Comisar? · Why Does a Cypress Cove Specialist Matter for a Valuation? · Frequently Asked Questions, Seller Edition: Valuing a Home in Cypress Cove · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
A Cypress Cove home under 2,100 square feet has closed at a $695,000 median and one of 2,100 to 2,599 square feet at $805,750, based on 24 months of MLS closings. Your number moves from there with the roof and systems, the condition and the ask, so treat the median as a starting line.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Over 24 months to October 21, 2026 the six closings under 2,100 square feet had a median of $695,000 (range $585,000 to $800,000) and the seven from 2,100 to 2,599 square feet had a median of $805,750 (range $720,000 to $920,000). One home of 3,033 square feet closed at $1,200,000. These are small samples, so treat each as a description of six or seven sales.
| Living-area band (MLS) | Window | Closings | Median sold | Range | Median $ per MLS sq ft |
|---|---|---|---|---|---|
| Under 2,100 sq ft | 24 months | 6 | $695,000 (mean of $690,000 and $700,000) | $585,000 to $800,000 | $349.42 |
| 2,100 to 2,599 sq ft | 24 months | 7 | $805,750 | $720,000 to $920,000 | $333.74 |
| 2,600 sq ft and up | 24 months | 1 | $1,200,000 (one sale) | one sale | $395.65 |
| Under 2,100 sq ft | 60 months | 16 | $704,000 (mean of $700,000 and $708,000) | $504,000 to $800,000 | $353.40 |
| 2,100 to 2,599 sq ft | 60 months | 17 | $805,000 | $720,000 to $1,055,000 | $331.28 |
| 2,600 sq ft and up | 60 months | 3 | $1,157,000 | $799,000 to $1,200,000 | $381.47 |
The MLS labels bedrooms with dens, which the county roll does not, so a 1,989 square foot home can appear as a three-bedroom or as two bedrooms plus a den. Over 60 months, nine 3 bed, 2 bath homes closed at a $700,000 median ($504,000 to $800,000), seven 4 bed, 3 bath homes at $805,000 ($757,500 to $920,000) and six 2 plus den, 2 bath homes at $664,000 (mean of the middle pair, $585,000 to $727,000). Count rooms on a walkthrough, not from a listing.
The $766,250 24-month median is a blend of two neighborhoods sharing a name: a mid-size neighborhood on Seadale Court and a larger-home neighborhood on Buttermere Court. A smaller home priced at the median would ask about $71,250 more than the $695,000 median of its size band, and a larger home priced at the median would leave money on the table.
Use the Home Valuation form at the top of this page, and Jesse follows up with a written comparable set built from the closings above, adjusted for your roof, systems and condition. There is no cost and no obligation. If you prefer the phone, call Jesse direct at (239) 898-6072.
We value a Cypress Cove home in nine steps: confirm the association and legal form, confirm living area, select the comparable set, adjust for time, adjust for condition and systems, adjust for position, read the flood zone, add the fee questions, and test against today's competition. Each step uses a named record.
Buttermere Court is Cypress Cove A and Seadale Court is Cypress Cove B, and the two have separate governing documents. The A declaration states the association is not a condominium and is not governed by Chapter 718. B's documents are image-only and unread, so we ask its manager for certified copies.
The county roll carries heated area, and the MLS carries living area, and they differ for several Cypress Cove homes. We use the roll to place a home in its size group and the MLS figure to compare with MLS sales, and we never mix the two in one dollars-per-foot figure.
We start with the size band and the same court, then widen. Seadale's 36 homes of 1,920 to 1,989 square feet make a tight set, and Buttermere's 25 homes of 3,000 square feet or more have few sales, so we use county recorded sales to extend the set. Grandezza's other villages are cross-checks, never comparables.
The year series shows why. A 1,989 square foot home sold for $504,000 in January 2022, $708,000 in April 2022, $727,000 in May 2024 and $585,000 in June 2026. We adjust each comparable for the market of its month, using the year medians and the county's qualified sales, not a rule of thumb.
The MLS does not tag renovation, so condition is a walkthrough judgment. The 2014 guidelines make the roof, exterior walls, windows, screens, pool equipment and air conditioning the owner's cost, and a 2001 to 2005 home has 20 to 25 year old systems unless replaced. We record each system's date and permit and adjust for a buyer's replacement cost.
We look at the lot and the court, the lanai and pool, and the screen and paver condition. We do not price a golf, lake or preserve view by neighborhood assumption: our data do not tag views, and the master association maintains the lakes. A verified view gets photographed, described and tested against a sale that shares it.
FEMA's map returned Zone X at two Cypress Cove points, on panel 12071C0584F, with a mapped AE polygon within about half a mile. We read your exact address, because a lender and an insurer will.
Neither association, the master association nor the club publishes a dollar figure, and the club's Social membership is compulsory for residents who do not hold a higher level. A buyer prices what they cannot see, so we get the estoppel and the master's resale package first and let them narrow the discount.
On October 21, 2026 two homes were for sale, at $679,000 and $644,000. A range that cannot be squared with the live competition is not a range, so we test it and say where it sits.
Cypress Cove homes closed 36 times in the MLS in the 60 months to October 21, 2026, from $504,000 to $1,200,000, with a $753,750 median, a median $344.73 per MLS square foot and 10 median days on market. Every closing is listed below by month, size and price, nothing that identifies a home or an owner.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Thirty-six closings is enough for a median, but a village this small is read sale by sale. Each row shows month, bedrooms and baths, MLS living area, sold price, dollars per MLS square foot and days on market. No closing was entered after closing, so all 36 were marketed through the MLS.
| Closed | Beds and baths | MLS living area (sq ft) | Sold price | $ per MLS sq ft | Days on market |
|---|---|---|---|---|---|
| Aug 2026 | 3 plus den, 2 bath | 2,207 | $835,000 | $378 | 12 |
| Jun 2026 | 2 plus den, 2 bath | 1,989 | $585,000 | $294 | 8 |
| Apr 2026 | 4 bed, 3 bath | 2,551 | $757,500 | $297 | 14 |
| Feb 2026 | 3 plus den, 2.5 bath | 2,553 | $720,000 | $282 | 7 |
| Dec 2025 | 3 plus den, 2 bath | 2,043 | $725,000 | $355 | 234 |
| Oct 2025 | 3 bed, 2 bath | 1,979 | $800,000 | $404 | 229 |
| Oct 2025 | 4 plus den, 4 bath | 3,033 | $1,200,000 | $396 | 103 |
| Sep 2025 | 4 bed, 3 bath | 2,487 | $830,000 | $334 | 35 |
| Jun 2025 | 3 bed, 2 bath | 1,934 | $650,000 | $336 | 196 |
| Apr 2025 | 3 bed, 2 bath | 1,989 | $700,000 | $352 | 17 |
| Apr 2025 | 4 bed, 3 bath | 2,226 | $805,750 | $362 | 0 |
| Feb 2025 | 4 bed, 3 bath | 2,563 | $775,000 | $302 | 7 |
| Jan 2025 | 4 bed, 3 bath | 2,543 | $920,000 | $362 | 45 |
| Dec 2024 | 3 bed, 2 bath | 1,989 | $690,000 | $347 | 153 |
| Oct 2024 | 3 bed, 2 bath | 1,981 | $725,000 | $366 | 104 |
| May 2024 | 2 plus den, 2 bath | 1,989 | $727,000 | $366 | 0 |
| Apr 2024 | 3 plus den, 2 bath | 2,232 | $845,000 | $379 | 2 |
| Apr 2024 | 4 plus den, 2.5 bath | 2,672 | $799,000 | $299 | 1 |
| Apr 2024 | 4 plus den, 3.5 bath | 2,418 | $1,055,000 | $436 | 19 |
| Oct 2023 | 3 bed, 2 bath | 1,920 | $735,000 | $383 | 75 |
| Aug 2023 | 3 bed, 2 bath | 1,989 | $675,000 | $339 | 91 |
| Jul 2023 | 3 plus den, 2 bath | 2,226 | $762,500 | $343 | 21 |
| Jun 2023 | 3 plus den, 3 bath | 2,427 | $881,000 | $363 | 8 |
| May 2023 | 4 plus den, 3 bath | 3,033 | $1,157,000 | $381 | 26 |
| Dec 2022 | 3 plus den, 3 bath | 2,411 | $775,500 | $322 | 6 |
| Dec 2022 | 4 bed, 2.5 bath | 2,515 | $740,000 | $294 | 62 |
| Sep 2022 | 4 bed, 3 bath | 2,540 | $805,000 | $317 | 17 |
| Jun 2022 | 4 bed, 3 bath | 2,487 | $775,000 | $312 | 5 |
| Apr 2022 | 2 plus den, 2 bath | 1,804 | $715,000 | $396 | 4 |
| Apr 2022 | 3 bed, 2 bath | 1,981 | $735,000 | $371 | 3 |
| Apr 2022 | 2 plus den, 2 bath | 1,920 | $620,000 | $323 | 0 |
| Apr 2022 | 2 plus den, 2 bath | 1,989 | $708,000 | $356 | 4 |
| Jan 2022 | 3 bed, 2 bath | 1,989 | $504,000 | $253 | 1 |
| Dec 2021 | 3 plus den, 3 bath | 2,430 | $805,001 | $331 | 2 |
| Dec 2021 | 3 plus den, 3 bath | 2,543 | $750,000 | $295 | 2 |
| Nov 2021 | 2 plus den, 2 bath | 1,981 | $620,000 | $313 | 2 |
The 60-month window totals $27,907,251 in volume, with days on market from 0 to 234 (mean 42.1) and a mean of the per-sale sold-to-list ratios of 97.4%. Seven sold above the final list price, three at it and 26 below it.
Cypress Cove, the 115-home neighborhood inside Grandezza, had 5 MLS closings in the last 12 months at a $725,000 median (a small sample), and two active listings on October 21, 2026. If you own here, request a free Cypress Cove home valuation and Jesse will match your home to the closings that fit it, or Call Jesse direct at (239) 898-6072. If you are buying, Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
The highest closing was $1,200,000 for a four-bedroom-plus-den, four-bath, 3,033 square foot home in October 2025, after 103 days on a $1,249,900 final list. The lowest was $504,000 for a 1,989 square foot, three-bedroom home in January 2022, after one day. Across 60 months, 12 of the 36 closings were $800,000 or more and four were $900,000 or more.
Bedrooms and baths matter less here than living area, because the homes cluster by size. The MLS labels across the 36 closings were 3 bed (9), 3 plus den (9), 4 bed (8), 2 plus den (6) and 4 plus den (4). Within a size band, the label explains less of the price than the roof, the finishes and the ask.
We can show you every recorded closing, the county's deeds and the recorded declaration we read. We cannot show a count of Cypress Cove sales we represented, because none is on file, and we do not present public-record sales as our own. What the record cannot tell us, we go and see: the roof, the lanai, the pool and the lot.
Cypress Cove home values rose from a $450,000 county median in 2020 to $780,000 in 2025 (73 percent), and eased to $738,750 in the four 2026 sales, while the MLS sold-to-list median fell from 100.0% in 2022 to 94.4% in 2025. Each year is a small sample, so we describe the direction.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Window to October 21, 2026 | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 5 (small sample) | $725,000 | $296.94 | 12 | 94.8% |
| 24 months, first window with 10 or more | 14 | $766,250 (mean of $757,500 and $775,000) | $349.42 | 26 | 94.7% |
| 36 months | 19 | $775,000 | $354.87 | 17 | 96.0% |
| 60 months | 36 | $753,750 (mean of $750,000 and $757,500) | $344.73 | 10 | 97.1% |
The windows say the median has held in a narrow band, between $725,000 and $775,000, while the pace has: the 12-month median days on market is 12, the 24-month 26, the 36-month 17 and the 60-month 10. A steady price with a slowing pace is what a market looks like when sellers ask for more than buyers pay.
| Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 2021 (November and December) | 3 | $750,000 | $620,000 to $805,001 | 2 | 103.5% |
| 2022 | 9 | $735,000 | $504,000 to $805,000 | 4 | 100.0% |
| 2023 | 5 | $762,500 | $675,000 to $1,157,000 | 26 | 97.9% |
| 2024 | 6 | $763,000 | $690,000 to $1,055,000 | 10.5 | 97.1% |
| 2025 | 9 | $800,000 | $650,000 to $1,200,000 | 45 | 94.4% |
| 2026 to October 21 | 4 | $738,750 | $585,000 to $835,000 | 10 | 94.8% |
The median dollars per MLS square foot by year, our arithmetic from the same rows, was about $313 in 2021, $322 in 2022, $363 in 2023, $366 in 2024, $355 in 2025 and $296 in 2026 to date. The 2026 figure reflects a mix of four sales that included the larger homes, so we compare by size band and not by year alone.
Seven sales from November 2021 to April 2022 closed above their final list, and the median 2022 sale took 4 days. By 2025 the median sale took 45 days at 94.4% of list. The median price held; what changed is that the ask went from a floor to an opening.
| Year | Qualified county sales | Median price |
|---|---|---|
| 2026 (to July 29) | 4 | $738,750 |
| 2025 | 11 | $780,000 |
| 2024 | 6 | $763,000 |
| 2023 | 5 | $762,500 |
| 2022 | 11 | $715,000 |
| 2021 | 8 | $665,000 |
| 2020 | 5 | $450,000 |
| 2019 | 7 | $485,000 |
| 2018 | 6 | $470,000 |
| 2017 | 2 | $401,500 |
| 2016 | 4 | $537,500 |
| 2015 | 12 | $519,500 |
| 2014 | 9 | $435,000 |
| 2013 | 9 | $445,000 |
| 2012 | 7 | $425,500 |
| 2011 | 4 | $362,500 |
| 2010 | 3 | $360,000 |
| 2009 | 7 | $360,000 |
Since September 29, 2025 the county file shows 6 qualified sales at a median of $741,250 (n = 6, even, the mean of $725,000 and $757,500). County figures are recorded deed prices flagged as qualified arm's-length sales, and they never mix with MLS square-foot figures.
The 2026 median of $738,750 rests on four sales, and the 2025 median of $780,000 rests on eleven. A median of four cannot tell a drop in value from a change in the mix of homes sold, so we compare by size band.
If you bought in 2020 or earlier, the county's median then was $450,000 or lower, so your price may be far below today's market. If you bought in 2022 at about $715,000, the county's median that year, your home is within about six percent of today's 24-month median. A recorded price is history, and the current closings set the ask.
The sold-to-list pattern prices a Cypress Cove home by showing how far an ask usually falls: every one of the 14 closings in 24 months sold below the final list price, at a 94.7% median and a median $39,375 under the ask. A home asked at $800,000 has tended to sell near $758,000.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Over 60 months, seven closings sold above their final list, three at it and 26 below. All seven above-list sales fell between November 2021 and April 2022, and none of the 14 sales in the last 24 months closed above list. The 24-month range ran from 86.2% to 98.5%, and the gap from list to sold ranged from $12,250 to $124,000.
Three homes of 1,979 to 1,981 square feet closed at $735,000 in 3 days in April 2022, $725,000 in 104 days in October 2024 and $800,000 in 229 days in October 2025, at 100.7%, 98.5% and 94.1% of list. Similar homes, three prices, three timelines. The price follows the market of the day and the ask, and the timeline follows the price.
The five homes that sat more than 100 days in the last 24 months closed between 94.1% and 96.0% of list, and the seven that closed within 30 days between 86.2% and 98.5%. The waiting bought no premium. What it cost was months of carry, two associations' dues, insurance and taxes on an empty home.
Take a 1,989 square foot home. The seven closings at that size ran from $504,000 to $727,000, and the most recent, in June 2026, was $585,000 after 8 days at 94.5% of list. A fair reading today is not the median of the seven, but the two most recent with condition and roof adjusted, then tested against the two active listings, $679,000 for a 1,989 square foot home and $644,000 for a 1,939 square foot home, at 21 and 25 days on market.
Online estimates miss on Cypress Cove homes because 5 closings in 12 months is too few for an automated model, the two courts are different size groups, and the model cannot see roof age, lanai, pool or the paperwork that two associations add. A sale-by-sale comparison from someone who has walked the home is better.
An automated estimate is a statistical guess from recorded sales and listings, usually adjusted by area, not by court or plan. With 14 closings in 24 months, one sale can move an estimate by thousands of dollars, and it has no way to know why a home sold at $585,000 in June 2026 while a similar-size home sold at $727,000 in May 2024.
It cannot see the roof's age, the air conditioning, the pool equipment, the lanai enclosure or the finishes. It cannot see that Buttermere Court and Seadale Court are different size groups, or that the seller carries two associations' estoppels. It cannot see the compulsory club membership, or an owner's plan to close in April.
The Lee County Property Appraiser's assessed value serves taxation, follows its own timeline and exemptions, and is not a market price. We use the county roll for facts about a home, such as year built, bedrooms and heated area, and for recorded sales, and we do not present the assessment as a value.
Keep it as one data point. Then ask for the closings behind any number, by size, and compare them with the list above. If the estimate is above the 24-month median for your size band, ask what supports it, and if it is below, ask what the model missed.
Cypress Cove homes have valued higher than Savona's, $766,250 against $660,000 on 24-month medians (14 and 24 MLS closings), mostly because they are larger, at 2,427 median heated square feet against 2,076, while the price per MLS square foot is nearly the same, $349.42 and $357.17. Savona is newer and has one association.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Factor | Cypress Cove | Savona |
|---|---|---|
| Homes (2026 roll) | 115 | 169 |
| Regime | Two homeowners' associations | One neighborhood association |
| Built | 2001 to 2005, median 2003 | 2004 to 2007, median 2005 |
| Bedrooms (roll) | 2 on 22, 3 on 51, 4 on 42 | 2 on 13, 3 on 122, 4 on 32 |
| Heated area (roll) | 1,804 to 3,056, median 2,427 | 1,638 to 3,916, median 2,076 |
| MLS, 12 months | 5 closings, $725,000 median | 12 closings, $651,000 median |
| MLS, 24 months | 14, $766,250 | 24, $660,000 |
| MLS, 36 months | 19, $775,000 | 29, $699,900 |
| MLS, 60 months | 36, $753,750 | 49, $700,000 |
| Median $ per MLS sq ft, 24 months | $349.42 | $357.17 |
| Median days on market, 24 months | 26 | 56 |
| Median sold-to-list, 24 months | 94.7% | 96.8% |
| Active listings, Oct 21, 2026 | 2 (median ask $661,500), plus 1 under contract | 3 (median ask $750,000), plus 1 under contract |
| Months of supply at the 12-month pace | 3.4 | 1.1 |
| County qualified sales, since Sep 29, 2025 | 6, $741,250 median | 11, $650,000 median |
| County qualified sales, 2025 | 11, $780,000 median | 13, $660,000 median |
Sources: Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file. MLS and county figures are never mixed, and dollars per square foot is an MLS figure only.
The $106,250 gap between the two 24-month medians is a size gap. A buyer who wants the larger house pays for the extra 351 heated square feet, and a buyer who wants a newer home with one association pays Savona's price. The same dollars per foot say the two markets value space alike.
Cypress Cove for a larger house on a private court, accepting that the owner carries the roof and two associations' paperwork. Savona for a newer home with more three-bedroom choice and one association. Buyers compare both, and your valuation has to account for that comparison.
Savona's 24-month sold-to-list is 96.8% against Cypress Cove's 94.7%, and its 12-month turnover is about 7.1 percent against 4.3. Buyers who lose a Savona negotiation come to Cypress Cove, and the other way round, so we bring both sets of closings to your valuation and say where your home sits between them.
Cypress Cove values sit in the middle of the single-family tier of Grandezza: a $725,000 12-month median across 5 MLS closings, above Savona's $651,000 and below Villa Grande's $895,000 and Grande Estates' $1,300,000. The condominium villages, Sabal Palm, Avalon and Oakwood, price as a different product at $314,500 to $492,500.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Village | Units | Regime | Built | MLS closings, 12 months | 12-month median (n) |
|---|---|---|---|---|---|
| Sabal Palm | 224 | Condominium | 2001 to 2004 | 14 | $314,500 (n = 14) |
| Savona | 169 | Homeowners' association | 2004 to 2007 | 12 | $651,000 (n = 12) |
| Cypress Cove | 115 | Two homeowners' associations | 2001 to 2005 | 5 | $725,000 (n = 5) |
| Villa Grande | 79 (113 with Solemar and Santa Lucia) | Homeowners' association | 2001 to 2007 | 7 | $895,000 (n = 7) |
| Grande Estates | 91 | Homeowners' association | 2001 to 2013 | 5 | $1,300,000 (n = 5) |
| Saraceno | 69 | Homeowners' association | 2001 to 2005 | 4 | $619,500 (n = 4, small sample) |
| Avalon | 80 | Condominium | 2002 to 2005 | 4 | $439,750 (n = 4, small sample) |
| Oakwood | 116 | Condominium | 2001 to 2004 | 4 | $492,500 (n = 4, small sample) |
The 12-month closings sum to 55 across the eight villages, which matches the community-wide figure. Solemar and Santa Lucia, the community's other two villages, carry none of the 55 closings in the roster.
A buyer who wants a detached home in Grandezza compares Cypress Cove with Savona, Villa Grande and Grande Estates, each with its own association. Those medians frame the range your value has to fit into.
The ladder across Grandezza runs from $314,500 at Sabal Palm to $1,300,000 at Grande Estates. Cypress Cove is the third rung up among the single-family villages, and its 3,033 square foot home that closed at $1,200,000 in October 2025 shows how far a large home can reach. Small samples at Saraceno, Avalon and Oakwood (4 sales each) mean we do not lean on them.
On October 21, 2026 the live Cypress Cove competition was two homes: a three-bedroom, two-bath, 1,989 square foot home asking $679,000 after 21 days, and a three-bedroom, two-bath, 1,939 square foot home asking $644,000 after 25 days. A third, the 3,033 square foot home at $1,249,900, had gone under contract. Two listings are a thin signal, and we read them as asks, not values.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)
The pending home asked $1,249,900, the same figure at which a 3,033 square foot home was listed before it sold for $1,200,000 in October 2025; the MLS record does not say whether it is the same house, and we make no claim that it is. The two actives ask $679,000 and $644,000 against a $695,000 median for their size band, so both are priced below its closings.
Given a 94.7% median sold-to-list, an ask of $679,000 points to a sale near $643,000, and an ask of $644,000 to one near $610,000, if those two follow the pattern. That is our arithmetic on the record, not a prediction, and a home's own condition can move it either way.
Your real competition is the home a buyer tours the same weekend, in your size band, not the one at the other end of the community. Our valuation names the two or three that matter and updates them at listing.
The best time to have a Cypress Cove home valued is four to six months before you would list, so there is time to fix what the valuation finds, and again at listing, because two active listings and 5 sales in 12 months can change the picture in weeks. April has been the busiest closing month, with 10 of 36 closings.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Over 60 months the closings by month were January 2, February 2, April 10, May 2, June 4, July 1, August 2, September 2, October 4, November 1 and December 6, with none in March. That is a pattern in 36 sales, not a rule.
The last 12 months split in two: three fall closings that took 103, 229 and 234 days, and four 2026 closings that took 14 days or fewer. A valuation in the summer is the right time to decide on a fall or spring launch, and to book the roof and air-conditioning inspections a buyer will ask for.
Update it when you list, when a comparable closes, and when the two listings change. With a market this thin, one closing can move a median, so we re-run the comparable set for every owner who asks.
A Cypress Cove buyer subtracts what the home will cost to carry from what they will offer: a neighborhood assessment, a master assessment, the club's compulsory Social membership, Lee County property tax and insurance on a home whose roof is the owner's. None of the association or club amounts is published, so buyers discount for the unknown.
| Layer | Who bills it | Dollar figure |
|---|---|---|
| Neighborhood assessment | Cypress Cove A or Cypress Cove B | Not published |
| Master assessment | Grandezza Master Property Owners Association | Not published |
| Club Social membership | The Club at Grandezza | Not published |
| One-time charges on a resale | Neighborhood and master associations | Not published |
| Property tax | Lee County, no district line for Grandezza | Depends on assessed value |
| Insurance | The buyer's insurer | No public premium for this neighborhood |
At the $766,250 24-month median, every $1,000 a year of assessments equals about 0.13 percent of the price. The neighborhood assessment pays for lawn, landscape and irrigation under Section 7.5.2 of the A declaration, and the buyer pays for everything else. A seller who puts the estoppel in the file removes a discount a buyer would otherwise take for the unknown.
Lee County property tax is billed on assessed value, and a first bill can differ from yours after a sale resets the assessment. We do not quote a tax bill. The Section 689.261 summary in the contract tells the buyer not to rely on the seller's taxes, and the Lee County Property Appraiser and Tax Collector show the current bill for any parcel.
Zone X at two test points, on panel 12071C0584F, means a lender does not require flood insurance on the map alone, and a buyer still asks for a quote. Roof age drives the wind quote, and a wind mitigation report on the state's uniform form can earn credits, so the report can raise a buyer's offer.
Florida rules shape a Cypress Cove sale price in five ways: the seller pays deed stamps and, in Lee County, customarily the owner's title policy; the Section 720.401 summary is delivered before signing; the Section 720.30851 estoppel is capped; the property tax and flood disclosures apply; and buyer representation follows the NAR settlement.
Documentary stamps are $0.70 per $100, or $5,302.50 at $757,500, and the promulgated owner's policy is about $3,862.50 there. In Lee County the seller customarily selects the closing agent and pays for the policy. Nothing in the statutes decides it, and the contract controls.
Section 720.401 requires the disclosure summary before the buyer signs, and on a resale the seller supplies it; if it was not delivered, the buyer may cancel within 3 days of receiving it or before closing, whichever comes first. Section 720.401(2) does not apply to condominiums under Chapter 718. The A declaration states Cypress Cove A is not a condominium association, so the fork does not apply; B's documents are unread, and information here is not legal advice.
Section 720.30851 requires the association to issue an estoppel within 10 business days of a written request. Florida caps the fee at $299 for a current account, $119 more for delivery within 3 business days and $179 more if the account is delinquent, the amounts published by the Florida Department of Business and Professional Regulation. The seller customarily pays in Lee County. Cypress Cove has two associations and a master, so plan for two requests.
Section 689.261 puts a property tax disclosure summary in a residential contract, and Section 689.302 requires the seller's flood disclosure at or before contract. Both are forms, and both are part of the price conversation because they tell a buyer what to ask.
Since August 17, 2024 an offer of compensation to a buyer's agent cannot be advertised on the MLS, a buyer's agent needs a written agreement with the buyer before touring a home, and commissions are negotiable. That changes the seller's net, not the market value of the home, and we show both in the net sheet below.
Before you list a Cypress Cove home, four things move the number more than any listing photo: repairing what an inspector will flag, refreshing what a buyer sees first, gathering the documents from both associations, and knowing the rules a buyer will read. A tidy file removes discounts a buyer would otherwise take.
The roof and tile fasteners, the lanai enclosure and screens, the pool equipment, the air conditioning and water heater, the irrigation controller and the driveway pavers. A credit costs more than a repair, and the owner carries all of them in this neighborhood.
Paint within the association's palette, entry and lanai lighting, landscape beds within the association's service, and a clear garage. Guidelines call for pavers replaced in kind, so we do not swap materials that would need approval.
The declaration and amendments certified by the manager, the budget, the approval history for exterior work, the master's resale package, the club's Social membership terms, the roof's age and permit, and a wind mitigation report if you have one. A buyer who sees them on the first tour discounts less.
Leasing under A: the entire residence, at least 30 consecutive days, no more than three times a year. Pets under A: common household pets, leashed. Exterior work needs Architectural Control Committee approval. B's rules are unread, so ask its manager for certified copies.
At $757,500, the April 2026 sale price, a Cypress Cove seller nets about $725,830 before payoff and prorations without a buyer-agent offer, and about $706,892 with a 2.5% one, after commission, stamps, the owner's title policy, closing and search fees, and the estoppel. Total costs are 4.18% or 6.68% of the price, in our illustration.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Sale price | Documentary stamps | Owner's title policy | Estoppel cap | Total of the three |
|---|---|---|---|---|
| $585,000 | $4,095.00 | $3,000.00 | $299 | $7,394.00 |
| $720,000 | $5,040.00 | $3,675.00 | $299 | $9,014.00 |
| $757,500 | $5,302.50 | $3,862.50 | $299 | $9,464.00 |
| $835,000 | $5,845.00 | $4,250.00 | $299 | $10,394.00 |
| $1,200,000 | $8,400.00 | $5,575.00 | $299 | $14,274.00 |
The five prices are the lowest 12-month sale, the February 2026 sale, the 12-month median, the highest 2026 sale and the highest sale in the 24-month window.
| Line | Estimate | Basis |
|---|---|---|
| Sale price | $757,500 | The April 2026 sale price, between the 12-month and 24-month medians |
| Listing commission (example 2.75%) | $20,831.25 | Negotiated, not a rule |
| Buyer-agent compensation, if offered (example 2.5%) | $18,937.50 | Optional, off the MLS |
| Documentary stamps | $5,302.50 | 7,575 units at $0.70 |
| Owner's title policy | $3,862.50 | Promulgated schedule |
| Title search and closing fee (estimate) | $1,200 | Varies by title company |
| Municipal lien search (estimate) | $175 | Varies |
| Association estoppel (cap) | $299 | Section 720.30851 |
| Total without a buyer-agent offer | $31,670.25 | 4.18% of price |
| Net before payoff and prorations | $725,829.75 | |
| Total with a 2.5% buyer-agent offer | $50,607.75 | 6.68% of price |
| Net before payoff and prorations | $706,892.25 |
The net sheet leaves out any mortgage payoff, the property tax and dues prorations, and any concession. It is an illustration built from the cost figures above and from our shared cost-of-selling research, not a quote. The written valuation we prepare for you replaces the estimates with your actual numbers.
You can rent a Cypress Cove home under the A declaration's rules: the entire residence, at least 30 consecutive days, no more than three times in a calendar year, with a copy of the lease sent to the association. Whether renting beats selling depends on rent, carry and tax against a sale near your size band's median.
The A declaration bars time-share and fractional use and any lease shorter than 30 consecutive days, so nightly stays are out. Cypress Cove B's rules are unread, so check them, and ask the master and the club what a tenant must register and pay. Our Grandezza community guide records seasonal furnished rentals across the community from $5,500 to $10,995 a month at peak season, and we publish no Cypress Cove rent.
A valuation gives you the sale price and the net, the carry, and the cost of holding a home whose roof and air conditioning are yours to replace. Then you compare a sale near $757,500 with the rent you could realistically get under the rules and the tax consequences, which your tax advisor can confirm.
Cypress Cove owners get a free valuation by using the Home Valuation form at the top of this page or calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion of value built from the neighborhood's own closed sales in your size band, with your net sheet beside it. There is no cost and no obligation.
Data updated: October 2026
The recent closed sales that fit your home, with dates and days on market; a per-square-foot check on MLS living area; the live competition; your home's position among the 36 recorded sales; the questions your buyer will ask; and a recommended list price with a defensible range. Use the form at the top of this Cypress Cove valuation page, or read how a sale is run in the Cypress Cove seller guide.
In a neighborhood where a 1,989 square foot home sold for $708,000 in 4 days in April 2022 and for $690,000 after 153 days in December 2024, the ask decides the sale. We would rather you see the evidence and the number before you commit to anything.
Jesse McGreevy builds the comparable set and the numbers, and Marc Comisar walks the home. We are Top 1% Real Estate Agents Nationally Since 2008, and the valuation is prepared by the people who will negotiate your sale.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your address, your timeline and the one thing you are most worried about.
Cypress Cove sellers get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a 115-home neighborhood with about seven closings a year rewards a price set from every recorded sale, and a valuation that tells you the price before you decide to list.
Data updated: October 2026
If you are searching for a Cypress Cove listing agent, or thinking, "I need someone to sell my home in Cypress Cove," here is the short version of everything above. We place your home among the neighborhood's 36 recorded sales by size, date and condition. We build the documents file before the first showing. In the last 12 months we tracked every one of the 7 Cypress Cove closings in the MLS, and all 36 on record since November 2021. McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 billion in real estate, and few Cypress Cove homes come up for sale, so the next owner who sells should call us first.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set from the MLS record and current listings. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Buying instead? Call Marc at (239) 287-5873, read our Cypress Cove buyer guide, and see how we represent buyers in Southwest Florida.
Not necessarily higher, but faster. In the 60-month record April was the busiest closing month, with 10 of the 36 closings, and all four 2026 closings took 14 days or fewer. The price follows your size band and condition, and the spring helps the timeline.
No. Over 24 months the homes from 2,100 to 2,599 square feet closed at a $333.74 median per MLS square foot and the homes under 2,100 at $349.42. A larger home costs more in total, but not more per foot.
Read the closed sales in your size band and compare your list price with them. Six sales in 24 months sat 103 to 234 days and closed below their ask, and a reset toward the recent closings, plus a review of photos and condition, is usually the answer.
No. The valuation starts from the closings and your home. We recommend ordering the estoppel when you decide to list, because it takes up to 10 business days.
Yes. A valuation is a private written opinion, and nothing is posted or shared. If you later decide to sell, we can market quietly through our buyer database.
Ask each team for its comparable set for your size band, its plan for two associations' paperwork, and who will personally negotiate your offer. Then ask how it handles the difference between a Chapter 720 association and a condominium, because Grandezza includes both.
McGreevy and Comisar is a top-reviewed Cypress Cove realtor, and the quotes below are genuine five-star Google reviews from sellers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on our Google profile.
★★★★★ "I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced. If any one is thinking about selling, Domain Realty should be the only agency that you should use to represent you and your home. You will not be disappointed." Verified Google review
A valuation is only as good as the process that follows it, and a reviewer with thirteen transactions behind them is comparing us with everyone they have used.
★★★★★ "Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!" Verified Google review
★★★★★ "Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed." Verified Google review
A Cypress Cove specialist matters for a valuation because the number depends on things a generalist may not know: the neighborhood's own 36 closings, the two-court size split, the two associations under one master, and the owner-paid roof. Jesse and Marc read each of those before your valuation appointment.
Jesse has been in Southwest Florida real estate since October 2004, is a Sales Associate with Domain Realty (license SL3101296), and builds the numbers behind every valuation. Reach him at (239) 898-6072. His agent page is Jesse McGreevy.
Marc is a Broker Associate with Domain Realty (license BK3060671) and walks the home: roof, lanai, pool and systems. Reach him at (239) 287-5873. His agent page is Marc Comisar.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, the #1 Team in Southwest Florida since 2012, and lead Domain Realty Group, whose team has sold over $2.5 billion in real estate. Those are career figures across Lee and Collier counties, not a Cypress Cove count.
The neighborhood's own recorded sales (a generalist reaches for the whole Grandezza median), the two size groups that price separately, and the roof, which the owner replaces and a buyer prices.
Cypress Cove owners who are also buying can run both transactions with the same team: we time the sale and the purchase, coordinate two closings and keep the estoppels on their clocks. Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
The valuation tells you what you can put toward the next home, and the estoppel and resale package move the closing date. We schedule them first so the two closings can sit on the same week.
For a purchase outside the gates, our Estero buyer guide covers the village's neighborhoods and the closing costs of the buying side.
These are the questions owners ask most about the value of a home in Cypress Cove at Grandezza in Estero, answered from the records cited below. Each answer names Cypress Cove and points to the section with the detail. Where a record is not public, the answer says so.
Start from the 24-month median of $766,250 (n = 14), then move to your size band: $695,000 under 2,100 square feet and $805,750 from 2,100 to 2,599. Adjust for roof, systems and condition. For a number on your home, call Jesse direct at (239) 898-6072.
Not reliably. With 5 closings in the last 12 months, one sale moves an automated estimate, and it cannot see roof age, the size split between the two courts or the association paperwork. A sale-by-sale comparison is better.
Over 60 months, nine 3 bed, 2 bath homes closed at a $700,000 median, from $504,000 to $800,000. The 3 plus den labels ran higher, at about $798,750 for four 2-bath homes. Count rooms on a walkthrough, because the MLS and the roll label bedrooms differently.
Over 60 months, seven 4 bed, 3 bath homes closed at a $805,000 median, from $757,500 to $920,000. The 4 plus den homes ranged from $799,000 to $1,200,000 on single sales.
The 24-month median is $349.42 per MLS living square foot, and the 12-month median is $296.94. Individual 24-month sales ran from about $282 to about $404.
The 2021 to 2022 run-up, when 7 sales closed above list, gave way to a negotiated market: the median sold-to-list was 94.4% in 2025 and the median days on market rose from 4 in 2022 to 45 in 2025. The county's qualified median still rose from $715,000 in 2022 to $780,000 in 2025.
The 60-month median is $753,750 and the county's qualified median went from $450,000 in 2020 to $780,000 in 2025. Across the four MLS windows the median stayed between $725,000 and $775,000, and each year is a small sample.
Six to eight in your size band is workable, and Cypress Cove has 7 under 2,100 square feet and 7 from 2,100 to 2,599 over 24 months. For a large Buttermere home there are fewer, so we extend the set with county recorded sales and Grandezza cross-checks.
Homes in your size band, on your court, that closed recently, adjusted for time, condition and systems. We list them with dates and days on market, and show why each was chosen and adjusted.
The 60-second form starts it, and Jesse follows up the same day or the next with the comparable set. A walkthrough for roof and systems adds a visit. The written opinion is normally ready within a few days.
No. It is free, private and carries no obligation.
An appraiser values a home for a lender, using a set of comparable sales and adjustments, on a lender's timetable. A listing valuation adds the live competition, the asks against sales and the negotiation, because the question is what a buyer will pay.
No. The assessed value serves taxation and follows its own rules, exemptions and timeline. We use the roll for facts and for recorded sales, not as a value.
Your buyer's first bill can differ from yours after the assessment resets. We do not publish a figure, and the Section 689.261 summary in the contract says the buyer should not rely on the seller's taxes.
Neither association publishes a dollar figure, so buyers discount for what they cannot see. At $757,500 every $1,000 a year of assessments is about 0.13 percent of the price. The estoppel replaces the unknown with a number.
The A declaration's $400 and $250 charges applied to first buyers from the declarant. Whether either association charges a resale buyer today is unpublished, so the estoppel and the contract decide.
Golf is optional at The Club at Grandezza, and Social membership is compulsory for residents who do not hold a higher level. We do not price golf access from a neighborhood assumption, and the club does not publish its dues.
Some homes may have one, but our roll and MLS data do not tag views, so we do not claim a view by court. A verified view is photographed, described and tested against a sale that shares it.
The MLS does not tag renovation, so we cannot measure it as a category. Our reading is that condition explains part of the spread between similar homes that closed months apart, and we compare finishes on the day.
At two test points FEMA's map returned Zone X, outside the special flood hazard area, but an AE polygon is mapped within about half a mile. Zone X can support a value, and a buyer's insurer will still ask about your address.
Yes, more here than in a coach-home village, because the owner replaces both. A 2001 to 2005 home has 20 to 25 year old systems unless replaced, and each dated, permitted replacement removes a discount.
Yes if you might list this year: two actives, about 4.8 months of supply and all four 2026 closings in 14 days or fewer. A valuation four to six months ahead leaves time to fix what it finds.
Yes. Under the A declaration a lease is for the entire residence, at least 30 consecutive days, no more than three times a year. Compare a sale near your size band's median with the net rent, carry and tax.
At $757,500, stamps are $5,302.50 and a promulgated owner's policy is about $3,862.50, plus the estoppel cap of $299, closing and search fees, and commission. Our illustration puts total costs at 4.18% to 6.68% of the price.
The seller customarily selects the closing agent and pays for it in Lee County, and the buyer does in Collier County. Nothing in the statutes decides it, and the contract controls.
Yes. The recorded Cypress Cove A declaration states the association is not a condominium, so Section 720.401 applies, and on a resale the seller supplies the summary before the buyer signs.
It is the association's certificate of what is owed on the lot. The seller customarily orders and pays for it in Lee County, and Section 720.30851 requires it within 10 business days of a written request. Cypress Cove has two associations and a master, so expect two requests.
The Section 720.401 summary before contract, the Section 689.261 property tax summary, the Section 689.302 flood disclosure, and any known material defect that is not readily observable. Your attorney can advise on your disclosure.
It changed who pays the buyer's agent and how it is advertised, not the market value of the home. Since August 17, 2024 compensation offers cannot be advertised on the MLS, and buyers sign written agreements first.
It depends on your circumstances. The IRS allows a home-sale exclusion of up to $250,000, or $500,000 for joint filers, if you owned and used the home as your main home for at least two of the last five years. We are not tax advisors; ask yours.
Yes. Showings, contractor access and documents can be handled by us, and closing can be done by mail or remote notary. Call Jesse to plan it.
Your closing statement, roof and air-conditioning dates and permits, any exterior approvals, recent repairs, the association contact and your timeline. A survey and plat are useful too.
Use the Home Valuation form at the top of this page or call Jesse McGreevy direct at (239) 898-6072. It is free and private.
Cypress Cove owners and buyers work directly with Jesse McGreevy and Marc Comisar, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and checked every recent Cypress Cove sale and public record before writing this guide. Learn more about our team.
If you are thinking about the value of your home, the work begins with its size band and where it sits among the 36 recorded sales. It continues with the roof and systems, the estoppels and the architectural approvals. In the last 12 months we tracked all 5 closings, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. Read more about McGreevy and Comisar on our about page, and follow our latest listings on Instagram.
McGreevy and Comisar is a top-reviewed Cypress Cove realtor; read every verified review on our Google profile.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Contact us when you are ready:
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Valuing a Cypress Cove home? Call Jesse direct at (239) 898-6072 or request a free home valuation. Buying? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
Cypress Cove facts on this page rest on primary sources: the master association's and the club's public pages, the recorded Cypress Cove A documents, Florida state records, Lee County and Village of Estero records, FEMA and federal sources, and our own MLS pull. No brokerage or listing portal is cited. Sources were accessed on September 30, 2026 unless dated.
Cypress Cove owners can pull the documents behind this page directly from the authority that issues each one, so you always see the official, current version. The recorded set is available through the Lee County Clerk's official records, and the estoppel through each association's manager.
| Document | What it proves | Official authority |
|---|---|---|
| Cypress Cove A declaration (Instrument 5295142) | The recorded covenants: assessments, maintenance split, leasing, pets, garages and the statement that the association is not a condominium | Lee County Clerk, official records |
| Cypress Cove A Architectural Control Committee guidelines (Instrument 2015000109810) | What the association mows, waters and cleans, and what the owner replaces | Lee County Clerk, official records |
| Cypress Cove name and association records | That Cypress Cove A and Cypress Cove B are separate active associations | Florida Division of Corporations |
| Grandezza master documents and realtor document library | The master association's covenants, rules and resale package list | Grandezza Master Property Owners Association |
| Section 720.401, disclosure summary | The pre-contract disclosure a seller supplies on a resale, and the buyer's 3-day cancellation right | Florida Legislature |
| Section 720.30851, HOA estoppel certificates | What the estoppel must state, its 10-business-day deadline and fee caps | Florida Legislature |
| Section 720.3085, assessments, lien and joint liability | Why a buyer is liable with the prior owner for unpaid assessments | Florida Legislature |
| Section 720.305, fines and remedies | The statutory fine limits where the documents are silent | Florida Legislature |
| Section 689.261, property tax disclosure | The property tax summary in a residential contract | Florida Legislature |
| Section 689.302, flood disclosure | The seller's flood disclosure owed at or before contract | Florida Legislature |
| Documentary stamp tax overview | The $0.70 per $100 rate on deeds and the $0.35 per $100 rate on notes | Florida Department of Revenue |
| Florida Administrative Code Rule 69O-186.003 | The promulgated title insurance premium schedule | Florida Administrative Code |
| Uniform Mitigation Verification Inspection Form | The wind mitigation form that can earn insurance credits | Florida Office of Insurance Regulation (PDF) |
| FEMA flood hazard zones | The flood zone at an exact address | FEMA National Flood Hazard Layer |
| NAR settlement FAQs | That commission is negotiable and how buyer-broker compensation works after August 17, 2024 | National Association of Realtors |
| Selling your home, Publication 523 | How the IRS treats gain on the sale of a home | Internal Revenue Service |
| Hurricane Ian Tropical Cyclone Report | The storm's recorded surge and rainfall | National Hurricane Center (PDF) |
You reach the Cypress Cove valuation team by calling Jesse McGreevy direct at (239) 898-6072, calling Marc Comisar at (239) 287-5873, emailing [email protected], or using the Home Valuation form at the top of this page. The written valuation is free, and the first conversation carries no obligation.
If you are thinking, "I need someone to sell my home in Estero, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. The neighborhood picture stays on our Cypress Cove neighborhood guide, and buyers can start with how we represent buyers in Southwest Florida.
Market data from Southwest Florida MLS, pulled October 21, 2026. Brokered by Domain Realty.