Olde Cypress, North Naples Florida
A free, no-obligation valuation from McGreevy and Comisar. Across Olde Cypress's nine neighborhoods, recorded medians run from $640,000 in Santorini Villas to $2,387,500 in Da Vinci Estates, so a community average tells you very little. The only number that matters is yours.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
An Olde Cypress home is worth what its own neighborhood's recent sales support, adjusted for view, size, lot and condition. Over 36 months of Collier County recorded sales, neighborhood medians ran from $640,000 in Santorini Villas to $2,387,500 in Da Vinci Estates, and the twelve-month MLS median was $1,105,000 on 26 closings.
This page is the valuation companion to our Olde Cypress community guide and to our guide to selling a home in Olde Cypress. It shows how an Olde Cypress home is valued, what the recorded evidence says neighborhood by neighborhood, and why an automated estimate so often misses behind this gate. When you want the number for your own address, request a written valuation from McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, or call Jesse McGreevy direct at (239) 898-6072.
| Neighborhood | Homes | 36-month recorded median (sales) | Latest twelve-month MLS sales |
|---|---|---|---|
| Da Vinci Estates | 60 | $2,387,500 (12) | One, $2,990,000 |
| Olde Cypress Unit One | 61 | $1,847,500 (6) | Counted with Treeline Drive |
| Strada Bella | 18 | One sale, $1,775,000 | None |
| Santa Rosa | 27 | $1,512,500 (3) | Two, $1,512,500 and $1,600,000 |
| Lantana | 122 | $1,320,000 (17) | Eight, median $1,495,000 |
| Olde Cypress Unit Two | 69 | $1,305,000 (6) | Treeline Drive, two sales: $1,225,000 and $1,275,000 |
| Terramar | 55 | $1,137,000 (8) | Three, $1,075,000 to $1,750,000 |
| Lone Pine (Unit Three) | 55 | $972,500 (8) | Six, median $972,500 |
| Santorini Villas | 55 | $640,000 (11) | Four, median $638,900 |
| Egret Cove | 18 | No sale in 36 months | None |
| Biscayne Place | 8 | No sale in 36 months | None |
Recorded medians: Collier County Property Appraiser recorded qualified sales, data file dated August 29, 2026. MLS: Southwest Florida MLS Matrix, twelve months to September 26, 2026. Samples under ten are small, and single sales are listed rather than turned into a median.
The Olde Cypress median describes almost no actual house. Inside one gate, the lowest twelve-month sale was a $630,000 Santorini villa and the highest a $2,990,000 Da Vinci Estates home. A number that blends them describes neither, and the buyer who sees it on a portal will anchor on it anyway. The first job of a valuation here is to put your home in its own neighborhood.
We use the recorded deeds for your neighborhood, the MLS closings with their days on market and sold-to-list, the live competition, and the facts about your house that no feed carries: the view off the lanai, the roof date, the openings, the pool and the flood file. Every number states the record it came from.
McGreevy and Comisar value Olde Cypress homes from the public record, neighborhood by neighborhood, and put the evidence in front of you rather than a single number. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and they write every valuation themselves.
These are career figures across Lee and Collier County, not a claim about one community. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate. If you are comparing agents before you ask anyone for a number, our guide to the best real estate agents in Naples compares the teams on the public record.
This page carries no McGreevy and Comisar sales count for Olde Cypress and no story of an Olde Cypress sale we handled, because we will not print one we cannot document for you. Every sale described here is a public record sale from the MLS or the county, labelled as one.
Jesse McGreevy writes the analysis: the comparable set, the adjustments, the price per square foot work and the recommended range. Marc Comisar walks the house when you want an in-person opinion, because the view, the roof and the condition are what move an Olde Cypress price off its neighborhood median. Reach Jesse at (239) 898-6072 or Marc at (239) 287-5873.
The Olde Cypress community guide holds the whole record on the community. The Olde Cypress seller guide covers pricing, marketing, disclosure and closing costs. And if your next home is also here, how we help buyers purchase in Olde Cypress covers the other side of the table. This page is the number.
An Olde Cypress home is valued in nine steps: identify the neighborhood, match size and plan, price the view, account for the build era and condition, weigh the lot, read the flood file, price the club and carrying costs a buyer inherits, adjust for time using the neighborhood's own record, and test the result against today's listings.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 26, 2026; Collier County Property Appraiser recorded qualified sales, data file dated August 29, 2026, and 2026 preliminary roll)
Treeline Drive runs through Units One and Two and past Biscayne Place, and Olde Cypress Drive serves Unit One, Biscayne Place and Santa Rosa. The MLS groups those streets together, while the county records each plat separately. We place your home in its recorded plat and its neighborhood association first, because that decides which sales are true comparables and which association's estoppel your buyer will read.
Within a neighborhood, size moves price more than any other single fact. In Lantana last year, two homes near 1,800 square feet sold at $859,000 and $860,000 while homes near 2,900 to 3,150 square feet sold from $1,590,000 to $1,795,000. We compare your home with sales of similar living area and bedroom count, and adjust from there.
Nearly every home in Unit One, Terramar, Santa Rosa, Egret Cove and Biscayne Place backs onto the golf course parcel; Lantana is mostly lake-oriented; Lone Pine Lane splits between golf and preserve. The same floor plan on a fairway and on a side street are different homes to a buyer, and we price that difference from paired sales where the record allows.
About 155 of the 366 homes inside the Olde Cypress PUD appear in the 2000 or 2002 aerial footprint layers, so they likely predate the 2002 Florida Building Code, while Lantana was built from 2013 to 2016 and Da Vinci Estates mostly from 2004 to 2013. Roof age, impact openings, air conditioning and kitchens and baths are where condition shows up in price, and in the buyer's insurance quote.
County parcel polygons put the median Da Vinci Estates lot at about 18,263 square feet against about 6,639 in Santorini Villas. Within a neighborhood, a larger or pie-shaped lot with room for a pool extension, measured against the 20-foot lake maintenance easement and any conservation buffer, carries a premium a buyer will pay for.
On FEMA's effective 2012 maps, 141 of the 366 PUD homes have footprints wholly in Zone AH and 133 partly, while the March 2025 preliminary map shows all 366 in Zone X. Lantana was removed by a 2013 letter the map graphic ignores. A home with an elevation certificate and a letter of map change on file is easier to finance and insure, and that is value.
Your buyer inherits a mandatory club social membership, a quarterly neighborhood invoice and a tax bill that resets after the sale. None of the association or club dollar amounts is published, so a buyer discounts uncertainty. Having the club's written figures and the estoppel amount in hand removes that discount.
The county's calendar-year median rose from $725,000 in 2020 to $1,550,000 in 2023 and has eased since. A 2023 sale is not a 2026 comparable without an adjustment, and we measure that adjustment from the neighborhood's own sales, not from a countywide index.
On September 26, 2026 five homes were active and one pending, and three of the five had waited 93 days or more. A value opinion that ignores what a buyer can tour the same afternoon is a hope, not a price. We read every competing listing's price history before we give you a range.
Olde Cypress homes are worth from about $600,000 for a Santorini villa to about $3 million for a Da Vinci Estates estate, based on the recorded and MLS sales. Da Vinci Estates, Wild Orchid Court and the Unit One golf lots sit at the top; Lantana, Santa Rosa and Terramar in the middle; Lone Pine Lane and Santorini Villas at the entry.
Data updated: September 2026 (Southwest Florida MLS Matrix, 48 months to September 26, 2026; Collier County Property Appraiser recorded qualified sales, data file dated August 29, 2026)
| Neighborhood | 48-month MLS closings | 48-month MLS median | Median $ per sq ft, MLS living area | Median sold-to-list | Sale range |
|---|---|---|---|---|---|
| Da Vinci Estates | 17 | $2,150,000 | $568.97 | 96.33 percent | $1,330,000 to $2,990,000 |
| Wild Orchid Court (Unit Two) | 6 | $1,929,111 | $584.01 | 96.22 percent | $1,775,000 to $2,800,000 |
| Strada Bella | 1 | One sale, $1,775,000 | $489.39 | 100 percent | One sale |
| Treeline and Olde Cypress Drive (Units One and Two, Biscayne Place) | 16 | $1,695,000 | $502.78 | 93.00 percent | $1,225,000 to $2,350,000 |
| Santa Rosa | 4 | $1,556,250 | $501.70 | 94.81 percent | $1,229,000 to $1,825,000 |
| Terramar | 11 | $1,400,000 | $446.14 | 93.65 percent | $850,000 to $1,900,000 |
| Lantana | 28 | $1,335,000 | $531.60 | 97.57 percent | $859,000 to $1,795,000 |
| Egret Cove | 2 | Two sales, $1,025,000 and $1,200,000 | $375.08 | 98.00 percent | Two sales |
| Lone Pine (Unit Three) | 9 | $1,000,000 | $436.49 | 94.10 percent | $775,000 to $1,110,000 |
| Santorini Villas | 13 | $645,000 | $335.69 | 98.36 percent | $600,000 to $800,000 |
Every figure is from the Southwest Florida MLS, assigned to a neighborhood by street. Even-count medians are the mean of the middle pair.
Olde Cypress neighborhood medians over four years run from $645,000 in Santorini Villas to $2,150,000 in Da Vinci Estates, so your number starts with your street. Enter your address in the valuation form at the top of this page, request a free Olde Cypress home valuation or the McGreevy and Comisar home valuation, or call Jesse McGreevy at (239) 898-6072. Buying in Olde Cypress instead? See how we represent buyers in Naples or call Marc Comisar at (239) 287-5873.
Sixty estate homes on Mona Lisa Boulevard, Leonardo Avenue, Florentine Court and Renaissance Court, with a 36-month recorded median of $2,387,500 on 12 sales and a 48-month MLS median of $2,150,000 on 17. The highest recorded sale is $2,990,000, in January 2026. The one current listing, at $3,390,000 and 5,538 square feet, has waited 162 days, which tells a Da Vinci owner where the ceiling sits today.
One hundred twenty-two homes built from 2013 to 2016, with a 36-month recorded median of $1,320,000 on 17 sales and a 48-month MLS median of $1,335,000 on 28. Lantana sold eight homes last year at a median $1,495,000, a median 9 days and 98.68 percent of list. Its value rests on size and lake view, and its flood story rests on the 2013 FEMA letter.
The original plats: 61 homes in Unit One and 69 in Unit Two. Unit One recorded a $1,847,500 median on six sales over 36 months and Unit Two $1,305,000 on six. Wild Orchid Court in Unit Two carries the highest 48-month MLS median of any street, $1,929,111 on six sales. These are golf-course streets, and the view adjustment is the whole valuation.
Terramar's 55 homes recorded a $1,137,000 median on eight sales over 36 months, with sales from $850,000 to $1,900,000 over four years: the widest spread in the community, set by lot and view. Santa Rosa's 27 homes on Monteverde Way recorded $1,512,500 on three sales. Two Terramar homes are listed now at $1,825,000 and $1,669,900.
Lone Pine Lane's 55 homes in Unit Three recorded a $972,500 median on eight sales over 36 months, and six sold last year from $775,000 to $1,110,000. Santorini Villas, the 55 paired villas that are the community's only attached product, recorded $640,000 on 11 sales, and villa buyers closed at a median 98.36 percent of list over four years.
Egret Cove's 18 homes on Olde Cove Way and Biscayne Place's eight estate homes recorded no qualified sale in 36 months; Strada Bella's 18 recorded one, at $1,775,000. In these neighborhoods the next sale sets the comparable for everyone after it, so a valuation borrows from the nearest neighborhoods and the county's just values, and says so. Few homes here ever come up for sale, so the owner who sells next should call us first.
Price per square foot tells you how Olde Cypress neighborhoods rank, not what your home is worth. Over 48 months, MLS medians ran from about $336 per square foot of living area in Santorini Villas to about $584 on Wild Orchid Court, and the twelve-month community median was $472.75, down from $499.30 the year before.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 26, 2026)
The MLS divides a sale price by the living area a listing agent enters; the county divides by its own base area. The two can differ by hundreds of square feet on the same house. Your valuation states which system every number came from, and never compares one against the other's denominator.
Santorini Villas about $336, Egret Cove about $375 on two sales, Lone Pine Lane about $436, Terramar about $446, Strada Bella about $489 on one sale, Santa Rosa about $502, the Treeline and Olde Cypress Drive streets about $503, Lantana about $532, Da Vinci Estates about $569 and Wild Orchid Court about $584, all as 48-month MLS medians. Newer construction and golf or lake frontage push a home up the ladder.
The biggest Da Vinci Estates homes do not carry the highest per-foot prices; the 3,833 square foot home that sold for $2,990,000 did, at about $780. Price per square foot falls as size rises within a neighborhood, so dividing a large home's size into a small home's per-foot price overstates its value.
Use it inside your own neighborhood, against homes within a few hundred square feet of yours, sold in the last year or two. Outside that band, it misleads. Our valuation uses it as a check on the comparable sales, never as the answer.
Olde Cypress homes sold for $630,000 to $2,990,000 in the twelve months to September 26, 2026, across 26 MLS closings at a $1,105,000 median. The county recorded 24 qualified sales at a $1,142,500 median in the twelve months to its August 29, 2026 file. The comparables that matter are the few in your own neighborhood.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 26, 2026; Collier County Property Appraiser recorded qualified sales, data file dated August 29, 2026)
In the last 12 months we tracked 26 Olde Cypress closings in the Southwest Florida MLS Matrix, pulled September 26, 2026, and read each one beside the county's deed record. This is a public record sale from the Southwest Florida MLS, not a McGreevy and Comisar transaction. On August 21, 2026 a 2,327 square foot Lantana home listed at $1,340,000 closed at $1,350,000 after 12 days, 100.75 percent of list and about $580 per square foot. It was the only sale of the year above list. For a valuation, it says two things: the Lantana market was absorbing well-presented homes at list in late summer, and a home that is priced to the recent evidence and shows well can draw a buyer to pay a little more.
| Closed | Living area, sq ft | Final list | Sold | Days on market |
|---|---|---|---|---|
| August 21, 2026 | 2,327 | $1,340,000 | $1,350,000 | 12 |
| July 31, 2026 | 1,809 | $869,000 | $860,000 | 24 |
| May 15, 2026 | 2,875 | $1,795,000 | $1,795,000 | 5 |
| April 6, 2026 | 3,016 | $1,625,000 | $1,590,000 | 6 |
| March 30, 2026 | 1,801 | $873,000 | $859,000 | 80 |
| March 16, 2026 | 2,876 | $1,775,000 | $1,725,000 | 20 |
| January 30, 2026 | 3,153 | $1,735,000 | $1,735,000 | 0 |
| January 8, 2026 | 2,587 | $1,499,000 | $1,400,000 | 5 |
| Closed | Living area, sq ft | Final list | Sold | Days on market |
|---|---|---|---|---|
| May 29, 2026 | 2,097 | $850,000 | $850,000 | entered after closing |
| May 14, 2026 | 2,340 | $1,169,000 | $1,100,000 | 13 |
| March 31, 2026 | 2,217 | $1,045,000 | $1,005,000 | 49 |
| February 25, 2026 | 2,543 | $1,199,000 | $1,110,000 | 76 |
| February 5, 2026 | 2,320 | $990,000 | $940,000 | 42 |
| December 15, 2025 | 2,407 | $829,900 | $775,000 | 293 |
| Closed | Living area, sq ft | Final list | Sold | Days on market |
|---|---|---|---|---|
| May 20, 2026 | 1,889 | $649,900 | $643,000 | 122 |
| January 23, 2026 | 1,895 | $655,000 | $634,800 | 87 |
| November 19, 2025 | 1,800 | $830,000 | $800,000 | 63 |
| October 8, 2025 | 2,016 | $639,900 | $630,000 | 49 |
| Closed | Neighborhood | Living area, sq ft | Final list | Sold | Days on market |
|---|---|---|---|---|---|
| January 30, 2026 | Da Vinci Estates | 3,833 | $2,990,000 | $2,990,000 | entered after closing |
| March 12, 2026 | Terramar | 2,858 | $1,900,000 | $1,750,000 | 96 |
| December 4, 2025 | Santa Rosa | 2,898 | $1,625,000 | $1,600,000 | 34 |
| December 2, 2025 | Santa Rosa | 2,551 | $1,575,000 | $1,512,500 | 7 |
| April 30, 2026 | Treeline Drive | 2,904 | $1,300,000 | $1,275,000 | 6 |
| November 19, 2025 | Treeline Drive | 3,350 | $1,499,000 | $1,225,000 | 124 |
| February 24, 2026 | Terramar | 2,007 | $1,099,000 | $1,099,000 | 3 |
| December 3, 2025 | Terramar | 2,816 | $1,195,000 | $1,075,000 | 7 |
The county recorded 24 qualified Olde Cypress sales from September 16, 2025 to May 22, 2026: six in Lantana, six on Lone Pine Lane, four in Terramar, three in Santorini Villas, two each in Santa Rosa and Unit Two, and one in Da Vinci Estates. Lantana alone ran from $841,000 to $1,795,000, a reminder that lot, view and condition move price as much as the neighborhood name.
Olde Cypress homes took a median 29 days to sell and closed at a median 97.52 percent of list in the twelve months to September 26, 2026, faster and closer to asking than the year before. The range is the lesson: the same year produced a 0-day sale at full price and an 81.72 percent sale after 124 days.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 26 and 27, 2026)
A 97.52 percent median means the typical buyer here negotiated about $27,000 off a $1,105,000 list. Six of 26 closings reached or beat list, and every one of those six went under contract in 12 days or less or was entered after closing. The homes that gave up the most were the homes that waited.
| Community, same MLS | Active | Closed in twelve months | Months of supply | Median sold-to-list |
|---|---|---|---|---|
| Olde Cypress | 5 | 26 | 2.3 | 97.52 percent |
| Longshore Lake | 9 | 41 | 2.6 | 95.93 percent |
| The Vineyards | 44 | 153 | 3.5 | 94.74 percent |
| Sterling Oaks | 12 | 26 | 5.5 | 97.18 percent |
| Tiburon | 21 | 32 | 7.9 | 93.84 percent |
Source: Southwest Florida MLS Matrix, closed September 27, 2025 to September 26, 2026 and active on the pull date. Olde Cypress has the tightest supply of the five and the highest median sold-to-list, which is the value case for pricing at the evidence rather than below it.
The four deepest discounts of the year, 81.72, 89.96, 92.11 and 92.58 percent, came on a Treeline Drive home after 124 days, a Terramar home after 7, a Terramar home after 96 and a Lone Pine home after 76. In every case the final list sat above the neighborhood's recent evidence. A value opinion that starts there saves the price cut later.
List at the evidence for your neighborhood, view and size, not above it to leave room. In a 2.3-month market with a 97.52 percent median, the room is not there, and the first three weeks of showings are when the best buyers see your home.
Olde Cypress values more than doubled from 2016 to 2023 on the county's recorded sales, from a $670,000 median to $1,550,000, and have eased since, to $1,110,000 on the 17 sales recorded in 2026 through May 22. The easing is part price and part mix, because the lower-priced neighborhoods sold more often.
Data updated: September 2026 (Collier County Property Appraiser recorded qualified sales, data file dated August 29, 2026; Southwest Florida MLS Matrix, pulled September 26, 2026)
| Calendar year | County recorded sales | County median | MLS closings | MLS median |
|---|---|---|---|---|
| 2016 | 37 | $670,000 | ||
| 2018 | 42 | $724,500 | ||
| 2020 | 47 | $725,000 | ||
| 2021 | 46 | $990,000 | ||
| 2022 | 34 | $1,347,500 | ||
| 2023 | 29 | $1,550,000 | 36 | $1,490,000 |
| 2024 | 18 | $1,322,500 | 18 | $1,381,500 |
| 2025 | 30 | $1,367,500 | 32 | $1,342,500 |
| 2026, partial | 17 through May 22 | $1,110,000 | 19 through September 26 | $1,110,000 |
The two records cover different sales and windows, and we never blend them. Both point the same way: a 2023 peak, a softer 2024 and 2025, and a lower 2026 so far.
The 2026 figures lean on Lone Pine Lane and Santorini Villas, the two lowest-priced neighborhoods, and carry one Da Vinci Estates sale. The median price per square foot, which adjusts for size, fell about 5 percent year over year, far less than the median price. So a 2023 comparable needs an adjustment measured from your own neighborhood's sales, not a blanket discount of a fifth.
An owner who bought before 2021 holds a large gain on the recorded record. An owner who bought near the 2023 peak should price from the latest neighborhood sales, not from the purchase price, because the buyer's appraiser will. Either way, the valuation begins with the neighborhood and the last twelve months.
Your buyer will very likely compare Olde Cypress with The Vineyards, the other privately owned, non-equity golf community in ZIP 34119. Olde Cypress sold at a $1,105,000 median in 29 days and 97.52 percent of list; The Vineyards, which mixes condominiums, villas and houses, at $700,000 in 75 days and 94.74 percent.
Data updated: September 2026 (Southwest Florida MLS Matrix, closed September 27, 2025 to September 26, 2026; club facts from our Olde Cypress and Vineyards guides)
| Factor | Olde Cypress | The Vineyards |
|---|---|---|
| Homes and product | 548 single-family, including 55 paired villas | About 2,797 units of every type |
| Median sale, twelve months | $1,105,000 (26) | $700,000 (153) |
| Median $ per sq ft, MLS living area | $472.75 | $307.62 |
| Median days on market | 29 | 75 |
| Median sold-to-list | 97.52 percent | 94.74 percent |
| Club membership | Social mandatory by covenant, golf optional | Optional |
| Published club pricing | None | A published 2026 schedule |
| Golf | 18 holes, P.B. Dye | 36 holes |
| CDD | None | None |
The buyer who chooses Olde Cypress wants a detached home, a built-in social club and one quiet gate, and pays about $165 more per square foot of living area for it than the Vineyards median, though The Vineyards' condominium mix explains part of that gap. That premium holds only when your listing answers the club-cost question The Vineyards answers with a published schedule.
Online estimates miss on Olde Cypress homes because a model blends nine neighborhoods with prices from $630,000 to $2,990,000, cannot see a fairway, lake or preserve view, cannot read a FEMA letter, and has only about two dozen sales a year to learn from. Three neighborhoods recorded no sale in the last year.
A model that sees "Olde Cypress" as a single community mixes Santorini villas with Da Vinci estates. Even one that separates them by subdivision name meets the MLS habit of filing Units One, Two and Biscayne Place under the same streets. Your home's neighborhood is the first adjustment, and the one a feed most often gets wrong.
A home backing onto the golf course and the same plan on an interior lot can differ by six figures, and no public feed records which one you own. The recorded plat and an aerial answer it in seconds; a model never asks.
A model that reads the effective 2012 flood map sees much of the PUD in Zone AH; one that reads the preliminary 2025 map sees none; neither reads the 2013 Lantana letter or the 42 letters of map change on these streets. A buyer's insurer does read them, and so does the price.
Egret Cove and Biscayne Place recorded no qualified sale in 36 months, and Strada Bella one. A model with no local comparables reaches across the gate, or across Immokalee Road, for them. That is how a Biscayne Place estate ends up priced off a Lone Pine sale.
Treat it as a starting question, not an answer. Ask which sales it used, whether they were in your neighborhood, and whether they shared your view and size. When the answer is no, the estimate is not about your home. A written valuation from recorded sales is.
An Olde Cypress buyer prices in the quarterly neighborhood invoice with the master share, mandatory club social dues, any golf they add, a property tax bill that resets after purchase, flood insurance if the lender requires it, and a homeowners premium set by your roof and openings. No association or club amount is published, so uncertainty costs you.
Social membership is mandatory under Section 14.02 of the 2019 Amended and Restated Declaration, with dues set by the club. The club publishes no dues or initiation, and third-party figures conflict from roughly $45,000 to $175,000 for golf initiation. A buyer who cannot price the club discounts the house, so we get the membership office's written figures first.
Each neighborhood association bills quarterly, including the master share, per the master association's About page, and publishes the amount only on the resident portal. The estoppel certificate under Florida Statutes 720.30851 states it, along with any working capital contribution due at transfer under Section 8.13.
On the 2026 preliminary roll, the median homesteaded home inside the PUD pays $6,361 and the median non-homesteaded home $9,176, at the 2025 rate of 9.5058 mills. A buyer does not keep your Save Our Homes cap, so the buyer's first full bill is usually higher than yours, and a careful buyer adjusts the offer for it.
There is no Community Development District on Olde Cypress tax bills, and the club states it has no member assessments and no food and beverage minimum, per its About Us page. Those are three costs a buyer will not have to price, and your listing should say so with the sources.
An Olde Cypress seller owes the buyer the Florida Statutes 720.401 homeowners association disclosure summary before the contract is signed, because the master association and all nine neighborhood associations are Chapter 720 associations. The seller also owes the flood disclosure, the property tax disclosure summary and known material facts.
Florida Statutes 720.401 requires that a prospective parcel owner "be presented a disclosure summary before executing the contract for sale," supplied on a resale by the parcel owner. The contract must carry the statutory voidability language, and if the summary is missing the buyer may cancel "within 3 days after receipt of the disclosure summary or prior to closing, whichever occurs first." That right cannot be waived.
The seller owes the disclosure summary before contract. The master association's working capital contribution under Section 8.13 is collected at the transfer of title, in a Board-set amount the estoppel states. We did not find the Olde Cypress declaration restating the 720.401 duty, so we do not claim it does. This is information, not legal advice.
Fairway Preserve at Olde Cypress, the 264-unit condominium with its own gate off Immokalee Road, is a Chapter 718 condominium outside the master association, where the 720.401 summary does not apply and the condominium resale package does. This valuation page serves the 548 homes behind the Treeline Drive gate.
The flood disclosure under Florida Statutes 689.302 and the property tax disclosure summary under Florida Statutes 689.261 go with every residential sale. Pair them with your elevation certificate and any FEMA letter, and the buyer's lender has what it needs on day one.
Four things move an Olde Cypress value before listing: the roof and openings documented for insurance, the flood file assembled, the club and fee figures in writing, and the timing against the January to May season. Each one either removes a buyer's discount or widens the buyer pool.
About 155 PUD homes likely predate the 2002 Florida Building Code, and a buyer's insurer will ask for a four-point inspection and price the roof and openings from a wind mitigation form. At a 160 mph design wind speed, impact openings are the direction of the code. Documented upgrades are value; undocumented ones are a question.
An elevation certificate, any letter of map change for your address and a current flood quote answer the lender before the question stalls a contract. Collier County holds 65 elevation certificates for these streets, and yours may already be one of them.
A letter from the club's membership office with the current social dues and golf figures, the neighborhood association's budget and the estoppel amount turn three unknowns into three numbers. A buyer who can price the carrying cost does not need to discount for it.
Sixty-three of 107 MLS closings over four years landed from January through May. A home that goes live in November or December meets the season's buyers as they arrive; a home listed in April is racing the end of it.
A free in-person Olde Cypress valuation starts with the address form at the top of this page or a call to Jesse McGreevy at (239) 898-6072. Marc Comisar walks the house, Jesse writes the analysis as one half of the team named Top 1% Real Estate Agents Nationally Since 2008, and you receive a written range built from your neighborhood's recorded and MLS sales, with no obligation to list.
Your neighborhood's county and MLS sales with dates and sources, a price per square foot check that never mixes county and MLS square feet, the live competition with price histories, your buyer's club, fee and tax picture, your flood file, and a recommended list price with a defensible range.
Use the valuation form on this page or our Olde Cypress home valuation request, or call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873. The office of McGreevy and Comisar is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. For how the valuation turns into a listing, read our guide to selling a home in Olde Cypress.
Every golf community values differently. Our Naples Lakes Country Club home valuation walks through a bundled-membership club where every home carries full golf, and our Audubon Country Club home valuation covers a mandatory club billed separately from the association. Olde Cypress makes only the social membership mandatory.
McGreevy and Comisar are a top-reviewed listing team on Google, and the quotes below are genuine five-star client reviews that any Olde Cypress owner can check on that profile, reproduced in each reviewer's own words. We publish no aggregate score and no star-rating widget. Read them all on the McGreevy and Comisar Google reviews profile.
★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review
★★★★★ "Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive." Verified Google review
★★★★★ "Marc made an extremely stressful time of selling my parents' house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation." Verified Google review
★★★★★ "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." Verified Google review
Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, are the local real estate experts behind every McGreevy and Comisar valuation in Olde Cypress, licensed Florida REALTORS with Domain Realty who have run the team together since 2008, with Jesse on the analysis and Marc on the house.
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 runs pricing, data, marketing and the association paperwork. Reach him at (239) 898-6072 and 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. He walks the house for in-person valuations and runs the field side of every listing. Reach him at (239) 287-5873 and on the Marc Comisar agent page.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Read about the partnership on our about McGreevy and Comisar page.
These are the questions Olde Cypress owners ask when they want to know what their home is worth, answered from the public record for a Collier County owner, each in one paragraph. They cover value, comparables, the club, fees, taxes and flood. Nothing here is an appraisal, or legal or tax advice.
It depends first on your neighborhood, where 36-month recorded medians run from $640,000 in Santorini Villas to $2,387,500 in Da Vinci Estates, then on view, size, lot and condition. Request a written valuation or call Jesse McGreevy at (239) 898-6072.
From your own neighborhood's recorded and MLS sales, adjusted for view, size, lot, roof, openings and condition, and tested against the live listings. An in-person walkthrough closes the gap a desk estimate cannot.
Because models blend nine neighborhoods, cannot see golf, lake or preserve views, cannot read FEMA letters and have about two dozen sales a year to learn from. In three neighborhoods, there were no sales at all last year.
Twenty-six MLS closings from $630,000 to $2,990,000 at a $1,105,000 median to September 26, 2026, and 24 county-recorded qualified sales at a $1,142,500 median to the August 29, 2026 file.
A $472.75 median per square foot of MLS living area in the latest twelve months, and a 48-month range by neighborhood from about $336 in Santorini Villas to about $584 on Wild Orchid Court.
A median 29 days on market in the latest twelve months, then about 30 to 60 days to close. Overpriced homes waited 124 to 293 days.
Five were active and one pending on September 26, 2026, from $630,000 to $3,390,000, about 2.3 months of supply.
A 36-month recorded median of $2,387,500 on 12 sales and a 48-month MLS median of $2,150,000 on 17, with a $2,990,000 high in January 2026.
A 36-month recorded median of $1,320,000 on 17 sales; eight MLS closings last year at a $1,495,000 median, from $859,000 to $1,795,000 by size and view.
A 36-month recorded median of $1,137,000 on eight sales, with four-year MLS sales from $850,000 to $1,900,000, the widest spread in the community.
A 36-month recorded median of $1,512,500 on three sales; last year's two MLS closings were $1,512,500 and $1,600,000.
Unit One recorded a $1,847,500 median and Unit Two $1,305,000 over 36 months, six sales each. Wild Orchid Court in Unit Two carries a 48-month MLS median of $1,929,111.
A 36-month recorded median of $972,500 on eight sales; six MLS closings last year from $775,000 to $1,110,000.
A 36-month recorded median of $640,000 on 11 sales; four MLS closings last year from $630,000 to $800,000 at a median of $638,900.
Egret Cove and Biscayne Place recorded no qualified sale in 36 months and Strada Bella one, at $1,775,000, so their values rest on the nearest neighborhoods and must be stated with that caveat.
The county median eased from its $1,550,000 peak in 2023 to $1,110,000 on 17 sales in 2026 through May 22, partly from mix. The MLS price per square foot fell about 5 percent year over year, while sold-to-list rose to 97.52 percent.
No. Just value is a mass-appraisal figure for taxation; the median inside the PUD is about $1,022,443 on the 2026 preliminary roll, below the sale medians.
Yes, often by more than any other feature within a neighborhood. Unit One, Terramar, Santa Rosa, Egret Cove and Biscayne Place are largely golf-course lots; Lantana is mostly lake-oriented.
It shapes the buyer pool: every buyer takes the social membership, and golf is optional. Unpublished dues create a discount unless you have the club's figures in writing.
No. There is no Community Development District, so no district debt line competes with your price.
Usually higher if you are homesteaded: 2026 preliminary medians inside the PUD are $6,361 homesteaded and $9,176 non-homesteaded, and the buyer's assessment resets.
On the effective 2012 map many homes touch Zone AH; on the March 2025 preliminary map every PUD home is Zone X; Lantana was removed by a 2013 letter. Your address and elevation certificate decide.
Yes, by removing a financing and insurance question. Forty-two letters have been issued on these streets since 2012.
Through insurance and inspections. About 155 PUD homes likely predate the 2002 code; Lantana was built 2013 to 2016. Documented roofs and impact openings narrow the gap.
The Chapter 720 disclosure summary under Florida Statutes 720.401, plus the flood and property tax disclosures.
Section 8.13 authorizes it at the transfer of title in a Board-set amount; who pays is set in the contract, and the estoppel states the amount.
The public documents we read require Board approval for leases. Ask for any sale approval requirement to be stated on the estoppel request for your neighborhood.
January through May, when 63 of 107 closings over four years landed. List in November or December to meet the season's buyers.
You can, subject to the lease; leases here run at least 60 days, and no more than four a year, so time the sale around the lease end.
Seasonal leasing works within the 60-day minimum and four-lease cap; short-term vacation rental does not. Compare the net rent with the value you would realize now.
Commission as negotiated, doc stamps at $0.70 per $100 ($7,735 at $1,105,000), the estoppel fees and the tax proration; the buyer customarily pays the owner's title policy in Collier.
Olde Cypress sold at a $472.75 per-square-foot median, 29 days and 97.52 percent of list; The Vineyards at $307.62, 75 days and 94.74 percent, with a condominium mix.
Request a free written valuation and the list of documents your sale will need. Call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873.
Every Olde Cypress value on this page traces to a primary source below, listed as of September 2026: the Southwest Florida MLS, the Collier County Property Appraiser roll and recorded sales (cited in plain text), the recorded declarations, the club's own pages, Florida Statutes and FEMA. No listing portal, automated estimate or competing brokerage is cited.
Market data and county records
The associations and their recorded documents
The Club at Olde Cypress
Florida statutes and state agencies on selling
Flood, storm and insurance
Schools and location
Our related pages
Every row below links the authority that publishes the document, so an Olde Cypress owner always sees the official, current version rather than a copy. We host nothing ourselves, and the documents that are not public are named at the end with the office that holds each.
| Document | What it settles | Official authority |
|---|---|---|
| 2019 Amended and Restated Declaration for Olde Cypress, OR 5700 PG 1118 | Mandatory social membership (Section 14.02), no club equity (14.03), the working capital contribution at transfer (8.13), leasing, pets, lakes and parking | Olde Cypress Master Association, certified PDF |
| 2013 leasing amendment, OR 4874 PG 3783 | The 60-day minimum, four leases a year, the $100 fee and the $1,000 deposit | Olde Cypress Master Association, PDF |
| Olde Cypress neighborhood site map | Where each of the nine neighborhoods, the gate house and the clubhouse sit | Olde Cypress Master Association, image |
| Community access and gate procedures | How guests and buyers are admitted at the gate | Olde Cypress Master Association, PDF |
| Lake management document | What owners may and may not do on the lakes | Olde Cypress Master Association, PDF |
| Lantana declaration of covenants, OR 4904 PG 1443 | Lantana's subjection to the master declaration | Olde Cypress Master Association, PDF |
| Da Vinci Estates governing documents, OR 2737 PG 2884 | Da Vinci Estates' subjection to the master declaration | Olde Cypress Master Association, PDF |
| Club scorecard | Course yardages from 6,711 to 4,132 | The Club at Olde Cypress, PDF |
| Collier County PUD Master List, June 11, 2026 | Approved and built units by PUD | Collier County, PDF |
| Collier County 2026 flood protection newsletter | The CRS Class 5 discount and floodplain rules | Collier County, PDF |
| Collier County Building Bulletin 21 | Elevation certificate and lowest-floor rules for rebuilds | Collier County, PDF |
| Collier County storm surge zone map | The Category 4 surge zone at Olde Cypress | Florida Division of Emergency Management, PDF |
| Florida Statutes 720.401 | The pre-contract disclosure summary and the buyer's cancellation right | Florida Senate |
| Florida Statutes 720.30851 | Estoppel certificate contents, delivery and fee caps | Florida Legislature |
| Florida Statutes 689.302 | The residential flood disclosure | Florida Legislature |
| Florida Statutes 201.02 | The $0.70 per $100 deed stamp | Florida Legislature |
| FEMA Map Service Center | The flood zone and any letter for your own address | FEMA |
Documents that matter to an Olde Cypress sale but are not public: the club's current social dues and golf initiation and dues, from the membership office at (239) 596-4797; your neighborhood association's budget and quarterly assessment, from the resident portal or the manager; the master working capital contribution amount; and the estoppel certificate for your home.
You reach the Olde Cypress valuation team through the valuation form on this page, our Olde Cypress home valuation request, or a call to Jesse McGreevy at (239) 898-6072. Few homes in any one Olde Cypress neighborhood come up for sale in a year, so the owner who sells next should call the Top 1% Real Estate Agents Nationally Since 2008 first.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com, and read about the partnership on our about McGreevy and Comisar page. Nothing on this page is legal, tax or insurance advice.
Market data from Southwest Florida MLS, pulled September 26, 2026, and from the Collier County Property Appraiser 2026 preliminary roll and recorded qualified sales, data file dated August 29, 2026. Brokered by Domain Realty.
