Updated September 2026
What is a Biscayne Place at Olde Cypress home worth? Eight estate homes, no MLS sale in 48 months, 11 county deeds since 2004 and a $2,050,000 Treeline Drive sale in 2022, read against same-street sales. Sell or buy with McGreevy and Comisar.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
A Biscayne Place at Olde Cypress home in Naples is worth what the county deed record and the estate sales on its own two streets support, adjusted for lot, golf view, flood file and condition. No Biscayne Place home has closed on the Southwest Florida MLS in 48 months; the last recorded sale was $2,050,000 on Treeline Drive in January 2022.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
This page is the valuation companion to our Biscayne Place at Olde Cypress neighborhood guide, which sits under our Olde Cypress community guide. Biscayne Place at Olde Cypress is eight detached estate homes, five on Treeline Drive and three on Olde Cypress Drive, at the corner just inside the single staffed gate at Treeline Drive off Logan Boulevard North in North Naples, FL 34119. 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 direct at (239) 898-6072.
This page covers the eight-home Biscayne Place neighborhood inside the gated Olde Cypress community in Naples, not Biscayne Bay, Biscayne Park or any Biscayne address in Miami-Dade County, and not any other Florida subdivision that shares the name. Fairway Preserve at Olde Cypress, the 264-unit condominium off Immokalee Road, carries the Olde Cypress name but sits outside the gate and is not part of the community.
Zero Biscayne Place homes closed through the Southwest Florida MLS in the 48 months to September 26, 2026, and none was active or pending on that date. So this page lists every recorded sale instead of a median, and reads the neighboring estate sales on Treeline Drive and Olde Cypress Drive as context, never as Biscayne Place figures.
| Record | Biscayne Place | What it is |
|---|---|---|
| Southwest Florida MLS closings, 12, 24, 36 and 48 months to September 26, 2026 | 0 in every window | No MLS sale to list |
| Latest recorded qualified sale | January 25, 2022, Treeline Drive, $2,050,000 | Highest price on the county file |
| Prior recorded qualified sale | September 29, 2017, Olde Cypress Drive, $1,175,000 | Different home |
| All qualified sales on file since 2004 | 11, median $1,250,000 (n=11, observed) | Small sample, 22 years |
| Median 2026 preliminary just value | $1,704,810 (range $1,036,887 to $1,886,013) | A tax figure, not a price |
| Neighboring Units One and Two MLS sales on Treeline Drive and Olde Cypress Drive, 48 months | 16, median $1,695,000 (mean of $1,675,000 and $1,715,000) | Context only, not Biscayne Place |
Sources: Southwest Florida MLS Matrix, closed September 27, 2022 to September 26, 2026, pulled September 26, 2026, each sale assigned to a neighborhood by street address against the 2026 preliminary Collier County roll; Collier County Property Appraiser recorded qualified sales, data file dated August 29, 2026.
With eight homes and one qualified sale in five years, a Biscayne Place "median" is one house. The county's all-history median of $1,250,000 blends a 2004 sale with a 2022 sale on a different lot, and the 2022 price of $2,050,000 describes one Treeline Drive home at one moment. Your value starts with your house, the two recorded sales of the last decade, and the larger record next door.
McGreevy and Comisar value Biscayne Place at Olde Cypress homes from the public record, deed by deed, 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. 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.
In the last 12 months Biscayne Place has seen 0 resales; we've represented 0 of them on the seller side. Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. Every sale described here is a public-record sale from the Collier County deed record or the Southwest Florida MLS, labelled as one.
The Biscayne Place at Olde Cypress neighborhood guide holds the whole record on the eight homes: the declaration, the Tract 12 plat question, the flood file and the schools. Our guide to selling a home in Biscayne Place at Olde Cypress covers pricing strategy, marketing, disclosure and closing costs. And if your next home is also behind the Treeline Drive gate, how we help buyers purchase in Biscayne Place at Olde Cypress covers the other side of the table. This page is the number.
Biscayne Place at Olde Cypress home values rest on the thinnest record in Olde Cypress: eight estate homes, no MLS closing in four years, and eleven recorded qualified sales since 2004. The key facts below carry their window and source so a Naples owner can check each one.
Biscayne Place at Olde Cypress homes have sold across eleven Collier County qualified sales since 2004, from a 2004 median of $845,850 to $2,050,000 on Treeline Drive in January 2022. None closed through the Southwest Florida MLS in the 48 months to September 26, 2026, and the county recorded none in the 36 months to August 29, 2026.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
We tracked every one of the 11 qualified Biscayne Place sales in the Collier County recorded sales file since 2004 and checked each MLS window for a matching closing. No MLS window reaches ten Biscayne Place closings; none reaches one. So this section lists every sale and uses the county's recorded history as the long view.
| Window | Southwest Florida MLS closings (to September 26, 2026) | County qualified sales (to August 29, 2026) | County median and range |
|---|---|---|---|
| 12 months | 0 | 0 | None |
| 24 months | 0 | 0 | None |
| 36 months | 0 | 0 | None |
| 48 months (widest MLS pull) | 0 | Not a county window | None |
| 60 months | Not pulled | 1 | $2,050,000 (n=1, observed, small sample) |
| 120 months | Not pulled | 2 | $1,612,500 (n=2, mean of $1,175,000 and $2,050,000, small sample) |
| All history since 2004 | Not pulled | 11 | $1,250,000 (n=11, observed, small sample) |
There is no Biscayne Place sold-to-list ratio, days-on-market figure or MLS price per square foot to report, because each needs an MLS closing. The two records also end on different dates, and the newest recording in the county file anywhere in Olde Cypress is May 22, 2026.
This is a public-record sale from the Collier County deed file, not a McGreevy and Comisar transaction. On January 25, 2022 a Biscayne Place home on Treeline Drive recorded as a qualified sale at $2,050,000, the highest price on the neighborhood's county file and the only qualified Biscayne Place sale in the five years to August 29, 2026. It set a new level: the prior high was $1,425,000 in 2006, and the prior sale, in 2017, was $1,175,000 on a different home. It recorded eight months before Hurricane Ian and before our 48-month MLS window opens, so it predates the insurance and rate history a 2026 buyer brings. And it sits $163,987 above the highest 2026 preliminary just value on the roll. What the deed cannot say is the home's living area, condition, list price or days on market, so a 2026 value needs the house itself.
On September 26, 2026 the Southwest Florida MLS showed no active and no pending Biscayne Place listing. Across all of Olde Cypress there were five actives and one pending or contingent listing, about 2.3 months of supply against 26 closings in twelve months, and the one pending home sat on Treeline Drive in Units One and Two. The next Biscayne Place listing competes with the Units One and Two homes on the same streets, Strada Bella and Da Vinci Estates, not with a Biscayne Place neighbor. Call us first: request a Biscayne Place valuation or Call Jesse direct at (239) 898-6072. If you are buying instead, read how we represent buyers in Naples or Call Marc at (239) 287-5873.
A Biscayne Place at Olde Cypress home is valued in nine steps: confirm Tract 12 and the association, establish living area from the house, price the lot, read the golf position and the corner, place the build era, assemble the flood file, price the buyer's carrying costs, adjust the 2022 deed for time, and borrow comparables from the same streets.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
Biscayne Place at Olde Cypress is its own recorded plat with its own neighborhood association, Biscayne Place Homeowners Association, Inc., filed with the state on April 14, 2004, under the Olde Cypress Master Property Owners Association. Exhibit A to the recorded Biscayne Place declaration describes its land as Lots 1 through 8 of the plat of Olde Cypress, Tract 12, recorded in Plat Book 37, Pages 91 and 92. Biscayne Place shares its two streets with the 130 homes of Units One and Two, so the plat, not the street, decides which estoppel your buyer reads and which sales are Biscayne Place sales.
With no Biscayne Place MLS closing in four years, there is no current MLS living-area figure for the neighborhood. The county roll carries a building base area, but it includes garages and covered lanais, so we never publish it as living area or price from it. We measure or document your air-conditioned living area, bedrooms and baths first, then match it against the same-street sales, where MLS living area runs from 2,706 to 4,437 square feet.
The 2026 preliminary roll puts Biscayne Place lots at 0.27 to 0.45 acre, median 0.39. Measured from the county's parcel polygons, lots run 15,019 to 21,840 square feet, median 16,680, second only to Da Vinci Estates' 18,263 inside Olde Cypress and larger than any lot median on the two shared streets, where Unit One's is 14,257 and Unit Two's 13,440. A larger lot with room for a pool, a wider lanai or a side-entry garage is the one premium a buyer can see from the street.
All eight Biscayne Place lots touch the golf-course parcel on the county map. They also sit at the corner where Treeline Drive meets Olde Cypress Drive, just inside the gatehouse, the first addresses behind the gate and the closest homes to the clubhouse, which sits west of the gate. The same corner puts the homes on the two collector streets that carry most Olde Cypress traffic. A buyer weighs both. Which fairway, green or lake your lanai faces, no public feed records.
Biscayne Place at Olde Cypress has eight estate homes, the highest median 2026 preliminary just value in Olde Cypress at $1,704,810, and no MLS sale in 48 months, so the next seller sets the price the other seven are measured by. Enter your address in the valuation form at the top of this page, request a Biscayne Place at Olde Cypress home valuation, or Call Jesse direct at (239) 898-6072. Buying at Biscayne Place instead? See how we help buyers purchase in Biscayne Place at Olde Cypress or Call Marc at (239) 287-5873.
The 2026 preliminary roll gives Biscayne Place build years from 2003 to 2007, median 2005, and the county footprint layers show two homes by 2004, five by 2006 and the last by 2007. Every year falls after March 1, 2002, when the first statewide Florida Building Code took effect; the permit date governs, so we confirm it. An original roof would now be about 19 to 23 years old, and that is where condition turns into price.
On the effective May 16, 2012 FEMA map, five Biscayne Place footprints sit wholly in Zone AH, three partly, and none wholly in Zone X, with nearby base flood elevation lines at 12.0 to 12.5 feet NAVD88. On the preliminary map FEMA issued March 20, 2025, all eight fall in Zone X, but that map is not effective yet. We found no FEMA letter of map amendment for a Biscayne Place home, while Units One and Two homes on Treeline Drive and Wild Orchid Court hold eight. An elevation certificate and a flood quote in hand answer a lender's question before it slows a contract, and that is value.
Your buyer inherits a mandatory club social membership, a quarterly invoice with the master share, a declaration that names the association on the owner's policies, and a tax bill that resets. The costs section below shows how to remove that discount.
The $2,050,000 January 2022 deed is the freshest Biscayne Place evidence, and it is more than four and a half years old. Since then the same-street record in Units One and Two has run from $2,350,000 on Olde Cypress Drive in May 2023 to $1,225,000 on Treeline Drive in November 2025, and the Olde Cypress twelve-month MLS median stood at $1,105,000 on September 26, 2026. We measure the time adjustment from the same streets and the Olde Cypress record, never from a countywide index, and we state it in writing.
We build the comparable set from the 16 Units One and Two MLS sales on the same two streets, the 17 Da Vinci Estates closings and Strada Bella's single 2025 sale, each adjusted for lot, age and view and never presented as a Biscayne Place figure.
The Collier County deed record holds 11 qualified Biscayne Place at Olde Cypress sales since 2004, at an all-history median of $1,250,000 (n=11, observed). Calendar-year medians ran from $845,850 in 2004 to $2,050,000 on the single 2022 sale, and the ten-year record holds just two sales, at a $1,612,500 median.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
The county file counts qualified, improved sales over $100,000, the deeds the state treats as arm's-length. It carries no living area, days on market or list price, so it is the long view of Biscayne Place prices, not a substitute for MLS detail the neighborhood does not have.
| Calendar year | County recorded Biscayne Place sales | County median |
|---|---|---|
| 2004 | 2 | $845,850 (mean of the two sales) |
| 2005 | 1 | $1,283,500 (one sale) |
| 2006 | 1 | $1,425,000 (one sale) |
| 2007 | 1 | $1,250,000 (one sale) |
| 2009 | 1 | $1,132,500 (one sale) |
| 2010 | 2 | $1,075,000 (mean of the two sales) |
| 2012 | 1 | $1,115,000 (one sale) |
| 2017 | 1 | $1,175,000 (one sale) |
| 2022 | 1 | $2,050,000 (one sale) |
Source: Collier County Property Appraiser recorded qualified sales, data file dated August 29, 2026. Years with no qualified Biscayne Place sale (2008, 2011, 2013 to 2016, 2018 to 2021, and 2023 through the file date) are omitted. Every year is a small sample, and a single sale is shown as that sale.
The county file carries two qualified Biscayne Place sales in the 120 months to August 29, 2026, newest first:
Over 60 months the county shows one sale, $2,050,000; over 120 months, two at a $1,612,500 median (the mean of $1,175,000 and $2,050,000). Over 12, 24 and 36 months it shows none. All are small samples.
Biscayne Place prices held between about $1,075,000 and $1,425,000 from 2005 through 2017 on the few sales that recorded, while the neighborhood's first 2004 sales, the year the declaration was recorded, came in lower. Then the one 2022 sale stepped to $2,050,000. For an owner who bought before 2020, the buyer's appraiser will read post-2021 evidence from the shared streets, not your purchase price, and one deed on a different house is not your value. We compute no appreciation rate from eleven sales on eight homes. Owners can request a Biscayne Place at Olde Cypress valuation or Call Jesse direct at (239) 898-6072; buyers can read how we help buyers purchase in Biscayne Place or Call Marc at (239) 287-5873.
The 2026 preliminary Collier County roll puts the median Biscayne Place just value at $1,704,810, with a range of $1,036,887 to $1,886,013, and the median total tax bill at $15,120. The January 2022 sale recorded at $2,050,000, about 20 percent above today's median just value and above every just value on the roll. Just value is a tax figure that lags the market; it is useful only as a check on where the eight homes sit relative to one another.
The estate sales on Treeline Drive and Olde Cypress Drive say what buyers have paid for golf homes on Biscayne Place's own two streets: 16 Units One and Two MLS closings in 48 months at a $1,695,000 median, $502.78 per square foot of living area. They are the nearest evidence, and they are not Biscayne Place sales.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
Units One and Two belong to a separate association, the Olde Cypress Homeowners' Association, with smaller lots (roll medians of 0.32 and 0.30 acre against 0.39) and older homes (median roll build years 2001 and 2003 against 2005). Read every row below as a neighbor's sale, the starting point a Biscayne Place value adjusts from in writing. In the twelve months to September 26, 2026, only the two Treeline Drive sales at the top of the table closed, at 98.08 and 81.72 percent of list.
| MLS close date | Street | Living sq ft | Final list | Sold | $ per living sq ft | Sold to list | Days on market |
|---|---|---|---|---|---|---|---|
| April 30, 2026 | Treeline Drive | 2,904 | $1,300,000 | $1,275,000 | $439.05 | 98.08% | 6 |
| November 19, 2025 | Treeline Drive | 3,350 | $1,499,000 | $1,225,000 | $365.67 | 81.72% | 124 |
| July 24, 2025 | Treeline Drive | 2,706 | $1,325,000 | $1,285,000 | $474.87 | 96.98% | 27 |
| July 16, 2025 | Olde Cypress Drive | 2,786 | $1,850,000 | $1,715,000 | $615.58 | 92.70% | 20 |
| June 25, 2025 | Olde Cypress Drive | 3,580 | $2,150,000 | $1,998,000 | $558.10 | 92.93% | 101 |
| November 25, 2024 | Treeline Drive | 2,948 | $1,485,000 | $1,325,000 | $449.46 | 89.23% | 142 |
| June 24, 2024 | Olde Cypress Drive | 2,949 | $1,595,000 | $1,450,000 | $491.69 | 90.91% | 48 |
| April 9, 2024 | Olde Cypress Drive | 3,032 | $1,495,000 | $1,438,000 | $474.27 | 96.19% | 66 |
| March 15, 2024 | Treeline Drive | 3,289 | $1,998,500 | $1,998,500 | $607.63 | 100.00% | 3 |
| October 4, 2023 | Olde Cypress Drive | 2,986 | $1,980,000 | $1,980,000 | $663.09 | 100.00% | 5 |
| August 25, 2023 | Treeline Drive | 3,722 | $2,150,000 | $2,150,000 | $577.65 | 100.00% | 3 |
| August 1, 2023 | Olde Cypress Drive | 3,336 | $2,150,000 | $1,800,000 | $539.57 | 83.72% | 23 |
| August 1, 2023 | Olde Cypress Drive | 2,786 | $1,499,999 | $1,325,000 | $475.59 | 88.33% | 11 |
| May 25, 2023 | Olde Cypress Drive | 3,956 | $2,500,000 | $2,350,000 | $594.03 | 94.00% | 3 |
| February 15, 2023 | Treeline Drive | 4,078 | $1,799,900 | $1,675,000 | $410.74 | 93.06% | 64 |
| October 28, 2022 | Treeline Drive | 4,437 | $2,579,900 | $2,280,000 | $513.86 | 88.38% | 98 |
Source: Southwest Florida MLS Matrix, closed September 27, 2022 to September 26, 2026, pulled September 26, 2026, each sale assigned to Units One and Two by street address against the 2026 preliminary Collier County roll. Across the 16: median sold $1,695,000 (the mean of $1,675,000 and $1,715,000), median $502.78 per living square foot (the mean of $491.69 and $513.86), median sold to final list 93.00 percent (the mean of 92.93 and 93.06 percent), and median 25 days on market (the mean of 23 and 27). Three sold at full list.
Five of the sixteen had 3,500 square feet of living area or more: 4,437 square feet on Treeline Drive at $2,280,000 in October 2022; 4,078 on Treeline Drive at $1,675,000 in February 2023; 3,956 on Olde Cypress Drive at $2,350,000 in May 2023; 3,722 on Treeline Drive at $2,150,000 in August 2023; and 3,580 on Olde Cypress Drive at $1,998,000 in June 2025. View, finish and timing moved these five by $675,000 on similar sizes, which is why a large Biscayne Place home cannot be priced from size alone.
The 2026 preliminary roll puts the median Biscayne Place just value at $1,704,810, about $410,000 above Unit One's $1,294,566 and about $251,000 above Unit Two's $1,453,941. The median tax bills follow: $15,120 in Biscayne Place, $8,438 in Unit One and $10,252 in Unit Two. Those gaps show how the county sees the eight homes against their neighbors; we never convert a just-value gap into a sale price. For a written view of where your home sits, request a Biscayne Place valuation or Call Jesse direct at (239) 898-6072. Buyers comparing the two streets can read how we represent buyers in Naples or Call Marc at (239) 287-5873.
Price per square foot tells a Biscayne Place at Olde Cypress owner almost nothing directly, because no Biscayne Place home has an MLS sale in 48 months to divide. It tells you where the neighbors sit: $502.78 per living square foot on the two shared streets and $472.75 across all 26 Olde Cypress closings in twelve months.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
The MLS reports living area, the air-conditioned space a listing agent enters. The county roll reports building base area, which includes garages and covered areas. Biscayne Place's county footprints are the largest in Olde Cypress, which says the homes are big but not how much of that is living area. Every per-foot figure on this page is sold price over MLS living area, and we never divide a county price by a county area or compare the two.
| 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% | $1,330,000 to $2,990,000 |
| Wild Orchid Court (Unit Two) | 6 | $1,929,111 | $584.01 | 96.22% | $1,775,000 to $2,800,000 |
| Strada Bella | 1 | One sale, $1,775,000 | $489.39 | 100% | One sale |
| Treeline and Olde Cypress Drive (Units One and Two) | 16 | $1,695,000 | $502.78 | 93.00% | $1,225,000 to $2,350,000 |
| Santa Rosa | 4 | $1,556,250 | $501.70 | 94.81% | $1,229,000 to $1,825,000 |
| Terramar | 11 | $1,400,000 | $446.14 | 93.65% | $850,000 to $1,900,000 |
| Lantana | 28 | $1,335,000 | $531.60 | 97.57% | $859,000 to $1,795,000 |
| Egret Cove | 2 | Two sales, $1,025,000 and $1,200,000 | $375.08 | 98.00% | Two sales |
| Lone Pine (Unit Three) | 9 | $1,000,000 | $436.49 | 94.10% | $775,000 to $1,110,000 |
| Santorini Villas | 13 | $645,000 | $335.69 | 98.36% | $600,000 to $800,000 |
| Biscayne Place | 0 | No MLS sale | None | None | None |
Source: Southwest Florida MLS Matrix, closed September 27, 2022 to September 26, 2026, each sale assigned to a neighborhood by street. Every row under ten sales is a small sample; even-count medians are the mean of the middle pair.
Use the same-street range, $365.67 to $663.09 per living square foot across the 16 Units One and Two sales, as a boundary check on a value, never as a multiplier. A large Biscayne Place home reads against the five large same-street sales, not the 2,700 square foot ones, and a result outside the range needs a reason a buyer can see. For a per-foot check on your own home, request a written Biscayne Place valuation or Call Jesse direct at (239) 898-6072. Buyers: read how we represent buyers in Naples or Call Marc at (239) 287-5873.
No Biscayne Place at Olde Cypress days-on-market or sold-to-list figure exists, because no home closed on the MLS in 48 months. The context is the neighbors: the 16 same-street Units One and Two sales took a median 25 days at 93.00 percent of final list, and all of Olde Cypress a median 29 days at 97.52 percent over twelve months.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
Sold-to-list is sold price over the final list price; on the two shared streets it ran from 81.72 to 100 percent. The deepest discounts, 81.72 percent on Treeline Drive in November 2025 and 83.72 percent on Olde Cypress Drive in August 2023, came on homes listed well above the evidence of their day; the three full-price sales went under contract in three to five days. The list price you choose is most of your sold-to-list.
| Measure | Biscayne Place at Olde Cypress | Units One and Two, Treeline and Olde Cypress Drive (48 months) | All of Olde Cypress (12 months) |
|---|---|---|---|
| MLS closings | 0 in 12, 24, 36 and 48 months | 16 | 26 |
| Median sold | None | $1,695,000 (mean of $1,675,000 and $1,715,000) | $1,105,000 (mean of $1,100,000 and $1,110,000) |
| Median $ per sq ft, MLS living area | None | $502.78 | $472.75 |
| Median sold to final list | None | 93.00% | 97.52% |
| Median days on market | None | 25 | 29 (n=24) |
| Active and pending on September 26, 2026 | None | 1 pending on Treeline Drive | 5 active, 1 pending or contingent |
Source: Southwest Florida MLS Matrix, pulled September 26, 2026; Collier County Property Appraiser recorded qualified sales, data file dated August 29, 2026. The middle column is a neighbor's record, shown as context.
With no Biscayne Place home on the market and about 2.3 months of supply across Olde Cypress, the next Biscayne Place listing is the only estate home at the entrance. That is no license to list above the evidence: the same-street sellers who did gave up 16 to 18 percent. List at what the evidence supports for your size, lot and condition. Sellers can read our guide to selling a home in Biscayne Place at Olde Cypress or Call Jesse direct at (239) 898-6072; buyers can Call Marc at (239) 287-5873 or read how we represent buyers in Naples.
A Biscayne Place at Olde Cypress buyer will very likely also look at Strada Bella at Olde Cypress, the community's other small estate enclave, 18 homes on one cul-de-sac built in the same 2004 to 2007 era. Biscayne Place has no MLS sale in 48 months; Strada Bella has one, $1,775,000 at full list in April 2025.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
| Factor | Biscayne Place at Olde Cypress | Strada Bella at Olde Cypress |
|---|---|---|
| Homes on the 2026 preliminary roll | 8 detached estate homes | 18 detached estate homes |
| Streets | Treeline Drive (5) and Olde Cypress Drive (3), the two collector streets | Strada Bella Court (18), one cul-de-sac |
| Position | At the entrance, just east of the gatehouse | Roughly 1.4 road miles inside the entrance |
| Golf-course lots | 8 of 8 | 17 of 18 |
| Median lot, 2026 preliminary roll | 0.39 acre (0.27 to 0.45) | 0.29 acre (0.26 to 0.44) |
| Roll build years | 2003 to 2007, median 2005 | 2003 to 2013, median 2006 |
| MLS closings, 48 months | 0 | 1: $1,775,000, 3,627 sq ft, $489.39 per sq ft, 100% of final list, 11 days |
| County qualified sales on file | 11 since 2004, median $1,250,000 | 26 since 2004, median $872,500 (mean of $870,000 and $875,000) |
| Latest recorded sale | January 2022, $2,050,000 | April 2025, $1,775,000 |
| Median 2026 preliminary just value | $1,704,810 | $1,365,158 |
| Median tax bill, 2026 preliminary roll | $15,120 | $9,545 |
| Homestead share, 2026 preliminary roll | 2 of 8 | 12 of 18 |
| Effective 2012 FEMA map | 5 wholly Zone AH, 3 partly, 0 wholly Zone X; no LOMA found | 12 wholly Zone AH, 5 partly, 1 wholly Zone X; several LOMAs on file |
| Preliminary March 2025 FEMA map | All 8 in Zone X | Zone X across the original PUD |
Sources: Southwest Florida MLS Matrix, closed September 27, 2022 to September 26, 2026 and active on the pull date; Collier County Property Appraiser 2026 preliminary roll and recorded qualified sales, data file dated August 29, 2026; FEMA National Flood Hazard Layer effective and preliminary panels; recorded declarations hosted by the master association.
Strada Bella's April 2025 closing is the cleanest recent signal for a Biscayne Place owner: a 3,627 square foot home of the same era sold at its full $1,775,000 list in 11 days. Strada Bella's longer county record runs lower, a $872,500 all-history median, partly because five of its seven ten-year sales recorded from 2016 to 2020. Biscayne Place lots are larger and its just values higher, so a Biscayne Place home of similar size and condition has a case to sit above that sale. How far above is a question for the house and the same-street sales, not for a formula.
The buyer who chooses Biscayne Place wants the larger lot, the shortest trip from gate to garage and a newer-on-the-roll estate home, and can accept collector-street traffic. The buyer who chooses Strada Bella wants a quiet court with no community traffic past the door and more homes to choose from. Price to sell the lot and the location, not scarcity alone. To see how that plays into a listing plan, read our guide to selling a home in Biscayne Place at Olde Cypress or Call Jesse direct at (239) 898-6072; buyers comparing the two enclaves can read how we help buyers purchase in Biscayne Place at Olde Cypress or Call Marc at (239) 287-5873.
Online estimates miss on Biscayne Place at Olde Cypress homes because a model has no MLS sale in four years to learn from, reads Treeline Drive and Olde Cypress Drive as one market shared with 130 Units One and Two homes, cannot see which fairway a lanai faces, and reads a flood map that FEMA has already redrawn in preliminary form.
An automated estimate needs a steady flow of nearby, similar sales. Biscayne Place gives it none in 48 months and one in five years, the 2022 deed. A model fills the gap by reaching across the gate, and the estimate for a Biscayne Place home swings with whichever neighbor it borrows: a $1,225,000 Treeline Drive sale one month, a $2,150,000 Da Vinci Estates median the next.
A model that reads the effective 2012 FEMA map sees all eight Biscayne Place footprints touching Zone AH; one that reads the March 2025 preliminary map sees all eight in Zone X. Neither knows whether your home has an elevation certificate. A buyer's insurer and lender read all of it, and so does the price.
Treat it as a question, not an answer. Ask which sales it used, whether any was a Biscayne Place sale, and whether they shared your lot, build era and view. When the answer is no, the estimate is not about your home. A written valuation from the Biscayne Place deed history, the same-street sales and the Strada Bella and Da Vinci Estates cross-checks is. Request a Biscayne Place at Olde Cypress home valuation or Call Jesse direct at (239) 898-6072; buyers can Call Marc at (239) 287-5873 or read how we represent buyers in Naples.
A Biscayne Place at Olde Cypress buyer prices in the quarterly neighborhood invoice with its master association share, mandatory club social dues, any golf they add, the highest property tax bills in Olde Cypress after a reset, flood insurance if the lender requires it, and a wind premium set by your roof and openings. No association or club amount is published.
Social membership in The Club at Olde Cypress is mandatory with every home under Section 14.02 of the 2019 Amended and Restated Declaration for Olde Cypress, and golf membership is optional. The club is privately owned and non-equity. It does not publish initiation or dues on its site, and third-party figures circulating online conflict widely, from roughly $45,000 to $175,000 for golf initiation, and are not club-published. The current figures come from the club's membership office at (239) 596-4797, and we get them in writing first. Golf membership does not convey; the buyer buys golf from the club.
A Biscayne Place owner belongs to Biscayne Place Homeowners Association, Inc. and, under Section 16 of the Biscayne Place declaration, to the Olde Cypress Master Property Owners Association. The master association's About page says owners receive a quarterly invoice from their neighborhood association that includes the neighborhood's costs plus the owner's share of the master association, and that the fee includes basic exterior landscaping. Under Section 7.2 of the Biscayne Place declaration the association also maintains all lot landscaping and irrigation. The amounts are not published. The estoppel certificate under Florida Statutes 720.30851 states the figure, along with any master working capital contribution due at transfer under Section 8.13 of the master declaration, whose amount we did not locate in public documents.
The median Biscayne Place tax bill on the 2026 preliminary Collier County roll is $15,120, the highest of the nine neighborhoods, ahead of Da Vinci Estates at $13,698. Two things drive it: the highest median just value in Olde Cypress and the lowest homestead share, 2 of 8. A buyer does not inherit a seller's Save Our Homes cap, and at the 2025 rate of 9.5058 mills the median just value of $1,704,810 alone works out to about $16,206 a year before any exemption. A buyer paying $2,000,000 should budget from the price, and a careful buyer adjusts the offer for it.
Whether a lender requires flood insurance is decided per building from the effective map, which shows every Biscayne Place footprint touching Zone AH, unless the home holds a FEMA letter. Section 9.3 of the Biscayne Place declaration says each owner agrees the association shall be named as a co-insured on the hazard and flood policies for the lot, and Section 9.1 requires full replacement-cost coverage, so a buyer's agent binds to both rules. The wind premium follows the roof, openings and wind mitigation form.
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 on its About Us page. The clubhouse renovation reported at $16 million was funded by the owner without a member assessment. Those are costs a Biscayne Place buyer does not have to price, and your listing should say so with the sources. Sellers: request a Biscayne Place valuation or Call Jesse direct at (239) 898-6072. Buyers pricing the carrying cost: Call Marc at (239) 287-5873 or read how we help buyers purchase in Biscayne Place.
A Biscayne Place at Olde Cypress seller owes the buyer the Florida Statutes 720.401 homeowners association disclosure summary before the contract is signed, because the Biscayne Place association and the Olde Cypress master association are both 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 in conspicuous type, 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. It is a pre-contract duty, never a closing-table item, and for Biscayne Place it covers both associations. There are no condominiums behind the Olde Cypress gate, so no condominium resale rules apply.
The Declaration of Covenants, Conditions and Restrictions for Biscayne Place at Olde Cypress, recorded April 21, 2004 at OR 3547 PG 1426 with its articles and bylaws, and the restated master declaration both bind a Biscayne Place sale. The master leasing rule, no lease under 60 days and no more than four a year, applies, and we found no neighborhood transfer fee in the 2004 declaration. The seller owes the summary before contract; the master working capital contribution under Section 8.13 is collected at transfer in a Board-set amount the estoppel states. This is information, not legal advice.
The flood disclosure under Florida Statutes 689.302 and the property tax disclosure summary under Florida Statutes 689.261 go with every residential sale. The tax summary matters more here than almost anywhere in Olde Cypress, because six of eight Biscayne Place homes are not homesteaded and a buyer must not rely on any seller's bill. The common-law duty the Florida Supreme Court set in Johnson v. Davis (1985) adds known facts that materially affect value and are not readily observable.
Selling a Biscayne Place at Olde Cypress home in Collier County costs the seller the deed documentary stamp tax at $0.70 per $100, the negotiated brokerage commission, the estoppel certificate fee, a municipal lien search and the property tax proration. In Collier County the buyer customarily pays the owner's title policy and chooses the closing agent, and the contract controls.
Florida's documentary stamp tax on the deed is $0.70 per $100 of price under Florida Statutes 201.02, customarily paid by the seller. At $2,050,000, the last recorded Biscayne Place sale, that is $14,350. At $1,775,000, Strada Bella's 2025 sale, it is $12,425.
In Collier County the buyer customarily pays the owner's title insurance policy and chooses the closing agent, the reverse of the Lee County custom. The contract controls, and the parties can allocate any line item, but a Biscayne Place seller should not budget the owner's policy as a seller cost unless the contract says so. The premium itself is promulgated by the state under Florida Administrative Code Rule 69O-186.003.
The estoppel certificate for a current account is capped at $299 under Florida Statutes 720.30851 as amended in 2024, with statutory add-ons for rush delivery or a delinquent account; the 2004 Biscayne Place declaration also lets the association withhold its sale approval while assessments are unpaid. A municipal lien search customarily falls to the seller. Property taxes are paid in arrears, so the seller credits the buyer for the days owned: on the median $15,120 Biscayne Place bill, a June 30 closing credits roughly $7,498, before the early-payment discount the title company applies.
Since August 17, 2024 commissions are explicitly negotiable, offers of buyer-broker compensation cannot appear in the MLS, and buyers sign a written agreement with their own agent before touring, per the National Association of REALTORS settlement FAQs. A seller may still offer to contribute toward the buyer's agent off the MLS, and we put that conversation in writing. For a net estimate on your home, request a Biscayne Place valuation or Call Jesse direct at (239) 898-6072; buyers can Call Marc at (239) 287-5873 or read how we represent buyers in Naples.
Four things move a Biscayne Place at Olde Cypress value before listing: the roof and openings documented for insurance, a flood file with an elevation certificate for a neighborhood whose every footprint touches Zone AH on the effective map, a documents package a distant buyer can act on, and timing against the January to May season.
Every Biscayne Place home carries a roll build year of 2003 to 2007, so each is now about 19 to 23 years old, and an original roof is at or past the age an insurer questions. A buyer's insurer will ask for a four-point inspection and price the roof and openings from a wind mitigation form. Collier County's building code wind layers put the design wind speed for ordinary homes here at 160 mph. Documented upgrades are value; undocumented ones are a question the buyer prices.
FEMA has issued 42 letters of map change since 2012 for property on the Olde Cypress, Da Vinci Estates, Lantana and neighboring Fairway Preserve streets, including eight for Treeline Drive and Wild Orchid Court homes in Units One and Two, and we found none for a Biscayne Place home. An elevation certificate ordered before listing answers the lender's Zone AH question, and a licensed surveyor can say whether the home might qualify for its own letter.
Sixty-three of 107 Olde Cypress MLS closings over four years landed from January through May. A home that goes live in October or November meets the season's first buyers; one listed in April is racing the end of it. Public open houses at the gate run Saturday and Sunday from noon to 5 p.m. under the master association's rules.
A free in-person Biscayne Place at Olde Cypress valuation starts with the address form on this page or a call to Jesse McGreevy at (239) 898-6072. Marc walks the house, Jesse writes the analysis as one half of the Top 1% Real Estate Agents Nationally Since 2008, and you receive a written range built from the Biscayne Place record and its neighbors.
Every Biscayne Place county sale, the same-street and Strada Bella cross-checks, your buyer's club, fee and tax picture, your flood file across all three FEMA layers, and a recommended list price with a defensible range. There is no obligation to list.
Use the valuation form on this page or our Biscayne Place at Olde Cypress home valuation request, or Call Jesse direct at (239) 898-6072. 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 Biscayne Place at Olde Cypress. Buying next? Read how we help buyers purchase in Biscayne Place at Olde Cypress or Call Marc at (239) 287-5873.
Our Olde Cypress home valuation compares all nine neighborhoods behind the gate, and our Strada Bella at Olde Cypress home valuation works through the rival enclave's one recent sale. The Biscayne Place at Olde Cypress neighborhood guide holds the declaration, schools and drive-time detail, and our Units One, Two and Three at Olde Cypress guide covers the neighbors on the same two streets.
McGreevy and Comisar are a top-reviewed listing team on Google, and the quotes below are genuine five-star client reviews that any Biscayne Place at 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.
★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Verified Google review
★★★★★ "Very professional, knowledgeable and responsive. We have had experience with them in both selling and buying a home. We recommend them highly." 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
★★★★★ "Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!" 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 Biscayne Place at 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 Biscayne Place at Olde Cypress owners ask when they want to know what an estate home at the Olde Cypress entrance is worth in Naples, answered from the public record in one short paragraph each. Nothing here is an appraisal, or legal or tax advice.
What the Biscayne Place deed record and the same-street estate sales support once adjusted for your size, lot, view, flood file and condition. The last recorded sale was $2,050,000 in January 2022. Request a Biscayne Place valuation for your address.
None closed on the Southwest Florida MLS in the 48 months to September 26, 2026. The county's two most recent qualified sales were $2,050,000 on Treeline Drive in January 2022 and $1,175,000 on Olde Cypress Drive in September 2017.
No MLS window, even 48 months, holds a single Biscayne Place closing, and the county holds two sales in ten years. A median of one or two different homes is not a market, so we list each sale and use the county's 11 recorded sales since 2004 for the long view.
There is no Biscayne Place figure, because no MLS sale exists to divide. The 16 same-street Units One and Two sales had a median of $502.78 per living square foot over 48 months, and all of Olde Cypress $472.75 over twelve.
No Biscayne Place days-on-market figure exists. The 16 same-street sales took a median 25 days, and Olde Cypress homes a median 29 days over twelve months (n=24).
None. On September 26, 2026 the MLS showed no active and no pending Biscayne Place listing; all of Olde Cypress had five actives and one pending or contingent.
Eight detached estate homes on the 2026 preliminary roll, five on Treeline Drive and three on Olde Cypress Drive, platted as Lots 1 through 8 of Olde Cypress, Tract 12.
No. It is an eight-home neighborhood inside gated Olde Cypress in North Naples, FL 34119, with no connection to Biscayne Bay or Biscayne Park in Miami-Dade County.
Biscayne Place has no MLS sale in 48 months; Strada Bella has one, $1,775,000 at full list in April 2025. Biscayne Place carries the higher median just value, $1,704,810 against $1,365,158, and larger lots.
The Biscayne Place record is too thin to say. Its last deed, in 2022, was its highest. On the same two streets, 2025 and 2026 sales ran from $1,225,000 to $1,998,000, below the 2023 high of $2,350,000.
No. The median 2026 preliminary just value is $1,704,810, while the 2022 sale recorded at $2,050,000, above every just value on the roll. Just value is a tax figure that lags the market.
Every Biscayne Place lot touches the course, so the question is which view. A long fairway, a green or a lake inside the course reads differently to a buyer than a tee box or cart path, and we price it from the house.
Both: the shortest trip to the gate and clubhouse, and frontage on the two collector streets that carry most Olde Cypress traffic.
Mostly through insurance and condition. Roll build years run 2003 to 2007, after the 2002 Florida Building Code, but an original roof is now about 19 to 23 years old.
They are not published. The Biscayne Place association sends a quarterly invoice that includes the master association share, lot landscaping and lot irrigation. The estoppel certificate states the amount for a sale.
It affects what a buyer thinks ownership costs. The club publishes no dues or initiation, so we get the membership office's written figures before listing.
No. 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.
The median $15,120 bill on the 2026 preliminary roll reflects the highest median just value in the community and the lowest homestead share, 2 of 8. A non-homestead home is taxed close to its just value.
If you hold a homestead, usually higher, because a buyer does not inherit your Save Our Homes cap.
On the effective May 16, 2012 FEMA map, five footprints sit wholly in Zone AH and three partly. On the preliminary March 20, 2025 map, all eight fall in Zone X. The preliminary map is not effective yet.
Yes, when a home qualifies. We found no letter for a Biscayne Place home, while eight Treeline Drive and Wild Orchid Court homes in Units One and Two hold one. A letter or an elevation certificate answers the lender's flood question.
Yes. Every footprint touches Zone AH on the effective map, and a certificate keeps a lender from stalling the contract.
The Florida Statutes 720.401 disclosure summary, before the buyer signs, plus the flood disclosure and the property tax disclosure summary. Missing the 720.401 summary gives the buyer a cancellation right that runs until closing.
The Biscayne Place declaration lets the association withhold sale approval while assessments are unpaid. Ask the manager what registration it requires, and confirm the master association's steps before closing.
Section 8.13 of the master declaration provides a contribution collected at transfer in a Board-set amount we did not locate in public documents. The estoppel states it, and the contract decides who pays.
Deed stamps at $0.70 per $100, the negotiated commission, the estoppel fee capped at $299 for a current account, a municipal lien search and the tax proration. The buyer customarily pays the owner's title policy; the contract controls.
At $0.70 per $100, a $2,050,000 sale carries $14,350 in deed stamps and a $1,775,000 sale $12,425, customarily paid by the seller.
Sixty-three of 107 Olde Cypress MLS closings over four years landed from January through May. Listing in October or November puts a Biscayne Place home in front of the season's first buyers.
You can, within the master leasing rule, but a tenant limits showings and a vacant, staged home usually shows better.
Yes. A written valuation from McGreevy and Comisar carries no obligation to list. Request one here or Call Jesse direct at (239) 898-6072.
Gather your roof date, openings, any elevation certificate and your latest association invoice, then request a written valuation. Our guide to selling a home in Biscayne Place at Olde Cypress walks through the listing plan.
Every Biscayne Place at Olde Cypress value on this page traces to a primary source below, listed as of September 2026 and retrieved that month unless another date is shown: 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, courts 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 a Biscayne Place at Olde Cypress owner sees the official, current version. The documents that are not public are named at the end.
| Document | What it settles | Official authority |
|---|---|---|
| Biscayne Place declaration, articles and bylaws, OR 3547 PG 1426 | Exhibit A (Lots 1 through 8 of Olde Cypress, Tract 12), maintenance split, insurance, leasing, pets and architecture | Olde Cypress Master Association, PDF |
| 2019 Amended and Restated Declaration for Olde Cypress, OR 5700 PG 1118 | Mandatory social membership (Section 14.02), the working capital contribution at transfer (8.13), leasing, pets and parking | Olde Cypress Master Association, certified PDF |
| 2013 leasing amendment, OR 4874 PG 3783 | The 60-day minimum and four leases a year | Olde Cypress Master Association, PDF |
| Olde Cypress neighborhood site map | Where Biscayne Place, the other eight neighborhoods, the gate house and the clubhouse sit | Olde Cypress Master Association, image |
| 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 |
| Collier County 2026 flood protection newsletter | The county's flood insurance discount class and floodplain rules | Collier County, PDF |
| Collier County Building Bulletin 21 | Elevation certificate and lowest-floor rules | Collier County, PDF |
| FEMA Map Service Center | The flood zone and any letter for your own address | FEMA |
Documents that matter to a Biscayne Place sale but are not public: the club's current social dues and golf initiation and dues, from the club's membership office; the Biscayne Place association's budget and quarterly invoice, from the resident portal or the manager; the master working capital contribution amount; the recorded Tract 12 plat pages, from the Collier County Clerk; and the estoppel certificate for your home.
You reach the Biscayne Place at Olde Cypress valuation team through the form on this page, our Biscayne Place at Olde Cypress home valuation request, or a call to Jesse McGreevy at (239) 898-6072. Eleven qualified Biscayne Place sales have recorded in 22 years, so the next seller 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, FL Lic. SL3101296) and Marc Comisar (Broker Associate, FL Lic. BK3060671) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com; read about the partnership on our about McGreevy and Comisar page. Nothing here 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.
