Updated September 2026
What is your Egret Cove at Olde Cypress home worth? McGreevy and Comisar value Olde Cove Way from both 2023 MLS sales, $1,025,000 and $1,200,000, and 49 county-recorded sales since 2000. Call (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
An Egret Cove at Olde Cypress home is worth what the last two sales on Olde Cove Way support, adjusted for condition, roof, openings and the fairway view. Those two Southwest Florida MLS closings were $1,025,000 in March 2023 and $1,200,000 in October 2023, the only Egret Cove sales in 48 months, and nothing is listed today.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
This is the valuation page for the 18 detached golf homes of Egret Cove at Olde Cypress, the Olde Cove Way cul-de-sac inside the gated community of Olde Cypress in Naples, Florida (ZIP 34119). Our full Egret Cove at Olde Cypress neighborhood guide holds the whole record on the street; this page is the number. When you want the number for your own address, request a free Egret Cove at Olde Cypress home valuation from McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, or call Jesse McGreevy direct at (239) 898-6072. Buying on Olde Cove Way instead? Read how we represent buyers in Naples or call Marc at (239) 287-5873.
Two sales are too few for a median that means anything, so here is every Egret Cove closing in the Southwest Florida MLS since September 2022, in full.
| Close date | Street | Beds and baths | Living sq ft (MLS) | Final list | Sold | Per living sq ft | Sold to final list | Days on market |
|---|---|---|---|---|---|---|---|---|
| October 19, 2023 | Olde Cove Way | 3 plus den, 2 full and 1 half | 2,966 | $1,250,000 | $1,200,000 | $404.59 | 96.00 percent | 99 |
| March 1, 2023 | Olde Cove Way | 4 plus den, 3 full and 1 half | 2,966 | $1,025,000 | $1,025,000 | $345.58 | 100.00 percent | 41 |
Southwest Florida MLS Matrix, Development OLDE CYPRESS and SANTA ROSA AT OLDE CYPRESS, closings September 27, 2022 to September 26, 2026, pulled September 26, 2026, assigned to Egret Cove by street. For the record only: the 48-month median of this small sample (n = 2) is $1,112,500, the mean of $1,025,000 and $1,200,000, and the median sold-to-list ratio is 98.00 percent. Neither figure should be read as a market median.
This page covers Egret Cove at Olde Cypress, platted as Olde Cypress Tract 9 and governed by Egret Cove of Naples Homeowner's Association, Inc. It is not an unrelated Florida association that shares the Egret Cove name, not any other Florida subdivision called Egret Cove, and not Fairway Preserve at Olde Cypress, the 264-unit condominium off Immokalee Road that sits outside the gate and outside the master association.
The Olde Cypress twelve-month MLS median was $1,105,000 on 26 closings, the mean of $1,100,000 and $1,110,000, in the year to September 26, 2026. That figure blends Santorini villas near $640,000 with Da Vinci Estates homes near $3,000,000. It happens to sit close to Egret Cove's two sales, which is a coincidence of the mix, not a comparable. An Egret Cove value starts on Olde Cove Way.
We use both Egret Cove MLS closings with their days on market and list-price history, the 49 qualified sales the Collier County Property Appraiser has recorded on Olde Cove Way since 2000, the nearest detached golf comparables elsewhere in the gate, and the facts no feed carries: the roof date, the opening protection, the view from your lanai, the pool and the flood letter for your house.
McGreevy and Comisar should value your Egret Cove at Olde Cypress home because a thin street needs a valuation built from every record, not a feed. 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, and Jesse and Marc account for over $900 million in personal sales inside that number. 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.
Recent Egret Cove at Olde Cypress track record (last 12 months): In the last 12 months Egret Cove at Olde Cypress has seen 0 resales; we've represented 0 of them on the seller side. We tracked every one of the 2 Egret Cove closings in the Southwest Florida MLS since September 2022, and all 49 county-recorded qualified sales on Olde Cove Way since 2000, before writing a number on this page.
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 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 on Olde Cove Way the roof, the openings and the specific fairway view move the price more than square footage does. Reach Jesse at (239) 898-6072 or Marc at (239) 287-5873.
The Egret Cove at Olde Cypress neighborhood guide holds the street's record: history, rules, fees, flood and schools. Our guide to selling a home in Egret Cove at Olde Cypress covers pricing strategy, marketing, disclosure and closing. And if your next home is also in the gate, how we help buyers purchase in Egret Cove at Olde Cypress covers the other side of the table. For a buyer consultation anywhere in Naples, read how we represent buyers.
Egret Cove at Olde Cypress home values rest on two 2023 MLS sales, $1,025,000 and $1,200,000, and a 26-year county record of 49 qualified sales on one cul-de-sac. The street's 18 detached golf homes date from 2000 to 2002, 16 carry a homestead exemption, and none was listed on September 26, 2026.
An Egret Cove at Olde Cypress home with only two recent sales is valued in nine steps: confirm the street, start from both 2023 sales, adjust for time, add the county's 26-year record, borrow detached comparables, price the view, weigh condition and roof, read the flood file, and test the result against live competition.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
Every Egret Cove address is on Olde Cove Way, a cul-de-sac off Olde Cypress Drive, and every Olde Cove Way address is in Egret Cove. That makes the first step easier here than on Treeline Drive or Olde Cypress Drive, where one street carries homes from more than one association.
The October 2023 sale at $1,200,000 and the March 2023 sale at $1,025,000 are the anchors. Both reported 2,966 square feet of living area. The higher sale carried three bedrooms plus a den; the lower one four bedrooms plus a den and an extra full bath. The higher price with fewer bedrooms tells you condition, updates and view carried the difference.
Both anchors are about three years old. Community-wide, the county's calendar-year median for Olde Cypress peaked at $1,550,000 in 2023 and has eased since, while the twelve-month MLS price per square foot fell far less than the median price, because the recent mix leaned on the lower-priced neighborhoods. We measure the time adjustment from detached golf-home sales in the gate, not from a countywide index.
The Collier County Property Appraiser file holds 49 qualified Egret Cove sales since 2000. It shows how the street moved in each cycle: a 2005 high, a 2009 to 2010 trough, a steady middle and a step up from 2020.
With no Egret Cove sale since October 2023, we reach inside the gate for detached homes of similar age and size: Terramar at Olde Cypress, with 11 MLS closings in 48 months at a $1,400,000 median, and the Lone Pine Lane plat in Unit Three, which the county roll values just below Egret Cove. Each comparable is adjusted for size, view, lot and condition before it touches your number.
All 18 Egret Cove lots touch the golf course parcel on the county roll, so every home has a golf view; the question is which one. A long fairway view, a green, a lake inside the course or a tee box behind the lanai each price differently. We walk the lot and read the aerial, because the view is the product on this street.
All 18 homes date from 2000 to 2002 on the 2026 preliminary roll, around the start of the first statewide Florida Building Code on March 1, 2002. A re-roofed home with impact openings and a clean wind mitigation report prices and insures differently from an original-roof home with shutters.
On FEMA's effective May 16, 2012 map, 3 of 18 Egret Cove footprints sit wholly in Zone AH, 7 partly and 8 wholly in Zone X, and two Olde Cove Way homes hold FEMA letters removing the structure from the flood hazard area. The file for your specific house changes your buyer's lender and insurance picture, and that is value.
On September 26, 2026 no Egret Cove home was active or pending, and all of Olde Cypress held 5 actives and 1 pending, about 2.3 months of supply. Your buyer will tour the detached homes listed elsewhere in the gate the same afternoon, so we read every competing listing's price history before we give you a range.
Egret Cove at Olde Cypress homes sold twice through the Southwest Florida MLS in the 48 months to September 26, 2026: $1,025,000 on March 1, 2023 and $1,200,000 on October 19, 2023. No Egret Cove home closed in the last 24 months, only one falls inside 36 months, and none was listed or pending on September 26, 2026.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
| MLS window to September 26, 2026 | Egret Cove closings | What the window shows |
|---|---|---|
| 12 months | 0 | No sale to compute a median, price per foot or days on market from |
| 24 months | 0 | No sale |
| 36 months | 1 (small sample) | The October 2023 sale: $1,200,000, $404.59 per living sq ft, 96.00 percent of final list, 99 days |
| 48 months | 2 (small sample) | $1,025,000 and $1,200,000; dollar volume $2,225,000; median of the pair $1,112,500; median $375.08 per living sq ft; median 98.00 percent of final list; median 70 days on market; one of the two at or above list |
Southwest Florida MLS Matrix, pulled September 26, 2026. Every figure is a small sample (n under 10). Where no MLS window reaches ten closings, we list every sale rather than lead with a median, then use the county's recorded-sales history as the long view.
The pair is a lesson in pricing to the record. The March 2023 home listed at $1,025,000 and sold at its full price in 41 days. The October 2023 home carried a final list price of $1,250,000, needed 99 days and closed $50,000 below that final list, at $1,200,000. The street rewarded the home priced where the evidence stood and made the other one find its price the slow way.
Both homes reported exactly 2,966 square feet of living area, so size explains none of the $175,000 gap between them. The higher sale had fewer bedrooms. On Olde Cove Way, condition, updates and the specific fairway view carried the difference, which is why we walk the house before we give a range.
No Egret Cove at Olde Cypress home has closed since October 2023 and none is listed, so the next Olde Cove Way owner who sells sets the price for the street. Enter your address in the valuation form at the top of this page, request a free Egret Cove at Olde Cypress 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.
On September 26, 2026 the Southwest Florida MLS showed no Egret Cove home active and none pending. Across all of Olde Cypress there were 5 active listings and 1 pending with contingency, about 2.3 months of supply against 26 closings in 12 months. For a seller, zero inventory on the street is leverage: the next Egret Cove listing is the only one a buyer who wants Olde Cove Way can buy.
In the 12 months to September 26, 2026, Olde Cypress recorded 26 MLS closings at a median $1,105,000 (the mean of $1,100,000 and $1,110,000), a median $472.75 per living square foot, a median 97.52 percent of list and a median 29 days on market (n = 24; two sold-data-entry rows carry no days on market). The county recorded 24 qualified Olde Cypress sales in the 12 months to August 29, 2026, at a $1,142,500 median. Those are temperature readings for the gate, not an Egret Cove price.
Selling on Olde Cove Way? Request a free Egret Cove at Olde Cypress home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers in Naples.
Egret Cove at Olde Cypress has 49 qualified sales on file with the Collier County Property Appraiser since 2000, a $515,900 median across 26 years. The last ten years hold 11 qualified sales at a $640,000 median, from $540,000 to $1,025,000, and the file shows no qualified Egret Cove sale 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)
County figures are Collier County Property Appraiser recorded qualified sales (the county's arm's-length flag), improved homes, over $100,000, in the data file dated August 29, 2026. The newest recording in that file community-wide is May 22, 2026, so a very recent closing may not appear yet.
| County window to August 29, 2026 | Qualified sales | Median | Range |
|---|---|---|---|
| 12 months | 0 | None | None |
| 24 months | 0 | None | None |
| 36 months | 0 | None | None |
| 60 months | 2 (small sample) | $907,500, the mean of $790,000 and $1,025,000 | $790,000 to $1,025,000 |
| 120 months | 11 | $640,000 (observed middle sale) | $540,000 to $1,025,000 |
| All history since 2000 | 49 | $515,900 (observed middle sale) | Not stated for the full series |
Collier County Property Appraiser recorded qualified sales, data file dated August 29, 2026.
Listed newest first, street name only, as recorded in the county file:
Eleven sales in ten years on an 18-home street is about one a year, and none has recorded since February 2023.
The county's $1,025,000 sale recorded February 13, 2023 matches the price of the $1,025,000 MLS closing dated March 1, 2023. We read them as the same transaction by price; the two systems carry different date fields, and we have not reconciled the two dates document by document. The $1,200,000 MLS closing of October 19, 2023 has no matching qualified sale in the county file. It may be flagged not qualified or unmatched, and we cannot tell which from the data we hold. So the county's ten-year median understates the 2023 market, and the MLS pair is the better guide to the most recent level.
From the February 2023 recording to the August 29, 2026 file date is 42 months with no qualified Egret Cove sale in the county file (our arithmetic). That is longer than any earlier gap the calendar-year series shows; the closest were 2006 and 2007, two full years with none. For a valuation, it means the next sale will be priced partly from comparables outside the street.
This public-record sale on Olde Cove Way is the most recent Egret Cove sale in both the MLS and the county record, and McGreevy and Comisar did not handle it. It shows how a home priced on the evidence behaved on this street: full list price, six weeks, no reduction, and a county recording that matches.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
Four bedrooms plus a den, three full baths and one half bath, and 2,966 square feet of living area per the MLS, on Olde Cove Way. Like every Egret Cove home, it backs onto the golf course parcel and dates from the 2000 to 2002 build window on the county roll.
The final list price was $1,025,000. The home sold at $1,025,000, 100.00 percent of the final list price, after 41 days on market, closing March 1, 2023 (Southwest Florida MLS Matrix, pulled September 26, 2026). The county file records a $1,025,000 qualified sale on Olde Cove Way on February 13, 2023. At $345.58 per living square foot, it is the lower of the two Egret Cove per-foot figures in the MLS window.
A home of the same reported size, with one fewer bedroom, carried a final list price of $1,250,000, needed 99 days and sold at $1,200,000, 96.00 percent of that final list, at $404.59 per living square foot.
The pair does not say $1,025,000 is a floor or $1,200,000 a ceiling. It says the home priced where the evidence stood sold in six weeks at full price, and the home priced above it found its level the slow way. The next seller starts from both, adjusts for three years of time and for condition, and prices to be the one listing a waiting buyer cannot pass up. Sellers: request a written Egret Cove at Olde Cypress valuation or call Jesse direct at (239) 898-6072. Buyers: call Marc at (239) 287-5873 or read how we represent buyers in Naples.
Price per square foot tells you less about an Egret Cove at Olde Cypress home than it does in a busier neighborhood, because two homes of identical 2,966 square feet sold at $345.58 and $404.59 per living square foot in 2023. The 48-month median of that small sample is $375.08, below the Olde Cypress twelve-month median of $472.75.
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. The county's building records measure a base area that includes the garage and covered lanai; its footprint median on Olde Cove Way is 3,284 square feet. Dividing a sale price by one and comparing it with a figure computed on the other produces nonsense, so we never compare MLS per-foot figures with county figures.
| Neighborhood | 48-month MLS closings | Median per living sq ft (MLS) |
|---|---|---|
| Egret Cove | 2 (small sample) | $375.08 |
| Santorini Villas | 13 | $335.69 |
| Terramar | 11 | $446.14 |
| Lone Pine (Unit Three) | 9 (small sample) | $436.49 |
| Lantana | 28 | $531.60 |
| Da Vinci Estates | 17 | $568.97 |
Southwest Florida MLS Matrix, 48 months to September 26, 2026, assigned by street. The Egret Cove figure comes from 2023 sales and the others span four years, so read the ladder as context.
The $59.01 per-foot gap between the two 2966-square-foot homes is condition, view and presentation, not arithmetic. That is the single most useful fact on this page for an Egret Cove owner: your per-foot number is decided by what a buyer sees on the tour and reads in the inspection, and those are the things a seller controls before listing.
Use it as a check, never as the answer. If a proposed price for your home implies a per-foot figure far outside $345 to $405 on 2023 evidence, plus a measured time adjustment, ask why. The answer should be something specific about your house, such as a new roof, impact glass, a remodeled kitchen or a long fairway view, not a feed's average.
Egret Cove at Olde Cypress values more than doubled over the county record: the calendar-year median of recorded qualified sales rose from $438,750 in 2000 to a single $1,025,000 sale in 2023, with a 2005 high of $720,750, a 2009 low of $390,000 and a sharp step up from 2020. No qualified sale has recorded since.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
| Year | Qualified sales | Median |
|---|---|---|
| 2000 | 2 | $438,750 |
| 2001 | 6 | $469,150 |
| 2002 | 10 | $478,500 |
| 2003 | 2 | $551,000 |
| 2004 | 3 | $600,000 |
| 2005 | 2 | $720,750 |
| 2008 | 3 | $505,000 |
| 2009 | 1 | $390,000 |
| 2010 | 1 | $398,000 |
| 2011 | 3 | $603,900 |
| 2013 | 1 | $590,000 |
| 2014 | 2 | $500,000 |
| 2015 | 2 | $535,000 |
| 2017 | 1 | $662,000 |
| 2018 | 2 | $579,950 |
| 2020 | 4 | $612,500 |
| 2021 | 3 | $785,000 |
| 2023 | 1 | $1,025,000 |
Collier County Property Appraiser recorded qualified sales, data file dated August 29, 2026. Years with no qualified Egret Cove sale (2006, 2007, 2012, 2016, 2019, 2022 and 2024 to date) are omitted. Every year is a small sample, and a one-sale year is that sale, not a median.
The file holds 18 qualified sales from 2000 through 2002, exactly the number of homes, in the years the roll dates their construction. The file does not label first sales, so we read that as consistent with the original closings, not proven.
The 2023 figure is one house, and the 2021 figure is three. A buyer's appraiser will not read those as a market index, and neither do we. What the series does show is direction: every Egret Cove sale since April 2021 has recorded at $750,000 or more, and the 2023 MLS pair sits well above that.
An owner who bought before 2020 holds a large gain on the recorded record. An owner who bought in 2021 or 2023 should price from today's evidence, not from the purchase price, because the buyer's appraiser will. Either way, the valuation starts from the two 2023 sales and adjusts for time using detached golf-home sales inside the gate.
Egret Cove at Olde Cypress sits in the lower middle of Olde Cypress on value: its median 2026 preliminary just value of $828,724 is the second lowest of the nine neighborhoods, above Santorini Villas and below Terramar, and its two MLS sales fall between Santorini's $645,000 and Terramar's $1,400,000 48-month medians.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
| Neighborhood | Homes | Product | Median 2026 preliminary just value | MLS closings, 12 months | MLS closings, 48 months (median) | County qualified sales, 36 months (median) |
|---|---|---|---|---|---|---|
| Egret Cove | 18 | Detached | $828,724 | 0 | 2 ($1,112,500, pair) | 0 |
| Santorini Villas | 55 | Attached paired villas | $558,186 | 4 | 13 ($645,000) | 11 ($640,000) |
| Units One, Two and Three | 185 | Detached | $1,195,234 | 8 | 31 ($1,450,000) | 20 ($1,280,000) |
| Terramar | 55 | Detached | $965,006 | 3 | 11 ($1,400,000) | 8 ($1,137,000) |
| Santa Rosa | 27 | Detached | $1,079,324 | 2 | 4 ($1,556,250, pair) | 3 ($1,512,500) |
| Lantana | 122 | Detached | $1,045,298 | 8 | 28 ($1,335,000, pair) | 18 ($1,285,000, pair) |
| Strada Bella | 18 | Detached estate | $1,365,158 | 0 | 1 ($1,775,000) | 1 ($1,775,000) |
| Da Vinci Estates | 60 | Detached estate | $1,657,416 | 1 | 17 ($2,150,000) | 12 ($2,387,500, pair) |
| Biscayne Place | 8 | Detached estate | $1,704,810 | 0 | 0 | 0 |
Yardstick: Collier County Property Appraiser, 2026 tax roll (preliminary), for homes and values; Southwest Florida MLS Matrix, pulled September 26, 2026, for the median sale by MLS window (48 months, September 27, 2022 to September 26, 2026); Collier County Property Appraiser recorded qualified sales, data file dated August 29, 2026, for the county column. "Pair" marks an even-n median, the mean of the middle two sales. Every n below 10 is a small sample.
The closest detached comparables in the gate are Terramar at Olde Cypress, all-golf like Egret Cove and valued a step higher on the roll, and the Lone Pine Lane plat inside Units One, Two and Three at Olde Cypress, valued just below it. Strada Bella at Olde Cypress is the other 18-home street, at an estate price tier. We price Egret Cove between its neighbors on the evidence, then adjust for your house.
Three rows set it apart. Homestead: 16 of 18 homes, 88.9 percent, carry a Florida homestead exemption on the 2026 preliminary roll, the highest share in the gate. Golf exposure: all 18 lots touch the golf parcel, a trait shared only with Terramar, Santa Rosa and Biscayne Place. Build window: all 18 homes date from 2000 to 2002, the tightest window of the nine.
An Egret Cove at Olde Cypress buyer is most likely to compare Olde Cove Way with Santorini Villas at Olde Cypress, the other lower-priced way into the gate. Egret Cove offers 18 detached golf homes near 3,000 square feet and two sales in 48 months; Santorini Villas offers 55 attached villas and 13 sales at a $645,000 median.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
| Factor | Egret Cove at Olde Cypress | Santorini Villas at Olde Cypress |
|---|---|---|
| Homes and product | 18 detached single-family | 55 attached paired villas, the only attached product in the gate |
| Street | Olde Cove Way, a cul-de-sac | Santorini Court |
| Year built (2026 preliminary roll) | 2000 to 2002, median 2001 | 2000 to 2005, median 2003 |
| Median lot, roll acreage | 0.255 acre | 0.15 acre |
| Median 2026 preliminary just value | $828,724 | $558,186 |
| Median 2026 preliminary taxes | $4,952 | $4,670 |
| Homestead share | 88.9 percent | 56.4 percent |
| MLS closings, 48 months | 2 (median $1,112,500, pair) | 13 (median $645,000) |
| Median $ per living sq ft, 48 months | $375.08 (n = 2) | $335.69 (n = 13) |
| Median sold to final list, 48 months | 98.00 percent (n = 2) | 98.36 percent (n = 13) |
| MLS closings, 12 months | 0 | 4 (median $638,900, pair) |
| Active listings, September 26, 2026 | 0 | 2 |
Sources: Collier County Property Appraiser, 2026 tax roll (preliminary); Southwest Florida MLS Matrix, pulled September 26, 2026.
The buyer who chooses Egret Cove pays for a detached home, a guaranteed golf view, a larger lot and no shared wall, and a buyer who has toured Santorini Court will ask what that premium buys. Your listing has to answer with roof, openings, view and condition. The owner of a Santorini villa gets the same method on the Santorini Villas at Olde Cypress home valuation page, and every Olde Cypress owner can compare on the community-wide Olde Cypress home valuation page.
Santorini Villas had 13 MLS closings in 48 months and two homes listed on September 26, 2026, so its sellers price against visible competition. Egret Cove had two closings and no listing, so its next seller prices from a thin record plus adjusted comparables. That is where a written valuation earns its keep. Sellers, request a free Egret Cove at Olde Cypress home valuation or call Jesse direct at (239) 898-6072; buyers weighing the two streets, call Marc at (239) 287-5873 or read how we represent buyers in Naples.
Online estimates miss on Egret Cove at Olde Cypress homes because a model needs recent local sales and Olde Cove Way has had none since October 2023. A model reaches across the gate for comparables, cannot see which fairway your lanai faces, cannot read a FEMA letter, and cannot tell a re-roofed home from an original one.
An automated model weighs the most recent nearby sales. With nothing on Olde Cove Way for three years, it borrows from Santorini villas, Lantana homes or streets outside the gate, none of which is an 18-home detached golf cul-de-sac built from 2000 to 2002. The estimate you see is a guess about the neighbors.
Every Egret Cove lot touches the golf course, but a model does not know whether yours looks down a fairway, across a lake inside the course or at a tee box. The two 2023 sales of identical size sold $175,000 apart; a model sees two identical houses.
A model reading the effective 2012 flood map sees parts of Olde Cove Way in Zone AH; one reading the preliminary 2025 map sees none; neither reads the two structure-removal letters FEMA issued for Olde Cove Way homes. A buyer's lender and insurer read all three, and so does the price.
Treat it as a question. Ask which sales it used, whether they were on Olde Cove Way, whether they shared your size and view, and how old they were. When the answer is "not your street," the estimate is not about your home. A written valuation from the recorded sales on your street is.
An Egret Cove at Olde Cypress buyer prices in the quarterly HOA invoice that includes the master share, mandatory club social dues, any golf membership, a property tax bill that resets after purchase, and insurance set by your roof and openings. No association or club dollar figure is published, so uncertainty costs the seller.
Social membership is mandatory under Section 14.02 of the 2019 Amended and Restated Declaration for Olde Cypress: "By acquisition of a Parcel, each Owner automatically becomes a social member of The Club at Olde Cypress." The club 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; none is club-published. The current figures come from the club's membership office at (239) 596-4797 and belong in the purchase contract review. A buyer who cannot price the club discounts the house, so we get the figures in writing first.
Each Olde Cypress neighborhood association bills quarterly, and the invoice includes the owner's share of the master association, per the master association's About page, which also says the fee covers "basic exterior landscaping of each home." Neither the Egret Cove association nor the master association publishes the amount outside the resident portal. The estoppel certificate under Section 720.30851, Florida Statutes states it, along with any working capital contribution due at transfer under Section 8.13 of the restated declaration, whose current amount we could not locate in any public document.
Egret Cove's median 2026 preliminary total tax bill is $4,952, among the lowest in the gate, because 88.9 percent of the homes are homesteaded and long-held homesteads are taxed on values capped by Save Our Homes. A buyer does not inherit that cap. As a rough guide only, the street's median just value of $828,724 at the 2025 rate of 9.5058 mills is about $7,878 a year before any exemption (our arithmetic), and a buyer's bill will follow the purchase price. A careful buyer adjusts the offer for it, and the property tax disclosure warns them to.
Olde Cypress has no Community Development District: Collier County's CDD layer lists none, the Florida Commerce dissolved special districts list shows none in the past, and a 2025 Olde Cypress tax bill carries only a District 1 Garbage line of $261.91 as a non-ad valorem charge. The club states it has no member assessments and no food and beverage minimum on its About Us page. Those are three costs your buyer does not have to price, and your listing should say so with the sources.
An Egret Cove at Olde Cypress seller owes the buyer the Florida Statutes 720.401 homeowners association disclosure summary before the contract is signed, because the Egret Cove 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 and ends at closing. We did not find the Olde Cypress declaration restating the duty, so we do not claim it does. This is information, not legal advice.
The seller owes the disclosure summary before contract. The master association's working capital contribution under Section 8.13 is collected "at the time of the transfer of title of any Parcel," in an amount "as the Board may from time to time determine"; the estoppel states it and the contract decides who pays. Florida caps a standard HOA estoppel certificate at $299 for a current account under Section 720.30851.
Every home behind the Treeline Drive gate, Egret Cove included, sits under Chapter 720, so the 720.401 summary always applies here. The only condominium carrying the Olde Cypress name is Fairway Preserve at Olde Cypress, the 264-unit Chapter 718 condominium off Immokalee Road, outside the gate and outside the master association, where the condominium resale rules apply instead.
The flood disclosure under Florida Statutes 689.302 and the property tax disclosure summary under Section 689.261 go with every residential sale. Florida's common-law duty to disclose known material defects, set in Johnson v. Davis, applies alongside them. Pair the disclosures with your elevation certificate and any FEMA letter, and the buyer's lender has what it needs on day one.
The flood file changes an Egret Cove at Olde Cypress value through the buyer's lender and insurer. FEMA's effective May 16, 2012 map places 3 of 18 footprints wholly in Zone AH, 7 partly and 8 wholly in Zone X; two homes hold structure-removal letters; the preliminary March 20, 2025 map shows all 18 in Zone X.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
| Egret Cove, effective FEMA map of May 16, 2012 | Homes |
|---|---|
| Footprint wholly in Zone AH | 3 |
| Footprint partly in Zone AH | 7 |
| Footprint wholly in Zone X | 8 |
| Nearest base flood elevation line | 12.0 feet NAVD88 |
FEMA National Flood Hazard Layer overlaid on Collier County building footprints, computed September 23, 2026. "Wholly" means at least 99 percent of the footprint; "partly" means any overlap. Zone AH is FEMA's shallow-flooding zone, a Special Flood Hazard Area, and the flooding source named on the FEMA letters for Olde Cypress streets is ponding and overland flow from rainfall, not the Gulf.
FEMA's letter-of-map-change records hold two Letters of Map Amendment for Olde Cove Way homes, each reading "Structure removed": LOMA 12-04-7634A, issued October 9, 2012, and LOMA 14-04-9458A, issued August 20, 2014. A letter covers only the building it names, so a neighbor's letter is not yours; if your house holds one, it belongs in the listing file.
On FEMA's preliminary flood hazard layer, dated March 20, 2025, all 18 Egret Cove homes fall in Zone X. That map is not effective: Collier County opened the 90-day appeal period on August 19, 2026, with the new map targeted for summer 2027. Until then the 2012 map and any letter govern lending, and Zone X is never the same as "no flood risk."
An elevation certificate, any letter of map amendment for your address, and a current flood quote answer the lender before the question stalls a contract. Collier County's Building Bulletin 21 explains what an elevation certificate records, and the FEMA Flood Map Service Center shows the zone and any letter for your address.
An Egret Cove at Olde Cypress seller in Collier County pays the deed documentary stamp tax at $0.70 per $100 of price, the negotiated commission, a share of prorated property taxes and association dues, the estoppel cost and any mortgage payoff. In Collier County the buyer customarily pays the owner's title policy and chooses the closing agent; the contract controls.
At the $0.70 per $100 rate in Section 201.02, Florida Statutes, a sale at $1,025,000 carries $7,175 in deed stamps and a sale at $1,200,000 carries $8,400 (our arithmetic). The Florida Department of Revenue explains the tax on its documentary stamp tax page. It is customarily a seller cost in Florida.
Commissions are negotiable, and since August 17, 2024 offers of buyer-agent compensation cannot appear on the MLS and buyers sign written agreements before touring, per the National Association of REALTORS settlement explainer. A seller may still agree to pay toward a buyer's agent; we set that out in writing before you list.
Florida property taxes run on the calendar year and are paid in arrears, per the Florida Department of Revenue, so a seller closing before the November bill credits the buyer for the seller's days of the year. On an Egret Cove home with a homestead bill near the $4,952 median, a mid-year closing credits roughly half of that (an estimate). The quarterly association invoice prorates the same way from the estoppel's paid-through date.
In Collier County the buyer customarily pays the owner's title policy and chooses the closing agent, so it is not on a typical Egret Cove seller's side of the statement. The contract controls, and Lee County custom runs the other way, which is why an agent who works both counties has to say which one applies.
Four things move an Egret Cove at Olde Cypress value before listing: the roof and openings documented for insurance, the flood file assembled, the club and fee figures in writing, and timing against the January to May season. Each one either removes a buyer's discount or widens the pool of buyers who can say yes.
Every Egret Cove home dates from 2000 to 2002, and a buyer's insurer will ask for a four-point inspection and price the roof and openings from the state's Uniform Mitigation Verification Inspection Form. Collier County's wind layers give Olde Cypress a 160 mph ultimate design wind speed for houses. A documented re-roof and impact openings are value; undocumented ones are a question.
A pool, re-roof, window replacement or air conditioning change each shows up as a Collier County permit. Pull the history early, because a buyer's inspector will, and an open or missing permit found in week two of a contract costs more than one closed before listing.
A letter from the club's membership office with the current social dues and golf terms, the Egret Cove association's budget and the estoppel figure turn three unknowns into three numbers.
Community-wide, 63 of 107 Olde Cypress MLS closings over four years landed from January through May. An Egret Cove home that goes live in November or December meets the season's buyers as they arrive; a home listed in April races the end of it.
A free in-person Egret Cove at 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 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 with no obligation to list.
Both Egret Cove MLS sales with dates, list histories and days on market; the county's recorded sales on Olde Cove Way; the adjusted detached comparables from Terramar and Lone Pine Lane; a price per square foot check that never mixes county and MLS square feet; the live competition in the gate; 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 Egret Cove at 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 Egret Cove at Olde Cypress. Buying as well as selling? Read how we represent buyers in Naples.
Some Egret Cove owners move within the gate. The sale and the purchase can be sequenced so the club membership, the estoppels and the closing dates line up, and our guide to buying a home in Egret Cove at Olde Cypress covers the buyer's side of Olde Cove Way.
McGreevy and Comisar are a top-reviewed listing team on Google, and the quotes below are genuine five-star client reviews that any Egret Cove 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.
★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Ann Perez, 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." Leslie Foster, verified Google review
★★★★★ "Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!" Katharine Shea, verified Google review
★★★★★ "So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish." Evie Darnell, 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 on Olde Cove Way, 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. Sellers can start with a free Egret Cove at Olde Cypress home valuation; buyers with how we represent buyers in Naples.
These are the questions Egret Cove at Olde Cypress owners ask when they want to know what their Naples home is worth, answered from the public record for a Collier County owner, each in one short paragraph. They cover value, comparables, the club, HOA fees, taxes and flood. Nothing here is an appraisal, or legal or tax advice.
It starts from the two 2023 MLS sales on Olde Cove Way, $1,025,000 and $1,200,000, adjusted for three years of time, your condition, roof, openings and view. Request a written range or call Jesse at (239) 898-6072.
Two sales in 48 months are too few for a median to describe a market. We list both, with their small-sample median of $1,112,500 stated only for the record.
A three bedroom plus den home of 2,966 square feet on Olde Cove Way that closed at $1,200,000 on October 19, 2023, after 99 days, at 96.00 percent of its final list price.
Not on September 26, 2026: the Southwest Florida MLS showed no Egret Cove home active or pending. All of Olde Cypress held 5 active listings and 1 pending.
The two MLS sales took 41 and 99 days, a small-sample median of 70. Olde Cypress as a whole sold at a median 29 days in the last 12 months (n = 24).
$345.58 and $404.59 per living square foot on the two 2023 sales, a 48-month median of $375.08 (n = 2). The Olde Cypress twelve-month median was $472.75.
At 100.00 and 96.00 percent of final list price, a small-sample median of 98.00 percent. Olde Cypress as a whole sold at a median 97.52 percent in the last 12 months.
A model has no Olde Cove Way sale since October 2023, so it borrows from other streets and cannot see your view, roof or flood letter. Treat it as a question, not a price.
No. The median 2026 preliminary just value on Olde Cove Way is $828,724, a tax figure, and both 2023 sales exceeded it by a wide margin.
The October 2023 MLS closing has no matching qualified sale in the county file. It may be flagged not qualified or unmatched; the data we hold cannot say which.
There is no recent Egret Cove sale to measure a fall. Community-wide, the Olde Cypress median eased from its 2023 peak, partly because lower-priced neighborhoods sold more often.
The county's calendar-year median rose from $438,750 in 2000 to a single $1,025,000 sale in 2023, with a 2005 high and a 2009 to 2010 low along the way.
Every Egret Cove lot touches the golf course, so the question is which view: fairway, green, lake inside the course or tee box. We price that from the lot and the aerial.
It shapes your buyer's carrying cost. Social membership passes by covenant under Section 14.02; golf is optional, and the club publishes no dues, so written figures remove a discount.
The Egret Cove association bills quarterly, including the master share, and publishes the amount only on the resident portal. The estoppel certificate is the reliable figure.
No. Collier County's CDD layer lists none and the 2025 tax bill example carries only a $261.91 garbage charge as a non-ad valorem line.
It will usually be higher. The Egret Cove median 2026 preliminary bill is $4,952 under long-held homesteads; a buyer's assessment resets to market value the year after purchase.
On the effective 2012 map, 3 homes sit wholly in Zone AH, 7 partly and 8 wholly in Zone X; the preliminary 2025 map shows all 18 in Zone X. Check your own address.
Yes, for the house it names. Two Olde Cove Way homes hold structure-removal letters from 2012 and 2014; if yours is one, put it in the listing file.
Yes, through insurance. All 18 homes date from 2000 to 2002, so a documented re-roof, impact openings and a clean wind mitigation report make a buyer's quote, and your price, stronger.
The Section 720.401 disclosure summary, before the buyer signs, plus the flood disclosure, the property tax disclosure summary and known material facts.
The master association may collect one at transfer under Section 8.13, in a Board-set amount not published. The contract decides who pays; the estoppel states the figure.
In Collier County the buyer customarily pays the owner's title policy and chooses the closing agent. The contract controls.
$0.70 per $100 of price: $7,175 at $1,025,000 and $8,400 at $1,200,000, customarily paid by the seller in Florida.
Listing in November or December meets the January to May season as it arrives; 63 of 107 Olde Cypress MLS closings over four years landed in those five months.
You can, subject to the lease. The master leasing rules set a 60-day minimum and four leases a year, and a tenant in place narrows showings and the buyer pool.
Yes, within the master association's rules: public open houses Saturday and Sunday from noon to 5 p.m., one standardized sign, and open-house signs from the guard house.
Social membership passes by covenant. A golf membership belongs to the member, and whether it can be assigned depends on the club's current plan, which we request in writing.
It is negotiable. Since August 17, 2024 buyer-agent compensation offers cannot appear on the MLS, and buyers sign written agreements before touring.
Egret Cove's two 48-month sales were $1,025,000 and $1,200,000 for detached homes near 3,000 square feet; Santorini Villas' 13 sales had a $645,000 median for attached villas.
Yes. A quiet sale to a buyer already waiting for Olde Cove Way is possible, though full exposure usually tests the price better on a street with no recent sales.
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 Egret Cove at 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 law and cost of selling
Flood, wind and storms
Our related pages
Egret Cove at Olde Cypress's key documents are published by the master association, the State of Florida, Collier County and FEMA, and every row below links the authority that publishes the current version. We host nothing ourselves; the documents that are not public are named at the end with the office that holds each.
| Document | What it settles | Official authority |
|---|---|---|
| Egret Cove amended governing documents, OR 4466 PG 1002 | The Egret Cove association's own covenants under the master declaration | 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, 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 Egret Cove, the gate house and the clubhouse sit | Olde Cypress Master Association, image |
| Collier County storm surge zone map | The Category 4 surge zone that takes in Olde Cypress | Florida Division of Emergency Management, PDF |
| Collier County Building Bulletin 21 | Elevation certificate and lowest-floor rules | Collier County, PDF |
| Uniform Mitigation Verification Inspection Form | The wind features an insurer credits on a 2000 to 2002 home | Florida Office of Insurance Regulation, 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 and fee caps | Florida Legislature |
| Florida Statutes 201.02 | The $0.70 per $100 deed stamp | Florida Legislature |
Documents that matter to an Egret Cove sale but are not public: the club's current social dues and golf terms, from the membership office at (239) 596-4797; the Egret Cove 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 Egret Cove at Olde Cypress valuation team through the form on this page, our Egret Cove at Olde Cypress home valuation request, or a call to Jesse McGreevy at (239) 898-6072. Few Olde Cove Way homes come up in a year, so the next seller should call the Top 1% Real Estate Agents Nationally Since 2008 first.
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 about our team at DomainRealtyGroup.com.
Sellers: request a free Egret Cove at Olde Cypress home valuation or call Jesse direct at (239) 898-6072. Buyers: call Marc at (239) 287-5873 or read how we represent buyers in Naples. Nothing on this page is legal, tax or insurance advice.
Market data from Southwest Florida MLS, pulled September 2026, and from the Collier County Property Appraiser 2026 preliminary roll and recorded qualified sales, data file dated August 29, 2026. McGreevy and Comisar, Egret Cove at Olde Cypress home valuation. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
