Updated September 2026
What is a Strada Bella at Olde Cypress home worth? One MLS sale in 48 months at $1,775,000, 26 county deeds since 2004, 17 of 18 lots on the golf course and no home for sale today. Sell or buy with McGreevy and Comisar.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
A Strada Bella at Olde Cypress home in Naples is worth what its own thin record supports, adjusted for lot, golf frontage, size, flood file and condition. The only MLS closing in 48 months sold for $1,775,000 in April 2025, at 100.00 percent of list after 11 days, and no Strada Bella home was for sale 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)
This page is the valuation companion to our Strada Bella at Olde Cypress neighborhood guide, which covers the 18 homes on Strada Bella Court in full, and to our guide to selling a Strada Bella at Olde Cypress home. Strada Bella is one of nine neighborhoods inside the gated golf community of Olde Cypress in North Naples, ZIP 34119. With one MLS sale in four years there is no Strada Bella median to quote, so this page lists every sale instead, then shows how the next Strada Bella price gets built. When you want the number for your own address, request a written valuation from McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, or call Jesse McGreevy direct at (239) 898-6072.
This page covers Strada Bella at Olde Cypress Neighborhood Association, Inc., the 18 detached estate homes on Strada Bella Court behind the Olde Cypress gate on Treeline Drive. It is not any other Florida subdivision that uses the Strada Bella name, it has nothing to do with Strada Place, the Mercato street a few miles west, and it does not include Fairway Preserve at Olde Cypress, the 264-unit condominium off Immokalee Road that sits outside the gate and outside the master association.
| Record and window | Strada Bella sales | What they show |
|---|---|---|
| Southwest Florida MLS, 12 months to September 26, 2026 | 0 | No closing, so no current median |
| Southwest Florida MLS, 48 months to September 26, 2026 | 1 | $1,775,000, April 28, 2025, 3,627 living sq ft, 11 days, 100.00 percent of final list |
| Collier County recorded qualified sales, 12 months to August 29, 2026 | 0 | No recorded sale |
| Collier County recorded qualified sales, 60 months | 1 | $1,775,000 (the same April 2025 sale) |
| Collier County recorded qualified sales, 120 months | 7 | Median $875,000 (n = 7, small sample), $815,000 to $1,775,000 |
| Collier County recorded qualified sales, all history since 2004 | 26 | Median $872,500 (n = 26, the mean of $870,000 and $875,000) |
| Active or pending, September 26, 2026 | 0 | Nothing to compete with, and nothing to price against |
Samples under ten are small, so every MLS sale is listed rather than turned into a median; only the county's full history reaches ten sales, and it describes two decades rather than today.
Strada Bella produces about 0.7 recorded sales a year: seven qualified sales in ten years across 18 homes (our arithmetic). The all-history median of $872,500 is mostly pre-2021 sales, and neither it nor the one recent sale describes your home. The job of a Strada Bella valuation is to read the one current sale honestly and then borrow evidence from the nearest estate sales inside the same gate.
We use the April 2025 Strada Bella closing and the ten-year county record, the recent estate and golf-course sales elsewhere in Olde Cypress with their days on market and sold-to-list, the live competition across the gate, and the facts about your house that no feed carries: the fairway position, the lot size, the roof date, the openings, the pool and whether your home holds one of the seven FEMA letters issued on Strada Bella property. Every number states the record it came from.
McGreevy and Comisar value Strada Bella at Olde Cypress homes from the public record 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 Naples valuation.
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 Strada Bella at Olde Cypress has seen 0 resales; we've represented 0 of them on the seller side, because there were none to represent. 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. We tracked every one of the 26 Strada Bella qualified sales in the Collier County Property Appraiser recorded sales file, from the first recordings in 2004 to April 2025, before writing this page, and the sale walked through below is a public-record sale, labelled as one.
Jesse McGreevy writes the analysis: the comparable set, the adjustments for lot and frontage, the price per square foot check and the recommended range. Marc Comisar walks the house when you want an in-person opinion, because at Strada Bella the fairway view, the roof and the condition decide more than any neighborhood figure can. Reach Jesse at (239) 898-6072 or Marc at (239) 287-5873.
The Strada Bella at Olde Cypress neighborhood guide holds the whole record on the court: the declaration, the fees, the leasing and pet rules, the flood letters and the schools. The Strada Bella seller guide covers listing, marketing, disclosure and closing. And if your next home is also behind this gate, our Strada Bella buyer guide covers the other side of the table. This page is the number.
Strada Bella at Olde Cypress home values rest on one recent sale, a 22-year county record and the estate sales around it: $1,775,000 in April 2025, 26 recorded sales since 2004, a 2026 preliminary median just value of $1,365,158, and no listing on September 26, 2026. These points frame every Strada Bella valuation we write.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
A Strada Bella at Olde Cypress home is valued in nine steps: read the one current sale, place the home on its lot, price the golf frontage, match size and plan, account for build year and condition, read the flood file, price the club and carrying costs, adjust older sales for time, and test the result against today's listings.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
The $1,775,000 closing is the only current Strada Bella price, and it is one house: 3,627 living square feet, three bedrooms plus a den and four baths, sold at full list in 11 days. We start there, then adjust for every difference between that house and yours, rather than treating it as the neighborhood's value.
Strada Bella lots run from 11,497 to 20,859 square feet, a median of 12,789, according to the county parcel polygons. The largest Strada Bella lot is bigger than the median lot in every Olde Cypress neighborhood. A larger or pie-shaped lot with room for a pool extension, measured against the 20-foot lake maintenance easement and any conservation buffer, carries a premium a buyer will pay.
Seventeen of the 18 Strada Bella lots touch the golf course parcel on the county map, so the question is rarely whether a home is on the course, but where: the fairway angle, the tee or green distance, and what the lanai looks at. The one non-golf lot prices differently, and we say so on the valuation.
The MLS gives rooms and living area for only one Strada Bella home in four years, and the county records no bedroom counts. We measure your living area from the plan and the listing standard, never from the county footprint, and adjust the April 2025 sale and the borrowed estate sales for the difference in size.
The 2026 preliminary Collier County roll dates the 18 homes from 2003 to 2013, median 2006, so every Strada Bella home postdates the first Florida Building Code of March 2002. Roof age, impact openings, air conditioning, kitchens and baths are where condition shows up in price, and in the buyer's insurance quote.
On the effective 2012 FEMA map, 12 Strada Bella footprints sit wholly in Zone AH, 5 partly and 1 in Zone X, while the March 2025 preliminary map shows all 18 in Zone X. Seven FEMA letters of map change cover Strada Bella property. A home with a letter or an elevation certificate on file is easier to finance and insure, and that is value.
Your buyer inherits a mandatory club social membership, a quarterly Strada Bella invoice that includes the master share, and a tax bill that resets after the sale. None of the association or club dollar amounts is published, so a buyer discounts uncertainty. Having the club's written figures and the estoppel amount in hand removes that discount.
The county's Strada Bella sales ran $815,000 to $870,000 in 2020 and $1,190,000 in 2021, then $1,775,000 in 2025. Those are different houses, so the gap is not one home's appreciation, but a 2020 sale is not a 2026 comparable without an adjustment measured from recent Olde Cypress estate sales, never from a countywide index.
On September 26, 2026 no Strada Bella home was listed, and five homes were active and one pending across Olde Cypress. A Strada Bella buyer who wants a large golf lot will tour whatever estate homes are listed inside the gate that week, so we read every competing listing's price history before we give you a range.
Strada Bella at Olde Cypress homes have sold for $815,000 to $1,775,000 in the ten years to August 2026, across seven recorded qualified sales on Strada Bella Court, and the only MLS closing in 48 months was $1,775,000 in April 2025. Every sale is listed below, newest first, by street only.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
| Closed | Street | Beds and baths | Living area, sq ft | Final list | Sold | Per living sq ft | Sold to final list | Days on market |
|---|---|---|---|---|---|---|---|---|
| April 28, 2025 | Strada Bella Court | 3 plus den, 4 full baths | 3,627 | $1,775,000 | $1,775,000 | $489.39 | 100.00 percent | 11 |
Southwest Florida MLS Matrix, Olde Cypress closings from September 27, 2022 to September 26, 2026, each assigned to its neighborhood by street address. Sold to list is measured against the final list price. The 48-month dollar volume is that single sale, $1,775,000, and one of one Strada Bella closings sold at or above list.
Collier County Property Appraiser recorded qualified sales of improved property over $100,000, data file dated August 29, 2026. The April 25, 2025 recording and the April 28, 2025 MLS closing are the same $1,775,000 transaction seen from the two records, so it counts once. The ten-year median is $875,000 (n = 7, an observed sale, small sample).
This is a public-record sale from the Southwest Florida MLS, not a McGreevy and Comisar transaction. A 3,627 living square foot Strada Bella Court home with three bedrooms, a den and four baths listed at $1,775,000, went under contract after 11 days and closed on April 28, 2025 at $1,775,000, 100.00 percent of list and $489.39 per living square foot. It was the first Strada Bella closing on the MLS in the four-year pull and the first recorded Strada Bella sale since April 2021. For a valuation it says three things: a Strada Bella home priced where estate buyers expect can sell at full price in under two weeks even after four years without a neighborhood comparable; the price moved the neighborhood's band well above its 2020 and 2021 sales; and its per-foot figure sat above the Olde Cypress trailing 12-month median of $472.75, in a different window, which is consistent with a golf-lot estate premium that one sale cannot prove.
Strada Bella at Olde Cypress has recorded one MLS closing in 48 months, $1,775,000 in April 2025, and had no listing on September 26, 2026, so the next Strada Bella sale inside the Olde Cypress gate will set the neighborhood's price for years. Few homes here come up for sale, so the owner who sells next should call us first. Enter your address in the valuation form at the top of this page, request a free Strada Bella at Olde Cypress home valuation, or call Jesse McGreevy direct at (239) 898-6072. Buying at Strada Bella instead? Call Marc Comisar at (239) 287-5873 and read how we represent buyers in Naples.
It does not tell you what your Strada Bella home is worth. Homes on the court were finished from 2003 to 2013, lots differ by more than 9,000 square feet, seven properties hold FEMA letters and eleven do not, and condition since 2025 has moved in both directions across Olde Cypress. The sale is the starting line of a valuation, not the answer.
Selling at Strada Bella? Get a free Strada Bella at Olde Cypress home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and read our Strada Bella at Olde Cypress buyer guide.
Strada Bella at Olde Cypress values moved in three stages on the county's recorded sales: build-out sales in 2004 and 2005, a long band from about $750,000 to $1,040,000 from 2007 to 2020, and a step up to $1,190,000 in 2021 and $1,775,000 in 2025. Every yearly figure is a small sample.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
| Calendar year | County qualified sales | Median recorded price |
|---|---|---|
| 2004 | 2 | $571,200 (even n: the mean of the two sales) |
| 2005 | 5 | $279,900 |
| 2007 | 1 | $900,000 |
| 2009 | 1 | $850,000 |
| 2012 | 1 | $750,000 |
| 2013 | 5 | $860,000 |
| 2014 | 1 | $1,037,500 |
| 2015 | 1 | $930,000 |
| 2016 | 3 | $900,000 |
| 2018 | 1 | $1,040,000 |
| 2020 | 3 | $835,000 |
| 2021 | 1 | $1,190,000 |
| 2025 | 1 | $1,775,000 |
| All years, 2004 to 2025 | 26 | $872,500 (the mean of $870,000 and $875,000) |
Collier County Property Appraiser recorded qualified sales, data file dated August 29, 2026. Years not shown had no qualified Strada Bella sale.
The 2004 and 2005 medians sit far below everything after them, a pattern consistent with sales of lots or unfinished homes while the court was being built; county footprint layers show only two Strada Bella homes standing by 2004. The recorded file does not say which, so we treat those seven sales as history and never as comparables for a finished home.
An owner who bought before 2021 holds a large gain on the recorded record. An owner who bought near the 2025 sale should price from the current estate evidence inside the gate, not from the purchase price, because the buyer's appraiser will. Across all of Olde Cypress the county's calendar-year median peaked at $1,550,000 in 2023 and stood at $1,110,000 on 17 sales in 2026 through May 22, partly because lower-priced neighborhoods sold more often, so Strada Bella's 2025 figure is not a promise of 2026.
Price per square foot tells you where a Strada Bella at Olde Cypress home sits on the Olde Cypress ladder, not what it is worth. The one Strada Bella MLS sale in 48 months measured $489.39 per living square foot, against a trailing 12-month Olde Cypress median of $472.75 and 48-month neighborhood medians from about $336 to $584.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
A per-foot figure from one sale is a data point, not a rate. The April 2025 home's $489.39 is what one 3,627 square foot golf-lot house fetched in a strong spring; a smaller Strada Bella home would likely show a higher figure and a larger one a lower figure, because price per square foot falls as size rises within a neighborhood.
The MLS divides a sale price by the living area a listing agent enters; the county measures a building footprint that includes garages and covered lanais. The median Strada Bella county footprint is 5,501 square feet, far above the 3,627 living square feet of the April 2025 sale. Your valuation states which system every number came from, and never compares one against the other's denominator.
| Neighborhood | 48-month MLS closings | 48-month MLS median | Median per sq ft, MLS living area | Median sold-to-list |
|---|---|---|---|---|
| Da Vinci Estates | 17 | $2,150,000 | $568.97 | 96.33 percent |
| Wild Orchid Court (Unit Two) | 6 | $1,929,111 | $584.01 | 96.22 percent |
| Strada Bella | 1 | One sale, $1,775,000 | $489.39 | 100 percent |
| Treeline and Olde Cypress Drive (Units One and Two, Biscayne Place) | 16 | $1,695,000 | $502.78 | 93.00 percent |
| Santa Rosa | 4 | $1,556,250 | $501.70 | 94.81 percent |
| Terramar | 11 | $1,400,000 | $446.14 | 93.65 percent |
| Lantana | 28 | $1,335,000 | $531.60 | 97.57 percent |
| Egret Cove | 2 | Two sales, $1,025,000 and $1,200,000 | $375.08 | 98.00 percent |
| Lone Pine (Unit Three) | 9 | $1,000,000 | $436.49 | 94.10 percent |
| Santorini Villas | 13 | $645,000 | $335.69 | 98.36 percent |
Southwest Florida MLS Matrix, 48 months to September 26, 2026, assigned to neighborhoods by street. Samples under ten are small; even-count medians are the mean of the middle pair. Biscayne Place, the eight estate homes at the entrance, had no MLS closing in the window and its streets are counted with Treeline and Olde Cypress Drive.
When Strada Bella at Olde Cypress has no recent sale near your home's size, the stand-in comparables are the estate and golf-lot sales elsewhere behind the same gate: Da Vinci Estates, the Unit One and Unit Two golf lots on Treeline Drive and Olde Cypress Drive, Wild Orchid Court, and Santa Rosa, adjusted for lot, age and view.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
| Closed | Neighborhood | Living area, sq ft | Final list | Sold | Days on market |
|---|---|---|---|---|---|
| January 30, 2026 | Da Vinci Estates | 3,833 | $2,990,000 | $2,990,000 | entered after closing |
| March 12, 2026 | Terramar | 2,858 | $1,900,000 | $1,750,000 | 96 |
| December 4, 2025 | Santa Rosa | 2,898 | $1,625,000 | $1,600,000 | 34 |
| December 2, 2025 | Santa Rosa | 2,551 | $1,575,000 | $1,512,500 | 7 |
| April 30, 2026 | Treeline Drive | 2,904 | $1,300,000 | $1,275,000 | 6 |
| November 19, 2025 | Treeline Drive | 3,350 | $1,499,000 | $1,225,000 | 124 |
Southwest Florida MLS Matrix, closings from September 27, 2025 to September 26, 2026. Public-record sales, none of them ours.
Da Vinci Estates' 60 homes carry a 48-month MLS median of $2,150,000 on 17 sales and the largest lots in the community, a median of 18,263 square feet, with mixed lake, golf and preserve views. Biscayne Place's eight estate homes at the entrance recorded no qualified sale in 36 months; its last was $2,050,000 in January 2022. Both are estate product, but a Da Vinci sale needs a lot and view adjustment before it speaks for a Strada Bella golf lot.
Strada Bella's land was carved from the Unit One plat, and the Unit One and Unit Two golf lots on Treeline Drive and Olde Cypress Drive are the closest match in lot size, medians of 14,257 and 13,440 square feet against Strada Bella's 12,789. Those streets carry a 48-month MLS median of $1,695,000 on 16 sales. The difference is build era: much of Unit One predates the 2002 Florida Building Code, and every Strada Bella home does not.
We weight the April 2025 Strada Bella sale first, then the golf-lot estate sales nearest your living area and lot, then the rest, and adjust each for date, size, lot, frontage, age and condition. Every adjustment is written on the valuation so you can argue with it. That is the difference between a range you can defend to a buyer's appraiser and a guess.
A Strada Bella at Olde Cypress home priced to the evidence would likely sell quickly: the one MLS sale in 48 months took 11 days at 100.00 percent of list, and Olde Cypress homes overall closed at a median 97.52 percent of list after a median 29 days in the 12 months to 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)
One full-price sale is not a neighborhood ratio. Across Olde Cypress, six of 26 closings in the last year reached or beat list, and every one of those six went under contract in 12 days or less or was entered after closing.
On September 26, 2026 the MLS showed no active or pending Strada Bella home, and five active and one pending or contingent across all of Olde Cypress, about 2.3 months of supply at the trailing pace of 26 closings a year. With no Strada Bella closing in 12 months, a Strada Bella months-of-supply figure does not exist; the honest measure is turnover, about 0.7 recorded sales a year.
| Community, same MLS | Active | Closed in 12 months | Months of supply | Median sold-to-list |
|---|---|---|---|---|
| Olde Cypress | 5 | 26 | 2.3 | 97.52 percent |
| Longshore Lake | 9 | 41 | 2.6 | 95.93 percent |
| The Vineyards | 44 | 153 | 3.5 | 94.74 percent |
| Sterling Oaks | 12 | 26 | 5.5 | 97.18 percent |
| Tiburon | 21 | 32 | 7.9 | 93.84 percent |
Southwest Florida MLS Matrix, closed September 27, 2025 to September 26, 2026 and active on the pull date. Olde Cypress has the tightest supply of the five and the highest median sold-to-list, which is the value case for pricing a Strada Bella home at the evidence rather than below it.
List at the evidence for your lot, frontage and size, not above it to leave room. In a 2.3-month market with a 97.52 percent median, the room is not there, and the deepest Olde Cypress discounts of the last year, down to 81.72 percent of list after 124 days on a Treeline Drive home, came on listings priced above their neighborhood's recent sales.
The 2026 preliminary Collier County roll puts the median Strada Bella at Olde Cypress just value at $1,365,158, a range of $1,166,384 to $1,591,402 across the 18 homes, third highest of the nine Olde Cypress neighborhoods after Biscayne Place and Da Vinci Estates. Just value is a tax figure that lags the market, never a price.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
The median just value sits about $410,000 below the April 2025 sale price (our arithmetic), because the roll values every home on the court as of January 1 by mass appraisal and does not see the fairway, the kitchen or the roof. Buyers who find the figure online sometimes anchor on it; your valuation explains the gap with the sale record.
Collier County Property Appraiser, 2026 tax roll (preliminary): the median Strada Bella total tax is $9,545, and 12 of the 18 homes carry a homestead exemption, so most bills reflect capped values. A buyer does not keep your Save Our Homes cap. As a rough illustration only, the median just value of $1,365,158 at the 2025 Olde Cypress rate of 9.5058 mills is about $12,977 of ad valorem tax before any exemption, and $1,775,000 at the same rate is about $16,873 (our arithmetic, not a bill). A careful buyer budgets from the specific home, and prices the difference into the offer.
A buyer looking at Strada Bella at Olde Cypress will very likely compare it with Biscayne Place at Olde Cypress, the other small estate neighborhood behind the same gate. Strada Bella offers 18 golf-lot estates on a quiet court at the north end; Biscayne Place offers eight larger lots just inside the entrance, with even fewer sales.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
| Factor | Strada Bella at Olde Cypress | Biscayne Place at Olde Cypress |
|---|---|---|
| Homes | 18 detached estate | 8 detached estate |
| Streets | Strada Bella Court only | Treeline Drive (5) and Olde Cypress Drive (3) |
| Location | North end, about 1.36 road miles inside the entrance | Just inside the gatehouse |
| Year built, 2026 preliminary roll | 2003 to 2013, median 2006 | 2003 to 2007, median 2005 |
| Median lot | 12,789 sq ft | 16,680 sq ft |
| Golf-adjacent lots | 17 of 18 | 8 of 8 |
| Median 2026 preliminary just value | $1,365,158 | $1,704,810 |
| Median 2026 preliminary total tax | $9,545 | $15,120 |
| Homestead share | 12 of 18 (66.7 percent) | 2 of 8 (25.0 percent) |
| MLS closings, 48 months | 1, $1,775,000 | 0 |
| Latest county qualified sale | $1,775,000, April 2025 | $2,050,000, January 2022 |
| County qualified sales since 2004 | 26, median $872,500 | 11, median $1,250,000 |
| Effective 2012 flood map | 12 wholly Zone AH, 5 partly, 1 Zone X | 5 wholly Zone AH, 3 partly |
| FEMA letters of map change | 7 | None found |
| March 2025 preliminary map | All 18 in Zone X | All 8 in Zone X |
| Active listings, September 26, 2026 | 0 | 0 |
Sources: Collier County Property Appraiser, 2026 tax roll (preliminary) and recorded sales file dated August 29, 2026; Southwest Florida MLS Matrix, September 26, 2026; FEMA National Flood Hazard Layer and Map Service Center.
Biscayne Place wins on lot size, just value and location near the clubhouse; Strada Bella wins on quiet, a newer build range, a more recent price on the record and a flood file more likely to include a FEMA letter. A Strada Bella seller should lead with those four in the listing and the valuation, because a buyer weighing both will price the difference either way.
Biscayne Place owners face an even thinner record than Strada Bella's, with no recorded sale since January 2022, and we keep a separate Biscayne Place at Olde Cypress home valuation for them. When both neighborhoods have a listing at once, the better-documented house usually wins the buyer.
Weighing a sale? Get a Strada Bella valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and see how we represent buyers in Naples.
Online estimates miss on Strada Bella at Olde Cypress homes because a model has one Strada Bella sale in four years to learn from, cannot see a fairway, cannot read the seven FEMA letters on the court, and blends Strada Bella with eight other Olde Cypress neighborhoods whose recent sales ran from $630,000 to $2,990,000.
An automated estimate needs a stream of nearby sales. Strada Bella gives it one MLS closing in 48 months, so the model reaches across the gate, or across Immokalee Road, for the rest. That is how a Strada Bella golf estate ends up priced off a Lone Pine Lane sale or a Santorini villa.
A home on a long fairway view and the same plan beside a tee box differ in price, and no public feed records which one you own. The recorded plat and an aerial answer it in seconds; a model never asks.
A model that reads the effective 2012 flood map sees most of Strada Bella in Zone AH; one that reads the March 2025 preliminary map sees all of it in Zone X. Neither reads the seven letters of map change on Strada Bella property. A buyer's lender and insurer do, and so does the price.
Treat it as a question, not an answer. Ask which sales it used, whether they were on Strada Bella Court, and whether they shared your lot, size and frontage. When the answer is no, the estimate is not about your home. A written valuation from recorded sales is.
Flood status changes a Strada Bella at Olde Cypress valuation through the buyer's lender and insurer. On the effective 2012 FEMA map, 12 of 18 Strada Bella footprints sit wholly in Zone AH, 5 partly and 1 in Zone X; seven FEMA letters cover Strada Bella property; and the March 20, 2025 preliminary map places all 18 in Zone X.
The FEMA National Flood Hazard Layer shows Olde Cypress on inland panels effective May 16, 2012. Zone AH is a Special Flood Hazard Area of shallow ponding, typically one to three feet, and the base flood elevation lines nearest Strada Bella read 12.5 to 13.0 feet NAVD88. Until a new map takes effect, a lender reads this map and any letter on file for the address.
FEMA has issued seven letters of map change on Strada Bella property from 2012 to 2014, among them LOMA 12-04-5230A, which removed one Strada Bella lot and three Terramar lots to shaded Zone X, and LOMA 13-04-2232A, which records a lowest adjacent grade of 14.0 feet NAVD88. Letters are address-specific and are not drawn on the map image. A Strada Bella home with a letter in the listing file answers the lender's first question before the buyer asks it.
On the preliminary National Flood Hazard Layer, all 18 Strada Bella footprints fall in Zone X. That map is not effective yet: Collier County opened the 90-day appeal period on August 19, 2026 and targets summer 2027. We describe every Strada Bella home by zone name, map date and letter status, never as "not in a flood zone".
We found no elevation certificate on file with Collier County for a Strada Bella Court address among the 65 certificates held for Olde Cypress streets. A Strada Bella seller without a letter or a certificate should consider ordering a certificate before listing. For context, the ZIP 34119 median single-family NFIP policy cost was $1,259 a year as of September 8, 2026 (OpenFEMA NFIP policies), and unincorporated Collier County is a CRS Class 5 community.
A Strada Bella at Olde Cypress buyer prices in the quarterly Strada Bella invoice with the master share, mandatory club social dues, any golf they add, the master working capital contribution at transfer, a property tax bill that resets after purchase, and insurance set by your roof and openings. No association or club amount is published, so uncertainty costs you.
Social membership in The Club at Olde Cypress is mandatory under Section 14.02 of the 2019 Amended and Restated Declaration, and the club is privately owned and non-equity. The club does not publish its initiation or dues on its site, third-party figures circulating online conflict widely, from roughly $45,000 to $175,000 for golf initiation, and none is club-published. The current number comes from the club's membership office at (239) 596-4797, and we get it in writing before you list.
The Strada Bella association bills quarterly, including the master share, per the master association's About page, and neither association publishes the amount outside the resident portal. The estoppel certificate under Section 720.30851, Florida Statutes states it, for a fee capped at $299 on a current account, and it is the reliable figure for your buyer.
Section 8.13 of the restated master declaration authorizes a board-set working capital contribution at every transfer of title. The current amount was not located in the public documents, so we ask the association for it before listing and show your buyer the figure in writing, which removes one more discount.
There is no community development district on Olde Cypress tax bills, and the club states it has no member assessments and no food and beverage minimum, per its About Us page. The Phase I clubhouse renovation reopened in March 2026, funded by the owner with no member assessment. Those are costs a buyer will not have to price, and your listing should say so with the sources.
Selling at Strada Bella? We assemble the estoppel figures and the club letter before the first showing: request a Strada Bella valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and read our Strada Bella buyer guide.
A Strada Bella at Olde Cypress seller owes the buyer the Section 720.401 homeowners association disclosure summary before the contract is signed, because the Strada Bella 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.
Section 720.401, Florida Statutes requires that a prospective parcel owner "be presented a disclosure summary before executing the contract for sale," supplied on a resale by the parcel owner. The contract must carry the statutory voidability language, and if the summary is missing the buyer may cancel "within 3 days after receipt of the disclosure summary or prior to closing, whichever occurs first." That right cannot be waived.
The seller owes the disclosure summary before contract. The master association's working capital contribution under Section 8.13 is collected at the transfer of title, in a board-set amount the estoppel states, and the contract says which party pays it. There are no condominiums behind the Olde Cypress gate, so no condominium resale package applies to a Strada Bella home. This is information, not legal advice.
The flood disclosure under Section 689.302, Florida Statutes and the property tax disclosure summary under Section 689.261 go with every residential sale. Pair them with your FEMA letter or elevation certificate, and the buyer's lender has what it needs on day one.
A Strada Bella at Olde Cypress seller's net is the price less the negotiated listing commission, the Florida documentary stamp tax on the deed at $0.70 per $100, the estoppel fee of up to $299, prorated taxes, any payoff, and whatever the contract assigns. In Collier County the buyer customarily pays the owner's title policy, though the contract controls.
Under Section 201.02, Florida Statutes, the deed stamp is $0.70 per $100 of consideration, paid by the seller by custom. At the April 2025 Strada Bella price of $1,775,000 that is $12,425 (our arithmetic).
Since August 17, 2024 commissions are explicitly negotiable, listing agreements are written, and any compensation to a buyer's agent is a separate seller decision, per the National Association of REALTORS settlement FAQs. We put ours in writing at the listing appointment, with the marketing plan it pays for.
In Collier County the buyer customarily pays the owner's title insurance policy and chooses the closing agent, so the owner's policy is not on a typical Strada Bella seller's cost list; the purchase contract controls, and it can say otherwise. The Florida Department of Financial Services title insurance overview explains the policy itself.
| Line | Who customarily pays in Collier County | Illustration at $1,775,000 |
|---|---|---|
| Listing commission | Seller | Negotiated, no set rate |
| Documentary stamp tax on the deed | Seller | $12,425 |
| Estoppel certificate, current account | Seller | Up to $299 |
| Owner's title policy | Buyer, by Collier custom; the contract controls | Not a seller line by custom |
| Property taxes | Prorated to the closing date | Depends on the home's bill |
| Master working capital contribution | As the contract assigns | Board-set, amount not located |
Illustration only, not a net sheet. Your written valuation includes a net sheet for your price and your payoff.
Selling at Strada Bella? See the full plan in our Strada Bella seller guide or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and read how we represent buyers in Naples.
Four things move a Strada Bella 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 the timing against the January to May season. Each one removes a buyer's discount or widens the buyer pool for a court that rarely has a listing.
Strada Bella homes were built from 2003 to 2013, so many roofs are on a second cycle or due for one. A buyer's insurer will ask for a four-point inspection and price the roof and openings from a wind mitigation form. At a 160 mph design wind speed, impact openings are the direction of the code, and documented upgrades are value.
Any exterior change at Strada Bella, a new roof, paint, a pool cage or landscaping beyond the basic service, needs the Strada Bella association's approval and then the master association's under Article X of the restated declaration. Start pre-listing work early so approval does not hold up the photographs.
A letter from the club's membership office with the current social dues and golf terms, the Strada Bella budget and the estoppel amount turn three unknowns into three numbers. A buyer who can price the carrying cost does not need to discount for it.
Sixty-three of 107 Olde Cypress MLS closings over four years landed from January through May, and the April 2025 Strada Bella sale fits that pattern. A Strada Bella home that goes live in November or December meets the season's buyers as they arrive, and private showings carry more weight on a court about 1.36 road miles past the gate.
A free in-person Strada Bella at Olde Cypress valuation starts with the address form on this page or a call to Jesse McGreevy at (239) 898-6072. Marc Comisar walks the house and Jesse writes the analysis, both Top 1% Real Estate Agents Nationally Since 2008, and you receive a written range with no obligation to list.
The April 2025 Strada Bella sale and the ten-year county record with dates and sources, the estate and golf-lot sales inside the gate with their adjustments, a price per square foot check that never mixes county and MLS square feet, the live competition with price histories, your buyer's club, fee and tax picture, your flood file, and a recommended list price with a defensible range and a net sheet.
Use the valuation form on this page or request a written Strada Bella at Olde Cypress home valuation, 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 how we sell homes in Strada Bella at Olde Cypress, and for the court itself, the Strada Bella neighborhood guide.
Every Olde Cypress neighborhood values differently. Our Olde Cypress home valuation compares all nine neighborhoods side by side, and the Biscayne Place page linked in the comparison above covers the eight estates at the entrance. If you are buying as well as selling, our Strada Bella buyer guide covers the purchase side, and Marc answers at (239) 287-5873.
McGreevy and Comisar are a top-reviewed listing team on Google, and the quotes below are genuine five-star client reviews that any Strada Bella 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." Sandra Decker, 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
★★★★★ "We have used his services for 5 transactions and every one has gone smoothly. He is a fantastic communicator, offers great representation, and is extremely honest." Michael Kaprove, verified Google review
★★★★★ "I highly recommend Jesse and his brokerage for any of your real estate needs. They offer 'white glove' service from beginning to end." Rafael Lazcano, 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 at Strada Bella 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 Strada Bella at Olde Cypress owners ask when they want to know what their Naples home is worth, answered from the public record, each in one paragraph. They cover value, comparables, the club, fees, taxes and flood. Nothing here is an appraisal, or legal or tax advice.
It starts from the April 2025 Strada Bella sale at $1,775,000 and the estate and golf-lot sales inside the gate, then moves with your lot, frontage, size, roof, openings and flood file. Request a written valuation or call Jesse McGreevy at (239) 898-6072.
There is no current median. The MLS holds one Strada Bella closing in 48 months, $1,775,000, and the county file holds seven qualified sales in ten years at a $875,000 median (small sample) and 26 since 2004 at $872,500. Those older figures describe history, not today.
The only sale in the last five years was $1,775,000, closed April 28, 2025 on Strada Bella Court after 11 days at full list. Before it, the county recorded $1,190,000 in April 2021 and $815,000 to $870,000 in 2020.
Not on September 26, 2026: the Southwest Florida MLS showed no active or pending Strada Bella home. Across Olde Cypress, five homes were active and one pending, about 2.3 months of supply.
Eighteen detached estate homes, all on Strada Bella Court, on the 2026 preliminary Collier County roll. Olde Cypress as a whole has 548 single-family homes, which the master association rounds to 550.
The one Strada Bella MLS sale in 48 months measured $489.39 per living square foot. The Olde Cypress trailing 12-month median was $472.75. One sale is a data point, so we check it against estate sales of similar size.
The April 2025 sale took 11 days on market. Across Olde Cypress the 12-month median was 29 days. A Strada Bella home priced above the evidence will wait longer, as the slowest Olde Cypress sales of the last year show.
The April 2025 home sold at 100.00 percent of its final list. Olde Cypress homes overall closed at a median 97.52 percent of list in the 12 months to September 26, 2026.
The Da Vinci Estates, Unit One and Unit Two golf-lot and Santa Rosa sales inside the same gate, adjusted for lot, size, age and view, with the April 2025 Strada Bella sale weighted first.
A model has one Strada Bella sale in four years, blends nine Olde Cypress neighborhoods, cannot see your fairway view and does not read FEMA letters. Ask which sales it used; if they are not Strada Bella or estate golf sales, the estimate is not about your home.
No. The 2026 preliminary median just value is $1,365,158, about $410,000 below the April 2025 sale price. Just value is a mass-appraisal tax figure, not a price.
It is the baseline, since 17 of 18 lots touch the golf course parcel. What moves value is where on the course the lot sits and what the lanai looks at, and the one lot that is not on the course prices differently.
Yes. Lots run 11,497 to 20,859 square feet, median 12,789, and a larger lot with room for a pool extension carries a premium within the estate band.
Every Strada Bella home was built from 2003 to 2013, after the 2002 Florida Building Code, which helps insurance against older Olde Cypress homes. Within the court, roof age, openings and updates matter more than the year.
It shapes your buyer. Social membership passes with the deed under Section 14.02 of the restated declaration, and golf is optional. Because the club publishes no dues, we get the figures in writing so a buyer can price them.
The club does not publish its initiation or dues. Third-party figures conflict widely and are not club-published, so the current number comes from the club's membership office at (239) 596-4797.
The Strada Bella association bills one quarterly invoice that includes the master share, and neither association publishes the amount outside the resident portal. The estoppel certificate states it for your specific home.
No. There is no community development district anywhere in Olde Cypress on the county's district layer, the state's dissolved-district list or a 2025 tax bill.
Usually higher. Twelve of 18 homes are homesteaded, and the buyer loses your Save Our Homes cap. The median Strada Bella total tax on the 2026 preliminary roll is $9,545, and the buyer's bill resets toward the just value.
On the effective May 16, 2012 map, 12 footprints are wholly in Zone AH, 5 partly and 1 in Zone X. The March 20, 2025 preliminary map shows all 18 in Zone X but is not effective yet. Your address may also hold a FEMA letter.
Yes, in practice. Seven letters cover Strada Bella property, and a structure-removal letter means FEMA accepted a survey placing that home above the base flood elevation. It makes financing and insurance easier, which widens the buyer pool.
If your home holds no FEMA letter, usually yes. We found no certificate on file with the county for a Strada Bella Court address, and a certificate answers the lender's question before it stalls a contract.
The Section 720.401 homeowners association disclosure summary, before the buyer signs, plus the flood disclosure, the property tax disclosure summary and known material facts. A missing summary gives the buyer a cancellation right.
The restated master declaration authorizes a board-set contribution at every transfer under Section 8.13, and the contract assigns who pays it. The amount was not located in public documents; the estoppel states it.
In Collier County the buyer customarily pays for the owner's title policy and chooses the closing agent, though your contract controls. The seller customarily pays the deed stamp at $0.70 per $100.
The negotiated listing commission, the deed stamp ($12,425 at $1,775,000), an estoppel fee of up to $299, prorations and any payoff, plus whatever the contract assigns. Your written valuation includes a net sheet.
You can, subject to the lease: the buyer takes the lease, showings go through the tenant, and closing should match the lease end if the buyer will move in. Olde Cypress leases run 60 days minimum, four a year at most.
Only if seasonal leasing fits the rules: 60-day minimums, no more than four leases a year, board approval, a $100 fee and a $1,000 deposit. Short-term vacation rental is not allowed.
Most Olde Cypress closings land from January through May, 63 of 107 over four years. Listing in November or December meets the season's buyers as they arrive.
Biscayne Place has larger lots, a higher median just value of $1,704,810 and even fewer sales, the last $2,050,000 in January 2022. Strada Bella has a more recent sale, a newer build range and more FEMA letters.
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 Strada Bella 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 statutes and state agencies on selling
Flood, storm and insurance
Our related pages
Every row below links the authority that publishes the document, so a Strada Bella at Olde Cypress owner always sees the official, current version rather than a copy. We host nothing ourselves, and the documents that are not public are named at the end with the office that holds each.
| Document | What it settles | Official authority |
|---|---|---|
| Strada Bella Declaration of Covenants, OR 3397 PG 1946 | The Strada Bella association, the lots, the common tracts and the neighborhood assessment | Olde Cypress Master Association, PDF |
| October 2003 amendment to the Strada Bella declaration | Ties Strada Bella to Tract 7 of Olde Cypress Unit One | Olde Cypress Master Association, PDF |
| 2019 Amended and Restated Declaration for Olde Cypress, OR 5700 PG 1118 | Mandatory social membership (Section 14.02), no club equity (14.03), the working capital contribution at transfer (8.13), leasing, pets, lakes and parking | Olde Cypress Master Association, certified PDF |
| 2013 leasing amendment, OR 4874 PG 3783 | The 60-day minimum, four leases a year, the $100 fee and the $1,000 deposit | Olde Cypress Master Association, PDF |
| Olde Cypress neighborhood site map | Where Strada Bella, the other eight neighborhoods, the gate house and the clubhouse sit | Olde Cypress Master Association, image |
| Community access and gate procedures | How guests and buyers are admitted at the gate | Olde Cypress Master Association, PDF |
| FEMA LOMA 12-04-5230A | One Strada Bella lot removed to shaded Zone X | FEMA Map Service Center |
| FEMA LOMA 13-04-2232A | A Strada Bella structure removed, lowest adjacent grade 14.0 feet | FEMA Map Service Center |
| Collier County 2026 flood protection newsletter | The CRS Class 5 discount and floodplain rules | Collier County, PDF |
| Collier County Building Bulletin 21 | Elevation certificate and lowest-floor rules | Collier County, PDF |
| Florida Statutes 720.401 | The pre-contract disclosure summary and the buyer's cancellation right | Florida Senate |
| Florida Statutes 720.30851 | Estoppel certificate contents, delivery and fee caps | Florida Legislature |
| Florida Statutes 689.302 | The residential flood disclosure | Florida Legislature |
| Florida Statutes 201.02 | The $0.70 per $100 deed stamp | Florida Legislature |
| FEMA Map Service Center | The flood zone and any letter for your own address | FEMA |
Documents that matter to a Strada Bella sale but are not public: the club's current social dues and golf initiation and dues, from the membership office at (239) 596-4797; the Strada Bella and master budgets and the 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 Strada Bella at Olde Cypress valuation team through the valuation form on this page, a Strada Bella home valuation request, or a call to Jesse McGreevy at (239) 898-6072. Few Strada Bella homes come up for sale, so the owner who sells next 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. Read about the partnership on our about McGreevy and Comisar page. Nothing on this page is legal, tax or insurance advice.
Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for Strada Bella at Olde Cypress. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
