Caymas Naples

Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty

If you own in Caymas and are weighing a sale, or you are choosing between Stock and Pulte for your next home, Jesse McGreevy and Marc Comisar wrote this page for you. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings, Top 1% Nationally since 2008, with over $900 million in personal sales, and Jesse has worked Southwest Florida real estate since 2004. Caymas is a gated, lake-and-preserve community of 457 homesites in Naples, Florida. It sits in ZIP 34114 on the east side of Collier Boulevard (CR 951), about two miles south of I-75, on about 767.7 acres set by Collier County Ordinance 2023-33 (767.687 acres, adopted June 27, 2023), with the 457 homesites counted in the Caymas CDD FY2027 adopted budget. If you searched “Caymas Naples,” you are in the right place: this is the community built by SD San Marino, LLC (Stock Development) and Pulte, not Caymas Boats, the boat brand that shares the name. Every figure below carries its source and its date, so you can check it before you list, write an offer or sign a builder contract.

Why McGreevy and Comisar Are the Best Realtor for Caymas

McGreevy and Comisar are the best realtor for Caymas in Naples because they pair career-scale results, the #5 real estate team in Florida in the 2026 RealTrends rankings and over $900 million in personal sales, with a record-by-record read of Caymas itself: its CDD lines by lot width, its FEMA letters, its builder base prices and its 31 recent closings.

If you’re searching for the best realtor for Caymas, whether you’re ready to sell your Caymas home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings, and the team has worked together since 2008.

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.

The Caymas market, last 12 months: In the last 12 months we tracked 31 Caymas closings, about $62.8 million in volume, at a $1,795,000 median and a high of $4,030,515 (Southwest Florida MLS, Oct 13, 2025 to Oct 13, 2026). The 23 standard sales that were marketed through the MLS took a median of 78 days on market and closed at a median sale-to-list ratio (sold price over final list price) of 94.7%.

Those 31 sales ran from $1,097,433 to $4,030,515, and the lot you own decides most of where yours sits in that range. A Caymas resale also competes with two active builders: on the county parcel layer edited Oct 8, 2026, 281 of the 457 homesites were still titled to SD San Marino or Pulte (Collier GIS parcels). A seller who prices against a builder’s base price, which excludes the homesite premium and options, leaves money on the table; a seller who prices against a fully optioned spec home can sit unsold. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and that experience is what lets us place a finished Caymas home between those two reference points honestly.

For luxury Caymas sellers: Premium marketing, cinematic video, drone, professional photography, a qualified-buyer database, and discretion and off-market capability when needed. A finished, furnished lakefront home in Caymas, Naples offers what a builder cannot: a buyer can move in this season instead of waiting through a build.

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

McGreevy and Comisar is a top-reviewed Caymas realtor, and every quote below is a five-star review on our Google Business Profile.

★★★★★ “He met us within 20 minutes to see it and we loved it. We worked with him on the offer and the transaction was seamless!” Verified Google review

★★★★★ “Marc’s attention to detail and deep understanding of the Southwest Florida market gave us so much confidence.” Verified Google review

Selling your Caymas home? Get a free Caymas home valuation or Call Jesse direct at (239) 898-6072 (confidential conversations welcome for luxury listings).

Our Caymas guides go deeper: selling a home in Caymas, what your Caymas home is worth and buying a home in Caymas.

Buying a home in Caymas? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers in Naples.

Contact McGreevy and Comisar:

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Key Takeaways

Caymas, Naples is a gated, developer-built community of 457 single-family homesites on lakes and preserve off Collier Boulevard, still mid-build in October 2026. The eight facts below change a Caymas buying or selling decision most, each with its source and date.

• Size and place: 457 homesites on about 767.7 acres off Collier Boulevard in Naples, ZIP 34114 (Collier Ordinance 2023-33, June 27, 2023; Caymas CDD FY2027 budget).
• Market: 31 closed sales, a $1,795,000 median and a range of $1,097,433 to $4,030,515 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
• Builders and base prices: Pulte plans start from $839,990 (Pulte Caymas page) and Stock Luxury Homes plans from $1,254,990 (Stock Caymas floor plans), both read Oct 10, 2026; base prices exclude homesite premiums and options.
• Fees: the Caymas CDD bills $2,654.00 to $3,891.72 a year per home in FY2027 depending on lot width (FY2027 adopted budget), plus a master HOA the developer estimated at $2,400 to $2,900 a year, subject to change, in the CDD’s March 2024 bond offering draft; no HOA budget is published.
• Governance: one developer-controlled master HOA and one developer-controlled CDD; no separate club, equity membership or initiation fee appears in any published Caymas record (Caymas CDD board; FY2025 audit).
• Amenities: the Sports Park is open, with 8 pickleball and 6 tennis courts (Caymas Lifestyle page); Stock said on Sept 14, 2026 that the clubhouse would open in October 2026, and the county had recorded no certificate of occupancy for the amenity site through Sept 28, 2026 (Collier growth-model CO layer).
• Flood: the effective FEMA map (Feb 8, 2024) puts 399 of 461 residential address points in Zone AH (FEMA NFHL), but FEMA letters of map revision based on fill removed most platted lots from the high-risk zone (LOMR-F 23-04-6403A); the whole community is in Collier Hurricane Evacuation Zone D.
• No golf course, no marina: the district land-use table has no golf and the lakes are CDD stormwater lakes with no boat access to the Gulf (Master Engineer’s Report, Aug 1, 2023); Naples National Golf Club sits directly across Collier Boulevard.

Table of Contents

• Living in Caymas as a Homebuyer
• Caymas Market Snapshot
• How Did Caymas Begin? From Quarry and Golf Plan to Gated Community
• What Is the Caymas Master Plan, and How Much Is Built?
• Who Governs Caymas? The Master HOA, the CDD and the Developer
• Caymas CDD Bonds, Budgets and Payoff
• The Fee Stack in Caymas
• Caymas Homes by Builder, Collection and Plat
• The Caymas Clubhouse and Amenity Campus
• Is There a Golf Course in Caymas?
• Beach and Boating From Caymas
• Tennis and Pickleball at the Caymas Sports Park
• Fitness, Pools and Dining at Caymas
• Storm Posture and Hurricane History at Caymas
• FEMA Flood Zones in Caymas, Plat by Plat
• Insurance in Caymas: What Buyers Should Expect
• Schools Zoned for Caymas
• Hospitals and Healthcare Near Caymas
• How Far Is Caymas From Downtown Naples, the Beach and RSW?
• What Is Being Built Near Caymas?
• Caymas Rules: Leasing, Pets, Guests, Gates and Architectural Review
• Caymas vs Isles of Collier Preserve
• Pros and Cons of Living in Caymas
• Neighborhoods Inside Caymas With Their Own Pages Coming
• Downloadable Documents
• Thinking of Selling Your Caymas Home? List With the #1 Team in Southwest Florida Since 2012
• Frequently Asked Questions About Caymas Naples
• Frequently Asked Questions: Seller Edition
• Your Caymas Real Estate Experts
• Sources

Living in Caymas as a Homebuyer

Living in Caymas, Naples means a gated, single-family neighborhood on lakes and preserve in ZIP 34114, entered by one bridge off Collier Boulevard, with a resident-only Sports Park already open, a clubhouse the developer says opens in October 2026, and Publix, an emergency room and I-75 within about five free-flow minutes of the gate.

Caymas is a new community in the plainest sense. Home sales launched in January 2024 (developer release, Feb 15, 2024), and the county recorded 194 single-family certificates of occupancy inside it from January 2024 to Sept 28, 2026: 33 in 2024, 115 in 2025 and 46 in 2026 to that date (Collier growth-model CO layer). That means a buyer moves into a street where some neighbors have lived for two seasons, some homes are still framed, and the lakeside estate phase to the south has barely begun. Construction traffic, model-home visitors and builder signage are part of daily life here for several more years, and they are worth weighing honestly against the benefit of a brand-new home built to the 2023 code era.

Caymas sits in unincorporated Collier County with a Naples mailing address, in Commission District 1 (Collier GIS Commissioner Districts), in Sections 11 to 14, Township 50 South, Range 26 East (Ordinance 2023-33). Its neighbors, measured from the county’s CDD boundary against the PUD layer (Collier GIS PUD layer): Forest Glen of Naples touches the Caymas north line; Hacienda Lakes, including Toll Brothers’ Seven Shores, touches the south and east lines; and across Collier Boulevard sit Naples National Golf Club and Naples Heritage. If you are weighing Caymas against its neighbors, the comparison section further down this page starts from the same county records.

Buyers moving from out of state often ask whether a new community like this suits them better than a resale in an older Naples neighborhood. The answer turns on lot width, builder and patience for construction nearby, and we walk through each one with buyers before they visit a model. If you are just starting, our guide to buying a home in Naples covers the steps, from pre-approval to the CDD disclosure Florida requires in every Caymas contract. And if you are a Caymas owner deciding who should list your home, it is worth reading why sellers across the city compare the best real estate agents in Naples before they sign a listing agreement.

Selling a Caymas home? Start with a free Caymas home valuation, or Call Jesse direct at (239) 898-6072. Buying in Caymas? Call Marc at (239) 287-5873, and read how we represent buyers in Naples before you register at a builder’s sales center.

What Daily Life Looks Like Inside the Caymas Gates

Every trip in or out of Caymas uses one road. Caymas Street crosses the Henderson Creek canal on a bridge from Collier Boulevard; the county’s bridge inventory still lists the structure as “Willow Run Quarry Entrance Over Henderson Creek” (Collier GIS bridges), and the developer describes Caymas as “accessible via bridge from Collier Blvd/SR 951” (Caymas Location page). The CDD’s Master Engineer’s Report confirms there is one access point from Collier Boulevard, plus an emergency-only secondary egress inside the amenity parcel (Aug 1, 2023 agenda package).

Past the bridge, a county address point at 9115 Caymas Street is typed “Gates” and “Guardhouse” on the private road tract, and a centralized mail kiosk stands at 9128 Caymas Street, so mail is collected at a cluster rather than at the curb (Collier GIS address points, edited Sept 22, 2026). Gate staffing hours and the visitor procedure are not published; the master HOA sets them. From the gate, interior drives are short: 1.3 minutes to Raintree Street and 4.3 minutes to Oleander Way at the far end, free-flow (OSRM routing, Oct 10, 2026).

The land is mostly water and woods. The CDD’s Master Engineer’s Report (Aug 1, 2023) divides the district’s 767.68 acres as follows (Aug 1, 2023 agenda package):

Lakes and preserves together cover 556.67 of 767.68 acres, about 72 percent of Caymas (arithmetic on the same table). The lakes are relict quarry pits now owned and maintained by the CDD as stormwater lakes, and the preserves carry recorded restrictions on clearing and building; both are covered in detail in the master plan and rules sections below.

Social life centers on one amenity campus “for the exclusive use of Caymas’ residents” (Master Engineer’s Report), about 12.5 acres across two county parcels (Collier GIS parcels). The Sports Park opened in fall 2025 (Stock release, Nov 3, 2025) with 8 pickleball courts, 6 tennis courts, bocce and a Sports Pro Shop (Caymas Lifestyle page), and its grand opening on Feb 14, 2026 drew more than 200 people (Business Observer, Mar 19, 2026). The clubhouse, which the developer markets at 30,000 square feet (Caymas Lifestyle page), is the next piece: Stock said on Sept 14, 2026 that it would open in October 2026 and named Liana Melle, previously clubhouse manager at Wyndemere, as its manager (developer release); the county had recorded no certificate of occupancy for the amenity site through Sept 28, 2026 (Collier growth-model CO layer). The developer site also lists a community relations and lifestyle director and a racquet sports professional among the staff roles (Caymas Lifestyle page).

Errands are close. Free-flow from the Caymas gate (OSRM routing, Oct 10, 2026):

Free-flow times assume no traffic, so treat them as floors. Collier Boulevard carried 47,500 vehicles a day at the Caymas gate in 2025 (FDOT annual average daily traffic), and in season the drive to Fifth Avenue South runs longer than the developer’s “20 minutes.” Physicians Regional’s Collier Boulevard hospital, 130 beds with a 24-hour ER and an older adult ER (Physicians Regional), and the Publix at 8585 Collier Boulevard (Publix store 811) are the two places most Caymas households will reach most often. Serenity Walk Park, a county park, is about half a mile from the entrance (Collier GIS parks). For bigger outings, Paradise Coast Sports Complex is a 3.9-mile drive and Sugden Regional Park 6.0 miles, and the South Regional Library is 1.76 miles away (Collier GIS public libraries; OSRM routing).

The resident population is growing fast. The Collier Supervisor of Elections counted 5 registered voters inside the Caymas CDD on Apr 15, 2025 and 131 on Apr 15, 2026 (CDD minutes, Aug 5, 2025; Aug 4, 2026 agenda package). That count is a rough gauge of how many full-time residents have arrived, since seasonal owners who vote up north do not appear in it, and it is the same count that will one day decide when residents take seats on the CDD board, covered in the governance section below.

Who Builds in Caymas: Stock and Pulte

Two builders sell new homes in Caymas, and the lot width you choose decides which one you buy from.

The developer of record is SD San Marino, LLC, a Florida company filed Sept 23, 2015 with Brian K. Stock as manager (Sunbiz, SD San Marino, LLC). The CDD’s bond offering draft calls it “the land developer and primary homebuilder,” an affiliate of Naples-based Stock Development, founded in 2001, and names two other Stock affiliates a buyer will meet: Stock Financial for mortgages and Noble Title and Trust for title (Mar 15, 2024 agenda package; Caymas Developer page). Stock builds under two names in Caymas, Stock Luxury Homes and Stock Custom Homes.

Pulte Home Company, LLC, part of PulteGroup, is the second builder. Under a Joint Development Agreement dated Dec 15, 2022, Pulte bought 97 developed lots and reimburses about 16.52 percent of Assessment Area One development costs plus its share of the amenity, according to the same bond draft (Mar 15, 2024 agenda package; Dec 2, 2025 agenda package).

The product splits cleanly by homesite width:

Homesite counts come from the Caymas CDD FY2027 budget; builder assignments from the Pulte Caymas page, Stock’s Caymas floor plans and the Caymas site plan, revised March 20, 2026. No Stock Custom Homes plan is published for Caymas.

The two builders design differently. Pulte offers one-story and two-story plans on 40-foot-wide homes with two-car garages and lists “Impact Glass Included” (Pulte Caymas page). Stock’s plans are designed with South Florida Architecture, carry three-car garages and come in British West Indies, Modern and Transitional elevations; Mayfield Grande III is the only Stock plan with a second floor, a loft (Stock Caymas project page; floor plans). On Oct 10, 2026 Pulte’s Brixton started from $839,990 and Stock’s Birchwood III from $1,254,990; base prices exclude homesite premiums and options. Every plan, its size and its base price, plus the spec homes and the estate homesites, sit in the homes-by-builder section further down this page.

The width you choose also sets your Caymas CDD bill, because the district assesses debt by lot width. In FY2027 a 52-foot Pulte homesite carries $2,654.00 a year in total CDD charges, a 62-foot Azure homesite in the first phase $2,978.26 and a 90-foot Cobalt homesite in the first phase $3,886.18 (Caymas CDD FY2027 budget). Those lines, the second bond series that covers Phase II and the master HOA estimate are laid out in the fee stack section below, so a buyer comparing a Pulte home and a Stock home can compare the yearly carrying cost as well as the price.

Models are open to tour. Stock’s models page lists Birchwood III, Cambria III and Mayfield III on Caymas Terrace and Madison II and Sterling III on Moonflower Lane as open (Stock Caymas models); the developer reported eight models open and seven more under construction on May 14, 2026 (developer release); and Pulte’s model is at 9402 Caymas Terrace (Pulte Caymas page). The sales center at 9385 Caymas Terrace keeps hours of Monday to Saturday 9 a.m. to 5 p.m. and Sunday noon to 5 p.m., per the developer in April 2026 (developer release, Apr 30, 2026).

Caymas Naples Is Not Caymas Boats: Names You Will See

Caymas shares its name and its land with several other things, and mixing them up leads to wrong answers about price, size and who you are dealing with.

• Caymas Boats is a boat brand. The plain word “Caymas” in a search engine mostly returns boats; “Caymas Naples” returns this community.
• Caymas 28, LLC is an unrelated Florida company, now dissolved (Sunbiz). The association that governs Caymas homes is Caymas Master Homeowners’ Association, Inc. (Sunbiz entity search).
• Willow Run and San Marino are the land’s earlier names. Most of Caymas was the Willow Run Quarry, zoned as the Willow Run RPUD; the zoning that governs Caymas today is still called the San Marino RPUD (PUD master list, June 11, 2026). You will see both names on county maps, permits and the FDEP cleanup file.
• Lido Isles is a 20-lot Caymas plat on Raintree Street, recorded in 2023. It is not the Lido Isles Homeowners Association, Inc., an unrelated association from about 2000.
• Caymas Phase One is the name of the plat holding lots 1 to 77 (Plat Book 72, Pages 86 to 97). FEMA’s letter for those lots calls them “Caymas Replat Phase 1” and cites the same plat book.
• The Aventine apartments share the San Marino RPUD but are not part of Caymas.
• Seven Shores is Toll Brothers’ separate community next door in Hacienda Lakes, with its own CDD and builder.
• Wild Blue at Waterside in Sarasota is another Stock clubhouse project, not Caymas.

The numbers vary too. Developer and press materials have described Caymas with a 700-acre or 780-acre figure and with a rounder home count; the county ordinance measures the CDD at 767.687 acres (Ordinance 2023-33), and the CDD’s bond methodology, budgets and lien rolls count 457 homesites (FY2027 budget). The 823.6 acres on the county PUD list is the whole San Marino RPUD, including the Aventine apartments (PUD master list). Earlier counts are history, not errors: Business Observer reported 443 homesites in February 2023 (Feb 22, 2023) and the Master Engineer’s Report planned 445 in August 2023; the plan reached 457 by the March 2024 bond methodology. Pulte’s lots were first reported as 87 homesites in early 2023, before its second purchase in July 2023 brought the total to 97 (Mar 15, 2024 agenda package).

Two more labels matter to a seller. The sales center address is in ZIP 34114, like every county address point inside Caymas (Collier GIS address points), and the road at the gate is Collier Boulevard, County Road 951; “SR 951” belongs to the state interchange at I-75 to the north.

Caymas Market Snapshot

Caymas recorded 31 closed sales in the Southwest Florida MLS in the 12 months to Oct 13, 2026, at a median sold price of $1,795,000, with sales from $1,097,433 to $4,030,515 and $62,786,756 in total volume (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).

Data updated: October 2026

We tracked every one of those 31 Caymas closings by hand from the raw MLS rows. Eight of the 31 are Sold Data Entry (SDE) rows: recorded sales entered into the MLS after closing rather than marketed through it. They are real sales, so they count in the closing total, the median, the range and the volume; they are left out only of sale-to-list and days-on-market figures, which they cannot supply. The other 23 are standard sold rows.

With 31 sales, an odd count, the median is the middle sale, the 16th of 31, at $1,795,000. The average sits above the median because the sales near and above $3 million pull it up, which is why we lead with the median. Against the prior 12 months (Oct 13, 2024 to Oct 12, 2025: 32 closings, a $1,454,500 median and $51,352,691 in volume), the median is 23.4% higher and the volume 22.3% higher. Part of that is mix: the prior year held 18 SDE rows and 14 standard rows, this year 8 and 23. On standard rows alone the median rose from $1,537,500 to $1,785,000, or 16.1%. Median days on market for standard sales fell from 97 to 78, and the median sale-to-list moved from 95.1% to 94.7%.

By status, the 23 standard sales had a median of $1,785,000 (the 12th of 23) and ran from $1,155,000 to $2,975,000; the 8 SDE sales, too few for a median, ran from $1,097,433 to $4,030,515 (Southwest Florida MLS, same window). Both ends of the full range are SDE rows, closed Dec 30, 2025 and Aug 28, 2026. The highest standard sale was $2,975,000 on Apr 17, 2026. That sale appears twice in the MLS, as a standard listing and a later Sold Data Entry record, and is counted once here. These are status labels in the MLS, not a builder or resale label: the MLS record does not say which sales were new homes and which were resales.

The MLS carries a single community name for every one of these sales, CAYMAS, so the price table by section has one row:

The MLS records no plat, phase or builder name for Caymas, so no split of these 31 sales by builder, collection or lot width is possible from MLS data. Builder base prices and current spec-home asking prices, which are a different measure, appear in the homes-by-builder section below with their dates.

The MLS export for this window carries no ZIP field, so this page reports no ZIP split from it; every Caymas county address point is in 34114 (Collier GIS address points). The MLS city field reads Naples on 29 of the 31 closings and “other” on two, the $1,915,000 sale on Jun 2, 2026 and the $4,030,515 sale on Aug 28, 2026, both on Caymas Way. They are counted here because the MLS community name reads Caymas.

How to read these numbers depends on which side of the table you sit. For a seller, the 31 closings are the record a buyer’s agent and an appraiser will use, but they are not the only competition: on Oct 8, 2026, 281 of the 457 homesites were still titled to SD San Marino or Pulte (Collier GIS parcels), and Stock listed ten available homes on Oct 10, 2026 asking $1,957,785 to $3,859,860 (Stock available homes). A finished resale is priced against both the closed record and those live builder asking prices. For a buyer, the median tells you where the middle of Caymas traded, not what a particular lot width or plan costs, and the builder base prices quoted elsewhere on this page exclude homesite premiums and options, so the closed sales are the better guide to what a finished home actually costs.

Selling in Caymas? A Caymas valuation starts with where your lot and finish level sit against these 31 sales and against the builders’ current asking prices. Get a free Caymas home valuation or Call Jesse direct at (239) 898-6072. McGreevy and Comisar: Top 1% Real Estate Agents Nationally Since 2008, and the #1 Team in Southwest Florida since 2012.

Caymas Sales by Price Band

The 31 Caymas closings group into four price bands (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026; bands are arithmetic on the raw MLS rows):

The two middle bands hold most of the sales, so most Caymas closings in this window landed between $1.25 million and $3 million. The four lower-priced sales under $1,250,000 ran from $1,097,433 to $1,234,990, and no Caymas home closed under $1 million in this window. The two sales above $3 million are a thin sample, so they mark the top of what closed rather than a going rate. These bands describe prices only; the MLS does not record which builder, lot width or collection each sale belongs to, so no band should be read as a builder’s price range.

Caymas Sales by Quarter

Caymas closings by calendar quarter (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026):

Quarterly samples of 3 to 10 sales move with the mix of homes that happened to close, so a swing such as the $1,790,825 median of Oct 13 to Dec 31, 2025 against $1,692,430 in January to March 2026 says more about which homes closed than about a change in Caymas values. The first two quarters carried the most closings in the window, 10 each, and July to September 2026 carried 3.

What the Caymas MLS Record Does Not Yet Show

The Southwest Florida MLS export behind this snapshot (pulled October 13, 2026) holds list price, days on market, living area, bedrooms and building design for the Caymas sales, plus the current listings, and each is summarized below. It does not hold plat, phase, builder, lot width, view, pool or the original list price, so this page does not print those.

• List price: the median final list price of the 23 marketed sales was $1,850,000. The export carries the final list price, not the original.
• Days on market: a median of 78 days across the 23 standard sales (average 131); Sold Data Entry rows carry no marketing period.
• Sale-to-list ratio: a median of 94.7% across the same 23 sales, sold price over final list price.
• Price per square foot: a median sold price of $655 per square foot of living area across the 31 sales, against $588 in the prior 12 months.
• Bedrooms and living area: living area ran from 2,366 to 4,000 square feet. The 17 sales coded 4 bedrooms plus den had a median sold price of $2,260,000; the 7 coded 3 bedrooms plus den ran from $1,155,000 to $1,599,860, and no other bedroom group reached 10 sales.
• Building design: all 31 sales carry the single code Single Family, so the field does not separate builders, plans or lot widths.
• Active listings: 7 on October 13, 2026, with a median list price of $2,695,740 (range $1,990,000 to $3,329,330) and 2 more pending, which is 2.7 months of supply at the closing pace of the last 12 months. The export does not say which of the 7 are builder-listed.

County records count Caymas homes differently, each over its own window:

Each figure measures something different over a different period, so read each one only against its own record.

How Did Caymas Begin? From Quarry and Golf Plan to Gated Community

Caymas, Naples began as two pieces of land that never became what they were zoned for: the Willow Run limerock quarry and the San Marino PUD, approved in 2000 for a private golf course. A 2022 county rezone merged them, a 2023 Community Development District financed the roads and lakes, and home sales opened in January 2024.

The history matters to a buyer for three reasons. It explains the lakes, which are flooded quarry pits rather than dug ponds. It explains the entitlement, which allows far more homes than Caymas will build. And it explains the FDEP cleanup file, which a careful buyer should read before choosing a homesite near the amenity campus.

The Willow Run Quarry and the San Marino Golf Plan

Most of the land under Caymas was the Willow Run Quarry. FDEP’s 2023 notice describes the property as “formerly used for industrial operations, including … rock mining operations and asphalt and concrete production” (FDEP Exhibit 1, Dec 1, 2023), and a 2020 environmental evaluation describes the site’s “water-filled lakes representing relict quarries” (Background and Risk Evaluation, Sept 28, 2020). Those relict pits are the lakes that now cover 287.27 acres of Caymas (Master Engineer’s Report, Aug 1, 2023).

The golf plan came first on paper. Collier County adopted the San Marino PUD by Ordinance 2000-10 on Feb 22, 2000, zoning it for up to 352 units and “a private golf course and club” (San Marino RPUD rezone narrative, rev. Feb 18, 2022). The golf course was never built. Only 38.9 acres of the PUD were developed, as the 350-unit Aventine apartments in 2002, and the rest sat vacant. Next door, the county zoned the quarry land as the Willow Run RPUD (Ordinance 2014-35) for up to 590 units, and a smaller tract as the Lido Isles RPUD (Ordinance 2015-35) for up to 61 units (rezone narrative).

That is why Caymas has no golf course today: the 2000 golf intent was not carried into the current zoning, and the CDD’s land-use table has no golf at all (Master Engineer’s Report). The only golf on site is the simulator planned for the clubhouse (Caymas Lifestyle page).

The 2022 Rezone and the 2023 CDD That Created Caymas

On Oct 25, 2022 the Collier Board of County Commissioners adopted Ordinance 2022-39 (petition PUDR-PL20210001766), which folded Willow Run, Lido Isles and the 5.5-acre former Cracklin’ Jacks restaurant parcel into the San Marino RPUD (rezone narrative; PUD master list, June 11, 2026). The merged San Marino RPUD covers 823.6 acres and allows up to 1,321 dwelling units, a gross density of 1.6 units per acre, including the 350 existing Aventine apartments; Parcels B and C, where Caymas sits, allow up to 971 units, and the county lists an estimated build-out of 2027 (PUD master list; rezone narrative).

Caymas uses less than half of that. The CDD plans 457 homesites against 971 permitted on Parcels B and C, about 47 percent (arithmetic on the FY2027 CDD budget and the rezone narrative). For an owner, that means the zoning is not what caps the number of homes inside the gates; the recorded plats and the CDD’s assessment methodology fix the 457.

The district came next. Collier County adopted Ordinance 2023-33 on June 27, 2023, establishing the Caymas Community Development District on 767.687 acres at the petition of SD San Marino, LLC; it was filed with the Florida Department of State on July 3, 2023 (Ordinance 2023-33; BCC item, June 27, 2023). The CDD held its organizational meeting on Aug 1, 2023 (minutes). That day the board accepted a Master Engineer’s Report with a capital improvement program of $43,723,182.88 (Aug 1, 2023 agenda package) and authorized bonds not to exceed $60,145,000 in one or more series. Two series have been issued so far, $7,815,000 in April 2024 and $6,065,000 in February 2026 (FY2025 audit); bond proceeds help pay for the lakes, stormwater system, conservation areas and other district infrastructure, while the amenity campus was left out of the CDD program and funded by the developer. The bonds, the per-lot debt and the payoff rules are explained in the CDD section further down this page.

The plats were recorded in this order:

The land cost is on record too. According to the CDD’s draft bond disclosure, the developer bought the district lands from 2016 to 2022 for about $41.4 million, and Pulte bought its 97 lots on Dec 15, 2022 and July 25, 2023 for about $17 million (Mar 15, 2024 agenda package; Dec 2, 2025 agenda package).

From there the timeline moved quickly:

Stock has reported strong sales along the way, for example “more than 100 homes sold in 2024” and more than $50 million in residential sales in January and February 2026 (Business Observer, Mar 19, 2026). Those are the developer’s contract-sales claims, a different measure from the 31 MLS closings in the market snapshot above.

The Quarry Cleanup Record: What FDEP Has Closed and What Is Still Open

The quarry left an environmental file with the Florida Department of Environmental Protection, and it is public. Here is what it says, in plain terms.

FDEP tracks the old Willow Run property as two cleanup sites. Willow Run Site A is closed. FDEP issued a Site Rehabilitation Completion Order on Nov 6, 2025; it attributes the arsenic found in soil to natural conditions and imposes no engineering or institutional controls (FDEP SRCO, Willow Run Site A). Willow Run Site B remains open. A completion report was filed on Feb 27, 2026, and on July 17, 2026 FDEP issued notices of intent to close Sites A and B with conditions (FDEP notice letters, July 17, 2026); what those conditions are, and where they would apply, is not yet published. The state’s cleanup-site layer lists Site B as open (FDEP OpenData cleanup sites).

The CDD’s draft bond disclosure adds one more fact: a 2019 Phase I environmental assessment found petroleum compounds and arsenic in soil on the “Prior Quarry” area, where the amenity campus is planned (Mar 15, 2024 agenda package).

There was also a dispute between agencies, now settled. In December 2023 the South Florida Water Management District objected to FDEP’s conditional closure because of where the conservation easement boundaries fell (SFWMD notice of objection, Dec 28, 2023); an amended and restated conservation easement was recorded at Official Records Book 6320, Page 3254, and SFWMD withdrew its objection on Feb 6, 2024 (consultant follow-up, Jan 26, 2024).

What this means for a Caymas buyer or seller is a reading assignment, not a verdict. The record shows a regulated cleanup with one site closed without restrictions and one site moving toward closure with conditions not yet published. Anyone choosing a homesite, especially near the amenity campus, can read the whole file in FDEP’s public document index for Willow Run (ERIC_15361) and Willow Run Site B (ERIC_18816), and a seller should ask a Florida real estate attorney what disclosure law requires before listing. When FDEP issues the Site B closure order, its conditions will be in the ERIC_18816 file.

Three practical questions follow from the file. A buyer of a new home can ask the builder’s sales team which FDEP site, if either, touches the homesite under contract, and ask for that answer in writing. A buyer of a resale can ask the listing agent for the same and check the parcel against the ERIC_18816 documents once the closure order issues. And any owner can follow the amenity campus, which sits on the former “Prior Quarry” area and was still titled to the developer in October 2026 (Collier GIS parcels), because any conditions FDEP attaches there would matter to the master HOA if the campus passes to it as planned. None of this is a reason to avoid Caymas; it is a reason to read the record before you choose a lot.

What Is the Caymas Master Plan, and How Much Is Built?

Caymas is planned for 457 single-family homesites on about 767.7 acres in Naples, and about 72 percent of that land is lake or preserve. By late September 2026 the county had recorded 194 single-family certificates of occupancy, while Phase II, the 170-lot waterfront section, had only 8 finished homes.

The 457 count comes from the Caymas CDD FY2027 adopted budget and the district’s two lot-by-lot lien rolls, and the 767.687-acre boundary from Collier County Ordinance 2023-33. The developer’s own drawing, the Caymas site plan, revised March 20, 2026, labels the lot widths by builder, the models, the nature preserves, the Henderson Creek canal along the frontage and the amenities area. It is the best map for anyone searching for a Caymas site plan or interactive map, with one caution: it is a marketing drawing, and the recorded plats (Plat Books 72, 73 and 75) control lot lines.

The plan is a single gated loop off Collier Boulevard (CR 951). One bridge entrance on Caymas Street serves every home, and the streets run in a sequence a buyer will learn quickly: Caymas Terrace and Raintree Street on the Pulte side, Caymas Way, Moonflower Lane and Moonflower Court through the Stock first phase, and Loquat Lane, Caymas Street and Oleander Way in Phase II (Collier address points, Sept 22, 2026).

Land Use: Lakes and Preserves First

The Atwell Master Engineer’s Report of Aug 1, 2023 splits the 767.68-acre district this way:

Lakes and preserves together are 556.67 of 767.68 acres, about 72.5 percent (arithmetic on the engineer’s table). Homes sit on less than 15 percent of the land. The lakes are the relict quarry pits reshaped into a stormwater system; the FY2027 CDD budget describes its maintenance scope as about 279 acres of ponds and about 270 acres of conservation area.

Who owns the pieces matters for fees. Per the same engineer’s report, the Caymas CDD owns and maintains the lakes and stormwater system, the conservation areas, perimeter landscaping and environmental restoration; Collier County owns the water and sewer lines and the off-site road improvements; and the master HOA owns the private roads (Tract R on the recorded Phase II plat) and the amenity tract. The amenity campus is not part of the CDD capital plan at all: the engineer’s report says all amenity facilities are “funded by the Developer to be owned and maintained by the POA,” and the Series 2024 methodology states that “No Series 2024 Assessments are planned to be allocated … to any platted amenities” (Apr 2, 2024 CDD packet). So no Caymas homeowner pays CDD bond debt for the clubhouse.

Plats and Build-Out Status in October 2026

Caymas was recorded in five plats. The table counts each one three ways, from three different county records, so read each column with its own date.

Sources: Collier growth-model CO layer, Collier parcel layer 42 and the county address-point layer. Certificates of occupancy and address coding are different records: a CO marks a finished home, while address coding lags construction, so a lot can hold a finished spec home and still be coded vacant.

The plat chronology, from the county’s agenda records: the BCC first approved a Caymas Phase One plat on Dec 8, 2020, approved an amended plat on Nov 8, 2022, and the plat was recorded Dec 8, 2022. The Caymas Replat (Plat Book 73, Pages 58 to 69) and the Lido Isles plat (Plat Book 73, Pages 56 to 57) followed in 2023. The Caymas Phase II final plat was recorded Aug 28, 2024 at Plat Book 75, Pages 1 to 33, and the BCC approved the replat of lots 131 to 181 on Sept 10, 2024.

Read across the totals and the build-out picture is clear. The Pulte plats are close to finished, the Stock first phase is a little more than half delivered, and Phase II is at the very start. Of 457 lots, 176 (38.5 percent) were owned by someone other than the developer, Pulte or the CDD on Oct 8, 2026, a proxy for homes sold rather than a closing count. The other 281 were builder-held: 256 by SD San Marino, LLC and 25 by Pulte. In Phase II, 5 of the 170 lots were titled to third parties and the other 165 to the developer: 164 on lots carrying the Phase II subdivision code, plus Lot 283 (9531 Moonflower Lane), the one Phase II lot whose subdivision code is blank on the county address layer and so does not resolve to the plat in the county roll (parcel layer, Oct 8, 2026). The developer’s own draft offering estimate is 50 to 75 home deliveries a year (Series 2024 draft offering memorandum, Mar 2024).

Lot Widths and What Each Width Builds

Lot width is the single most useful fact about a Caymas homesite. It sets the builder, the plan collection, the CDD assessment and, in practice, the price tier.

Lot counts: FY2027 CDD budget. Lot areas and ownership: Collier parcel layer. Builder legend: Caymas site plan, Mar 20, 2026.

Worked example, share of each width already in owners’ hands (arithmetic on the table): 52 ft, 72 of 97 = 74 percent; 62 ft, 56 of 164 = 34 percent; 76 ft, 36 of 109 = 33 percent; 90 ft, 12 of 59 = 20 percent; 100 ft plus, 0 of 28. The narrow Pulte lots sold first and fastest; the widest lots, most of them in Phase II, have barely begun. A buyer shopping a 90 ft or estate homesite in late 2026 is mostly buying from Stock, while a buyer who wants a 52 ft home is increasingly looking at resales.

Selling or Buying in Caymas? Talk to McGreevy and Comisar

By Oct 8, 2026, 176 of 457 Caymas lots had passed from the builders to owners (county parcel layer), and any of those owners who sells now competes with builders that still hold 281 lots and list finished spec homes down the street. If you own in Caymas, start with a free home valuation from McGreevy and Comisar, read how we approach a home sale in Naples, or Call Jesse direct at (239) 898-6072. If you are deciding between a Stock build, a Pulte resale and a finished spec home, Call Marc at (239) 287-5873 and read our guide to buying a home with McGreevy and Comisar.

McGreevy and Comisar: Top 1% Real Estate Agents Nationally Since 2008, and the #1 Team in Southwest Florida since 2012.

Who Governs Caymas? The Master HOA, the CDD and the Developer

Caymas is governed by two layers only: the Caymas Master Homeowners’ Association, Inc. and the Caymas Community Development District. In October 2026 the developer, SD San Marino, LLC, an affiliate of Naples-based Stock Development, controlled both boards. There is no sub-association, no condominium and no separate club entity anywhere in Caymas.

The Sunbiz entity search for “Caymas” returns the master HOA and an unrelated, dissolved LLC, nothing else. An older “Lido Isles Homeowners Association, Inc.” on Sunbiz dates from about 2000 and has nothing to do with the 20-lot Lido Isles plat inside Caymas. Every Caymas home, Pulte or Stock, belongs to the same master association and the same CDD; the only difference between them on the district’s books is the lot-width class and the assessment area.

Caymas Master Homeowners’ Association

The Caymas Master Homeowners’ Association, Inc. is a Florida not-for-profit corporation, Sunbiz document N22000012729, filed Nov 9, 2022, FEI 92-1338723. Its principal address is 2639 Professional Circle, Suite 101, Naples, the Stock office. Its three officers are developer staff, and a June 2026 assignment of dedications to the CDD was signed by the association’s vice president in that capacity (June 2, 2026 CDD packet).

Membership is mandatory. The CDD and HOA facilities agreement recites that “all of the Caymas property owners are members of the Association pursuant to the Master Declaration” (Aug 6, 2024 CDD packet). That Master Declaration of Covenants, Conditions and Restrictions for Caymas is recorded at Official Records Book 6190, Page 2974, and was amended and restated in 2024 (Official Records Book 6374). Both sit in the Collier Clerk’s Official Records, and neither text is posted on any public Caymas site. The Declaration is the document that governs assessments, leasing, pets, architectural review and any resale charge.

The HOA owns the private roads (Tract R) and, once the developer deeds it, the amenity campus. In October 2026 both amenity parcels were still titled to SD San Marino, LLC on the county parcel layer.

Caymas Community Development District

The Caymas Community Development District is a Chapter 190 special district created by Collier Ordinance 2023-33, adopted June 27, 2023 and filed with the Department of State July 3, 2023, covering 767.687 acres; the petitioner was SD San Marino, LLC (Ordinance 2023-33). The board held its organizational meeting on Aug 1, 2023 (minutes).

All five supervisors are developer affiliates. The district’s FY2025 audit says so in one line: “All of the Board members are affiliated with SD San Marino, LLC.” The staff is the usual Florida CDD lineup: district manager Wrathell, Hunt and Associates of Boca Raton; counsel Coleman, Yovanovich and Koester; engineer Atwell; auditor Grau and Associates; trustee US Bank. Meetings are set for the first Tuesday of the month at 1 p.m. at 2639 Professional Circle #101, Naples, and most are cancelled.

The next landowners’ election is Nov 3, 2026 at 1:00 p.m., for seats 3, 4 and 5 (CDD board page; Aug 4, 2026 packet). Landowner voting is by acreage, which is why the developer holds every seat. For a plain explanation of what a CDD is and does, the district’s own FAQ page is a good primer.

When Do Caymas Residents Take Control?

Residents do not control either Caymas board yet, and the two hand-offs run on different clocks.

The HOA follows Florida Statutes s. 720.307: owners other than the developer elect a board majority three months after 90 percent of the parcels in all phases have been conveyed to them, or on an earlier statutory trigger. Ninety percent of 457 is 411.3, so the trigger is the 412th conveyance (arithmetic). On Oct 8, 2026 the count stood at 176 of 457, or 38.5 percent (county parcel layer). No turnover has occurred, and the Declaration could set an earlier date; it is not published.

The CDD follows s. 190.006: seats begin passing to resident qualified electors only once six years have run from the initial board (Aug 1, 2023) and at least 250 qualified electors live in the district. That puts the first resident-elected seat after August 2029 at the earliest. The district had 5 registered voters on Apr 15, 2025 and 131 on Apr 15, 2026 (Aug 5, 2025 minutes; Aug 4, 2026 packet). Until then the developer sets the CDD budget and the assessment levels.

Who Maintains What in Caymas

The Facilities Operation and Maintenance Agreement, approved Sept 5, 2024 (minutes), is the hinge between the two budgets: the HOA maintains certain CDD-owned items inside the gates, such as buffers and perimeter walls, while the CDD keeps capital replacement and post-storm cleanup and repair. On June 2, 2026 the developer turned over a package to the CDD: a special warranty deed of the lake and preserve tracts, bills of sale for the perimeter wall and the off-site roadway (bridge) improvements, an assignment of plat dedications, a partial release of mortgage and the transfer of the stormwater permit (June 2, 2026 minutes). Buyers who want the full maintenance cost need both the CDD budget and, once released, the HOA budget; by design they do not overlap.

Caymas CDD Bonds, Budgets and Payoff

The Caymas CDD in Naples has two bond series outstanding, Series 2024 for the 287 lots in Assessment Area One and Series 2026 for the 170 Phase II lots in Assessment Area Two, about $13.645 million in par combined ($7,580,000 plus $6,065,000). Each Caymas home repays its share by lot width, alongside a district operating charge.

Both figures come from the FY2027 adopted budget. The bonds funded only part of the infrastructure. The Aug 2023 master capital program was estimated at $43,723,182.88 (Master Engineer’s Report); the board authorized bonds not to exceed $60,145,000 (Aug 1, 2023 minutes) but has issued far less, and the developer funded the balance of each area’s program itself. The assessment weights scale with lot width, so a 90 ft lot carries a larger share of the debt than a 52 ft lot.

Series 2024 Bonds: Assessment Area One (287 Lots)

Assessment Area One is Caymas Phase One (77 lots), the Caymas Replat including the 2024 replat of lots 131 to 181 (190 lots) and Lido Isles (20 lots). The CDD issued $7,815,000 of Series 2024 bonds on Apr 2, 2024 at 4.45 to 5.625 percent, final maturity May 1, 2054; $7,700,000 was outstanding on Sept 30, 2025 (FY2025 audit) and $7,580,000 on Nov 1, 2026, with the next principal payment of $125,000 due May 1, 2027 (FY2027 budget). The area’s capital program was $26,510,411.27 (Mar 15, 2024 minutes), and the developer funded $7,990,193.10 of it beyond the bonds (Final First Supplemental Methodology). These assessments are collected on the November county tax bill.

Sources: FY2027 budget; Final First Supplemental Methodology, Mar 21, 2024. The 52 ft rows are the 97 Pulte homesites.

Series 2026 Bonds: Assessment Area Two (170 Waterfront Lots)

Assessment Area Two is the whole of Caymas Phase II, which the CDD describes as 170 “water-front” single-family lots. The district issued $6,065,000 of Series 2026 bonds on Feb 20, 2026 at 4.0 to 5.625 percent, as term bonds maturing May 1, 2033 to May 1, 2056, with the first principal payment of $90,000 due May 1, 2027 (FY2025 audit; FY2027 budget). The area’s capital program was $17,250,000, and the developer funded $11,677,363.29 of it (Final Second Supplemental Methodology, Feb 2026). Because the Phase II lots were developer-owned when the FY2027 roll was certified, the CDD bills these assessments directly in FY2027 rather than on the tax bill.

Once Phase II homes close and the lots move onto the county tax roll, the debt line is grossed up for county collection costs and the early-payment discount. The methodology’s gross on-roll equivalents are $2,008.43 (62 ft), $2,461.95 (76 ft), $2,915.46 (90 ft) and $3,239.40 (100 ft plus) (Final Second Supplemental Methodology). A Phase II buyer should expect the tax-bill figure to be higher than the FY2027 direct bill for the same debt.

How the Caymas CDD O&M Charge Has Moved

The operating and maintenance (O&M) piece of the Caymas CDD bill was flat for two years and then jumped. On the tax roll in Assessment Area One it was $728.61 per lot in FY2025, $726.16 in FY2026 and $967.86 in FY2027 (FY2025 budget; FY2026 budget; FY2027 budget). That is an increase of $241.70 per lot, or 33.3 percent, in one year (arithmetic). Assessment Area Two pays $895.27 in FY2027, billed off the roll.

Two lines in the FY2027 budget explain the jump. The developer’s landowner contribution, which had subsidized operations, fell to $0, and a new $80,000 lake bank erosion repair line was added on top of $232,999 of stormwater and conservation maintenance. FY2027 general fund revenues total $418,861, of which $277,776 is the on-roll O&M levy and $152,196 the off-roll levy (FY2027 budget). As more homes close, the operating cost is spread across owners rather than carried by the developer.

The FY2027 mailed notice also set the O&M lien amount as the “maximum rate” under s. 197.3632, so the board can levy up to that rate in future years without a new mailed notice or hearing; an increase above it would require one (Aug 4, 2026 packet). Florida also requires a CDD disclosure in every sale contract for a Caymas home (s. 190.048).

Can You Pay Off the Caymas CDD Bond Early?

Yes, an owner can prepay the debt portion of a Caymas lot’s assessment, which removes the annual debt line; the O&M charge continues. The starting point is the principal assigned to each lot at issuance on the district’s lien rolls:

• Assessment Area One (Series 2024): 52 ft $22,879.18; 62 ft $27,279.02; 76 ft $33,438.80; 90 ft $39,598.58 (Apr 2, 2024 packet).
• Assessment Area Two (Series 2026): 62 ft $27,161.95; 76 ft $33,295.29; 90 ft $39,428.63; 100 ft plus $43,809.59 (Feb 18, 2026 packet).

Those are issuance figures, not today’s payoff. Series 2024 principal has been paid down serially since May 1, 2025, so the current payoff for any lot comes only from a payoff letter issued by the district manager, Wrathell, Hunt and Associates, and is not published. Separately, the Series 2024 bonds carry an optional redemption date of May 1, 2034 or later (FY2025 audit); that date governs when the district may call bonds at its own option, not whether a homeowner may prepay.

The district’s finances are in order on the record. The FY2025 audit by Grau and Associates carries an unmodified opinion, finds the district in compliance with the Series 2024 requirements at Sept 30, 2025, and notes the district owes the developer $51,534 in advances (FY2025 audit). Whether to pay off is a personal finance question: the debt line on a 62 ft AA1 lot is $2,010.40 a year to 2054, against a lump sum that a payoff letter will state.

The Fee Stack in Caymas

A Caymas home in Naples carries a CDD assessment, a master HOA assessment and county property tax, and nothing else that any public record shows. The CDD figures are adopted and published by lot width; the Caymas HOA figure is only a developer estimate, because no Caymas Master HOA budget has been published.

This is the honest answer to “what are the Caymas Naples HOA fees”: the only primary figure is “approximately $2,400 to $2,900 per residential unit annually, which amount is subject to change,” a developer estimate printed in the CDD’s Series 2024 draft offering memorandum (March 2024) and repeated in the Series 2026 draft (December 2025). No Caymas Master HOA budget is published, and the HOA’s estoppel certificate under s. 720.30851 governs the actual figure for any sale. The monthly equivalent of the estimate is $200.00 to $241.67 (arithmetic).

Selling? A buyer’s lender and title company will ask for every line below, so gather them early: start with a free valuation and Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, and see how we help buyers in our Naples home-buying guide. McGreevy and Comisar: Top 1% Real Estate Agents Nationally Since 2008, and the #1 Team in Southwest Florida since 2012.

Caymas Fee Stack Table

The CDD’s FY2027 totals per home, O&M plus debt, are $2,654.00 (52 ft), $2,978.26 (62 ft), $3,432.22 (76 ft) and $3,886.18 (90 ft) in Assessment Area One, and $2,753.07 (62 ft), $3,172.58 (76 ft), $3,592.07 (90 ft) and $3,891.72 (100 ft plus) in Assessment Area Two (FY2027 budget). The millage, about 10.5058 mills in 2025 and 10.7796 mills in 2023, is the figure stated in the CDD’s bond offering drafts (Dec 2025 draft; Mar 2024 draft).

Worked Examples: What a Caymas Home Carries Each Year

These illustrations combine a verified FY2027 CDD figure with the developer’s unverified HOA estimate of $2,400 to $2,900 a year. They are before property tax, and the HOA part will change when a real budget is adopted.

Sources: FY2027 CDD budget; Series 2024 draft offering memorandum. Arithmetic is ours.

Property tax sits on top. At about 10.5058 mills, each $100,000 of taxable value costs $1,050.58 a year. The county sets taxable value, not the sale price, and a homestead exemption changes it, so a dollar tax cannot honestly be computed from a purchase price or from the Caymas median sale; the tax bill for the specific parcel is the only reliable figure.

Notice what the table shows about width. Between a 52 ft and a 90 ft home in Assessment Area One, the CDD difference is $1,232.18 a year, all of it debt (arithmetic). A 100 ft plus estate lot in Phase II carries nearly the same FY2027 total as a 90 ft first-phase lot, because its debt is billed on the lower net basis until the lot reaches the tax roll.

Caymas Fees That Are Not Published

Several charges a Caymas buyer or seller will meet are not in any public record we could read. Each has a document that holds it:

• The actual master HOA assessment. Amount, billing frequency, reserves and any difference by lot width sit in the Caymas Master HOA’s annual budget. For a specific sale, the estoppel certificate under s. 720.30851 states what is owed.
• Resale charges. Any capital contribution, transfer fee or working-capital charge at closing, and leasing rules, sit in the Master Declaration (OR 6190/2974, amended and restated in 2024, OR Book 6374).
• Amenity charges. Any food and beverage minimum, guest fee or amenity user fee after the clubhouse opens will sit in the HOA’s amenity rules and budget.
• The current CDD payoff. Today’s payoff for any lot comes from the CDD manager’s payoff letter, not from the issuance figures.
• Estoppel and resale processing fees. Florida law caps the estoppel fee; the HOA’s actual charge is set by its manager and stated on the certificate request.
• Cable and internet. Comcast holds recorded easements in Phase II (OR 6379/628 and 6379/2362); whether service is bulk-billed through the HOA would show in the HOA budget.

Caymas Homes by Builder, Collection and Plat

Caymas Naples holds 457 homesites in five recorded plats and four product lines: Pulte on 52 ft lots, and Stock Luxury Homes in three width-based collections plus estate homesites. Two sections, the Pulte homesites and Caymas Phase II, have their own pages coming; the rest are covered here as collections and plats.

All base prices below are the builders’ own “starting from” figures read on Oct 10, 2026. Base prices exclude homesite premiums and options, and finished spec homes ask well above them (Stock floor plans; Stock available homes). No MLS figure can be split by builder or collection, because the Southwest Florida MLS records every Caymas sale under one community name with no plat, phase or builder field.

Pulte Homes at Caymas (Phase One and Lido Isles, 52-Foot Homesites)

Pulte Home Company, LLC bought 97 developed lots from SD San Marino, LLC under a joint development agreement dated Dec 15, 2022, in two purchases, Dec 15, 2022 and July 25, 2023 (Series 2024 draft offering memorandum). Pulte was first reported with 87 homesites in early 2023, before the second purchase (Business Observer, Feb 22, 2023). The 97 lots are all 52 ft wide: 77 in Caymas Phase One on Caymas Terrace and 20 in the Lido Isles plat on Raintree Street. Pulte’s homes are 40 ft wide with two-car garages, in one- and two-story designs (Pulte Caymas page).

Pulte lists “Impact Glass Included” on its Caymas page. Its status there is “Final Opportunities” with an inventory count of 0, while 25 lots were still titled to Pulte on the county parcel layer edited Oct 8, 2026 (Pulte; parcel layer). Pulte’s model and sales address is 9402 Caymas Terrace.

A separately recorded Memorandum of Use Restrictions between SD San Marino and Pulte, dated Dec 15, 2022, binds the Pulte lots; it is listed as an exception in the Pulte deed (Aug 1, 2023 CDD packet), and its text is not published. The Master Declaration governs these homes as it does every Caymas home.

On flood, both Pulte plats are covered by FEMA letters of map revision based on fill: 23-04-6380A for Phase One lots 1 to 77 (Oct 18, 2023) and 25-04-1746A for Lido Isles lots 1 to 20 (Jan 29, 2025). The effective map shows the Phase One and Lido Isles address points in Zone AH, and FEMA’s preliminary March 2025 maps would place 10 Lido Isles points in a combined riverine and coastal AE zone; those maps are not effective. The CDD charge on a Pulte home is $2,654.00 for FY2027.

A dedicated Pulte Homes at Caymas neighborhood page is coming, with its own market snapshot and its association details.

Stock Luxury Homes Azure Collection (62-Foot Homesites)

The Azure collection is Stock’s entry product, built on the 164 lots that are 62 ft wide: 133 in the first phase (Caymas Replat) and 31 in Phase II. Stock’s homes are designed with South Florida Architecture, with three-car garages and elevations in British West Indies, Modern and Transitional styles (Stock project page).

Source: Stock floor plans. Mayfield Grande III, with an upstairs loft, is the only Stock plan with a second floor; every other Stock plan at Caymas is single-story. Of the 164 Azure lots, 56 were third-party owned on Oct 8, 2026 (parcel layer), and the 62 ft lots are most of the remaining Stock inventory in the first phase.

Spec example: Stock listed a finished Cambria IV at 9559 Moonflower Lane, a 62 ft first-phase lot, at $1,957,785 on Oct 10, 2026, against the plan’s $1,294,990 base, a gap of $662,795 (Stock available homes). What the gap buys, homesite premium, pool and options, the builder does not itemize.

Stock Luxury Homes Indigo Collection (76-Foot Homesites)

The Indigo collection fills the 109 lots that are 76 ft wide: 47 in the first phase and 62 in Phase II. Its four plans step up in size from the Azure line.

Source: Stock floor plans. Chandler V is shown with 3 to 4 bedrooms and Madison II with 4 bedrooms and an optional bonus room. Of the 109 Indigo lots, 36 were third-party owned on Oct 8, 2026.

Spec example: a Madison II at 9530 Moonflower Lane, a Phase II 76 ft lot, was listed at $2,804,100 on Oct 10, 2026 against the $1,659,990 base, a gap of $1,144,110 (Stock available homes). The same plan asks more on a Phase II lot, which the CDD describes as larger, waterfront product.

Stock Luxury Homes Cobalt Collection (90-Foot Homesites)

The Cobalt collection is built on the 59 lots that are 90 ft wide: 10 in the first phase and 49 in Phase II. Stock released the 90 ft homesites on Aug 14, 2024.

Source: Stock floor plans. Only 12 of the 59 Cobalt lots were third-party owned on Oct 8, 2026, the lowest share of any width with homes on it.

Spec example: a Margo IV at 9595 Caymas Way, a Phase II 90 ft lot, was listed at $3,859,860 on Oct 10, 2026 against the $1,999,990 base, a gap of $1,859,870 (Stock available homes). That is the highest asking price among the ten homes Stock listed that day.

Caymas Phase II Waterfront Homesites

Caymas Phase II is the 170-lot second half of the community, recorded Aug 28, 2024 at Plat Book 75, Pages 1 to 33, and every lot sits in Assessment Area Two under the Series 2026 bonds. The CDD calls all 170 lots “water-front” (Dec 2, 2025 CDD packet); no source publishes a lot-by-lot lake, preserve or interior designation. The width mix is 31 at 62 ft, 62 at 76 ft, 49 at 90 ft and 28 at 100 ft plus, and SD San Marino with its affiliated builders is the sole builder.

Phase II is at the start of delivery. On the county records, 5 of the 170 lots were titled to third parties on Oct 8, 2026 and 165 to the developer, counting Lot 283, the one lot whose subdivision code is blank on the county address layer, and 8 single-family certificates of occupancy had been issued through Sept 28, 2026 (parcel layer; CO layer). Half of the ten spec homes Stock listed on Oct 10, 2026 sit in Phase II, on Loquat Lane, Moonflower Lane and Caymas Way.

Flood status in Phase II is mixed, and it is the plat to check lot by lot. On the effective FEMA map the Phase II address points read 109 in Zone AH, 54 in Zone X (minimal), 5 in AE and 3 in shaded X (FEMA NFHL). FEMA letter 25-04-0696A (Dec 13, 2024) covers lots 268 to 353; no letter was found for lots 354 to 437, which read 53 X, 24 AH, 5 AE and 2 shaded X on the effective map. FEMA’s preliminary March 2025 maps, not yet effective, would put 63 Phase II points into a combined riverine and coastal AE zone (preliminary NFHL).

A dedicated Caymas Phase II neighborhood page is coming, with its own market snapshot and its association details.

Oleander Way Estate Homesites (100 Feet and Wider)

The widest Caymas homesites are 28 lots in the CDD’s “100 ft plus” class, 27 of them on Oleander Way in Phase II and one on Caymas Street. By county parcel geometry their median area is about 24,500 sq ft, with lots running 0.41 to 0.89 acre (parcel layer). The developer site plan shows Stock Luxury Homes on 114 to 134 ft lots and Stock Custom Homes on 142 ft lots; how the 28 split between the two is not legible on that drawing.

No estate plan or estate price is published. The Stock Custom Homes builder page shows no Caymas floor plans. The only price reference is the developer’s draft offering estimate in the Series 2026 bond draft, which bands 100 ft plus homes at about $4.0 million to $5.5 million (Dec 2, 2025 CDD packet); it is a planning estimate, not a list price. On Oct 8, 2026 none of the 28 estate lots had sold to a third party.

The FY2027 CDD charge on an estate lot is $3,891.72, billed directly by the CDD. On the effective FEMA map, lots 397 to 401 (9242 to 9258 Oleander Way) sit in Zone AE, and no FEMA letter covering them was found as of Oct 10, 2026 (FEMA NFHL). Oleander Way is part of Caymas Phase II and is covered by that page.

Caymas Replat and the 2024 Replat of Lots 131 to 181

The Caymas Replat is the Stock first phase: 190 lots in Plat Book 73, Pages 58 to 69 (July 2023), including the 51 lots that were replatted with BCC approval on Sept 10, 2024. Its streets are Caymas Terrace, Caymas Way, Moonflower Lane and Moonflower Court, and its lots are 133 at 62 ft, 47 at 76 ft and 10 at 90 ft, all in Assessment Area One under the Series 2024 bonds.

The first phase is a little more than half built. The county recorded 111 single-family certificates of occupancy across the two Replat plats through Sept 28, 2026 (81 in the main Replat and 30 in the replat of lots 131 to 181), and 99 Replat lots were third-party owned on Oct 8, 2026 (CO layer; parcel layer). On county address coding every first-phase 76 ft and 90 ft lot carries a structure address, so the remaining first-phase inventory is mostly 62 ft Azure lots.

The 2024 replat matters to buyers mainly in paperwork. Lots 131 to 181 received new folio numbers, and FEMA letter 23-04-6403A (Oct 18, 2023) covers Replat lots 78 to 267 as originally platted; whether the 2024 replat needed a new letter is not shown in the records read. Title and flood searches on these lots should use both the original and the replat references.

Caymas Model Homes, Spec Homes and the Sales Center

The Stock sales center is at 9385 Caymas Terrace, Naples 34114, open Monday to Saturday 9 a.m. to 5 p.m. and Sunday noon to 5 p.m. (developer, Apr 30, 2026). Pulte’s model is at 9402 Caymas Terrace.

Stock’s models page lists the Birchwood III, Cambria III and Mayfield III on Caymas Terrace and the Madison II and Sterling III on Moonflower Lane as open models, and the Gardenia II and Margo III as sold. The developer reported eight models open and seven more under construction on May 14, 2026.

Ten finished or near-finished Stock homes were listed as available on Oct 10, 2026, asking $1,957,785 to $3,859,860 (Stock available homes). Single-priced examples against their plan bases:

Base prices exclude homesite premiums and options, so the spec price is the closer guide to what a finished Caymas home costs from the builder. Resale buyers will also see earlier plan generations: Stock’s models page still names Cambria III, Sterling III and Margo III, while the current floor-plan list carries Cambria IV, Sterling IV and Margo IV. For pricing, the closed-sale figures in the Caymas Market Snapshot are the market record; the builder figures here are asking and base prices.

The Caymas Clubhouse and Amenity Campus

Caymas in Naples has one resident-only amenity campus of about 12.5 acres on the lake off Caymas Street. The Sports Park with its pickleball and tennis courts has been open since fall 2025, and the developer has marketed the clubhouse for an October 2026 opening. No certificate of occupancy for the clubhouse was recorded through Sept 28, 2026.

The campus sits on two county parcels: folio 25892017626, the 7.55-acre Tract A of the Caymas Phase II plat, and folio 55650600025, the 4.95-acre Tract A1 of the Lido Isles plat, per the Collier GIS parcel layer edited Oct 8, 2026. Together they measure about 12.5 acres. Developer marketing on the Caymas Lifestyle page describes an “18-acre” lifestyle campus; the county parcel acreage is the measured figure. The district’s own land-use table gives “parks and amenities” 12.76 acres of the 767.68-acre district in the Master Engineer’s Report of Aug 1, 2023, which places the campus in a community where lakes and preserves take about 72 percent of the land.

The engineer’s report states the governing idea in one line: Caymas “will have one main recreational amenity campus for the exclusive use of Caymas’ residents,” and every amenity facility is “funded by the Developer to be owned and maintained by the POA.” The amenity is not part of the CDD capital program, and the CDD’s Final First Supplemental Methodology states that “No Series 2024 Assessments are planned to be allocated … to any platted amenities.” In plain terms, no CDD bond debt sits on the clubhouse land; its operating cost will run through the master homeowners’ association.

The draft bond disclosure in the CDD’s March 15, 2024 agenda package put the amenity build at “approximately $13 million,” funded by the developer under its Joint Development Agreement with Pulte. That figure is the developer’s draft offering estimate, not an audited cost.

What the Caymas Clubhouse Includes

The developer markets the clubhouse at 30,000 square feet, designed by Humphrey Rosal Architects with interiors by Clive Daniel Hospitality, per the Caymas Lifestyle page and the July 16, 2025 design release. Earlier releases described “nearly 30,000 square feet” of indoor and outdoor space (Dec 14, 2023 release), while the CDD’s bond offering drafts of March 2024 and December 2025 describe “an approximately 25,000 square-foot clubhouse.” The outdoor-space wording is the likely reason for the gap; both figures come from the developer.

The program the developer has described from December 2023 through October 2026:

• Dining: a main dining room, a private dining room and a full-service kitchen, plus indoor and outdoor dining.
• Social rooms: a club room with bar and billiards, a golf simulator room, a theater, and card and activity rooms.
• Fitness: a fitness center, an aerobics area and locker rooms.
• Pool deck: resort-style and lap pools with cabanas, a tiki lounge and a poolside bar.
• Arrival: a porte cochere at the clubhouse entrance.
• Outdoors: a yoga lawn, fire pits, a kayak and paddleboard launch, and small and large dog parks (the last two items from the Pulte Caymas page).

The county’s address-point layer already carries 10 cabana address points on the amenity parcel, numbered Cabana 1 to 10 at 9144 and 9140 Caymas Street, and a “Clubhouse” point at 9144 Caymas Street. Humphrey Rosal’s own clubhouse portfolio did not yet list Caymas when read, so the architect credit rests on the developer’s releases. No spa, salon or massage room appears in any developer description.

Who Owns and Runs the Caymas Amenities

Ownership is planned to pass from the developer to the Caymas Master Homeowners’ Association. In October 2026 both amenity parcels were still titled to SD San Marino, LLC, the Stock Development affiliate that develops Caymas, on the county parcel layer. The record that will show the hand-off is a deed from SD San Marino, LLC to the association in the Collier Official Records.

The CDD’s bond offering drafts say the amenities are “expected to be owned by the homeowner’s association and operated by Icon Management” (March 2024 draft; December 2025 draft). Icon Management is the operator named in those drafts; no developer page confirms the contract.

On Sept 14, 2026, Stock named Liana Melle manager of the new clubhouse. Her prior roles include clubhouse manager at Wyndemere Country Club and seven years as food and beverage manager at Naples Lakes Country Club, per the developer release and the Stock Development version. The Lifestyle page also lists a community relations and lifestyle director and a racquet sports professional, neither named.

Stock said in September 2026 that the clubhouse would open in October 2026. The county had recorded no certificate of occupancy for the amenity site through Sept 28, 2026, the latest date in the Collier growth-model certificate layer. A buyer touring in late 2026 should ask the sales center which clubhouse spaces are in use on the day of the visit.

Is Club Membership Mandatory in Caymas?

Yes, in the sense that matters: every Caymas owner is a member of the master association, and the amenity campus is a common element of that association. The CDD and HOA Facilities Operation and Maintenance Agreement recites that “all of the Caymas property owners are members of the Association pursuant to the Master Declaration,” recorded at Official Records Book 6190, Page 2974 and amended and restated in 2024.

No separate club, equity membership or initiation fee appears in any published Caymas record: the Master Engineer’s Report, the bond offering drafts and a Sunbiz entity search for “Caymas” show none. Whether a food and beverage minimum, guest fees or amenity user fees will apply after opening is not published; the HOA’s amenity rules will govern.

The amenity cost sits inside the master HOA assessment. The only published figure is the developer’s estimate in the CDD’s bond offering drafts (March 2024 and December 2025) of “approximately $2,400 to $2,900 per residential unit annually, which amount is subject to change,” about $200.00 to $241.67 a month; no Caymas Master HOA budget is published, and the estoppel certificate under section 720.30851 of the Florida Statutes governs what a buyer will actually pay. That estimate predates the larger clubhouse program the developer now markets.

Is There a Golf Course in Caymas?

Caymas in Naples has no golf course; the clubhouse has a golf simulator. The 2000 San Marino zoning planned a private golf course on this land, but that plan was never built, and the district land-use table carries no golf acreage. Private, bundled and public courses sit within minutes of the Caymas gate on Collier Boulevard.

The record is consistent. The 2022 rezone narrative says the 2000 approval intended the remaining land “for development as a private golf course and club,” and the current permitted-use list names no golf course. The Master Engineer’s Report divides the 767.68 acres into lakes, preserves, residential tracts, roads, parks and amenities, and open space, with no golf category. Every developer page, including the Lifestyle page, lists only the indoor simulator.

Golf is still close. Naples National Golf Club sits directly across Collier Boulevard, about half a mile from the Caymas entrance (0.8 mile by road). Naples Lakes Country Club, a member-owned club with an Arnold Palmer Signature 18, lies about a third of a mile southwest of the Caymas boundary across the road. Caymas buyers who want regular rounds choose among a nearby private club, public daily-fee play, or the simulator; non-resident membership terms are not published on the club pages read.

Golf Clubs Next Door to Caymas

Drive distances run from the Caymas entrance to each club’s county address point on the OSRM routing service, free-flow, queried Oct 10, 2026. Access type is each club’s own description.

Bundled and deeded clubs tie golf to owning a home in that community, so a Caymas owner cannot join them as such. For a direct comparison with a bundled-golf neighbor, see our guide to Treviso Bay. Green fees, initiation and dues at these clubs are not published on the club pages read.

Beach and Boating From Caymas

Caymas in Naples has no marina or boat slips, and its lakes do not connect to the Gulf by boat. Residents get a kayak and paddleboard launch on the community lakes, public boat ramps from about 5 to 10 miles away, and Gulf beaches about 20 minutes from the gate by free-flow driving. Caymas has no beach of its own.

The only road into Caymas crosses the Henderson Creek canal on a county bridge catalogued as “Willow Run Quarry Entrance Over Henderson Creek” in the county canal-facilities layer. Downstream near US 41 the canal passes the county slide-gate weir “HEN CR-1” (weir layer), a water-control structure, so there is no navigable route from Caymas to Rookery Bay or the Gulf. The San Marino zoning lists “boat and canoe docks, fishing piers” among permitted open-space uses, but no dock, slip or marina is built or marketed; the kayak launch is the water amenity.

The Caymas Lakes and the Kayak Launch

The lakes cover 287.27 acres, 37.42 percent of the district, per the Master Engineer’s Report, and the FY2027 CDD budget scopes maintenance for about 279 acres of ponds. Many began as relict quarry pits: the FDEP’s 2020 background evaluation describes “water-filled lakes representing relict quarries.” Today they are CDD stormwater lakes, owned and maintained by the district.

The developer markets a kayak and paddleboard launch at the amenity campus for lakefront exploration (Lifestyle page; Pulte Caymas page). Lake-use rules (fishing, swimming, private launches from a homesite) are not published in any CDD document; the Master Declaration and the HOA rules govern. The lakes also feed the irrigation system under SFWMD water-use permit 11-01995-W, drawn by lake pumps and topped up by two Lower Tamiami Aquifer wells (SFWMD permit data).

Nearest Boat Ramps and Gulf Beaches to Caymas

Drive figures are free-flow from the Caymas entrance on the OSRM routing service, queried Oct 10, 2026; locations from the Collier GIS parks layer.

Beach parking permit terms and county boat-launch fees could not be read for this guide; check Collier County and City of Naples parking rules before the first trip. Season traffic on Davis Boulevard and US 41 will lengthen every figure above.

Tennis and Pickleball at the Caymas Sports Park

The Caymas Sports Park in Naples has 8 pickleball courts and 6 tennis courts, plus bocce and a Sports Pro Shop, per the developer. It opened in fall 2025 and held its grand opening on Feb 14, 2026. Racquet sports are the one Caymas amenity residents can use today while the clubhouse finishes.

The court counts come from the Caymas Lifestyle page, and every developer source from April 2023 onward agrees on 8 pickleball and 6 tennis courts; the Pulte Caymas page repeats them. The Sports Park also holds dog parks and a sports gathering space; the pools and the full fitness center belong to the clubhouse. Court surfaces (clay, hard or cushioned), lighting and reservation rules are not published; the approved site plan for the amenity and the HOA’s amenity rules would hold them.

That is 14 racquet courts for a community of 457 homesites. The member-owned neighbors pair an 18-hole course with tennis, bocce and a pool (Naples Lakes; Forest Glen), so Caymas competes with them on racquet and clubhouse amenity rather than golf.

Sports Park Opening and Programming

Stock’s Nov 3, 2025 release said Caymas had “recently” opened its new sports complex. The grand opening on Valentine’s Day, Feb 14, 2026, drew more than 200 residents and prospective buyers, as reported by Business Observer and Gulfshore Business.

Programming sits with the racquet sports professional, whom Stock’s project page describes as a tennis pro who organizes matches and round robins, and with the lifestyle director. Lessons, clinic pricing and league formats are not published. Guest play and court-booking rules will come from the HOA’s amenity rules.

Fitness, Pools and Dining at Caymas

The fitness center, the resort-style and lap pools and the dining rooms at Caymas in Naples arrive with the clubhouse, which Stock marketed for an October 2026 opening. Until a certificate of occupancy is recorded, these remain the developer’s described program rather than spaces residents use daily. No spa has been announced for the Caymas clubhouse.

The developer describes “a state-of-the-art fitness center” with an aerobics area and locker rooms, and “resort-style and lap pools” on the Lifestyle page. Pulte’s Caymas page calls the main pool a “beach entry resort pool.” The 10 cabana address points on the county layer frame the pool deck. Pool count beyond “resort-style and lap,” heating and dimensions are not published. A September 2026 release listed a fitness center and resort pool at the Sports Center; the Lifestyle page and the clubhouse renderings place them at the clubhouse, which this guide follows.

Dining and Social Spaces Planned for the Caymas Clubhouse

The developer’s program lists a full-service main dining room, a private dining room and a full-service kitchen, indoor and outdoor dining, a club room with bar and billiards, a tiki lounge and a poolside bar (Lifestyle page; Dec 14, 2023 release). The September 2026 release says the clubhouse will host “an active calendar of community events and programs.”

What is not published: dining hours, menu pricing, whether dining is pay-as-you-go or carries a food and beverage minimum, private-event fees and guest policies. Those terms will sit in the HOA’s amenity rules and budget. No spa, salon or massage room appears in any developer description from 2023 to 2026.

Storm Posture and Hurricane History at Caymas

Caymas in Naples is new construction: the 22 elevation certificates on file for new homes show slab floors 2.54 to 4.75 feet above the certificate base flood elevation. The whole community sits in Collier Evacuation Zone D and outside the Coastal High Hazard Area, and the CDD’s 2023 to 2026 minutes record no storm damage.

Collier’s hurricane evacuation layer, edited Aug 20, 2026, puts the entire CDD polygon in Zone D. Collier uses zones A to F, and the state’s Know Your Zone guidance notes that Zone A is generally the most vulnerable and evacuated first. The county’s Coastal High Hazard Area line is about 4.3 km (2.6 mi) from Caymas at its nearest point; Florida defines that area as land below the Category 1 storm-surge line in section 163.3178.

The CDD’s own bond disclosure names the risk plainly: land values “could also be adversely impacted by flooding or wind damage caused by hurricanes, tropical storms, or other catastrophic events” (March 5, 2024 agenda package). Zone D status, floor heights and the lake system lower that risk; they do not remove it.

What Irma, Ian, Helene and Milton Recorded Near Caymas

The closest official wind station to Caymas in the National Hurricane Center reports is the Collier County Emergency Operations Center at 26.11 N, 81.69 W, about 2.5 km away.

Context matters for each storm. In 2017 the Caymas land was still the Willow Run Quarry, with no homes. In 2022 it was under development, with the Phase One plat recorded that December. Helene and Milton in 2024 were the first storms with Caymas homes occupied. Every NHC surge statement for Naples describes coastal and bay inundation; none places surge at the Collier Boulevard corridor, and FEMA’s letters for Caymas name the flooding source as “PONDING/OVERLAND FLOW.”

How Caymas Homes Are Built for Storms

The Florida Building Commission set Dec 31, 2023 as the effective date of the Florida Building Code, 8th Edition (2023). Permit numbers on the Caymas elevation certificates run from 2023 to 2024 (county elevation-certificate layer), so the first homes straddle the 7th and 8th editions; the edition that governed any one home depends on its permit application date, shown on its Collier permit record.

All 22 new-home certificates show building diagram 1A, slab on grade, with attached garage slabs set a few inches below the living floor. Pulte lists “Impact Glass Included” on its Caymas page. Stock’s standard glazing, roof attachment and the ASCE 7 design wind speed for Caymas are not published; they sit in each home’s permit plans and its wind-mitigation inspection form. Ask the builder or seller for both.

Stormwater, the Lake System and Who Cleans Up After a Storm

The Caymas CDD finances, owns and maintains the stormwater system under SFWMD Environmental Resource Permit 11-03664-P, approved July 14, 2023. The Master Engineer’s Report places the district in the West Collier drainage basin and lists among its design objectives to “preserve the function of the floodplain storage during the 25-year storm event.” A request dated Apr 22, 2026 to transfer the permit from SD San Marino, LLC to the CDD as the perpetual operating entity appears in the June 2, 2026 CDD packet.

After a storm, the split is written down. Under the CDD and HOA Facilities Operation and Maintenance Agreement, approved Sept 5, 2024, the HOA maintains certain CDD-owned items inside the gates, but post-storm cleanup and repair of CDD improvements is “the District’s obligation, at the District’s cost and expense.” On May 6, 2025 the CDD adopted the Florida Statewide Mutual Aid Agreement (minutes), with staff noting the district would more likely receive aid than give it. The FY2027 budget adds a new $80,000 lake bank erosion line beside $232,999 for stormwater and conservation maintenance.

FEMA Flood Zones in Caymas, Plat by Plat

The effective FEMA map shows most of Caymas in Naples as Zone AH, a shallow-ponding high-risk zone. FEMA letters of map revision based on fill have since removed most platted Caymas lots from that high-risk area, lot by lot. Preliminary 2025 maps, not yet effective, would move much of Phase II and Lido Isles into an AE zone.

Read the map and the letters together. The map graphic still shows AH because the letters do not redraw it; each letter governs the lots it names. Lenders may still require flood insurance on a lot a letter removed. If you own a Caymas home and want its flood file read as part of a pricing conversation, request a confidential home valuation. Call Jesse direct at (239) 898-6072. Buyers comparing lots by flood status can Call Marc at (239) 287-5873 or read how we guide buyers through Naples new construction and resale. McGreevy and Comisar: Top 1% Real Estate Agents Nationally Since 2008, and the #1 Team in Southwest Florida since 2012.

The Effective Caymas Flood Map: Zone AH and Two Panels

Caymas sits on FIRM panels 12021C0418J (almost all of it) and 12021C0606J (the southwest corner), both effective Feb 8, 2024 (FEMA panel layer), in the NFIP community of Collier County unincorporated, CID 120067 (NFIP Community Status Book). Of 461 residential address points inside the CDD boundary, 399 fall in Zone AH, 54 in Zone X (minimal hazard), 5 in AE and 3 in shaded X (0.2 percent annual chance), counted from the FEMA flood-zone layer against the county address points on Oct 10, 2026. The 461 includes three parent-tract addresses, Tract A1 and one point with no plat code.

The AH polygons carry no single stored base flood elevation; FEMA carries it on BFE lines. The nearest effective lines are 10.5 ft NAVD88 across the north and center of Caymas and 10.0 ft to the south (FEMA BFE layer). The only X and AE points sit in Phase II along Caymas Street and Oleander Way.

FEMA Letters That Removed Caymas Lots From the High-Risk Zone

Five Letters of Map Revision based on Fill (LOMR-F) cover Caymas. Each Caymas determination names the flooding source as “PONDING/OVERLAND FLOW,” and each removal letter says “the Federal mandatory flood insurance requirement does not apply,” while “the lender has the option to continue the flood insurance requirement.”

The letters record lowest lot elevations of about 11.3 to 12.9 feet NAVD88 for the filled lots. FEMA labeled the first letter “Caymas Replat Phase 1” while citing the Phase One plat book, Plat Book 72, Pages 86 to 97. The two 2023 letters were issued in October 2023 against the earlier 2012 panel; whether FEMA revalidated them on the 2024 panels is not shown in the records read for this guide. Lots 131 to 181 are covered by the 2023 Replat letter as originally platted; whether their 2024 replat needed a new letter is not shown.

Phase II lots 354 to 437 have no FEMA letter found as of Oct 10, 2026. On the effective map those 84 lots split 53 X, 24 AH, 5 AE (lots 397 to 401, 9242 to 9258 Oleander Way) and 2 shaded X (FEMA flood-zone layer). A buyer of one of those lots should read the zone at the lot, not the community.

Sample Points: Zone, Nearest BFE Line, Panel and Effective Date

Method: one FEMA NFHL point query per county address point, against the flood-zone, panel and BFE-line layers and the preliminary flood-zone layer, run Oct 10, 2026. All 12 points share effective date Feb 8, 2024; “pre-replat” means the letter covers the lot range as first platted.

The county’s own flood-zone and panel layers returned the same zone and panel as FEMA at every sampled point, and all 37 points in the full sample returned Evacuation Zone D.

Elevation Certificates: Finished Floors Above BFE

The county elevation-certificate layer holds 22 certificates for new Caymas homes (Phase One 6, Caymas Replat 15, Lido Isles 1; none yet from Phase II or the 2024 replat). All are slab on grade. Top of bottom floor runs 13.13 to 15.25 ft NAVD88, median about 13.65 ft, which is 2.54 to 4.75 ft above the BFE on the certificate, median about 3.15 ft. Twenty certificates use a BFE of 10.5 ft; two on north Moonflower Lane use 11.0 ft.

A certificate reports the finished floor, the figure insurers and lenders use. Ground elevations from bare-earth surveys sit lower than the floor and should never be compared with a BFE as if they were floor heights. Every certificate states Zone AH even where a FEMA letter covers the lot, because it was prepared for permit compliance under the mapped zone.

The Preliminary 2025 Caymas Flood Maps

FEMA issued preliminary panels 12021C0418K and 12021C0606K on Mar 20, 2025 under case 16-04-1501S (preliminary panels; submittal record). They are not effective, and FEMA’s pending layer held no post-appeal data for Caymas as of Oct 10, 2026.

If adopted unchanged, the K panels would move 63 Phase II points and 10 Lido Isles points into a new “AE, combined riverine and coastal” zone, the only record that ties a coastal component to any part of Caymas, and would shift parts of Phase One and the Replat from AH into shaded X. The FEMA letters were issued “based on the flood data presently available,” so whether each stays valid on a new effective map depends on FEMA’s revalidation when the panels take effect. A seller in Phase II or Lido Isles should keep the letter and the elevation certificate together in the listing file.

Insurance in Caymas: What Buyers Should Expect

Caymas homes in Naples are new slab houses built above the base flood elevation, most platted lots carry FEMA letters removing them from the high-risk zone, and Collier County’s Community Rating System Class 5 cuts NFIP premiums. Actual premiums paid by Caymas owners are not published, so every buyer should get quotes before contract.

Insurance in Caymas has no condominium layer. Every plat is a fee-simple single-family plat, so Florida’s condominium milestone inspections (section 553.899) and structural integrity reserve studies (section 718.112) do not apply. Each owner insures the house; the HOA insures its own common property; the CDD answers for its lakes, walls and landscaping after a storm.

Flood Insurance and the Collier CRS Discount

Collier County unincorporated has been CRS Class 5 since Oct 1, 2015, worth a 25 percent NFIP discount inside the Special Flood Hazard Area and 10 percent outside it (NFIP Community Status Book; FEMA CRS page). A lot removed by a FEMA letter may qualify for a lower-cost policy rated outside the high-risk zone, but the lender decides whether flood coverage stays required.

A neighborhood proxy, not a Caymas figure: OpenFEMA’s redacted policy file holds 102 single-family policy terms for 2023 to 2026 construction in the census block group containing Caymas, effective June 2025 to September 2026. Their median total policy cost was $2,243 for buildings rated X and $2,380 for buildings rated AH, at a median building coverage of $250,000. That block group also covers new construction south and east of Caymas, so treat the figures as a range check, not a quote.

Homeowners and Wind Insurance in Collier County

Citizens Property Insurance, the state’s insurer of last resort, held 1,839 personal residential multi-peril policies in Collier County ($3,925,641 premium) and 964 wind-only policies ($3,770,669 premium) at Aug 31, 2026 (Citizens detail by county); statewide, Citizens had 254,736 policies in force on Oct 2, 2026 (Citizens policies in force). Carrier names and quotes for Caymas homes are not published by any primary source.

The document that moves a wind premium most is the wind-mitigation inspection form, which records roof-deck attachment, roof-to-wall connections, secondary water resistance and opening protection; ask the seller or builder for it. Florida’s My Safe Florida Home program offers free wind-mitigation inspections and grants for approved upgrades, but whether new 2023 to 2026 homes qualify is not confirmed. Pulte’s “Impact Glass Included” is a starting point for opening protection on its homes; Stock’s standard is not published.

Schools Zoned for Caymas

Every Caymas address tested in Naples is zoned for Lely Elementary, Manatee Middle and Lely High for the 2026-27 school year. In the 2026 state grades, Lely Elementary and Manatee Middle earned an A and Lely High a B. Collier County Public Schools earned its ninth straight district A for 2025-26.

The zoning comes from the district’s own address lookup: six single addresses across all five plats plus 462 street-level rows on all eight Caymas streets returned the same three schools, with no exception and no rezone flagged for 2027. The district ranked 6th of 67 Florida districts on points (872 points, 73 percent) in its 2026 accountability brief; its Class of 2025 graduation rate was 94.4 percent against 92.2 percent statewide (graduation brief); and district enrollment is 46,289 for 2026-27 (CCPS enrollment report). No new public school is programmed near Caymas in the county’s 2023 capital plan.

Caymas Zoned Schools, Grades and Drive Times

Grades are the FLDOE grades as republished in the CCPS 2026 and 2025 briefs; drive times are free-flow from the Caymas gate (OSRM, Oct 10, 2026).

Lely High dropped from A in SY25 to B in SY26. Its advanced studies page lists Cambridge AICE, Advanced Placement, dual enrollment, career dual enrollment and an Embry-Riddle dual enrollment option; no International Baccalaureate program is listed. Manatee Middle is the farthest of the three zoned schools by road. Zoning can change year to year, so confirm any address with the CCPS lookup and its attendance boundaries page before you rely on it.

Private, Charter and Choice Options Near Caymas

Drive times below are free-flow from the sales-center address, 9385 Caymas Terrace, on OSRM (Oct 10, 2026). Tuition, enrollment and accreditation were not gathered; check each school directly.

Collier’s Parental Choice program lets families apply to an out-of-zone district school; applications must be received by June 30 of an open window, except for students enrolling in the district for the first time.

Hospitals and Healthcare Near Caymas

The nearest hospital to Caymas in Naples is Physicians Regional Medical Center, Collier Boulevard, a 130-bed hospital with a 24-hour ER about 4.8 minutes (1.8 miles) from the gate at free-flow. NCH’s downtown ER is about 18 minutes away, and Collier’s only 24/7 pediatric ER, at NCH North Naples Hospital, about 22 minutes.

Physicians Regional, Collier Boulevard, at 8300 Collier Blvd, opened Feb 5, 2007 and lists 24-hour emergency services and an older adult ER. The system’s other Naples hospitals are listed on its hospitals page, including Physicians Regional Medical Center, North, an orthopedic and spine surgical hospital about 21.4 minutes from the gate.

NCH runs NCH Baker Hospital downtown and NCH North Hospital, with 713 beds between them. The Baker Hospital emergency department is 17.9 minutes and 9.9 miles from the gate; the North Naples pediatric ER is 21.8 minutes and 15.6 miles, all free-flow on OSRM (Oct 10, 2026).

Emergency response comes from the Greater Naples Fire district (county fire-district layer), and the nearest county EMS unit is Medic 25 at 3675 Hacienda Lakes Parkway, about 1.1 miles from the community (county EMS stations layer). For behavioral health, David Lawrence Centers is Collier’s community provider.

Urgent Care, Pharmacy and Pediatric Emergency Care

The Publix at Naples Lakes Village Center is the only Publix on Collier Boulevard between Caymas and US 41 in the Publix store locator. A Walmart Supercenter at 9885 Collier Blvd sits a few minutes north. For a child’s emergency, NCH North Naples Hospital runs Collier’s only 24/7 pediatric ER.

How Far Is Caymas From Downtown Naples, the Beach and RSW?

From the Caymas gate on Collier Boulevard in Naples, free-flow drives run about 17 minutes to Fifth Avenue South, 20 minutes to the Naples Pier and 44 minutes to Southwest Florida International Airport (RSW). Daily errands are closer: Publix, the ER and the I-75 on-ramp are each about five minutes away.

Method: every time on this page comes from the OSRM routing service on the OpenStreetMap road network, queried Oct 10, 2026. These are free-flow times with no traffic, signals, gate or school-zone delay, so treat them as floors. FDOT’s 2025 count puts 47,500 vehicles a day on Collier Boulevard at the Caymas gate and 60,000 on the segment toward Beck Boulevard and I-75 (FDOT AADT), so season and rush-hour drives will run longer. The developer’s “20 minutes” to downtown Naples matches the free-flow figure.

If you own in Caymas and want to know how location inside the community shows up in price, request a free home valuation. Call Jesse direct at (239) 898-6072. If you are buying and weighing commute against lot choice, Call Marc at (239) 287-5873 or start with our buyer guidance for Naples, and see what changes when you buy a home in Naples east of I-75.

Caymas Drive Times From the Gate

General-aviation and charter flyers use Naples Airport, which does not list scheduled airline service; RSW is the commercial airport.

Drive Times From Five Caymas Homes

Caymas has one exit, so a home’s position inside the gates adds time to every trip. The interior run to the gate takes 1.3 minutes from Raintree Street in Lido Isles and 4.3 minutes from Oleander Way in Phase II. Minutes and miles, free-flow, OSRM, Oct 10, 2026:

The west side of Phase One sits only about 0.3 mile from Collier Boulevard in a straight line, yet its route runs east and south through the community to reach the single gate, 0.86 mile and 3.4 minutes before it meets the boulevard. Lido Isles, beside the gate, posts the shortest time to every destination; the Phase II estate homesites on Oleander Way post the longest, by two to three minutes.

What Is Being Built Near Caymas?

Caymas sits in a fast-building stretch of the Collier Boulevard corridor in Naples: county records show 1,127 new homes and apartments finished within one mile of the Caymas boundary from January 2024 to September 28, 2026, with more rentals approved, a Costco site under way and a road corridor reserved along its eastern edge.

That 1,127 figure splits into 494 single-family homes and 633 multifamily units, counted from certificates of occupancy in the Collier County growth model layer (latest record Sept 28, 2026). Caymas itself contributed 194 of the single-family certificates in that window. The same one-mile ring holds 22 planned unit developments in the county PUD layer, 5 community development districts in the county CDD layer and 82 land-development petitions in the county CityView projects layer, all read October 2026.

For a buyer, the practical reading is that Caymas is a gated single-family enclave inside a corridor that is filling with production homes, rental apartments and senior housing. For an owner thinking about resale, the same growth brings services closer (a grocery, an emergency room and urgent care already sit within about five minutes of the gate) while adding traffic to the one road every Caymas resident uses. Utility capacity is not the constraint here: Caymas lies in the South County Water Reclamation Facility service area, which the 2023 AUIR lists at 16.00 million gallons a day of permitted capacity, and the Board of County Commissioners accepted the Caymas Phase One water and sewer facilities on Aug 13, 2024.

Seven Shores and Hacienda Lakes Next Door

Seven Shores, the Toll Brothers community across the Caymas south line, is a separate community with its own planned unit development, its own CDD (Hacienda North) and its own builder. It sits inside the Hacienda Lakes master plan, not inside Caymas, and the two should never be read as one place even though the developer’s bond drafts list Seven Shores among the communities Caymas competes with.

The scale next door is real. Seven Shores holds about 427 addressed homesites in the county address-point layer, and 290 single-family certificates of occupancy were issued there from January 2024 to September 2026 per the county growth model, more than Caymas finished in the same window. Toll Brothers listed base prices from $599,995 (Harbor collection), $852,995 (Landing) and $979,995 (Port) on its Seven Shores community page, read Oct 10, 2026. Those are builder base prices that exclude lot premiums and options, set beside a Caymas Southwest Florida MLS median of $1,795,000 (closed sales Oct 13, 2025 to Oct 13, 2026); the two communities serve different budgets.

Hacienda Lakes, the larger master plan that wraps the Caymas south and east sides, covers 2,262 acres. Its county entitlements, summarized in the Hacienda Lakes PDI staff report and the DRI amendment staff report, allow up to 1,760 dwellings, 327,500 square feet of retail, 70,000 square feet of office and 135 hotel rooms, and they include a public school site among the permitted uses. The location of that school site and any school district plan to build on it are not published in the records reviewed, and the 2023 AUIR programs no new public school near Caymas. Seven Shores and Hacienda Lakes are named here so a Caymas buyer understands what sits over the fence.

Rentals and Apartments on the Collier Boulevard Corridor

Rental and senior housing makes up most of the new units near Caymas: 633 of the 1,127 finished in the one-mile ring. Three projects received certificates of occupancy between 2024 and 2026, and several more are approved or under construction within about a mile of the Caymas boundary. Distances below are straight-line from the Caymas CDD boundary in county GIS (Hacienda North is measured from the entrance), not drive distances.

Two readings follow from the table. First, the rental growth sits outside the Caymas gates on separate parcels with separate owners; none of it changes the Caymas Master Declaration, the Caymas CDD or the amenity campus. Second, every one of these projects adds trips to Collier Boulevard, which is the single road out of Caymas, and that is the question taken up two sections below.

Costco at Collier Boulevard and Rattlesnake Hammock

Collier commissioners took up Costco’s petitions on Oct. 14, 2025 (Marco Island Florida, Oct 12, 2025), and by May 2026 site work had begun on the roughly 26-acre site at the southeast corner of Collier Boulevard and Rattlesnake Hammock Road, about 1.4 miles south of the Caymas entrance (Naples Daily News, May 22, 2026); the store’s site plan still showed under county review in the October 2026 CityView project layer. The Naples Daily News report describes a store of just over 162,000 square feet.

No opening date is published by Costco or the county. Earlier county records show the idea was public long before the hearing: a resident raised “a big-box Costco” during public comment at the Apr 9, 2024 BCC meeting, and Costco questions came up at the May 2024 Hacienda North neighborhood meeting. For Caymas owners the store means a warehouse club within a short drive of the gate and, at the same time, more retail traffic at the Rattlesnake Hammock intersection south of the entrance. The commercial node around that intersection, county Activity Center 7, is still filling in with apartments, a convenience store and multi-tenant retail.

Collier Boulevard, I-75 and Benfield Road

Every Caymas trip starts on Collier Boulevard (CR 951), and the county’s own capacity numbers show that road is close to full. In the 2023 AUIR, segment 34.0 (Davis Boulevard to Rattlesnake Hammock Road, the Caymas frontage) is a six-lane road with a peak-direction service volume of 3,000 trips. It carried 2,120 counted trips plus 650 trips already reserved in the trip bank by approved but unbuilt projects, a total of 2,770, leaving 230 trips of remaining capacity. That is a volume-to-capacity ratio of 92.3 percent at level of service D, with the segment projected deficient in 2029. The 2023 report is the latest AUIR reading cited on this page.

Planners treat that six-lane road as its final width. The Collier MPO 2045 long-range plan materials call Collier Boulevard “constrained to existing 6-lane facility” and describe Benfield Road as a “parallel reliever.” Benfield Road appears on the MPO’s long-range needs list, including the 2050 plan amendment of Apr 10, 2026; no construction date exists for the segment along Caymas. The 2023 AUIR carries a $1,000,000 study line for the Wilson Benfield project (number 60129).

The Caymas zoning ordinance anticipates that road. The San Marino RPUD ordinance text lets a county Benfield alignment cross the PUD within 150 feet of the east boundary (300 feet in the northernmost 1,350 feet), with up to 120 feet of right-of-way and never closer than 100 feet to a residential or lake tract. It also requires a buyer disclosure: builders “shall provide to any potential resident a disclosure statement that the County has identified several potential alignments for Benfield Road which may impact the RPUD lands,” and the disclosure must reach the buyer before any sales contract. A Caymas buyer purchasing from Stock or Pulte should expect that statement in the contract package; a resale buyer can ask for it.

To the north, FDOT is rebuilding the I-75 at SR 951 interchange (project 425843-2), a $97 million job about 1.85 miles north of the Caymas entrance that started in early 2023. FDOT estimates completion of the current phase in late 2026. It adds a flyover from northbound Collier Boulevard to I-75, the ramp most Caymas residents use to reach the interstate (4.7 minutes free-flow from the gate).

The Caymas PUD also caps the community’s own traffic at 493 two-way unadjusted PM peak-hour trips, per the same RPUD ordinance text, and requires entrance lighting and turn lanes if the county asks for them.

The Agricultural Parcel on the Caymas North Line

A 36.97-acre agricultural parcel shares a boundary with Caymas on its north side. The county parcel layer (edited Oct 8, 2026) and the county zoning layer show it zoned A (Rural Agricultural), and the Future Land Use layer places it in the Urban Residential Fringe subdistrict, a category that allows residential rezoning. No rezoning petition covers the parcel in the county CityView layer as of October 2026. The owner is a private trust and is not named here.

The parcel is worth knowing about because it is the one undeveloped tract that touches Caymas and has no approved plan. A Caymas buyer on the north side of the community who cares about what may be built next door can check the county CityView layer for new petitions before closing.

Farther north, the Forest Glen PUD amendment (Ordinance 2023-17) allows warehousing, flex space and vehicle storage of up to 100,000 square feet on the Forest Glen commercial tract at Beck Boulevard and Collier Boulevard. That tract fronts Collier Boulevard near the I-75 interchange, not the Caymas line.

Caymas Rules: Leasing, Pets, Guests, Gates and Architectural Review

Caymas rules live in the Master Declaration of Covenants, Conditions and Restrictions for Caymas (Official Records Book 6190, Page 2974, amended and restated in 2024 in Official Records Book 6374) and in the Caymas Master Homeowners’ Association rules. Neither is posted publicly, so Florida statutes set the floor a Caymas buyer can rely on today.

The recorded Declaration is cited in the CDD and HOA Facilities Operation and Maintenance Agreement, which recites that “all of the Caymas property owners are members of the Association pursuant to the Master Declaration,” and the Caymas Phase II plat states the plat is subject to the Declaration “as amended and restated.” The Declaration is a public record at the Collier Clerk’s Official Records search. No HOA website, resident portal or published rule book exists for Caymas in any reachable source, and the developer’s site has no HOA document section. The working rule for every topic below: ask for the recorded Declaration, its 2024 amended and restated version, and the current HOA rules and regulations, and read them during your inspection period.

The Pulte homesites carry one more instrument. The first Pulte deed lists a separately recorded Memorandum of Use Restrictions between SD San Marino, LLC and Pulte Home Company, LLC among its exceptions, per the deed attached to the CDD’s Aug 1, 2023 agenda package. Its content is not published, so a buyer of a 52-foot Pulte home on Caymas Terrace or Raintree Street should request it along with the Declaration.

Three records close most rule questions for a Caymas buyer or seller: the recorded Declaration and its 2024 amended and restated version (leasing, pets, vehicles, architectural control and any capital contribution at resale), the HOA’s current rules and regulations (gate, guests, amenities), and the HOA estoppel certificate under s. 720.30851, Florida Statutes, which states what an owner owes the association on the day of closing. The CDD is separate: its rules of procedure govern its own meetings, not resident conduct, per the CDD’s rules of procedure.

Leasing and Rentals in Caymas

Caymas leasing rules (minimum lease term, number of leases a year, tenant registration, rental fees) are in the Master Declaration and HOA rules and are not published. What Florida law adds is a floor. Under s. 720.306(1)(h), Florida Statutes, a governing document or amendment enacted after July 1, 2021 that prohibits or regulates rentals applies only to an owner who takes title after it takes effect, or who consents. The same section lets any association amend its documents to bar leases shorter than six months and rentals more than three times in a calendar year, and those amendments bind every owner.

Because the Caymas Master Declaration was first recorded in late 2022, after that July 2021 date, the practical rule for a buyer is simple: the rental rules in place when you buy bind you; later amendments follow the statute. A buyer who plans to rent a Caymas home, seasonally or full time, should read the leasing article of the 2024 amended and restated Declaration before signing, and an owner thinking of renting instead of selling should do the same before marketing the home.

Pets in Caymas

The developer markets Caymas as pet-friendly, and the amenity campus includes small and large dog parks, per the Caymas lifestyle page and the Pulte community page. That is marketing, not a rule. Recorded pet limits (number, size, breed, leash rules near lakes and preserves) are not published; the Master Declaration’s use-restrictions article and the HOA’s amenity rules for the dog parks govern them.

Gate, Guests and Vendors

Caymas is gated. The county address-point layer types the structure at 9115 Caymas St as “Gates” and “Guardhouse” on the private road tract, and FEMA issued a letter of map revision for that guardhouse on Sept 16, 2026. A centralized mail kiosk stands at 9128 Caymas St, past the gate. The Phase II plat grants Collier County, its franchisees and the Greater Naples Fire Rescue District a non-exclusive access easement over the private road tract (Tract R) for emergency and service vehicles, and the engineer’s report describes an emergency-only secondary egress inside the amenity parcel.

Gate staffing hours, whether the gate is attended or virtual, guest registration, unaccompanied-guest rules, amenity guest passes and vendor or contractor hours are not published. They sit in the HOA rules. For an owner selling a Caymas home, that matters for showings: confirm with the HOA how buyers and their agents are admitted before the first open house.

Architectural Review in Caymas

Any Caymas change to the outside of a home (pool, screen cage, fence, generator, solar, paint, landscaping) goes through the architectural review process the Master Declaration sets up. Florida limits that power. Under s. 720.3035, an HOA’s review of the location, size, type or appearance of an improvement is allowed only to the extent the declaration or its authorized published guidelines state it, and must be applied reasonably and equitably to all owners. The Caymas design guidelines are not published.

Section 720.3045 adds a second floor: an association may not bar owners from installing, displaying or storing items that are not visible from the frontage, an adjacent parcel or a common area, and the statute names boats and recreational vehicles among them. Caymas has no published boat or RV storage, and whether golf carts may use the private roads is a vehicle rule in the Declaration and HOA rules, not published.

Preserves, Lakes, Irrigation and Cable

The preserves are the one Caymas rule set that is recorded in plain view. The Phase II plat restricts preserve Tracts P-1 and P-2: no buildings, no dumping, no removal of trees or vegetation except exotics, no excavation, no fencing, and nothing that harms drainage or wildlife. Tract P-2 also carries a recorded amended and restated conservation easement (Official Records 6320/3254). Owners backing onto a preserve should treat the line as fixed.

The lakes are owned by the Caymas CDD as stormwater tracts, per the Master Engineer’s Report, which says their purpose is “to manage stormwater, with any use of such water for irrigation on private lots being incidental to that purpose.” The developer markets a kayak and paddleboard launch at the amenity campus. Lake-use rules (fishing, swimming, private launches, docks) are not published by the CDD or the HOA.

Irrigation draws from those lakes under South Florida Water Management District water use permit 11-01995-W, which covers 88.51 irrigated acres at 0.3417 million gallons a day and expires Aug 8, 2028, with two lake pumps (PS-1 and PS-2, 700 gallons a minute each) recharged by two Lower Tamiami Aquifer wells (SFWMD approved permits; permitted facilities). The Phase II plat dedicates irrigation easements to the master HOA with maintenance responsibility, so the HOA runs the community irrigation system.

For utilities, Collier County supplies water and sewer and FPL supplies electricity. Comcast holds two recorded easements in Phase II (Official Records 6379/628 and 6379/2362), per the Phase II plat survey notes. Whether Caymas has a bulk cable or internet agreement, and what it costs per home, is not published; the HOA budget would show it.

Caymas vs Isles of Collier Preserve

Caymas and Isles of Collier Preserve are the two East Naples communities a Caymas buyer is most likely to weigh against each other: both are gated, non-golf, lake-and-preserve communities with a resident amenity campus, and the Caymas developer itself names Isles of Collier Preserve as a competitor in its CDD bond offering drafts.

That rival choice comes from the record, not from us. The draft Preliminary Limited Offering Memorandum for the Caymas CDD Series 2024 bonds, in the CDD’s Mar 15, 2024 agenda package, and the Series 2026 draft in the Dec 2, 2025 package name Isles of Collier Preserve, Fiddler’s Creek and Seven Shores as the competition. Of those, Isles of Collier Preserve is the closest like-for-like: no golf course, water and preserve at the center of the plan, and a bundled amenity club. Our Isles of Collier Preserve guide carries that community’s full record; the rival column below draws only on that guide and the primary records behind it.

The headline difference is stage of life. Isles of Collier Preserve is finished: its developer announced the sale of the last new home on March 3, 2026, so every purchase there is now a resale. Caymas is mid-build, with 194 homes finished through Sept 28, 2026 per the county growth model, Phase II barely started and two builders still selling. The second difference is the fee structure: Caymas owners pay a CDD assessment, and our Isles guide documents that Isles of Collier Preserve has none.

Caymas vs Isles of Collier Preserve Decision Table

The two market windows end 69 days apart (Aug 5 and Oct 13, 2026) and both come from the Southwest Florida MLS, so counts and medians compare roughly, though the Isles window is the older one. It does not compare like homes: Isles of Collier Preserve includes villas, cottages and coach homes, with one coach-home section, Dominica Isle, organized as a condominium, while every Caymas home is a detached single-family home on a 52-foot or wider lot.

Who Should Choose Caymas, and Who Should Choose Isles of Collier Preserve

Choose Caymas if you want to pick your lot width and your builder. Caymas sells a clear ladder from Pulte’s 52-foot homesites, with one- and two-story plans from $839,990 (Pulte, Oct 10, 2026), to Stock’s 62, 76 and 90-foot collections from $1,254,990 (Stock, Oct 10, 2026) and 28 estate homesites of 100 feet or wider; base prices exclude homesite premiums and options. Caymas also suits a buyer who wants to be close to Collier Boulevard services (Publix 2.5 minutes, the Physicians Regional Collier Boulevard emergency room 4.8 minutes and the I-75 northbound merge 4.7 minutes from the gate, free-flow, per the OSRM routing service) and who accepts a CDD assessment and developer control of the HOA and CDD for now in exchange for new construction and a clubhouse still opening.

Choose Isles of Collier Preserve if you want a finished community with no construction ahead, no CDD line on the tax bill, a wider range of product types including villas and cottages, and a lower market median. A buyer who wants a water-based lifestyle built around paddling the community waterways beside Rookery Bay should read our Isles guide’s sections on its kayak program and flood zones street by street.

Questions worth asking of either community before you choose: what the HOA budget says by product type (neither publishes a figure from a primary document), what the effective flood zone and any FEMA letter say for the exact lot, and how many years remain before residents control the boards. In Caymas the answers sit in the HOA estoppel certificate, the four FEMA letters of map revision and the turnover rule in s. 720.307, which hands the HOA board to residents three months after 90 percent of parcels are conveyed to owners other than the developer; on Oct 8, 2026, 176 of 457 Caymas lots (38.5 percent) were in third-party hands.

Both communities fail the same two tests: neither has a golf course and neither has boat access to the Gulf. If either is a requirement, the next section names the golf neighbors of Caymas, and our guide to buying a home in Naples covers the boating communities.

Other Neighbors to Compare: Naples Reserve, Forest Glen and Naples Lakes Country Club

Naples Reserve. The closest secondary comparison is Naples Reserve, another non-golf, lake-centered, multi-builder new-construction community on the Collier Boulevard corridor. A buyer weighing the two should compare them on the same Caymas facts listed above: lot width and builder, CDD and HOA layers, effective flood zone and Evacuation Zone D, and how far each sits from Collier Boulevard services. On the Caymas side, about 72 percent of the 767.68-acre district is lake or preserve (287.27 acres of lakes and 269.40 acres of preserves and wetlands, per the Master Engineer’s Report).

Forest Glen. Forest Glen touches the Caymas north line, per the county PUD layer. It is the golf answer next door: the Forest Glen Golf and Country Club plays a 6,820-yard course that opened in 1999 and was renovated by Ron Forse in 2024, 1.6 miles by road from the Caymas entrance (free-flow, OSRM). A buyer choosing between them is choosing between a 1999-era golf community and 2024-to-2026 construction with no course.

Naples Lakes Country Club. Naples Lakes Country Club sits about a third of a mile southwest of the Caymas boundary across Collier Boulevard, with a member-owned Arnold Palmer Signature 18-hole course per the club’s own site, 1.2 miles by road. The connection runs deeper than geography: the Caymas clubhouse manager named on Sept 14, 2026 previously spent seven years as food and beverage manager at Naples Lakes Country Club, per the developer’s release. A buyer who wants a club dining program with golf attached looks there; a buyer who wants new construction and a resident amenity campus without a course looks at Caymas.

Pros and Cons of Living in Caymas

Caymas, Naples offers new homes built well above the flood map, lake and preserve land on about 72 percent of the district, a choice of lot widths and builders, and services within minutes of the gate. Against that, a Caymas buyer accepts years of developer control, an unpublished HOA budget, CDD debt and ongoing construction.

Every point below is drawn from a public record named in the line. None of them is a prediction.

Pros of Caymas

• New construction to the current code era. The Florida Building Code 8th Edition took effect Dec 31, 2023 (Florida Building Commission), and the 22 Caymas elevation certificates on the county layer show slab-on-grade floors 2.54 to 4.75 feet above the base flood elevation on each certificate.
• FEMA letters on most lots. Four letters of map revision based on fill removed Phase One lots 1 to 77, Caymas Replat lots 78 to 267, Phase II lots 268 to 353 and Lido Isles lots 1 to 20 from the high-risk flood area (LOMR-F 23-04-6380A and its companions, 2023 to 2025). Lenders may still require flood insurance.
• Evacuation Zone D and outside the Coastal High Hazard Area. The whole community is in Zone D (county evacuation layer), and the county’s Coastal High Hazard Area line is about 2.6 miles away at its nearest point (county CHHA layer).
• Water and preserve first. About 72 percent of the district (556.67 of 767.68 acres) is lake or preserve, per the Master Engineer’s Report (Aug 1, 2023).
• Lot widths from 52 to over 100 feet and two builders. The CDD FY2027 budget lists 97 homesites at 52 feet, 164 at 62, 109 at 76, 59 at 90 and 28 at 100 feet or wider, built by Pulte and Stock.
• Amenities already in use, with more announced. The Sports Park (8 pickleball courts, 6 tennis courts, bocce and a pro shop, per the developer) opened in fall 2025, and Stock said in September 2026 that the clubhouse would open in October 2026.
• Services within about five minutes. Publix with pharmacy 2.5 minutes, Physicians Regional Collier Boulevard emergency room 4.8 minutes and the I-75 northbound merge 4.7 minutes from the gate, free-flow (OSRM, Oct 10, 2026).
• A-rated elementary and middle schools. Lely Elementary and Manatee Middle both earned an A for 2025-26 in the CCPS 2026 accountability brief.

Cons of Caymas

• Developer control for years. All five CDD supervisors and all HOA officers are developer affiliates (FY2025 audit). The first resident CDD seats come after August 2029 at the earliest and only with 250 qualified electors (s. 190.006); the CDD counted 131 registered voters on Apr 15, 2026.
• No published HOA budget. The only figure is a developer estimate of about $2,400 to $2,900 a year in the CDD’s bond offering drafts (March 2024 and December 2025), subject to change; the estoppel certificate governs the real number.
• CDD debt and a rising O&M line. Series 2024 bonds mature May 1, 2054 and Series 2026 bonds May 1, 2056 (CDD FY2027 budget), and the Assessment Area One operations charge rose from $726.16 in FY2026 to $967.86 in FY2027, up 33.3 percent (FY2026 budget).
• Construction continues. 281 of 457 lots were still held by the builders on Oct 8, 2026 (county parcel layer), and Phase II had 8 certificates of occupancy on 170 lots through Sept 28, 2026.
• Quarry history with one cleanup site still open. FDEP closed Willow Run Site A without controls on Nov 6, 2025 (completion order); Willow Run Site B remains open, with an FDEP notice of intent to close with conditions issued July 17, 2026 and the conditions not yet published (FDEP Site B file).
• Preliminary flood maps would change two plats. FEMA’s Mar 20, 2025 preliminary panels would place 73 residential points (63 in Phase II, 10 in Lido Isles) in a combined riverine and coastal AE zone (FEMA preliminary NFHL); those maps are not effective.
• No golf course and no marina. The nearest golf is at neighboring clubs, and the lakes do not connect to the Gulf by boat.
• One entrance on a crowded road. Every trip uses the single bridge entrance onto Collier Boulevard, a segment at 92.3 percent of capacity in the 2023 AUIR.
• Benfield Road possible on the east edge. The PUD reserves a corridor within 150 feet of the east boundary and requires a buyer disclosure (RPUD ordinance text).
• Rental and commercial growth nearby. 633 multifamily units received certificates of occupancy within a mile from January 2024 to Sept 28, 2026, with more rentals and a Costco under way.
• Lely High at B. The zoned high school dropped from A to B for 2025-26 (CCPS 2026 brief).

If you own in Caymas and want to know how these pros and cons price into your home today, request a home valuation or Call Jesse direct at (239) 898-6072; our Naples seller guide lays out the process. If you are weighing a Caymas purchase, Call Marc at (239) 287-5873, and read how we represent buyers in Naples before you visit a sales center. McGreevy and Comisar: Top 1% Real Estate Agents Nationally Since 2008, and the #1 Team in Southwest Florida since 2012.

Neighborhoods Inside Caymas With Their Own Pages Coming

Two sections of Caymas, Naples get their own dedicated guides: Pulte Homes at Caymas and Caymas Phase II. Each changes something a buyer transacts on, a recorded covenant and builder layer in one case and a separate CDD assessment area and bond series in the other. The rest of Caymas is covered fully on this page.

Sources: CDD FY2027 budget; Final Second Supplemental Methodology and Phase II plat; Final First Supplemental Methodology; Pulte community page.

The three Stock Luxury Homes collections (Azure at 62 feet, Indigo at 76 feet and Cobalt at 90 feet), the Caymas Replat, the 2024 replat of lots 131 to 181 and the Oleander Way estate homesites are product lines and plats inside one master HOA and one CDD, so they are covered in the inventory section of this page rather than separately.

Downloadable Documents

The Caymas documents below are the official records behind this page: the county ordinance that created the CDD, CDD budgets, audits and bond methodologies, the zoning ordinance, FEMA flood letters, the FDEP cleanup order, the developer site plan, school grades and the county capacity report. Each links to the issuing authority’s own copy.

Elevation certificates and neighborhood-meeting materials are cited elsewhere on the page but not listed here, because those forms carry private names.

Thinking of Selling Your Caymas Home? List With the #1 Team in Southwest Florida Since 2012

Selling a Caymas home in Naples means pricing a finished house against two active builders, 281 builder-held lots and live spec-home asking prices, while explaining a CDD and a developer-run master HOA to every buyer. McGreevy and Comisar sell that story with $900 million in career sales and a #5 Florida ranking.

If you’re searching for the best Caymas listing agent, or thinking, ‘I need to sell my house in Caymas’… start with who you hire. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. Jesse McGreevy has been in the business since 2004, the team has been Top 1% nationally since 2008, and McGreevy and Comisar alone have over $900 million in sales. Their career honors:

• Top 1% Real Estate Agents Nationally Since 2008
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• Platinum Sales Production Award Winners

In the last 12 months we tracked 31 Caymas closings, $62,786,756 in sold volume, a $1,795,000 median sold price and a range of $1,097,433 to $4,030,515 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). The 23 standard sales marketed through the MLS took a median of 78 days on market and closed at a median sale-to-list ratio (sold price over final list price) of 94.7%.

The resale question in Caymas is competition with the builders. On the county parcel layer edited Oct 8, 2026, 281 of the 457 homesites were still titled to a builder (256 to SD San Marino, LLC and 25 to Pulte), and only 176 had passed to third-party owners (Collier GIS parcels). On Oct 10, 2026 Stock listed 10 available homes asking $1,957,785 to $3,859,860 (Stock available homes). A resale competes on what a builder cannot offer today: a finished home, a known lot, mature landscaping and no build wait.

McGreevy and Comisar is a top-reviewed Caymas realtor, and every quote below is a five-star review on our Google Business Profile.

★★★★★ “Their professionalism, communication, and dedication to their clients truly stand out. They have a deep caring and true concern for all their client needs.” Verified Google review

★★★★★ “Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please.” Verified Google review

What Is Your Caymas Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free Caymas home valuation. It gives you a quick, data-based starting range. We then refine it by hand against the Caymas closed sales by price band, the current Stock base and spec prices for your lot width, your CDD line in the Caymas CDD FY2027 adopted budget, your lot’s FEMA letter and your home’s options and condition.

(239) 898-6072, text or call. Confidential conversations welcome.

Call Jesse direct at (239) 898-6072 if you would rather talk first, and see how we sell homes in Naples for the full marketing plan.

Buying in Caymas instead? Call Marc at (239) 287-5873, and see how we represent buyers in Naples.

What is my Caymas home worth?

Your Caymas home’s value depends first on lot width, plan and options, and the market shows a wide spread: 31 closings from $1,097,433 to $4,030,515 with a $1,795,000 median (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). Four sales closed under $1,250,000, 13 between $1,250,000 and $1,999,999, 12 between $2,000,000 and $2,999,999, and two above $3,000,000. A real figure is built by hand from your plan, lot and options; request a free Caymas home valuation or call Jesse direct at (239) 898-6072.

Who is the best listing agent for Caymas?

Choose a listing agent for Caymas on career results and on command of the Caymas records. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings, the #1 Team in Southwest Florida since 2012 and Top 1% nationally since 2008, with over $900 million in personal sales and a 5 Star Award for Customer Satisfaction for 21 straight years (Gulfshore Life). They price from the MLS, the CDD budget and the FEMA letters. Call Jesse direct at (239) 898-6072.

How do I compete with Stock and Pulte when I sell in Caymas?

You compete in Caymas by selling what the builders cannot: a finished home now. In October 2026, 281 homesites were still builder-held (county parcel layer, Oct 8, 2026) and Stock’s spec homes asked $1,957,785 to $3,859,860, well above base prices that start at $1,254,990 for the Azure collection (Stock floor plans, Oct 10, 2026). Price against the spec homes on your lot width, not the base price, and show the options already installed.

Do I have to pay off the Caymas CDD bond before closing?

No published Caymas record requires a seller to pay off the CDD bond before closing. The assessment lien runs with the lot, and Florida requires a CDD disclosure in the sale contract (s. 190.048). Prepayment is optional. At issuance, principal per lot ranged from $22,879.18 (52 ft) to $43,809.59 (100 ft plus) (Apr 2, 2024 CDD package; Feb 18, 2026 CDD package); the current figure comes from the CDD manager’s payoff letter.

Who pays the owner’s title policy when I sell in Caymas?

In Collier County, the buyer customarily pays for the owner’s title policy, so it is not a standard Caymas seller cost. The purchase contract controls, and a buyer can negotiate a different split, so read the title section of any offer before you sign. Your seller costs usually include the commission you agree to, your share of property tax, CDD and HOA prorations, and any payoff of your mortgage. Call Jesse direct at (239) 898-6072 for a net sheet on your Caymas home.

How long does it take to sell a home in Caymas?

Caymas homes marketed through the MLS took a median of 78 days on market (average 131) across 23 standard sales in the 12 months to Oct 13, 2026, against 97 days across 14 standard sales in the prior 12 months; Sold Data Entry rows carry no marketing period and are left out (Southwest Florida MLS). The record also shows pace: 31 Caymas closings in the 12 months to Oct 13, 2026, including 10 between Oct 13 and Dec 31, 2025. Timing for your home depends on price against the builders’ spec homes on your lot width and on the season you list. Call Jesse direct at (239) 898-6072 for a timeline built on your plan and lot.

Frequently Asked Questions About Caymas Naples

Caymas Naples is a gated, single-family new-construction community of 457 homesites in East Naples, built by Stock and Pulte, with a CDD and a developer-run master HOA. These answers draw on the CDD budgets, county GIS layers, builder pages and the Southwest Florida MLS, each cited where the fact appears.

What is Caymas in Naples, Florida?

Caymas is a gated single-family community in unincorporated Collier County with a Naples address, ZIP 34114. It holds 457 homesites (Caymas CDD FY2027 budget) on about 767.7 acres (Collier Ordinance 2023-33), and about 72 percent of the district is lakes or preserve. SD San Marino, LLC, a Stock Development affiliate, develops it; Stock Luxury Homes and Pulte build the homes. It is not related to Caymas Boats.

Where is Caymas in Naples?

Caymas sits on the east side of Collier Boulevard (CR 951), about two miles south of I-75 and Davis Boulevard in East Naples (Collier GIS CDD layer). Forest Glen of Naples touches its north line, and Hacienda Lakes, including Seven Shores, touches the south and east (Collier GIS PUD layer). Naples National Golf Club and Naples Heritage sit across Collier Boulevard.

What is the address of the Caymas sales center?

The Caymas sales center is at 9385 Caymas Terrace, Naples, FL 34114 (Stock Caymas page; ZIP from the county address points). The developer listed its hours in April 2026 as Monday to Saturday 9 a.m. to 5 p.m. and Sunday noon to 5 p.m. (Caymas news, Apr 30, 2026). Confirm hours before a visit, and call Marc at (239) 287-5873 if you want representation on your first tour.

What ZIP code is Caymas in?

Caymas is in ZIP 34114. Every Caymas address point on the Collier GIS site address layer carries 34114. The MLS export for the 12 months to Oct 13, 2026 carries no ZIP field, and its city field reads Naples on 29 of the 31 closings and “other” on two Caymas Way addresses; every Caymas county address point is in 34114. Use 34114 for mail, school lookups and insurance quotes.

Is Caymas in the City of Naples?

No. Caymas is in unincorporated Collier County with a Naples mailing address, inside Collier County Commission District 1 (Collier GIS commissioner districts). That means county government handles zoning, permits, roads and water and sewer, and the Greater Naples Fire district covers the area, with EMS Medic 25 on Hacienda Lakes Parkway about 1.1 miles away. Caymas owners vote in county elections, and the CDD and master HOA handle what sits inside the gates.

How do you get into Caymas?

Caymas has one entrance: a bridge over the Henderson Creek canal from Collier Boulevard onto Caymas Street (Caymas location page). A gatehouse address point sits at 9115 Caymas Street on the private road tract. An emergency-only secondary egress lies inside the amenity parcel (Master Engineer’s Report, Aug 1, 2023). Gate staffing hours and the visitor procedure are not published. The CDD has owned the bridge improvements since its June 2, 2026 turnover.

How big is Caymas?

Caymas covers 767.687 acres, the boundary set by Collier Ordinance 2023-33, which the page rounds to about 767.7 acres. The larger San Marino RPUD that contains it is 823.6 acres (PUD master list, June 11, 2026), because the PUD also includes the separate 350-unit Aventine apartments. Marketing materials use other acreage figures; the ordinance is the legal measure, and about 72 percent of it is lakes or preserve.

How many homes are in Caymas?

Caymas is planned for 457 single-family homesites (FY2027 CDD budget). Collier County recorded 194 single-family certificates of occupancy there from January 2024 to Sept 28, 2026 (Collier GIS growth model): 62 in Phase One, 81 in the Caymas Replat, 30 in the 2024 replat of lots 131 to 181, 13 in Lido Isles and 8 in Phase II. Earlier plans counted 443 and then 445 homesites before the plan settled at 457.

Is there a Caymas site plan or map?

Yes. The developer publishes a Caymas site plan revised March 20, 2026 showing lots by width and builder. The legal maps are the recorded plats: Phase One (Plat Book 72), the Caymas Replat and Lido Isles (Plat Book 73) and Caymas Phase II (Plat Book 75, Pages 1 to 33), held at the Collier Clerk Official Records. The site plan is marketing; the plat governs.

What streets are in Caymas?

The Caymas street names on the Collier GIS address layer are Caymas Street (the entry road), Caymas Terrace, Caymas Way, Moonflower Lane, Moonflower Court, Loquat Lane, Oleander Way and Raintree Street. Pulte’s homes sit on Caymas Terrace and Raintree Street; most of the estate homesites of 100 feet and wider sit on Oleander Way. Every street is a private road owned by the master HOA.

When was Caymas built?

Caymas is still being built. The plats were recorded from December 2022 to August 2024, sales launched in January 2024 (Caymas news, Feb 15, 2024), and the first certificates of occupancy followed in 2024: 33 that year, 115 in 2025 and 46 in 2026 through Sept 28 (Collier GIS growth model). The county PUD list estimates build-out for the San Marino RPUD in 2027.

What was the Caymas land before it was developed?

Most of the Caymas land was the Willow Run Quarry, a limerock mine that also had asphalt and concrete plants; FDEP describes “water-filled lakes representing relict quarries” (FDEP notice exhibit, Dec 1, 2023). Part of it was the San Marino PUD, zoned in 2000 for homes and “a private golf course and club” that was never built (PUDR narrative). A 2022 rezone merged the parcels into today’s plan.

Is Caymas near Forest Glen and Naples Lakes Country Club?

Yes. Forest Glen of Naples touches the Caymas north line, and Naples Lakes Country Club is about a third of a mile southwest of the Caymas boundary, across Collier Boulevard (Collier GIS PUD layer). Both are golf communities with their own clubs; Caymas has no golf course. Golf there is a separate membership decision. Our Forest Glen guide and Naples Lakes Country Club guide cover each.

Who is the developer of Caymas?

The developer of Caymas is SD San Marino, LLC, formed in 2015 and managed by Brian K. Stock, an affiliate of Naples-based Stock Development (Series 2024 draft offering, Mar 15, 2024 CDD package). The same draft calls it “the land developer and primary homebuilder” and names affiliates Stock Financial (mortgage) and Noble Title and Trust. SD San Marino petitioned for the CDD and controls its board and the master HOA in 2026.

Does Pulte build in Caymas?

Yes. Pulte Home Company bought 97 developed 52-foot homesites at Caymas in two purchases in December 2022 and July 2023, and offers four plans there: Brixton, Regency, Brixton Grande and Regency Grande (Pulte Caymas page, Oct 10, 2026). Pulte lists Caymas as “Final Opportunities” with an inventory count of 0, and 25 lots were still titled to Pulte on the county parcel layer edited Oct 8, 2026.

What is the difference between Stock Luxury Homes and Stock Custom Homes at Caymas?

Stock Luxury Homes builds the three Caymas collections tied to lot width (Azure on 62-foot, Indigo on 76-foot and Cobalt on 90-foot homesites) and some estate homesites of 114 to 134 feet. The Caymas site plan shows Stock Custom Homes on 142-foot estate homesites. No Stock Custom plan or price is published for Caymas (Stock Custom builder page). Almost all 28 estate homesites sit on Oleander Way.

What floor plans does Pulte offer in Caymas?

Pulte offers four Caymas plans, read on its plan pages Oct 10, 2026 (Pulte Caymas page): Brixton, one story, from $839,990 with 2,366+ sq ft; Regency, one story, from $889,990 with 2,658+ sq ft; Brixton Grande, two story, from $1,040,990 with 3,318+ sq ft; and Regency Grande, two story, from $1,089,990 with 3,812+ sq ft. All have two-car garages, and base prices exclude homesite premiums and options.

Can I tour Caymas model homes?

Yes. Stock’s Caymas models page lists Birchwood III, Cambria III and Mayfield III on Caymas Terrace and Madison II and Sterling III on Moonflower Lane, and the developer reported eight models open with seven more under construction on May 14, 2026 (Caymas news). Pulte’s model is at 9402 Caymas Terrace. Call Marc at (239) 287-5873 before your first visit if you want representation.

How big are Caymas homes?

Caymas homes run from about 2,366 to about 4,000 square feet depending on builder and lot width. Stock’s current plans range from 2,431 sq ft of air conditioning (Birchwood III, Azure) to 4,000 sq ft (Gardenia II, Cobalt) (Stock floor plans, Oct 10, 2026). Pulte’s plans start at 2,366+ sq ft (Brixton) and reach 3,812+ sq ft (Regency Grande) (Pulte Caymas page). No estate-home plan is published.

What homesite widths does Caymas offer?

Caymas offers five homesite widths, counted in the FY2027 CDD budget: 97 homesites at 52 feet (Pulte), 164 at 62 feet, 109 at 76 feet, 59 at 90 feet, and 28 at 100 feet or wider. Width sets the builder, the collection and the CDD assessment. Median lot areas on the county parcel layer run from about 7,365 sq ft at 52 feet to about 24,500 sq ft on the estate lots.

Are there one-story homes in Caymas?

Yes, most Caymas plans are one story. Pulte’s Brixton and Regency are single-story, while Brixton Grande and Regency Grande have two stories (Pulte Caymas page). On the Stock side, Mayfield Grande III is the only Caymas plan with a second floor, a loft; every other Stock plan in the Azure, Indigo and Cobalt collections is single-story (Stock floor plans, Oct 10, 2026).

Do Caymas homes have impact glass?

Pulte lists “Impact Glass Included” for its Caymas homes (Pulte Caymas page, Oct 10, 2026). Stock’s standard glazing and wind design for Caymas are not published on its plan pages, so ask the Stock sales team for the specification sheet and the permit’s wind-design data for the plan and lot you are considering. On a resale, a wind-mitigation inspection documents what is installed.

Are there lakefront homesites in Caymas?

Caymas has water across most of the community: lakes cover 287.27 acres, about 37 percent of the district (Master Engineer’s Report). The CDD describes all 170 Phase II lots as “water-front” (Dec 2, 2025 CDD package). No public source publishes lot-by-lot lake, preserve or interior designations elsewhere, so confirm the view on the plat and site plan for each lot.

Does Stock or Pulte offer financing at Caymas?

Both builders have affiliated lenders. The CDD’s Series 2024 draft offering names Stock Financial, a mortgage affiliate, among the Stock companies (Mar 15, 2024 CDD package), and Pulte links its own mortgage arm on its Caymas page. Builder incentives, if any, are not published. Compare an outside lender’s quote before you commit, and read the contract’s financing terms, including any deposit and rate-lock rules.

Are there move-in ready homes in Caymas?

On Oct 10, 2026, Stock listed 10 available Caymas homes asking $1,957,785 to $3,859,860 (Stock available homes), and Pulte showed an inventory count of 0 (Pulte Caymas page). Resales also come up as owners move. For what is on the market today and how a finished resale compares with a spec home, call Marc at (239) 287-5873 or read how we represent buyers in Naples.

How much are homes in Caymas?

Caymas homes closed at a $1,795,000 median, from $1,097,433 to $4,030,515, across 31 sales (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). New-build base prices on Oct 10, 2026 started at $839,990 for Pulte’s Brixton and $1,254,990 for Stock’s Birchwood III (Stock floor plans), before homesite premiums and options. Stock’s spec homes asked $1,957,785 to $3,859,860 the same day, which shows how far options and premiums move the final price.

Are there Caymas homes under $1 million?

No Caymas home closed under $1,000,000 in the 12 months to Oct 13, 2026: the lowest sale was $1,097,433, a Sold Data Entry row, and the lowest standard sale was $1,155,000. Two did in the prior 12 months, at $962,590 and $989,030 (Southwest Florida MLS). Pulte’s base prices start at $839,990 for the Brixton plan (Pulte Caymas page, Oct 10, 2026), but base prices exclude the homesite premium and options, and Pulte lists Caymas as “Final Opportunities.” Four of the 31 closings were under $1,250,000.

How many homes have sold in Caymas in the last year?

We tracked 31 Caymas closings in the Southwest Florida MLS from Oct 13, 2025 to Oct 13, 2026, totaling $62,786,756. Separately, the developer reported more than $50 million in residential sales in January and February 2026 (Business Observer, Mar 19, 2026). The developer’s figure counts builder contracts; the MLS figure counts recorded closings, so the two measure different things and should not be added.

What is the median sale price in Caymas?

The median Caymas sale price was $1,795,000 across 31 closings from Oct 13, 2025 to Oct 13, 2026 (Southwest Florida MLS). With an odd count, the median is the middle sale, the 16th of 31. The average was higher, $2,025,379, pulled up by the highest-priced sales. The prior 12 months held 32 closings at a $1,454,500 median. By quarter, the two quarters with 10 sales had medians of $1,790,825 (Oct 13 to Dec 31, 2025) and $1,692,430 (January to March 2026).

Does Caymas have a clubhouse?

Yes, Caymas is building one. The developer markets the clubhouse at 30,000 square feet, designed by Humphrey Rosal Architects with Clive Daniel Hospitality interiors (Caymas lifestyle page); the bond drafts describe about 25,000 square feet. Stock said on Sept 14, 2026 that it would open in October 2026 (Caymas news); the county had recorded no certificate of occupancy for the amenity site through Sept 28, 2026.

Is Caymas a country club community?

No. Caymas has no golf course and no separate club, equity membership or initiation fee in any published record (Master Engineer’s Report). The amenity campus is a common element every owner reaches through mandatory membership in the Caymas Master Homeowners’ Association. Whether any food and beverage minimum or amenity fee will apply after the clubhouse opens is not published. Golf clubs sit next door, across Collier Boulevard.

How many pickleball and tennis courts does Caymas have?

The Caymas Sports Park has 8 pickleball courts and 6 tennis courts, plus bocce and a Sports Pro Shop (Caymas lifestyle page). It opened in fall 2025 and held its grand opening on Feb 14, 2026 with more than 200 attendees. The developer says a racquet sports professional organizes play. Court surfaces and any lesson or guest fees are not published.

Is there a restaurant at Caymas?

Dining is planned inside the Caymas clubhouse: a main dining room, a private dining room, a full-service kitchen, a club room with bar, indoor and outdoor dining, a tiki lounge and a poolside bar (Caymas lifestyle page). The clubhouse had no certificate of occupancy through Sept 28, 2026, and hours, pricing and any food minimum are not published. For now, Collier Boulevard restaurants and the Publix at 8585 Collier Blvd are minutes from the gate.

Is there a lifestyle director at Caymas?

Yes. The developer describes a community relations and lifestyle director role and a racquet sports professional (Caymas lifestyle page), and on Sept 14, 2026 named Liana Melle manager of the new clubhouse (Caymas news). She previously managed the clubhouse at Wyndemere Country Club and spent seven years as food and beverage manager at Naples Lakes Country Club. Programming details are not published.

Does Caymas have beach access?

No. Caymas has no beach and no private beach club; its lakes are stormwater lakes, not swimming beaches. The nearest Gulf beach access, at Naples Pier, is 10.5 miles and about 20 minutes from the gate in free-flow traffic, with Lowdermilk Park at 11.0 miles and Vanderbilt Beach at 15.9 (OSRM routing, Oct 10, 2026). Check Collier County and City of Naples parking rules before you go.

Is Caymas a golf cart community?

Golf cart rules for Caymas are not published. Vehicle rules, including carts, sit in the Master Declaration of Covenants, Conditions and Restrictions for Caymas (OR Book 6190, Page 2974, amended and restated in 2024) and the HOA’s rules, which are not posted publicly. Caymas has no golf course, and its roads are private, owned by the master HOA. Ask for the rules before you buy a cart, and read the Declaration through the Collier Clerk Official Records.

Is Caymas pet friendly?

The developer markets Caymas as pet-friendly, with small and large dog parks on the amenity campus (Caymas lifestyle page). That is marketing, not a rule. Recorded pet limits, such as number, size or breed, are not published; they sit in the Master Declaration (OR Book 6190, Page 2974, as amended and restated) and the HOA rules. Ask for both before you contract if you have more than one pet or a large dog.

Is Caymas age-restricted?

No age restriction is published for Caymas. None appears in the developer’s site, the Stock or Pulte pages or the CDD’s bond documents reviewed for this guide (Caymas official site; Pulte Caymas page). Caymas is zoned to Lely Elementary, Manatee Middle and Lely High for 2026-27. The recorded Master Declaration (OR Book 6190, Page 2974, as amended and restated) governs occupancy, so read it before you buy.

Is Caymas gated?

Yes. Caymas is gated, with a county address point at 9115 Caymas Street typed as a gatehouse on the private entry road (Collier GIS address layer); FEMA issued a letter for that guardhouse on Sept 16, 2026. Whether the gate is staffed around the clock or virtual, and the visitor and vendor procedure, are not published. The single bridge entrance from Collier Boulevard is the only public way in.

Is there boat or RV storage in Caymas?

No boat or RV storage area is published for Caymas, and none appears on the developer’s amenity list or site plan. Florida law limits how an HOA may restrict items on a lot that are not visible from the street, neighbors or common areas, including boats and RVs (s. 720.3045). Rules for visible vehicles sit in the Master Declaration and HOA rules.

What are the HOA fees in Caymas?

The only published Caymas HOA figure is the developer’s estimate of “approximately $2,400 to $2,900 per residential unit annually, which amount is subject to change,” in the CDD’s bond offering drafts of March 2024 and December 2025 (Mar 15, 2024 CDD package). That is $200.00 to $241.67 a month. No Caymas Master HOA budget is published; the estoppel certificate (s. 720.30851) states the actual figure.

What is the CDD fee in Caymas?

The Caymas CDD charges a total per home by lot width in FY2027 (FY2027 CDD budget). Assessment Area One, on the tax bill: 52 ft $2,654.00; 62 ft $2,978.26; 76 ft $3,432.22; 90 ft $3,886.18. Assessment Area Two (Phase II), billed by the CDD: 62 ft $2,753.07; 76 ft $3,172.58; 90 ft $3,592.07; 100 ft plus $3,891.72. Each total is debt service plus operations and maintenance.

Do Caymas CDD fees ever go away?

The debt part of a Caymas CDD fee ends when the bonds are repaid or when an owner prepays the lot’s principal. Series 2024 bonds (Assessment Area One) mature May 1, 2054, and Series 2026 bonds (Assessment Area Two) run to May 1, 2056 (FY2025 CDD audit). The operations and maintenance part, $967.86 per Assessment Area One lot in FY2027, continues for as long as the district maintains the lakes and preserves.

Can Caymas CDD fees increase?

The operations and maintenance part can. It rose from $726.16 to $967.86 per Assessment Area One lot between FY2026 and FY2027, up $241.70 or 33.3 percent (FY2027 CDD budget). The FY2027 notice set that amount as the maximum rate, so a future increase above it needs a new mailed notice and hearing (s. 197.3632). Debt service follows the fixed bond schedule.

How are CDD fees paid in Caymas?

It depends on the Caymas assessment area. Assessment Area One lots (Phase One, the Caymas Replat and Lido Isles) pay the CDD on the November 2026 county tax bill. Assessment Area Two (Phase II) lots were billed directly by the CDD in FY2027 (FY2027 CDD budget). Once Phase II lots move onto the tax roll, the debt line is grossed up for collection costs and the early-payment discount.

What are property taxes on a new Caymas home?

Caymas property taxes follow the county millage, about 10.51 mills in 2025 per the CDD’s bond offering draft (Dec 2, 2025 CDD package): $1,050.58 for each $100,000 of taxable value. The county sets taxable value, not the sale price, so a new home’s first bill may reflect a partly built home. The CDD assessment appears on the same bill for Assessment Area One lots.

Can I rent out my Caymas home?

Caymas leasing rules are not published; they sit in the Master Declaration (OR Book 6190, Page 2974, amended and restated in 2024) and the HOA rules. Florida law sets a floor: rental rules adopted after July 1, 2021 bind only later buyers or consenting owners, and any association may bar leases shorter than six months or more than three rentals a year (s. 720.306). Read the Declaration first.

Do I need a realtor to buy new construction in Caymas?

You do not need one, but the builder’s sales team represents the builder. Your own agent reviews the Stock or Pulte contract, compares spec homes against resales by lot width, checks the CDD and HOA figures and the lot’s FEMA letter, and negotiates options and premiums. Whether Stock and Pulte pay buyer-agent compensation at Caymas is not published, so settle it in writing first. Call Marc at (239) 287-5873, and see how we represent buyers in Naples.

Frequently Asked Questions: Seller Edition

Selling a Caymas home in Naples raises questions buyers of older communities never ask: how to price against Stock and Pulte, what to disclose about the CDD and the quarry history, and how flood letters affect a buyer. These answers use the CDD budgets, FEMA records and the Southwest Florida MLS.

How do I sell my home in Caymas?

Selling a Caymas home runs in four steps. First, price it against the closed sales and the builders’ current spec homes on your lot width; a free Caymas home valuation starts that. Second, order the HOA estoppel certificate and prepare the CDD disclosure the contract requires (s. 190.048). Third, market the finished-home advantage. Fourth, negotiate and close. Call Jesse direct at (239) 898-6072.

Can I sell my Caymas home by owner?

Yes, Florida law lets you sell your Caymas home without an agent. You still owe the buyer the same paperwork: the HOA estoppel certificate under s. 720.30851, the CDD disclosure in the contract under s. 190.048, your FEMA letter and elevation certificate if you have them, and any known defects. You also compete alone against builder sales teams. Call Jesse direct at (239) 898-6072 to compare the net.

What have Caymas homes sold for in the last 12 months?

We tracked 31 Caymas closings from Oct 13, 2025 to Oct 13, 2026 at a $1,795,000 median, from $1,097,433 to $4,030,515, with $62,786,756 in volume (Southwest Florida MLS). By quarter: Oct 13 to Dec 31, 2025, 10 sales at a $1,790,825 median; January to March 2026, 10 at $1,692,430; April to June 2026, 8 sales from $1,155,000 to $2,975,000 (too few for a median); July to September 2026, 3 sales, at $1,625,000, $2,500,000 and $4,030,515; October 1 to 13, 2026, none.

What is the price per square foot in Caymas?

Caymas homes sold at a median of $655 per square foot of living area across 31 closings in the 12 months to Oct 13, 2026, against $588 across 32 closings in the prior 12 months (Southwest Florida MLS); the 17 homes coded 4 bedrooms plus den had a median of $728. Use per-foot figures only within one lot width and one builder. For a builder benchmark, Stock’s Caymas base prices, divided by its published air-conditioned areas, set a floor for new construction before premiums and options (Stock floor plans, Oct 10, 2026). Call Jesse direct at (239) 898-6072 for a priced comparison.

Should I reduce my Caymas asking price?

Across the 23 standard sales marketed through the MLS in the 12 months to Oct 13, 2026, the median final list price was $1,850,000 and the median sale-to-list ratio (sold price over final list price) was 94.7%, against 95.1% in the prior 12 months (Southwest Florida MLS). Sold Data Entry rows are left out because they carry no list price. The test that matters beyond that is the builders: on Oct 10, 2026, Stock’s 10 available homes asked $1,957,785 to $3,859,860 (Stock available homes). If your home asks more than a comparable spec home on the same lot width without more finished options, buyers notice. Call Jesse direct at (239) 898-6072 before you change the price.

Should I wait until the builders sell out before listing in Caymas?

Waiting for Caymas to sell out could take years. In October 2026, 281 of the 457 homesites were still builder-held (county parcel layer, Oct 8, 2026), Phase II had only 8 certificates of occupancy, and the developer’s draft offering estimate assumed 50 to 75 deliveries a year (Dec 2, 2025 CDD package). That is an estimate, not a forecast we make. Your own timing should drive the decision.

Will the new clubhouse help my Caymas resale value?

The Caymas clubhouse is the largest amenity still to open: Stock said on Sept 14, 2026 that it would open in October 2026 (Caymas news), and the county had recorded no certificate of occupancy for it through Sept 28, 2026. No record measures its effect on resale prices. A finished, open clubhouse does let you show buyers the amenity instead of a rendering, which helps a listing tell its story.

Are Caymas resales priced above or below new construction?

The MLS does not label which Caymas closings were resales and which were builder sales, so that split cannot be made honestly. What the record does show is a split by status: the 23 standard (status S) closings had a $1,785,000 median, and the 8 Sold Data Entry rows, recorded after closing, ran from $1,097,433 to $4,030,515 and are too few for a median (Southwest Florida MLS, Oct 13, 2025 to Oct 13, 2026). Neither label means resale or builder.

Will buyers pay more for a lakefront Caymas homesite?

Lot-by-lot lake, preserve and interior designations for Caymas are not published, so no clean lake premium can be measured. Builder asking prices hint at it: a Madison II spec home on a 76-foot Phase II homesite at 9530 Moonflower Lane asked $2,804,100 against a $1,659,990 base, and a Margo IV at 9595 Caymas Way asked $3,859,860 against $1,999,990 (Stock available homes, Oct 10, 2026). Those are asking prices, not closings.

Does a Pulte 52-foot home resell differently from a Stock home?

The MLS records every Caymas closing under one name, with no builder or lot width, so no sales split by builder exists. The inputs do differ. Pulte’s base prices start at $839,990 (Pulte Caymas page) against $1,254,990 for Stock’s Azure collection, and the FY2027 CDD total is $2,654.00 on a 52-foot lot against $2,978.26 on a 62-foot Assessment Area One lot (FY2027 CDD budget). Price each against its own width.

Does my builder warranty transfer to my Caymas buyer?

It depends on the builder’s warranty document. Pulte’s Caymas page links to Pulte’s 10-year warranty program but states no transfer terms, and Stock’s warranty terms for Caymas are not published. Read your warranty booklet for transfer language, any transfer form or deadline, and what remains in coverage on your closing date. A transferable structural warranty is worth naming in your listing. Call Jesse direct at (239) 898-6072 to review it before you list.

Can I assign my Caymas contract before closing with the builder?

Whether you can assign a Stock or Pulte contract on a Caymas home before closing is governed by your builder contract, and those terms are not published. Many builder contracts restrict or prohibit assignment or require the builder’s written consent, so read the assignment clause and ask the builder in writing before you market the contract. An assignment also needs a title company comfortable with the paperwork. Call Jesse direct at (239) 898-6072 to talk through options.

What do I disclose about the Caymas CDD when I sell?

Florida requires a specific CDD disclosure in the sale contract (s. 190.048). Give the buyer your FY2027 assessment by width (FY2027 CDD budget): Assessment Area One, $2,654.00 (52 ft) to $3,886.18 (90 ft); Assessment Area Two, $2,753.07 (62 ft) to $3,891.72 (100 ft plus). Say how it is billed, on the tax bill or by the CDD, and attach the payoff letter if you prepaid.

Does the Caymas CDD debt transfer to my buyer?

Yes. The Caymas CDD debt assessment is a lien on the lot and passes to your buyer unless you prepay it. Principal per lot at issuance ranged from $22,879.18 (52 ft) to $39,598.58 (90 ft) in Assessment Area One and $27,161.95 (62 ft) to $43,809.59 (100 ft plus) in Assessment Area Two (Apr 2, 2024 CDD package; Feb 18, 2026 CDD package). The current balance comes only from the CDD manager’s payoff letter.

Should I pay off the Caymas CDD bond before I sell?

Paying off the Caymas CDD bond before a sale removes the yearly debt line, $1,686.14 on a 52-foot to $2,918.32 on a 90-foot Assessment Area One lot in FY2027 (FY2027 CDD budget), but it costs the full remaining principal at closing. Whether buyers pay you back for it is a negotiation, not a rule. Get the CDD manager’s payoff letter first, then decide with Jesse direct at (239) 898-6072.

How do buyers view Caymas CDD fees compared with communities without a CDD?

Buyers compare the total yearly carrying cost. For Caymas, the FY2027 CDD total plus the developer’s HOA estimate of $2,400 to $2,900 gives $5,054.00 to $5,554.00 on a 52-foot home, $5,378.26 to $5,878.26 on a 62-foot home, $6,286.18 to $6,786.18 on a 90-foot home and $6,291.72 to $6,791.72 on a 100-foot-plus home, before property tax. The HOA part is an unverified estimate. Show the stack plainly.

Is there an HOA transfer or capital contribution fee when I sell in Caymas?

No transfer fee or capital contribution for Caymas resales is published. If one exists, it is set in the Master Declaration of Covenants, Conditions and Restrictions for Caymas (OR Book 6190, Page 2974, amended and restated in 2024, OR Book 6374), recorded at the Collier Clerk Official Records. The estoppel certificate lists any amount due at closing, and the contract says who pays it.

What does the Caymas HOA estoppel certificate cost?

Florida law (s. 720.30851) caps what a homeowners’ association may charge for an estoppel certificate and sets how fast it must be delivered. The Caymas Master HOA’s actual charge, and any separate resale processing fee from its manager, are not published. Order the certificate as soon as you accept an offer, because it states the assessments, fees and any amounts due that the title company must settle at closing.

Does a buyer need HOA approval to buy in Caymas?

Whether the Caymas Master HOA must approve a buyer is not published. Any approval or registration step sits in the Master Declaration (OR Book 6190, Page 2974, amended and restated in 2024) and the HOA rules. Ask the HOA’s manager when you order the estoppel certificate, so a required form or interview does not delay closing, and tell your buyer early what the gate and amenity registration require.

Can I rent my Caymas home instead of selling?

Caymas leasing rules are not published; they sit in the Master Declaration and the HOA rules. Florida law sets a floor: an association may bar leases shorter than six months or more than three rentals a year for every owner, and rental rules adopted after July 1, 2021 bind only later buyers or owners who consent (s. 720.306). Read the Declaration before you sign a lease.

Are short-term or seasonal rentals allowed in Caymas?

Short-term and seasonal rental rules for Caymas are not published. Florida law lets any homeowners’ association bar leases shorter than six months and more than three rentals in a year, whenever the rule was adopted (s. 720.306). A seasonal lease of three or more months may or may not be allowed under the Caymas Master Declaration, so read it before you market a rental.

When is the best time of year to sell a Caymas home?

The Caymas record shows counts, not a reliable season. From Oct 13, 2025 to Oct 13, 2026 there were 10 closings from Oct 13 to Dec 31, 10 in January to March, 8 in April to June, 3 in July to September and none from Oct 1 to 13 (Southwest Florida MLS). Closings lag contracts by weeks or months. Call Jesse direct at (239) 898-6072 to plan your listing date.

How should I price a luxury home in Caymas?

Price a luxury Caymas home against the top of the record. In the 12 months to Oct 13, 2026, 12 Caymas sales closed between $2,000,000 and $2,999,999 at a $2,478,290 median, and two closed above $3,000,000, at $3,608,745 and $4,030,515, too thin to read as a market rate (Southwest Florida MLS). Then compare Stock’s spec homes on 90-foot and estate lots. Request a free Caymas home valuation.

Does flood zone status help or hurt Caymas resale?

On the effective FEMA map, 399 of 461 Caymas residential address points are in Zone AH (FEMA NFHL), but FEMA letters of map revision removed most platted lots from the high-risk zone. Preliminary 2025 maps would place 73 points in Phase II and Lido Isles in a combined AE zone. The 22 county elevation certificates show floors 2.54 to 4.75 feet above the certificate BFE. Hand buyers your lot’s letter and certificate.

Will insurance costs affect my Caymas buyer?

Insurance is part of every Caymas buyer’s monthly math. Collier County’s unincorporated area is a Community Rating System Class 5, worth a 25 percent NFIP discount inside the high-risk zone and 10 percent outside (FEMA CRS). As a neighborhood proxy, not a Caymas figure, recent NFIP policies on 2023 to 2026 homes in the surrounding block group had median costs of $2,243 rated X and $2,380 rated AH. Actual Caymas premiums are not published.

Does the former quarry history affect what I disclose in Caymas?

Your disclosure duties are yours to confirm with a Florida real estate attorney. The public record is this: FDEP closed Willow Run Site A by order on Nov 6, 2025 without engineering or institutional controls (FDEP Site A order), and Site B remains open, with a notice of intent to close with conditions issued July 17, 2026; those conditions are not yet published. Buyers can read the Willow Run file and the Site B file.

Do I need to stage my Caymas home when furnished models are next door?

Caymas buyers walk through professionally decorated models, so an empty or cluttered resale looks weaker by comparison. Stock lists models including Birchwood III, Cambria III, Mayfield III, Madison II and Sterling III (Stock models), and the developer reported eight open in May 2026. Staging does not have to copy them; it needs clean rooms, clear sightlines to the lake or preserve and good photography that shows options already installed.

How do I show my home while the builders hold open houses nearby?

Showing a Caymas resale means working through the gate. The gate’s staffing and visitor procedure are not published, so register each showing with the HOA or gate system in advance and give the agent’s name and time. Schedule showings when builder model traffic is lighter, keep a printed fact sheet with your CDD line, flood letter and upgrades, and ask buyers’ agents for feedback within a day.

Can I sell a vacant Caymas homesite without building?

Yes, a vacant Caymas homesite can be sold, but any build-start deadline, builder requirement or design rule sits in the Master Declaration and your purchase agreement with the developer, and neither is published. The CDD assessment for your lot width continues whether or not a home stands on it (FY2027 CDD budget). Read your original lot contract for resale or repurchase terms before you list.

Does a pool add resale value in Caymas?

The MLS export for Caymas carries no pool field, so no pool premium can be measured from it. What it does show by product line is one line, Single Family, with a median of 78 days on market and a 94.7% sale-to-list across the 23 standard sales in the 12 months to Oct 13, 2026. What a buyer weighs is the cost and wait to add a pool after closing against a home that already has one, plus the HOA’s architectural review. Call Jesse direct at (239) 898-6072 and we will compare your home with the closed Caymas sales that match it by hand.

How do I find out what my Caymas neighbors’ homes sold for?

The fastest route is a Realtor’s MLS search of closed Caymas sales, which we tracked at 31 in the 12 months to Oct 13, 2026 (Southwest Florida MLS). Recorded deeds at the Collier Clerk Official Records also show consideration on many sales. Builder closings may show up in either record. Request a free Caymas home valuation or call Jesse direct at (239) 898-6072.

Should I sell my Caymas home now or wait?

The Caymas record supports facts, not a forecast. In the 12 months to Oct 13, 2026, 31 Caymas homes closed at a $1,795,000 median, 23.4% above the $1,454,500 median of the prior 12 months, and the quarterly median was $1,790,825 for Oct 13 to Dec 31, 2025 and $1,692,430 for January to March 2026, with 8 sales in April to June too few for a median (Southwest Florida MLS). Those shifts reflect which homes happened to close in each period more than a change in values. Builder inventory and the clubhouse opening are the variables to watch. Your timing, tax position and next home matter more. Call Jesse direct at (239) 898-6072.

How much are seller closing costs in Collier County?

Seller closing costs on a Caymas home typically include the commission you agree to with your listing agent, your share of property tax, CDD and HOA prorations, the estoppel certificate fee, and payoff of your mortgage. In Collier County the buyer customarily pays for the owner’s title policy, so it is not a standard seller cost; the contract controls. Call Jesse direct at (239) 898-6072 for a net sheet.

What is the Florida homestead exemption, and how does portability work when I sell?

Florida’s homestead exemption lowers the taxable value of a primary residence you own on January 1 and caps how fast that assessed value can rise each year. Portability lets you carry some of the difference between market and assessed value to a new Florida homestead if you apply within the time the law allows. The county property appraiser administers both under Florida Statutes, and the statute and the property appraiser’s office govern the limits, deadlines and application steps, so confirm your own figures with that office and a tax adviser before you sell.

Your Caymas Real Estate Experts

McGreevy and Comisar are the Caymas Naples real estate experts for sellers and buyers who want the CDD, HOA, flood and builder records read for them. They are the #5 real estate team in Florida in the 2026 RealTrends rankings, Top 1% nationally since 2008, with Jesse McGreevy in the business since 2004.

Jesse McGreevy entered real estate in October 2004 and has lived in Estero since 2003; Marc Comisar is a Broker Associate, and the two built their team in 2008. McGreevy and Comisar alone have over $900 million in sales, and with their Domain Realty Group team they have sold over $2.5 billion in real estate. Our Naples office is at 9180 Galleria Ct #200, Naples, FL 34109, a short drive up I-75 from the Caymas gate on Collier Boulevard.

Selling your Caymas home? Get a free Caymas home valuation, or call Jesse direct at (239) 898-6072 (confidential conversations welcome).

Buying a home in Caymas? Call Marc at (239) 287-5873 for a buyer consultation, and see how we represent buyers in Naples.

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.

Sources

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11. Caymas CDD, FY2025 Adopted Budget, retrieved October 2026
12. Caymas CDD, FY2024 Proposed Budget, retrieved October 2026
13. Caymas CDD, Aug 1, 2023 agenda package (Master Engineer’s Report by Atwell; master methodology; SD San Marino to Pulte special warranty deed OR 6199/3711 with permitted exceptions), retrieved October 2026
14. Caymas CDD, Aug 1, 2023 minutes (organizational meeting, landowner election, bond authorization), retrieved October 2026
15. Caymas CDD, Sept 5, 2023 minutes (utility transfers), retrieved October 2026
16. Caymas CDD, Oct 3, 2023 minutes (master assessments, rules, engineer award), retrieved October 2026
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18. Caymas CDD, Mar 5, 2024 agenda package (Series 2024 risk factors), retrieved October 2026
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20. Caymas CDD, Mar 15, 2024 minutes (AA1 CIP $26.51M), retrieved October 2026
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28. Caymas CDD, Aug 5, 2025 minutes (registered voters; deficit funding), retrieved October 2026
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35. Caymas CDD, Aug 4, 2026 agenda package (FY2025 audit; FY2027 hearing and mailed notice; Supervisor of Elections voter letter), retrieved October 2026
36. Florida Auditor General, Caymas CDD FY2024 audit, retrieved October 2026
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38. Florida Auditor General, Caymas CDD audit filings index, retrieved October 2026
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40. Caymas CDD, Rules of Procedure, retrieved October 2026
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43. Collier County Comprehensive Planning, Community Development Districts page, retrieved October 2026
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54. Collier GIS, PUD layer 5 (San Marino RPUD and neighbors), retrieved October 2026
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58. Collier GIS, Buildings footprints by year, retrieved October 2026
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60. Collier GIS, Hurricane Evacuation Zones (edited Aug 20, 2026), retrieved October 2026
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64. Collier GIS, FEMA24 Panels, retrieved October 2026
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78. FEMA NFHL, FIRM Panels layer 3, retrieved October 2026
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80. FEMA NFHL, LOMA and LOMR-F points layer 34, retrieved October 2026
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83. FEMA Preliminary NFHL, Submittal Information layer 29 (case 16-04-1501S), retrieved October 2026
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88. FEMA LOMR-F 25-04-1746A (Lido Isles lots 1 to 20, Jan 29, 2025), retrieved October 2026
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93. FEMA, Community Rating System, retrieved October 2026
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96. Elevation certificate, 9402 Caymas Ter, retrieved October 2026
97. Elevation certificate, 9574 Caymas Way, retrieved October 2026
98. Elevation certificate, 9671 Moonflower Ct, retrieved October 2026
99. Elevation certificate, 9125 Raintree St, retrieved October 2026
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101. NHC, Tropical Cyclone Report, Hurricane Ian, retrieved October 2026
102. NHC, Tropical Cyclone Report, Hurricane Helene, retrieved October 2026
103. NHC, Tropical Cyclone Report, Hurricane Milton, retrieved October 2026
104. Florida Division of Emergency Management, Know Your Zone, retrieved October 2026
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106. Citizens Property Insurance, PIF Detail by County, Aug 31, 2026, retrieved October 2026
107. Florida Building Commission (8th Edition effective date), retrieved October 2026
108. Florida Statutes s. 553.899 (milestone inspections), retrieved October 2026
109. Florida Statutes s. 718.112 (condominium bylaws, SIRS), retrieved October 2026
110. Florida Statutes s. 163.3178 (Coastal High Hazard Area), retrieved October 2026
111. My Safe Florida Home, retrieved October 2026
112. Florida Statutes s. 190.006 (CDD board elections and transition), retrieved October 2026
113. Florida Statutes s. 720.307 (HOA turnover), retrieved October 2026
114. Florida Statutes s. 197.3632 (uniform method, maximum rate), retrieved October 2026
115. Florida Statutes s. 190.048 (CDD disclosure in sale contracts), retrieved October 2026
116. Florida Statutes s. 720.306 (rental restrictions), retrieved October 2026
117. Florida Statutes s. 720.3035 (architectural control), retrieved October 2026
118. Florida Statutes s. 720.3045 (items on a parcel), retrieved October 2026
119. FDEP Site Rehabilitation Completion Order, Willow Run Site A, Nov 6, 2025, retrieved October 2026
120. FDEP Notice of Intent to Close with Conditions, Exhibit 1 (Willow Run Quarry history), Dec 1, 2023, retrieved October 2026
121. FDEP Remedial Action Plan Approval Order, July 24, 2023, retrieved October 2026
122. Background and Risk Evaluation, Willow Run, Sept 28, 2020 (FDEP file), retrieved October 2026
123. SFWMD comment and notice of objection, Dec 28, 2023 (FDEP file), retrieved October 2026
124. Consultant follow-up on conservation easements (OR 2710/3133; OR 6320/3254), Jan 26, 2024 (FDEP file), retrieved October 2026
125. FDEP notice letters for Sites A and B, July 17, 2026, retrieved October 2026
126. FDEP document index, ERIC_15361 Willow Run, retrieved October 2026
127. FDEP document index, ERIC_18816 Willow Run Site B, retrieved October 2026
128. FDEP OpenData cleanup sites layer, retrieved October 2026
129. SFWMD open data, Approved Water Use Permits (11-01995-W), retrieved October 2026
130. SFWMD open data, Permitted Water Use Facilities, retrieved October 2026
131. Caymas official site, home, retrieved October 2026
132. Caymas official site, Lifestyle, retrieved October 2026
133. Caymas official site, Location, retrieved October 2026
134. Caymas official site, Residences, retrieved October 2026
135. Caymas official site, Developer, retrieved October 2026
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137. Caymas builder page, Stock Luxury Homes, retrieved October 2026
138. Caymas builder page, Stock Custom Homes, retrieved October 2026
139. “Caymas Names Liana Melle Manager of New Clubhouse,” Sept 14, 2026, retrieved October 2026
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145. “Stock’s Caymas Models a Phenomenal Hit With Visitors,” Mar 12, 2024, retrieved October 2026
146. “Opportunity Awaits: New Lots Available at Caymas Following Sales Success,” Jan 30, 2025, retrieved October 2026
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149. “Stock Development Announces New Residential Community,” Feb 26, 2023, retrieved October 2026
150. “Stock Development’s Launch of Caymas a Tremendous Success,” Feb 15, 2024, retrieved October 2026
151. “Step Inside Caymas This Spring: Tour Eight Stunning Model Homes by Stock Development,” May 14, 2026, retrieved October 2026
152. “Experience Stock’s Madison II Model in the 2025 Naples Parade of Homes,” Mar 13, 2025, retrieved October 2026
153. Stock Development, Caymas project page, retrieved October 2026
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155. Stock Development, Caymas available homes, retrieved October 2026
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157. Stock Development, Caymas site plans page, retrieved October 2026
158. Caymas site plan PDF, revised Mar 20, 2026, retrieved October 2026
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164. Stock Development, “Stock’s Popular Caymas Community Has 7 Models Open,” Aug 12, 2024, retrieved October 2026
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168. Pulte Homes, Brixton Grande plan, retrieved October 2026
169. Pulte Homes, Regency plan, retrieved October 2026
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172. Business Observer, “Luxury Naples community sells $50M in homes in first two months of 2026,” Mar 19, 2026, retrieved October 2026
173. Gulfshore Business, “Caymas sales top $50M as Naples sports park opens.”, retrieved October 2026
174. Stock Development, Covington III plan detail, retrieved October 2026
175. Stock Development, Margo IV plan detail, retrieved October 2026
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177. CCPS, 2026 Accountability Brief (2025-2026 School and District Grades, July 1, 2026), retrieved October 2026
178. CCPS, 2025 Accountability Brief, retrieved October 2026
179. CCPS, Class of 2025 Graduation Rate Brief, retrieved October 2026
180. CCPS, 2026 Spring Assessment Brief, retrieved October 2026
181. Lely High School, Advanced Studies, retrieved October 2026
182. Lely Elementary School, retrieved October 2026
183. Manatee Middle School, retrieved October 2026
184. CCPS, Parental Choice, retrieved October 2026
185. CCPS, Attendance Boundaries, retrieved October 2026
186. CCPS, “How Enrollment Trends Are Impacting Public Education in Collier County” (Sept 2026), retrieved October 2026
187. Physicians Regional, Collier Boulevard hospital, retrieved October 2026
188. Physicians Regional, Urgent Care, retrieved October 2026
189. NCH, About Us, retrieved October 2026
190. NCH Medical Group Immediate Care, Southeast, retrieved October 2026
191. NCH Emergency Department, Baker Hospital, retrieved October 2026
192. NCH Pediatric Emergency, North Naples Hospital, retrieved October 2026
193. Publix store-location service (ZIP 34114), retrieved October 2026
194. FDOT, Annual Average Daily Traffic 2025, retrieved October 2026
195. Southwest Florida International Airport (Lee County Port Authority), retrieved October 2026
196. Naples Airport, retrieved October 2026
197. OSRM routing service (OpenStreetMap road network, free-flow times; method source for every drive time), retrieved October 2026
198. FDOT District One, project 425843-2, I-75 at SR 951, retrieved October 2026
199. Collier MPO, FY2027 to FY2031 TIP (approved June 12, 2026), retrieved October 2026
200. Collier MPO, 2050 LRTP Amendment 1 (Apr 10, 2026), retrieved October 2026
201. Collier County 2023 AUIR / CIE (CCPC Nov 2, 2023), retrieved October 2026
202. Collier MPO 2045 LRTP final presentation, Dec 11, 2020, retrieved October 2026
203. Hacienda Lakes PDI staff report, PDI-PL20230016103 (HEX June 13, 2024), retrieved October 2026
204. Hacienda North Apartments neighborhood information meeting materials (May 2024), retrieved October 2026
205. Hammock Park PDI staff report, PDI-PL20240000770 (HEX June 13, 2024), retrieved October 2026
206. Hacienda Lakes DRI DOA staff report, DOA-PL20210002454 (CCPC Apr 21, 2022), retrieved October 2026
207. Carman Drive 15 RPUD staff report, PUDZ-PL20210000624 (May 2022), retrieved October 2026
208. Forest Glen of Naples PUDA staff report, PL20200002302 (Jan 19, 2023), retrieved October 2026
209. BCC minutes, Apr 9, 2024, retrieved October 2026
210. BCC item, Caymas CDD establishment (PL20230000377), June 27, 2023, retrieved October 2026
211. BCC item, Final Plat Caymas Phase II (PL20230012032), June 11, 2024, retrieved October 2026
212. BCC item, minor final plat, Caymas Replat Lots 131-181, Sept 10, 2024, retrieved October 2026
213. BCC item, Final Plat Caymas Replat, June 27, 2023, retrieved October 2026
214. BCC item, Amended Final Plat Caymas Phase One (PL20210003290), Nov 8, 2022, retrieved October 2026
215. BCC item, Final Plat Caymas Phase One, Dec 8, 2020, retrieved October 2026
216. BCC item, Final Acceptance of Utilities, Caymas Phase One 1A and 1B, Aug 13, 2024, retrieved October 2026
217. Toll Brothers, Seven Shores community page (builder), retrieved October 2026
218. Marco Island Florida (USA TODAY Network), “A second Costco for Collier County? County commission to decide at next meeting,” Oct 12, 2025, retrieved October 2026
219. Naples Daily News, “Progress report: Construction site for SW Florida’s next Costco active,” May 22, 2026, retrieved October 2026
220. Forest Glen Golf and Country Club, retrieved October 2026
221. Naples Lakes Country Club, retrieved October 2026
222. Naples National Golf Club, retrieved October 2026
223. Naples Heritage Golf and Country Club, retrieved October 2026
224. Cedar Hammock Golf and Country Club, retrieved October 2026
225. Royal Wood Golf and Country Club, retrieved October 2026
226. Lely Resort Golf and Country Club, retrieved October 2026
227. Hibiscus Golf Club, retrieved October 2026
228. TPC Treviso Bay, retrieved October 2026
229. Riviera Golf Club, retrieved October 2026
230. Humphrey Rosal Architects (clubhouse portfolio), retrieved October 2026
231. Walmart Supercenter store 5055, 9885 Collier Blvd, retrieved October 2026
232. Publix store 811, 8585 Collier Blvd, retrieved October 2026
233. Collier Clerk of Courts, Official Records search (where the declaration, deeds and plats are recorded; captcha-gated), retrieved October 2026
234. David Lawrence Centers for Behavioral Health, retrieved October 2026
235. Physicians Regional Healthcare System, Hospitals, retrieved October 2026
236. Physicians Regional Medical Center, North, retrieved October 2026
237. Seacrest Country Day School, retrieved October 2026
238. St. John Neumann Catholic High School, retrieved October 2026
239. Community School of Naples, retrieved October 2026
240. Mason Classical Academy, retrieved October 2026
241. BridgePrep Academy of Collier, retrieved October 2026
242. Stock Development news index, retrieved October 2026
243. Caymas official site, News index, retrieved October 2026