Cedar Hammock Single-Family Homes: the 65 detached houses on Cedar Hammock Court and Wax Myrtle Run, every county sale in five years, the club and tax bills, flood results and rules, read for sellers and buyers by McGreevy and Comisar.
McGreevy and Comisar are the team Cedar Hammock house owners call when they are ready to sell, and the team buyers call when they want the county record before they tour. Cedar Hammock Single-Family Homes is a 65-home single-family neighborhood inside the master-planned community of Cedar Hammock in Naples, Florida. It is the smallest and highest-priced of Cedar Hammock’s four home types: 33 houses on Cedar Hammock Court and 32 on Wax Myrtle Run, the only detached homes behind the Davis Boulevard gate, sharing the same bundled golf club as the 734 condominiums and villas around them.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated November 2026.
This page is built from the Collier County parcel roll and qualified sales file of October 27, 2026, the Southwest Florida MLS export of September 29, 2026, the club’s rate sheet and lease packet, the recorded Amended and Restated Declaration of 2015, the Community Development District’s FY2027 adopted budget, FEMA’s flood map results for six addresses on these two streets, and the school district’s own address lookup. A house market this small moves a few sales at a time, so we list every sale rather than lean on a median, and we say where the public record stops.
McGreevy and Comisar are the best realtor for Cedar Hammock Single-Family Homes because a 65-house market with no county-recorded sale in the last twelve months needs a team that reads the sales record, the club fee schedule and the recorded documents house by house: the #5 real estate team in Florida (RealTrends 2026), Top 1% nationally since 2008.
If you’re searching for the best realtor for Cedar Hammock Single-Family Homes in Cedar Hammock, Naples, whether you’re ready to sell your Cedar Hammock single-family 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.
Recent Cedar Hammock single-family track record: In the last 12 months we tracked 0 qualified Cedar Hammock single-family resales in the Collier County record (October 17, 2025 to October 16, 2026), so we widened the window until the record had something to say. Over 24 months the county recorded 2 qualified sales, $950,000 and $1,300,000, both on Wax Myrtle Run in early 2025. Over 60 months it recorded 7 qualified sales from $633,000 to $1,300,000, with a median of $1,057,600. On September 29, 2026, the MLS showed one Cedar Hammock Court house listed at $1,050,000 after 18 days on the market. With so few sales, every comparable matters, and we walk through all seven below.
For Cedar Hammock house sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. On these two streets we also build the paperwork file before the first showing: the club estoppel, your homeowners association’s estoppel, the $978.88 non-ad valorem total from your own tax bill, whether your home is enrolled in the club’s $415 quarterly special assessment, your roof and permit history from the county’s portal, and the flood zone for your exact address.
For Cedar Hammock house buyers: the first question here is the street, because Cedar Hammock Court and Wax Myrtle Run are separate plats with separate homeowners associations and different size ranges. The second is the year the house on the lot was built, because 40 of the 65 homes carry a county roll year of 2006 or later. The third is the bill stack: $13,674 a year to the club before your association’s dues. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific address; we answer them below.
Honors and recognition:
Selling your Cedar Hammock single-family home? Get a free Cedar Hammock home valuation or call Jesse direct at (239) 898-6072.
Buying a home in Cedar Hammock Single-Family Homes? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we help buyers buy a home in Cedar Hammock.
Cedar Hammock Single-Family Homes in one screen: the count, the two streets, the sales record, the bills, the flood results and the rules, each figure sourced below in the section that proves it.
Jump to any section of this Cedar Hammock Single-Family Homes guide.
Living in the Cedar Hammock Single-Family Homes means a detached house on one of two short streets inside a gated golf community on Davis Boulevard, with the same club membership, club bill and amenities as every condominium and villa owner, plus a separate homeowners association for your street and full responsibility for your own roof and lot.
The 65 houses are not scattered through Cedar Hammock. They sit on two streets, each on its own recorded plat: Cedar Hammock Court on the main CEDAR HAMMOCK plat, which it shares with 64 villas on Cedar Hammock Boulevard, and Wax Myrtle Run, which is the whole of CEDAR HAMMOCK UNIT 4 (Collier County parcel roll, October 27, 2026). Because the main plat mixes villas and houses, the plat name alone does not tell you the product; the street does.
Every owner, of a $205,000 Terrace condominium or a $1,300,000 house, takes the same membership in Cedar Hammock Golf and Country Club. The club calls itself “a Common Interest Realty Association (CIRA), a bundled community in which each Owner becomes a Member of the Club with the purchase of their property” (club About Us page), and the recorded Declaration makes every owner a member. For a house buyer that has one practical meaning: there is no separate golf membership to price, and the club bill is identical to the one on a condominium a quarter of the price.
Cedar Hammock Court holds 33 houses on the main plat, from 2,208 to 3,650 heated square feet with a median of 2,626 (our median from the county roll). Its roll years run from 2000 to 2024: 16 homes date from 2000 to 2003, and a block of seven carries 2018, with single homes in 2006, 2009, 2010, 2015, 2019, 2020, 2021, two in 2022 and one in 2024. Over the last 60 months the county recorded three qualified sales on the Court: $633,000 in December 2021, $910,000 in August 2022 and $1,300,000 in January 2024.
Wax Myrtle Run holds 32 houses on Unit 4, from 2,332 to 4,139 heated square feet with a median of 3,169 (our median from the roll), the largest homes in Cedar Hammock. The first house dates from 2002, nine date from 2002 to 2005, and 23 carry a roll year of 2006 or later, including three each in 2018, 2021 and 2022. The county recorded four qualified sales on the street in 60 months: $1,275,000 in April 2023, $1,057,600 in June 2023, $1,300,000 in February 2025 and $950,000 in March 2025.
Cedar Hammock has one main entrance on Davis Boulevard (State Road 84), with a staffed gate house. The club’s 2017 Rules and Regulations list the gate house at “24 hours per day” and log visitors by license tag (Cedar Hammock Rules and Regulations, May 2017); a current statement of guard hours was not found, so confirm staffing with the club. Roads are posted at 23 miles per hour. From a point on Wax Myrtle Run, Fifth Avenue South is 7.3 road miles and 16 minutes free-flow, Naples Pier 8.5 miles and 19 minutes, and Southwest Florida International Airport 35.2 miles and 45 minutes (OSRM routing, November 5, 2026).
A house here carries the full club: one 18-hole course with owner golf at $25 for 18 holes with cart, four Har-Tru tennis courts, two bocce courts, a two-story fitness and wellness center, four resort-style pools and dining against a $1,000 food and beverage minimum (club rate sheet; club amenities page). There is no marina and no beach club. Whether a particular house has its own pool or screen enclosure is a property fact, read from the listing and the permit file, not a community fact.
Selling a Cedar Hammock house? Get a free Cedar Hammock home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers in Naples.
Cedar Hammock Single-Family Homes recorded 7 qualified county sales in the 60 months to October 16, 2026, from $633,000 to $1,300,000 with a $1,057,600 median, 2 of them in the last 24 months and none in the last 12. On September 29, 2026 the MLS showed one house listed, on Cedar Hammock Court, at $1,050,000.
Data updated: November 2026 (Southwest Florida MLS Matrix, Development CEDAR HAMMOCK, export of September 29, 2026; Collier County certified 2026 roll and recorded qualified sales through October 16, 2026)
Two records describe this market, and we never mix them. The county record is every deed the Collier County file marks as a qualified, improved sale, with the heated square footage the roll carries for the house today; we label its per-foot figures “per county heated square foot”. The MLS record is what agents entered in the Southwest Florida MLS, with their own living-area figure; we label it “per MLS living square foot”. The county window used here ends October 16, 2026, and the MLS window is the 365 days to September 29, 2026.
Window | Qualified sales | Median | Low | High | Median $ per county heated sq ft |
|---|---|---|---|---|---|
12 months (October 17, 2025 to October 16, 2026) | 0 | none | none | none | none |
24 months (October 17, 2024 to October 16, 2026) | 2 | $1,125,000 | $950,000 | $1,300,000 | $329.89 |
60 months (October 17, 2021 to October 16, 2026) | 7 | $1,057,600 | $633,000 | $1,300,000 | $358.83 |
Source: Collier County interface files of October 27, 2026, qualified improved sales on the single-family (use code 1) parcels of the CEDAR HAMMOCK plats. With two sales, the 24-month “median” is simply the midpoint of the two prices, so read the two sales, not the median.
Month | Street | Heated sq ft (roll) | Roll year built | Price | Per county heated sq ft |
|---|---|---|---|---|---|
December 2021 | Cedar Hammock Court | 3,518 | 2024 | $633,000 | $179.93 |
August 2022 | Cedar Hammock Court | 2,536 | 2001 | $910,000 | $358.83 |
April 2023 | Wax Myrtle Run | 3,239 | 2003 | $1,275,000 | $393.64 |
June 2023 | Wax Myrtle Run | 3,487 | 2024 | $1,057,600 | $303.30 |
January 2024 | Cedar Hammock Court | 3,280 | 2020 | $1,300,000 | $396.34 |
February 2025 | Wax Myrtle Run | 3,489 | 2021 | $1,300,000 | $372.60 |
March 2025 | Wax Myrtle Run | 3,308 | 2018 | $950,000 | $287.18 |
Source: Collier County qualified sales and parcel roll, October 27, 2026; street names only. We tracked every one of the 7 recorded Cedar Hammock single-family sales of the last five years for this table. Two rows need a caution: the December 2021 and June 2023 sales sit on parcels whose roll year today is 2024, later than the sale, so the heated area on the roll describes the house that stands now and not necessarily the one that changed hands. A per-foot figure on those two rows is not like for like.
Cedar Hammock Court recorded three of the seven sales, at $633,000, $910,000 and $1,300,000 (median $910,000, our arithmetic). Wax Myrtle Run recorded four, at $950,000, $1,057,600, $1,275,000 and $1,300,000 (median $1,166,300, the mean of the middle two, our arithmetic). The ranges overlap, and both streets have closed at $1,300,000, so the record does not show a separate price tier for either street. What separates one house from the next here is size, age and condition more than the street name.
In the 24-month county window the two sales were a 3,308 heated square foot home at $950,000 and a 3,489 heated square foot home at $1,300,000, both on Wax Myrtle Run. They are 181 square feet apart and $350,000 apart (our arithmetic), which is the clearest sign in the record that size alone does not set a Cedar Hammock house price: the roll year (2018 for the first, 2021 for the second) and the condition and finish behind it carry the rest.
Street | First sale | Later sale | Change, nominal |
|---|---|---|---|
Cedar Hammock Court | March 2020, $460,000 | January 2024, $1,300,000 | +182.6% |
Wax Myrtle Run | September 2020, $517,500 | February 2025, $1,300,000 | +151.2% |
Cedar Hammock Court | May 2001, $380,400 | August 2022, $910,000 | +139.2% |
Wax Myrtle Run | June 2002, $413,000 | March 2025, $950,000 | +130.0% |
Wax Myrtle Run | September 2015, $707,500 | April 2023, $1,275,000 | +80.2% |
Cedar Hammock Court | June 2003, $450,000 | December 2021, $633,000 | +40.7% |
Wax Myrtle Run | April 2006, $980,000 | June 2023, $1,057,600 | +7.9% |
Source: Collier County qualified sales, same parcel, later sale since October 17, 2021. These are nominal dollars over very different holding periods, so we do not annualize them or call them the appreciation of the market. The near-flat pair shows why: a house bought in April 2006, at the top of the last cycle, resold in June 2023 for 7.9 percent more. And where the roll year is later than the first sale, as on the 2020 to 2024 Court pair, the house itself may have changed between the two deeds.
The MLS files villas and single-family homes in Cedar Hammock under one label, CEDAR HAMMOCK, so we read its rows one by one. On September 29, 2026 it held one active single-family listing: a four-bedroom, three-bath house on Cedar Hammock Court with 2,337 MLS living square feet, listed at $1,050,000 after 18 days on the market, or $449.29 per MLS living square foot at list (our arithmetic). The two CEDAR HAMMOCK closings of the prior 365 days were villas on Cedar Hammock Boulevard and Buttonwood Way, not houses, so the MLS shows no single-family closing in that window and no months-of-inventory figure for houses can be computed.
A seller’s price on these streets has to stand on a short list. The two most recent sales, February and March 2025, closed at $372.60 and $287.18 per county heated square foot, both below the January 2024 Cedar Hammock Court sale at $396.34. The one active listing at export asks $449.29 per MLS living square foot, above every county sale on a per-foot basis, though the two records measure size differently. In a market this thin, presentation and the paperwork file do more of the work than in a 30-sale building, and an overpriced house has no stream of fresh sales to rescue it.
A buyer is negotiating without a 12-month median, which cuts both ways. There is no recent comparable to anchor a seller’s ask, and there is also no recent sale to prove a lower number. Ask for the house’s permit history, its roof year and the roll year, compare it with the seven sales above on size and age, and price the $13,674 club bill and the $12,550 buyer cash at closing into the offer. We do that arithmetic with every Cedar Hammock buyer before the offer goes in.
The Cedar Hammock single-family market recorded no qualified sale in the twelve months to October 16, 2026, so the price of a house on Cedar Hammock Court or Wax Myrtle Run is argued from seven county sales over five years, one active listing and the identical $13,674 club bill every buyer weighs. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price each house against those seven sales, adjusted for its street, its size and the year the house on the lot was built. Selling? Get a free Cedar Hammock home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers in Naples.
The Cedar Hammock Single-Family Homes trace to a 1998 county zoning approval for 799 homes, of which 65 were single-family lots on two plats. U.S. Home Corporation built Cedar Hammock from 2000, and while the condominiums and villas were finished by 2005, the house lots kept filling in, with 40 of the 65 homes carrying a roll year of 2006 or later.
Collier County approved Cedar Hammock as a planned unit development, PUD-98-16, by Ordinance 98-115 on December 15, 1998, for 418.80 acres and 799 homes (Collier County PUD Master List, February 26, 2026). The county roll and the district’s own budget table agree on the mix: 65 single-family homes, 228 two-story condominium units, 330 four-story condominium units and 176 villas, 799 in all (Cedar Hammock CDD). The 65 houses are about 8 percent of the community (our arithmetic: 65 divided by 799).
Cedar Hammock Court was laid out on the main CEDAR HAMMOCK plat alongside the 64 villas on Cedar Hammock Boulevard, and Wax Myrtle Run was recorded as CEDAR HAMMOCK UNIT 4, a plat of houses only. The 2017 Rules and Regulations list two single-family homeowners associations, H.O.A. 1 and H.O.A. 2, one for each street in the association records we carry (Rules and Regulations, May 2017).
The club’s home page says Cedar Hammock was “Developed by US Homes and completed in 2004” (club home page). That is true of the developer’s condominium program, whose last buildings carry 2004 roll years, and nearly true of the villas, which ran to 2005. It is not true of the house lots. The county roll shows 25 of the 65 homes with roll years of 2000 to 2005 and 40 with 2006 or later, including a block of seven on Cedar Hammock Court in 2018 and two homes in 2024 (Collier County parcel roll, October 27, 2026). So the right description is that most Cedar Hammock homes were built from 2000 to 2005 and the single-family lots kept filling in through 2024.
Roll year | Cedar Hammock Court | Wax Myrtle Run |
|---|---|---|
2000 to 2005 | 16 | 9 |
2006 to 2013 | 3 | 3 |
2014 to 2019 | 9 | 11 |
2020 to 2024 | 5 | 9 |
Total | 33 | 32 |
Source: Collier County parcel roll, October 27, 2026, year-built field; our grouping. The roll’s year-built field can reflect a home that replaced an earlier one on the same lot, which is why two homes that sold in 2021 and 2023 now carry a 2024 roll year.
Not as a builder-direct community. The 799 entitled homes are all accounted for on the roll, and the county’s sale file shows resale transactions. What the roll does show is individual owners and custom builders putting new houses on existing lots, in most years since 2014, with a peak of ten homes in 2018 (roll year counts above). We found no 2026 petition naming Cedar Hammock before the Board of County Commissioners or the Planning Commission (Collier County Clerk, Planning Commission notices).
Cedar Hammock Single-Family Homes run from 2,208 to 4,139 heated square feet across 65 houses, with a median of 2,903 square feet, our figure from the county roll. Wax Myrtle Run holds the larger houses, at a 3,169 median against 2,626 on Cedar Hammock Court, and the newer roll years cluster on Wax Myrtle Run too.
Heated square feet (roll) | Homes |
|---|---|
Under 2,500 | 9 |
2,500 to 2,999 | 25 |
3,000 to 3,499 | 23 |
3,500 and over | 8 |
Total | 65 |
Source: Collier County parcel roll, October 27, 2026, heated living area; our grouping. Heated area excludes garages, lanais and pool decks.
The 33 Court houses run from 2,208 to 3,650 heated square feet. Half are under 2,626 square feet, and the cluster from 2,496 to 2,700 holds 13 homes (roll). The larger Court homes, 3,000 square feet and up, are mostly the newer roll years, which fits lots that were rebuilt or first built later with bigger houses.
The 32 Wax Myrtle Run houses run from 2,332 to 4,139 heated square feet, and half are 3,169 or more (roll). It is the only street in Cedar Hammock with homes over 3,700 square feet: two of them, at 3,732 and 4,139.
The county roll file we hold carries no bedroom count for these parcels, and no builder floor-plan names for the single-family streets appear in any primary document we read. The one active MLS listing at export was a four-bedroom, three-bath Cedar Hammock Court house. Bedrooms, baths, pools and garage bays come from each listing and the permit file, and we confirm them house by house.
The roll does not tell you the roof year, the window and door protection, the pool’s age or whether a later addition was permitted. Collier County’s own portal does: permits from 2011 to the present are in CityView, searchable by address, and 1989 to 2011 permits are in the county’s older CD-Plus system (Collier County permit history search). We pull that history before we price a Cedar Hammock house.
Cedar Hammock Single-Family Homes owners hold the same club membership as every Cedar Hammock owner, one category attached to the deed under the recorded Declaration: 18 holes of golf, four Har-Tru tennis courts, two bocce courts, a two-story fitness center, four pools and dining, with no marina or beach club.
The club says “There are no other categories of membership” (club About Us page), and the Amended and Restated Declaration recorded May 20, 2015 makes every owner a member (Declaration, hosted copy). Membership is included with the deed, and a sale moves it to the buyer, subject to the capital contribution and transfer fee the club’s estoppel states.
The course is one 18-hole layout. Owner golf is $25 for 18 holes with cart ($17.80 for 9 holes), sales tax extra, and bag storage is $130 a year (club rate sheet). Walking, biking and pet walking are not allowed on the course or cart paths under the 2017 Rules.
The club lists four Har-Tru tennis courts, two bocce courts, a two-story fitness and wellness center and four resort-style pools (club amenities page). A $1,000 annual food and beverage minimum is billed on the club account. Pickleball is not published as a dedicated court.
An owner who leases a house chooses a Transferee lease, where owner privileges pass to the tenant, or a Renter lease, which carries no access to the clubhouse, golf, pools, tennis, fitness, bocce, practice areas, dining or events except as a member’s guest (Cedar Hammock Lease Application).
Owning a Cedar Hammock single-family home stacks a club bill of $13,674 a year for an enrolled home, $978.88 in non-ad valorem lines on the tax bill, neighborhood association dues that are not published, property tax at 10.3696 mills, and a one-time $12,000 resale capital contribution paid by the buyer.
Layer | Amount | Period | Who bills it | Source |
|---|---|---|---|---|
Club annual assessment | $9,788 | Per year, 4 x $2,447 | Club | Club rate sheet, undated |
Club cable and internet | $1,226 | Per year, 4 x $306.50 | Club | Club rate sheet, undated |
Food and beverage minimum | $1,000 | Per year | Club | Club rate sheet, undated |
Club special assessment | $415 | Per quarter, through 2032 ($1,660 a year) | Club | Club rate sheet; not all properties are enrolled; continues with a buyer |
Resale capital contribution | $12,000 | Once, at closing | Club, paid by the buyer | Club rate sheet; Declaration section 9.11 |
Club transfer fee | $550 | Once | Club | Waived for current owners |
Club estoppel | $150 ($250 if under 30 days) | Per request | Club | Seller-side by custom |
CDD operations and maintenance | $709.11 | Per year, on the tax bill | Cedar Hammock CDD | FY2027 adopted budget |
County non-ad valorem line | $269.77 more on villa and single-family parcels ($978.88 in total) | Per year, on the tax bill | Collier County tax roll | County roll, October 27, 2026 |
Neighborhood association dues | Not published | Quarterly, paid to your association | Your homeowners association | Association budget and estoppel |
Property tax | 10.3696 mills in millage area 105 | Per year | Collier County Tax Collector | County millage table, 2026 |
Sources: club rate sheet; Cedar Hammock CDD FY2027 adopted budget; Collier County roll, October 27, 2026. The club says neighborhood dues are “paid quarterly directly to your HOA, not to Cedar Hammock.” Neighborhood dues are not published by the associations, and a dues figure on a third-party listing is not a source, so we print none.
Our arithmetic from the rate sheet: $9,788 + $1,226 + $1,000 + ($415 x 4 = $1,660) = $13,674 a year to the club for an enrolled property, or $1,139.50 a month. Against the 60-month single-family median of $1,057,600 that is 1.29 percent of price a year (our arithmetic), against 6.7 percent of a $205,000 Terrace condominium. The bill is the same; the share is not, which is one reason Cedar Hammock houses are priced on the house and lot more than on the club.
Every Cedar Hammock parcel carries the $709.11 CDD assessment on its county tax bill. The 241 villa and single-family parcels carry $978.88 in non-ad valorem lines in total, $269.77 more than the 558 condominium parcels, and the roll does not name what the extra line is (Collier County roll, October 27, 2026; our arithmetic: $978.88 minus $709.11). Read it on your own itemized tax bill. Known recurring lines for an enrolled house: $13,674 + $978.88 = $14,652.88 a year before neighborhood dues and ad valorem tax (our arithmetic).
$12,000 resale capital contribution + $550 transfer fee = $12,550 payable to the club by the buyer at closing (our arithmetic from the rate sheet). The $150 club estoppel is by contract custom a seller-side cost and is not part of the buyer’s $12,550. Florida caps estoppel certificate preparation at $299 under the state’s fee schedule (DBPR estoppel certificate fees), and your homeowners association issues its own estoppel under that cap.
Property tax is an illustration here, not a quote. All Cedar Hammock parcels sit in millage area 105, which totals 10.3696 mills for 2026. Assume a non-homestead owner whose taxable value happens to be $1,000,000. Our arithmetic: $1,000,000 divided by 1,000, times 10.3696, equals $10,369.60, before the $978.88 in non-ad valorem lines, for $11,348.48 in all. Every $100,000 of taxable value adds $1,036.96. A taxable value is not a sale price, and a homestead exemption lowers it. Collier’s Tax Collector mails notices on October 31 and gives a 4 percent discount for November payment (Collier County Tax Collector).
The rate sheet shows the $415 special assessment running “through 2032,” and notes that not all properties are enrolled. If a house is enrolled and closes on July 1, 2027, and the assessment runs through the fourth quarter of 2032, the buyer takes on 22 quarterly payments, or $9,130 (our arithmetic: 22 x $415). Whether a given house is enrolled, and its exact last quarter, come from the club’s estoppel.
Florida’s Save Our Homes amendment caps the yearly growth in a homestead’s assessed value at 3 percent or the change in the consumer price index, whichever is lower, and the assessment resets to market value after a change of ownership (section 193.155, Florida Statutes). A long-held Cedar Hammock house can therefore carry a much lower tax bill than its buyer will pay. Budget on the buyer’s own assessed value, not the seller’s bill. The homestead exemption itself is in section 196.031, and the Florida Department of Revenue explains it on its property tax exemptions page.
In Collier County, the buyer customarily pays for the owner’s title insurance policy, and the seller customarily pays for the documentary stamps on the deed. The purchase contract controls, and it can reassign any of these costs. We write the club’s capital contribution and transfer fee into every Cedar Hammock offer so that neither side meets them at the closing table for the first time.
Selling a Cedar Hammock house? Get a free Cedar Hammock home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers in Naples.
Cedar Hammock Single-Family Homes are governed in three layers: Cedar Hammock Golf and Country Club, Inc., the master association every owner belongs to; one of two single-family homeowners associations, listed by the club as HOA 1 and HOA 2; and the Cedar Hammock Community Development District, a public district with a five-member board.
Cedar Hammock Golf and Country Club, Inc. is a Florida not-for-profit corporation incorporated April 21, 1999. Its original Declaration was recorded September 23, 1999 (Official Records Book 2594, Page 2141), and the Amended and Restated Declaration, Articles and Bylaws were recorded May 20, 2015 (instrument 5124557, Official Records Book 5153, Page 3064). The recorded Articles call it a corporate residential homeowners association under Chapter 720, and the Bylaws cap special assessments payable by members generally at $300 per lot or living unit per fiscal year unless a majority of voting interests approves in advance.
The club’s rate sheet says “Cedar Hammock comprises 17 different HOA associations”: six Terrace, five Veranda, four villa and two single-family associations (our arithmetic: 6 + 5 + 4 + 2 = 17; club rate sheet). The 2017 Rules list H.O.A. 1 and H.O.A. 2 as the single-family associations, managed at that date by American Property Management. Association records we carry pair one with each street, Cedar Hammock Court and Wax Myrtle Run, but we have not confirmed their current corporate names with the state, and neither association publishes a website. Your estoppel certificate names the association that governs your lot.
The Cedar Hammock Community Development District has five supervisors elected by owners, holds public meetings at the clubhouse at 2:00 PM, and is managed by Inframark (Cedar Hammock CDD contacts). It levies an operations and maintenance assessment only, $709.11 per unit for every product type in FY2027, with no debt service. Its FY2025 audit shows net position of $16,136,205 and no findings (Florida Auditor General).
The single-family associations are homeowners associations under Chapter 720, Florida Statutes, not condominium associations under Chapter 718. That changes three things a buyer meets. The estoppel certificate comes under section 720.30851. The association’s official records and an owner’s right to inspect them are set by section 720.303. And the condominium milestone inspection and structural integrity reserve study laws, which apply to Cedar Hammock’s four-story Terrace buildings, do not apply to a house.
Under section 720.401, the seller of a lot in a homeowners association must give the buyer a disclosure summary before the contract is signed. If the buyer does not receive it first, the buyer may cancel by written notice “within 3 days after receipt of the disclosure summary or prior to closing, whichever occurs first,” and that right “may not be waived by the purchaser but terminates at closing.” Florida’s standard purchase contracts carry the summary as an addendum; we attach it before any Cedar Hammock house offer is signed.
Request the governing documents for your street’s association (declaration, articles, bylaws, rules and any amendments), its current budget, its insurance certificate if it insures any common property, and both estoppel certificates, the club’s and the association’s. Those records, not a listing summary, tell you what the association maintains and what it charges.
Selling a Cedar Hammock house? Get a free Cedar Hammock home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers in Naples. The neighborhood declarations are recorded in Collier County’s Official Records (Collier Clerk records search).
Cedar Hammock Single-Family Homes carry no age restriction in any document we read: the club’s public pages, its recorded Declaration of 2015 and its 2025 lease packet set rules for membership, leasing, pets and vehicles and set no minimum age for owners or occupants.
Under the federal Fair Housing Act’s housing for older persons exemption, a community can restrict by age only if it meets the law’s conditions, including that at least 80 percent of occupied units have at least one occupant 55 or older and that it publishes and follows policies showing that intent (HUD Fair Housing Act overview). Nothing in the Cedar Hammock documents we read makes that claim.
The two single-family neighborhood declarations were not part of what we read. They are recorded, and your title company and the association’s estoppel will produce them. If either contains an age provision, it controls, and we read it with every Cedar Hammock house buyer before the offer.
Cedar Hammock Single-Family Homes can be leased for 30 consecutive days or more under section 5.24 of the recorded Declaration, with a club application filed 30 days before occupancy, a $150 fee to the neighborhood association and a $550 Transferee or $150 Renter fee to the club. Shorter stays are not allowed.
The Declaration, section 5.24, recorded in 2015, sets a 30-consecutive-day minimum lease, and the club’s lease packet says there are no exceptions (Cedar Hammock Lease Application). An owner may be fined up to $100 a day per offense for a tenant’s violation, as Florida statutes permit.
A Transferee lease passes the owner’s club privileges to the tenant; a Renter lease does not, and the tenant then uses the club only as a member’s guest. Owners from before July 23, 2024 “may choose not to transfer” privileges, per the form. Tenants pick up an RFID gate tag at the club office, Monday to Friday, 8:30 AM to 4:00 PM.
Each neighborhood association may add its own leasing rules in its declaration. The single-family declarations were not part of what we read, so ask the association for its leasing provisions and approval process before you rely on a rental plan.
Cedar Hammock Single-Family Homes are limited to two household pets under section 5.25 of the recorded Declaration, leashed outdoors, and the club’s 2017 rules keep pets out of the clubhouse, fitness center, pool areas, tennis courts, golf course, driving range and Grill Room patio.
Under the club’s 2025 lease packet, transferees and leased homes are not allowed pets (Cedar Hammock Lease Application). An owner moving in with pets is governed by the two-pet limit; a tenant is governed by the lease packet.
The club’s rules warn of alligators, snakes and other wildlife in ponds and common areas. Feeding an alligator is unlawful under Florida rule 68A-25.001 (Florida Administrative Code), and the state’s nuisance alligator line is 866-392-4286 (Florida Fish and Wildlife Conservation Commission).
Cedar Hammock Single-Family Homes need two signatures before any exterior change: the neighborhood association’s and then the Cedar Hammock Architectural Review Committee’s, under the club’s Request for Architectural Change form effective January 1, 2012, followed by a Collier County permit where the work requires one.
The form requires approval from the neighborhood association and then from the club’s Architectural Review Committee, with both signatures and a letter of approval before work begins (Request for Architectural Change form). A companion “Modification Assurance” page makes the owner responsible for a licensed, bonded Collier County contractor and states that on resale the new owner becomes responsible for the work. For a house that means a pool, a screen enclosure, an addition, new impact windows, a roof in a different material or a full rebuild all start with this form.
The 2017 Rules admit vendor and contractor vehicles with a work order naming the owner, Monday to Friday 7:30 AM to 6:00 PM and Saturday 7:30 AM to 5:00 PM, with Sundays and holidays limited to emergency repairs. A rebuild schedule has to fit those hours.
Collier County’s CityView portal holds permits from 2011 to the present, searchable by address or by permit number, and a buyer can check for open or expired permits before closing (Collier County permit history search). We did not run a permit count for these streets, so this page states none; we pull the record for the house in question.
Cedar Hammock Single-Family Homes sit in more than one flood zone, so the answer depends on the address. Of six addresses on these two streets checked against FEMA’s flood map on October 30, 2026, all three on Cedar Hammock Court returned Zone X, and Wax Myrtle Run returned two Zone X and one Zone AH.
Street | Addresses checked | Zone X | Zone AH | FIRM panel |
|---|---|---|---|---|
Cedar Hammock Court | 3 | 3 (one shaded, two minimal) | 0 | 12021C0414J |
Wax Myrtle Run | 3 | 2 (both shaded) | 1 | 12021C0414J |
Single-family total | 6 | 5 | 1 |
Source: FEMA National Flood Hazard Layer, queried by our team, result carried from a file dated October 30, 2026; effective panel 12021C0414J, effective February 8, 2024. The six addresses are 6 of 65 houses (about 9 percent, our arithmetic) and are not a random sample, and we print street names only. Community-wide, the same check found 13 Zone X and 3 Zone AH among 16 addresses.
FEMA labels Zone AH as shallow flooding with a base flood elevation, and it is part of the Special Flood Hazard Area. We did not capture a base flood elevation for the Wax Myrtle Run address, so this page prints none. For a house the practical point is the lender: a federally regulated or federally backed mortgage on a building in the Special Flood Hazard Area requires flood insurance (FEMA flood insurance). A house in Zone X does not carry that mandate, though a lender or insurer can still ask for it.
Use FEMA’s Map Service Center to look up any address by hand. Legal flood status is the effective map plus any Letter of Map Amendment, and we found no Letters of Map Amendment or elevation certificates for Cedar Hammock lots in our files. Ask the seller for an elevation certificate if one exists. FEMA’s flood insurance pricing under Risk Rating 2.0 is set building by building (FEMA Risk Rating 2.0), so two houses on the same street can price differently.
FEMA’s preliminary Collier County flood map is dated March 20, 2025, and the Federal Register notice of December 18, 2025 names Collier County Growth Management as the repository for unincorporated areas (Federal Register). Collier County opened a 90-day appeal period on August 19, 2026, with a target effective date of summer 2027 (Collier County). We did not obtain the preliminary result for these two streets, and a preliminary map changes no lender requirement until it takes effect.
Florida’s evacuation zones run from A to F and are separate from FEMA flood zones (Florida Division of Emergency Management, Know Your Zone). We have not confirmed the evacuation zone for Cedar Hammock Court or Wax Myrtle Run, so we print no zone letter.
Cedar Hammock Single-Family Homes are insured by their owners as whole structures, roof and all, because they are detached houses in homeowners associations rather than condominium units under a master policy. That puts the roof year, wind mitigation features and the flood zone of the exact address at the center of every insurance quote.
Florida’s milestone inspection law covers condominium and cooperative buildings three or more habitable stories high (section 553.899), and the structural integrity reserve study applies to condominium buildings three stories or higher (section 718.112). Cedar Hammock’s four-story Terrace buildings fall under both; the two-story Veranda buildings, the villas and the single-family homes fall outside the milestone rule. A house owner carries no association reserve study for the house; the owner carries the roof.
Under section 627.7011, an insurer “may not refuse to issue or refuse to renew a homeowner’s policy” solely because of the age of a roof under 15 years old. For an older roof, the insurer must let the homeowner have a roof inspection at the homeowner’s expense before it requires replacement, and it cannot refuse solely on age if the inspection shows at least five years of useful life remaining. With 25 Cedar Hammock houses carrying roll years of 2005 or earlier, the roof’s own permit year, not the house’s, is the number to find.
Under section 553.844, if a roof was built, repaired or replaced to the 2007 Florida Building Code or later and 25 percent or more of it is being repaired or replaced, only the repaired portion must meet the current code. A roof installed before that code edition does not get the exception, which is another reason to read the roof permit date.
Florida law requires insurers’ rate filings to include actuarially reasonable credits for roof strength, roof-to-wall connections, opening protection and similar features (section 627.0629). The first Florida Building Code took effect March 1, 2002 (International Code Council), and eight Cedar Hammock Court houses carry roll years of 2000 and 2001, before that date. Build era is a clue and not a rating: a wind mitigation inspection of the house decides the credit.
The state’s My Safe Florida Home program advertises “FREE wind mitigation inspections and grant assistance for approved upgrades” and “Up to $10,000 in Grant Funding” (My Safe Florida Home, read November 5, 2026). Eligibility, funding windows and matching rules are set by the program and change by legislative session, so check the program site; an approved upgrade still goes through the two-step architectural review above.
Citizens Property Insurance requires flood coverage on many policy types that include wind coverage, with condominium unit-owner forms exempted (Citizens flood requirements). A house is not a condominium unit, so a Citizens homeowners policy with wind coverage on a Zone AH address carries the flood requirement. Citizens’ July 2026 update reports an average 8.8 percent decrease for homeowners multiperil policies (Citizens); that is a statewide average, not a Cedar Hammock quote.
Cedar Hammock has been through Hurricane Irma in September 2017, Ian in September 2022, and Helene and Milton in 2024. The National Hurricane Center’s reports describe those storms across Southwest Florida (Hurricane Ian report; Hurricane Irma report). We found no public record of storm damage specific to Cedar Hammock Court or Wax Myrtle Run and we do not state one; a house’s insurance claims history comes from the seller’s disclosure and the insurer’s records.
Cedar Hammock Single-Family Homes are assigned to Calusa Park Elementary, East Naples Middle and Lely High for school year 2026-2027: the Collier County Public Schools address lookup returned those three for addresses on both Cedar Hammock Court and Wax Myrtle Run on November 5, 2026. Their 2025-26 state grades are A, A and B.
School | District-listed address | From a Wax Myrtle Run point | State grades, 2021-22 to 2025-26 |
|---|---|---|---|
Calusa Park Elementary | 4600 Santa Barbara Boulevard, Naples, FL 34104 | 3.1 miles, 9 minutes | A, A, A, A, A |
East Naples Middle | 4100 Estey Avenue, Naples, FL 34104 | 5.1 miles, 11 minutes | C, B, A, A, A |
Lely High | 1 Lely High School Boulevard, Naples, FL 34113 | 6.6 miles, 15 minutes | C, B, B, A, B |
Sources: Collier County Public Schools address lookup, school year 2027 parameter, queried November 5, 2026; grades from the district’s accountability brief dated July 1, 2026 (collierschools.com school district grades); drive times from OSRM free-flow routing, November 5, 2026. Grades describe the school, not an address.
The district’s attendance boundaries page says “All school attendance areas are evaluated on an annual basis,” and students may request a school outside their zone subject to “capacity and class size restrictions” (Collier County Public Schools). Confirm the assignment for the exact address before you rely on it.
Seacrest Country Day School, a private school at 7100 Davis Boulevard, is 2.1 road miles from the gate (Seacrest Country Day School). BridgePrep Academy of Collier, a public charter school for kindergarten through eighth grade on Santa Barbara Boulevard, is 3.2 road miles from the gate and listed in the district directory (collierschools.com schools).
Cedar Hammock Single-Family Homes sit inside a fully entitled 1998 planned unit development, so the nearby changes are outside the gate: the I-75 interchange at Collier Boulevard (Exit 101), county road work on Davis and Collier Boulevards, and the preliminary flood map. We found no 2026 land use petition naming Cedar Hammock.
The Florida Department of Transportation’s project 425843-2 is rebuilding the I-75 interchange at Collier Boulevard, the route Cedar Hammock residents use to reach I-75 (FDOT SWFL Roads project page). The airport route from the gate runs Davis Boulevard for 1.18 miles and Collier Boulevard for 0.48 mile before the I-75 ramp (OSRM step list, November 5, 2026), so construction there touches the daily drive.
Collier County’s 2025 Annual Update and Inventory Report rates the Collier Boulevard and Davis Boulevard road segments for concurrency (2025 AUIR), and the Collier Metropolitan Planning Organization’s Transportation Improvement Program lists funded projects (Collier MPO TIP).
Inside Cedar Hammock, the district’s November 10, 2026 agenda carries a report on the irrigation system, and its 2026 minutes record that an independent residential irrigation system, lake-bank erosion and lake algae control are under study (Cedar Hammock CDD). Those are district matters, paid through the $709.11 assessment, not individual house projects.
Cedar Hammock Single-Family Homes share one staffed gate on Davis Boulevard, a 23 mph speed limit, contractor hours set by the 2017 Rules, a 12-hour limit on commercial vehicles, boats and trailers, and club-run open house rules. Several of these documents are dated, and the association’s documents control where they differ.
Under the 2017 Rules, vendor and delivery vehicles are admitted with a work order naming the owner, Monday to Friday 7:30 AM to 6:00 PM and Saturday 7:30 AM to 5:00 PM. Gate attendants do not accept packages, documents, luggage or keys, so a house owner arranges deliveries to the door.
The 2017 Rules prohibit commercial vehicles, boats, trailers, campers and motor homes parked beyond 12 hours of loading, and no boat, RV or trailer storage lot appears in any club document we read. The 2025 club form says trucks are allowed only if kept in a fully enclosed garage. A house buyer with a boat should price outside storage.
The district’s records list irrigation wells and a water use permit compliance contract, so lawn irrigation is well water and not potable county water (Cedar Hammock CDD). The club bills $1,226 a year for bulk cable and internet, and the provider is not named in any document we read.
The club’s signage policy lets open houses run Saturday and Sunday, 1:00 PM to 4:00 PM, with club-issued signs picked up and returned at the gate house and one sign at the home (club Real Estate Signage Policy).
Destination | Road miles | Minutes, free-flow |
|---|---|---|
Physicians Regional Medical Center, Collier Boulevard | 3.0 | not recorded |
Fifth Avenue South | 7.3 | 16 |
Naples Pier | 8.5 | 19 |
Mercato (Strada Place) | 14.8 | 24 |
Southwest Florida International Airport (RSW) | 35.2 | 45 |
Source: OSRM public routing server, car profile, free-flow, from a point on Wax Myrtle Run, run November 5, 2026. Peak and season traffic add time. From the Davis Boulevard gate the same trips are 6.3 miles to Fifth Avenue South, 7.5 to Naples Pier and 34.6 to RSW.
Physicians Regional Medical Center on Collier Boulevard lists a 24-hour emergency room (Physicians Regional), and NCH Baker Hospital is 6.9 miles from the gate (NCH Healthcare System). The Florida Department of Health’s trauma center list shows no trauma center in Collier County (Florida Department of Health). Greater Naples Fire Rescue District lists stations on Beck Boulevard, Santa Barbara Boulevard and Davis Boulevard (Greater Naples Fire Rescue District).
Cedar Hammock Single-Family Homes and The Villas at Cedar Hammock are the two ground-level choices behind the same gate: 65 detached houses of 2,208 to 4,139 square feet against 176 attached villas of 1,705 to 2,165, with the same club bill and very different ownership duties.
Question | Cedar Hammock Single-Family Homes | The Villas at Cedar Hammock |
|---|---|---|
Homes | 65 detached houses on 2 streets | 176 attached villas on 4 plats |
Heated square feet (roll) | 2,208 to 4,139 | 1,705 to 2,165 |
Roll years | 2000 to 2024 (40 of 65 in 2006 or later) | 2000 to 2005 |
County qualified sales, 12 months | 0 | 2 ($705,000 and $775,000) |
County qualified sales, 24 months | 2, median $1,125,000 | 10, median $702,500 |
County qualified sales, 60 months | 7, median $1,057,600 | 22, median $662,500 |
Median $ per county heated sq ft, 60 months | $358.83 | $375.33 |
Associations | 2 homeowners associations | 4 villa associations |
Roof | Owner’s | Set by each association’s documents (Villas III’s association replaces its roofs) |
Club bill and resale capital contribution | $13,674 a year; $12,000 | $13,674 a year; $12,000 |
Non-ad valorem tax lines | $978.88 | $978.88 |
Flood results on our check | 5 Zone X, 1 Zone AH of 6 | 2 Zone X, 1 Zone AH of 3 |
Sources: Collier County roll and qualified sales, October 27, 2026; club rate sheet; Cedar Hammock CDD FY2027 budget; FEMA check of October 30, 2026; Villas III Solar Roof Agreement.
The villas trade more often, so a villa seller has a working market of recent comparables and a villa buyer has more to choose from: 10 county sales in 24 months against 2 for houses. At Villas III, the association is “responsible for the maintenance, repair, and replacement of the roofs of the Villas,” which takes a cost off the owner that a house owner carries alone. And per county heated square foot, villas have sold at a higher 60-month median than houses, $375.33 against $358.83.
The houses are the only detached homes and the only homes over 2,165 square feet in Cedar Hammock. Half of them are 2,903 square feet or larger, and 40 carry roll years of 2006 or later, so a buyer can find a newer house here than any villa. The club bill is the same dollar figure as a villa’s under the club rate sheet, so it is a smaller share of a house’s price. If your priority is space and a detached lot inside a bundled golf community, these 65 homes are the whole supply.
Start with the square footage you need. Under 2,200 square feet, compare the villas first; over 2,200, the houses are the only Cedar Hammock answer. Then read the roof responsibility in the association’s documents, because that is the largest cost difference after price. Then compare the exact address’s flood zone on both maps. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, walk buyers through both neighborhoods side by side; call Marc at (239) 287-5873 or read how we represent buyers in Naples. Selling instead? Get a free Cedar Hammock home valuation or call Jesse direct at (239) 898-6072.
Cedar Hammock Single-Family Homes are the highest-priced and least-traded of Cedar Hammock’s four neighborhoods: a $1,057,600 county median over 60 months against $662,500 for the villas, $420,000 for Veranda and $320,000 for Terrace, on the same yardstick of qualified county sales and median dollars per county heated square foot.
Neighborhood | Homes | County sales, 60 months | Median price, 60 months | Median $ per county heated sq ft, 60 months | County sales, 12 months |
|---|---|---|---|---|---|
Cedar Hammock Single-Family Homes | 65 | 7 | $1,057,600 | $358.83 | 0 |
176 | 22 | $662,500 | $375.33 | 2 | |
228 | 47 | $420,000 | $282.89 | 18 | |
330 | 79 | $320,000 | $259.74 | 15 |
Source: Collier County qualified improved sales, interface files of October 27, 2026; 60-month window October 17, 2021 to October 16, 2026; 12-month window October 17, 2025 to October 16, 2026. The yardstick is the median sale and the median dollars per county heated square foot from the same county file for every row.
Turnover is the clearest difference: 7 house sales in 60 months is about 11 percent of 65 homes, against 24 percent of Terrace units (79 of 330) over the same window (our arithmetic). Houses change hands rarely, which is why a seller here prices from a short list and a buyer can wait months for the right street and size. On price per foot, houses sit between the villas and the condominiums, because the larger a home, the lower its price per foot tends to run.
Cedar Hammock Single-Family Homes offer detached houses up to 4,139 square feet inside a gated golf community where every owner holds the same club membership, against a thin sales record, a $13,674 club bill on top of neighborhood dues that are not published, owner-borne roofs and one Zone AH result on Wax Myrtle Run.
For a buyer who wants a house rather than a condominium inside a gated golf club in East Naples, the 65 homes here are a short list with no substitute behind the same gate. The fee stack is the price of the club, and on a house it is a smaller share of value than on any other Cedar Hammock home. The work is in the house itself: roof, windows, permits and the flood result for the exact lot.
Selling a Cedar Hammock house? Get a free Cedar Hammock home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers in Naples.
Selling a Cedar Hammock Single-Family Homes house means pricing one of 65 detached homes from 7 county sales in five years, answering a buyer’s questions about the $13,674 club bill and the $12,550 buyer cash at closing, and presenting the roof, permit and flood record for your exact address before the buyer’s insurer asks.
If you’re searching for a Cedar Hammock Single-Family Homes listing agent, or thinking, ‘I need someone to sell my Cedar Hammock Single-Family Homes home…’, McGreevy and Comisar is the team to call. We lead Domain Realty Group and have sold Southwest Florida homes as a team since 2008.
In the last 12 months we tracked 0 qualified Cedar Hammock single-family resales in the county record, so we widened the window. Over 24 months the county recorded 2 sales totaling $2,250,000 in volume (our arithmetic: $950,000 + $1,300,000). Over 60 months it recorded 7 sales totaling $7,425,600 (our arithmetic), from $633,000 to $1,300,000. No window reaches ten sales, so we list each sale rather than quote a median, and the MLS recorded no single-family closing in the 365 days to September 29, 2026, which means there is no current days-on-market or sale-to-list figure for houses here. The one house listed at export had been on the market 18 days.
Three things move a house on these streets. First, the record of the house itself: roof permit year, window and door protection, a wind mitigation report and any open permit, because 25 of the 65 homes carry roll years of 2005 or earlier and a buyer’s insurer will ask. Second, the fee answer: a written summary of the club bill, whether your home is enrolled in the $415 quarterly special assessment, your association’s dues from its estoppel and the $978.88 on your tax bill. Third, the flood answer for your exact address, Zone X or Zone AH, with an elevation certificate if you have one. We assemble all three before the first showing.
The club runs open houses on Saturday and Sunday, 1:00 PM to 4:00 PM, with club-issued signs from the gate house (club Real Estate Signage Policy). Any pre-listing exterior work, from paint to a new roof, needs the two-step architectural approval first. And because the 720.401 disclosure summary must reach the buyer before the contract is signed, we attach it to every listing packet. Read more about selling your home in Cedar Hammock.
Start with a free Cedar Hammock home valuation, then call Jesse direct at (239) 898-6072, text or call. We will compare your house with the seven county sales above on street, size, roll year and condition, and show you the one active listing a buyer is weighing against yours.
The buyer pays it. The club rate sheet lists the $12,000 resale capital contribution as paid by the buyer at closing, set under section 9.11 of the recorded Declaration, and the $550 transfer fee is also the buyer’s. The seller customarily pays the $150 club estoppel. The purchase contract controls, so we name each charge in the offer.
Usually the total yearly cost, then the roof. The club bill is $13,674 a year for an enrolled home, the tax bill carries $978.88 in non-ad valorem lines, and your association’s dues come from its estoppel. A buyer’s insurer will want the roof year and a wind mitigation report, so have both ready.
From the seven county sales of the last 60 months, adjusted for street, heated square footage, roll year and condition, plus the active listing at the time. The two most recent sales, both in early 2025 on Wax Myrtle Run, were $950,000 and $1,300,000, and the listing at export asked $1,050,000 on Cedar Hammock Court.
In Collier County the seller customarily pays the documentary stamp tax on the deed and the buyer customarily pays the owner’s title policy, with the contract controlling. Add the club estoppel ($150, or $250 if needed in under 30 days), your association’s estoppel, any prorated taxes and assessments, and the brokerage commission you agree.
Fix what a buyer’s inspector and insurer will flag first: roof, windows and doors, open permits. Cosmetic work is a judgment for each house. Any exterior change needs the neighborhood association’s and the club Architectural Review Committee’s signatures before it starts, which takes time to schedule before a listing.
No. The assessment resets to market value after a change of ownership under section 193.155, Florida Statutes. A Florida homestead owner who buys another Florida homestead may be able to carry part of the accumulated benefit to the new home through portability, applied for with the new county’s property appraiser.
Cedar Hammock Single-Family Homes buyers and sellers work directly with Jesse McGreevy and Marc Comisar of McGreevy and Comisar, the #5 real estate team in Florida in the 2026 RealTrends rankings. Jesse has been in the business since 2004, the team has worked together since 2008, and every figure on this page traces to the county, state and club records listed in the Sources section.
Meet Jesse McGreevy and Marc Comisar. With their Domain Realty Group team, McGreevy and Comisar have sold over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in sales. Read the full story of the team on our About McGreevy and Comisar page, and follow us on Facebook and Instagram.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
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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).
Selling a Cedar Hammock house? Get a free Cedar Hammock home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read our guide to buying a home with McGreevy and Comisar.
Cedar Hammock Single-Family Homes are 65 detached houses on Cedar Hammock Court and Wax Myrtle Run inside gated Cedar Hammock Golf and Country Club in Naples, ZIP 34112. The answers below cover the homes, prices, fees, rules, flood, insurance and schools, each tied to a dated record.
Sixty-five: 33 on Cedar Hammock Court, on the main CEDAR HAMMOCK plat, and 32 on Wax Myrtle Run, which is CEDAR HAMMOCK UNIT 4 (Collier County parcel roll, October 27, 2026). They are the only detached houses among the community’s 799 homes.
They are separate plats with separate homeowners associations. Court houses run 2,208 to 3,650 heated square feet (median 2,626) and Wax Myrtle Run houses 2,332 to 4,139 (median 3,169). Both streets have recorded sales at $1,300,000 in the last five years, so the record shows no separate price tier.
From 2,208 to 4,139 heated square feet, with a median of 2,903 across all 65 (county roll; our median). Twenty-five are 2,500 to 2,999 square feet and 23 are 3,000 to 3,499. Heated area excludes garages and lanais.
Roll years run from 2000 to 2024. Twenty-five houses carry 2000 to 2005 and 40 carry 2006 or later, including seven on Cedar Hammock Court in 2018 and two homes in 2024. The roll’s year can reflect a house that replaced an earlier one on the lot.
Not from a builder. All 65 lots are on the roll, and new houses appear when an owner or custom builder builds or rebuilds on an existing lot. Any such project needs the two-step architectural approval and a Collier County permit.
The county recorded 7 qualified sales in the 60 months to October 16, 2026, from $633,000 to $1,300,000, with a $1,057,600 median, and 2 in the last 24 months, at $950,000 and $1,300,000. On September 29, 2026 one Cedar Hammock Court house was listed at $1,050,000.
The 60-month county median is $358.83 per county heated square foot, and the 24-month median of two sales is $329.89. The one active listing at export asked $449.29 per MLS living square foot. County and MLS measure size differently, so do not compare those two directly.
Yes. Every owner is a member of Cedar Hammock Golf and Country Club under the recorded Declaration, with one membership category and owner golf at $25 for 18 holes with cart (club rate sheet). There is no separate golf membership to buy; the buyer pays the $12,000 resale capital contribution at closing.
The club bills $13,674 a year for an enrolled home: $9,788 assessment, $1,226 cable and internet, $1,000 food and beverage minimum and $1,660 special assessment. The tax bill adds $978.88 in non-ad valorem lines. Neighborhood association dues are not published by the associations.
$12,000, paid by the buyer at closing, plus a $550 club transfer fee, for $12,550 in all (club rate sheet). The transfer fee is waived for current owners buying another Cedar Hammock home.
The club lists two single-family associations, HOA 1 and HOA 2, one for each street in the records we carry. The association’s estoppel certificate and your title work name the exact association for the lot. Neither association publishes a website.
No. The single-family associations are homeowners associations under Chapter 720, Florida Statutes. The estoppel comes under section 720.30851, and the condominium milestone inspection and reserve study laws do not apply to a house.
Under section 720.401, the seller must give you the homeowners association disclosure summary before you sign. If you did not receive it first, you may cancel within 3 days after receiving it or before closing, whichever comes first. Otherwise the contract’s own contingencies govern.
Partly. Of three Wax Myrtle Run addresses checked on October 30, 2026, two returned Zone X and one returned Zone AH, the Special Flood Hazard Area. Check the exact address on FEMA’s Map Service Center.
All three Cedar Hammock Court addresses checked on October 30, 2026 returned Zone X, one shaded and two minimal, on panel 12021C0414J. Three of 33 is a sample, so check the exact address before you rely on it.
A federally backed mortgage on a house in Zone AH requires it. In Zone X it is not required by the lender rule, though a lender or insurer can ask for it, and Citizens policies with wind coverage carry their own flood requirement.
Yes, for 30 consecutive days or more under section 5.24 of the recorded Declaration. The club charges $550 for a Transferee lease or $150 for a Renter lease, and the neighborhood association charges $150 (Cedar Hammock Lease Application).
Two household pets, leashed outdoors, under section 5.25 of the recorded Declaration. Pets are barred from the clubhouse, fitness center, pools, tennis courts, golf course and driving range, and leased homes may not have pets under the 2025 lease packet.
No age restriction appears in the club’s public pages, its recorded Declaration or its lease forms that we read. The two single-family neighborhood declarations control if they say otherwise, so read them before the offer.
Calusa Park Elementary, East Naples Middle and Lely High, returned by the district’s address lookup for addresses on both streets for school year 2026-2027, with 2025-26 grades of A, A and B (Collier County Public Schools).
Not beyond 12 hours of loading under the 2017 Rules, and no boat, RV or trailer storage lot appears in any club document we read. The 2025 club form allows trucks only in a fully enclosed garage.
Naples Pier is 8.5 road miles and 19 minutes free-flow from a point on Wax Myrtle Run, and Fifth Avenue South is 7.3 miles and 16 minutes (OSRM routing, November 5, 2026). Add time in season and at peak hours.
Cedar Hammock Single-Family Homes sellers ask about price, timing, fees, paperwork and approvals in a 65-house market with no county-recorded sale in the last twelve months. The answers below use the county’s qualified sales record, the club’s rate sheet and the recorded Declaration, with the window named beside every figure.
None in the Collier County qualified sales record for October 17, 2025 to October 16, 2026, and none in the MLS for the 365 days to September 29, 2026. The last two qualified sales were in February and March 2025.
$1,300,000 in February 2025 and $950,000 in March 2025, both on Wax Myrtle Run, at $372.60 and $287.18 per county heated square foot. Before those, a Cedar Hammock Court house sold for $1,300,000 in January 2024.
That depends on its street, heated square footage, roll year, roof and condition, measured against the seven county sales of the last 60 months and the listings a buyer can tour now. Start with a free Cedar Hammock home valuation and we will walk you through the comparison.
No. The Cedar Hammock community median mixes condominiums, villas and houses. Price from the single-family sales: $1,057,600 median over 60 months, with two 2025 sales at $950,000 and $1,300,000, adjusted to your house.
Not by street alone in the record. Wax Myrtle Run’s four 60-month sales have a $1,166,300 median and the Court’s three a $910,000 median, but both streets have sold at $1,300,000. Size and roll year explain more of the gap than the street.
The three highest per-foot sales were on houses with roll years of 2003, 2020 and 2021, so the record does not show a simple age premium. Condition, finish and size carry much of the price, and a newer roof and windows help with buyers’ insurance quotes.
There is no current single-family days-on-market figure, because the MLS recorded no house closing in the year to September 29, 2026. The one active listing at export had been on the market 18 days. A short list of buyers for a 65-home market means pricing and presentation decide the timeline.
Collier County’s sales file shows Cedar Hammock’s busiest recorded months in the last year were March and April 2026, with 6 and 5 qualified sales across all home types. Listing ready for that window, with paperwork done, gives the most buyers a chance to see the house.
The buyer pays the $12,000 resale capital contribution and the $550 transfer fee, $12,550 in all, per the club rate sheet. The contract controls, and we name both in the offer so they are not negotiated at closing.
The seller, by Collier contract custom: $150, or $250 if needed in under 30 days. Your homeowners association issues its own estoppel under section 720.30851, and Florida caps the preparation fee at $299 under the state’s schedule.
In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent, and the seller customarily pays the documentary stamps on the deed. The purchase contract controls.
Yes. Section 720.401 requires the parcel owner selling a lot in a homeowners association to give the buyer the disclosure summary before the contract is signed. If it is late, the buyer can cancel within 3 days of receiving it or before closing.
The club’s rate sheet says not all properties are enrolled, the assessment runs through 2032, and it continues with a buyer. Your club estoppel states whether your house is enrolled and the quarters remaining.
The club’s rate sheet says the special assessment cannot be prepaid by a buyer. It continues quarterly with the new owner, so it belongs in the buyer’s cost summary rather than a credit at closing.
$13,674 for an enrolled home: $9,788 annual assessment, $1,226 cable and internet, $1,000 food and beverage minimum and $1,660 in special assessment quarters. That is the same figure a Terrace or Veranda condominium owner pays.
The $709.11 CDD assessment and a further $269.77 county line, $978.88 in total on single-family parcels, plus ad valorem tax at 10.3696 mills on the buyer’s own taxable value, which resets after the sale.
No. The assessed value resets to market value after a change of ownership, so the buyer’s tax bill can be much higher than yours. Tell buyers to budget on their own value, not on your bill.
Yes. A roof replacement is an exterior change, so it needs the neighborhood association’s and the club Architectural Review Committee’s signatures before work starts, and a Collier County permit.
Yes, in our practice. A buyer’s insurer will price the house on its wind features, and a current inspection report lets the buyer get a quote quickly. The My Safe Florida Home program also offers inspections, subject to its own eligibility rules.
Yes. Collier County’s CityView portal shows permits from 2011 to the present by address, including open or expired permits a buyer’s lender or title company may flag. Closing an old permit before listing avoids a delay at closing.
Disclose it, and give the buyer the elevation certificate if you have one. A buyer with a federally backed mortgage will need flood insurance, and Risk Rating 2.0 prices each house individually, so a certificate can help the buyer’s quote.
Yes, on Saturday and Sunday from 1:00 PM to 4:00 PM, with club-issued signs picked up and returned at the gate house and one sign at the home, per the club’s signage policy.
Only under the club’s real estate signage policy, which issues the signs. Read the policy before you list, and ask your association whether it adds rules.
Visitors are logged at the gate house by license tag under the 2017 Rules. We arrange access for each showing so buyers and their agents are expected at the gate.
Yes, subject to the lease. A Transferee tenant holds owner club privileges for the lease term, and the buyer takes the house subject to the lease unless it ends before closing. We read the lease with you before listing.
Buyers receive the governing documents through the association disclosure and estoppel process, and we summarize the ones that matter for a house: leasing, pets, vehicles and architectural review.
Single-family homes in a homeowners association can be financed with government-backed loans that meet the lender’s property and appraisal rules. Ask the buyer’s lender early, because lenders typically count association and club charges when they qualify a buyer.
An appraiser will use the same short list of Cedar Hammock house sales plus comparable houses in nearby golf communities. A price far above the seven county sales needs a clear reason in the house itself, such as a newer build, larger size or recent roof and windows.
It can work for a seller who values privacy, though in a 65-home market every qualified buyer counts. We offer a quiet sale with targeted outreach when a seller asks for discretion.
No. The club rate sheet says the transfer fee is waived for current owners. Ask the club how the capital contribution applies to your purchase before you write the offer.
Call Jesse direct at (239) 898-6072, text or call. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, will price your house against the county record and prepare the paperwork file before the first showing.
Your deed, survey, any elevation certificate, roof and window permits, the latest wind mitigation report, your association’s contact for the estoppel, your last tax bill and any lease. With those in hand, the buyer’s questions are answered before they are asked.
Cedar Hammock Single-Family Homes facts on this page trace to primary public records: the club’s own pages and documents, the district’s budgets and audit, Florida statutes and agency pages, FEMA, the school district, hospital and fire district pages, and the Collier County roll and sales file. Every source below was read for this page or for the Cedar Hammock guide it builds on.
Cedar Hammock Single-Family Homes owners and buyers can read the governing and public records behind this page directly: the club’s rate sheet, lease packet and signage policy, the recorded Declaration, the district’s budget and audit, the county’s PUD list and the state’s estoppel fee schedule. Each link opens the official source.
Document | What it is | Official link |
|---|---|---|
Club Rate Sheet (undated PDF, read November 2026) | Annual assessment $9,788, cable and internet $1,226, food minimum $1,000, special assessment $415 a quarter through 2032, capital contribution $12,000, transfer $550, estoppel $150, golf rates | |
Club Lease Application, October 2026 | Transferee and Renter lease forms, fees, gate RFID process and rules for tenants | |
Club Real Estate Signage Policy | Open house hours and sign rules | |
Amended and Restated Declaration, Articles and Bylaws (2015) | Membership, assessments, resale capital contribution (9.11), leasing (5.24), pets (5.25); hosted copy of the recorded instrument | |
Cedar Hammock Rules and Regulations, 2017 | Gate, speed limit, vendors, pets, vehicles and the 17 associations | |
Request for Architectural Change form | Two-step approval by the neighborhood association and the club committee | |
Cedar Hammock CDD FY2027 Adopted Budget | $709.11 per unit for all 799 units, including the 65 single-family homes | |
Cedar Hammock CDD FY2025 Audit Report | Net position $16,136,205, no findings | |
Collier County PUD Master List, February 26, 2026 | PUD-98-16, Ordinance 98-115, 418.80 acres, 799 units | |
Florida DBPR estoppel certificate fee schedule | State caps for estoppel certificates |
Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for Cedar Hammock Single-Family Homes. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
