Olde Cypress - Biscayne Place

Biscayne Place at Olde Cypress is a neighborhood of estate homes inside the master-planned community of Olde Cypress in Naples, Florida. It is the smallest of the nine neighborhood associations behind the Olde Cypress gate and the first one a driver reaches: eight detached golf-course homes, five on Treeline Drive and three on Olde Cypress Drive, at the corner just inside the gatehouse. On the 2026 preliminary Collier County roll those eight homes carry the highest median just value in Olde Cypress, $1,704,810, and the highest median tax bill, $15,120. McGreevy and Comisar are the team a Biscayne Place owner should call first when a sale is on the table, and the team a buyer should call when one of the eight finally comes up. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and have been Top 1% Real Estate Agents Nationally Since 2008.

A word on the name, because search engines blur it. This guide covers Biscayne Place Homeowners Association, Inc. and its eight homes in ZIP 34119, unincorporated North Naples. It is not Biscayne Bay, Biscayne Park or Biscayne Boulevard in Miami-Dade County, and not any other Florida subdivision or corporation that uses the Biscayne Place name. Nor is it Fairway Preserve at Olde Cypress, the 264-unit condominium off Immokalee Road, which sits outside the Olde Cypress gate and is not part of the community.

Biscayne Place is also a neighborhood where the market record is unusually thin, so we say exactly what the record holds. There has been no Southwest Florida MLS closing here in the 48 months to September 26, 2026, and the last qualified sale in the Collier County recorded sales file was recorded in January 2022. If you own here and are weighing a sale, start with the pricing and seller sections, then call Jesse. If you are buying, the declaration, flood and fee detail below will tell you what an eight-home association asks of its owners before you ever see a listing.

By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.

Why McGreevy and Comisar Are the Best Realtor for Biscayne Place at Olde Cypress

McGreevy and Comisar are the best realtor for Biscayne Place at Olde Cypress because pricing an eight-home estate enclave with no recent MLS sale takes record work, not a zip-code average: the #1 team in Southwest Florida since 2012, Top 1% nationally since 2008, and a Biscayne Place file built from every recorded sale since 2004.

If you're searching for the best realtor for Biscayne Place at Olde Cypress in Olde Cypress, Naples, whether you're ready to sell your Biscayne Place at Olde Cypress 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.

That matters at Biscayne Place because a resale here is rare and the Southwest Florida MLS has nothing recent to compare against. The last qualified sale on the county file, $2,050,000 on Treeline Drive in January 2022, predates the 48-month MLS window we pulled by eight months.

Recent Biscayne Place at Olde Cypress track record (last 12 months): In the last 12 months Biscayne Place at Olde Cypress has seen 0 resales; we've represented 0 of them on the seller side. Widening the window as far as the record goes changes little: the Southwest Florida MLS Matrix, retrieved September 26, 2026, shows 0 Biscayne Place closings in 48 months and 0 active or pending listings, and the Collier County recorded sales file dated August 29, 2026 shows 11 qualified sales since 2004. So there is no Biscayne Place sale-to-list ratio, days-on-market figure or highest-priced MLS sale to report, and we will not invent one.

We tracked every one of the 11 qualified Biscayne Place sales in the Collier County recorded sales file since 2004 before writing a word of this guide, and each is listed in the market snapshot below. In the last 12 months we tracked all 26 Olde Cypress closings in the Southwest Florida MLS Matrix, the benchmark any Biscayne Place pricing conversation has to start from.

For Biscayne Place 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. At Biscayne Place that marketing has to reach owners who are not in Naples: only 2 of the 8 homes carry a Florida homestead exemption on the 2026 preliminary Collier County roll, and 4 of the 8 owner mailing addresses on the roll are outside Florida, 3 of them outside the United States. We also build the paperwork file before the first showing: the Biscayne Place and master estoppels, the flood file, and the §720.401 disclosure summary.

For Biscayne Place buyers: three questions come first. The flood file, because on the effective FEMA map all eight footprints touch Zone AH. The carrying cost, because the neighborhood invoice is unpublished and the median tax bill is the community's highest. And the 2004 declaration, which adds its own rules to the master rules. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Biscayne Place address; we answer them below.

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

Selling your Biscayne Place at Olde Cypress home? Get a free Biscayne Place at Olde Cypress home valuation or call Jesse direct at (239) 898-6072.

Buying a home in Biscayne Place at Olde Cypress? Call Marc at (239) 287-5873 for a personalized buyer consultation, read our Biscayne Place at Olde Cypress buyer's guide, or see how we represent buyers in Southwest Florida.

Living in Biscayne Place at Olde Cypress as a Homebuyer

Living in Biscayne Place at Olde Cypress means an estate home on one of the largest lots in Olde Cypress, backing onto the P.B. Dye golf course, with the association maintaining your landscaping and lot irrigation, a mandatory social membership in The Club at Olde Cypress, and the shortest drive from the gatehouse in the community.

What Is Biscayne Place at Olde Cypress?

Biscayne Place is a single-family neighborhood of eight detached homes governed by Biscayne Place Homeowners Association, Inc., a Florida not-for-profit corporation filed with the state on April 14, 2004 (Sunbiz document N04000003758). Its covenants are the Declaration of Covenants, Conditions and Restrictions for Biscayne Place at Olde Cypress, recorded in Collier County on April 21, 2004 at Official Records Book 3547, Page 1426, with Florida Bay Partners, Inc. as declarant. The association sits under the Olde Cypress Master Property Owners Association, which governs all nine Olde Cypress neighborhoods and 548 single-family homes on the 2026 preliminary Collier County roll (the master association rounds that to 550).

All eight homes are fee-simple detached houses. There is no condominium, no villa and no attached product in Biscayne Place, and the association is a Chapter 720 homeowners association, not a condominium association.

Where Biscayne Place Sits Inside Olde Cypress

The master association's Olde Cypress Neighborhood Site Map draws Biscayne Place as an orange strip at the entrance, where Treeline Drive meets Olde Cypress Drive just east of the staffed gatehouse. Every other Olde Cypress neighborhood sits farther in. Strada Bella, the other small estate enclave, is roughly 1.4 road miles inside the entrance; Biscayne Place is the first address behind the gate.

That position cuts both ways: the shortest trip to the gate, the clubhouse and Logan Boulevard North, but frontage on the two collector streets that carry most Olde Cypress traffic.

Eight Homes, Two Streets

The 2026 preliminary Collier County roll places five Biscayne Place homes on Treeline Drive and three on Olde Cypress Drive. Both streets are shared with the Olde Cypress Homeowners' Association, whose guide is at Units One, Two and Three at Olde Cypress, so the street alone does not identify a Biscayne Place home; the plat does, as Lots 1 through 8 of Olde Cypress Tract 12.

Who Owns at Biscayne Place?

Only 2 of the 8 Biscayne Place homes (25.0%) carry a Florida homestead exemption on the 2026 preliminary Collier County roll, against about seven in ten homes inside the Olde Cypress PUD, and 4 of the 8 owner mailing addresses are outside Florida, 3 of them outside the United States. That describes how the homes are held, not who lives in them, but it tells a seller the next buyer may be far from Naples, and a buyer why taxes run high.

What Biscayne Place Does Not Have

Biscayne Place has no clubhouse, pool, gate or website of its own. Everything social runs through The Club at Olde Cypress, the gate and roads belong to the master association, and the association's documents are hosted by the master association.

The Entry Price, With the Numbers Behind It

The honest entry price for Biscayne Place is a range, not a number. The county file's all-history median is $1,250,000 (n = 11, odd, observed), but that series starts in 2004; the last qualified sale was $2,050,000 in January 2022. The 2026 preliminary just values run $1,036,887 to $1,886,013, median $1,704,810, an assessment rather than a price. For scale, the 26 Olde Cypress MLS closings in the 12 months to September 26, 2026 had a median sold price of $1,105,000.

Selling a Biscayne Place home? Get a free Biscayne Place at Olde Cypress home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.

Biscayne Place at Olde Cypress Market Snapshot: What Do Homes Sell For in Naples?

Biscayne Place at Olde Cypress has had no Southwest Florida MLS closing in the 48 months to September 26, 2026, and no listing on that date. The Collier County recorded sales file holds 11 qualified Biscayne Place sales since 2004, the latest $2,050,000 on Treeline Drive in January 2022, so every figure below is a small sample.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)

Two records carry the Biscayne Place market. The Southwest Florida MLS Matrix pull covers every Olde Cypress closing from September 27, 2022 to September 26, 2026, assigned to neighborhoods by street address against the county roll. The Collier County recorded sales file covers deeds; we counted improved qualified sales over $100,000. The two windows end on different dates.

The Headline Numbers, Window by Window

No MLS window reaches 10 closings, and in this neighborhood none reaches one. Under our market-data rule that means listing every sale instead of quoting a median as if it described a market, and using the county's full recorded history as the long view. We do that below. There is no Biscayne Place sold-to-list ratio, days-on-market figure or MLS price per square foot to report, because each of those needs an MLS closing.

What Is for Sale at Biscayne Place Right Now?

Nothing, as of the Southwest Florida MLS Matrix pull on September 26, 2026: 0 active listings and 0 pending or contingent. Across all of Olde Cypress on the same date there were 5 active listings and 1 pending or contingent, about 2.3 months of supply against the community's 26 closings in the prior 12 months. With eight homes and no listing, Biscayne Place's own months of supply cannot be computed; in practical terms a buyer here waits for an owner to decide to sell.

The Olde Cypress Benchmark Around Biscayne Place

With no Biscayne Place closing to measure, the Olde Cypress figures are the market it lists into. In the 12 months to September 26, 2026 the Southwest Florida MLS recorded 26 Olde Cypress closings at a median of $1,105,000 (n = 26, even: mean of $1,100,000 and $1,110,000), $472.75 per living square foot, a 97.52% median sold-to-list ratio (sold over final list) and 29 median days on market (n = 24). The county file shows 24 qualified Olde Cypress sales in the 12 months to August 29, 2026, median $1,142,500. These are community medians, not Biscayne Place figures.

Every Recorded Biscayne Place Sale Since 2004

Biscayne Place at Olde Cypress has 11 qualified sales in the Collier County recorded sales file, from the first two in 2004 to $2,050,000 on Treeline Drive in January 2022. The years below list every one; where a year holds two sales, the county file gives the pair's median, which is the mean of the two.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)

Biscayne Place Qualified Sales by Year

Source: Collier County Property Appraiser recorded qualified sales file dated August 29, 2026; improved sales over $100,000 flagged qualified. The newest recording anywhere in Olde Cypress in that file is May 22, 2026.

Every Sale in the Last Ten Years

Only two qualified sales fall in the ten years to August 29, 2026, and both are listed here by street, never by house number:

• January 25, 2022, Treeline Drive: $2,050,000. The highest qualified price on the Biscayne Place file.
• September 29, 2017, Olde Cypress Drive: $1,175,000.

What Eleven Sales in 22 Years Tell You

Read as a series, the file says two things. Biscayne Place turns over rarely: 11 qualified sales across 8 homes since 2004, about 1.4 per home in 22 years, never more than two in a year. And prices move in long steps on different homes, from $1,425,000 in 2006 to a $1,075,000 median in 2010 and $2,050,000 in 2022, so we compute no appreciation rate from it.

The "qualified" flag also leaves out most transfers into trusts, between relatives or out of estates, so owners may have changed more often than the file shows.

A Public-Record Sale, Walked Through: Treeline Drive, January 2022

This is a public-record sale, not one of ours. On January 25, 2022 a Biscayne Place home on Treeline Drive was recorded as a qualified sale at $2,050,000 in the Collier County recorded sales file. It is the most recent qualified Biscayne Place sale in the file and the highest on record.

What the record lets us say: it was recorded eight months before Hurricane Ian and before the 48-month MLS window begins, which is why our MLS figures miss it. At Florida's documentary stamp rate of $0.70 per $100, a $2,050,000 deed carries $14,350 in deed stamps, customarily paid by a Collier County seller. And it sits above every 2026 preliminary just value on the Biscayne Place roll, a reminder that just value trails the market.

What it does not let us say: the home's living area, condition, time on market or prior price. A seller using it as a comparable in 2026 has to adjust for four and a half years of market change and for the differences between that house and theirs, which is the work a Biscayne Place valuation consists of.

Selling a Biscayne Place home? A thin record is exactly where a valuation earns its keep. Get a free Biscayne Place at Olde Cypress home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.

How Did Biscayne Place at Olde Cypress Come to Be?

Biscayne Place at Olde Cypress was one of the last neighborhoods platted inside the Olde Cypress PUD. Florida Bay Partners, Inc. recorded its declaration on April 21, 2004, a week after the homeowners association was filed with the state, and county footprints show all eight homes finished between about 2004 and 2007, after the first Olde Cypress wave.

Olde Cypress Before Biscayne Place, 1998 to 2003

The community around Biscayne Place came first: the Stock-affiliated Olde Cypress Development land partnership in 1998, the master association on November 16, 1998, the master declaration on April 27, 1999 at OR 2539 PG 2902, and in 1999 the first P.B. Dye course in Collier County, per Golfweek's 2021 report on the course renovation. Neighborhood declarations followed from 2000, with Strada Bella in September 2003.

The Declaration and the Association, April 2004

Biscayne Place Homeowners Association, Inc. was filed with the Florida Division of Corporations on April 14, 2004, and on April 21, 2004 the Declaration of Covenants, Conditions and Restrictions for Biscayne Place at Olde Cypress was recorded at OR 3547 PG 1426, with the articles and bylaws attached. The declarant, Florida Bay Partners, Inc., describes "a planned residential community known as Biscayne Place at Olde Cypress," and Section 16 makes every owner a member of the Olde Cypress Master Property Owners Association.

Building Out the Eight Lots, 2004 to 2007

Collier County's building footprint layers show two Biscayne Place homes by 2004, five by 2006 and the last by 2007; the 2026 preliminary roll gives year-built entries from 2003 to 2007, median 2005. That matches Strada Bella's era and follows the first Olde Cypress wave of about 2000 to 2006. We found no first-party record naming a Biscayne Place homebuilder, and we do not guess.

Turnover to the Owners

Section 13.1 set turnover to the owners for no later than three months after 90 percent of lots were conveyed; with all eight homes built by 2007, the association has long been owner-run, managed through Alliant Property Management. The state record shows it active, its latest event a cancellation of an administrative dissolution, Florida's term for a reinstatement after a missed filing.

Is Biscayne Place Really Olde Cypress Tract 12? The Plat Question

Biscayne Place at Olde Cypress is the eight-lot plat the county roll calls Olde Cypress Tract 12. Our community roster rated that match inferred but strong, from the master association's map; the recorded Biscayne Place declaration now supports it directly, describing its land as Lots 1 through 8 of the Olde Cypress Tract 12 plat.

Why the Question Came Up at All

The Collier County Property Appraiser prints plats, not association names. On the 2026 preliminary roll, eight parcels at the Treeline Drive and Olde Cypress Drive corner sit in a plat named Olde Cypress Tract 12, and the master association's site map labels an orange strip in the same place "Biscayne Place" without naming a plat. When we built the Olde Cypress roster, the match rested on that geometry, so we rated it inferred, strong.

What the Declaration's Exhibit A Says

The recorded declaration settles most of it. Exhibit A to the Declaration of Covenants, Conditions and Restrictions for Biscayne Place at Olde Cypress (OR 3547 PG 1426, as hosted by the master association) describes the land subject to the declaration as Lots 1 through 8, as shown on the plat of Olde Cypress, Tract 12, recorded in Plat Book 37, Pages 91 and 92, Public Records of Collier County. Eight lots, one plat, the same count the county roll gives. We read that exhibit from the Clerk's copy the master association posts; we did not pull the recorded Tract 12 plat pages themselves, so the plat drawing is still the one document on this question we have not read.

What That Means for a Buyer or a Seller

For practical purposes, a home on the Olde Cypress Tract 12 plat is a Biscayne Place home, subject to the Biscayne Place declaration and assessed by Biscayne Place Homeowners Association, Inc. A title commitment will cite the plat book and page, and the estoppel certificate will come from the Biscayne Place association. If either document names a different neighborhood association for a Tract 12 lot, stop and ask why before closing.

Ready to Sell or Buy at Biscayne Place at Olde Cypress? Talk to the Team That Tracked All 11 Recorded Sales

Biscayne Place at Olde Cypress is eight estate homes at the Olde Cypress entrance with 11 qualified sales on the Collier County file since 2004 and none on the Southwest Florida MLS in 48 months, so every sale here is priced from a thin record. If you own one of the eight, start with a free Biscayne Place at Olde Cypress home valuation or call Jesse direct at (239) 898-6072. If you are waiting for one to come up, call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.

The Homes: What Are Biscayne Place Estate Homes Like?

Biscayne Place at Olde Cypress homes are eight detached estate houses built about 2004 to 2007 on lots with a median of 16,680 square feet, the second largest in Olde Cypress, every one backing onto the golf course. Their county building footprints are the largest of any Olde Cypress neighborhood, and their 2026 preliminary just values the highest.

The Lots

Measured from the county's parcel polygons, Biscayne Place lots run from 15,019 to 21,840 square feet, with a median of 16,680 square feet, per the Collier County parcel layer. Only Da Vinci Estates, at an 18,263 square foot median, has larger lots in Olde Cypress. The roll's own acreage field gives a median of 0.39 acres. Either way, a Biscayne Place lot is roughly 60 to 70 percent larger than a typical Terramar, Santa Rosa or Lantana lot, where medians cluster around 10,000 square feet.

The Houses

The median Biscayne Place building footprint on the county layer is 6,845 square feet, the largest median of any Olde Cypress neighborhood, with a range of about 4,962 to 7,072 square feet. That footprint includes garages and covered lanais, so it is not living area, and we do not publish it as one. Living area comes from the MLS, and with no MLS closing in 48 months there is no current MLS living-area figure for Biscayne Place to quote. The Biscayne Place declaration adds two design facts that hold for every home: each must have an attached garage for at least two cars, and every residential structure had to be designed by a licensed architect or certified residential designer (Sections 10.13 and 5.5).

Year Built and the Building Code

The 2026 preliminary Collier County roll gives Biscayne Place year-built entries from 2003 to 2007, median 2005, and the county footprint layers first show the homes between 2004 and 2007. Every one of those years falls after March 1, 2002, when the first statewide Florida Building Code took effect. That is unusual inside the Olde Cypress PUD, where 155 of the 366 homes already appear in the 2000 or 2002 footprint layers. The permit date is what governs code, so a buyer should confirm it on the county permit record, but as a group Biscayne Place is a Florida Building Code era neighborhood.

Golf Frontage

All eight Biscayne Place lots touch the golf-course parcel on the county map. The course is The Club at Olde Cypress's 18-hole, par-72 P.B. Dye design, 6,711 yards from the Champ tees on the club scorecard. It is private land owned by the Stock-affiliated Olde Cypress Development, not common area, and fairway lots carry golf-play easements.

What a Biscayne Place Owner Maintains, and What the Association Does

The Biscayne Place declaration splits maintenance unusually cleanly. Under Section 7.1 the owner maintains the house and everything attached to it: air conditioning compressors, screens, garage doors, glass, exterior lights, patios, pools, screen enclosures, perimeter walls and fencing, exterior painting and the driveway, kept "in a condition comparable to when they were new, except normal wear." Under Section 7.2 the association maintains all landscaping on each lot, including "the trees, shrubs, lawn, flower beds and walkways," and the irrigation system on each lot, with each owner paying a pro rata share. The association may take on exterior painting by special agreement with an owner, at that owner's cost.

What Amenities Come With a Biscayne Place Home at Olde Cypress?

A Biscayne Place at Olde Cypress home comes with a mandatory social membership in The Club at Olde Cypress, the staffed gatehouse and private roads of the master association, the master preserve and lakes, and association-maintained lot landscaping. Biscayne Place has no pool, clubhouse or gate of its own; golf is an optional, separate purchase.

Through the Club: What Social Membership Includes

Section 14.02 of the 2019 Amended and Restated Declaration for Olde Cypress makes every owner "a social member of The Club at Olde Cypress" on acquiring a parcel. The club's membership page says social membership is mandatory for residents who do not hold a higher category and is available only to those residing within the gates. Social membership covers the clubhouse and dining, the club's four clay tennis courts and two pickleball courts per its tennis and racquets page, the 4,000-square-foot fitness center on its fitness page and the pool. It covers golf only as a golf member's guest.

Golf: Full Golf or Associate Golf

Golf is sold separately, as Full Golf or Associate Golf, open to residents and non-residents as of September 2026. The club's explainer on equity versus non-equity membership lists its model as "Not subject to assessment fees; Non transferable; No ownership; Easy to resign when desired," so a golf membership does not pass with the house.

The Renovated Clubhouse

The clubhouse sits just west of the gate, closer to Biscayne Place than to any other Olde Cypress neighborhood. Its $16 million renovation, funded by Stock with no member assessment per the club's renovations page, finished with the Greenside Grille in late April 2026, per Club + Resort Business.

The Gate, the Roads and the Preserve

The master association runs the staffed Treeline Drive gatehouse, per its community access notice, owns the private roads and holds a 158.59-acre preserve tract in the eastern half of the community. The restated declaration disclaims any warranty of the gate or security service (Article XIII).

What Are the HOA Fees at Biscayne Place at Olde Cypress, Naples?

Biscayne Place at Olde Cypress owners pay one quarterly invoice from Biscayne Place Homeowners Association that includes the neighborhood's own costs and each owner's share of the Olde Cypress master association. The dollar amount is not published outside the resident portal; the estoppel certificate for the specific home is the reliable figure.

How the Biscayne Place Assessment Is Split

The Biscayne Place declaration is explicit about the split. Section 4.3 says each lot is liable for an equal share of all annual and special assessments, "a fraction of the whole, the numerator being 'one' (1) and the denominator being the total number of Lots within the Neighborhood." With eight lots, each owner pays one eighth of the neighborhood budget. One neighborhood-level service stands out, the one Section 7.2 assigns: all lot landscaping and lot irrigation, which the association runs for every home. That is a bigger service than the master association's basic exterior landscaping alone, and it is spread across only eight owners.

What the Quarterly Invoice Covers

The master association's About page explains the Olde Cypress billing: each owner receives a quarterly invoice from the neighborhood association that includes the neighborhood costs plus the owner's share of the master association, covering common grounds (landscaping, streetlights, signage, paving and stormwater) and basic exterior landscaping of each home. Section 16.2 of the Biscayne Place declaration lets the Biscayne Place association collect the master assessment as the master association's agent.

Why We Do Not Quote a Dollar Figure

Neither association publishes its budget outside the resident portal, and we will not repeat a figure typed into an old listing. The reliable number is the estoppel certificate required by Section 720.30851, Florida Statutes. Ask for the adopted budget too: in an eight-home association one large expense moves the assessment.

No CDD

Olde Cypress has no Community Development District. Collier County's CDD layer shows none, the Florida Commerce dissolved special districts list shows no past one, and no Olde Cypress single-family parcel carries a non-ad valorem assessment on the 2026 preliminary roll. A Biscayne Place tax bill carries no CDD debt line.

Biscayne Place's Layered Costs: Neighborhood, Master, Club, One-Time and Tax

Biscayne Place at Olde Cypress owners carry five layers of cost: the quarterly neighborhood invoice with the master share, mandatory club social dues, optional golf, one-time charges at purchase, and property tax. Only some of those are published, and Biscayne Place's median 2026 preliminary tax bill, $15,120, is the highest in Olde Cypress.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)

The Stack at a Glance

Club Dues and Golf Initiation

The Club at Olde Cypress does not publish social dues, golf initiation or golf dues. Figures circulating online conflict widely, from roughly $45,000 to $175,000 for golf initiation, and none is club-published, so we repeat none as a price. Get current numbers in writing from the membership office at (239) 596-4797 for the contract review.

One-Time Charges When You Buy

Section 8.13 of the restated master declaration lets the master association collect a working capital contribution "at the time of the transfer of title of any Parcel," in an amount the Board sets from time to time. We could not locate the current amount in any public document. The 2004 Biscayne Place declaration, as we read it, creates no neighborhood capital contribution or transfer fee of its own. The estoppel certificate will state whatever applies on the day. A buyer who leases later also pays the master association a $100 application fee and a $1,000 refundable common area deposit per lease.

Property Tax: Why Biscayne Place Bills Run High

On the 2026 preliminary Collier County roll, the median total tax for the eight Biscayne Place homes is $15,120, the highest of the nine neighborhoods; Da Vinci Estates follows at $13,698 and Strada Bella at $9,545. Two things drive it: the highest median just value in the community, $1,704,810, and the lowest homestead share, 2 of 8. A non-homestead home is taxed close to its just value, while a long-held homestead is taxed on a capped assessed value.

A buyer does not inherit the seller's bill. The year after a purchase the assessment resets, so budget on the purchase price or just value times the millage. Olde Cypress sat in a 9.5058-mill area in 2025, per a 2025 Collier County Tax Collector bill in the community. Using that 2025 rate as a stand-in, the median Biscayne Place just value of $1,704,810 works out to about $16,206 a year before any homestead exemption. The certified 2026 bills issue in November 2026. The same cost stack is laid out community-wide in our guides to selling a home in Olde Cypress and buying a home in Olde Cypress.

The Biscayne Place Declaration, Covenants and Rules

Biscayne Place at Olde Cypress homes answer to two recorded rulebooks: the 2004 Biscayne Place declaration at OR 3547 PG 1426, and the 2019 Amended and Restated Declaration for Olde Cypress at OR 5700 PG 1118. Where the two differ, a buyer must satisfy both, and the neighborhood's rules are often the more specific.

Insurance: The Association Is Named on Your Policy

Article 9 is the clause that surprises buyers. Section 9.1 requires each owner to carry casualty insurance on the home "in an amount equal to the full replacement cost," to clear debris within 60 days of a loss and to complete repairs within one year, restoring the original character, design and foundation unless the Architectural Review Committee approves otherwise. Section 9.3 says each owner agrees the association "shall be named as a co-insured under any hazard and/or flood insurance policy" on the lot, and lets the association buy coverage and charge the owner if the owner fails to. Tell your insurance agent at binding, and ask the association how it applies the clause today.

Parking, Garages and Vehicles

Section 10.13 requires each home to have a garage for no fewer than two automobiles, bans carports, bans converting a garage without substituting another enclosed garage and ARC approval, and allows vehicle repair only inside the garage. The legible text of Section 10.12 bars parking on lawns and restricts commercial vehicles, boats, trailers, campers and recreational vehicles to enclosed garages. The master declaration adds the rule most buyers notice first: no vehicle may be parked on Olde Cypress streets overnight, and no more than two cars in a driveway.

Signs, Lighting, Antennas and Garage Sales

Signs, including real estate signs, must meet the Biscayne Place board's standards (Section 10.4) as well as the master's green wooden For Sale sign rule. Satellite dishes up to 24 inches are allowed (Section 10.16), and garage or estate sales need board approval, no more than two a year (Section 10.14).

Working From Home

Section 10.10 allows a home business only if it is not apparent from outside, meets zoning and brings no clients to the lot. A home office is fine; a client-facing practice is not.

How the Rules Can Change

Under Section 14.3 an amendment takes two-thirds of the voting interests present at a meeting with a quorum, and Section 14.6 sets 67 percent of total votes after turnover; in an eight-home association, six owners decide either way. No amendment may change an owner's assessment share or vote without consent. The covenants run 30 years from recording, to April 2034, then renew in 10-year periods unless three-fourths vote to end them. We found no later amendment among the hosted documents; check the Collier Clerk's Official Records search before closing.

Where Florida Law Overrides the 2004 Text

A 2004 declaration is read against today's statutes. Chapter 720 now sets the estoppel certificate's contents, fee cap and deadline (Section 720.30851), where the 2004 text gives 15 days, and its own procedure for fines. Where the two differ, the statute generally controls.

Architectural Review at Biscayne Place: Two Committees and One Architect Rule

Biscayne Place at Olde Cypress owners need two architectural approvals for any exterior change: Biscayne Place's own Architectural Review Committee under Article 5 of its 2004 declaration, then the master association's committee under Article X of the restated master declaration. The Biscayne Place rule adds a licensed-architect requirement for residential structures.

What Needs Approval

Section 5 of the Biscayne Place declaration requires prior written approval for any building, structure or pool, and for any grading, excavation, landscaping, change of exterior color or other work that materially alters the exterior. Section 10.7 adds awnings, shutters, solar film and window treatments; Section 10.8 fences and walls; Section 10.9 any landscaping installed, cut down or removed, and any artificial turf or plants. The committee is appointed by the board, need not be owners, and may be as small as one person.

The Clock and the Appeal

Section 5.3 gives the committee 30 days to approve, reject or ask for more information; if it does none of those, the plans are deemed approved. A disapproved owner has 15 days to appeal in writing to the board, whose decision is final. The board may charge a review fee.

The Architect Rule

Section 5.5 says all residential structures in Biscayne Place "shall be designed by and built in accordance with the plan and specifications of a licensed architect and/or certified residential designer." For a buyer planning an addition, a pool or a rebuild, budget for design fees from the start.

Then the Master Committee

Once Biscayne Place approves, the master association's architectural committee reviews the same work under Article X of the 2019 restated master declaration; both approvals are required. The master rules cap walls and fences at six feet unless approved, require approval for private sport courts, and post their board guidelines on the resident portal. A new roof, impact windows or a pool cage is two applications, not one.

Is Biscayne Place at Olde Cypress a 55+ Community?

Biscayne Place at Olde Cypress is not an age-restricted community. Neither the 2004 Biscayne Place declaration nor the 2019 Olde Cypress master declaration imposes a minimum age or claims the housing-for-older-persons exemption, so a Biscayne Place home can be bought and occupied without an age test.

A community claiming the federal housing-for-older-persons exemption must publish that intent and verify ages, as Section 760.29, Florida Statutes recognizes; nothing in the Biscayne Place or master documents does. We describe homes, not the people in them, and so should any listing.

Can You Rent Out a Biscayne Place Home at Olde Cypress?

Biscayne Place at Olde Cypress homes can be leased, within the master association's rules: a 60-day minimum lease, no more than four leases per home per calendar year, a written application with credit and background checks, a $100 fee and a $1,000 refundable deposit. The Biscayne Place declaration adds no neighborhood approval step of its own.

The Leasing Rules in One Table

Sources: the 2013 master leasing amendment (OR 4874 PG 3783), the restated master declaration, and the Biscayne Place declaration.

What a Biscayne Place Landlord Should Plan For

Four leases a year at a 60-day minimum makes a seasonal rental workable and a vacation rental impossible. Build lead time into every master application, tell your insurer the home is leased, and ask The Club at Olde Cypress how social privileges work during a lease.

Pet Rules at Biscayne Place at Olde Cypress

Biscayne Place at Olde Cypress allows dogs, cats and other usual household pets in a reasonable number. Its 2004 declaration requires pets to be kept inside the home, never left unsupervised in a screened enclosure, and leashed or carried outside, and it lets the board order a nuisance pet removed.

The Pet Rules, Both Layers

Section 10.11 of the Biscayne Place declaration permits "dogs, cats, or other usual and common household pets, in a reasonable number so as not to create a nuisance," bans raising or breeding any animal, livestock or poultry, and says all pets must be contained within the owner's home. A pet may not be kept in a screened or similar enclosure without the owner's supervision, must be on a leash held by the owner or carried when outside, and its waste must be picked up. A pet off leash is deemed a nuisance, and the board may order a nuisance pet permanently removed after written notice.

The master declaration's Section 9.18 adds its own layer: common household pets are allowed; pets must be leashed outdoors; they may not be left unattended or tethered on porches, lanais, common areas or in garages; and livestock, poultry and reptiles are prohibited. A Biscayne Place owner lives under both, which in practice means no dog run, no tethering on the lanai and no reptiles.

Florida HOA Law at Biscayne Place: Chapter 720 and the §720.401 Disclosure

Biscayne Place at Olde Cypress is governed by Chapter 720 of the Florida Statutes, the homeowners association act, not by the condominium act. There are no condominiums behind the Olde Cypress gate, so milestone inspections and structural integrity reserve studies do not apply here; the resale duties that do apply are Chapter 720's.

The Pre-Contract Disclosure Summary

Under Section 720.401, Florida Statutes, a seller of a parcel in a mandatory homeowners association community must give the prospective buyer a disclosure summary before the buyer signs the contract. It states that membership in the association is mandatory, that recorded covenants govern the use of the property, and that assessments are owed and may change. A contract signed without it is voidable by the buyer, who may cancel by written notice within three days of receiving the summary or before closing, whichever comes first, and that right cannot be waived. For Biscayne Place the summary has to cover both associations, since membership in each is mandatory.

The Estoppel Certificate

Section 720.30851 requires the association to issue an estoppel certificate on request, stating what is owed and what will be due at closing. The fee for a standard certificate on an account that is not delinquent is capped at $299 under the 2024 legislation, House Bill 979, with CPI adjustments by the Department of Business and Professional Regulation. In Collier County the seller customarily pays the estoppel fee; the contract controls.

Other Florida Disclosures on a Biscayne Place Sale

Three more apply to every Biscayne Place sale. The property tax disclosure summary under Section 689.261 warns the buyer not to rely on the seller's taxes, which matters here because only 2 of 8 homes are homesteaded. The flood disclosure under Section 689.302 requires the seller to state whether they have filed a flood insurance claim, received federal disaster assistance for flood damage, or know of flood damage to the home. And the common-law duty the Florida Supreme Court set in Johnson v. Davis (1985) requires a seller to disclose known facts that materially affect value and are not readily observable.

Hurricanes, Flood Zone and Insurance at Biscayne Place at Olde Cypress

Biscayne Place at Olde Cypress sits on FEMA's effective May 16, 2012 flood map with all eight home footprints touching Zone AH, five wholly and three partly, and we found no FEMA letter removing any of them. FEMA's March 20, 2025 preliminary map places all eight in Zone X, but that map is not yet effective.

Three Flood Layers, Read in Order

The effective map. The four FEMA panels covering Olde Cypress are dated May 16, 2012, per FEMA's National Flood Hazard Layer. Overlaying each Biscayne Place building footprint on the effective zones, 5 of the 8 footprints sit wholly in Zone AH, 3 sit partly in it, and none sits wholly in Zone X. The nearest base flood elevation lines read 12.0 to 12.5 feet NAVD88. Zone AH is FEMA's shallow flooding zone, usually ponding one to three feet deep, and it is a Special Flood Hazard Area. Every FEMA letter we read for Olde Cypress streets names the flooding source as ponding and overland flow, not the Gulf.

Letters of map change. Forty-two letters of map change have been issued since 2012 for property on the Olde Cypress, Da Vinci Estates, Lantana and neighboring Fairway Preserve streets, most of them removing a single structure from the Special Flood Hazard Area after a survey showed its lowest adjacent grade above the base flood elevation. We found none for a Biscayne Place home. Its rival neighborhood, Strada Bella at Olde Cypress, holds several, and homes on Treeline Drive and Wild Orchid Court in Units One and Two hold eight. A letter covers only the building or lot it names.

The preliminary map. FEMA's preliminary flood hazard layer, issued March 20, 2025, places all 366 homes inside the Olde Cypress PUD, Biscayne Place's eight included, in Zone X. Collier County opened the 90-day appeal period on August 19, 2026 and targets summer 2027 for the new map to take effect, per its August 2026 release on the proposed Flood Insurance Rate Map. Until then the 2012 map governs lending, and a preliminary map can change on appeal.

What That Means for a Biscayne Place Owner

On the effective map, Biscayne Place, with Unit Two, Strada Bella and Santorini Villas, has among the highest shares of footprints fully inside Zone AH in Olde Cypress. That is a mapping fact, not a flooding report, but it means a lender will likely treat the building as in a Special Flood Hazard Area and require flood insurance on a federally backed or regulated mortgage. The elevation certificate, and a surveyor's view on a LOMA, matter more here than almost anywhere else in Olde Cypress.

Evacuation Zone, Storm Surge and Wind

Olde Cypress falls in Collier County Evacuation Zone E on the county's hurricane evacuation zone layer and in the Category 4 storm surge zone on the state's Collier County storm surge map, outside the Coastal High Hazard Area and about 6.7 miles inland. The Florida Building Code design wind speed for a house there is 160 mph, on Collier County's building code wind load layers, so replacement windows and doors generally need impact rating or approved shutters.

Storm Record

Irma in 2017 accounts for 88 of ZIP 34119's 124 all-time NFIP claims, per FEMA's OpenFEMA NFIP claims dataset, and the Census block group containing Olde Cypress shows only three claims ever. Ian's 2022 surge stayed south and west of US 41, per the National Weather Service Miami Hurricane Ian summary. We found no report naming a Biscayne Place home for storm damage; ask for repair invoices and permits anyway.

Insurance: Flood, Homeowners and Wind

For flood, FEMA's OpenFEMA NFIP policies dataset, as of September 8, 2026, shows a median single-family cost of $1,259 a year in ZIP 34119, and unincorporated Collier County's Community Rating System Class 5 in FEMA's NFIP Community Status Book earns a 25 percent discount inside the Special Flood Hazard Area. Homeowners and wind cover is priced per house on roof age, connections, opening protection and deductible, documented on the Uniform Mitigation Verification Inspection Form. An original Biscayne Place roof would now be about 19 to 23 years old, so the re-roof permit date is the first thing a carrier asks for.

If You Rebuild or Substantially Improve

Collier County's Building Bulletin 21 sets the lowest floor for a new or substantially improved home at the highest of the base flood elevation plus one foot, the South Florida Water Management District permit elevation, or 18 inches above the crown of the nearest road. Against Biscayne Place's 12.0 to 12.5 foot base flood elevation lines, the first test alone puts a new lowest floor at 13.0 to 13.5 feet NAVD88 or higher. The Biscayne Place declaration adds its own rule for a rebuild after a loss: restore the original character, design and foundation unless the ARC approves a change.

Selling a Biscayne Place home with a documented roof, impact glass or an elevation certificate? Those belong in the listing, and as Top 1% Real Estate Agents Nationally Since 2008 we put them there. Get a free Biscayne Place at Olde Cypress home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.

Which Schools Serve Biscayne Place at Olde Cypress?

Biscayne Place at Olde Cypress homes on Treeline Drive and Olde Cypress Drive are zoned for Laurel Oak Elementary, Oakridge Middle and Aubrey Rogers High for 2026-2027, per the Collier County Public Schools address lookup. All three earned an A in 2024, 2025 and 2026, and Biscayne Place sits at the entrance the drive distances are measured from.

The Assignment, Street by Street

The district's 2026-2027 address lookup, swept on September 23, 2026 for every record on every Olde Cypress single-family street, returned the same three schools for all 453 records, Treeline Drive and Olde Cypress Drive included, with no exceptions and no rezoning against 2025-2026. Fairway Preserve, the condominium outside the gate, is zoned to Gulf Coast High instead, which is why some sources wrongly say Olde Cypress feeds Gulf Coast High.

Grades are the Florida Department of Education's, as republished in the Naples Daily News Collier school grade database; the paper's July 22, 2026 report called Laurel Oak Elementary "the standout for Collier County, receiving 85% of the total points." Distances are road miles from the Treeline Drive entrance, modeled at free-flow speeds; because Biscayne Place sits at that entrance, they are close to door-to-door for its eight homes.

County Permits and Recorded Work at Biscayne Place

Biscayne Place at Olde Cypress permit histories sit with Collier County's Growth Management Community Development department, house by house. We did not pull the permit file for each of the eight homes for this guide, so we state no roof, pool or remodel dates; here is what to request and why it matters at resale.

What to Ask For

For a Biscayne Place home built between about 2004 and 2007, the permits that move price and insurability are the re-roof permit and product approval, window and door replacement permits with impact product approvals, pool and screen-enclosure permits, generator installations, and any addition or substantial improvement. The Florida Building Code era of these homes helps, but an insurer credits what the paperwork proves, not the year built.

What We Did Not Read

We did not read the county's individual permit records, the Tract 12 plat drawing, or any Biscayne Place amendment recorded after 2004 beyond those the master association hosts. We also did not find an elevation certificate for a Biscayne Place home among the four Olde Cypress certificates we read. Each is a document a buyer's team should pull during the inspection period, and a seller's team before listing. Collier County's CityView projects layer shows development projects on file; single-home permits are searched by address in the county's permit portal.

What Is Being Built Near Biscayne Place at Olde Cypress?

Biscayne Place at Olde Cypress is built out. The changes that will reach its eight homes are on the roads: Collier County rates Immokalee Road in front of the community over capacity, FDOT plans a diverging diamond at I-75 Exit 111, and a $20.5 million Immokalee Road project is programmed for fiscal 2028.

The Road Picture

Collier County's 2025 Annual Update and Inventory Report grades the Immokalee Road link from Logan Boulevard to Collier Boulevard at level of service F, 103.4 percent of peak-hour capacity, after 113.4 percent in the 2024 report. Logan Boulevard, the road the gate opens onto, rated C at 77.1 percent. The county's named relief valve, the Vanderbilt Beach Road Extension Phase I, opened in July 2026. FDOT's I-75 Golden Gate Parkway to Alico Road project will rebuild Exit 111 as a diverging diamond, and the Collier MPO's FY2027 to 2031 Transportation Improvement Program programs $20,498,000 of construction in fiscal 2028 on Immokalee Road from Livingston Road to Logan Boulevard.

Why Location Inside the Gate Matters Here

For a Biscayne Place owner, the road work is closer than it is for anyone else in Olde Cypress, because the neighborhood sits at the entrance a quarter mile north of Immokalee Road. The upside is the same geography: Biscayne Place's trips to Immokalee Road, I-75 and Logan Boulevard are the shortest in the community, with no interior mileage added. The single entrance keeps through traffic off Olde Cypress streets.

Daily Logistics at Biscayne Place: The Gate, the Club and the Drive

Biscayne Place at Olde Cypress homes sit just east of the staffed Treeline Drive gatehouse, which stands about 0.12 mile from Logan Boulevard North, a quarter mile north of Immokalee Road. That makes Biscayne Place the shortest drive from gate to garage in Olde Cypress, and puts I-75 Exit 111 about 1.6 miles away.

Getting In: the Gate, Guests and Open Houses

The gatehouse has a resident lane and a guest lane, and the guard house number printed on the master association's site map is (239) 592-5381. The master association's Realtors Information page sets the showing rules every Biscayne Place seller works within: public open houses Saturday and Sunday from noon to 5 p.m. only, broker opens Monday to Friday, open house signs only from the guard house against a $20 refundable deposit, and one standardized green wooden For Sale sign. Outside open house hours, a buyer must come with an agent or owner or be phoned in by a homeowner.

Drive Distances From the Entrance

Because Biscayne Place sits at the entrance, these figures from the Treeline Drive and Logan Boulevard North intersection are close to door-to-door. Minutes are free-flow model estimates from the OSRM routing engine; in season, round up.

A home at the back of Olde Cypress adds up to about 1.4 miles to each figure; a Biscayne Place home adds almost nothing.

How Does Biscayne Place Compare to the Other Olde Cypress Neighborhoods?

Biscayne Place at Olde Cypress is the smallest of the nine Olde Cypress neighborhoods and leads the community on two county measures: the highest median 2026 preliminary just value and the highest median tax bill. It has the second-largest lots after Da Vinci Estates, the lowest homestead share, and the only zero in the MLS column.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)

The Nine Neighborhoods on One Yardstick

The yardstick is the county roll and the two sales records, each labeled with its window. Lot medians come from county parcel polygons; just values and taxes from the 2026 preliminary Collier County roll; MLS closings from the Southwest Florida MLS Matrix, 48 months to September 26, 2026; county sales from the recorded sales file, 60 months to August 29, 2026. Even-n medians are the mean of the middle pair; any n under 10 is a small sample.

Sources: Collier County Property Appraiser, 2026 tax roll (preliminary) and recorded sales file dated August 29, 2026; Southwest Florida MLS Matrix, retrieved September 26, 2026; lot medians from the Collier County parcel layer.

Reading the Table

Three rows belong together: the estate neighborhoods. Da Vinci Estates at Olde Cypress has the largest lots and the strongest recent MLS record, with 17 closings in 48 months. Strada Bella at Olde Cypress is the closest match in scale and era, and the natural comparison, taken up in the next section. Biscayne Place tops both on just value and taxes and trails both on liquidity.

The other rows set the floor. The Olde Cypress Homeowners' Association's three units share Treeline Drive and Olde Cypress Drive with Biscayne Place and are the densest source of nearby MLS comparables, covered in the Units One, Two and Three at Olde Cypress guide. Lantana at Olde Cypress, the 2013 to 2016 build, is the community's most active resale market. Terramar at Olde Cypress, Santa Rosa at Olde Cypress, Egret Cove at Olde Cypress and Santorini Villas at Olde Cypress complete the nine. For the community as a whole, see our Olde Cypress guide.

What the Homestead Column Says

Biscayne Place's 25.0 percent homestead share is the outlier; no other neighborhood is below 56 percent. It explains why its median tax bill runs about $1,400 above Da Vinci Estates' on a just value only about $47,000 higher.

Biscayne Place vs Strada Bella at Olde Cypress: Which Should You Choose?

Biscayne Place and Strada Bella at Olde Cypress are the community's two small estate enclaves, both declared in 2003 and 2004 and built out about 2004 to 2007. Biscayne Place offers larger lots at the entrance with eight homes; Strada Bella offers a private cul-de-sac with eighteen, deeper inside, and a more recent sale.

The Decision Table

Sources: Collier County Property Appraiser, 2026 tax roll (preliminary) and recorded sales file dated August 29, 2026; Southwest Florida MLS Matrix, retrieved September 26, 2026; FEMA National Flood Hazard Layer; recorded declarations hosted by the master association.

Who Should Choose Which

Choose Biscayne Place if the largest lot you can find inside the Olde Cypress PUD matters most, if a one-minute run from gate to garage matters more than a cul-de-sac, and if you can wait for one of eight to come up. Choose Strada Bella if you want a quieter court with no community traffic past the door, a deeper pool of homes to choose from, and a more recent MLS sale to anchor an offer; the full picture is in our Strada Bella at Olde Cypress guide. Either way, pull the elevation certificate: both neighborhoods sit heavily in Zone AH on the effective map.

Selling in either enclave? Get a free Biscayne Place at Olde Cypress home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and read our Biscayne Place at Olde Cypress buyer's guide or how we represent buyers in Southwest Florida.

Honest Pros and Cons of Owning at Biscayne Place at Olde Cypress

Biscayne Place at Olde Cypress trades liquidity for lot size and location: the largest lots in the Olde Cypress PUD, golf on every lot and the shortest drive from the gate, against the rarest resales in the community, the highest tax bills and an effective flood map that places every footprint at least partly in Zone AH.

The Pros

• Lots. A 16,680 square foot median, the largest inside the original Olde Cypress PUD.
• Golf on every lot. All eight touch the course parcel.
• Location. First past the gatehouse, closest to the clubhouse, shortest trips to I-75.
• Code era. Every home carries a roll build year of 2003 or later, after the Florida Building Code took effect.
• Association-run landscaping. All lot landscaping and lot irrigation.
• Scarcity. When one of the eight is listed, it has no competition inside its association.

The Cons

• Almost no market record. No MLS closing in 48 months; pricing and appraisal take more work.
• Taxes. A $15,120 median 2026 preliminary bill, the highest in Olde Cypress, and a buyer's bill resets after purchase.
• Flood map. All eight footprints touch Zone AH on the effective 2012 map, with no LOMA found; the relief on the preliminary map is not yet effective.
• Collector-street traffic. The two collector streets carry most community traffic past the door.
• Unpublished fees. Association assessments and club dues are not published.
• Eight owners. Six can amend the declaration; one large expense is shared eight ways.

How to Price a Biscayne Place Home When No MLS Sale Exists

Pricing a Biscayne Place at Olde Cypress home means building a value from the neighborhood's own recorded sales, the nearest MLS comparables in Da Vinci Estates, Units One and Two and Strada Bella, and adjustments for lot, flood file, roof and condition, because the Southwest Florida MLS holds no Biscayne Place closing in 48 months.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)

Step 1: The Neighborhood's Own Record

Start with the two Biscayne Place qualified sales of the last ten years: $2,050,000 on Treeline Drive in January 2022 and $1,175,000 on Olde Cypress Drive in September 2017. Neither is a current price, and they are different homes, but they bracket where the neighborhood has traded.

Step 2: The Nearest MLS Comparables

The MLS comparables that bear most on a Biscayne Place home come from three places, each with its window stated:

• Da Vinci Estates, the other large-lot estate neighborhood: 12 MLS closings in 36 months to September 26, 2026, median $2,387,500 (n = 12, even: mean of $2,350,000 and $2,425,000), median $636.63 per living square foot, median sold-to-list 96.13%.
• Units One, Two and Three, on the same two streets: 31 MLS closings in 48 months, median $1,450,000 (n = 31, observed), median $475.59 per living square foot, median sold-to-list 94.00%.
• Strada Bella, the rival enclave: 1 MLS closing in 48 months, $1,775,000, $489.39 per living square foot, 100.00% of final list, 11 days on market.

Per-square-foot figures here are MLS living area, and we never set them against county footprint or just value figures.

Step 3: Adjust for What Only This House Has

Then adjust for what the comparables do not share: the Biscayne Place lot size, the golf view from that lot, the flood file (elevation certificate, any LOMA, and the lender's view of a Zone AH footprint), the roof date and opening protection, interior condition, and the entrance location. Test the result against the 2026 preliminary just values, $1,036,887 to $1,886,013, as a sanity check on relative position among the eight, never as a price.

Step 4: Price to the Buyer Who Is Actually Out There

With a 25 percent homestead share, the next buyer may be shopping from far away, which shapes timing, marketing reach and the documents a remote buyer needs. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and this four-step method is how we price a thin-record home.

Thinking of Selling Your Biscayne Place at Olde Cypress Home? List With the #1 Team in Southwest Florida Since 2012

If you're searching for a Biscayne Place at Olde Cypress listing agent, or thinking, 'I need someone to sell my Biscayne Place at Olde Cypress home...' you are selling one of eight estate homes with no recent MLS sale to lean on. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)

In the last 12 months we tracked all 26 Olde Cypress closings in the Southwest Florida MLS, retrieved September 26, 2026, and every one of Biscayne Place's 11 qualified county sales since 2004. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number.

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

Biscayne Place's Recent Sales, by the Numbers

• MLS closings, 12 months to September 26, 2026: 0. Dollar volume $0; no days on market or sale-to-list figure exists.
• MLS closings, widest window pulled (48 months): 0.
• County qualified sales, 60 months to August 29, 2026: 1, $2,050,000, January 2022.
• County qualified sales, all history since 2004: 11, median $1,250,000 (n = 11, odd, observed).
• Olde Cypress context, 12 months: 26 MLS closings, median $1,105,000, median sold-to-list 97.52%, median 29 days on market (n = 24).

In the last 12 months Biscayne Place at Olde Cypress has seen 0 resales; we've represented 0 of them on the seller side.

Selling a Biscayne Place Home Is Different in Six Ways

• No comparable next door. The price is built from Da Vinci Estates, Units One and Two and Strada Bella, then adjusted; we hand the appraiser the same file.
• The flood file sells the house. All eight footprints touch Zone AH on the effective map. An elevation certificate, a surveyor's LOMA opinion and a flood quote in hand keep a buyer's lender from stalling the contract.
• Estoppels. Order the Biscayne Place estoppel, which covers the invoice that includes the master share, early, and confirm whether the master issues its own; each standard certificate is capped at $299.
• The §720.401 summary comes first. It must reach the buyer before the contract is signed, covering both associations.
• Golf does not convey. The club's golf membership is non-transferable; the buyer gets the mandatory social membership and buys golf separately from the club.
• Remote buyers. With 6 of 8 homes non-homesteaded, the next buyer may decide from a video tour.

What Is Your Biscayne Place at Olde Cypress Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free Biscayne Place at Olde Cypress home valuation. Jesse follows up with the comparables that actually fit your home: the Biscayne Place recorded history, the Da Vinci Estates, Units One and Two and Strada Bella MLS sales, adjusted for lot, view, flood file, roof and condition. For the full seller playbook, read how we sell homes in Biscayne Place at Olde Cypress.

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

Is now a good time to sell a Biscayne Place home?

For a well-documented home, the supply picture helps: Biscayne Place has no competing listing, and Olde Cypress as a whole had about 2.3 months of supply on September 26, 2026. Listing in the fall reaches the winter buyers who drive the Naples season.

How do you price a Biscayne Place home with no recent sale?

From the neighborhood's recorded history, the nearest MLS comparables in Da Vinci Estates, Units One and Two and Strada Bella, and adjustments for lot, flood file, roof and condition, as set out in the pricing section above.

Will an appraiser struggle with a Biscayne Place sale?

Possibly, for the same reason a seller does: there is no recent sale inside the neighborhood. We send the appraiser the comparables and adjustments we priced from, with their sources, so the report starts from the same record.

Can I sell my Biscayne Place home off-market?

Yes. With eight homes and buyers who wait for one, a quiet sale to a qualified buyer is often possible. The Olde Cypress sign, open house and gate rules still apply to any showing, and the §720.401 summary is still required.

What paperwork should I gather before listing?

The Biscayne Place and master estoppels, the elevation certificate and any flood documents, the roof and window permits, a wind mitigation form, the association's current budget, and the §720.401 disclosure summary.

Your Local Real Estate Experts

Biscayne Place at Olde Cypress owners and buyers work directly with Jesse McGreevy and Marc Comisar, who lead Domain Realty Group, have sold Southwest Florida real estate for more than twenty years, and read every recorded Biscayne Place sale, the 2004 declaration and the Olde Cypress master documents before writing this guide.

You can read the longer version of how the team was built on our about the McGreevy and Comisar team page. McGreevy and Comisar are the Domain Realty team behind this Biscayne Place at Olde Cypress guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Both work the North Naples golf-community estate market that Biscayne Place sits in, and neither has closed a Biscayne Place sale, which is why this guide rests on the public record rather than on anecdotes.

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

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.

What Our Clients Say

McGreevy and Comisar is a top-reviewed Biscayne Place at Olde Cypress realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer's own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.

★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review

★★★★★ “I can only say he is a refreshing and highly motivated professional. No tricks exaggerations nor falsehoods. His way of bringing quality clients is exceptional. He does not bring lookers. He brings buyers!” Dennis Overton, verified Google review

★★★★★ “We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!” Jennifer Schnabel Wood, verified Google review

★★★★★ “I highly recommend Jesse and his brokerage for any of your real estate needs. They offer 'white glove' service from beginning to end.” Rafael Lazcano, verified Google review

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

Selling a Biscayne Place at Olde Cypress home? Get a free Biscayne Place at Olde Cypress home valuation, or call Jesse direct at (239) 898-6072.

Buying at Biscayne Place at Olde Cypress? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Licensure, and the Office of Record

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.

• Jesse McGreevy, Florida license SL3101296
• Marc Comisar, Florida license BK3060671
• Brokerage office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Frequently Asked Questions, Buyer Edition

These Biscayne Place at Olde Cypress buyer questions are answered from the recorded Biscayne Place and Olde Cypress declarations, Collier County, State of Florida and FEMA records, and the Southwest Florida MLS Matrix, retrieved September 26, 2026. Where the record stops, the answer says so, and no figure is estimated.

What is Biscayne Place at Olde Cypress?

An eight-home estate neighborhood inside Olde Cypress, North Naples, ZIP 34119, governed by Biscayne Place Homeowners Association, Inc. under a declaration recorded April 21, 2004.

Is this the Biscayne Place in Miami?

No. It has no connection to Biscayne Bay, Biscayne Park or Biscayne Boulevard in Miami-Dade County, or to other Florida subdivisions and corporations using the Biscayne Place name.

Is Fairway Preserve part of Biscayne Place or Olde Cypress?

No. Fairway Preserve at Olde Cypress is a separate 264-unit condominium with its own gate off Immokalee Road, outside the Olde Cypress gate and master association.

How many homes are in Biscayne Place?

Eight, per the 2026 preliminary Collier County roll: five on Treeline Drive and three on Olde Cypress Drive.

Are there homes for sale in Biscayne Place right now?

Not on September 26, 2026: the Southwest Florida MLS Matrix showed 0 active and 0 pending Biscayne Place listings.

What have Biscayne Place homes sold for?

The Collier County file shows 11 qualified sales since 2004, median $1,250,000 (n = 11, observed). The latest was $2,050,000 on Treeline Drive in January 2022.

Why is there no MLS median for Biscayne Place?

Because the Southwest Florida MLS recorded no Biscayne Place closing in the 48 months to September 26, 2026, the widest window pulled.

What are the HOA fees at Biscayne Place?

Not published. Owners pay one quarterly Biscayne Place invoice that includes the master share, split in equal eighths; the estoppel certificate gives the real figure.

Does Biscayne Place have a CDD?

No. Olde Cypress has no Community Development District, and no Olde Cypress single-family parcel carries a non-ad valorem assessment on the 2026 preliminary roll.

Is club membership mandatory?

Social membership in The Club at Olde Cypress is mandatory for every owner under Section 14.02 of the master declaration. Golf is optional.

How much does golf membership cost?

The club does not publish initiation or dues. Get current figures in writing from its membership office at (239) 596-4797 before you sign.

Is Biscayne Place gated?

Yes. It sits just inside the one staffed Olde Cypress gatehouse on Treeline Drive off Logan Boulevard North. It has no separate inner gate.

Is the clubhouse inside the gate?

No. The clubhouse, courts, pool and practice range sit just west of the gate, a short trip from Biscayne Place.

How big are Biscayne Place lots?

Measured on county parcel polygons, 15,019 to 21,840 square feet, median 16,680, the second largest median in Olde Cypress after Da Vinci Estates.

When were Biscayne Place homes built?

About 2004 to 2007, with 2026 preliminary roll year-built entries from 2003 to 2007, median 2005.

Do all Biscayne Place homes back onto the golf course?

Yes. All eight lots touch the golf-course parcel on the county map.

Is Biscayne Place in a flood zone?

On FEMA's effective May 16, 2012 map, all eight footprints touch Zone AH, five wholly. The March 20, 2025 preliminary map shows Zone X, but it is not effective yet.

Will I need flood insurance?

Your lender decides per building. On the effective map each Biscayne Place footprint touches a Special Flood Hazard Area, so expect a lender with a federally backed loan to require it.

What do flood policies cost nearby?

The median single-family NFIP policy in ZIP 34119 cost $1,259 a year as of September 8, 2026, per OpenFEMA; your quote depends on the building.

Which schools serve Biscayne Place?

Laurel Oak Elementary, Oakridge Middle and Aubrey Rogers High for 2026-2027, all rated A in 2024, 2025 and 2026.

Can I rent out a Biscayne Place home?

Yes, under the master rules: 60-day minimum, up to four leases a year, a board application, a $100 fee and a $1,000 refundable deposit.

Are pets allowed?

Yes: dogs, cats and other usual household pets in a reasonable number, leashed or carried outside and never left unsupervised in a screened enclosure.

Is Biscayne Place a 55+ community?

No. Neither declaration sets an age requirement or claims the housing-for-older-persons exemption.

What will my property taxes be?

Budget the purchase price times the millage; the 2025 rate was 9.5058 mills. The median 2026 preliminary Biscayne Place bill is $15,120, but a buyer's bill resets.

Do I need approval to change the exterior?

Yes, twice: Biscayne Place's Architectural Review Committee, then the master association's. Residential structures must be designed by a licensed architect or certified residential designer.

Who maintains my landscaping?

The Biscayne Place association maintains all lot landscaping and lot irrigation under Section 7.2 of its declaration; the owner maintains the house, pool and driveway.

Is the association named on my insurance?

Section 9.3 of the Biscayne Place declaration says the association shall be named as co-insured on your hazard and flood policies. Tell your agent at binding.

Can I park on the street?

Not overnight. Olde Cypress bars overnight street parking, caps driveways at two cars, and Biscayne Place requires a two-car garage at every home.

How is Biscayne Place different from Strada Bella?

Biscayne Place has 8 homes on larger lots at the entrance; Strada Bella has 18 on a cul-de-sac about 1.4 road miles inside. See the comparison above.

Is Biscayne Place really Olde Cypress Tract 12?

Yes, in practical terms. The Biscayne Place declaration's Exhibit A describes Lots 1 through 8 of the Olde Cypress Tract 12 plat, Plat Book 37, Pages 91 and 92.

What should I request before closing?

The estoppel certificates, the §720.401 summary, the elevation certificate, roof and window permits, a wind mitigation form, both declarations and the current association budget.

Frequently Asked Questions, Seller Edition

These Biscayne Place at Olde Cypress seller questions are answered from the same county, state and FEMA records, Florida's statutes on disclosures, estoppels and deed stamps, and the master association's realtor rules. Each figure carries its window, and costs the purchase contract can shift are labeled as custom, not law.

How do I sell my Biscayne Place home?

Start with a valuation built from the Biscayne Place recorded history and the nearest MLS comparables, assemble the paperwork file, then market to the buyers who shop from outside Florida.

What is my Biscayne Place home worth?

It depends on the house, and no MLS median exists to shortcut it. Request a free Biscayne Place at Olde Cypress home valuation and Jesse will price it from the record.

When did a Biscayne Place home last sell?

The last qualified sale in the Collier County file was recorded January 25, 2022, on Treeline Drive, at $2,050,000.

Why has no Biscayne Place home sold on the MLS recently?

Eight homes turn over rarely: 11 qualified sales since 2004. The MLS shows no Biscayne Place closing in 48 months.

Which comparables will a buyer's appraiser use?

Likely Da Vinci Estates, Units One and Two on the same streets, and Strada Bella, adjusted for lot and condition. We give the appraiser our comparables and sources.

How much does it cost to sell a home in Biscayne Place?

The main costs are the commission you negotiate, deed documentary stamps at $0.70 per $100 of price, the estoppel fees, tax proration and any repairs or credits.

Who pays for title insurance in Collier County?

By Collier County custom the buyer pays for the owner's title policy and chooses the closing agent. The contract controls, so it is not a seller cost unless you agree to it.

How much are documentary stamps on a Biscayne Place sale?

$0.70 per $100 of the price. At $2,050,000, the last recorded sale price, that is $14,350, customarily paid by the seller.

What is the estoppel certificate and what does it cost?

A statement from the association of what is owed and due at closing, required by Section 720.30851. A standard certificate on a current account is capped at $299.

Do I have to give the buyer a §720.401 disclosure?

Yes, before the buyer signs. Without it the buyer may cancel within three days of receiving it or before closing, and the right cannot be waived.

What flood disclosure must I give?

Under Section 689.302 you state whether you filed a flood insurance claim, received federal disaster assistance for flood damage, or know of flood damage to the home.

Should I get an elevation certificate before listing?

Yes. All eight Biscayne Place footprints touch Zone AH on the effective map; a certificate and a flood quote answer the lender's question on day one.

Should I apply for a LOMA?

Ask a licensed surveyor. FEMA has issued 42 letters of map change on Olde Cypress area streets, though we found none for a Biscayne Place home.

Does the preliminary flood map help me sell?

It helps the story, not the loan. The March 2025 map shows Zone X for all eight homes, but lenders use the effective 2012 map until the new one takes effect.

Will the buyer's taxes be higher than mine?

Often. A homesteaded seller's capped value does not transfer, and the Section 689.261 summary warns the buyer not to rely on the seller's bill.

Does my golf membership transfer to the buyer?

No. The club describes its memberships as non-transferable; the buyer receives social membership as an owner and buys golf separately.

Can I hold an open house?

Public open houses are allowed Saturday and Sunday from noon to 5 p.m.; signs come from the guard house against a $20 refundable deposit.

What For Sale sign can I use?

One standardized green wooden sign, 2 feet by 1.5 feet, per the master association; Biscayne Place's board may set its own sign standards too.

Can I sell while a tenant is in the home?

Yes, subject to the lease. The buyer takes the lease, showings go through the tenant, and the closing should match the lease end.

What if I owe assessments when I sell?

They are paid from your proceeds at closing. The 2004 declaration also lets the association withhold sale approval while assessments are unpaid.

Is there a transfer fee at Biscayne Place?

We found none in the 2004 Biscayne Place declaration. The master association may charge a working capital contribution at transfer, usually paid by the buyer; the estoppel shows the amount.

Should I update the house before listing?

Documented roof, windows and wind mitigation usually matter more than cosmetics, because buyers' insurers price them. We walk the house with you before recommending spend.

Should I replace an original roof before selling?

It depends on its condition and a buyer's insurability. An original roof on a 2004 to 2007 home is about 19 to 23 years old; get a roof inspection first.

How long will it take to sell?

No Biscayne Place days-on-market figure exists. Olde Cypress homes had a median of 29 days on market in the 12 months to September 26, 2026 (n = 24).

When is the best time to list in Biscayne Place?

Fall, to reach the winter season's buyers, many of whom shop Naples from out of state.

Can I sell off-market?

Yes, if it suits your goals. The gate, sign and open house rules still apply to showings, and the disclosures are still required.

How do you market to buyers outside Florida?

Video, drone and photography built for remote decisions, a qualified-buyer database, and a document file a buyer can review before flying in.

What makes Biscayne Place easier to sell than other Olde Cypress homes?

Large golf lots, a 2003 to 2007 build era and the entrance location, with no competing listing inside the association.

What makes it harder?

No recent comparable inside the neighborhood, a Zone AH flood map, high taxes for the buyer and unpublished association and club fees.

Do I need board approval for the sale?

The Biscayne Place declaration sets no sale-approval process for an owner whose assessments are current, and the master rules we read address leases, not sales. Confirm with the association when you order the estoppel.

What documents should I have ready?

Both estoppels, the §720.401 summary, the flood and property tax disclosures, the elevation certificate, roof and window permits, a wind mitigation form and the association budget.

Can I sell my Biscayne Place home as is?

Yes, but an as-is contract does not remove the Johnson v. Davis duty to disclose known material defects, and the statutory disclosures still apply.

Do I need to disclose that the home is in Zone AH?

Disclose what you know, including flood claims and damage under Section 689.302. The zone itself is public on FEMA's map, and a buyer's lender will find it.

Why list with McGreevy and Comisar?

We lead Domain Realty Group, the #1 team in Southwest Florida since 2012, and built this guide from every Biscayne Place record. Call Jesse direct at (239) 898-6072.

Sources and Authoritative References

Every fact in this Biscayne Place at Olde Cypress guide traces to a primary record below: the association and club documents, Collier County, State of Florida and federal records, school and hospital sources, and dated trade reporting. Parcel and sale facts come from the county roll and recorded sales file. No brokerage, listing portal or IDX feed is cited.

Biscayne Place and Olde Cypress association documents

1. Declaration of Covenants, Conditions and Restrictions for Biscayne Place at Olde Cypress, with articles and bylaws, OR 3547 PG 1426 (recorded April 21, 2004)
2. Florida Division of Corporations record, Biscayne Place Homeowners Association, Inc. (September 2026)
3. Florida Division of Corporations name search, Biscayne Place entities (September 2026)
4. Olde Cypress Master Property Owners Association home page (September 2026)
5. Olde Cypress Master Property Owners Association, About page on the nine neighborhood associations and the quarterly invoice (September 2026)
6. Olde Cypress Master Property Owners Association, documents library (September 2026)
7. Olde Cypress Master Property Owners Association, Realtors Information page (September 2026)
8. Amended and Restated Declaration for Olde Cypress, OR 5700 PG 1118 (recorded November 27, 2019)
9. Olde Cypress leasing amendment, OR 4874 PG 3783 (2013)
10. Olde Cypress Neighborhood Site Map (September 2026)
11. Olde Cypress community access notice (November 2024)
12. Olde Cypress lake management document (October 2024)
13. Strada Bella declaration of covenants, OR 3397 PG 1946 (recorded September 15, 2003)
14. Da Vinci Estates governing documents, OR 2737 PG 2884 (September 2026)
15. Olde Cypress Homeowners' Association 2016 amended declaration, OR 5260 PG 3502 (September 2026)
16. Lantana declaration of covenants, OR 4904 PG 1443 (September 2026)
17. Fairway Preserve at Olde Cypress association website (September 2026)
18. Florida Division of Corporations record, Olde Cypress Master Property Owners Association, Inc. (September 2026)
19. Florida Division of Corporations record, Olde Cypress Development, LLC (September 2026)

The Club at Olde Cypress

20. The Club at Olde Cypress home page (September 2026)
21. Membership categories and residency rules (September 2026)
22. About Us and member FAQ (September 2026)
23. Golf page (September 2026)
24. Clubhouse renovation updates (September 2026)
25. Tennis and racquets (September 2026)
26. Fitness center (September 2026)
27. Directions (September 2026)
28. Official scorecard (September 2026)
29. Five things to know about Naples private golf clubs, with the private cart fee (September 2026)
30. Equity vs. non-equity golf club memberships (September 2026)

Collier County

31. Parcel layer carrying the Property Appraiser 2026 preliminary roll (September 2026)
32. Building footprint layers, 2000 to 2025 (September 2026)
33. Community Development Districts layer (September 2026)
34. Road centerline layer (September 2026)
35. Hurricane evacuation zone layer (September 2026)
36. Map services directory, including Florida Building Code wind load layers (September 2026)
37. CityView development projects layer (September 2026)
38. PUD Master List (June 11, 2026)
39. 2025 Collier County Tax Collector bill in Olde Cypress, millage and non-ad valorem lines (September 2026)
40. 2025 Annual Update and Inventory Report, final (September 2026)
41. 2024 Annual Update and Inventory Report (September 2026)
42. Vanderbilt Beach Road Extension Phase I ribbon cutting (June 2026)
43. Proposed Flood Insurance Rate Map and appeal period release (August 2026)
44. 2026 Floodplain Protection newsletter (2026)
45. Building Bulletin 21, surveys and elevation certificates (September 2026)
46. Collier Clerk of the Circuit Court, Official Records search (September 2026)
47. Collier Clerk, Board of County Commissioners April 26, 2011 packet with the Olde Cypress PUD ordinances (September 2026)

State of Florida

48. Florida Commerce, official list of dissolved special districts (September 23, 2026)
49. Section 720.401, Florida Statutes, disclosure summary (September 2026)
50. Section 720.30851, Florida Statutes, estoppel certificates (September 2026)
51. Section 689.261, Florida Statutes, property tax disclosure summary (September 2026)
52. Section 689.302, Florida Statutes, flood disclosure (September 2026)
53. Section 760.29, Florida Statutes, housing for older persons (September 2026)
54. Section 201.02, Florida Statutes, documentary stamp tax on deeds (September 2026)
55. Florida House staff analysis of HB 979, estoppel fee caps (2024)
56. Florida Department of Revenue, documentary stamp tax (September 2026)
57. Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), Florida Supreme Court opinion (September 2026)
58. Florida Office of Insurance Regulation, Uniform Mitigation Verification Inspection Form OIR-B1-1802 (rev. January 2012)
59. Florida Division of Emergency Management, Collier County storm surge zone map (December 9, 2025)
60. Florida Division of Emergency Management, Collier County evacuation map (September 2026)
61. Florida Department of Transportation, I-75 Golden Gate Parkway to Alico Road project 452544-1 (September 2026)
62. Collier Metropolitan Planning Organization, FY2027 to 2031 Transportation Improvement Program (adopted June 12, 2026)

Federal

63. FEMA National Flood Hazard Layer, effective panels (September 2026)
64. FEMA preliminary National Flood Hazard Layer, panels issued March 20, 2025 (September 2026)
65. FEMA Flood Map Service Center (September 2026)
66. OpenFEMA NFIP redacted policies dataset (as of September 8, 2026)
67. OpenFEMA NFIP redacted claims dataset (September 2026)
68. OpenFEMA NFIP Community Status Book (September 2026)
69. National Weather Service Miami, Hurricane Ian summary (September 2026)
70. National Association of REALTORS, what the settlement means for buyers and sellers (September 2026)

Schools, healthcare and travel

71. Collier County Public Schools 2026-2027 address lookup for an Olde Cypress Drive address (September 23, 2026)
72. Laurel Oak Elementary School (September 2026)
73. Oakridge Middle School (September 2026)
74. Aubrey Rogers High School (September 2026)
75. Florida Department of Education, school grades (September 2026)
76. Naples Daily News, Collier school grade database (September 2026)
77. Naples Daily News, Collier school grades report (July 22, 2026)
78. NCH Emergency Department Northeast (September 2026)
79. NCH North Naples Hospital emergency departments (September 2026)
80. OSRM routing engine, free-flow drive times (run September 23 and 26, 2026)

News and trade reporting

81. Golfweek, Olde Cypress course renovation (September 29, 2021)
82. Business Observer, the $16 million club renovation (April 2, 2025)
83. Club + Resort Business, clubhouse renovation completed with the Greenside Grille (April 28, 2026)

Records cited without a public link

84. Collier County Property Appraiser, 2026 tax roll (preliminary), single-family parcels in Olde Cypress, file dated August 29, 2026.
85. Collier County Property Appraiser recorded qualified sales file, data file dated August 29, 2026, Biscayne Place and Olde Cypress sales since 2004.
86. Southwest Florida MLS Matrix, Development Olde Cypress and Santa Rosa at Olde Cypress, closings September 27, 2022 to September 26, 2026 and listings active on September 26, 2026, retrieved September 26, 2026.

Downloadable Documents

Biscayne Place at Olde Cypress's key documents are published by the master association on the owners' behalf, and by Collier County, the State of Florida and FEMA; the table links each to its issuing authority. Later amendments, if any, are in the Collier Clerk's Official Records.

Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for Biscayne Place at Olde Cypress. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.