Egret Cove at Olde Cypress is 18 detached homes on Olde Cove Way in Naples, every lot on the P.B. Dye golf course, built 2000 to 2002, with two MLS closings in 48 months at $1,025,000 and $1,200,000. Sell or buy with McGreevy and Comisar.
Egret Cove at Olde Cypress is a single-family neighborhood inside the master-planned community of Olde Cypress in Naples, Florida. It is the smallest detached-home street in the gate after Biscayne Place: 18 homes on one cul-de-sac, Olde Cove Way, every one of them backing onto the P.B. Dye golf course, all built between 2000 and 2002 according to the 2026 preliminary Collier County roll. McGreevy and Comisar are the team Egret Cove sellers should call first, and the team buyers should call when a home on Olde Cove Way finally comes up. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.
A word on the name, because it is shared. This guide covers the Olde Cove Way enclave that the master association's map labels Egret Cove, platted as Olde Cypress Tract 9 in ZIP 34119. It is not Egret Cove Neighborhood Association, Inc., an unrelated east-coast Florida corporation that turns up in state searches, and not any other Florida subdivision called Egret Cove. It is also not Fairway Preserve at Olde Cypress, the 264-unit condominium off Immokalee Road that carries the Olde Cypress name but sits outside the gate and outside the master association.
Egret Cove is a thin market. Two homes have closed through the Southwest Florida MLS in 48 months, the last in October 2023, and nothing was listed or pending on September 26, 2026. So this guide does what a median cannot: it lists every sale, reads 26 years of county recorded sales for the street, and sets out every recorded rule, fee layer and flood letter that a seller should have ready and a buyer should ask for. If you own on Olde Cove Way, start with the market section and the seller section, then call Jesse. If you are waiting for one to come up, the buyer sections tell you what to check before you write an offer.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
McGreevy and Comisar are the best realtor for Egret Cove at Olde Cypress because the case rests on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and an Egret Cove market read built from every MLS closing and every county-recorded sale on Olde Cove Way.
If you're searching for the best realtor for Egret Cove at Olde Cypress in Olde Cypress, Naples, whether you're ready to sell your Egret Cove 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 on Olde Cove Way for a specific reason: there is almost nothing recent to price from. Egret Cove has 18 homes, and on the 2026 preliminary Collier County roll 16 of them carry a Florida homestead exemption, 88.9 percent, the highest share of any of the nine Olde Cypress neighborhoods. Owners here stay, which is why the county file holds no qualified Egret Cove sale in the 36 months to August 29, 2026. When one of these homes does come to market, the price has to be built from the two most recent Egret Cove sales, the street's own 26-year record and the nearest comparable detached golf homes in the gate, and the paperwork has to be ready on day one.
Recent Egret Cove at Olde Cypress track record (last 12 months): In the last 12 months Egret Cove at Olde Cypress has seen 0 resales; we've represented 0 of them on the seller side. Widening the Southwest Florida MLS window to its full 48 months (closings September 27, 2022 to September 26, 2026, pulled September 26, 2026) finds 2 closings: $1,025,000 in March 2023 at 100.00 percent of the final list price after 41 days on market, and $1,200,000 in October 2023, the highest-priced Egret Cove sale in that window, at 96.00 percent of the final list price after 99 days. The median of that small sample is $1,112,500, the mean of the two sales, and the median sold-to-list ratio is 98.00 percent. We do not state a 12-month median or sale-to-list ratio for Egret Cove because no sale exists to compute one from.
We tracked every one of the 2 Egret Cove at Olde Cypress closings in the Southwest Florida MLS since September 2022, and all 49 county-recorded qualified sales on Olde Cove Way since 2000, before writing a word of this guide; each is listed in the market sections below.
For Egret Cove 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 an 18-home cul-de-sac where every rear view is fairway, the drone and twilight work is not decoration: the golf exposure is the product, and the photographs have to show it. We also build the paperwork file before the first showing: the Egret Cove and master estoppel figures, the Section 720.401 disclosure summary, the elevation certificate and any FEMA letter for the house, the wind mitigation form and the club's current membership terms.
For Egret Cove buyers: the first question is patience, because two MLS closings in four years means a buyer who wants Olde Cove Way has to be ready before a home is listed. The second is the house's age: every Egret Cove home dates from 2000 to 2002 on the county roll, so roof, openings and wind features decide the insurance quote. The third is the tax reset: the median 2026 preliminary tax bill on the street is $4,952, but a buyer does not inherit a long-held homestead cap. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Olde Cove Way address; we answer them below.
Honors and recognition:
Selling your Egret Cove at Olde Cypress home? Get a free Egret Cove at Olde Cypress home valuation or call Jesse direct at (239) 898-6072.
Buying a home in Egret Cove at Olde Cypress? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we buy a home in Egret Cove at Olde Cypress.
Living in Egret Cove at Olde Cypress means a detached home on a short, gated cul-de-sac where every lot backs onto the golf course, a quarterly neighborhood invoice that includes the master share and basic exterior landscaping, and automatic social membership in The Club at Olde Cypress, with golf optional and bought separately.
Egret Cove holds 18 of the 548 single-family homes on the 2026 preliminary Collier County roll inside the Olde Cypress gate, about 3.3 percent of the community (our arithmetic). Every sale here is a resale, and what follows comes from recorded documents, county records and the club's own pages.
Egret Cove is one of the nine neighborhood homeowners associations that the Olde Cypress Master Property Owners Association's About page describes under one master association. On the Collier County roll the 18 homes are platted as Olde Cypress Tract 9, and the neighborhood's common road tract is titled to Egret Cove of Naples Homeowner's Association, Inc. on the 2026 preliminary roll. The master association's Olde Cypress Neighborhood Site Map colors the Olde Cove Way enclave and labels it "Egret Cove."
A 2010 county development summary in the April 26, 2011 Board of County Commissioners packet lists Egret Cove at 18 units, the same 18 the roll shows today.
Every Egret Cove address is on Olde Cove Way, a cul-de-sac that branches off Olde Cypress Drive inside the gate. Collier County's road centerline layer shows Olde Cove Way connecting only to Olde Cypress Drive, and Olde Cypress Drive reaching the public road network only through Treeline Drive at Logan Boulevard North. There is no through traffic on the street, no second way out, and no shared street with any other neighborhood: an Olde Cove Way address is an Egret Cove address, full stop.
Treeline Drive and Olde Cypress Drive each carry homes from more than one association; on Olde Cove Way the street name answers the question.
The defining feature of Egret Cove is its view line. Measured against the golf, lake and preserve parcels on the Collier County roll, all 18 Egret Cove lots touch the golf course parcel within 10 feet, a 100 percent golf-adjacent count shared only with Terramar, Santa Rosa and Biscayne Place among the nine neighborhoods. Lakes inside the golf parcel count as golf in that test, so some of those rear views include water.
The course is private land, not common area: Section 14.01 of the 2019 Amended and Restated Declaration for Olde Cypress says the club property "is not a part of the Property," so the fairway behind an Egret Cove lanai is a view, not a yard.
Egret Cove went up faster than any other Olde Cypress neighborhood. The 2026 preliminary Collier County roll records a year built of 2000 to 2002 for all 18 homes, with a median of 2001. Collier County's building footprint layers tell the same story from aerial mapping: two footprints appear in the 2000 layer, fourteen more in 2002 and the last two in 2004. The footprint layer is an upper bound on completion rather than an exact date, which is why two homes the roll dates to 2002 or earlier first appear in the 2004 imagery.
Every Egret Cove home was permitted before, or right at, the start of the first statewide Florida Building Code on March 1, 2002. That does not make a home weak; it makes the re-roof date, opening protection and wind mitigation report the documents that set an insurance quote.
The roll answers this better than a brochure. On the 2026 preliminary Collier County roll, 16 of 18 Egret Cove homes (88.9 percent) carry a Florida homestead exemption, against about seven in ten across the Olde Cypress PUD, 56.4 percent at Santorini Villas and 25.0 percent at Biscayne Place. Three owners mail their tax bills to addresses in other US states, and none to a foreign address. The roll describes ownership, not people, but the pattern is clear: Egret Cove is a primary-residence street with very little seasonal or investor ownership.
For a seller that means the buyer pool that knows the street is small; for a buyer it means low turnover: 11 qualified sales in ten years and none in the last 36 months.
A February weekday in Egret Cove might start with coffee on a lanai facing a fairway, a golf cart run to the clubhouse (carts may use community streets under Section 9.31), and a round on the par 72 P.B. Dye course or a clay-court tennis match. The clubhouse reopened in early March 2026 after a $16 million renovation funded by Stock with no member assessment, per the club's renovation page and the Business Observer.
What you do not do in Egret Cove is mow: the master association's About page says the quarterly fee covers "basic exterior landscaping of each home." The owner keeps the roof, openings, any pool, interior systems and landscaping beyond the basic service.
Egret Cove at Olde Cypress is 18 golf-course homes on one Olde Cypress cul-de-sac, with a median 2026 preliminary just value of $828,724 and two MLS closings in 48 months, at $1,025,000 and $1,200,000 (Southwest Florida MLS Matrix, pulled September 26, 2026). With nothing listed and nothing pending, the owner who prepares first sets the next price on Olde Cove Way. Sellers, get a free Egret Cove at Olde Cypress home valuation or call Jesse direct at (239) 898-6072. Buyers who want to be first in line when a home comes up, call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Four things buyers sometimes assume. No attached homes: a brokerage-circulated description of Olde Cypress has called Egret Cove a "villa enclave," but the county footprints show 18 detached homes, and the one attached product in the gate is Santorini Villas. No lake frontage by design: the neighborhood's orientation is golf, not lake, although some golf views take in water inside the course. No new construction: there is no vacant residential lot on Olde Cove Way on the 2026 roll, so every purchase is a resale or a rebuild. No published fee: neither the Egret Cove association nor the master association posts its assessment outside the resident portal; the estoppel certificate is the reliable figure.
Egret Cove at Olde Cypress homes closed twice in the Southwest Florida MLS in the 48 months to September 26, 2026, at $1,025,000 in March 2023 and $1,200,000 in October 2023, with none in the last 24 months and no home listed or pending on September 26, 2026. Both sales are listed below, because two sales are too few for a median.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
Every MLS figure below uses MLS living area. County figures appear in the next section and are never mixed with MLS figures, and county values are never compared with MLS price per square foot. The MLS pull covered Development OLDE CYPRESS and SANTA ROSA AT OLDE CYPRESS, closed September 27, 2022 to September 26, 2026, with each sale assigned to its neighborhood by street against the county roll.
Close date | Street | Beds and baths (half) | Living sq ft | Final list | Sold | $ per living sq ft | Sold to final list | Days on market |
|---|---|---|---|---|---|---|---|---|
October 19, 2023 | Olde Cove Way | 3 plus den, 2 (1 half) | 2,966 | $1,250,000 | $1,200,000 | $404.59 | 96.00% | 99 |
March 1, 2023 | Olde Cove Way | 4 plus den, 3 (1 half) | 2,966 | $1,025,000 | $1,025,000 | $345.58 | 100.00% | 41 |
Southwest Florida MLS Matrix, pulled September 26, 2026. Street names only; we never publish a house number.
MLS window ending September 26, 2026 | Closings | Median sold | Median $ per living sq ft | Median sold to final list | Median days on market |
|---|---|---|---|---|---|
12 months | 0 | none | none | none | none |
24 months | 0 | none | none | none | none |
36 months | 1 (small sample) | $1,200,000 (the one sale) | $404.59 | 96.00% | 99 |
48 months | 2 (small sample) | $1,112,500 (mean of $1,025,000 and $1,200,000) | $375.08 | 98.00% | 70 |
Southwest Florida MLS Matrix, pulled September 26, 2026. Medians of per-sale ratios, not ratios of totals. 48-month volume: $2,225,000. One of the two sales closed at or above its final list price.
No MLS window reaches ten Egret Cove closings, so there is no reliable Egret Cove median and we do not pretend otherwise. Both 48-month figures are labeled small sample because they are.
Two things stand out. First, both homes reported the same living area, 2,966 square feet, yet sold $175,000 apart seven months apart in 2023: one with three bedrooms plus a den and two and a half baths, the other with four bedrooms plus a den and three and a half baths. Condition, updates and the specific fairway view explain more of an Egret Cove price than size does. Second, the higher sale needed a $50,000 reduction from its final list price and 99 days, while the lower one sold at its full list in 41 days. The market rewarded the home priced to the street's record at the time.
At $375.08 per living square foot (48-month median, n = 2), Egret Cove sits below the Olde Cypress trailing 12-month median of $472.75 (n = 26), but the two windows are different years, so read that as context rather than a discount.
On September 26, 2026 the Southwest Florida MLS showed no Egret Cove home active and none pending. Across all of Olde Cypress there were 5 active listings and 1 pending with contingency, about 2.3 months of supply against 26 closings in 12 months (Southwest Florida MLS Matrix, pulled September 26, 2026). None of them was on Olde Cove Way.
For a seller, zero inventory is leverage; for a buyer, the next listing is the whole market, and preparation is the only edge.
Egret Cove's thin record sits inside a busier community. In the last 12 months we tracked 26 Olde Cypress closings in the Southwest Florida MLS Matrix, pulled September 26, 2026, at a median sold price of $1,105,000 (the mean of $1,100,000 and $1,110,000), a median of $472.75 per living square foot, a median sold-to-list ratio of 97.52 percent and a median of 29 days on market (n = 24, two sold-data-entry rows carry no days on market). The Collier County Property Appraiser recorded 24 qualified Olde Cypress sales in the 12 months to August 29, 2026, at a median of $1,142,500.
Those community figures mix Lantana, Da Vinci Estates and Santorini's villas, so they are market temperature, not an Egret Cove price.
Egret Cove at Olde Cypress has 49 qualified sales on file with the Collier County Property Appraiser since 2000, a median of $515,900 across all 26 years, rising from a $438,750 median in 2000 to a single $1,025,000 sale in 2023. The ten-year record holds 11 qualified sales at a $640,000 median, from $540,000 to $1,025,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
County figures are Collier County Property Appraiser recorded qualified sales (the county's arm's-length flag), improved homes, over $100,000, in the data file dated August 29, 2026. The newest recording in that file community-wide is May 22, 2026, so recent closings may not yet appear.
Window to August 29, 2026 | Qualified sales | Median recorded price | Range |
|---|---|---|---|
12 months | 0 | none | none |
24 months | 0 | none | none |
36 months | 0 | none | none |
60 months | 2 (small sample) | $907,500 (mean of $790,000 and $1,025,000) | $790,000 to $1,025,000 |
120 months | 11 | $640,000 (observed, odd n) | $540,000 to $1,025,000 |
All history since 2000 | 49 | $515,900 (observed, odd n) | not stated |
Collier County Property Appraiser recorded qualified sales, data file dated August 29, 2026.
Recorded | Street | Qualified sale price |
|---|---|---|
February 13, 2023 | Olde Cove Way | $1,025,000 |
October 1, 2021 | Olde Cove Way | $790,000 |
April 20, 2021 | Olde Cove Way | $785,000 |
April 19, 2021 | Olde Cove Way | $750,000 |
October 8, 2020 | Olde Cove Way | $590,000 |
June 30, 2020 | Olde Cove Way | $640,000 |
April 2, 2020 | Olde Cove Way | $635,000 |
March 25, 2020 | Olde Cove Way | $540,000 |
April 27, 2018 | Olde Cove Way | $609,900 |
March 22, 2018 | Olde Cove Way | $550,000 |
April 4, 2017 | Olde Cove Way | $662,000 |
Collier County Property Appraiser recorded qualified sales, data file dated August 29, 2026. Street names only.
Year | Qualified sales | Median recorded price |
|---|---|---|
2000 | 2 | $438,750 |
2001 | 6 | $469,150 |
2002 | 10 | $478,500 |
2003 | 2 | $551,000 |
2004 | 3 | $600,000 |
2005 | 2 | $720,750 |
2008 | 3 | $505,000 |
2009 | 1 | $390,000 |
2010 | 1 | $398,000 |
2011 | 3 | $603,900 |
2013 | 1 | $590,000 |
2014 | 2 | $500,000 |
2015 | 2 | $535,000 |
2017 | 1 | $662,000 |
2018 | 2 | $579,950 |
2020 | 4 | $612,500 |
2021 | 3 | $785,000 |
2023 | 1 | $1,025,000 |
Collier County Property Appraiser recorded qualified sales, data file dated August 29, 2026. Years not shown (2006, 2007, 2012, 2016, 2019, 2022, 2024, 2025 and 2026 to date) have no qualified Egret Cove sale in the file. Every year is a small sample.
Three patterns matter. The first 18 sales: the file holds 18 qualified sales from 2000 through 2002, exactly the number of homes, in the years the roll dates their construction; the file does not label first sales, so we read that as consistent with the original closings, not proven. The long middle: 30 more qualified sales from 2003 through 2021, about 1.6 a year, with a 2005 peak and a 2009 to 2010 trough. The recent step: the 2021 sales ($750,000 to $790,000) and the 2023 sale ($1,025,000) sit well above anything before 2020.
Since the February 2023 recording, the county file holds nothing for Egret Cove. That is 42 months without a qualified recorded sale on Olde Cove Way to the August 29, 2026 file date (our arithmetic). That is longer than any earlier gap the calendar-year series shows; the closest was 2006 and 2007, two full years with no qualified sale recorded.
The county file's $1,025,000 sale recorded February 13, 2023 matches the price of the $1,025,000 MLS closing dated March 1, 2023. We read them as the same transaction by price; the two systems carry different date fields, and we have not reconciled the two dates document by document.
The $1,200,000 MLS closing dated October 19, 2023 has no matching qualified sale in the county file; it may be flagged not qualified or unmatched, and we cannot tell which from the data we hold. The county median therefore understates the 2023 market, and the MLS pair is the better guide to the most recent level.
This is a public-record sale on Olde Cove Way, not a sale McGreevy and Comisar handled. We use it because it is the most recent Egret Cove sale in both the MLS and the county record, and because it shows how a well-priced home on this street behaved.
The lesson a seller should take from the pair is not that $1,200,000 is the ceiling or that $1,025,000 is the floor. It is that the first home priced on the record sold in six weeks at its full price, and the second home found its price the slow way.
Selling an Egret Cove home? Get a free Egret Cove at Olde Cypress home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Egret Cove at Olde Cypress began as Olde Cypress Tract 9, one of the first neighborhoods platted under the April 27, 1999 master declaration. Its original declaration is recorded at OR 2628 PG 2418, its amended governing documents at OR 4466 PG 1002, and the county roll dates all 18 homes to 2000 through 2002.
This land north of Immokalee Road was the Woodlands PUD until Ordinance 99-27 renamed it Olde Cypress on April 27, 1999, the day the master declaration was recorded at OR 2539 PG 2902. Ordinance 2000-37, adopted May 23, 2000, set the 538.1-acre plan, and Egret Cove sits inside that original PUD, not in the later PUDs that became Da Vinci Estates and Lantana.
The neighborhood's original declaration is recorded at OR 2628 PG 2418. The pages available to us do not state its recording date or name its declarant, so we do not guess at either. By book order alone, book 2628 falls after the master declaration at book 2539 (April 27, 1999) and before Terramar's declaration at book 2689 (June 21, 2000), which places Egret Cove's recording in that window; that is an inference from sequence, not a date read from the document.
The current governing documents are the Egret Cove amended governing documents, recorded at OR 4466 PG 1002 and hosted by the master association. By the same book-order reasoning, book 4466 falls after Fairway Preserve's 2005 condominium declaration (book 3866) and before Santa Rosa's 2011 restatement (book 4722). We have not read the amended document page by page for this guide, so we do not summarize neighborhood-level rules from it; the master rules, which we have read, are set out below.
Verified: the association's name, Egret Cove of Naples Homeowner's Association, Inc., appears in the Florida Division of Corporations name search as document number N00000000510 with an active status on the search list (Sunbiz Egret Cove name search); the 2026 preliminary Collier County roll titles the neighborhood's common tract to that association; and the master association's map names Egret Cove as one of its nine neighborhoods.
Not verified: the association's filing date, registered agent, annual report history and management company, all of which sit on the Sunbiz detail page that was not read for this build. Florida assigns not-for-profit document numbers by filing year, and the number's format points to a 2000 filing, but we have not read the filing date itself. The master association says most Olde Cypress neighborhoods are managed through Alliant Property Management, with Da Vinci Estates and Santa Rosa using other companies according to their filings; we have not confirmed Egret Cove's manager from its own filing.
We do not know, and we will not guess. The recorded pages available to us do not name a builder or declarant for Egret Cove, and the Olde Cypress research record lists the Egret Cove builder as a documents-only gap, alongside Units One to Three, Santa Rosa and Santorini Villas. The original deeds out of the developer, recorded in the Collier County Clerk's Official Records search, would name the grantor on each first sale.
The land and the golf course have had one owner since 1998: a Stock family partnership formed September 2, 1998, per its Certificate of Limited Partnership, which converted into Olde Cypress Development, LLC on July 24, 2026, per the 2026 Articles of Conversion. That was a change of form, not a sale. The course was built in 1999, so the fairways behind Olde Cove Way were in play before the first homes.
Egret Cove at Olde Cypress homes are detached, single-family golf homes built 2000 to 2002 on lots with a median of 0.255 acre on the 2026 preliminary Collier County roll. The two homes that sold through the MLS since 2022 each reported 2,966 square feet of living area, with three or four bedrooms plus a den.
Measure (2026 preliminary Collier County roll) | Egret Cove, n = 18 |
|---|---|
Product | Detached single-family (no attached homes) |
Year built | 2000 to 2002, median 2001 |
Lot size, roll acreage | Median 0.255 acre; range 0.18 to 0.61 acre |
2026 preliminary just value | Median $828,724; range $712,007 to $939,170 |
2026 preliminary total taxes | Median $4,952 |
Homestead exemption | 16 of 18 (88.9%) |
Owner mailing address outside Florida | 3 in other US states; 0 foreign |
Street | Olde Cove Way, all 18 |
Collier County Property Appraiser, 2026 tax roll (preliminary), single-family parcels only. Just values are assessments for tax purposes, not prices, and remain preliminary until the roll is certified.
The county's parcel polygons, measured separately for the Olde Cypress community guide, give a median lot of 9,618 square feet (6,720 to 14,080), which is smaller than the roll's acreage field implies. The two measures come from different county layers, so we quote each with its source rather than convert one into the other. Either way, Egret Cove's lots sit in the same band as Terramar, Santa Rosa, Lantana and Lone Pine Lane, well below Da Vinci Estates and Biscayne Place.
The only published living-area figures for Egret Cove homes are the two MLS records, 2,966 square feet each, and we will not extend two data points to all 18 homes. The county's footprint median of 3,284 square feet includes garages and covered lanais, so it is not living area.
Both MLS-listed homes carried a den in addition to their bedrooms: three bedrooms plus den with two full baths and one half bath, and four bedrooms plus den with three full baths and one half bath. Buyers comparing Egret Cove with the paired villas at Santorini Villas at Olde Cypress will notice the difference at once: Santorini's MLS closings since 2022 reported 1,800 to 2,265 square feet with two or three bedrooms, while both Egret Cove homes were close to 3,000 square feet.
Egret Cove's median 2026 preliminary just value of $828,724 is the second lowest of the nine neighborhoods, after Santorini Villas at $558,186, and just above the Lone Pine Lane plat at $783,010; Terramar sits at $965,006. Just value is a tax assessment and typically trails market prices: both 2023 Egret Cove sales exceeded it.
The county roll and the two MLS records we hold give no reliable pool or garage count for the street, so we state none. A pool, re-roof, impact openings or HVAC replacement each shows up as a Collier County permit; ask for the permit history early.
An Egret Cove at Olde Cypress home comes with mandatory social membership in The Club at Olde Cypress, which covers the clubhouse, dining, four clay tennis courts, two pickleball courts, three bocce courts, the 4,000 square foot fitness center and the pool. Golf is a separate, optional membership. Inside the neighborhood itself the shared asset is the road tract.
The 2026 preliminary Collier County roll shows one common tract titled to Egret Cove of Naples Homeowner's Association, Inc., the neighborhood's road tract. We found no neighborhood pool, clubhouse or cabana for Egret Cove in the records we read, and the master association's map shows none on Olde Cove Way. The amenities are the club's, reached by golf cart or car in a few minutes.
Section 14.02 of the 2019 Amended and Restated Declaration for Olde Cypress reads: "By acquisition of a Parcel, each Owner automatically becomes a social member of The Club at Olde Cypress." The club's membership page confirms that social membership "is mandatory for all residents of the Olde Cypress community who do not hold a higher category of membership" and that it "is only available to those residing within the gates." Social members use the clubhouse, dining, parties, tennis, pickleball and fitness; golf only as a golf member's guest.
The club sells Full Golf and Associate Golf memberships. Associate Golf gives limited golf from November through April and unlimited golf from May through October, and as of September 2026 the club lists both categories as available to residents and non-residents. The club describes itself as "non-equity," so a golf membership buys playing privileges, not a share. Its equity versus non-equity explainer sums the model up as "Not subject to assessment fees; Non transferable; No ownership; Easy to resign when desired."
The Olde Cypress course is an 18-hole, par 72 P.B. Dye design built in 1999. The club scorecard runs from 6,711 yards down to 4,132 yards across eight tee options, and the signature 12th, "Oasis," is an island-green par 3 that Golf Digest listed among golf's best island greens. The 2021 renovation resurfaced all 18 greens with TifEagle Bermuda, refreshed 98 bunkers and added drainage, per Golfweek. The club also reports certification in the Audubon Cooperative Sanctuary Program on its Audubon announcement.
Construction on the clubhouse renovation began in March 2025, funded by Stock with no member assessment, per the club's renovation page. Phase one reopened in early March 2026, reported by Club + Resort Business on March 3, 2026, and the Greenside Grille and outdoor bar opened in late April 2026, per Club + Resort Business on April 28, 2026. For an Egret Cove owner, the renovation is an amenity upgrade that arrived without a bill.
The 548 homes sit behind one staffed gatehouse on Treeline Drive, per the master association's community access notice. The clubhouse, courts, pool and range sit west of the gate, outside it, which is why non-resident golf members reach the club without passing security.
Egret Cove at Olde Cypress HOA fees are billed quarterly by the neighborhood association and include the owner's share of the master association, but neither association publishes the dollar amount outside its resident portal. The reliable figure for a specific home is the estoppel certificate issued under Section 720.30851 of the Florida Statutes.
The master association's About page explains how every Olde Cypress owner is billed: a quarterly invoice from the neighborhood association that includes the neighborhood's own costs plus the owner's share of the master association. The same page says the fee covers the common grounds (landscaping, streetlights, signage, paving and stormwater) and basic exterior landscaping of each home. For Egret Cove the neighborhood layer also carries the Olde Cove Way road tract the association owns.
We looked for a public, first-party Egret Cove assessment figure and found none: the neighborhood's budget and the master budget sit behind the resident login. Any "HOA fee" figure on a listing is typed in by the listing agent, may be out of date, and may omit the master share. We do not publish a number we cannot source. The estoppel certificate states the regular assessment, its frequency, the paid-through date, any balance and any capital contribution or transfer fee due at closing, per Section 720.30851, Florida Statutes.
Sections 8.03 and 8.04 of the restated declaration allocate master assessments by "Value": each lot counts 1.00, combined lots with one residence count 1.50, and assessments are paid quarterly in advance unless the Board decides otherwise. Every Egret Cove lot therefore carries the same master share as a lot in Da Vinci Estates or Lantana; the difference between neighborhoods is in the neighborhood layer.
Olde Cypress has no Community Development District. Collier County's CDD layer lists no Olde Cypress district, the Florida Commerce dissolved special districts list shows none in the past, and the 2025 Collier County Tax Collector bill for an Olde Cypress home carries only a District 1 Garbage line of $261.91 as a non-ad valorem charge. An Egret Cove buyer takes on no CDD bond.
Owning in Egret Cove at Olde Cypress stacks five costs: the quarterly neighborhood invoice with the master share, mandatory club social dues set by the club, optional golf, property tax at the 2025 rate of 9.5058 mills, and one-time charges at purchase. Only the tax rate and a few club and lease charges are published.
Layer | Amount | Period | Source |
|---|---|---|---|
Egret Cove neighborhood invoice, including the master share | Not published (resident portal only) | Quarterly | |
Club social membership | Mandatory; dues set and not published by the club | Annual | Restated declaration Section 14.02; club membership page |
Club golf membership | Optional; initiation and dues not published by the club | Initiation plus annual | Club membership page |
Private golf cart on the course | $1,950 | Annual | |
Club assessments and food minimum | None, per the club | Not applicable | |
Property tax | 9.5058 mills (2025); Egret Cove median 2026 preliminary total $4,952 | Annual | 2025 Collier County tax bill; Collier County Property Appraiser, 2026 tax roll |
Garbage (non-ad valorem) | $261.91 on the 2025 bill example | Annual | 2025 Collier County tax bill |
Master working capital contribution at resale | Board-set; current amount not located | Once, at transfer | Restated declaration Section 8.13 |
Neighborhood capital contribution or transfer fee | Not located | Once, if any | Egret Cove governing documents; estoppel certificate |
Lease application and deposit | $100 fee; $1,000 refundable deposit | Per lease |
The club does not publish initiation fees or dues; its fact sheet sits behind a form. Third-party figures 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. Current figures come from the club's membership office at (239) 596-4797 and belong in the contract review.
Egret Cove's median 2026 preliminary total tax bill of $4,952 is among the lowest in the gate, below every detached neighborhood in the Olde Cypress PUD and above only Santorini Villas. The reason is the homestead share: 88.9 percent of Egret Cove homes carry a homestead exemption, and a long-held homestead is taxed on a value capped by Save Our Homes. A buyer does not inherit that cap. The year after purchase the assessed value resets to just value. As a rough guide only, the street's median just value of $828,724 at the 2025 rate of 9.5058 mills is about $7,878 a year before any exemption (our arithmetic); a buyer who files for homestead will pay less than that, and a buyer who does not will pay more once the just value reflects the purchase price. An earlier pull of the same preliminary roll printed a $5,096 median for Egret Cove; preliminary figures can move before certification, and the certified bills issue in November 2026.
Florida law requires that a buyer of residential property receive a property tax disclosure summary at or before signing, warning that the seller's taxes are not a reliable guide, per Section 689.261, Florida Statutes. On Olde Cove Way that warning is not boilerplate: the gap between a long-time homestead bill and a new owner's bill can be thousands of dollars a year.
Section 8.13 of the restated declaration lets the master association collect a working capital contribution "at the time of the transfer of title of any Parcel," in an amount "as the Board may from time to time determine." We could not locate the current amount in any public document, and we could not locate any Egret Cove-level capital contribution or transfer fee. The estoppel certificate states what applies. Florida caps a standard HOA estoppel certificate at $299 for a current account, under Section 720.30851.
Egret Cove at Olde Cypress homes are governed by two recorded layers: the 2019 Amended and Restated Declaration for Olde Cypress at OR 5700 PG 1118, which applies to every home in the gate, and Egret Cove's own amended governing documents at OR 4466 PG 1002. Neighborhood rules can be stricter than master rules, never looser.
The master document in force is the Amended and Restated Declaration of Covenants, Conditions, Restrictions and Easements for Olde Cypress, adopted November 18, 2019 and recorded November 27, 2019 at OR 5700 PG 1118, with restated Articles and Bylaws as exhibits. The master association hosts a certified copy of the 2019 restated documents. It traces back to the original declaration at OR 2539 PG 2902, recorded April 27, 1999, which the Egret Cove declaration points to.
Any exterior change on Olde Cove Way needs two approvals: first the Egret Cove association's architectural review, then the master association's (restated declaration Article X). The Board's architectural guidelines are posted only on the resident portal. Fences, dog runs and animal pens need approval, walls and fences are capped at six feet unless approved (Sections 9.09 and 9.25), and private courts need approval (Section 9.32). On a street where every rear yard faces a fairway, expect the review to look closely at anything that changes the view line.
Egret Cove owners do not vote individually at the master level. A Neighborhood Representative casts the neighborhood's master votes as a block, and 51 percent of a neighborhood meeting can instruct that vote.
No vehicle of any kind may be parked on Olde Cypress streets overnight; vehicles are to be garaged overnight, with no more than two cars in a driveway. On a cul-de-sac with no overflow parking that rule matters for guests during the season. Golf carts may use community streets under master association rules, and course carts stay on the course and the designated cart paths (Section 9.31).
Swimming and wading in community lakes are not allowed (Section 9.11). For an Egret Cove lot the practical edge is the golf course: it is private land, so pool extensions, landscaping and fencing at the rear lot line need the survey and the two-step review.
The master association's Realtors Information page allows one standardized green wooden For Sale sign, 2 feet by 1.5 feet, and public open houses on Saturday and Sunday from noon to 5 p.m. only, with broker opens Monday to Friday. Open-house signs come from the guard house against a $20 refundable deposit. Outside those hours, buyers must come with an agent or the owner, or be phoned in to the guard house by a homeowner.
Egret Cove at Olde Cypress is not described as a 55-and-older community in any document we read. Nothing in the master declaration restricts ownership or occupancy by age, and neither the master association nor the club presents Olde Cypress as age-restricted housing. The Egret Cove amended documents were not read page by page, so confirm with the association.
A 55-and-older community in Florida has to meet the federal Housing for Older Persons Act standards and register with the state; none of the Olde Cypress materials we read makes that claim. Fair housing law also means this guide describes property, not people, so we say nothing about who lives on Olde Cove Way beyond what the roll shows about ownership: 16 of 18 homes are homesteaded.
An Egret Cove at Olde Cypress home can be leased under the master rules: written leases of the whole home only, no lease shorter than 60 days, no more than four leasehold interests per home per calendar year, and Board approval with a $100 application fee and a $1,000 refundable common area deposit. Short-term vacation rental is not allowed.
Leasing is governed by Section 9.13 of the restated declaration, carried forward from the 2013 leasing amendment recorded at OR 4874 PG 3783, which raised the minimum term from 30 days to 60.
Only two Egret Cove homes lack a homestead exemption on the 2026 preliminary roll, so leasing is rare here. An owner who leases should confirm whether the Egret Cove documents add rules, and should know the social membership stays with the parcel under Section 14.02; tenant use of the club is set by the club's own rules.
Egret Cove at Olde Cypress owners may keep common household pets such as dogs, cats and birds under Section 9.18 of the master declaration. Pets must be leashed outdoors and may not be left unattended or tethered on porches, lanais, common areas or in garages, and livestock, poultry and reptiles are prohibited.
The Board can require removal of a nuisance pet, and dog runs need architectural approval. On an all-golf street the fairway side of the rear lot line is private club land. The Egret Cove documents may add rules, so ask the association before the inspection period ends.
Egret Cove at Olde Cypress is a homeowners association community under Chapter 720 of the Florida Statutes, not a condominium. On a resale the seller must give the buyer the Section 720.401 disclosure summary before the contract is signed, or the buyer may void the contract, and the association's estoppel certificate follows Section 720.30851.
Section 720.401, Florida Statutes requires that a prospective buyer of a parcel in a mandatory homeowners association receive a disclosure summary stating that membership is mandatory, that recorded covenants govern the use of the property, and that assessments are owed and may change. If the summary is not provided before the contract is signed, the buyer may cancel by written notice within three days of receiving it or before closing, whichever comes first, and that right cannot be waived. On Olde Cove Way two associations apply, Egret Cove and the master, and the club membership is a covenant too, so a complete summary names all three obligations.
Egret Cove homes are fee-simple lots, so Chapter 718's condominium resale package, milestone inspections and structural integrity reserve studies do not apply. There are no condominiums behind the Olde Cypress gate at all; the one condominium carrying the name, Fairway Preserve, sits outside it.
The estoppel certificate is how a buyer learns the real Egret Cove assessment. Under Section 720.30851 it states the regular assessment and frequency, the paid-through date, any amounts due, any capital contribution or transfer fee, and whether any special assessment has been adopted. Because the Egret Cove invoice includes the master share, confirm the certificate covers both layers, and ask for the master association's figure separately if it does not.
Recorded documents can be pulled from the Collier County Clerk's Official Records search by book and page. A Florida seller must also disclose known, not readily observable facts that materially affect value, under Johnson v. Davis (Fla. 1985); an "as is" contract does not remove that duty. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, deliver the disclosure summary and the estoppel figures before a buyer signs.
Egret Cove at Olde Cypress sits on FEMA maps effective May 16, 2012 that place 3 of its 18 home footprints wholly in Zone AH, 7 partly, and 8 wholly in Zone X. Two homes hold FEMA letters removing them from the flood hazard area, and FEMA's preliminary March 20, 2025 map places all 18 in Zone X, though that map is not effective yet.
We did not test one point per lot. The footprint test overlaid each home's building footprint (Collier County's 2025 building footprint layer) on FEMA's effective flood zones in the National Flood Hazard Layer. "Wholly" means at least 99 percent of the footprint; "partly" means any overlap at all, even a sliver of a lanai corner.
Egret Cove, effective map May 16, 2012 | Homes |
|---|---|
Footprint wholly in Zone AH | 3 |
Footprint partly in Zone AH | 7 |
Footprint wholly in Zone X | 8 |
Nearest base flood elevation line | 12.0 feet NAVD88 |
FEMA National Flood Hazard Layer overlaid on Collier County footprint and parcel layers, computed September 23, 2026 for the Olde Cypress community guide.
That makes Egret Cove, with Unit One, one of the two Olde Cypress PUD neighborhoods with the largest share of homes clear of Zone AH on the effective map. Zone AH is FEMA's shallow-flooding zone, usually ponding one to three feet deep, and it is a Special Flood Hazard Area; the flooding source named on every FEMA letter we pulled for Olde Cypress streets is "PONDING/OVERLAND FLOW," rainfall, not the Gulf.
FEMA's letter-of-map-change layer records two Letters of Map Amendment for Olde Cove Way homes, each reading "Structure removed," meaning a surveyor showed the home's lowest adjacent grade sat above the base flood elevation and FEMA removed that building from the Special Flood Hazard Area:
A LOMA is address-specific. It covers the building named in the letter and nothing next door, so a neighbor's letter is not your answer.
FEMA issued a new preliminary countywide map for Collier County on March 20, 2025. On FEMA's preliminary flood hazard layer all 18 Egret Cove homes fall in Zone X, as do all 366 homes in the Olde Cypress PUD. The preliminary map is not effective: Collier County opened the 90-day appeal period on August 19, 2026, with the new map targeted for summer 2027. Until then the 2012 map, and any LOMA, govern lending and insurance.
Never read "Zone X on the new map" as "not in a flood zone." The lender decides whether flood insurance is required for the specific building, based on its own determination. Sellers should put the elevation certificate and any LOMA in the listing file before the first showing; Collier County's elevation certificate archive may already hold one. Buyers should search the address on the FEMA Flood Map Service Center and get a flood quote even where it is not required. For a rebuild or substantial improvement, Collier County's Building Bulletin 21 sets the lowest floor at the highest of the base flood elevation plus one foot, the water management district permit elevation, or 18 inches above the crown of the nearest road.
Olde Cypress, Egret Cove included, sits in Collier County Evacuation Zone E on the county's hurricane evacuation zone layer, one of the outer tiers called only in the larger-surge scenarios, and in the Category 4 storm surge zone on the state's Collier County storm surge map. The community is outside the Coastal High Hazard Area, with no Zone VE, about 6.7 miles inland of the Vanderbilt Beach shoreline. Follow the county's orders for each storm; the zone says nothing about wind or power.
Collier County's Florida Building Code, 8th Edition, wind layers give Olde Cypress an ultimate design wind speed of 160 mph for houses. By our reading of the code that places the community in a wind-borne debris region, so replacement windows and doors generally must be impact-rated or shuttered; confirm with Collier County building plan review.
The National Weather Service Miami Irma report recorded a 112 mph gust at its North Naples station on September 10, 2017. Ian's 2022 surge stayed south and west of US 41, per the NWS Miami Ian summary, outside Olde Cypress by our reading. FEMA's OpenFEMA NFIP claims dataset shows only three NFIP claims ever in the block group containing Olde Cypress; a homeowners roof claim would not appear there, so ask for repair invoices and permits.
No agency publishes a homeowners premium for Egret Cove, and we will not invent one. Citizens Property Insurance fell in Collier County from 6,042 personal residential multiperil policies on December 31, 2024 to 1,839 on August 31, 2026, per its August 2026 county report. For a 2000 to 2002 home the premium turns on the items on the state's Uniform Mitigation Verification Inspection Form: roof age, roof-to-wall connections, opening protection and roof shape.
Egret Cove at Olde Cypress homes on Olde Cove Way are zoned for Laurel Oak Elementary, Oakridge Middle and Aubrey Rogers High for the 2026-2027 school year, per the Collier County Public Schools address lookup. All three schools earned an A in 2024, 2025 and 2026, as republished from state data.
School | Grades | Road miles from the Olde Cypress entrance | 2026 grade |
|---|---|---|---|
PK to 5 | 1.2 | A (85% of points, top elementary score in Collier County) | |
6 to 8 | 2.8 | A (79%) | |
9 to 12 | 6.0 | A (75%) |
The assignment comes from the district's 2026-2027 address lookup, swept for every record on Olde Cove Way and every other single-family street in Olde Cypress, 453 of 453 in agreement. Grades are from the Naples Daily News Collier school grade database, which republishes Florida Department of Education data, and its July 22, 2026 report. Road miles are from the Treeline Drive entrance; add the drive from Olde Cove Way to the gate. Fairway Preserve, outside the gate, is zoned to Gulf Coast High instead, which is why some sources name that school for "Olde Cypress." Confirm a specific address with the district before you rely on it; boundaries can change.
Egret Cove at Olde Cypress permit history lives with Collier County building records, one address at a time; we did not pull a street-wide permit history for this guide. What the public record shows at street level is the county roll's 2000 to 2002 build years, two FEMA letters and the recorded declaration chain.
For a specific Olde Cove Way home, the documents to request are the Collier County permit history (re-roof, windows and doors, pool, HVAC, any addition), the elevation certificate, any LOMA, and the recorded amendments that apply. The county's building plan review bulletins set the survey and elevation requirements for new work. A permit record that shows a newer roof and impact openings is the single most useful document a 2000 to 2002 home can carry to market.
Olde Cypress, Egret Cove included, is built out; the changes near it are roads and neighbors. Collier County rates the Immokalee Road link in front of the community over capacity, the Vanderbilt Beach Road Extension Phase I opened in July 2026, and the I-75 Exit 111 interchange is planned as a diverging diamond.
For Egret Cove, tucked off Olde Cypress Drive, the corridor work is a commute question, not a noise question.
Egret Cove at Olde Cypress owners leave through the one Olde Cypress entrance, Treeline Drive at Logan Boulevard North, about a quarter mile north of Immokalee Road. From that entrance I-75 Exit 111 is about 1.6 road miles, Naples Airport about 11.9, Southwest Florida International about 21.1 and Vanderbilt Beach about 8.2, with times modeled at free-flow speeds.
From the Treeline Drive entrance | Road miles | Modeled minutes, no traffic |
|---|---|---|
I-75 Exit 111 | 1.6 | About 3 |
Laurel Oak Elementary | 1.2 | About 3 |
Mercato | 7.3 | About 14 |
Delnor-Wiggins Pass State Park | 7.0 | About 14 |
Vanderbilt Beach | 8.2 | About 15 |
Naples Airport terminal | 11.9 | About 18 |
Downtown Naples, Fifth Avenue South | 14.5 | About 23 |
Southwest Florida International terminal | 21.1 | About 27 |
Routes and times from the OSRM routing engine, run September 23 and 26, 2026. Add the drive from Olde Cove Way to the gate, and round up in season. Sprouts Farmers Market on Logan Boulevard North needs no interstate, and the nearest emergency department is NCH Emergency Department Northeast, about 2.4 miles from the entrance, with North Collier Fire Rescue stations on Immokalee Road and Logan Boulevard North.
Egret Cove at Olde Cypress ties Strada Bella as the second-smallest of the nine Olde Cypress neighborhoods, ranks second-lowest by median just value, and is the most homesteaded, at 88.9 percent. Its recent record is thin: two MLS closings in 48 months, and no county qualified sale in 36 months, a gap shared only with Biscayne Place.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
Neighborhood | Homes | Product | Median 2026 preliminary just value | Homestead share | MLS closings, 12 months | MLS closings, 48 months (median) | County qualified sales, 36 months (median) |
|---|---|---|---|---|---|---|---|
Egret Cove | 18 | Detached | $828,724 | 88.9% | 0 | 2 ($1,112,500, pair) | 0 |
Santorini Villas | 55 | Attached paired villas | $558,186 | 56.4% | 4 | 13 ($645,000) | 11 ($640,000) |
Units One, Two and Three | 185 | Detached | $1,195,234 | 73.5% | 8 | 31 ($1,450,000) | 20 ($1,280,000) |
Terramar | 55 | Detached | $965,006 | 65.5% | 3 | 11 ($1,400,000) | 8 ($1,137,000) |
Santa Rosa | 27 | Detached | $1,079,324 | 66.7% | 2 | 4 ($1,556,250, pair) | 3 ($1,512,500) |
Lantana | 122 | Detached | $1,045,298 | 63.9% | 8 | 28 ($1,335,000, pair) | 18 ($1,285,000, pair) |
Strada Bella | 18 | Detached estate | $1,365,158 | 66.7% | 0 | 1 ($1,775,000) | 1 ($1,775,000) |
Da Vinci Estates | 60 | Detached estate | $1,657,416 | 73.3% | 1 | 17 ($2,150,000) | 12 ($2,387,500, pair) |
Biscayne Place | 8 | Detached estate | $1,704,810 | 25.0% | 0 | 0 | 0 |
All nine | 548 | 26 | 107 |
Yardstick: Collier County Property Appraiser, 2026 tax roll (preliminary), for homes, values and homestead share; Southwest Florida MLS Matrix, pulled September 26, 2026, for MLS closings (48-month window September 27, 2022 to September 26, 2026); Collier County Property Appraiser recorded qualified sales, data file dated August 29, 2026, for the county column. "Pair" marks an even-n median, the mean of the middle two sales. Every n below 10 is a small sample.
Egret Cove's price position is clear even without a current median. Its just value sits between Santorini Villas and Terramar, and its two MLS sales ($1,025,000 and $1,200,000) sit between Santorini's 48-month median ($645,000) and Terramar's ($1,400,000). The closest detached comparables in the gate are Terramar at Olde Cypress on Terramar Drive and Terramar Court, and the Lone Pine Lane plat within Units One, Two and Three, which the county roll values just below Egret Cove. The guides to Terramar at Olde Cypress and Units One, Two and Three at Olde Cypress set out their records the same way.
Three rows set Egret Cove apart. Homestead: no other neighborhood reaches 88.9 percent; the next highest are Units One, Two and Three at 73.5 percent and Da Vinci Estates at 73.3 percent. Golf exposure: all 18 lots touch the golf parcel, matched only by Terramar, Santa Rosa and Biscayne Place. Build window: all 18 homes date from 2000 to 2002 on the roll, the tightest window in the gate. For buyers who want the same full-golf exposure on a similarly small street with estate-scale homes, Strada Bella at Olde Cypress is the 18-home counterpart at a higher price tier, and Santa Rosa at Olde Cypress is the 27-home all-golf street on Monteverde Way. Buyers who want newer construction look at Lantana at Olde Cypress, built 2013 to 2016.
Egret Cove at Olde Cypress and Santorini Villas at Olde Cypress are the two lowest-priced ways into the Olde Cypress gate, and they are different products. Egret Cove offers 18 detached golf homes near 3,000 square feet; Santorini Villas offers 55 attached paired villas near 2,000 square feet, with far more sales to price from.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
Question | Egret Cove at Olde Cypress | Santorini Villas at Olde Cypress |
|---|---|---|
Homes and product | 18 detached single-family | 55 attached paired villas, the only attached product in the gate |
Street | Olde Cove Way (cul-de-sac) | Santorini Court |
Year built (2026 preliminary roll) | 2000 to 2002, median 2001 | 2000 to 2005, median 2003 |
Median lot, roll acreage | 0.255 acre | 0.15 acre |
Median 2026 preliminary just value | $828,724 | $558,186 |
Median 2026 preliminary taxes | $4,952 | $4,670 |
Homestead share | 88.9% | 56.4% |
Golf-adjacent lots | 18 of 18 | 36 of 55 |
MLS closings, 12 months | 0 | 4 (median $638,900, pair) |
MLS closings, 48 months | 2 (median $1,112,500, pair) | 13 (median $645,000) |
Median $ per living sq ft, 48 months | $375.08 (n = 2) | $335.69 (n = 13) |
Median sold to final list, 48 months | 98.00% (n = 2) | 98.36% (n = 13) |
Active listings, September 26, 2026 | 0 | 2 |
Effective 2012 flood map, footprints wholly in Zone AH | 3 of 18 | 32 of 55 |
Association | Egret Cove of Naples Homeowner's Association, Inc. | Santorini Villas Homeowners' Association, Inc. |
Sources: Collier County Property Appraiser, 2026 tax roll (preliminary); Southwest Florida MLS Matrix, pulled September 26, 2026; FEMA National Flood Hazard Layer footprint test, September 23, 2026.
The first split is structural. Santorini's homes are paired villas sharing a wall, on lots with a median of 0.15 acre; Egret Cove's are detached on lots with a median of 0.255 acre. A shared wall means a shared roof line and exterior coordination with a neighbor; a detached home means your own roof, your own schedule and your own insurance profile. Santorini's restated governing documents are the 2013 combined documents at OR 4911 PG 1167; read them for how exterior and roof work is shared before comparing carrying costs.
The second split is the market. Santorini Villas recorded 13 MLS closings in 48 months and had two homes listed on September 26, 2026; Egret Cove recorded two and had none. A Santorini buyer can compare several recent sales on the same court. An Egret Cove buyer waits for a listing, and an Egret Cove seller prices from a thin record plus comparables, which is where preparation earns its keep.
Choose Egret Cove at Olde Cypress if you want a detached home with a guaranteed golf view, a quiet cul-de-sac with no through traffic, and about 3,000 square feet, and you are prepared to wait for one of 18 homes to come up and to budget for a 2000 to 2002 roof and openings file.
Choose Santorini Villas at Olde Cypress if you want the lowest entry price inside the gate, a smaller home and lot, a more active resale market with listings to choose from, and you are comfortable with a shared wall. Both carry the same mandatory club social membership and the same master rules.
Egret Cove at Olde Cypress offers a full-golf, detached, gated street at one of the lowest price points in Olde Cypress, with the lowest tax bills among its detached neighborhoods. The trade-offs are thin resale data, 2000 to 2002 construction, unpublished fees and a club cost set by the club.
If you're searching for an Egret Cove at Olde Cypress listing agent, or thinking, 'I need someone to sell my Egret Cove at Olde Cypress home...' you are selling one of 18 golf homes on a street with no listing, no pending sale and no county-recorded sale in three years. 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)
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In the last 12 months Egret Cove at Olde Cypress has seen 0 resales; we've represented 0 of them on the seller side. Because no 12-month window exists, the figures below use the full 48-month MLS window, named beside each one.
Start with a free Egret Cove at Olde Cypress home valuation. Jesse follows up with the sales that actually fit your home: both Egret Cove MLS closings, the county record on Olde Cove Way, and the nearest detached golf comparables, adjusted for condition, roof, openings and view. For the full seller playbook, read how we sell a home in Egret Cove at Olde Cypress, and for the community-wide view, our guide to selling a home in Olde Cypress.
(239) 898-6072, text or call. Confidential conversations welcome, including off-market sales.
For a home prepared and priced to the record, yes. No Egret Cove home was listed or pending on September 26, 2026, and Olde Cypress as a whole held about 2.3 months of supply.
From both 2023 MLS sales, the 26-year county series for Olde Cove Way, and adjusted detached golf comparables in Terramar and on Lone Pine Lane, never from the community median alone.
Social membership passes to the buyer by covenant under Section 14.02. A golf membership belongs to the member; whether it can be assigned depends on the club's current plan, which we request in writing.
That is the lender's call for the specific building. Hand buyers your elevation certificate and any LOMA; two Olde Cove Way homes hold structure-removal letters.
The deed documentary stamp tax at $0.70 per $100 of price, the commission you negotiate, and your share of prorations and any estoppel cost. In Collier County the buyer customarily pays the owner's title policy; the contract controls.
Egret Cove 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 Egret Cove sale, recorded document and FEMA letter behind this guide before writing it.
You can read how the team was built on our about the McGreevy and Comisar team page. McGreevy and Comisar are the Domain Realty team behind this Egret Cove at Olde Cypress guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, the team launched in October 2008, and both work the North Naples golf-community market that Olde Cypress anchors.
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.
McGreevy and Comisar is a top-reviewed Egret Cove 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.
★★★★★ “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
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review
★★★★★ “Marc knows the market, works for his buyer and is attentive to his goals.” Margaret Whalen, verified Google review
★★★★★ “Their attention to detail communication and dedication was known the moment we spoke. Would highly recommend.” Kaitlyn Heffner, verified Google review
Selling an Egret Cove at Olde Cypress home? Get a free Egret Cove at Olde Cypress home valuation, or call Jesse direct at (239) 898-6072.
Buying at Egret Cove at Olde Cypress? Call Marc at (239) 287-5873, or read how we buy a home in Egret Cove at Olde Cypress.
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.
These Egret Cove at Olde Cypress buyer questions are answered from the recorded declarations, the master association and club pages, Collier County, State of Florida and FEMA records, and the Southwest Florida MLS Matrix, pulled September 26, 2026. Where the record stops, the answer says so. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and we answer buyers the same way we answer sellers.
An 18-home detached neighborhood on Olde Cove Way inside the Olde Cypress gate in North Naples, ZIP 34119, platted as Olde Cypress Tract 9 and governed by Egret Cove of Naples Homeowner's Association, Inc. under the master association.
No. Egret Cove Neighborhood Association, Inc. is an unrelated Florida corporation on the east coast. This guide covers only the Olde Cove Way neighborhood in Olde Cypress, Naples.
No. Fairway Preserve at Olde Cypress is a 264-unit condominium with its own entrance off Immokalee Road, outside the gate and outside the master association.
Eighteen, all detached and all on Olde Cove Way, per the 2026 preliminary Collier County roll and the county's 2010 development summary.
Not on September 26, 2026: the Southwest Florida MLS showed no Egret Cove home active or pending. Olde Cypress as a whole had 5 active and 1 pending.
Two MLS closings in 48 months: $1,025,000 in March 2023 and $1,200,000 in October 2023, both reporting 2,966 square feet of living area (Southwest Florida MLS Matrix, pulled September 26, 2026).
There is no reliable median. The 48-month MLS figure is $1,112,500, the mean of two sales, a small sample. The county's ten-year median is $640,000 on 11 sales.
Between 2000 and 2002, median 2001, on the 2026 preliminary Collier County roll, before or at the start of the Florida Building Code of March 1, 2002.
No. The county footprints show 18 detached homes. The only attached product in Olde Cypress is Santorini Villas.
All 18 lots touch the golf course parcel on the county map. Some views include lakes inside the course; the exact view depends on the lot.
The roll's acreage field gives a median of 0.255 acre (0.18 to 0.61); the county's parcel polygons give a median of 9,618 square feet (6,720 to 14,080). The two layers measure differently.
Not published. Owners receive a quarterly Egret Cove invoice that includes the master share and basic exterior landscaping. The estoppel certificate gives the real figure.
Social membership in The Club at Olde Cypress is mandatory under Section 14.02 of the master declaration. Golf is optional and bought from the club.
The club does not publish initiation or dues. Get current figures in writing from the club's membership office at (239) 596-4797 and include them in your contract review.
Non-equity and privately owned by a Stock family entity. Owners hold no equity, vote or ownership interest in the club property, per Section 14.03.
Yes, for an annual fee of $1,950, per the club's own article. Carts may use community streets under master association rules (Section 9.31).
Yes. Every Olde Cypress home sits behind one staffed gatehouse on Treeline Drive off Logan Boulevard North. The clubhouse sits outside that gate.
No. The county CDD layer, the state's dissolved district list and a 2025 tax bill all show no Olde Cypress CDD.
The street's 2026 preliminary median is $4,952, but a buyer's assessment resets to just value. At the 2025 rate of 9.5058 mills, the median just value implies about $7,878 before exemptions (our arithmetic).
Yes, under the master rules: minimum 60 days, no more than four leases a year, Board approval, a $100 fee and a $1,000 refundable deposit. The Egret Cove documents may add rules.
No. The 60-day minimum lease under Section 9.13 rules out nightly and weekly rentals.
Common household pets are allowed under Section 9.18, leashed outdoors and never left tethered or unattended. Livestock, poultry and reptiles are prohibited.
No age restriction appears in any document we read, and neither the master association nor the club describes Olde Cypress as age-restricted.
On the effective 2012 FEMA map, 3 footprints sit wholly in Zone AH, 7 partly and 8 wholly in Zone X. The March 2025 preliminary map shows all 18 in Zone X but is not effective yet.
Two: LOMA 12-04-7634A (2012) and LOMA 14-04-9458A (2014), each removing one structure from the Special Flood Hazard Area. Each covers only its own address.
Collier County Evacuation Zone E, and the Category 4 storm surge zone on the state map. The community is outside the Coastal High Hazard Area.
Laurel Oak Elementary, Oakridge Middle and Aubrey Rogers High for 2026-2027, per the Collier County Public Schools lookup. All three earned an A in 2026.
From the Olde Cypress entrance, about 1.6 road miles to I-75 Exit 111 and 8.2 to Vanderbilt Beach, plus the drive from Olde Cove Way to the gate.
The recorded pages we read do not name a builder or declarant, so we do not name one. The original deeds in the Collier County Official Records would show the first grantor.
A general inspection, a four-point inspection, a wind mitigation inspection on Florida form OIR-B1-1802, and a flood elevation review, plus the permit history for roof and openings.
Egret Cove is 18 detached homes near 3,000 square feet with two MLS sales in 48 months; Santorini Villas at Olde Cypress is 55 attached villas near 2,000 square feet with 13.
Ask us. Call Marc at (239) 287-5873, or read our guide to buying a home in Olde Cypress.
These Egret Cove at Olde Cypress seller questions are answered from the same records, plus Florida statutes on disclosure, estoppel and closing costs. We are Top 1% Real Estate Agents Nationally Since 2008, and every answer below is one we would give at your kitchen table.
It depends on condition, roof, openings and view. Start with a free Egret Cove at Olde Cypress home valuation or call Jesse direct at (239) 898-6072.
Because no MLS window holds ten sales. Two MLS closings in 48 months are listed individually instead, and the county record adds 49 qualified sales since 2000.
The last MLS closing was October 19, 2023 at $1,200,000, 96.00 percent of its final list after 99 days. The last county qualified recording is February 13, 2023 at $1,025,000.
We do not know. The county file carries no qualified sale matching it; it may be flagged not qualified or unmatched. We report the gap rather than guess.
The two MLS sales took 41 and 99 days. Across Olde Cypress, the 12-month median was 29 days (n = 24).
Seven of the 11 qualified Egret Cove sales in the last ten years were recorded in March or April. Listing in the fall puts the home in front of buyers before that spring window.
We describe property, not people. The home suits a buyer who wants a detached golf home in a gated community at one of the lowest price points behind the Olde Cypress gate.
The Section 720.401 homeowners association disclosure summary before the contract is signed, the Section 689.261 property tax summary, and any known material defects under Johnson v. Davis.
The buyer may void the contract by written notice within three days of receiving the summary or before closing, whichever comes first. That right cannot be waived.
The documents we read set approval for leases, not sales. Confirm with the Egret Cove association whether its amended documents add a sale approval step.
The association's statement of assessments owed, capped at $299 for a current account under Section 720.30851. The title or closing agent usually orders it.
The master association may collect a working capital contribution at transfer under Section 8.13, in a Board-set amount not published. The contract decides who pays; the estoppel states the figure.
In Collier County the buyer customarily pays the owner's title policy and chooses the closing agent. The contract controls.
$0.70 per $100 of price, customarily paid by the seller in Florida. On a $1,100,000 sale that is $7,700.
Yes, subject to the lease. The buyer takes the lease, showings go through the tenant, and the master rules on lease terms still apply.
Yes. Public open houses run Saturday and Sunday, noon to 5 p.m., with signs from the guard house against a $20 refundable deposit.
One standardized green wooden For Sale sign, 2 feet by 1.5 feet, per the master association's Realtors Information page.
Not automatically. The club lists its memberships as non-transferable in its explainer; ask the club about assignment before you market golf as included.
It can be on a 2000 to 2002 home without documents. Provide the re-roof permit, wind mitigation form, four-point inspection and opening protection list up front.
If your footprint touches Zone AH on the 2012 map and you have no letter, ask a licensed surveyor whether one is supportable. Two Olde Cove Way homes already hold one.
It shows all 18 Egret Cove homes in Zone X, but it is not effective until adopted, targeted for summer 2027. Present it as context, never as the current map.
Commissions are negotiable. Since August 17, 2024, offers of buyer-agent compensation cannot appear on the MLS, and buyers sign written agreements before touring.
Yes. A quiet sale to a qualified buyer is possible; we discuss exposure, pricing and fair-housing obligations with you first.
Deed, survey, elevation certificate, any LOMA, permits, wind mitigation form, four-point inspection, the Egret Cove and master documents, the club's current terms, and a recent tax bill.
On a 2000 to 2002 home, the documented roof and opening protection matter most. We advise item by item after seeing the house.
Property taxes are prorated to the closing date, usually from the prior year's bill; association assessments are prorated from the estoppel.
That depends on your ownership and use; ask your tax adviser. A homestead owner may qualify for the federal primary-residence exclusion.
Twilight and drone photography of the fairway view, cinematic video, our qualified-buyer database and the full document file on day one.
By adjusting for lot, size, age, view and condition. Terramar's 48-month MLS median was $1,400,000 (n = 11); Lone Pine Lane sits just below Egret Cove on just value.
We re-read the market every two weeks against showings and feedback, and adjust price or presentation on evidence, not guesswork.
Yes. Many owners move within the gate; see Terramar at Olde Cypress or Lantana at Olde Cypress.
The one who can price a street with two recent sales and deliver the document file on day one. Call Jesse direct at (239) 898-6072.
Request a free Egret Cove at Olde Cypress home valuation, or call Jesse direct at (239) 898-6072.
Every fact in this Egret Cove at Olde Cypress guide traces to a primary record below: the master association and its recorded documents, the club, Collier County, the State of Florida, FEMA and federal data, schools, and dated news reporting. No brokerage, listing portal or IDX feed is cited. County parcel and sale figures come from the Collier County Property Appraiser, 2026 tax roll (preliminary) and its recorded qualified sales file dated August 29, 2026; MLS figures come from the Southwest Florida MLS Matrix, pulled September 26, 2026, a member-only system with no public link.
Egret Cove at Olde Cypress's key documents are published by the master association, the State of Florida and Collier County, and the two Olde Cove Way FEMA letters are listed in the sources above; the table links each to its issuing authority. The original Egret Cove declaration at OR 2628 PG 2418 is available through the Collier County Clerk's Official Records search.
Document | Issued by | Date | Link |
|---|---|---|---|
Egret Cove amended governing documents (OR 4466 PG 1002) | Egret Cove of Naples Homeowner's Association, hosted by the master association | as recorded | |
Amended and Restated Declaration for Olde Cypress (OR 5700 PG 1118) | Olde Cypress Master Property Owners Association | November 27, 2019 | |
Leasing amendment (OR 4874 PG 3783) | Olde Cypress Master Property Owners Association | 2013 | |
Building Bulletin 21, surveys and elevation certificates | Collier County Building Plan Review | current file | |
Collier County storm surge zone map | Florida Division of Emergency Management | December 9, 2025 | |
Floodplain Protection Newsletter | Collier County | March 2026 | |
Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 |
Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for Egret Cove at Olde Cypress. 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.
