Terramar at Olde Cypress is 55 detached golf-course homes on Terramar Drive and Terramar Court in North Naples, built 2000 to 2006, with 11 MLS closings in 48 months at a $1,400,000 median. Sell or buy with McGreevy and Comisar.
Terramar at Olde Cypress is a single-family neighborhood inside the master-planned community of Olde Cypress in Naples, Florida. It is 55 detached homes on two streets, 43 on Terramar Drive and 12 on Terramar Court, and every one of the 55 lots backs onto the Olde Cypress golf course, which makes Terramar the largest Olde Cypress neighborhood where every home has golf frontage. Eleven Terramar homes closed in the Southwest Florida MLS in the 48 months to September 26, 2026, at a $1,400,000 median. McGreevy and Comisar are the team Terramar sellers should call first, and the team its buyers should call when they want the record behind a price. 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 search results blur it. This guide covers Terramar at Olde Cypress Homeowners Association, Inc. in ZIP 34119, behind the one staffed gate on Treeline Drive in North Naples. It is not any of the other Florida subdivisions, condominiums or streets that carry the Terramar name, and it has nothing to do with Fairway Preserve at Olde Cypress, the 264-unit condominium off Immokalee Road that shares the Olde Cypress name but sits outside the gate and outside the master association.
If you own on Terramar Drive or Terramar Court and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the plan, price, fee, flood and rules detail below will tell you whether a Terramar golf-course home fits before you tour, and why two Terramar homes of the same size have sold $800,000 apart.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
McGreevy and Comisar are the best realtor for Terramar 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 a Terramar price read built from every MLS closing since 2022 and all 118 county-recorded qualified sales since 2000.
If you're searching for the best realtor for Terramar at Olde Cypress in Olde Cypress, Naples, whether you're ready to sell your Terramar 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 Terramar for a specific reason: it is one product, the golf-course home on about a quarter acre, that trades as two markets. The same 2,858 square foot living area sold for $950,000 in April 2025 and $1,750,000 in March 2026 (Southwest Florida MLS Matrix, pulled September 26, 2026). Condition, updates and the view, not the median, set a Terramar price.
Recent Terramar at Olde Cypress track record: Terramar is too small for a twelve-month median to mean much, so we lead with the first MLS window that reaches ten sales. In the 48 months to September 26, 2026, Terramar recorded 11 closings in the Southwest Florida MLS Matrix, $14,429,000 in volume, a median of $1,400,000 (n = 11, observed), $446.14 per living square foot, a median sold-to-final-list ratio of 93.65% and a median 20 days on market. The highest-priced Terramar sale was $1,900,000, a four-bedroom, 3,025 square foot home on Terramar Drive in April 2025. The last 12 months brought 3 resales at a $1,099,000 median (small sample). McGreevy and Comisar have no Terramar sale of our own in this window, and we say so plainly; what we bring is the full public record and two decades of pricing North Naples golf homes.
We tracked every one of the 11 Terramar closings in the Southwest Florida MLS since September 2022, and every one of the 28 county-recorded qualified sales in the last ten years, before writing a word of this guide; each is listed in the market snapshot below.
For Terramar 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 Terramar that marketing has to reach buyers who are not in Naples yet: 19 of the 55 homes carry no homestead exemption on the 2026 preliminary Collier County roll, and 12 owners receive their tax bills at addresses outside Florida, 10 elsewhere in the United States and 2 abroad. We also build the paperwork file before the first showing: the estoppel certificate, the Chapter 720 disclosure summary, the club membership letter and the flood documents a lender will ask for.
For Terramar buyers: the first question is condition, which moves Terramar prices more than size. The second is the carrying cost, which the associations do not publish. The third is flood paperwork, because the effective and preliminary FEMA maps disagree for Terramar. Sellers and buyers comparing the best real estate agents in Naples, measured on the public record should ask each one to answer those three questions for a specific Terramar address; we answer them below.
Honors and recognition:
Selling your Terramar at Olde Cypress home? Get a free Terramar at Olde Cypress home valuation or call Jesse direct at (239) 898-6072.
Buying a home in Terramar at Olde Cypress? Call Marc at (239) 287-5873 for a personalized buyer consultation, read our Terramar at Olde Cypress buyer's guide, or see how we represent buyers in Southwest Florida.
Living in Terramar at Olde Cypress means a detached golf-course home of roughly 2,000 to 3,300 square feet on a lot of about a quarter acre, a neighborhood association that bills quarterly and runs basic exterior landscaping, and a mandatory social membership in The Club at Olde Cypress, with golf optional, behind one staffed gate in North Naples.
Terramar holds 55 of Olde Cypress's 548 single-family homes on the 2026 preliminary Collier County roll, which the master association rounds to 550. That makes it one tenth of the community and, with Santorini Villas, the second-largest neighborhood inside the original Olde Cypress zoning district after the three-unit Olde Cypress HOA. What follows is what daily life looks like there, drawn from recorded documents, the county roll and the MLS.
Terramar at Olde Cypress is a platted single-family subdivision governed by two layers of recorded covenants. The first is its own declaration, recorded June 21, 2000 at Official Records Book 2689, Page 1846, with Terramar Development, Inc. as declarant and the plat at Plat Book 34, Page 9 (Terramar declaration, as hosted by the master association). The second is the Olde Cypress master declaration, now the 2019 Amended and Restated Declaration for Olde Cypress at OR 5700, Page 1118.
The neighborhood association is Terramar at Olde Cypress Homeowners Association, Inc., Florida not-for-profit corporation N00000002851, filed April 27, 2000 and active (Division of Corporations record). Above it sits the Olde Cypress Master Property Owners Association, and beside both sits The Club at Olde Cypress, which is privately owned and is not an association at all.
Street | Homes (2026 preliminary Collier County roll) | MLS closings, 48 months to September 26, 2026 | County qualified sales, 10 years to August 29, 2026 |
|---|---|---|---|
Terramar Drive | 43 | 10 | 24 |
Terramar Court | 12 | 1 | 4 |
Total | 55 | 11 | 28 |
Sources: Collier County Property Appraiser, 2026 tax roll (preliminary); Southwest Florida MLS Matrix, pulled September 26, 2026; Collier County Property Appraiser recorded qualified sales, data file dated August 29, 2026. Street counts are our tally of the listed sales.
Terramar Drive carries almost all of the recent market. Terramar Court, a short court of 12 homes, has produced one MLS closing in four years, a four-bedroom, 2,758 square foot home that went under contract in two days and closed at $1,175,000 in September 2025, so a Court seller prices mostly from Terramar Drive evidence.
Terramar is on the west side of Olde Cypress, nearest Logan Boulevard North, on streets that branch off Olde Cypress Drive, which feeds every neighborhood street inside the gate per Collier County's road centerline layer. The master association's neighborhood site map colors Terramar as one of nine neighborhoods, with the single gatehouse on Treeline Drive.
The 2026 preliminary Collier County roll shows 36 of 55 Terramar homes (65.5%) carrying a Florida homestead exemption, close to the roughly seven in ten share across the original Olde Cypress zoning district, and twelve owners receive tax bills outside Florida. In property terms Terramar is mostly primary residences with a meaningful seasonal share, so listings must reach buyers deciding from out of state.
A February morning at Terramar might mean a short cart ride to the range and nine holes on the club's 1999 course, which reopened in November 2021 after a renovation that resurfaced all 18 greens and refreshed all 98 bunkers (Golfweek, September 29, 2021). Golf is optional, though: a Terramar owner without a golf membership still has the renovated clubhouse, four clay tennis courts, two pickleball courts, the fitness center and the pool through the mandatory social membership.
Errands do not require the interstate: Laurel Oak Elementary sits across Immokalee Road from the community, I-75 Exit 111 is about 1.6 road miles from the gate and Vanderbilt Beach about 8.2 (OSRM routing, September 2026).
Five things buyers sometimes assume. No age restriction: nothing in the documents we read makes Terramar a 55-and-older community. No new construction: the roll dates every Terramar home from 2000 to 2006 and every sale is a resale. No CDD: Olde Cypress has no community development district, and the only non-ad valorem line on the 2025 example tax bill is garbage. No overnight street parking: under the master declaration vehicles are garaged overnight, with no more than two cars in a driveway. No short-term rentals: the master minimum lease is 60 days, and no parcel may be leased more than four times in a calendar year.
Terramar at Olde Cypress homes closed 11 times in the Southwest Florida MLS in the 48 months to September 26, 2026, at a $1,400,000 median, $446.14 per living square foot, 93.65% of final list price and 20 median days on market; the county recorded 8 qualified Terramar sales in 36 months at a $1,137,000 median.
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 sit in this section and we never mix them: the Southwest Florida MLS Matrix, pulled September 26, 2026 and assigned to Terramar by street, and the Collier County Property Appraiser recorded qualified sales, data file dated August 29, 2026, whose newest recording is May 22, 2026. MLS price per square foot uses living area and is never compared with county figures.
MLS window to September 26, 2026 | Closings | Volume | Median sold price | Median $ per living sq ft | Median sold-to-final-list | Median days on market |
|---|---|---|---|---|---|---|
12 months | 3 (small sample) | $3,924,000 | $1,099,000 (n = 3, observed) | $547.58 | 92.11% | 7 |
24 months | 7 (small sample) | $8,799,000 | $1,099,000 (n = 7, observed) | $426.03 | 92.11% | 31 |
36 months | 8 (small sample) | $10,199,000 | $1,137,000 (n = 8, mean of $1,099,000 and $1,175,000) | $436.09 | 93.54% | 21 |
48 months | 11 | $14,429,000 | $1,400,000 (n = 11, observed) | $446.14 | 93.65% | 20 |
Source: Southwest Florida MLS Matrix, pulled September 26, 2026. Medians of per-sale ratios. Sold-to-list is sold price over final list price. The 48-month window is the first to reach ten closings, so it leads; the shorter windows are small samples.
In plain English: over four years, a Terramar home typically sold for about $1.4 million, about three weeks after listing, at a little over 6% below its final asking price. Only 1 of the 11 closings came in at or above its final list price. Over the same 48 months, all 107 Olde Cypress closings recorded a median of $1,400,000, $489.39 per living square foot, 96.19% of list and 27 days on market, so Terramar has matched the community on median price while giving up more from the ask.
Closed | Street | Bedrooms and baths | Living sq ft | Final list | Sold | $ per living sq ft | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|
March 2026 | Terramar Drive | 3 plus den, 3 baths | 2,858 | $1,900,000 | $1,750,000 | $612.32 | 92.11% | 96 |
February 2026 | Terramar Drive | 3 bedrooms, 2 baths | 2,007 | $1,099,000 | $1,099,000 | $547.58 | 100.00% | 3 |
December 2025 | Terramar Drive | 3 plus den, 3 baths | 2,816 | $1,195,000 | $1,075,000 | $381.75 | 89.96% | 7 |
September 2025 | Terramar Court | 4 bedrooms, 3 baths | 2,758 | $1,225,000 | $1,175,000 | $426.03 | 95.92% | 2 |
April 2025 | Terramar Drive | 4 bedrooms, 4 baths | 3,025 | $2,075,000 | $1,900,000 | $628.10 | 91.57% | 31 |
April 2025 | Terramar Drive | 3 bedrooms, 3 baths | 2,858 | $1,220,000 | $950,000 | $332.40 | 77.87% | 103 |
February 2025 | Terramar Drive | 2 plus den, 3 baths | 2,314 | $895,000 | $850,000 | $367.33 | 94.97% | 275 |
November 2023 | Terramar Drive | 3 plus den, 3.5 baths | 3,138 | $1,435,000 | $1,400,000 | $446.14 | 97.56% | 11 |
May 2023 | Terramar Drive | 3 plus den, 3 baths | 2,816 | $1,500,000 | $1,400,000 | $497.16 | 93.33% | 20 |
May 2023 | Terramar Drive | 3 plus den, 3.5 baths | 2,799 | $1,465,000 | $1,430,000 | $510.90 | 97.61% | 10 |
March 2023 | Terramar Drive | 3 plus den, 3.5 baths | 3,287 | $1,495,000 | $1,400,000 | $425.92 | 93.65% | 243 |
Source: Southwest Florida MLS Matrix, pulled September 26, 2026. Street names only; no house numbers are published. There was no Terramar MLS closing between November 2023 and February 2025.
Read down the living-area column and the pattern is plain. Terramar's plans cluster between 2,758 and 3,287 square feet, with two smaller homes at 2,007 and 2,314. Within that cluster, the price per square foot ran from $332.40 to $628.10, almost double. Two pairs make the point:
We cannot see inside those houses from the record, and the MLS does not tell us whether they are the same houses. What the pairs show is that at Terramar the renovated golf home and the original-condition golf home are different products, and a seller who prices from the neighborhood median will be wrong in one direction or the other.
Terramar's median sold-to-final-list ratio of 93.65% over 48 months is below the Olde Cypress figure of 96.19% for the same window and well below the community's 12-month 97.52%. The spread is wide: 77.87% at the low end, one full-price sale at the top. Days on market split into two groups: five closings came in 11 days or fewer and two more in 20 and 31 days, while four took 96 to 275 days. That is the signature of a neighborhood where well-priced homes sell almost at once and overpriced homes wait, then sell for less.
Street | List price | Bedrooms and baths | Living sq ft | List price per living sq ft (our arithmetic) | Days on market, September 26, 2026 |
|---|---|---|---|---|---|
Terramar Drive | $1,825,000 | 3 plus den, 3 baths | 2,816 | $648.08 | 133 |
Terramar Drive | $1,669,900 | 3 plus den, 3 baths | 3,255 | $513.03 | 17 |
Source: Southwest Florida MLS Matrix, pulled September 26, 2026; no Terramar listing was pending or contingent. A list price is an ask, not a sale.
The $1,825,000 ask sits above every Terramar closing except the $1,900,000 April 2025 sale and asks more per square foot than any Terramar home has sold for in four years; the $1,669,900 ask sits above nine of the eleven closings. That is not a criticism of either seller; it is the reason we price Terramar homes from the specific comparable sales, not from the listings next door.
Two actives against three closings in twelve months is about 8 months of supply at the recent Terramar pace, or about 6.9 months at the 24-month pace (our arithmetic), against about 2.3 months for all of Olde Cypress on the same date. One sale moves these figures a lot; read them as a sign that buyers have choice, not a trend.
Window to August 29, 2026 | Recorded qualified sales | Median recorded price | Range |
|---|---|---|---|
12 months | 4 (small sample) | $1,137,000 (mean of $1,099,000 and $1,175,000) | $1,075,000 to $1,750,000 |
24 months | 7 (small sample) | $1,099,000 (observed) | $850,000 to $1,900,000 |
36 months | 8 (small sample) | $1,137,000 (mean of $1,099,000 and $1,175,000) | $850,000 to $1,900,000 |
60 months | 16 | $1,397,500 (mean of $1,395,000 and $1,400,000) | $850,000 to $1,900,000 |
120 months | 28 | $975,000 (mean of $950,000 and $1,000,000) | $556,000 to $1,900,000 |
All history since 2000 | 118 | $699,650 (mean of $699,300 and $700,000) |
Source: Collier County Property Appraiser recorded qualified sales (qualified, improved, over $100,000), data file dated August 29, 2026.
The county file agrees with the MLS: the five-year median reflects the 2022 and 2023 sales, and the shorter windows sit lower after three 2025 sales at or under $1,075,000.
This is a public-record sale, not one of ours. The most recent Terramar closing in the record is a three-bedroom-plus-den, three-bath home of 2,858 living square feet on Terramar Drive. It had been on the MLS for 96 days at a final list price of $1,900,000 and closed in March 2026 at $1,750,000, 92.11% of list and $612.32 per living square foot (Southwest Florida MLS Matrix, pulled September 26, 2026). The county file records the deed on March 6, 2026 at the same $1,750,000; the MLS close date is March 12, and the two records carry different dates because they record different events.
Three things make it worth studying. First, it is the second-highest Terramar sale of the last four years, behind only the $1,900,000 sale of April 2025. Second, a home with the same 2,858 square foot living area closed at $950,000 eleven months earlier, so the $800,000 gap is condition, finish and setting, not size. Third, the seller took $150,000 off the final ask and waited more than three months, which is the Terramar pattern at the top of the range: the buyers exist, but they negotiate. A Terramar seller whose home is finished to that level should expect a buyer to cite both sales. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and this is the level of detail we bring to every Terramar price.
Terramar at Olde Cypress held 2 of the 5 active listings in all of Olde Cypress on September 26, 2026, both on Terramar Drive, asking $1,825,000 and $1,669,900, against a 12-month Terramar median sale of $1,099,000 on three closings. When the asks sit that far above the recent sales, the seller who prices to the condition of the house, with the estoppel and flood file already in hand, is the seller who closes.
Selling a Terramar at Olde Cypress home? Get a free Terramar at Olde Cypress home valuation or call Jesse direct at (239) 898-6072.
Buying at Terramar at Olde Cypress? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Terramar at Olde Cypress has 118 county-recorded qualified sales since its first in 2000, at an all-history median of $699,650, and its yearly median moved from $600,300 in 2000 to a $1,460,000 high in 2022 before settling at $1,075,000 for 2025, with no qualified sale recorded in 2024.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
Because Terramar never reaches ten MLS closings in a single year, the county's recorded sales are the only way to see its price history as a line rather than a scatter. Every year below is a small sample; read the shape, not any one year.
Year | Qualified sales | Median recorded price |
|---|---|---|
2000 | 1 | $600,300 |
2001 | 5 | $645,000 |
2002 | 12 | $650,000 |
2003 | 13 | $679,900 |
2004 | 17 | $710,000 |
2005 | 10 | $880,000 |
2006 | 2 | $968,000 |
2007 | 6 | $841,500 |
2008 | 2 | $715,000 |
2009 | 1 | $650,000 |
2010 | 3 | $505,000 |
2011 | 2 | $636,250 |
2012 | 6 | $586,500 |
2013 | 2 | $642,500 |
2014 | 2 | $580,000 |
2015 | 2 | $675,350 |
2016 | 4 | $652,500 |
2017 | 1 | $810,000 |
2018 | 1 | $645,000 |
2019 | 3 | $620,000 |
2020 | 4 | $617,500 |
2021 | 4 | $679,000 |
2022 | 4 | $1,460,000 |
2023 | 4 | $1,400,000 |
2024 | 0 | No qualified sale recorded |
2025 | 5 | $1,075,000 |
2026, recordings through May 22 | 2 | $1,424,500 |
Source: Collier County Property Appraiser recorded qualified sales, data file dated August 29, 2026. Even-count medians are the mean of the middle pair.
Build-out, 2000 to 2005. Fifty-eight of Terramar's 118 recorded sales came in the first six years (our arithmetic), when the homes were new or nearly new, at medians of $600,300 to $880,000.
The long flat stretch, 2006 to 2021. For sixteen years the yearly median ran between $505,000 (2010) and $968,000 (2006) on one to six sales a year; the 2021 median of $679,000 was below 2005's.
The reset, 2022 onward. The median jumped to $1,460,000 in 2022, no qualified sale was recorded in 2024, and since 2025 recordings have ranged from $850,000 to $1,900,000, the two-market pattern again.
The 2026 preliminary Collier County roll puts the median Terramar just value at $965,006, with a range of $812,141 to $1,177,020 across the 55 homes, and the median total 2026 preliminary tax bill at $7,334. A just value is the county's assessment for taxation, not a price, and it lags the market: the 36-month recorded median of $1,137,000 is about 18% above the median just value (our arithmetic). A seller should not list at the just value, and a buyer should not assume the seller's tax bill.
Terramar at Olde Cypress began on June 21, 2000, when Terramar Development, Inc. recorded the neighborhood declaration at OR 2689, Page 1846, fourteen months after the Olde Cypress master declaration of April 27, 1999; the homeowners association was filed on April 27, 2000, and a 2003 amendment brought in Sussex Homes at Olde Cypress, LLC as successor developer.
Olde Cypress was carved from farmland north of Immokalee Road once planned as The Woodlands. The master declaration was recorded April 27, 1999 at OR 2539, Page 2902, and the county approved the Olde Cypress planned unit development in Ordinance 2000-37, listed on the county's PUD master list dated June 11, 2026. The course architect has said the island-green 12th solved drainage from the surrounding fields, per Golf Digest.
Terramar's own covenants are the oldest recorded neighborhood declaration we found inside Olde Cypress: the Declaration recorded June 21, 2000 at OR 2689, Page 1846, made by Terramar Development, Inc., with the subdivision platted at Plat Book 34, Page 9. The master association hosts it in its public documents library, which is unusual and useful: a buyer can read the recorded Terramar covenants before writing an offer instead of waiting for the closing package.
Terramar at Olde Cypress Homeowners Association, Inc. was filed with the Florida Division of Corporations on April 27, 2000 as document N00000002851 and is active today. Its state record lists an individual registered agent at a Naples office address rather than the master association's management company, which tells a buyer to confirm who issues Terramar's estoppel certificate before the contract's deadlines start running.
On May 12, 2003 an amendment to the Terramar declaration was recorded at OR 3288, Page 1762, bringing in Sussex Homes at Olde Cypress, LLC as successor developer. That timing matches the county's building footprints: two Terramar homes appear by 2000, 18 by 2002, 20 more by 2004 and the last 15 by 2006. A county development summary dated March 15, 2010, in the April 26, 2011 Board of County Commissioners packet, counted Terramar at 55 homes, the same number on the roll today.
One detail from the 2026 preliminary Collier County roll deserves a line of its own. Terramar's road tract, 2.44 acres, and one common tract are still titled to Terramar Development, Inc., not to the Terramar homeowners association, while the other Olde Cypress neighborhood associations hold their own tracts. Santa Rosa's association, for comparison, owns its road tract on the same roll. For a Terramar buyer this is a question for the title agent and closing attorney, who can confirm how the road and common area are held and insured; it is not, on its own, a reason to avoid the neighborhood.
Terramar at Olde Cypress homes are detached one-family golf-course houses built from 2000 to 2006, with MLS living areas from 2,007 to 3,287 square feet, two to four bedrooms, most with a den, on lots of 9,003 to 19,454 square feet with a median of 10,479, and every lot backs onto the course.
The eleven MLS closings since 2022 are the best public description of what Terramar homes are, because the MLS records living area, which the county roll does not:
Measure (11 MLS closings, 48 months to September 26, 2026) | Figure |
|---|---|
Smallest living area | 2,007 sq ft (3 bedrooms, 2 baths) |
Largest living area | 3,287 sq ft (3 bedrooms plus den, 3.5 baths) |
Most common configuration | 3 bedrooms plus den, 3 or 3.5 baths (7 of 11) |
Four-bedroom homes | 2 of 11 (2,758 and 3,025 sq ft) |
Two-bedroom-plus-den homes | 1 of 11 (2,314 sq ft) |
Plans that sold more than once | 2,816 sq ft and 2,858 sq ft, twice each |
Source: Southwest Florida MLS Matrix, pulled September 26, 2026.
The county building record counts garages and covered areas, so it is not living area and we do not publish it as such.
Terramar lots on the county parcel map run from 9,003 to 19,454 square feet, median 10,479, which the roll expresses as a median of about 0.24 acre. All 55 lots sit within 10 feet of the golf course parcel on the county map, a test the Olde Cypress community guide applied to every neighborhood. Only Santa Rosa (27 of 27), Egret Cove (18 of 18) and Biscayne Place (8 of 8) match that 100% share, and each is smaller. Lakes inside the golf parcel count as golf in that test, so some Terramar lots with lake-and-fairway views are counted simply as golf.
The 2026 preliminary Collier County roll dates the Terramar homes from 2000 to 2006, median 2003; county footprints show 20 homes by 2002, 19 more in 2004 and 16 in 2006. The first statewide Florida Building Code took effect in 2002, so roughly a third of Terramar likely predates it. Many older homes have since been re-roofed and fitted with impact glass, which is why the roof date, the opening product approvals and the wind mitigation report matter so much for insurance and resale.
A Terramar 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, bocce, the fitness center and the pool; golf is a separate, optional membership, and inside Terramar itself the association maintains the streets and basic exterior landscaping.
Terramar has no clubhouse or pool of its own that we found in the public record. What the neighborhood association provides, through the quarterly invoice that includes the master share, is the common grounds and basic exterior landscaping of each home, per the master association's About page. That is why Terramar front yards look uniform and why a seller's landscaping budget is smaller than in a non-association neighborhood.
Section 14.02 of the 2019 restated master declaration 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." Social membership covers the clubhouse, dining, tennis, pickleball and fitness; golf only as a golf member's guest.
Club facility | What the club describes | Source |
|---|---|---|
Golf course | 18 holes, par 72, built 1999, 6,711 to 4,132 yards over eight tee options, island-green 12th hole | |
Clubhouse | Rebuilt in a $16 million renovation, Phase I reopened early March 2026, Greenside Grille and outdoor bar late April 2026 | Business Observer, March 6, 2026; Golf Guide, April 28, 2026 |
Tennis and pickleball | Four clay tennis courts with stadium seating, two pickleball courts | |
Fitness | A 4,000 square foot fitness center with classes | |
Wildlife and preserve holes | Holes 13 and 14 play through preserve with no homes |
Golf is a separate purchase, Full Golf or Associate Golf, open to residents and non-residents as of September 2026. The club is non-equity and privately owned and does not publish initiation fees or dues. 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; the membership office at (239) 596-4797 gives the current number. One club figure is first-party: a $1,950 annual private cart fee, per the club's Club Insider article on Naples private clubs.
The club states on its About Us page that it has no member assessments and no food and beverage minimum, and it reports that the 2021 course renovation and the 2025 to 2026 clubhouse renovation were funded by the owner without a member assessment. Those are club policies stated by the owner, not recorded covenants, and a Terramar buyer weighing ten years of club cost should read the current membership documents at contract.
Every Terramar home is reached through one staffed gatehouse on Treeline Drive, about 0.12 mile east of Logan Boulevard North. The clubhouse, courts, pool and range sit west of the gate, outside it. The guard house number is (239) 592-5381, and the master declaration disclaims any warranty of the gate or security service.
Terramar at Olde Cypress HOA fees are billed as one quarterly invoice from the Terramar association that includes the owner's share of the Olde Cypress master association, but neither association publishes the dollar amount outside its resident portal, so the reliable figure for a specific home is the estoppel certificate issued at contract.
The master association's About page explains that owners receive quarterly invoices from their neighborhood association that include the neighborhood costs plus the owner's share of the master association, and that the fee covers common-ground landscaping, streetlights, signage, paving and stormwater, and basic exterior landscaping of each home. Under Sections 8.03 and 8.04 of the restated master declaration the master share is allocated by "Value," with each lot counting 1.00, and assessments are paid quarterly in advance.
We found no first-party Terramar budget or fee schedule in the public record in September 2026. A listing's "HOA fee" is typed in by an agent and may omit the master share. The reliable answer is the estoppel certificate, which under section 720.30851 of the Florida Statutes states the regular assessment, its frequency, any balance and any capital contribution or transfer fee due at closing.
Olde Cypress has no community development district. The county's CDD layer shows none over the community, the Florida Commerce dissolved special districts list names none, and a 2025 Olde Cypress tax bill carries one non-ad valorem line, District 1 garbage at $261.91. Terramar's roads and stormwater are paid for through the association invoice, not a CDD bond.
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 set by the Board from time to time. We could not locate the current amount in any public document, and we did not find a Terramar-level transfer fee or capital contribution either. The estoppel certificate states what applies to the specific home.
Selling? Order the estoppel early and start with a free Terramar 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.
Owning in Terramar at Olde Cypress means five cost layers: the quarterly Terramar invoice with the master share, mandatory club social dues set by the club, optional golf, one-time charges at purchase, and property tax at 9.5058 mills (2025 rate), where the median 2026 preliminary Terramar bill is $7,334.
Layer | Terramar figure | Period | Source |
|---|---|---|---|
Terramar association invoice, including the master share | Not published (resident portal only) | Quarterly | Master association About page; estoppel certificate |
Club social membership | Mandatory; dues set by the club, not published | Annual | Restated declaration Section 14.02; club membership page |
Club golf membership | Optional; initiation and dues not published | Initiation plus annual dues | Club membership office, (239) 596-4797 |
Private cart fee | $1,950 | Annual | Club Insider article |
Master working capital contribution | Board-set; amount not located | Once, at transfer | Restated declaration Section 8.13 |
Estoppel certificate | Up to $299 for a current account | Once, at sale | Section 720.30851, Florida Statutes |
Property tax | Median 2026 preliminary total $7,334 (n = 55) | Annual | Collier County Property Appraiser, 2026 tax roll |
Garbage, non-ad valorem | $261.91 on the 2025 example bill | Annual | 2025 Collier County Tax Collector bill |
Flood insurance, context | Median $1,259 for single-family NFIP policies in ZIP 34119 | Annual | OpenFEMA NFIP policies, September 8, 2026 |
Lease application and deposit | $100 fee and $1,000 refundable deposit per lease | Per lease |
The median Terramar bill of $7,334 on the 2026 preliminary roll is a seller's bill, shaped by 36 homestead exemptions and the Save Our Homes cap. Across the 366 homes of the original Olde Cypress zoning district, the median 2026 preliminary bill is $6,361 with a homestead exemption and $9,176 without one. A buyer does not inherit the cap: the year after purchase, the assessed value resets toward just value. As rough arithmetic only, a taxable value of $1,000,000 at the 2025 rate of 9.5058 mills is about $9,506 a year before any exemption; the Property Appraiser sets the actual value, and a homestead exemption lowers it.
Three documents replace every estimate above for one address: the estoppel certificate, confirmed to include the master share; the club membership letter; and the Terramar and master budgets, which show reserves and any pending special assessment.
Selling a Terramar at Olde Cypress home? We assemble that package before listing: request a free Terramar 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.
Terramar at Olde Cypress homes are governed by the Terramar declaration of June 21, 2000 and its 2003 amendment, by the 2019 Amended and Restated Declaration for Olde Cypress, and by each association's rules; where the Terramar rules are stricter than the master rules, the stricter rule applies to a Terramar owner.
The Terramar layer is two recorded documents, both hosted by the master association: the June 21, 2000 declaration (OR 2689, Page 1846) and the May 12, 2003 amendment (OR 3288, Page 1762). Unlike Santa Rosa, whose declaration was restated in 2006 and again in 2011, and unlike the Olde Cypress HOA, restated in 2016, we found no restatement of the Terramar declaration in the master association's library. That makes the Terramar covenants the oldest unrestated neighborhood covenants in the community by our reading, and a buyer's attorney should read them alongside the 2019 master restatement rather than assume the newer master language governs every point. Any later Terramar amendment would be in the Collier County Clerk's Official Records search.
The master document, recorded November 27, 2019 as Instrument 5796524 at OR 5700, Page 1118, sets the rules every Terramar owner shares with the other eight neighborhoods:
Terramar at Olde Cypress is not a 55-and-older community on the record we read: the master association describes Olde Cypress as nine neighborhoods of single-family homes, the recorded declarations we reviewed impose no age restriction, and the club sells memberships to residents of every age, so Terramar homes can be sold to any qualified buyer.
A community that claims the federal housing-for-older-persons exemption must meet the conditions set out in Florida's fair housing law, section 760.29 of the Florida Statutes, including published policies and age verification. We found nothing of that kind for Terramar or Olde Cypress. For a seller, that means the full buyer pool is open; for a buyer, it means no age paperwork at closing. As always, ask the association to confirm in writing if it matters to you.
Terramar at Olde Cypress homes can be leased under the Olde Cypress master rules: a written lease of at least 60 days, no more than four leasehold interests per parcel per calendar year, the whole home only, and board approval with a $100 application fee and a $1,000 refundable common area deposit; the Terramar association may add its own conditions.
Rule | Master requirement | Source |
|---|---|---|
Minimum lease term | 60 days, in writing | Restated declaration Section 9.13; 2013 leasing amendment, OR 4874, Page 3783 |
Leases per year | No more than four leasehold interests per parcel per calendar year | Same |
What may be leased | The whole parcel only; no subleasing or room rentals | Same |
Timeshare or home swap | Counts as a lease | Same |
Approval | Board application with credit and background check; the Board acts within 5 business days or the application is deemed denied | Same |
Fees | $100 application fee; $1,000 refundable common area deposit | Same |
Neighborhood rules | The Terramar association may add stricter requirements | Master declaration |
Four leases a year at a 60-day minimum makes a seasonal rental workable; a weekly vacation rental is not. The club's rules on tenant use of its facilities are in its membership documents, so ask the membership office before advertising club access, and budget the application fee up to four times a year.
Terramar at Olde Cypress owners may keep common household pets such as dogs, cats and birds under Section 9.18 of the Olde Cypress master declaration; pets must be leashed outdoors, may not be left unattended or tethered on lanais, porches, common areas or in garages, and livestock, poultry and reptiles are prohibited.
The Board can require removal of a nuisance pet, and fences and dog runs need architectural approval. We found no Terramar-specific breed or size limit in the public record; read the Terramar declaration and rules before buying with a large dog. Fairway Preserve's breed limits, outside the gate, do not apply here.
Terramar at Olde Cypress is a Chapter 720 homeowners association, not a condominium, so a Terramar seller owes the buyer the section 720.401 disclosure summary before the contract is signed, and the association's estoppel certificate under section 720.30851 sets the payoff figures at closing; no condominium milestone or structural reserve rules apply.
Under section 720.401 of the Florida Statutes, a prospective buyer of a parcel in a mandatory homeowners association must receive a disclosure summary before signing the contract, stating that membership is mandatory, that recorded covenants govern use, and that assessments are owed and may change. If the summary is not provided before the contract is signed, the contract is voidable by the buyer. At Terramar that summary should also flag the mandatory club social membership. We attach it to every Terramar listing before the first offer arrives.
The Terramar association issues the estoppel certificate under section 720.30851. The 2024 amendments, effective July 1, 2024, cap the fee at $299 for a current account, with $119 more for expedited delivery and $179 more if the account is delinquent, per the House staff analysis of HB 979. The certificate is valid for 30 days, or 35 if delivered electronically.
A Terramar seller also gives the property tax disclosure summary required by section 689.261, which warns that a buyer's taxes may be higher than the seller's, and carries the common-law duty set in Johnson v. Davis (Fla. 1985) to disclose known facts materially affecting value that a buyer cannot readily observe. An "as is" contract does not remove that duty. For a Terramar home, flood letters, roof age and any storm repairs are the items buyers ask about first.
Every home behind the Olde Cypress gate is a single-family parcel under Chapter 720. Florida's condominium milestone inspection and structural integrity reserve study rules apply to condominium and cooperative buildings of three stories or more, such as the Fairway Preserve condominium outside the gate, not to Terramar.
Terramar at Olde Cypress sits on FEMA panels effective May 16, 2012 that put 7 of its 55 home footprints wholly in Zone AH, 31 partly and 17 wholly in Zone X, while FEMA's March 20, 2025 preliminary map, not yet effective, places all 55 in Zone X; lenders decide flood insurance per building.
We overlaid each Terramar home's building footprint on FEMA's effective National Flood Hazard Layer. Seven footprints sit wholly in Zone AH, the shallow ponding zone; 31 touch it partly, many by only a sliver of a lanai or garage corner; and 17 sit wholly in Zone X. The nearest base flood elevation lines read 11.5 to 12.5 feet NAVD88; Terramar is the only neighborhood in the original Olde Cypress zoning district whose nearest lines dip to 11.5 feet. Four Terramar lots touch Zone AE along a lake edge. The zone line runs lot to lot, so a neighbor's answer is not yours.
Terramar footprint test, effective 2012 map | Homes |
|---|---|
Wholly in Zone AH | 7 |
Partly in Zone AH | 31 |
Wholly in Zone X | 17 |
Lots touching Zone AE along a lake edge | 4 |
Nearest base flood elevation lines | 11.5 to 12.5 ft NAVD88 |
Source: FEMA effective National Flood Hazard Layer overlaid on Collier County building footprints and parcels, computed September 23, 2026 for the Olde Cypress community guide.
Every FEMA determination letter the Olde Cypress research team pulled for these streets names the flooding source as ponding and overland flow: heavy rain collecting in low ground, not water from the Gulf. Zone AH is a Special Flood Hazard Area, usually one to three feet of shallow flooding with a base flood elevation, so a federally backed mortgage on a building mapped inside it requires flood insurance. There is no Zone VE, no Limit of Moderate Wave Action and no Coastal High Hazard Area anywhere in Olde Cypress.
On June 12, 2012 FEMA issued LOMA 12-04-5230A, a grouped letter that removed three Terramar lots, along with one Strada Bella lot, from the Special Flood Hazard Area to shaded Zone X, against base flood elevations of 11.5 and 12.3 feet for the Terramar lots. A letter of map amendment is address-specific: it covers the lots named and nothing next door. Any Terramar owner can search the address on the FEMA Flood Map Service Center.
Collier County's elevation certificate archive holds one certificate on Terramar Drive, filed with a 2017 building permit. It records map panel 12021C0212H, Zone X, a top of bottom floor at 15.4 feet NAVD88 and adjacent grades of 14.5 to 14.8 feet. That floor sits about three feet above the 11.5 to 12.5 foot base flood elevation lines nearest Terramar. It is one house, not a survey of the neighborhood; the certificate for the specific home is the only number that counts.
FEMA's preliminary National Flood Hazard Layer places all 55 Terramar homes in Zone X. It is not effective yet: Collier County opened the 90-day appeal period on August 19, 2026 and targets summer 2027 for the new maps to take effect, per its August 2026 announcement. Until then, the 2012 map governs lending and insurance, and the preliminary map can change on appeal.
Hurricane Irma, September 10, 2017, brought a 112 mph gust at the National Weather Service's North Naples station, per the NWS Miami Irma report; 88 of ZIP 34119's 124 all-time NFIP claims date from 2017 in OpenFEMA's claims data. Ian's 2022 surge concentrated south and west of US 41, per the NWS Ian summary, and no NFIP claim in the block group containing Olde Cypress is coded to Ian. We found no report naming Terramar for storm damage; sellers should disclose any repairs.
No public agency publishes a homeowners or wind premium for Terramar, and we will not invent one. For flood, OpenFEMA's policy data as of September 8, 2026 shows a median single-family NFIP cost of $1,259 a year in ZIP 34119. Unincorporated Collier County is CRS Class 5 in FEMA's Community Status Book, a 25% discount inside the Special Flood Hazard Area and 10% outside it. Citizens' Collier homeowners policies fell from 6,042 at the end of 2024 to 1,839 by August 31, 2026, per its county detail report, as private carriers wrote more of the market.
Sellers: put the elevation certificate, any LOMA and the flood policy in the listing file before the first showing. Buyers: ask for them early and let your lender make the flood determination for the specific building.
As Top 1% Real Estate Agents Nationally Since 2008, we put the flood file together before the first showing. Selling a Terramar home? Flood paperwork presented correctly protects your price: get a free Terramar 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.
Terramar at Olde Cypress homes 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, and all three schools earned an A from the state in 2024, 2025 and 2026.
School | Grades | 2026 grade | Share of points, 2026 | Road miles from the Olde Cypress entrance |
|---|---|---|---|---|
PK to 5 | A | 85%, the top elementary score in Collier County | 1.2 | |
6 to 8 | A | 79% | 2.8 | |
9 to 12 | A | 75%, second among Collier high schools | 6.0 |
Sources: Collier County Public Schools address lookup, 2026-2027, queried September 23, 2026 (Terramar Drive tested); grades from the Naples Daily News republication of Florida Department of Education data and its July 22, 2026 report; distances by OSRM routing without traffic.
The district's own lookup returned the same three schools for 453 of 453 address records on the single-family streets behind the gate, and showed no rezoning against 2025-2026 for any address tested. Some online sources say Gulf Coast High for "Olde Cypress"; that describes Fairway Preserve, the condominium outside the gate, not Terramar. School assignments can change, so confirm a specific address on the district's zone map before you rely on it.
Terramar at Olde Cypress's county record shows 55 single-family parcels on the 2026 preliminary roll, a road tract and a common tract still titled to the original developer rather than the association, one elevation certificate filed with a 2017 permit, and three FEMA-removed lots; permit histories for individual homes live with Collier County.
The 2026 preliminary Collier County roll carries 55 Terramar single-family parcels, 43 on Terramar Drive and 12 on Terramar Court, built 2000 to 2006, with a median just value of $965,006 and a median preliminary tax bill of $7,334 (Collier County Property Appraiser, 2026 tax roll). The roll is preliminary until certified, and the certified bills issue in November 2026.
As covered in the origins section, the 2.44-acre road tract and one common tract remain titled to Terramar Development, Inc. The buyer's title agent can say whether the title commitment raises an exception; in Collier County the buyer customarily chooses that agent.
We did not pull the Collier County permit history for each of the 55 homes, and we did not read every Terramar-specific board document. Roof permits, window and door permits, pool permits and any open permit for a specific address come from Collier County's permit records; the seller's disclosure and a permit search belong in every Terramar contract's inspection period.
Terramar at Olde Cypress is built out, and the changes nearby are mostly roads: Collier County rates the Immokalee Road segment in front of Olde Cypress over capacity, Vanderbilt Beach Road Extension Phase I opened in July 2026, FDOT plans a diverging diamond at I-75 Exit 111, and the regional program funds $20.5 million of Immokalee Road work in fiscal 2028.
The Immokalee Road link from Logan Boulevard to Collier Boulevard ran at 113.4% of peak-hour capacity, level of service F, in the 2024 AUIR and 103.4%, still F, in the 2025 AUIR. Logan Boulevard, which the Olde Cypress gate opens onto, ran at 77.1%, level C. Terramar's position on the west side of the community means a short drive to that single entrance.
South of Immokalee Road a 159-unit apartment community, The Karlyn, was under construction, and the Laurel Oak Elementary and Gulf Coast High campus sits directly across from the community. East of Olde Cypress the North Collier Fire district owns about 19 acres with no published plan, on the opposite side from Terramar. West of Olde Cypress sits Longshore Lake, a built-out community.
Daily life at Terramar at Olde Cypress runs through one staffed gate on Treeline Drive off Logan Boulevard North, about 1.6 road miles from I-75 Exit 111, with public open houses allowed only on weekend afternoons and no overnight street parking inside the community.
The master association's Realtors Information page allows public open houses only on Saturday and Sunday from noon to 5 p.m., with signs from the guard house against a $20 refundable deposit and one standardized green wooden For Sale sign; at other times buyers come with an agent or owner.
No vehicle may be parked on Olde Cypress streets overnight, vehicles are to be garaged overnight, and no more than two cars may sit in a driveway. Golf carts may run on community streets under master rules, which on Terramar's golf-course lots makes a cart practical for the ride to the range and clubhouse.
Destination | Road miles | Modeled minutes, no traffic |
|---|---|---|
I-75 Exit 111 | 1.6 | About 3 |
Laurel Oak Elementary | 1.2 | About 3 |
NCH Emergency Department Northeast | 2.4 | Not modeled |
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 |
Coconut Point, Estero | 14.5 | About 22 |
Southwest Florida International Airport terminal | 21.1 | About 27 |
Source: OSRM routing on OpenStreetMap roads from the Treeline Drive and Logan Boulevard North intersection, run September 23 and 26, 2026, free-flow speeds. In season Immokalee Road runs slower; round up. Terramar sits on the west side of the community, so add a short internal drive from the gate.
Terramar at Olde Cypress is the mid-priced, all-golf neighborhood of the nine: its 48-month MLS median of $1,400,000 on 11 closings matches the whole community's, it sits below Da Vinci Estates, Santa Rosa and the Units One, Two and Three streets on median price, above Lantana and Santorini Villas, and its median just value ranks it below Santa Rosa and Lantana.
Neighborhood | Homes (2026 roll) | Product | Roll year built | MLS closings, 48 months | MLS median sold, 48 months | Median $ per living sq ft, 48 months | County qualified sales, 36 months (n, median) | Median 2026 preliminary just value |
|---|---|---|---|---|---|---|---|---|
Terramar | 55 | Detached, all golf | 2000 to 2006 | 11 | $1,400,000 | $446.14 | 8, $1,137,000 (small sample) | $965,006 |
Units One, Two and Three | 185 | Detached | About 1999 to 2007, a few later | 31 | $1,450,000 | $475.59 | 20, $1,280,000 | $1,195,234 |
Santa Rosa | 27 | Detached, all golf | 2000 to 2007 | 4 (small sample) | $1,556,250 (mean of $1,512,500 and $1,600,000) | $501.70 | 3, $1,512,500 (small sample) | $1,079,324 |
Lantana | 122 | Detached | 2013 to 2016 | 28 | $1,335,000 (mean of $1,320,000 and $1,350,000) | $531.60 | 18, $1,285,000 | $1,045,298 |
Da Vinci Estates | 60 | Detached estate | 2002 to 2014 | 17 | $2,150,000 | $568.97 | 12, $2,387,500 | $1,657,416 |
Santorini Villas | 55 | Attached paired villas | 2000 to 2005 | 13 | $645,000 | $335.69 | 11, $640,000 | $558,186 |
Strada Bella | 18 | Detached estate | 2003 to 2013 | 1 | One sale, $1,775,000 | $489.39 (one sale) | 1, $1,775,000 | $1,365,158 |
Egret Cove | 18 | Detached, all golf | 2000 to 2002 | 2 | Two sales, $1,025,000 and $1,200,000 | $375.08 (two sales) | 0 | $828,724 |
Biscayne Place | 8 | Detached estate, all golf | 2003 to 2007 | 0 | No MLS closing | 0 | $1,704,810 | |
All Olde Cypress | 548 | 107 | $1,400,000 | $489.39 | 72, $1,302,500 |
Sources: Southwest Florida MLS Matrix, pulled September 26, 2026, closings September 27, 2022 to September 26, 2026, assigned by street; Collier County Property Appraiser recorded qualified sales, data file dated August 29, 2026; Collier County Property Appraiser, 2026 tax roll (preliminary). Small samples are labelled; a single sale is listed, never turned into a median. MLS price per square foot uses living area and is not comparable with county figures.
Three readings stand out. First, Terramar is the value entry to an all-golf neighborhood: of the four neighborhoods where every lot backs onto the course, Terramar has the most homes and a lower median just value than Santa Rosa at Olde Cypress and Biscayne Place, with only Egret Cove lower. Second, Terramar's $446.14 median per living square foot is the lowest of the detached neighborhoods with more than two MLS sales, above only Santorini's attached villas and Egret Cove's two sales, which is where an early-2000s golf home in mixed condition trades. Third, Terramar is one of five neighborhoods with ten or more MLS closings in four years, so its median is a real number, not an anecdote.
Lantana at Olde Cypress, built 2013 to 2016, sold at a $1,335,000 median over the same 48 months at $531.60 per living square foot, and led the community with 8 closings in the last 12 months. A buyer choosing between them is choosing between a newer home, mostly on a lake, and an older home on the golf course: Lantana has 66 lake-adjacent lots and 13 golf lots on the county map, Terramar has 55 golf lots. Da Vinci Estates is a different price class altogether, at a $2,150,000 median.
The 185 homes of the Olde Cypress HOA, covered on the Units One, Two and Three at Olde Cypress guide, recorded a $1,450,000 48-month median on 31 closings, close to Terramar's, but they include Lone Pine Lane's lower-priced homes and Wild Orchid Court's higher-priced ones. Strada Bella and Biscayne Place are estate enclaves with larger lots and almost no recent sales. Santorini Villas is the attached-villa alternative, the least expensive way through the gate. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price every one of the nine from its own sales.
Terramar and Santa Rosa at Olde Cypress are the two closest matches inside the gate: both are detached golf-course neighborhoods of the early 2000s with every home on the course and lots of about a quarter acre, but Terramar is twice the size, sells more often and has recently sold lower, while Santa Rosa's few recent sales ran higher.
Measure | Terramar at Olde Cypress | Santa Rosa at Olde Cypress |
|---|---|---|
Homes (2026 preliminary roll) | 55 | 27 |
Streets | Terramar Dr (43), Terramar Ct (12) | Monteverde Way (26), Olde Cypress Dr (1) |
Roll year built | 2000 to 2006, median 2003 | 2000 to 2007, median 2005 |
Golf frontage | 55 of 55 | 27 of 27 |
Median lot | 10,479 sq ft (about 0.24 acre) | 9,907 sq ft (about 0.23 acre) |
Median 2026 preliminary just value | $965,006 | $1,079,324 |
Median 2026 preliminary total taxes | $7,334 | $7,692 |
Homestead share | 36 of 55 (65.5%) | 18 of 27 (66.7%) |
MLS closings, 48 months | 11 | 4 (small sample) |
MLS median sold, 48 months | $1,400,000 | $1,556,250 (mean of $1,512,500 and $1,600,000) |
Median $ per living sq ft, 48 months | $446.14 | $501.70 |
Median sold-to-list, 48 months | 93.65% | 94.81% |
Median days on market, 48 months | 20 | 27.5 |
Active listings, September 26, 2026 | 2 | 0 |
Effective 2012 flood map, footprints wholly in Zone AH | 7 of 55 | 12 of 27 |
Preliminary 2025 flood map | All 55 in Zone X | All 27 in Zone X |
FEMA letters on file | LOMA 12-04-5230A (three lots, 2012) | Three structure-removal letters, 2017 to 2022 |
Association | Terramar at Olde Cypress Homeowners Association, Inc., filed 2000 | Santa Rosa at Olde Cypress Homeowners' Association, Inc., filed 2001 |
Declaration | Original 2000 declaration with 2003 amendment | Restated 2006 and 2011 (OR 4722, Page 375) |
Road tract | Titled to the original developer | Owned by the association |
Sources: Collier County Property Appraiser, 2026 tax roll (preliminary); Southwest Florida MLS Matrix, pulled September 26, 2026; Collier County Property Appraiser recorded qualified sales, data file dated August 29, 2026; FEMA National Flood Hazard Layer; the master association's documents library.
Price and pace. Terramar offers 11 MLS closings in four years against Santa Rosa's 4, and two listings on September 26, 2026 against none; Santa Rosa's few sales ran higher, including $1,600,000 and $1,512,500 in December 2025. Flood. On the effective map, 7 of 55 Terramar footprints sit wholly in Zone AH against 12 of 27 in Santa Rosa. Paperwork. Santa Rosa's covenants were restated twice and its association owns its road; Terramar's are the original 2000 set and its road tract is in the developer's name.
Choose Terramar if you want a golf-course home with the most recent sales to price from, a shot at an original-condition home you can renovate, and a lower median just value. Choose Santa Rosa at Olde Cypress if you want a smaller single-street enclave in the middle of the community with somewhat newer construction, and you are prepared to wait for one of its rare listings. Either way, the specific lot, view and condition decide the price more than the neighborhood name.
Selling in either neighborhood? Get a free Terramar at Olde Cypress home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read our Terramar at Olde Cypress buyer's guide and how we represent buyers in Southwest Florida.
Terramar at Olde Cypress offers golf frontage on every lot, the most recent sales evidence of any all-golf neighborhood inside the gate, A-rated assigned schools and no CDD; its drawbacks are unpublished association fees, homes of the early 2000s code era, a wide price spread and an unusual developer-titled road tract.
Selling? Free Terramar valuation, or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or see how we represent buyers.
Selling a Terramar at Olde Cypress home costs the Florida deed stamp tax of $0.70 per $100 of price, about $7,693 on a $1,099,000 sale, the estoppel fee of up to $299, a municipal lien search, the property tax proration and the negotiated brokerage fee; in Collier County the buyer customarily pays the owner's title policy, though the contract controls.
Item | Who customarily pays in Collier County | Terramar example | Source |
|---|---|---|---|
Deed documentary stamp tax, $0.70 per $100 | Seller | $7,693 at $1,099,000; $9,800 at $1,400,000 (our arithmetic) | |
Owner's title insurance policy | Buyer, who usually chooses the closing agent; the contract controls | Not a customary seller cost in Collier County | Florida Department of Financial Services title insurance overview |
Association estoppel certificate | Seller | Up to $299 for a current account | Section 720.30851 |
Municipal lien search | Seller, customarily | Set by the provider | Local custom |
Property tax proration | Credit from seller to buyer | About $3,637 on a $7,334 bill for a June 30 closing (our arithmetic) | |
Deed recording | Buyer | ||
Brokerage compensation | Negotiated; no rate is set by law |
Since August 17, 2024, offers of compensation to a buyer's agent may not appear in the MLS, and buyers must sign a written agreement with their agent before touring, stating the agent's compensation, per the National Association of REALTORS' summary of what the settlement means. A Terramar seller may still offer to contribute to a buyer's agent's fee or offer a closing-cost concession, but it is negotiated off the MLS. We put that conversation in writing at the listing appointment.
If you're searching for a Terramar at Olde Cypress listing agent, or thinking, 'I need someone to sell my Terramar at Olde Cypress home...' you are selling into a golf-course market where two homes of the same size have closed $800,000 apart and where a listing priced from the record sells in days. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
In the last 12 months we tracked all 26 Olde Cypress closings in the Southwest Florida MLS, pulled September 26, 2026, including every one of Terramar's three. 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:
McGreevy and Comisar represented none of these sales, and we state no Terramar track record of our own; we will walk you through all eleven closings on request.
Start with a free Terramar at Olde Cypress home valuation. Jesse follows up with the Terramar sales that fit your home: the same plan size, the same street, adjusted for condition, updates, pool, view and any lease in place. For the full seller playbook, read how we sell homes in Terramar at Olde Cypress; for the community-wide view, see our Olde Cypress seller guide and the Olde Cypress home valuation.
(239) 898-6072, text or call. Confidential conversations welcome.
For a home priced to its condition, yes, but expect competition: two Terramar listings were active on September 26, 2026, about 8 months of supply at the 12-month pace, against about 2.3 months for Olde Cypress as a whole. Listing in the fall reaches the winter buyers who drive Naples golf-community sales.
From same-size Terramar sales in similar condition. The 2,858 square foot plan sold for $950,000 and $1,750,000; the 2,816 square foot plan for $1,400,000 and $1,075,000. Those pairs, not the $1,400,000 median, set the range for your home.
The record says condition drives price here more than size: sold prices per living square foot ran from $332.40 to $628.10 across eleven closings. We cannot see inside those homes from the record, so we price a renovation against the finished comparable, not the cost of the work.
The 48-month median was 20 days, but five of eleven closings came in 11 days or fewer and four took 96 to 275 days. The price on day one decides which group you are in.
The master association rules we reviewed require board approval of leases, and we found no published sale-approval step. Ask the Terramar association whether its own rules add any sale notice or approval step, and order the estoppel early.
Yes, subject to the lease. The buyer takes the lease unless the contract says otherwise, showings go through the tenant, and a closing matched to the lease end draws the widest pool.
Terramar at Olde Cypress owners and buyers work directly with Jesse McGreevy and Marc Comisar, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and checked every Terramar MLS closing since 2022 and every recorded Terramar sale since 2000 before writing this guide.
You can read the longer story 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 Terramar 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 Terramar sits in.
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 Terramar 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
★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Christian Schnabel, verified Google review
★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.” Evie Darnell, 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
Selling a Terramar at Olde Cypress home? Get a free Terramar at Olde Cypress home valuation, or call Jesse direct at (239) 898-6072.
Buying at Terramar at Olde Cypress? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
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 Terramar at Olde Cypress buyer questions are answered from the recorded Terramar and master 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.
A neighborhood of 55 detached golf-course homes on Terramar Drive and Terramar Court inside the gated Olde Cypress community in North Naples, ZIP 34119, with its own homeowners association under the Olde Cypress master association.
This is the Terramar behind the Treeline Drive gate of Olde Cypress. Other Florida subdivisions using the Terramar name are unrelated, and so is Fairway Preserve at Olde Cypress, a condominium outside the gate.
On the west side of Olde Cypress, nearest Logan Boulevard North, north of Immokalee Road and about 1.3 miles east of I-75, reached through the single gate on Treeline Drive.
Fifty-five on the 2026 preliminary Collier County roll: 43 on Terramar Drive and 12 on Terramar Court.
MLS living areas for the eleven closings since 2022 ran from 2,007 to 3,287 square feet, most between 2,758 and 3,287, on lots with a median of 10,479 square feet.
Seven of the eleven recent sales were three bedrooms plus a den; two had four bedrooms, one two bedrooms plus a den, and one three bedrooms and two baths.
From 2000 to 2006 on the 2026 preliminary roll, median 2003.
Two on September 26, 2026, both on Terramar Drive: 2,816 square feet at $1,825,000 (133 days) and 3,255 square feet at $1,669,900 (17 days). None was pending.
Eleven MLS closings in 48 months ran from $850,000 to $1,900,000, median $1,400,000. The last 12 months' three closings were $1,075,000, $1,099,000 and $1,750,000.
The 48-month median was $446.14 per living square foot, ranging from $332.40 to $628.10.
Both, depending on the house. The county's yearly median went from $679,000 in 2021 to $1,460,000 in 2022 and $1,075,000 on five sales in 2025; condition explains most of the spread.
A 48-month median of 20 days. Five of eleven sold in 11 days or fewer; four took 96 to 275 days and closed below their final list price.
Not published outside the resident portal. Owners pay one quarterly Terramar invoice that includes the master share; the estoppel certificate states the exact amount.
No. Olde Cypress has no community development district, and the 2025 example tax bill carries only a garbage non-ad valorem line.
The median 2026 preliminary total bill is $7,334. A buyer's bill resets toward just value; at 9.5058 mills, each $100,000 of taxable value is about $951 a year.
Yes, for social membership, automatically under master Section 14.02. Golf membership is optional.
The club does not publish it. Ask the membership office at (239) 596-4797 and make the written answer part of your contract review.
No. We found no age restriction in the documents we read.
Yes: a written lease of at least 60 days, no more than four leases per parcel per calendar year, board approval, a $100 fee and a $1,000 refundable deposit.
No. The 60-day minimum rules out weekly rentals, and home swaps count as leases.
Yes. Dogs, cats and birds are allowed under master Section 9.18, leashed outdoors and never left tethered or unattended.
On the effective 2012 FEMA map, 7 footprints are wholly in Zone AH, 31 partly and 17 in Zone X. The March 2025 preliminary map, not yet effective, puts all 55 in Zone X.
Your lender decides per building. The median single-family NFIP cost in ZIP 34119 was $1,259 a year in September 2026.
We found no report naming Terramar for Ian flood damage, and no NFIP claim in the Census block group containing Olde Cypress is coded to Ian. Ask the seller for any repair records.
Laurel Oak Elementary, Oakridge Middle and Aubrey Rogers High for 2026-2027, all rated A in 2024, 2025 and 2026.
Yes: the 2.44-acre road tract and one common tract remain titled to Terramar Development, Inc. on the 2026 preliminary roll. Ask your title agent to review it.
Terramar has 55 homes and 11 MLS closings in four years at a $1,400,000 median; Santa Rosa has 27 homes and 4 closings at $1,556,250. Both are all-golf.
Lantana is newer (2013 to 2016), mostly lake-oriented, and sold at a $1,335,000 48-month median on 28 closings; Terramar is older and entirely on the golf course.
In Collier County the buyer customarily chooses the closing agent and pays for the owner's title policy, though the contract controls.
The section 720.401 homeowners association disclosure summary, before the contract is signed; without it the contract is voidable by the buyer.
The estoppel figure, the club's written terms, the elevation certificate and any FEMA letter, the roof date, the wind mitigation report and the permit history.
Public open houses run only Saturday and Sunday, noon to 5 p.m.; otherwise come with an agent. Call Marc at (239) 287-5873.
These Terramar at Olde Cypress seller questions are answered from the Southwest Florida MLS Matrix pulled September 26, 2026, the Collier County recorded sales file dated August 29, 2026, the 2026 preliminary roll, Florida statutes and the Olde Cypress governing documents. McGreevy and Comisar have no Terramar sale of our own in these windows.
It depends on plan, condition and view more than the neighborhood median; eleven closings in 48 months ran from $850,000 to $1,900,000. Start with a free Terramar at Olde Cypress home valuation.
$1,750,000 in March 2026, $1,099,000 in February 2026, $1,075,000 in December 2025 and $1,175,000 on Terramar Court in September 2025.
$1,900,000, a four-bedroom, 3,025 square foot home on Terramar Drive in April 2025, the high in both the MLS and the county file.
Not reliably. With $800,000 between two sales of the same living area, an averaging estimate misprices both renovated and original homes.
The record is thin: Terramar Court has one MLS closing in four years, $1,175,000 for 2,758 square feet, so Terramar Drive sales are the main comparables for both streets.
The record suggests it strongly: sold prices ran from $332.40 to $628.10 per living square foot. We price against finished and unfinished comparables, not the cost of the work.
Loosely. The median just value is $965,006 on the 2026 preliminary roll; the 36-month recorded median is $1,137,000. Never list at the just value.
The 48-month median was 20 days; homes priced above the record waited 96 to 275 days.
Two on September 26, 2026, at $1,825,000 and $1,669,900, about 8 months of supply at the 12-month pace.
The 48-month median was 93.65% of final list price; one of eleven closed at or above list.
Early fall through winter reaches the seasonal buyers; 12 Terramar owners receive tax bills outside Florida. A well-prepared listing sells in any month.
Buyers choosing a golf-course single-family home in a gated North Naples club community, often searching from outside Florida. We market to that search nationally.
Social membership passes by covenant at closing under master Section 14.02. Golf membership terms are set by the club's documents, which we obtain in writing before listing.
Master Section 8.13 allows a working capital contribution at each transfer, set by the Board. The current amount was not located; the estoppel states it.
By Collier County custom the buyer pays for it and chooses the closing agent; the contract controls. It is not a customary seller cost here.
The deed stamp tax at $0.70 per $100 ($7,693 on a $1,099,000 sale), an estoppel fee of up to $299, a lien search, the tax proration and the negotiated brokerage fee.
The section 720.401 disclosure summary before the contract is signed, the section 689.261 property tax disclosure, and known material defects under Johnson v. Davis.
Disclose what you know and provide the elevation certificate and any FEMA letter; a clear explanation of the 2012 and 2025 maps protects your price.
If your footprint partly touches Zone AH on the 2012 map and you hold no letter, ask a licensed surveyor. FEMA removed three Terramar lots in 2012 on letter 12-04-5230A.
It can raise a title question, so raise it with the buyer's title agent early rather than at the commitment.
Yes. A documented roof date, impact openings and a wind mitigation report make a Terramar home easier to insure and to finance.
The one who can show you every Terramar sale since 2022 and build the estoppel, club and flood file before listing. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Cinematic video, drone of the golf frontage, professional photography, our qualified-buyer database and national reach, with off-market discretion when needed.
Yes, Saturday and Sunday from noon to 5 p.m. only, with guard-house signs against a $20 refundable deposit.
Yes, to a qualified buyer from our database; the disclosure summary and estoppel still apply.
You can, but you would carry the disclosure, estoppel, club, flood and title file yourself and price without plan-by-plan comparables.
Social membership follows the home to the buyer; ask the club how dues are prorated and when your obligation ends.
Yes, but the master leasing limits (60-day minimum, four leases a year, board approval) shape what an investor will pay.
Fix what an inspector and insurer will flag first: roof, windows and doors, electrical and plumbing. Cosmetic work is a pricing decision.
The estoppel request, the budgets, the club letter, the elevation certificate and any LOMA, the roof permit, the wind mitigation report and past architectural approvals.
Santa Rosa's four sales at a $1,556,250 median are the closest all-golf comparables, but they are few and somewhat newer homes, so we use them as a check.
Call Jesse direct at (239) 898-6072 or read how we sell homes in Terramar at Olde Cypress.
Every fact in this Terramar at Olde Cypress guide traces to a primary record below. Market figures come from the Southwest Florida MLS Matrix (pulled September 26, 2026, member-only, no public link) and the Collier County Property Appraiser recorded sales file dated August 29, 2026 and 2026 tax roll, cited in the text. Web pages were accessed in September 2026 unless a date is shown. No brokerage, listing portal or IDX feed is cited.
Terramar at Olde Cypress's key documents are published by the master association, the State of Florida, Collier County and FEMA; the table links each to its issuing authority. Any later Terramar amendment is available through the Collier County Clerk's Official Records search.
Document | Issued by | Date | Link |
|---|---|---|---|
Terramar declaration (OR 2689 PG 1846) | Terramar Development, Inc., recorded in Collier County | June 21, 2000 | |
Amendment to the Terramar declaration (OR 3288 PG 1762) | Recorded in Collier County | May 12, 2003 | |
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 | |
Lake Management document | Olde Cypress Master Property Owners Association | October 2024 | |
Club scorecard | The Club at Olde Cypress | current file | |
Floodplain Protection newsletter | Collier County | March 2026 | |
Collier County storm surge zone map | Florida Division of Emergency Management | December 9, 2025 |
Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for Terramar 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.
