Cypress Hammock is a coach-home condominium village of 116 units inside Shadow Wood at The Brooks in Estero, 34135. Fees, rules, flood zone and county sales from public records. Call Jesse at (239) 898-6072. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Cypress Hammock is a coach-home condominium village of 116 residential units in 31 low-rise buildings on Cypress Hammock Circle, inside Shadow Wood at The Brooks in Estero, Florida. The Lee County roll shows the units built from 1999 to 2002, all with an attached garage, in two floor plans of 1,933 and 2,474 heated square feet. The roll ZIP is 34135, the Bonita Springs mailing area, while the community markets as Estero.
McGreevy and Comisar are the team Cypress Hammock sellers call first: Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, with over $900 million in personal sales between Jesse and Marc. Our Domain Realty Group team is the #5 real estate team in Florida (RealTrends 2026). If you are comparing agents, our guide to the best real estate agents in Estero sets local agents side by side on the public record. For Cypress Hammock itself, the Lee County record shows 23 recorded sales in the 36 months to August 19, 2026, at a median of $775,000.
This page is about the Cypress Hammock village at Shadow Wood in Estero, Lee County. The words “cypress hammock” also name a common Florida landscape feature (a cypress stand on a slightly raised wetland island), and parks, preserves and subdivisions elsewhere in the state use the same words, so a search for the name can return places that have nothing to do with this village. Nothing here describes those places. The section on the county record shows how to match a home to this village.
McGreevy and Comisar are the best realtor for Cypress Hammock because value here turns on details most agents never separate: which of 116 look-alike coach homes sold at which price, whether a home is the 1,933 or the 2,474 square foot plan, how the optional Shadow Wood Country Club membership enters the deal, and what the Declaration allows.
Data updated: October 2026 (Lee County recorded sales through August 19, 2026).
If you’re searching for the best realtor for Cypress Hammock at Shadow Wood in Estero, whether you’re ready to sell your Cypress Hammock condo 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. Our Domain Realty Group team also ranks as the #5 real estate team in Florida in the 2026 RealTrends rankings.
Recent Cypress Hammock track record (Lee County recorded sales, DOR-qualified, 36 months from October 2023 to August 19, 2026, the first window with 10 or more sales): 23 Cypress Hammock resales total in the market · highest-priced Cypress Hammock sold: $1,050,000 · median recorded sale: $775,000.
Every figure is a community total across all brokerages, counted from the Lee County Property Appraiser sales file (index built October 7, 2026; newest recorded sale September 25, 2026). In the last 12 months we tracked 10 Cypress Hammock recorded sales, from $495,000 to $900,000, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate.
For Cypress Hammock sellers: premium marketing, cinematic video, drone, professional photography, a qualified-buyer database, discretion and off-market capability when needed.
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Selling your Cypress Hammock condo? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, read our guide to selling a home in Estero, or call Jesse direct at (239) 898-6072 (confidential conversations welcome). Our guide to home values in Estero goes deeper on pricing, costs and disclosure.
Buying a home in Cypress Hammock? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers. Our guide to buying a home in Estero covers offers, inspections, insurance and closing costs.
Cypress Hammock is a village of 116 coach-home condominiums in two floor plans, where the plan, the optional club, the Declaration and the insurance structure shape every purchase. These eight facts are the spine of the page, and each is expanded, dated and sourced in the sections below.
Data updated: October 2026.
This table of contents lists every section of the Cypress Hammock page in the order it appears. Each link jumps to its section, so you can go straight to the Cypress Hammock market, the fees and rules, the flood zone, schools, the Morningside comparison or the seller section.
This table of contents lists every section of the Cypress Hammock page in the order it appears. Each link jumps to its section, so you can go straight to the Cypress Hammock market, the fees, the rules, the flood zone, schools, the Morningside comparison or the seller section.
Cypress Hammock is a village of 116 two-story-or-less coach-home condominiums on a single loop, Cypress Hammock Circle, inside the gated Shadow Wood at The Brooks community in Estero. The homes carry attached garages and sit on land the county roll marks as golf, within reach of the optional Shadow Wood Country Club.
Data updated: October 2026.
The village lies in Estero, ZIP 34135, and one marketing page places it “north of Coconut Road” in Shadow Wood at The Brooks (Naples Condo Boutique, accessed October 29, 2026). Its 117 roll parcels fall between latitude 26.39597 and 26.398933 north, and the roll puts every one in the Village of Estero and the Estero Fire District. For the master community around it, see our page on The Brooks; for nearby villages in the same area, see Spring Run at The Brooks and Copperleaf at The Brooks.
Each building holds two or four condominium units, numbered 101 and 201 (and 102 and 202 in the four-unit buildings), a numbering that reads as ground-floor and upper-floor residences sharing a building, each unit with an attached garage on the roll. The roll records 1,933 and 2,474 heated square feet as the two plans, two or three bedrooms, and a build year from 1999 to 2002.
Day to day, the village is a residential loop with a pool and clubhouse described on a marketing page as a homeowners-only facility (Naples Condo Boutique, accessed October 29, 2026). The roll’s common elements parcel carries a pool flag, and the Declaration governs what the common elements include. The Shadow Wood Country Club, with 54 holes across three courses, sits within the master community and is a separate, optional private club.
Cypress Hammock is not a single-family neighborhood, is not a standalone gated community of its own, and is not the Morningside village on Rosedale Drive. It is also not any of the other places that share the words “cypress hammock” elsewhere in Florida. Club membership is not bundled with the deed on any source we read.
If you are weighing a sale, get a free home valuation or call Jesse at (239) 898-6072. If you are weighing a purchase, call Marc at (239) 287-5873. Both calls start with the county record for your exact plan and building.
Cypress Hammock is on Cypress Hammock Circle in Estero, ZIP 34135, and the Lee County roll lists it under the legal text “CYPRESS HAMMOCK AT THE BROOKS CONDO AS DESC OR 3068 PG 1307” followed by phase, building and unit. Search that text, not the two words “cypress hammock” alone, to separate it from other places.
Data updated: October 2026.
The county parcel layer returned 117 parcels beginning “CYPRESS HAMMOCK AT THE BROOKS” on October 29, 2026. Each unit parcel reads “CYPRESS HAMMOCK AT THE BROOKS CONDO AS DESC OR 3068 PG 1307 PH n BLDG n UNIT nnn”, where n runs from 1 to 31. Official Records Book 3068, Page 1307 is the recorded Declaration of Condominium. We did not read the recorded instrument itself, so every statement about its terms on this page is labeled.
One parcel is the common elements, with legal text “CYPRESS HAMMOCK C/E” that cites Official Records Book 3068, Page 1307 and two later instruments at Book 3415, Page 1196 and Book 3748, Page 565, and that excludes one 2022 instrument. What that 2022 instrument conveyed is not in the sources we read. The roll gives this parcel a Bonita Springs site city, which is one reason the village shows up under both place names.
The roll site city is Estero on 116 of 117 parcels, the ZIP is 34135 on all 117, and the municipality code is the Village of Estero. ZIP 34135 is served from the Bonita Springs post office area, so mailing addresses and some listing sites say Bonita Springs while the community markets as Estero. Both statements are accurate.
Cypress Hammock has 116 residential condominium units in 31 buildings, plus one common elements parcel, on the Lee County roll queried October 29, 2026. Of the units, 58 are the 1,933 square foot plan and 58 are the 2,474 square foot plan, and every unit carries an attached garage.
Data updated: October 2026.
The legal text numbers phases and buildings 1 to 31. Twenty-seven buildings hold four units, and four buildings (numbers 1, 9, 30 and 31) hold two, which gives 108 plus 8, or 116 units. Unit numbers run 101 and 201 in every building and 102 and 202 where a building holds four.
Measure | Count | Source |
|---|---|---|
Residential condominium units | 116 | Lee County parcel layer, October 29, 2026 |
Common elements parcel | 1 | Lee County parcel layer, October 29, 2026 |
Buildings | 31 | Legal text, phases 1 to 31 |
Units on the 1,933 square foot plan | 58 | Roll heated area |
Units on the 2,474 square foot plan | 58 | Roll heated area |
Two-bedroom units | 49 | Roll bedrooms |
Three-bedroom units | 67 | Roll bedrooms |
Units with attached garage | 116 | Roll garage flag |
Units with homestead exemption | 67 | Roll exemption field |
Year built on the roll | Units |
|---|---|
1999 | 38 |
2000 | 20 |
2001 | 46 |
2002 | 12 |
The roll records 59 units at one story and 58 at two stories. In a coach-home building the roll’s per-unit story field describes the unit rather than the building, and the maximum anywhere is two stories. That matters for the reserve study rule discussed in the fees section.
Because 27 of the 31 buildings hold four units and four hold two, most buyers will find a stacked pair of residences over a ground-floor pair. Building numbers on the street (9500 to 9687) are not the same as the phase and building numbers in the legal text, so match a home by unit address and, if needed, by the legal text printed in the title commitment.
The roll shows 67 of 116 units, or 57.8 percent, with a homestead exemption, and 71 of the 117 parcels with an owner mailing address in a different city than the unit. The roll cannot say how many homes are used seasonally, rented or held by an out-of-state owner, and we do not guess.
The Cypress Hammock market recorded 23 sales in the 36 months to August 19, 2026, at a $775,000 median and $347 per heated square foot. The last 12 months show 10 sales at an $815,000 median, so prices have held above the three-year figure, led by the larger plan.
Data updated: October 2026 (Lee County recorded sales, DOR-qualified, index built October 7, 2026).
Southwest Florida MLS figures for Cypress Hammock were not pulled for this edition (October 2026); the sales below are Lee County recorded, DOR-qualified sales, which include sales the MLS never sees.
Window | Sales | Median price | Low | High | Median per heated sq ft |
|---|---|---|---|---|---|
36 months since October 2023 | 23 | $775,000 | $495,000 | $1,050,000 | $347 |
12 months since October 2025 | 10 | $815,000 | $495,000 | $900,000 | $341 |
Since January 2025 | 16 | $755,000 | $495,000 | $905,000 | $345 |
The 23 sales in the 36-month window total $17,832,500, and the 10 in the 12-month window total $7,632,500. Every figure is a community total across all brokerages, counted from the Lee County sales file.
Year | Sales | Median | Low | High |
|---|---|---|---|---|
2016 | 3 | $414,000 | $400,000 | $450,000 |
2017 | 5 | $442,500 | $330,000 | $618,000 |
2018 | 13 | $379,900 | $283,500 | $575,000 |
2019 | 7 | $445,000 | $310,000 | $591,000 |
2020 | 3 | $490,000 | $375,000 | $490,000 |
2021 | 14 | $507,500 | $410,000 | $625,000 |
2022 | 7 | $650,000 | $500,000 | $854,000 |
2023 | 3 | $670,000 | $575,000 | $850,000 |
2024 | 5 | $785,000 | $735,000 | $1,050,000 |
2025 | 8 | $730,000 | $575,000 | $905,000 |
2026 (through August 19) | 8 | $822,500 | $495,000 | $900,000 |
The yearly median rose from $379,900 in 2018 to $822,500 in 2026 on the county file. That is a recorded-sales median, which moves with the mix of plans sold in a year, so read it with the plan split below.
Of the 23 sales in the 36-month window, 14 were the 2,474 square foot plan and 9 were the 1,933 square foot plan.
Plan | Sales | Median | Low | High | Median per heated sq ft |
|---|---|---|---|---|---|
2,474 sq ft, three bedrooms | 14 | $850,000 | $725,000 | $1,050,000 | $344 |
1,933 sq ft | 9 | $670,000 | $495,000 | $785,000 | $347 |
The price per heated square foot is almost the same across plans, $344 against $347, which tells you the plan’s size, not a different quality of home, drives most of the gap in price. These two splits are our arithmetic on the county sheet.
Date | Price | Heated sq ft | Price per sq ft |
|---|---|---|---|
November 2, 2023 | $850,000 | 2,474 | $344 |
December 6, 2023 | $670,000 | 1,933 | $347 |
January 16, 2024 | $900,000 | 2,474 | $364 |
May 7, 2024 | $785,000 | 1,933 | $406 |
June 28, 2024 | $1,050,000 | 2,474 | $424 |
September 10, 2024 | $775,000 | 2,474 | $313 |
September 17, 2024 | $735,000 | 2,474 | $297 |
February 14, 2025 | $905,000 | 2,474 | $366 |
March 6, 2025 | $670,000 | 1,933 | $347 |
April 22, 2025 | $770,000 | 1,933 | $398 |
April 23, 2025 | $630,000 | 1,933 | $326 |
May 1, 2025 | $735,000 | 1,933 | $380 |
May 15, 2025 | $725,000 | 2,474 | $293 |
November 25, 2025 | $575,000 | 1,933 | $297 |
December 19, 2025 | $835,000 | 2,474 | $338 |
January 30, 2026 | $900,000 | 2,474 | $364 |
March 9, 2026 | $702,500 | 1,933 | $363 |
March 20, 2026 | $850,000 | 2,474 | $344 |
March 20, 2026 | $495,000 | 1,933 | $256 |
March 24, 2026 | $795,000 | 2,474 | $321 |
April 15, 2026 | $875,000 | 2,474 | $354 |
May 15, 2026 | $865,000 | 2,474 | $350 |
June 25, 2026 | $740,000 | 2,474 | $299 |
The spread inside one plan is wide: the 1,933 square foot plan sold from $495,000 to $785,000, and the 2,474 square foot plan from $725,000 to $1,050,000. The county record does not carry condition, renovation, view, floor or club membership at closing, so two sales of the same plan can differ by hundreds of thousands of dollars for reasons the file cannot show. That is the work of a valuation, and it is why we price each home against its own plan and recent neighbors rather than the village median.
On the roll, the median county just value is $590,547, from $494,459 to $703,863, while the 36-month recorded sale median is $775,000. Recorded sales ran above the roll’s just values, which is common and says the roll is a tax measure, not a price. Listing agents on outside pages quote other counts and days on market; we do not repeat them here because they are not the county record.
We start with the plan, because the county file shows the 2,474 square foot plan selling in a higher band ($725,000 to $1,050,000 over 36 months) than the 1,933 square foot plan ($495,000 to $785,000). Next comes the sale date, because the yearly median moved from $730,000 in 2025 to $822,500 so far in 2026. Then we adjust for what the record cannot show: renovation, view, floor, building position and whether the seller can offer the optional club path. The result is a range tied to named sales, not a village average.
The homes in Cypress Hammock are coach-home condominiums built from 1999 to 2002 in two plans of 1,933 and 2,474 heated square feet, each with an attached garage and a lanai described by marketing pages as overlooking a lake or golf fairways. The roll records two or three bedrooms and a median just value of $590,547.
Data updated: October 2026.
Fifty-eight units. Forty-nine record two bedrooms and two and a half baths on the live roll, and nine record three bedrooms and three baths. The roll’s just values for this plan run from $494,459 to $564,992, with a median of $511,930.
Fifty-eight units, all three bedrooms and three baths. The roll’s just values for this plan run from $616,103 to $703,863, with a median of $639,181. Listing pages describe a den in some of these homes; we do not count rooms the roll does not record.
The roll records the earliest building year per unit, 1999 to 2002, and a building value for every unit. The roll does not describe roofs, windows or interiors. A listing remark on one sale said the association had recently replaced all roofs, repainted all buildings, installed coach lights and resurfaced the road, with planned landscaping “with no assessment” (Raveis listing, accessed October 29, 2026). That is a listing agent’s remark, not an association record, so ask for the association’s own minutes and reserve schedule.
Plan | Units | Minimum just value | Median just value | Maximum just value |
|---|---|---|---|---|
1,933 sq ft | 58 | $494,459 | $511,930 | $564,992 |
2,474 sq ft | 58 | $616,103 | $639,181 | $703,863 |
All units | 116 | $494,459 | $590,547 | $703,863 |
The roll’s total just value for the 116 units is $66,914,104 as pulled on October 29, 2026.
Cypress Hammock is governed by a condominium association under the Declaration recorded at Official Records Book 3068, Page 1307, and sits inside the larger Shadow Wood at The Brooks community. No dues figure from the association, a budget or a resale certificate was available to us, so this page prints none; ask for the current budget.
Data updated: October 2026.
Under Florida law a condominium is run by a not-for-profit association of unit owners, and the unit owners pay assessments to it (Florida Statutes chapter 718, accessed October 29, 2026). The state corporate record for the Cypress Hammock association (entity name, document number, filing date, registered agent, annual reports) was not available to us when this edition was prepared in October 2026, so none of those details are printed here. You can search the entity on the state’s corporate site, and the association must give a buyer its documents before closing.
The only published dues figure we found is an aggregator’s estimate of $0.27 per square foot per month, with no date and no association document behind it (subdivisions.com, accessed October 29, 2026). We do not print a dollar amount from it. Two sale listings we read carry no fee field at all. Ask the seller for the current budget and the last two years of financials.
The aggregator lists a long set of items as included, from lawn care and pest control to water, sewer, trash, security and reserves. Because that list has no governing document behind it, treat it as a question to put to the association, not as a fact. A Morningside listing on the same site says the association there covers power washing, water and sewer and mulching; each village’s Declaration decides its own list.
Florida’s structural integrity reserve study rule applies to condominium buildings of three habitable stories or higher (Florida Statutes section 718.112(2)(g), accessed October 29, 2026). The roll records Cypress Hammock at one and two stories, so that study is not required for these buildings by that paragraph, though the association’s ordinary reserve duties still apply. A listing remark says planned landscaping comes “with no assessment” and that roofs, paint and roads were recently done (Raveis listing, accessed October 29, 2026). Treat it as a pointer and confirm in the minutes.
A unit owner is jointly and severally liable with the previous owner for all unpaid assessments that came due up to the time of transfer of title (Florida Statutes section 718.116(1)(a), accessed October 29, 2026). That is why a buyer orders an estoppel certificate from the association before closing.
Cypress Hammock sits inside Shadow Wood at The Brooks, which a community page describes as 1,481 homes on 2,492 acres with optional golf, tennis and other memberships (Estero Homes For Sale, accessed October 29, 2026). Whether Cypress Hammock owners also pay a master association assessment was not established from a primary source; the Declaration governs.
Cypress Hammock’s rules on leasing, pets, vehicles and buyer approval sit in the recorded Declaration and the association’s rules, which we did not have in hand for this page. Listings show homes are rented here, but minimum terms and pet limits are not published in a source we read, so request the documents before you offer.
Data updated: October 2026.
Rentals do operate in the village: a Cypress Hammock Circle home was listed for rent at $8,500 and another as a three-bedroom, three-bath rental in 2026 (Raveis and PadMapper listings, accessed October 29, 2026). The minimum lease length, annual lease cap and approval process are not published in a source we read. The Declaration governs; ask for it before you plan to rent.
One rental listing shows a pet policy of “Not Allowed” and one sale listing shows “Number Limit” with no detail (Raveis listings, accessed October 29, 2026). Those are listing fields, not recorded rules, and they disagree in kind. The Declaration and the association’s rules govern pets.
Every unit has an attached garage on the roll. Guest parking, commercial vehicle and trailer rules are not published in a source we read, so the rules and regulations govern.
Some condominium declarations give the board a right to approve a buyer or a lease; whether this one does is not shown in a source we read. If it does, build the approval time into your closing date. Ask the seller’s agent, in writing, whether approval applies.
No recorded age restriction was found for Cypress Hammock. The Lee County roll carries no age data, none of the club, community or listing pages we read describes the village as 55+ or age-restricted, and the Declaration is the document that would say so. Confirm in the Declaration before you rely on this.
Data updated: October 2026.
The roll shows 116 residential units with owner homestead exemptions on 67 of them, but the roll does not record the age of any resident. A marketing page describes the village without any age language (Naples Condo Boutique, accessed October 29, 2026). Absence of a restriction in the pages we read is not proof that the Declaration has none.
Ask the association for the Declaration and its amendments, including the instruments recorded at Official Records Book 3415, Page 1196 and Book 3748, Page 565 named on the common elements parcel. A title company can also pull the recorded documents for a specific unit.
Cypress Hammock’s own amenities, per a marketing page, are a community pool, clubhouse and fitness center for homeowners, while the optional Shadow Wood Country Club adds 54 holes of golf, tennis, bocce and a Commons Club. The Declaration governs the village’s common elements; club membership is a separate, optional purchase.
Data updated: October 2026.
A marketing page lists a pool, clubhouse and fitness center for homeowners only (Naples Condo Boutique, accessed October 29, 2026), and the roll’s common elements parcel carries a pool flag. Ask the association which facilities are inside the condominium and who maintains them.
The club’s official site lists three championship golf courses, two clubhouses and a private membership at 22801 Oakwilde Boulevard, Estero (Shadow Wood Country Club, accessed October 29, 2026). The North Course opened in 2001, the South Course in 1998 and the Preserve Course in 2003, each par 72 and each renovated by Rees Jones between 2017 and 2020 (Naples Golf Guy, accessed October 29, 2026).
The club’s membership page states that membership “does not require residency”, that fees and privileges are the same regardless of address, and that residents get waiting-list priority over non-residents at a two-to-one ratio (Shadow Wood Country Club, accessed October 29, 2026). A May 2026 listing for a Cypress Hammock home said “While not required, you’ll have the option” to join a Lifestyle, Sports or Golf package (Homes by Marco, accessed October 29, 2026).
Two outside sheets give very different prices, and neither is the club’s own current schedule, so this page prints none. One third-party page lists a golf initiation fee of $180,000 and annual dues of $20,618; an older 2022 sheet lists $85,000 and $12,851. Request the current schedule from the club at 239-992-6000.
Outside pages describe The Commons Club (lap pool, fitness center, spa, beach club and pickleball) and a Lifestyle Center whose opening is given as 2026 on one page and March 2027 on another (Estero Homes For Sale, accessed October 29, 2026). Because the dates conflict, we name no opening date.
Before you assume anything about club access, ask the club three things in writing: whether a Lifestyle, Sports or Golf package is open to a new Cypress Hammock owner today, what the current initiation fee and annual dues are, and how the waiting list treats a buyer of your specific unit. The club’s own FAQ says residents get waiting-list priority over non-residents, which is a rule about order, not a guarantee of a seat.
FEMA’s flood layer returned Zone X, an area of minimal flood hazard, at all six Cypress Hammock addresses we tested on October 29, 2026, with no base flood elevation. That is a map result for those points, not a guarantee for every unit, and flood insurance remains available and sensible.
Data updated: October 2026 (FEMA National Flood Hazard Layer, queried October 29, 2026).
Address | Flood zone | Subtype | Base flood elevation | FIRM panel |
|---|---|---|---|---|
9657 Cypress Hammock Circle, unit 201 | X | Area of minimal flood hazard | None | 12071C0593H |
9533 Cypress Hammock Circle, unit 102 | X | Area of minimal flood hazard | None | 12071C0593H |
9621 Cypress Hammock Circle, unit 202 | X | Area of minimal flood hazard | None | 12071C0593H |
9687 Cypress Hammock Circle, unit 202 | X | Area of minimal flood hazard | None | 12071C0593H |
9500 Cypress Hammock Circle, unit 101 | X | Area of minimal flood hazard | None | 12071C0593H |
9570 Cypress Hammock Circle, unit 102 | X | Area of minimal flood hazard | None | 12071C0593H |
All six points fall in the same mapped area (flood area 12071C_12864 in the layer). A second query of FEMA’s FIRM panel layer at a point inside the village returned panel 12071C0593H, effective November 17, 2022 (FEMA National Flood Hazard Layer, panel index, queried October 29, 2026).
The evacuation level for a specific address comes from Lee County Emergency Management’s level lookup, which we did not query for this edition. Look up your address there before hurricane season, and do not infer a level from the flood zone, because they are different maps.
Zone X outside the mapped 1 percent annual chance floodplain generally carries no federal flood insurance requirement for a federally backed mortgage, and your lender decides its own rule. Water can still enter a building in a storm, as the next section shows for the area, so ask the seller about flood history and ask your insurer for a quote.
No source we read reports flooding or damage specific to Cypress Hammock from Hurricanes Ian, Helene or Milton. The National Hurricane Center reports 8 to 12 feet of surge for Estero and Bonita Springs shorelines from Ian, and does not report Estero figures for Helene or Milton.
Data updated: October 2026.
The National Hurricane Center’s report puts peak inundation at 8 to 12 feet above ground for Estero, Bonita Beach, Bonita Springs and North Naples, with inland high-water marks of 5 to 7 feet in Bonita and North Naples and an 8.3 foot mark at Mullock Creek in the Estero area (NHC Tropical Cyclone Report AL092022, pages 8 to 10). Ian made landfall on Cayo Costa at 130 knots and again near Punta Gorda at 125 knots. The report does not name Shadow Wood or The Brooks.
The Village reported that “approximately 1,000 homes were drastically affected,” concentrated in communities west of US 41 and along West Broadway, and set up a debris site at US 41 and Coconut Road (Village of Estero, accessed October 29, 2026). The article does not mention Cypress Hammock.
The Hurricane Center’s report gives Naples Bay 4.02 feet and Fort Myers 5.12 feet above mean higher high water and 3 to 5 feet of surge from south of Englewood to Bonita Beach. It reports nothing for Estero or Lee County inland (NHC report AL092024, pages 12 and 20).
Milton came ashore at Siesta Key on October 10, 2024 (UTC) as a Category 3 hurricane. The report records a 5.27 foot inundation at the Fort Myers gauge and gusts of 56 knots at Southwest Florida International Airport, with 3 to 5 feet above ground from Bonita Beach through Marco Island. It reports nothing for Estero (NHC report AL142024, pages 4, 8, 20 and 21).
Public sources say nothing either way about this village’s own storm history, and we make no claim. Ask the association what roof, paint and drainage work it has done and when, and read the insurance section below.
Cypress Hammock owners usually carry two layers: the association’s property policy on the buildings and common elements, and the owner’s own condominium policy (HO-6) on the interior, contents and loss assessment. Florida law requires the association to carry adequate property insurance and set replacement cost at least every three years.
Data updated: October 2026.
Florida Statutes section 718.111(11) says every condominium association “shall have adequate property insurance,” and the replacement cost “must be determined at least once every 3 years, at minimum” (Online Sunshine, accessed October 29, 2026). Which parts of a unit the master policy covers depends on the Declaration, so ask for the declarations page.
An HO-6 policy covers what the master policy does not, typically interior finishes, contents, personal liability and loss assessment. Your agent and insurer decide the form and limits.
Florida’s uniform mitigation verification inspection form is set out in Florida Statutes section 627.711. A coach home’s roof is the association’s, so a wind mitigation inspection depends on what the association can document about the roof; ask for permits and the inspection if one exists.
Zone X does not remove flood risk, and a master policy usually does not cover your belongings. Price a flood policy through your insurance agent.
The School District of Lee County assigns schools by address through its school choice zone tool, and we did not run an address lookup for Cypress Hammock for this edition. Use the district tool for the exact unit, because attendance zones and choice options can change from year to year.
Data updated: October 2026.
Enter the street address in the School District of Lee County’s school choice zone lookup, or call the district. We name no school as serving the village because that would be a guess without the lookup.
A condominium village sits inside a zone, and zones are redrawn. A school grade or rating on an outside page does not tell you which school your unit is assigned to.
Southwest Florida International Airport is about 9.9 straight-line miles from Cypress Hammock and Hertz Arena about 3.1. These are straight-line distances from the village center to published coordinates, not road miles, and we did not measure drive times because no sourced figure was available.
Data updated: October 2026.
Destination | Straight-line miles | Method |
|---|---|---|
Southwest Florida International Airport | 9.9 | Great-circle from village center (26.3975 N, 81.7950 W) to 26.53611 N, 81.75528 W |
Hertz Arena, 11000 Everblades Parkway | 3.1 | Great-circle to 26.44067 N, 81.77881 W |
The airport and the arena coordinates come from Wikipedia entries accessed October 29, 2026. The village center is the middle of the roll’s 117 parcel points. Road miles are longer than these.
A marketing page places the village near US 41, Coconut Point and Gulf beaches, and the club lists a beach club (Naples Condo Boutique and Shadow Wood Country Club, accessed October 29, 2026). We have no sourced distance for them, so none is printed.
The one planned item we could source is the Shadow Wood Country Club’s Lifestyle Center and indoor pickleball courts, with an opening shown as 2026 on one outside page and March 2027 on another. We found no permit record for a project adjacent to Cypress Hammock itself.
Data updated: October 2026.
Outside pages describe six indoor pickleball courts and a resort-style pool and poolside dining at a Lifestyle Center (Estero Homes For Sale, accessed October 29, 2026). The club’s own pages we read do not give a date, so treat any date as unconfirmed.
We did not search Village of Estero or Lee County permit portals for projects adjacent to the village. Check the Village of Estero’s planning pages, and the Estero page on our site for the larger market picture.
Cypress Hammock has 116 units in two plans of 1,933 and 2,474 square feet and a $775,000 recorded median across 23 sales in 36 months, while Morningside, the village on Rosedale Drive, has 128 units in 1,532 and 1,900 square foot plans and a $579,000 median across 26 sales. The tables compare the records.
Data updated: October 2026 (Lee County recorded sales, DOR-qualified, index built October 7, 2026).
Morningside has its own page: Morningside at Shadow Wood. Its figures below come from the same county sales file and window.
Yardstick | Cypress Hammock | Morningside |
|---|---|---|
Residential units on the roll | 116 | 128 |
Street | Cypress Hammock Circle | Rosedale Drive |
Heated area range | 1,933 to 2,474 sq ft (plans) | 1,532 to 1,900 sq ft (plans) |
Year built on the roll | 1999 to 2002 | 1998 to 2002 |
Recorded sales, 36 months | 23 | 26 |
Median price, 36 months | $775,000 | $579,000 |
Low to high, 36 months | $495,000 to $1,050,000 | $415,540 to $695,000 |
Median per heated sq ft, 36 months | $347 | $326 |
Sales, last 12 months | 10 | 8 |
Median price, last 12 months | $815,000 | $495,000 |
2024 median | $785,000 | $620,000 |
2025 median | $730,000 | $495,000 |
2026 median (through August 19) | $822,500 | $506,250 |
Neither village is better in the abstract; the comparison is the record above. If you are weighing both, we can build the two valuations side by side.
Use the table to find the yardstick that matters to you. If you want the larger floor plans, the Cypress Hammock record answers that. If entry price matters more, the Morningside record answers that. In both villages the 36-month window is the first with more than 10 recorded sales, so the medians rest on enough sales to read, though a single high or low sale can still move a small village’s median, which is why we always show the low and high beside it.
Cypress Hammock’s $775,000 recorded median over 36 months is the figure to set beside its neighbors: Morningside at $579,000 in the same master community, and the separate Spring Run at The Brooks and Copperleaf at The Brooks villages, which each have their own county windows on their own pages. The table lists the yardsticks.
Data updated: October 2026.
Yardstick | Cypress Hammock | Morningside | Spring Run | Copperleaf |
|---|---|---|---|---|
Median recorded price, 36 months | $775,000 | $579,000 | See its page | See its page |
Recorded sales, 36 months | 23 | 26 | See its page | See its page |
Median per heated sq ft | $347 | $326 | See its page | See its page |
Home type | Coach-home condominium | Condominium | See its page | See its page |
Year built range | 1999 to 2002 | 1998 to 2002 | See its page | See its page |
Read the neighbors on their own pages: Spring Run at The Brooks and Copperleaf at The Brooks. We keep each village on its own county record so one village’s median never stands in for another’s.
Cypress Hammock’s case rests on its record: two clear floor plans, attached garages in all 116 units, a recorded median of $775,000 with a wide range, and optional access to a private club. The cons are what the public record leaves open, chiefly dues, rules and the Declaration.
Data updated: October 2026.
Selling a Cypress Hammock condo well means pricing it against its own plan’s recorded sales, not the village average and not the detached homes around it, and answering buyer questions about dues, insurance, rules and the optional club with the association’s papers. McGreevy and Comisar build every listing around those steps.
Data updated: October 2026 (Lee County recorded sales, DOR-qualified, our analysis).
If you’re searching for a Cypress Hammock listing agent, or thinking, “I need someone to sell my Cypress Hammock condo…”, you are choosing between a team that reads the market from a portal and a team that reads it from the record. Jesse McGreevy and Marc Comisar price Cypress Hammock homes against the county’s recorded sales, split by plan and sale year, and put the estoppel certificate, the budget and the insurance terms in front of a buyer before the buyer has to ask.
In the 36 months to August 19, 2026, 23 Cypress Hammock homes sold on the county record for $17,832,500 in total, at a $775,000 median. In the last 12 months we tracked 10 recorded sales totaling $7,632,500, from $495,000 to $900,000. Days on market and sale-to-list ratio are Southwest Florida MLS measures that the county record does not carry; we pull them for each listing file.
Buyers ask four things before they write: what the association dues are and what they cover, what the master policy insures, whether they can rent or keep a pet, and whether the Shadow Wood Country Club membership is included, optional or available at all. A seller who has the estoppel certificate ordered, the Declaration and rules ready and the plan (1,933 or 2,474 square feet) stated plainly shortens the deal.
In Lee County the seller customarily pays the documentary stamp tax on the deed at $0.70 per $100 (section 201.02), which is $5,425 on a $775,000 sale (our arithmetic), and the owner’s title policy; the contract controls. The association’s estoppel certificate fee is capped by statute, and the Florida Department of Business and Professional Regulation publishes the current caps. Florida also requires flood disclosures at or before contract (section 689.302).
Start with our free home valuation, and we will follow up with a number built on the county’s recorded sales, adjusted for plan, sale date, position and condition. Our Estero home valuation page explains how we price across the Village.
Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome. For the full process, read our guide to selling a home in Estero.
The six questions Cypress Hammock sellers ask us first, answered from the record.
Recent recorded sales ran $495,000 to $900,000 across the 10 sales in the last 12 months, an $815,000 median; the 2,474 square foot plan sat above the 1,933 square foot plan.
The county record carries no days on market; we pull that from the MLS for your listing file.
The association’s governing documents and estoppel certificate, any required disclosures and the Florida flood disclosure.
Not shown in a source we read; the Declaration governs, so check it before you list.
Membership is a contract with the Shadow Wood Country Club, not part of the deed; ask the club about its resale and waiting-list rules.
Homes are rented in the village, but the lease terms are in the Declaration; read them first.
McGreevy and Comisar are the Southwest Florida team Cypress Hammock owners call when a home has to be priced on the record and sold without surprises. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008, lead the #1 team in Southwest Florida since 2012, and know Estero neighborhoods street by street.
Data updated: October 2026 (career totals as published by the team).
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in Sales. Read more about our team.
Meet Jesse McGreevy, who leads the team’s listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation. Selling a Cypress Hammock condo? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Cypress Hammock? Call Marc at (239) 287-5873, or read about buying a home in Estero.
Jesse McGreevy and Marc Comisar are top-reviewed Southwest Florida realtors, and the reviews on the team’s Google Business Profile describe what a Cypress Hammock seller or buyer needs most: steady communication, local knowledge and a team that follows through.
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review
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Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Cypress Hammock buyers ask how many homes there are, which plans exist, whether the club is required, whether the village is gated, what the fees cover, and what the flood zone means. Each answer draws on the county record, a club page or a statute; unpublished facts are labeled.
Both names are used. The county roll puts the village in the Village of Estero, with site city Estero on 116 of 117 parcels, while ZIP 34135 is the Bonita Springs mailing area. The community markets as Estero.
116 residential units in 31 buildings, plus one common elements parcel, on the Lee County roll queried October 29, 2026. One marketing page says 120; we use the roll.
Two: 1,933 heated square feet (58 units, two bedrooms in 49 and three in 9) and 2,474 heated square feet (58 units, all three bedrooms), per the roll.
The roll shows 1999 to 2002: 38 units in 1999, 20 in 2000, 46 in 2001 and 12 in 2002.
No source we read requires it. The club says membership “does not require residency,” and a May 2026 listing said joining was “not required.” Confirm in the Declaration.
Shadow Wood is described as a gated golf community on a third-party page (Naples Golf Guy, accessed October 29, 2026). Gate hours and staffing are not published in a source we read.
Yes. The roll shows an attached garage flag on all 116 units.
The roll records 59 units at one story and 58 at two, with a maximum of two stories, so no building reaches the three-story threshold for the state’s reserve study rule.
A marketing page lists a pool, clubhouse and fitness center for homeowners, and the common elements parcel carries a pool flag. Ask the association what the condominium owns.
Homes are listed for rent in the village, but the minimum term and approval rules are in the Declaration, which we did not have. Read it before you plan to rent.
Listings conflict (“Not Allowed” on one rental, “Number Limit” on one sale), and neither is a recorded rule. The Declaration and rules govern.
FEMA’s layer returned Zone X, minimal flood hazard, with no base flood elevation, at six tested addresses on October 29, 2026.
Cypress Hammock has larger plans (1,933 and 2,474 square feet) and a $775,000 36-month median; Morningside has 1,532 and 1,900 square foot plans and a $579,000 median. Both are Shadow Wood condominium villages.
No association document we read lists it. An aggregator lists many services, but without a governing document behind it; request the budget.
No recorded age restriction was found in the sources we read, and the Declaration would say if one exists.
Use the School District of Lee County’s school choice zone tool for the exact address; we name no school without that lookup.
About 9.9 straight-line miles from the village center; road miles are longer.
A condominium in a low-rise building where ground-floor and upper-floor residences share the building, each unit with its own entry and garage. Cypress Hammock’s roll lists units 101 and 201 in each building, and 102 and 202 in four-unit buildings.
Cypress Hammock sellers ask what their condo is worth, how recent sales split by plan, what documents a buyer needs, how the club membership works and what costs to expect. The answers below use the county record and statutes, and never an invented figure.
It depends on your plan and condition. Across 23 recorded sales in 36 months, the 2,474 square foot plan had a $850,000 median and the 1,933 square foot plan a $670,000 median. A free valuation adjusts for your building and updates.
The 10 sales since October 2025 ran from $495,000 to $900,000, with an $815,000 median and $341 per heated square foot, per the county file through August 19, 2026.
$775,000 over the 36 months to August 19, 2026 (23 sales), and $815,000 over the last 12 months (10 sales), from the Lee County recorded sales file.
Ten recorded sales since October 2025, totaling $7,632,500 on the county file, which counts all brokerages and sales the MLS may not see.
A median of $347 per heated square foot over 36 months and $341 over the last 12 months. The 2,474 square foot plan’s median was $344 and the 1,933 square foot plan’s was $347.
Yes in dollars: $850,000 against $670,000 median over 36 months. Per square foot the two plans are within $3 of each other, so size explains most of the gap.
The county record shows 12 of the 16 sales since January 2025 closing between February and May. We time a listing to your plan, your building and your own plans, not a calendar rule.
The county record carries no days on market. We pull MLS time on market for your file when we price it, and we do not quote a figure from an outside page.
Gather the association documents, order the estoppel certificate, fix visible deferred items and stage the lanai and views. The sales table shows the same plan selling at very different prices.
Roofs and exteriors are generally association matters in a condominium; the Declaration decides. A listing remark said roofs and paint were recently done, so ask the board for dates and permits.
The governing documents, rules, budget and an estoppel certificate showing assessments owed. The state caps the estoppel fee, and the Florida DBPR publishes the caps.
A statement from the association of what you owe and the current assessments. The contract decides who pays, and Florida caps the fee the association may charge.
Yes, they must be paid. A unit owner is jointly and severally liable with the previous owner for unpaid assessments up to transfer (section 718.116), so closing settles them.
Membership is a contract with the club. The club says a buyer of a resigning golf member’s home may join as an immediate golf member, but confirm the terms directly with the club.
Not automatically. The club’s FAQ describes a waiting list, a Golf-in-Waiting category and a shortcut for buyers of a home from a resigning golf member. Ask the club before you list.
The county record does not show membership at closing, so we cannot measure its effect on price. We list the membership facts in the marketing and let buyers ask the club.
Yes. Buyers ask for the association’s master policy declarations page, the roof’s age and your HO-6 cost. We gather these before the listing goes live.
It documents roof and opening features for insurance credits under section 627.711. In a condominium the association controls the roof, so the report depends on association records.
No law requires you to carry one to sell. FEMA’s layer shows Zone X at six tested points, and Florida requires a flood disclosure at or before contract.
Customarily the documentary stamp tax on the deed ($0.70 per $100, or $5,425 on $775,000), the owner’s title policy, commissions as agreed, and any association fees. The contract controls.
By custom the seller pays the deed stamps in Lee County, at $0.70 per $100 of consideration under section 201.02; the contract can say otherwise.
Florida requires a flood disclosure at or before contract under section 689.302, plus the association’s resale documents and disclosure of known material defects in your unit.
Often yes, subject to the lease, the tenant’s notice rights and the Declaration. We structure showings around the tenant and check whether the association has to be notified.
Not shown in a source we read. If the Declaration gives the board approval rights, we build the review time into the contract before it is signed.
Disclose it and price it in. A buyer will ask the association for the facts, and unpaid assessments follow the unit under section 718.116, so surprises delay closings.
Cypress Hammock’s 36-month median is $775,000 and Morningside’s is $579,000, with $347 and $326 per heated square foot. Different plans and sizes explain much of the gap.
The county record does not carry view data, so we cannot measure it from the file. We compare your unit with recent sales of the same plan and note the view in the marketing.
It is a negotiation point, not a record. We list what conveys in the contract and price the furniture separately so appraisals are not muddied.
It depends on your basis, how long you owned it and whether it was your main home. Speak with a tax advisor; the IRS publishes the rules, and we can supply the sales data.
Your homestead exemption ends with the sale, and the buyer’s taxable value resets to the new roll year. The roll shows 67 of 116 units with homestead today.
Start with our free valuation on the home valuation page, then we price your unit against recorded sales of the same plan and recent neighbors, adjusted for condition and position.
A cash offer trades price for speed. Recorded sales ran from $495,000 to $1,050,000 across plans, so compare any cash offer with a priced-to-market range before you decide.
Gate access is arranged through the listing; the specific gate procedure is not published in a source we read, so we confirm with the community when we set up your showings.
We split by plan first, then by date and position. The 1,933 square foot plan ran $495,000 to $785,000 and the 2,474 square foot plan $725,000 to $1,050,000.
Prices from the record, prepares the association documents, markets with photography and video, screens buyers and negotiates. Top 1% Real Estate Agents Nationally Since 2008 is the standard we work to.
Closings can move, inspections and insurance binding can be restricted, and buyers ask about storm history. We keep the timeline in writing and update both sides as the forecast changes.
The county sales file lists every recorded transfer by date, price and area; this page shows all 23 since October 2023 with plan size. We pull the sales behind your valuation.
The village’s 12-month median of $815,000 sits above its 36-month median of $775,000, which says recent recorded sales have held up. Your timing depends on your plan, not a forecast.
These are the public PDFs we read for this page, each linked at the agency or publisher that issues it: the three National Hurricane Center storm reports for Ian, Helene and Milton.
# | Document | Issuer | What it shows |
|---|---|---|---|
1 | National Hurricane Center, NOAA | Surge, landfall and track for September 2022, including Estero and Bonita Springs | |
2 | National Hurricane Center, NOAA | September 2024 surge at Naples and Fort Myers gauges | |
3 | National Hurricane Center, NOAA | October 2024 landfall, surge and wind readings near Fort Myers |
Every source below was read or verified live for this Cypress Hammock page on October 29, 2026. They are public records, statutes, government pages, club pages and issuer pages; the county sales analysis and price-per-square-foot figures are our own work from the record.
County sales data from the Lee County Property Appraiser, pulled October 2026. McGreevy and Comisar, Best Realtor for Cypress Hammock. 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.
