Sell Your Home in Caymas, Naples, FL

Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty

Selling a home in Caymas, Naples means selling a finished house down the street from two builders that are still selling new ones, and Jesse McGreevy and Marc Comisar build every Caymas listing from the closed sales, your lot width, your CDD line, your FEMA letter and the builders’ live asking prices. Caymas is a gated, lake-and-preserve community of 457 single-family homesites in Naples, Florida, ZIP 34114, on about 767.7 acres off Collier Boulevard (CR 951), built by SD San Marino, LLC (Stock Development) and Pulte, per Collier County Ordinance 2023-33 and the Caymas CDD FY2027 adopted budget. It is the Naples community, not Caymas Boats, the boat brand that shares the name. Our full guide to the place, from the Willow Run Quarry to the clubhouse, is the Caymas Naples community guide, and this seller page sits beside it. Everything below answers one owner’s question: how to sell a Pulte home on Caymas Terrace, a Stock Azure, Indigo or Cobalt home on Moonflower Lane or Caymas Way, or a Phase II lakefront home for the most money, with the fewest surprises, on a date you choose.

If you want a number first, request a written opinion of value on our Caymas, Naples home valuation page, or call Jesse direct at (239) 898-6072. If you are also buying, our Caymas, Naples buyer page is written for that side of the move.

Sell Your Caymas Home with the #1 Team in Southwest Florida since 2012

Caymas, Naples sellers price against two reference points at once: 31 closings at a $1,795,000 median in the 12 months to October 13, 2026 (Southwest Florida MLS), and builder spec homes asking $1,957,785 to $3,859,860 on October 10, 2026. McGreevy and Comisar, the #1 Team in Southwest Florida since 2012, place your home between them honestly.

Why List Your Caymas Home With McGreevy and Comisar

Jesse McGreevy has worked in Southwest Florida real estate since 2004, and he and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008, leading the #1 Team in Southwest Florida since 2012. If you are interviewing listing agents before you choose, our guide to the best real estate agents in Naples compares the teams on the public record. For a Caymas owner the test is simple: ask every agent how they will price your home against Stock’s spec homes on your lot width, how they will explain your CDD line and your FEMA letter to a buyer’s lender, and how they will compete with a sales center that is open seven days a week.

The Credentials Behind Your Listing

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

These are career figures across Lee and Collier counties, and we label them that way. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse and Marc alone have over $900 million in sales inside that number.

Who Does the Work on Your Listing

You get Jesse and Marc, not a coordinator reading from a template. Jesse McGreevy runs pricing, data, marketing and the paperwork, which in Caymas means the master HOA estoppel certificate, the CDD disclosure the contract requires, the CDD manager’s payoff letter when you want one, and your lot’s FEMA letter and elevation certificate. Marc Comisar runs the field: gate registrations for showings, buyer-agent conversations, inspections, contractors and walkthroughs for owners who are out of state for the summer. Reach Jesse at (239) 898-6072 or Marc at (239) 287-5873, and read how the partnership works on our about McGreevy and Comisar page.

What a Caymas Seller Is Actually Selling

A Caymas, Naples buyer is buying more than a floor plan. They are buying a lot width (52, 62, 76, 90 or 100 feet and wider), which sets the builder, the collection and the CDD charge; a share of the Caymas Master Homeowners’ Association, which owns the private roads and is planned to own the amenity campus; a CDD assessment that runs with the lot until May 1, 2054 or May 1, 2056; a flood record that pairs the February 8, 2024 FEMA map with a FEMA letter for most platted lots; and a finished home they can move into this season instead of waiting on a build. We price and prepare each of those layers before the first showing, because a buyer’s lender, insurer and title agent will read every one of them.

What Makes Selling in Caymas, Naples Different?

Selling in Caymas, Naples differs from a typical resale in six ways: two builders are still selling beside you, lot width sets price and the CDD line, the master HOA is developer-run with no published budget, a CDD debt line passes to your buyer, the flood file is read lot by lot, and the land carries a public quarry cleanup record.

Data updated: October 2026

You Are Selling Against Two Active Builders

On the Collier County parcel layer edited October 8, 2026, 281 of the 457 Caymas homesites were still titled to a builder, 256 to SD San Marino, LLC and 25 to Pulte, and 176 (38.5 percent) had passed to third-party owners. On October 10, 2026, Stock listed ten finished or near-finished homes asking $1,957,785 to $3,859,860 (Stock available homes). Every buyer who tours your home has toured a model first. That is the single biggest fact in a Caymas resale, and it is why we price your home against the builders’ spec homes on your lot width, not against a builder’s base price.

Lot Width Sets the Price, the Builder and the CDD Line

The Caymas CDD lists 97 homesites at 52 feet (Pulte), 164 at 62 feet (Stock Azure), 109 at 76 feet (Stock Indigo), 59 at 90 feet (Stock Cobalt) and 28 at 100 feet and wider (estate homesites), per the FY2027 CDD budget. On October 10, 2026 Pulte’s plans started at $839,990 (Pulte Caymas page) and Stock’s at $1,254,990 for Azure, $1,569,990 for Indigo and $1,969,990 for Cobalt (Stock floor plans). Your width also sets your FY2027 CDD charge, from $2,654.00 on a 52-foot lot to $3,891.72 on an estate lot. A buyer comparing two Caymas homes compares width first.

A CDD Line Every Buyer Will Ask About

Caymas sits inside the Caymas Community Development District, a Chapter 190 special district with two bond series: $7,815,000 of Series 2024 bonds for the 287 lots in Assessment Area One and $6,065,000 of Series 2026 bonds for the 170 Phase II lots in Assessment Area Two (FY2025 audit). The debt assessment is a lien on the lot and passes to your buyer unless you prepay it, and Florida requires a CDD disclosure in every Caymas sale contract under section 190.048, Florida Statutes. A seller who shows a buyer the exact FY2027 line for the lot answers the question before it stalls a contract.

A Developer-Run Master HOA With No Published Budget

Every Caymas home belongs to the Caymas Master Homeowners’ Association, Inc., filed November 9, 2022 (Sunbiz), under a Master Declaration recorded at Official Records Book 6190, Page 2974 and amended and restated in 2024. The developer controls the board, and no HOA budget is published. The only figure in any public record is the developer’s estimate of “approximately $2,400 to $2,900 per residential unit annually, which amount is subject to change,” printed in the CDD’s Series 2024 draft offering memorandum. For a sale, the HOA estoppel certificate states the real number, and we order it early.

A Flood File Read Lot by Lot

On the effective FEMA map (panels 12021C0418J and 12021C0606J, February 8, 2024), 399 of 461 Caymas residential address points sit in Zone AH, a shallow-ponding zone (FEMA NFHL). Four FEMA letters of map revision based on fill have since removed Phase One, Caymas Replat, Phase II lots 268 to 353 and Lido Isles lots from the high-risk zone, and the 22 county elevation certificates for new Caymas homes show floors 2.54 to 4.75 feet above the base flood elevation. A buyer’s lender reads the map; a seller who hands over the letter and the certificate together changes the buyer’s flood conversation.

A Quarry History Buyers Can Read

Most of the land under Caymas was the Willow Run Quarry. FDEP closed Willow Run Site A on November 6, 2025 without engineering or institutional controls (FDEP completion order), and Site B remains open, with notices of intent to close with conditions issued July 17, 2026 and the conditions not yet published (FDEP notice letters). Careful buyers find this file. We put the public record in front of them plainly and ask you to confirm your disclosure duties with a Florida real estate attorney before you list.

No Golf, No Marina: What Caymas Buyers Choose It For

Caymas has no golf course and no boat access to the Gulf; about 72 percent of the district is lake or preserve (556.67 of 767.68 acres in the Master Engineer’s Report), with a resident Sports Park of 8 pickleball and 6 tennis courts already open and a clubhouse the developer marketed for an October 2026 opening (Caymas Lifestyle page). Your buyer is choosing new construction, a lake or preserve view, and Collier Boulevard services within about five minutes of the gate. We market to that buyer, not to a golf buyer.

Key Takeaways for a Caymas, Naples Seller

Caymas, Naples recorded 31 closed sales and $62,786,756 in volume in the 12 months to October 13, 2026, at a $1,795,000 median (Southwest Florida MLS). These eight facts frame every pricing, marketing and paperwork decision a Caymas seller makes on the pages that follow, each with its source and date.

• Market: 31 closings from $1,097,433 to $4,030,515, a $1,795,000 median and a $2,025,379 average; 23 standard closings and 8 Sold Data Entry records (Southwest Florida MLS, closed sales October 13, 2025 to October 13, 2026).
• Price bands: 4 sales under $1,250,000, 13 from $1,250,000 to $1,999,999, 12 from $2,000,000 to $2,999,999 and 2 above $3,000,000.
• Builder competition: 281 of 457 homesites builder-held on October 8, 2026, and ten Stock spec homes asking $1,957,785 to $3,859,860 on October 10, 2026.
• Base prices: Pulte from $839,990 and Stock from $1,254,990 (Azure), $1,569,990 (Indigo) and $1,969,990 (Cobalt), read October 10, 2026; base prices exclude homesite premiums and options.
• CDD: $2,654.00 to $3,891.72 a year per home in FY2027 by lot width, with the Assessment Area One operating charge up from $726.16 to $967.86 in one year (FY2027 CDD budget).
• HOA: developer estimate of $2,400 to $2,900 a year, subject to change; no HOA budget published; the estoppel certificate governs.
• Flood: effective map Zone AH at 399 of 461 points, FEMA letters on most platted lots, floors 2.54 to 4.75 feet above BFE on 22 certificates, and Evacuation Zone D for the whole community.
• Closing custom: in Collier County the buyer customarily pays the owner’s title policy, and the contract controls; the seller pays the documentary stamp tax at $0.70 per $100.

What Record Stands Behind a McGreevy and Comisar Caymas Listing?

A Caymas, Naples seller hiring McGreevy and Comisar gets Top 1% Real Estate Agents Nationally Since 2008, the #1 Team in Southwest Florida since 2012, over $900 million in personal sales and a brokerage with a deep Naples record, applied to a Caymas market we tracked sale by sale: 31 closings and $62,786,756 in 12 months.

Data updated: October 2026 (Southwest Florida MLS, closed sales October 13, 2025 to October 13, 2026, pulled October 13, 2026)

The Team Behind the Numbers

McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. Jesse McGreevy has been in the business since October 2004, and he and Marc Comisar launched the team in 2008. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse and Marc alone have over $900 million in sales. Those are career figures across Southwest Florida. They tell you how many negotiations, inspections and closing-table surprises the people on your listing have already handled, which matters most on a sale with a CDD, a developer-run HOA and a builder’s sales team in the room.

Domain Realty’s Naples Record

Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. That is the brokerage’s Naples figure, not a count for any one community, and we label it that way.

The 12-Month Caymas Market We Tracked

Source: Southwest Florida MLS, closed sales October 13, 2025 to October 13, 2026, pulled October 13, 2026. Sold Data Entry records are sales entered into the MLS after closing rather than marketed through it. They are real sales, so they count in closings, medians, ranges and volume, and they are left out only of days on market and the sale-to-list ratio (sold price over final list price), which they cannot supply. Neither label means resale or builder sale: the MLS record does not say which Caymas closings were new homes and which were resales.

How We Measure a Caymas Listing

We judge a Caymas listing on three numbers you can check: days to contract against the Caymas median (78 days across the latest 12 months, the median for the 23 standard sales marketed through the MLS), the sale price against its final list price (the Caymas median sale-to-list was 94.7%), and whether the home closed on the date you planned. In Caymas we add a fourth: where your price landed against the builders’ spec homes on the same lot width that month. Those are the yardsticks the rest of this page uses, and the ones we report on your own sale.

Is Now a Good Time to Sell in Caymas, Naples?

For a finished Caymas home priced against the builders’ spec homes, yes. Caymas, Naples recorded 31 closings in the 12 months to October 13, 2026 at a $1,795,000 median, and a buyer who wants to move in this season cannot get that from a builder contract on an empty lot.

Data updated: October 2026 (Southwest Florida MLS, closed sales October 13, 2025 to October 13, 2026, pulled October 13, 2026)

The Whole Community in One Table

Source: Southwest Florida MLS, closed sales October 13, 2025 to October 13, 2026, pulled October 13, 2026. The average is our arithmetic. The MLS export for this window carries no ZIP field, and every Caymas county address point is in 34114 (Collier GIS address points); its city field reads Naples on 29 of the 31 closings and “other” on two Caymas Way addresses, which are counted because the MLS community name reads Caymas.

Where the 31 Closings Landed by Price

Source: Southwest Florida MLS, closed sales October 13, 2025 to October 13, 2026; bands are our arithmetic on the raw MLS rows.

Twenty-five of the 31 closings landed between $1,250,000 and $2,999,999. The four lower-priced sales ran from $1,097,433 to $1,234,990, none closed under $1,000,000, and the two above $3,000,000 mark the top of what closed rather than a going rate. These bands describe prices only. The MLS does not record which builder, lot width or collection each sale belongs to, so no band should be read as a builder’s price range, and we never present it as one.

When Caymas Closings Recorded

Source: Southwest Florida MLS, closed sales October 13, 2025 to October 13, 2026; monthly counts are our arithmetic on the raw rows.

December 2025 carried 9 of the 31 closings, March 2026 carried 6, and no other month carried more than 3. Closing dates trail contract dates, and in a community where builders close homes as they finish, a cluster of closings can reflect a builder’s completion schedule as much as buyer demand. One year of data is not enough to call a seasonal price pattern, and we do not read it as one.

Caymas Sales by Quarter

Source: Southwest Florida MLS, closed sales October 13, 2025 to October 13, 2026.

Quarterly samples of 3 to 10 sales move with the mix of homes that happened to close. The step from a $1,790,825 median in the last quarter of 2025 to $1,692,430 in January to March 2026 says more about which homes closed than about a change in Caymas values, and we would never tell a seller that a quarter’s median is the price of their home.

Standard Closings and Sold Data Entry Records

The 23 standard closings ran from $1,155,000 to $2,975,000 at a $1,785,000 median; the 8 Sold Data Entry records, too few for a median, ran from $1,097,433 to $4,030,515. Both ends of the full range are Sold Data Entry records, closed December 30, 2025 and August 28, 2026. One sale, $2,975,000 on April 17, 2026, appears twice in the MLS, as a standard listing and a later Sold Data Entry record, and is counted once here. For a seller this matters in one way: days on market and sale-to-list describe the 23 standard closings only, so a quoted average time to sell in Caymas describes fewer sales than the closing count suggests.

What Is for Sale Today

The MLS showed 7 active Caymas listings at the October 13, 2026 pull, at a median list price of $2,695,740 (from $1,990,000 to $3,329,330), with 2 more pending, which is 2.7 months of supply. The export does not say which of the 7 are builder-listed. What we can show today is the builder side of the shelf: on October 10, 2026 Stock listed ten available homes from $1,957,785 to $3,859,860, half of them in Phase II on Loquat Lane, Moonflower Lane and Caymas Way (Stock available homes), and Pulte’s Caymas page showed “Final Opportunities” with an inventory count of 0 (Pulte Caymas page). Before we set your price we pull the active resales and the builder’s current spec list on your width, because those are the homes your buyer tours the same weekend.

What the Median Hides

The median sits at $1,795,000, but the average is pulled up to $2,025,379 by the sales near and above $3,000,000. For pricing a specific Caymas home neither number is the right anchor. A 52-foot Pulte Brixton and a 90-foot Cobalt Margo IV are both “Caymas,” yet their base prices on October 10, 2026 were $839,990 and $1,999,990, more than $1,150,000 apart before a single option. The width tables in the pricing section below are the ones to use.

How Do We Price a Caymas Home in Naples?

We price a Caymas, Naples home from the closed sales first, then place it against the builders’ base and spec prices for the same lot width, adjusted for plan, options, pool, view (lake, preserve or interior), elevation, the CDD line, the FEMA letter and condition, and we test the number against what a buyer’s appraiser will find.

Data updated: October 2026 (Southwest Florida MLS, closed sales October 13, 2025 to October 13, 2026, pulled October 13, 2026; builder prices read October 10, 2026)

Start With Your Lot Width, Not the Community Median

The Southwest Florida MLS records every Caymas sale under one community name, CAYMAS, with no plat, phase, builder or lot-width field, so no MLS figure can be split by width. The builders’ price lists can. That makes lot width the first question in every Caymas valuation: it tells us which builder’s products your buyer is comparing you with, what that buyer would pay to build the same plan today, and what the buyer will carry each year in CDD charges.

Sources: homesite counts from the FY2027 CDD budget; base prices from the Pulte Caymas page and Stock floor plans; ownership from the Collier parcel layer; builder legend from the Caymas site plan, revised March 20, 2026.

The ownership column is the resale story by width. Seventy-two of the 97 Pulte lots, 74 percent, were already in owners’ hands, so a 52-foot buyer is increasingly shopping resales. Only 12 of 59 Cobalt lots and none of the 28 estate lots had passed to owners, so a 90-foot or estate seller competes head to head with Stock for years.

The Builder Ladder: Every Plan and Its Base Price

Sources: Pulte Caymas page (square feet shown as “from”); Stock floor plans (air-conditioned living area), both read October 10, 2026. Base prices exclude homesite premiums and options.

Resale buyers will also meet earlier plan generations. Stock’s models page still names Cambria III, Sterling III and Margo III, while the current floor-plan list carries Cambria IV, Sterling IV and Margo IV. If your home is an earlier generation, we compare it room by room with the current plan a buyer can order, so the buyer sees what the difference is worth rather than guessing.

Spec Homes: What Finished Builder Homes Ask

Source: Stock available homes, read October 10, 2026; gaps are our arithmetic. The builder does not itemize what the gap buys (homesite premium, pool and options).

These three are the clearest proof of why a base price is the wrong anchor. A finished Cambria IV on a 62-foot lot asked $662,795 more than the plan’s base, and a finished Margo IV on a Phase II 90-foot lot asked $1,859,870 more. A seller who prices a finished Caymas home off a base price leaves money on the table. A seller who prices above a comparable spec home without more finished options sits unsold, because the buyer can walk two streets over and buy new.

Thinking of Selling in Caymas, Naples With 31 Closings in 12 Months?

Thirty-one Caymas homes closed in the 12 months to October 13, 2026 at a $1,795,000 median, and Stock’s spec homes asked $1,957,785 to $3,859,860 on October 10, 2026, so a buyer touring Caymas this season has seen both. Request a written opinion of value through our Caymas, Naples home valuation page or call Jesse direct at (239) 898-6072. Buying instead? See how we help buyers purchase in Caymas, Naples, read how we represent buyers in Naples or call Marc at (239) 287-5873.

Base Price, Spec Price and Closed Sale: Three Different Numbers

A Caymas seller will hear three prices quoted for homes like theirs, and they measure different things. A base price is a builder’s starting figure for a plan on its least expensive lot, before any premium or option. A spec price is a builder’s asking price for a finished home, which a buyer may or may not pay in full. A closed sale is what a buyer actually paid, recorded in the Southwest Florida MLS. An appraiser for a financed buyer reads closed sales. A buyer reads all three. Our written opinion of value states your home’s position against each, with dates, so you can see the logic instead of being handed a single number.

The Adjustments That Move a Caymas Price

Inside a width, these move the number more than square footage:

• Plan and generation: a current Stock plan or an earlier version, one story or the Mayfield Grande III loft, a Pulte one-story or a two-story Grande.
• Options already installed: pool and spa, outdoor kitchen, summer kitchen, upgraded flooring and cabinetry, impact protection, generator. A buyer pays for options they can see, and a spec home’s gap over base is the benchmark.
• View and position: lake, preserve or interior; cul-de-sac or through street; distance from the amenity campus and from Collier Boulevard. No public source publishes a lot-by-lot lake designation, so we read your lot on the developer site plan and on the ground.
• Elevation and flood letter: the finished floor on your elevation certificate against the BFE, and the FEMA letter that covers your lot.
• The CDD line: your width and assessment area, and whether you have prepaid the debt.
• Warranty: what remains in coverage on your closing date and whether it transfers.
• Landscaping and age: mature landscaping and a finished yard are something a builder’s new home on a bare lot cannot offer.

The adjustment amounts come from closed sales and from the builders’ own priced options and spec gaps, never from guesses.

Elevation Certificates and FEMA Letters as Pricing Facts

The county elevation-certificate layer holds 22 certificates for new Caymas homes: Phase One 6, Caymas Replat 15 and Lido Isles 1, none yet from Phase II or the 2024 replat. All are slab on grade, with the top of the bottom floor at 13.13 to 15.25 feet NAVD88, a median of about 13.65 feet, which is 2.54 to 4.75 feet above the BFE on the certificate.

Every certificate states Zone AH even where a FEMA letter covers the lot, because it was prepared for permit compliance under the mapped zone. That is why we hand a buyer the certificate and the letter together: the certificate shows how high the floor sits, and the letter shows FEMA removed the lot from the high-risk zone, which states that “the Federal mandatory flood insurance requirement does not apply” while the lender keeps the option to require coverage. Together they are a pricing fact, not a footnote.

The CDD Line by Width as a Pricing Fact

Sources: FY2027 CDD budget; Final First Supplemental Methodology, April 2, 2024 packet; Final Second Supplemental Methodology, February 18, 2026 packet.

Two pricing readings follow. Between a 52-foot and a 90-foot Assessment Area One home the CDD difference is $1,232.18 a year, all of it debt, which a buyer adds to the price gap. And a seller who has prepaid the debt portion has removed the debt line entirely, which we state in the listing, because a buyer comparing your home with a spec home on the same width will otherwise assume the full line.

Why Automated Estimates Miss in Caymas

An automated model needs many similar recent sales with clean fields. Caymas produced 31 closings in a year under one MLS name, with no lot width, builder or plan field in the export, 8 of them Sold Data Entry records, in a community where 281 lots were still builder-held. A model cannot see your options, your lake or preserve view, your elevation certificate, your FEMA letter, whether you prepaid the CDD debt, or the spec home two streets over that your buyer toured an hour earlier. Treat an online estimate as a starting question, and treat our written opinion of value as the answer.

Pulte, Azure, Indigo, Cobalt and Estate: The Comparison a Seller Should See

Sources: as in the tables above. A dash of caution on the estate row: the only price reference is the developer’s draft offering estimate in the Series 2026 bond draft, which bands 100-foot-plus homes at about $4.0 million to $5.5 million (December 2, 2025 CDD packet); it is a planning estimate, not a list price, and no estate homesite had sold to a third party on October 8, 2026.

How Do We Market a Caymas Home?

We market a Caymas, Naples home with professional photography, cinematic video and drone coverage, full Southwest Florida MLS exposure, our qualified-buyer database and, when an owner wants discretion, off-market capability, and we lead with what a builder cannot sell today: a finished home, a known lot and a move-in date this season.

Data updated: October 2026 (Southwest Florida MLS, closed sales October 13, 2025 to October 13, 2026; builder model and sales-center details as published by the developer)

Photography, Video and Drone for Lake and Preserve Views

About 72 percent of Caymas is lake or preserve, so the media has to show where the home sits: on one of the relict-quarry lakes that now cover 287.27 acres, against a recorded preserve, or a short walk from the Sports Park. Drone footage shows the gate, the amenity campus and the water in one frame, which is how a buyer from out of state understands Caymas before visiting. We photograph the view at the hour it is best and the options a buyer would otherwise price from a builder’s design center. We do not publish a view claim we cannot photograph.

Selling a Finished Home Against Furnished Models

Caymas buyers walk through professionally decorated models first. Stock’s models page lists Birchwood III, Cambria III and Mayfield III on Caymas Terrace and Madison II and Sterling III on Moonflower Lane, the developer reported eight models open and seven more under construction on May 14, 2026, and Pulte’s model is at 9402 Caymas Terrace. Your home does not have to copy a model. It needs clean rooms, clear sightlines to the lake or preserve, and a printed sheet listing every option already installed with what the builder charges for it today. That turns the model comparison into your argument.

The Document Package Buyers Ask For

Listings with their documents ready get fewer surprises. For every Caymas home we assemble the FY2027 CDD line for your width and assessment area from the FY2027 CDD budget, the CDD disclosure language the contract requires, a request for the HOA estoppel certificate, your lot’s FEMA letter and elevation certificate, a wind mitigation report, the survey, your builder warranty booklet with its transfer terms, and the recorded Master Declaration (Official Records Book 6190, Page 2974, as amended and restated in 2024) from the Collier Clerk’s Official Records. For a Pulte home we add the separately recorded Memorandum of Use Restrictions between SD San Marino and Pulte, which binds those lots. A buyer who can see those papers on day one can write a clean offer.

Gate Access, Showings and Open Houses

Caymas is gated, with a guardhouse at 9115 Caymas Street on the private road tract (Collier GIS address points). Gate staffing hours and the visitor procedure are not published; the master HOA sets them. Marc registers every showing, inspector and appraiser in advance so no buyer is turned around at the gate, and we schedule showings around builder model traffic, which runs Monday to Saturday 9 a.m. to 5 p.m. and Sunday noon to 5 p.m. at the Stock sales center at 9385 Caymas Terrace, per the developer in April 2026. Open house and sign rules are HOA rules, and we confirm them before the first one.

Reaching Seasonal and Out-of-State Buyers

Caymas is filling fast with full-time residents: the Collier Supervisor of Elections counted 5 registered voters inside the CDD on April 15, 2025 and 131 on April 15, 2026 (CDD minutes, August 5, 2025; August 4, 2026 agenda package), a rough gauge because seasonal owners who vote up north do not appear in it. The buyer pool runs from year-round families zoned to A-rated Lely Elementary and Manatee Middle to winter residents who want a lock-and-leave home near I-75. We schedule media and showings for the buyer your width and plan actually draw, and we prepare a remote showing package for buyers who are not in Florida.

Off-Market and Private Sales for Owners Who Want Discretion

Some Caymas owners, particularly on the larger Phase II homesites, prefer a quiet sale inside a gated community. We can run a private or off-market listing to our qualified-buyer database and selected agents, and we will tell you plainly what it costs in exposure compared with a full MLS launch, which in Caymas also means exposure next to the builders’ own advertising. Confidential conversations are welcome at (239) 898-6072.

What We Report to You During the Listing

You get showing activity, buyer-agent feedback, a weekly read of the builders’ spec list and price changes on your width, and a plain comparison of your days on market against the Caymas median (78 days across the latest 12 months). If the market answers a price with silence, we tell you in week four, not month four, and we show you the closings and the spec homes that support the next step.

How Do We Negotiate a Caymas Sale?

In Caymas, Naples, Jesse McGreevy and Marc Comisar negotiate every offer personally, from price and closing date to inspection repairs, flood and wind insurance quotes, the CDD debt line and the warranty transfer. With a builder down the street offering incentives your buyer can compare, the negotiation turns on evidence, and a partner-level negotiator protects it.

Partner-Level Negotiation, Not a Template

The partners who list your home are the people who sit across from the buyer’s agent. We read every offer for what it says about the buyer: whether they also have a builder contract under consideration, how much the price depends on a financing contingency, on a flood or wind quote, or on the buyer’s own sale, and what the buyer’s attorney will ask the HOA and the CDD for. We answer in writing and we tell you when to hold and when to move.

Inspection, Insurance and Warranty Contingencies

On a new Caymas home, the inspection questions are usually finish items rather than systems, and the bigger levers are insurance and warranty. A buyer’s lender reads the effective flood map, so we lead with the FEMA letter and the elevation certificate. A buyer’s insurer reads the wind mitigation form, so we provide it. And a buyer asks what remains under the builder’s warranty: Pulte’s Caymas page links to Pulte’s 10-year warranty program but states no transfer terms, and Stock’s warranty terms for Caymas are not published, so we read your warranty booklet for transfer language before we list.

Buyer Compensation After the NAR Settlement

Since August 2024, an offer of buyer-broker compensation can no longer be advertised on the MLS, and buyers sign a written agreement with their own agent before touring, according to the National Association of REALTORS. Commissions are negotiable and not set by law. A seller may still offer to pay or contribute toward the buyer’s agent off the MLS. In Caymas this is a competitive question, because builders set their own cooperation policies, and we show you the cost and the effect of each option before you decide.

Builder Incentives and How a Resale Answers Them

Builders compete with incentives that a resale seller cannot copy line for line, and Stock’s affiliates include a mortgage lender and a title company, Stock Financial and Noble Title and Trust, named in the CDD’s Series 2024 draft offering memorandum. A resale answers with what the builder cannot match: a closing date in weeks, a finished yard, installed options at today’s prices, and no construction wait. When a buyer brings a builder incentive to the table, we price it in dollars against those advantages rather than matching it by reflex.

Closing Dates and Seasonal Owners

Many Caymas sellers want to close around a travel schedule or a move into their next home, and a buyer who needs a lender, a flood quote and an HOA estoppel certificate has a different clock than a cash buyer. December 2025 was the busiest closing month in the window, with 9 of the 31 closings. We trade price for time deliberately, not by accident, and we order the estoppel certificate the day you accept an offer.

When the Appraisal Comes in Low

A lender’s appraiser looks first at recent closed sales of similar homes. In Caymas that means sales recorded under one MLS name with no width or plan field, so the appraiser has to match your home to the right closings by hand. We build that comparable set before you list, matched by width, plan and options, so the price we recommend is one a financed buyer’s appraisal can support. If a low appraisal arrives anyway, we have the evidence for a reconsideration, a renegotiation or a cash-buyer path ready.

Which Recent Caymas Sales Matter Most to Your Price?

The Caymas, Naples sales that matter most are the ones closest to your width, plan and options, and the most recent ones. Below are the fourteen most recent closings in the Southwest Florida MLS pull, from $1,155,000 to $4,030,515, then five patterns in the 31-sale record worked through.

Data updated: October 2026 (Southwest Florida MLS, closed sales October 13, 2025 to October 13, 2026, pulled October 13, 2026)

The Fourteen Most Recent Caymas Closings

Source: Southwest Florida MLS, closed sales October 13, 2025 to October 13, 2026, pulled October 13, 2026. The export also carries days on market, final list price and living area for each standard closing, summarized above; it holds no plan, view or pool field, so none is estimated here.

The $4,030,515 Top Sale, Read Carefully

The highest Caymas closing in the window was a Sold Data Entry record at $4,030,515 on August 28, 2026, and the second highest was another at $3,608,745 on January 16, 2026. Those are the only two sales above $3,000,000, too thin to read as a market rate. Both show 4,000 square feet of living area, but the MLS record does not show the width or plan, so a seller should not read them as the price of a 90-foot home. What they show is that Caymas buyers have paid above $3,000,000, which matters when the builder’s top spec home, a Margo IV on a Phase II 90-foot lot, asked $3,859,860 on October 10, 2026.

April 17, 2026: Two Closings in One Day

Two MLS closings are dated April 17, 2026: one at $2,975,000 and one at $2,260,000. The $2,975,000 sale appears twice in the MLS, as a standard listing and a later Sold Data Entry record, and is counted once here. It was the highest standard closing of the whole window. A buyer’s appraiser who sees that price on the record will reach for it, and a seller pricing in the upper band should know it is there before the appraiser does.

The Sales Under $1,000,000

No Caymas closing landed under $1,000,000 in the window; the lowest was $1,097,433 on December 30, 2025, a Sold Data Entry record. Four closings in all landed under $1,250,000, from $1,097,433 to $1,234,990. Pulte’s one-story plans start at $839,990 and $889,990 before premiums and options, so a seller of a 52-foot home prices from the lower band and the Pulte resales around it, not from the $1,795,000 community median.

The Middle of the Market: $1,250,000 to $1,999,999

Thirteen of the 31 closings, the largest band, landed between $1,250,000 and $1,999,999 at a $1,585,000 median. That band sits between Stock’s Azure base prices ($1,254,990 to $1,499,990) and the $1,957,785 finished Cambria IV spec home, which is exactly where a finished 62-foot or 76-foot resale competes. A seller there wins by showing installed options and a move-in date against a spec home asking more.

The Upper Band: $2,000,000 to $2,999,999

Twelve closings landed between $2,000,000 and $2,999,999 at a $2,478,290 median, including $2,814,575 on June 23, 2026 and $2,600,000 on June 30, 2026. Cobalt base prices start at $1,969,990 and the Phase II Madison II spec home asked $2,804,100, so this band is where 90-foot homes, Phase II homes and heavily optioned 76-foot homes meet. Pricing here turns on options, frontage and finish, and on how a buyer reads the Phase II CDD line against the first phase.

What a Buyer’s Appraiser Will Reach For

An appraiser’s first question is which sales closed recently and how they compare in size and condition. In Caymas the MLS export carries living area but no plan, width or builder field, so the appraiser leans on the most recent closings at a similar price and size and on builder pricing for the same plan. We assemble the same set before you list, add the options and plan detail that the export lacks, and add the flood, CDD and warranty facts that explain why one Caymas sale is not another.

What Does It Cost to Sell a Home in Caymas, Naples?

Selling a Caymas home in Naples costs a negotiated commission, the Florida documentary stamp tax at $0.70 per $100 of price, the HOA estoppel certificate, prorations of property tax, CDD and HOA charges, and any mortgage payoff. In Collier County the buyer customarily pays the owner’s title policy, and the contract controls.

Who Customarily Pays What in a Collier County Closing

Sources: section 201.02, Florida Statutes; section 720.30851, Florida Statutes; section 28.24, Florida Statutes; FY2027 Caymas CDD budget; Series 2024 draft offering memorandum. Always confirm the split against the contract you sign.

The Documentary Stamp Tax, Worked on Caymas Prices

The deed tax is $0.70 per $100 of the price, or portion thereof, under section 201.02, Florida Statutes, and the Florida Department of Revenue shows the method. At the Caymas, Naples median of $1,795,000 (Southwest Florida MLS, closed sales October 13, 2025 to October 13, 2026) it is $12,565.00. At the $1,097,433 low end of the window it is $7,682.50, and at the $4,030,515 top sale it is $28,214.20 (our arithmetic). After the commission, it is the largest line on most Caymas seller statements.

The Caymas HOA Estoppel Certificate

Every Caymas sale needs an estoppel certificate from the Caymas Master Homeowners’ Association stating what the owner owes on the closing date. Section 720.30851, Florida Statutes caps the fee and sets the delivery deadline; the association’s manager states its actual charge, and any separate resale processing fee, on the request. Caymas has one master association and no sub-association (Sunbiz entity search), so one certificate covers the HOA layer. The CDD is not on the estoppel: its assessment shows on the tax bill in Assessment Area One and on the district’s direct bill for Phase II in FY2027. We order the certificate the day you accept an offer.

The Statutory HOA Disclosure Summary, Before the Buyer Signs

Caymas is a mandatory homeowners’ association community under chapter 720, with no condominium layer, so the section 720.401 disclosure summary applies to every resale. The statute sets four facts a Caymas seller should know. Timing is pre-contract: the summary is delivered “before executing the contract for sale,” never at closing. On a resale the seller supplies it, because the duty falls “by the parcel owner if the sale is by an owner that is not the developer.” The contract must carry the voidability clause of section 720.401(1)(b) in conspicuous type. And a buyer who does not receive it may cancel “within 3 days after receipt of the disclosure summary or prior to closing, whichever occurs first,” a right that cannot be waived and ends at closing. Whether the Caymas Master Declaration restates that duty, and whether it sets a resale contribution the buyer pays, is a question for the recorded text (Official Records Book 6190, Page 2974, amended and restated in 2024), which is not posted on any public Caymas site. This is information, not legal advice; your closing agent or attorney decides what applies.

The CDD Disclosure in the Contract

Florida requires a CDD disclosure in the contract for a Caymas sale under section 190.048, Florida Statutes, stating that the district may impose taxes or assessments on the property. For a Caymas, Naples seller the practical step is simple: attach the FY2027 line for your width and assessment area, say whether it is billed on the tax bill or by the district, and say whether you have prepaid the debt. A buyer who sees $2,978.26 for a 62-foot Assessment Area One home in writing on day one does not discover it in the title commitment.

Disclosures a Caymas Seller Owes

A Florida seller must disclose known facts that materially affect value and are not readily observable, under the Florida Supreme Court’s decision in Johnson v. Davis, and an as-is clause does not remove that duty. Sellers also give the buyer the property tax disclosure summary required by section 689.261, Florida Statutes, which tells the buyer that taxes may rise after the sale. In Caymas the public record adds two topics careful buyers raise: the FEMA letter or zone for your lot, and the Willow Run Quarry cleanup file at FDEP. Confirm your own duties with a Florida real estate attorney before you list.

How Property Tax and CDD Proration Work

Florida property taxes run on the calendar year and are paid in arrears, with bills mailed around November 1 and delinquent after April 1, per the Florida Department of Revenue and the Collier County Tax Collector. At a closing before the bill is paid, the seller credits the buyer for the days the seller owned the home. In Caymas Assessment Area One the CDD’s O&M and debt lines ride on that same November bill (FY2027 CDD budget), so they prorate with the tax. Phase II lots billed directly by the CDD in FY2027 prorate under the contract against the district’s bill.

Commission and Net Proceeds

Your commission is negotiated, in writing, with no rate set by law. Before you list we prepare a written net sheet at two or three Caymas price points, with the commission, the documentary stamp tax, the estoppel fee, the prorations, any CDD prepayment you choose and your payoff on one page. Whether to offer buyer-agent compensation is a pricing decision in a community where the builders set their own cooperation policies, and we show the cost with and without it.

Costs Particular to Caymas, Naples

Four costs are specific to Caymas. First, the CDD debt line, which you either leave with the lot or prepay from the district manager’s payoff letter; at issuance principal per lot ran from $22,879.18 (52 feet) to $43,809.59 (100 feet and wider) (April 2, 2024 packet; February 18, 2026 packet). Second, any capital contribution or transfer charge set by the Master Declaration, which is not published and appears on the estoppel certificate. Third, finish items a buyer’s inspection raises on a new home. Fourth, any concession you choose to answer a builder incentive. None has a standard figure, and we do not guess; we collect the documents first.

Get Your Free Caymas, Naples Home Valuation

You can get a written opinion of value for your Caymas, Naples home on our Caymas home valuation page, then talk it through with Jesse. We read the 31 closings in the 12 months to October 13, 2026, the builders’ base and spec prices on your width, your CDD line and your flood file. Or call Jesse direct at (239) 898-6072.

What Is Your Caymas Home Worth? Get a Free Valuation in 60 Seconds.

Enter your address on the Caymas, Naples home valuation page and we start with what your buyer will compare: your lot width and builder, your plan and its generation, your installed options, your view, and the Stock spec homes on the same width that month. That page is built from the same Southwest Florida MLS pull as this one. Prefer to talk? (239) 898-6072, text or call. Confidential conversations welcome.

What You Receive

You receive a written opinion of value listing the Caymas closings we relied on, the builder base and spec prices we compared, the adjustments for plan, options, view, elevation certificate, FEMA letter and CDD line, and a net sheet at two or three price points. We add a checklist of the documents a buyer’s lender, insurer and title agent will ask for in Caymas. There is no obligation, and a valuation is not a listing agreement. Buying as well as selling? Call Marc at (239) 287-5873.

What Do Caymas, Naples Sellers Say About McGreevy and Comisar?

McGreevy and Comisar is a top-reviewed listing agent for Caymas, Naples sellers on Google Business Profile, where past clients across Southwest Florida describe how we price, communicate and close. These are verbatim five-star Google reviews, shown without an aggregate rating, from clients of Top 1% Real Estate Agents Nationally Since 2008.

McGreevy and Comisar is a top-reviewed Caymas realtor, and every quote below is a five-star review on our Google Business Profile.

★★★★★ “He met us within 20 minutes to see it and we loved it. We worked with him on the offer and the transaction was seamless!” Verified Google review

★★★★★ “Marc’s attention to detail and deep understanding of the Southwest Florida market gave us so much confidence.” Verified Google review

Talk to McGreevy and Comisar Before You List

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners
• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

What Should a Caymas, Naples Seller Know About the Community?

A Caymas, Naples seller should know who governs the community and when that changes, what a buyer inherits in fees and taxes, which rules sit in unpublished documents, how the flood, storm and insurance records read, which schools and hospitals serve the address, and what is being built along Collier Boulevard. Each fact below ties to a public record.

Who Governs Caymas

Caymas has two governing layers and only two: the Caymas Master Homeowners’ Association, Inc. and the Caymas Community Development District, a Chapter 190 district created by Collier County Ordinance 2023-33 on 767.687 acres. In October 2026 the developer, SD San Marino, LLC, controlled both boards; the district’s FY2025 audit states that “All of the Board members are affiliated with SD San Marino, LLC.” There is no sub-association, no condominium and no separate club entity. The HOA owns the private roads, and the CDD owns the lakes, preserves, perimeter wall and entrance bridge after the June 2, 2026 turnover.

When Caymas Owners Take Control

Under section 720.307, Florida Statutes, owners other than the developer elect a majority of the HOA board three months after 90 percent of the parcels have been conveyed to them, or on an earlier statutory trigger. For Caymas that is the 412th conveyance of 457; on October 8, 2026 the count stood at 176, or 38.5 percent (county parcel layer). CDD seats begin passing to residents under section 190.006 only after six years from the August 1, 2023 initial board and at least 250 qualified electors, so after August 2029 at the earliest. A buyer asks who sets the budget; the honest answer today is the developer.

The Fee Stack a Caymas Buyer Inherits

The O&M line in Assessment Area One rose from $726.16 in FY2026 to $967.86 in FY2027, $241.70 or 33.3 percent in one year, after the developer’s landowner contribution fell to $0 and an $80,000 lake bank erosion line was added (FY2026 budget; FY2027 budget). Buyers who read budgets will ask about it, and we answer from the budget itself.

Property Taxes and What a Buyer Inherits

Your Caymas buyer does not inherit your property tax bill. Florida resets the assessed value to market value after a sale, so a buyer’s first full-year bill can be well above yours, especially if you held a homestead exemption with its cap on assessment growth. That is why section 689.261 requires the property tax disclosure summary. At about 10.5058 mills in 2025, each $100,000 of taxable value costs $1,050.58 a year, per the CDD’s December 2025 bond draft; the county, not the sale price, sets taxable value, so we never quote a buyer a dollar tax from a price.

Leasing, Pets, Gate and Architectural Rules

Caymas rules live in the Master Declaration (Official Records Book 6190, Page 2974, amended and restated in 2024 in Official Records Book 6374) and in the HOA’s rules, and neither is posted publicly. Florida law sets floors a buyer can rely on: under section 720.306(1)(h), rental restrictions adopted after July 1, 2021 bind only later buyers or consenting owners, while any association may bar leases shorter than six months and more than three rentals a year; under section 720.3035, architectural review reaches only what the declaration or its published guidelines state. The developer markets small and large dog parks on the Caymas lifestyle page; recorded pet limits are not published. Gate staffing and guest procedures sit in the HOA rules. Pulte lots also carry a separately recorded Memorandum of Use Restrictions between SD San Marino and Pulte.

Flood Zones, Plat by Plat

On the effective map of February 8, 2024, Caymas Phase One (76 points), the Caymas Replat (141), the replat of lots 131 to 181 (51) and Lido Isles (21) are all Zone AH, and Phase II splits AH 109, X 54, AE 5 and shaded X 3, from the FEMA flood-zone layer read against county address points on October 10, 2026. Five FEMA letters of map revision based on fill cover Caymas, including 23-04-6380A for Phase One lots 1 to 77, 23-04-6403A for Replat lots 78 to 267, 25-04-0696A for Phase II lots 268 to 353 and 25-04-1746A for Lido Isles. Phase II lots 354 to 437 had no letter found as of October 10, 2026, so a seller there reads the zone at the lot.

The Preliminary 2025 Caymas Flood Maps

FEMA issued preliminary panels 12021C0418K and 12021C0606K on March 20, 2025 (preliminary panels). They are not effective. If adopted unchanged they would move 63 Phase II points and 10 Lido Isles points into an “AE, combined riverine and coastal” zone and shift parts of Phase One and the Replat from AH into shaded X. The FEMA letters were issued “based on the flood data presently available,” so a Phase II or Lido Isles seller should keep the letter and the elevation certificate together in the listing file, ready for a buyer’s lender.

Insurance Context for a Caymas Seller

Every Caymas plat is fee-simple single-family, so condominium milestone inspections and structural integrity reserve studies do not apply. Collier County unincorporated has been Community Rating System Class 5 since October 1, 2015, worth 25 percent off NFIP premiums inside the high-risk zone and 10 percent outside (NFIP Community Status Book; FEMA CRS page). As a neighborhood proxy, not a Caymas figure, OpenFEMA’s policy file shows 102 policy terms on 2023 to 2026 single-family homes in the surrounding block group, with median total costs of $2,243 rated X and $2,380 rated AH. Wind premiums move with the wind-mitigation form, so we put yours in the listing file.

Hurricane History a Caymas Buyer Will Ask About

The nearest official station in National Hurricane Center reports is the Collier County Emergency Operations Center, about 2.5 km from Caymas. Irma in 2017 recorded 71 kt sustained and a 106 kt gust there (NHC Irma report), when the land was still the quarry; Milton in October 2024 recorded 39 kt sustained and a 51 kt gust (NHC Milton report). Ian’s 6 to 9 feet of inundation was coastal Naples (NHC Ian report). The whole of Caymas sits in Evacuation Zone D on the county evacuation layer, about 4.3 km from the Coastal High Hazard Area line, and the CDD minutes from 2023 to 2026 record no storm damage.

How Caymas Homes Are Built for Storms

All 22 county elevation certificates for new Caymas homes show slab-on-grade construction (building diagram 1A), with floors 2.54 to 4.75 feet above the certificate BFE. Permits run from 2023 to 2024, straddling the 7th and 8th editions of the Florida Building Code, whose 8th edition took effect December 31, 2023 per the Florida Building Commission. Pulte lists “Impact Glass Included” on its Caymas page; Stock’s standard glazing is not published, so your wind-mitigation report is the document that proves your home’s opening protection to a buyer’s insurer.

Schools by Address

Every Caymas address tested in the district’s address lookup is zoned for Lely Elementary, Manatee Middle and Lely High for 2026-27, with no exception on any of the eight Caymas streets. In the 2026 grades published in the CCPS accountability brief, Lely Elementary and Manatee Middle earned an A and Lely High a B. Lely Elementary is 3.6 minutes from the gate at free-flow. For a family buyer, that zoning is a selling point we state with its source and the reminder to confirm it with the attendance boundaries page.

Healthcare Near the Gate

Physicians Regional, Collier Boulevard, a hospital with a 24-hour ER at 8300 Collier Blvd, is about 4.8 minutes and 1.8 miles from the Caymas gate at free-flow. NCH Immediate Care, Southeast at 7717 Collier Blvd is 4.4 minutes away, and the NCH Baker Hospital emergency department downtown is about 17.9 minutes. The nearest county EMS unit, Medic 25, is at 3675 Hacienda Lakes Parkway, about 1.1 miles from the community (county EMS stations layer). For a seasonal or retiring buyer, that list belongs in the listing.

Drive Times From the Caymas Gate

Source: OSRM routing on the OpenStreetMap network, queried October 10, 2026. These are floors with no traffic; FDOT’s 2025 count puts 47,500 vehicles a day on Collier Boulevard at the gate (FDOT AADT). Caymas has one exit, so the interior run adds 1.3 minutes from Lido Isles to 4.3 minutes from Oleander Way.

What Is Changing Around Caymas, Naples

County certificates of occupancy show 1,127 new homes and apartments finished within one mile of Caymas from January 2024 to September 28, 2026, 494 single-family and 633 multifamily (county growth model). Toll Brothers’ Seven Shores next door listed base prices from $599,995 on October 10, 2026 (Seven Shores page), a different budget from Caymas. Costco site work began by May 2026 about 1.4 miles south at Rattlesnake Hammock Road (Naples Daily News, May 22, 2026). FDOT’s $97 million I-75 at SR 951 interchange project targets completion of its current phase in late 2026 (FDOT project 425843-2), and the Caymas zoning text requires builders to disclose possible Benfield Road alignments to buyers (RPUD ordinance text).

The Clubhouse and Sports Park Your Buyer Will Tour

The Caymas Sports Park, with 8 pickleball and 6 tennis courts, is already open, and Stock said on September 14, 2026 that the clubhouse would open in October 2026 under a newly named manager (Caymas news); the county had recorded no certificate of occupancy for it through September 28, 2026. The amenity campus is planned as an HOA common element with no published club dues, initiation or equity (Master Engineer’s Report). No record measures the clubhouse’s effect on resale prices, but an open amenity lets a seller show it instead of a rendering.

Where Can I Learn More About Caymas, Naples?

Caymas, Naples has a full community guide, a dedicated valuation page and a buyer page, with two neighborhood pages planned inside it, Pulte Homes at Caymas and Caymas Phase II. This section links the pages that exist, names the planned ones, and points to the neighboring East Naples communities that Caymas sellers and buyers most often compare.

The Caymas Guide and Its Sibling Pages

Our Caymas Naples community guide covers the history, governance, CDD bonds, builders, amenities, flood zones, schools and drive times in full. If you want a number now, use the dedicated Caymas home valuation page, or call Jesse direct at (239) 898-6072. If you are also buying, our Caymas buyer page is written for that side of the move, and you can call Marc at (239) 287-5873 or read how we represent buyers in Naples. For the citywide listing plan, see how we sell homes in Naples.

Neighborhood Pages Inside Caymas

A dedicated Pulte Homes at Caymas neighborhood page is coming, with its own market snapshot and its association details. A dedicated Caymas Phase II neighborhood page is coming, with its own market snapshot and its association details. Pulte Homes at Caymas is the 97-homesite, 52-foot class in Phase One and Lido Isles, with its own recorded Memorandum of Use Restrictions; Caymas Phase II is the 170-homesite waterfront section in Assessment Area Two, with its own bond series and its own flood record (FY2027 CDD budget).

Neighboring Communities Caymas Sellers Compare

Caymas, Naples buyers often tour Isles of Collier Preserve, which the Caymas developer itself names as a competitor in its CDD bond drafts, and Naples Reserve farther east. To the north, Forest Glen and Naples Lakes Country Club offer golf that Caymas does not. Knowing which of them your buyer is also viewing shapes how we position your home.

Why Local Knowledge Wins a Caymas Sale

If you are thinking, “I need someone to sell my house in Caymas, Naples, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Naples, Estero, Bonita Springs, Fort Myers, Collier County and Lee County. Whether you are selling in Caymas, Isles of Collier Preserve, Naples Reserve, Forest Glen, Naples Lakes Country Club, Treviso Bay or Winding Cypress, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently. Jesse McGreevy has lived in Estero since 2003, and our Naples office at 9180 Galleria Ct #200, Naples, FL 34109 is a short drive up I-75 from the Caymas gate.

Frequently Asked Questions, Seller Edition (Caymas, Naples)

These are the questions Caymas, Naples sellers ask most, answered from the Southwest Florida MLS pull of October 13, 2026, the Caymas CDD’s budgets and bond records, FEMA and county records, the builders’ published prices and our own process. Answers are short on purpose; call Jesse at (239) 898-6072 for the version that fits your lot and plan.

What is my Caymas home worth?

It depends first on your lot width, plan and options. Caymas, Naples recorded 31 closings from $1,097,433 to $4,030,515 at a $1,795,000 median in the 12 months to October 13, 2026 (Southwest Florida MLS), and builder base prices on October 10, 2026 ran from $839,990 (Pulte) to $1,969,990 (Stock Cobalt). For a written opinion built on your width and the spec homes beside it, request a free Caymas home valuation or call Jesse.

Who is the best listing agent for Caymas, Naples?

Interview more than one agent and compare what each can show you. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings, Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, with over $900 million in sales between Jesse and Marc. Ask every agent how they will price against the Stock spec homes on your width and how they will present your CDD line and FEMA letter.

How do I sell my home in Caymas?

Four steps. Price it against the closed sales and the builders’ spec homes on your width. Prepare the paperwork: the HOA estoppel request, the section 720.401 disclosure summary before the buyer signs, the CDD disclosure, your FEMA letter and elevation certificate. Market the finished-home advantage the builders cannot offer. Then negotiate price, dates and insurance contingencies and close. Start with a Caymas home valuation or call Jesse at (239) 898-6072.

How long does it take to sell a home in Caymas?

The median Caymas, Naples home took 78 days on market (average 131) across the 23 standard sales marketed through the MLS in the 12 months to October 13, 2026, against 97 days across 14 standard sales in the prior 12 months. The record also shows pace: 31 closings in the 12 months to October 13, 2026, with 10 from October 13 to December 31, 2025 and 10 in January to March 2026. Your own timeline turns on price against the builders’ spec homes on your width and the month you list. Call Jesse for a timeline built on your plan and lot.

What is the current Caymas real estate market for sellers?

It is a market shared with two active builders. We tracked 31 Caymas, Naples closings and $62,786,756 in volume in 12 months at a $1,795,000 median (Southwest Florida MLS, October 13, 2025 to October 13, 2026), while 281 of 457 homesites were still builder-held on October 8, 2026 and Stock listed ten available homes asking $1,957,785 to $3,859,860 on October 10, 2026. The MLS showed 7 active Caymas listings and 2 pending on October 13, 2026.

How do I compete with Stock and Pulte when I sell?

Sell what a builder cannot deliver today: a finished home, a known lot, mature landscaping, installed options and a closing in weeks. Price against the spec homes on your width, not against base prices, because a finished Cambria IV asked $662,795 over its plan base on October 10, 2026 (Stock available homes). Then hand the buyer a sheet of every option you installed with today’s builder price.

Should I wait until the builders sell out before listing in Caymas?

Waiting could take years. On October 8, 2026, 281 of 457 Caymas homesites were still builder-held, and the developer’s draft offering estimate assumed 50 to 75 deliveries a year (December 2, 2025 CDD packet), an estimate we do not adopt as a forecast. Your own timing, tax position and next home should drive the decision, and the comparison with spec homes will be there whenever you list.

Are Caymas home prices dropping?

Not on the closed record: the median sold price rose, though two annual samples still cannot support a firm trend call. The median sold price was $1,795,000 in the 12 months to October 13, 2026 against $1,454,500 in the prior 12 months, up 23.4%, and up 16.1% on standard rows alone ($1,537,500 to $1,785,000); the quarterly median moved from $1,790,825 in the last quarter of 2025 to $1,692,430 in January to March 2026 on samples of 10 sales each (Southwest Florida MLS). Which homes closed shapes each of those numbers as much as any change in values. Builder base prices and spec asking prices are the other live read, and we check both on your width the week we price.

What is the price per square foot in Caymas?

Caymas, Naples homes sold at a median of $655 per square foot of living area across 31 closings in the 12 months to October 13, 2026, against $588 in the prior 12 months (Southwest Florida MLS); the 17 homes coded 4 bedrooms plus den had a median of $728. Compare per-foot figures only within one lot width and one builder. For a builder benchmark, Stock’s Caymas base prices against its published living areas, such as the Azure Birchwood III at 2,431 square feet from $1,254,990 on October 10, 2026 (Stock floor plans), set a floor before premiums and options.

How many homes are for sale in Caymas right now?

The MLS showed 7 active Caymas listings and 2 pending on October 13, 2026, with a median list price of $2,695,740 and a range of $1,990,000 to $3,329,330, or 2.7 months of supply; the export does not say which are builder-listed. On the builder side, Stock listed ten available homes from $1,957,785 to $3,859,860 on October 10, 2026 (Stock available homes), and Pulte’s Caymas page showed “Final Opportunities” with an inventory count of 0. We pull both lists the week we price your home.

What is the highest price paid for a Caymas home recently?

The top Caymas, Naples closing in the 12 months to October 13, 2026 was $4,030,515 on August 28, 2026, a Sold Data Entry record, and the second was $3,608,745 on January 16, 2026 (Southwest Florida MLS). Two sales above $3,000,000 are too thin to read as a market rate. The highest standard closing was $2,975,000 on April 17, 2026.

Are there Caymas sales under $1 million?

None, in the 12 months to October 13, 2026: the lowest sale was $1,097,433 on December 30, 2025, a Sold Data Entry record, and the lowest standard sale was $1,155,000 (Southwest Florida MLS). Four closings in all landed under $1,250,000. Pulte’s one-story plans start at $839,990 and $889,990 before premiums and options (Pulte Caymas page), so a 52-foot seller prices from that lower band.

Does a Pulte 52-foot home resell differently from a Stock home?

The MLS records every Caymas closing under one name with no builder or width field, so no measured split exists. The inputs differ: Pulte from $839,990 against Stock Azure from $1,254,990 on October 10, 2026, and a FY2027 CDD total of $2,654.00 on a 52-foot lot against $2,978.26 on a 62-foot Assessment Area One lot (FY2027 CDD budget). With 72 of 97 Pulte lots owner-held, a 52-foot seller competes more with resales.

Will buyers pay more for a lakefront Caymas homesite?

Lot-by-lot lake designations are not published, so no measured lake premium exists. Builder asking prices hint at one: a Madison II spec home on a 76-foot Phase II homesite asked $2,804,100 against a $1,659,990 base, and a Margo IV on a 90-foot Phase II homesite asked $3,859,860 against $1,999,990 (Stock available homes, October 10, 2026). Those are asking prices, not closings, and we treat them that way.

Does a pool add resale value in Caymas?

The MLS export has no pool field, so no measured premium exists; what it does show by product line is one line, Single Family, at a median of 78 days on market and a 94.7% sale-to-list across the 23 standard sales marketed in the 12 months to October 13, 2026. What a Caymas, Naples buyer weighs is the cost and wait to add a pool after closing, plus architectural review under the Master Declaration, against a home that already has one. A spec home’s gap over its plan base, which includes options such as pools, is the benchmark we use.

Does my builder warranty transfer to my Caymas buyer?

It depends on your warranty document. Pulte’s Caymas page links to its 10-year warranty program but states no transfer terms, and Stock’s warranty terms for Caymas are not published. Read the booklet for transfer language, any form or deadline, and what remains in coverage on your closing date. A transferable structural warranty belongs in your listing.

Can I assign my builder contract before closing?

Assignment of a Stock or Pulte contract is governed by the builder contract, and those terms are not published. Many builder contracts restrict assignment or require written consent, so read the assignment clause and ask the builder in writing before you market the contract. A title company also has to be comfortable with the paperwork. Call Jesse at (239) 898-6072 to talk through options.

Do I have to pay off the Caymas CDD bond before closing?

No published Caymas record requires it. The debt assessment is a lien that runs with the lot and passes to the buyer unless you prepay, and the contract carries the CDD disclosure (section 190.048). Principal per lot at issuance ran from $22,879.18 (52 feet) to $43,809.59 (100 feet and wider); today’s figure comes only from the district manager’s payoff letter.

Should I prepay the Caymas CDD debt before I sell?

Prepaying removes the yearly debt line, $1,686.14 on a 52-foot to $2,918.32 on a 90-foot Assessment Area One lot in FY2027 (FY2027 CDD budget), but costs the remaining principal at closing. Whether a buyer pays you back for it is a negotiation, not a rule. Get the payoff letter, then compare your net both ways with Jesse.

What do I tell buyers about the Caymas CDD?

Give them the FY2027 line for your width and assessment area in writing: $2,654.00 (52 feet) to $3,886.18 (90 feet) in Assessment Area One, and $2,753.07 (62 feet) to $3,891.72 (100 feet and wider) in Assessment Area Two (FY2027 CDD budget). Say how it is billed, on the tax bill or directly by the district, and attach the payoff letter if you prepaid.

Why did the Caymas CDD charge go up in FY2027?

The Assessment Area One O&M line rose from $726.16 to $967.86, up $241.70 or 33.3 percent, because the developer’s landowner contribution fell to $0 and an $80,000 lake bank erosion line was added beside $232,999 of stormwater and conservation maintenance (FY2027 CDD budget). The debt lines did not change. A buyer who reads budgets will ask, and the budget answers it.

What are the Caymas HOA fees a buyer will ask about?

No Caymas Master HOA budget is published. The only public figure is the developer’s estimate of “approximately $2,400 to $2,900 per residential unit annually, which amount is subject to change,” in the CDD’s Series 2024 draft offering memorandum. For your sale, the estoppel certificate under section 720.30851 states the real number, and we order it early.

Is there an HOA transfer or capital contribution fee when I sell in Caymas?

None is published. If one exists, it is set in the Master Declaration (Official Records Book 6190, Page 2974, amended and restated in 2024), recorded at the Collier Clerk’s Official Records. The estoppel certificate lists any amount due at closing, and the contract says who pays it.

Must I give the buyer the HOA disclosure summary?

Yes, on a Caymas resale the seller supplies the section 720.401 summary “before executing the contract for sale.” If the buyer does not receive it, the buyer may cancel within 3 days after receipt or before closing, whichever comes first, and that right cannot be waived. Caymas has no condominium layer, so chapter 720 governs. Confirm the details with your closing agent or attorney.

Who pays the owner’s title policy when I sell in Caymas?

In Collier County the buyer customarily pays the owner’s title policy and usually chooses the closing agent, so it is not a standard Caymas seller cost. The contract controls, and a buyer can negotiate a different split, so read the title section of every offer. Stock’s affiliates include a title company, Noble Title and Trust, which matters only on builder sales.

How much are seller closing costs on a Caymas home?

Expect the commission you negotiate, the documentary stamp tax at $0.70 per $100 ($12,565.00 at the $1,795,000 median, our arithmetic), the HOA estoppel fee, prorations of property tax, CDD and HOA charges, and any mortgage payoff. In Collier County the owner’s title policy is customarily the buyer’s. Call Jesse at (239) 898-6072 for a net sheet on your home.

Does flood zone status help or hurt Caymas resale?

The effective FEMA map puts 399 of 461 Caymas residential points in Zone AH, but FEMA letters removed Phase One, the Replat, Phase II lots 268 to 353 and Lido Isles lots from the high-risk zone, and the 22 county elevation certificates show floors 2.54 to 4.75 feet above BFE. A seller who hands over the letter and the certificate together turns a flood question into a selling point. The lender still decides whether coverage is required.

Do I need an elevation certificate to sell my Caymas home?

Florida law does not require one for a sale, but a buyer’s insurer and lender will ask. The county elevation-certificate layer holds 22 certificates for Caymas homes in Phase One, the Replat and Lido Isles, none yet from Phase II or the 2024 replat. If yours is not on file, we can help you find the surveyor’s copy or order one.

Will insurance costs affect my Caymas buyer?

Yes, insurance is part of every buyer’s monthly math. Collier County’s CRS Class 5 rating cuts NFIP premiums by 25 percent inside the high-risk zone and 10 percent outside (FEMA CRS). As a neighborhood proxy, recent NFIP policies on 2023 to 2026 homes nearby had median costs of $2,243 rated X and $2,380 rated AH. Actual Caymas premiums are not published, so we encourage buyers to quote early.

Does the Willow Run Quarry history affect what I disclose?

Confirm your duties with a Florida real estate attorney. The public record: FDEP closed Willow Run Site A on November 6, 2025 without engineering or institutional controls (FDEP completion order), and Site B remains open, with notices of intent to close with conditions issued July 17, 2026 and the conditions not yet published (FDEP notice letters). We put the public record in front of buyers plainly.

Is a hurricane a reason buyers avoid Caymas?

Buyers ask, and the record gives a measured answer. Caymas is in Evacuation Zone D, about 4.3 km from the Coastal High Hazard Area line, FEMA’s letters name the flooding source as “PONDING/OVERLAND FLOW,” and the CDD minutes from 2023 to 2026 record no storm damage. The CDD’s own bond disclosure still names hurricane risk plainly. We show the buyer the records rather than a promise.

Can I rent my Caymas home instead of selling?

Caymas leasing rules sit in the unpublished Master Declaration and HOA rules. Florida law lets any association bar leases shorter than six months and more than three rentals a year, and rental rules adopted after July 1, 2021 bind only later buyers or consenting owners (section 720.306). Read the leasing article before you choose, and we will compare the rent-or-sell numbers with you.

Does a buyer need HOA approval to buy in Caymas?

Whether the Caymas Master HOA must approve a buyer is not published; any approval or registration step sits in the Master Declaration and HOA rules. Ask the HOA’s manager when you order the estoppel certificate so a required form does not delay closing, and tell your buyer early what gate and amenity registration require.

Will the new clubhouse help my resale value?

No record measures it. Stock said on September 14, 2026 that the Caymas clubhouse would open in October 2026, and the county had recorded no certificate of occupancy for it through September 28, 2026. Once open, it lets you show a buyer the amenity instead of a rendering, and its operating costs will show up in the HOA budget a buyer reads.

Will new apartments and Costco near Caymas affect my home’s value?

No record measures that effect. The 633 multifamily units finished within a mile since January 2024 and the Costco site 1.4 miles south sit outside the Caymas gates on separate parcels and change nothing in the Master Declaration or the CDD. They add services close to the gate and traffic on Collier Boulevard, the one road out, and buyers weigh both.

When is the best time of year to sell a Caymas home?

The Caymas, Naples record shows counts, not a reliable season. December 2025 carried 9 of the 31 closings and March 2026 carried 6, and no other month more than 3 (Southwest Florida MLS, October 13, 2025 to October 13, 2026). Closings trail contracts, and builder completions cluster closings too. We plan your listing date around your schedule and the builders’ spec list.

Do I need to live in Florida to sell my Caymas home?

No. Many Caymas owners are seasonal. Marc handles gate registrations, showings, inspections, contractors and the walkthrough while you are away, and closings can be completed remotely with mail-away or remote online notarization where the closing agent allows it. We send weekly reports on showings and on the builders’ spec list on your width.

Can I sell my Caymas home by owner?

Yes. You still owe the same paperwork: the section 720.401 summary before the buyer signs, the HOA estoppel certificate, the CDD disclosure, the property tax disclosure summary and known defects. You also compete alone against builder sales teams open seven days a week. Call Jesse at (239) 898-6072 to compare your likely net both ways.

Can I list my Caymas home off-market?

Yes. We can run a private or off-market listing to our qualified-buyer database and selected agents, which some owners in a gated community prefer. We will show you what it costs in exposure against a full Southwest Florida MLS launch, which in Caymas also means exposure next to the builders’ own advertising. Confidential conversations are welcome at (239) 898-6072.

Are real estate commissions negotiable after the NAR settlement?

Yes. Commissions are negotiable and not set by law, and since August 2024 buyer-broker compensation can no longer be offered on the MLS, with buyers signing a written agreement with their own agent before touring, per the National Association of REALTORS. A seller may still offer to pay toward the buyer’s agent off the MLS. We show you the cost and the effect of each option.

What should I fix before listing my Caymas home?

On a home built since 2023, buyers’ inspections usually raise finish items rather than systems, so close those first. Then gather the papers that carry more weight than paint: the FEMA letter and elevation certificate, the wind-mitigation report, the warranty booklet, and a priced list of installed options. Clean rooms and clear sightlines to the lake or preserve do the rest.

Do I need to stage my home when furnished models are next door?

Caymas, Naples buyers walk through decorated models first; the developer reported eight open in May 2026 (Caymas news, May 14, 2026). Staging does not have to copy them. It needs clean rooms, good light, the view at its best hour, and a printed options sheet that turns the model comparison into your argument.

How do showings work through the Caymas gate?

Caymas is gated, with a guardhouse at 9115 Caymas Street. The visitor procedure is not published, so Marc registers each showing, inspector and appraiser with the gate in advance, and we schedule around model traffic at the Stock sales center at 9385 Caymas Terrace. Open house and sign rules are HOA rules we confirm first.

Can I sell a vacant Caymas homesite?

Yes, but any build-start deadline, builder requirement or design rule sits in the Master Declaration and your purchase agreement with the developer, and neither is published. The CDD assessment for your width continues whether or not a home stands on the lot (FY2027 CDD budget). Read your lot contract for resale terms before you list.

Which schools serve my Caymas home?

Every Caymas address tested for 2026-27 is zoned for Lely Elementary (A in 2026), Manatee Middle (A) and Lely High (B), per the district’s address lookup and the 2026 accountability brief. Zoning can change year to year, so we cite the lookup in your listing rather than promise it.

Is Caymas the boat brand or the Naples community?

This page is about Caymas, the gated community in Naples, Florida, ZIP 34114, on Collier Boulevard. Caymas Boats is an unrelated boat brand that shares the name. Buyers searching online meet both, which is one more reason a Caymas, Naples listing should name the city, the street and the builder clearly.

How do I find out what my Caymas neighbors’ homes sold for?

A Realtor’s search of closed Southwest Florida MLS sales is the fastest route; we tracked 31 Caymas closings in the 12 months to October 13, 2026. Recorded deeds at the Collier Clerk’s Official Records show consideration on many sales. Builder closings may appear in either record. Ask us and we will pull the sales that match your width and plan.

Is the valuation really free, and do I have to list?

Yes, it is free, and no, you do not have to list. A valuation is a written opinion of value with the Caymas sales and builder prices we used, the adjustments we made and a net sheet. Request it on our Caymas home valuation page or call Jesse at (239) 898-6072.

How do I start selling my Caymas home?

Start with a conversation. Call Jesse direct at (239) 898-6072, text or call, or request a Caymas home valuation. We will walk your lot, read your CDD line and flood file, compare the spec homes on your width and give you a price, a plan and a net sheet with no obligation. Buying your next home too? Call Marc at (239) 287-5873.

Sources

These are the primary sources behind the figures and rules on this page. Market figures come from the Southwest Florida MLS, closed sales October 13, 2025 to October 13, 2026, pulled October 13, 2026, which is a licensed record and is not linked.

1. Collier County Ordinance 2023-33, Caymas CDD, retrieved October 2026
2. Caymas CDD FY2027 adopted budget, retrieved October 2026
3. Caymas CDD FY2026 adopted budget, retrieved October 2026
4. Caymas CDD FY2025 adopted budget, retrieved October 2026
5. Caymas CDD FY2025 audit, Florida Auditor General, retrieved October 2026
6. Caymas CDD, August 1, 2023 agenda package (Master Engineer’s Report), retrieved October 2026
7. Caymas CDD, August 1, 2023 minutes, retrieved October 2026
8. Caymas CDD, March 5, 2024 agenda package, retrieved October 2026
9. Caymas CDD, March 15, 2024 agenda package (Series 2024 draft offering memorandum), retrieved October 2026
10. Caymas CDD, April 2, 2024 agenda package (Final First Supplemental Methodology), retrieved October 2026
11. Caymas CDD, August 6, 2024 agenda package (Facilities Operation and Maintenance Agreement), retrieved October 2026
12. Caymas CDD, September 5, 2024 minutes, retrieved October 2026
13. Caymas CDD, May 6, 2025 minutes, retrieved October 2026
14. Caymas CDD, August 5, 2025 minutes, retrieved October 2026
15. Caymas CDD, December 2, 2025 agenda package (Series 2026 draft offering memorandum), retrieved October 2026
16. Caymas CDD, February 18, 2026 agenda package (Final Second Supplemental Methodology and Phase II plat), retrieved October 2026
17. Caymas CDD, June 2, 2026 agenda package (turnover), retrieved October 2026
18. Caymas CDD, June 2, 2026 minutes, retrieved October 2026
19. Caymas CDD, August 4, 2026 agenda package, retrieved October 2026
20. Caymas CDD, board page, retrieved October 2026
21. Caymas CDD, FAQ page, retrieved October 2026
22. Sunbiz, Caymas Master Homeowners’ Association, Inc., retrieved October 2026
23. Sunbiz entity search, Caymas, retrieved October 2026
24. Collier Clerk Official Records search, retrieved October 2026
25. Collier County parcel layer, retrieved October 2026
26. Collier County address-point layer, retrieved October 2026
27. Collier County elevation-certificate layer, retrieved October 2026
28. Collier County hurricane evacuation zone layer, retrieved October 2026
29. Collier County growth model layer, retrieved October 2026
30. Collier County EMS stations layer, retrieved October 2026
31. FEMA NFHL flood-zone layer, retrieved October 2026
32. FEMA preliminary FIRM panels layer, retrieved October 2026
33. FEMA LOMR-F 23-04-6380A, Caymas Phase One, retrieved October 2026
34. FEMA LOMR-F 23-04-6403A, Caymas Replat, retrieved October 2026
35. FEMA LOMR-F 25-04-0696A, Caymas Phase II, retrieved October 2026
36. FEMA LOMR-F 25-04-1746A, Lido Isles, retrieved October 2026
37. FEMA NFIP Community Status Book, Collier County 120067, retrieved October 2026
38. FEMA Community Rating System, retrieved October 2026
39. OpenFEMA NFIP policies dataset, retrieved October 2026
40. National Hurricane Center, Hurricane Irma report, retrieved October 2026
41. National Hurricane Center, Hurricane Ian report, retrieved October 2026
42. National Hurricane Center, Hurricane Milton report, retrieved October 2026
43. Florida Building Commission, retrieved October 2026
44. FDEP Site Rehabilitation Completion Order, Willow Run Site A, retrieved October 2026
45. FDEP notice letters, Willow Run Sites A and B, retrieved October 2026
46. Florida Statutes section 190.048 (CDD disclosure), retrieved October 2026
47. Florida Statutes section 190.006 (CDD board transition), retrieved October 2026
48. Florida Statutes section 720.307 (HOA turnover), retrieved October 2026
49. Florida Statutes section 720.306 (rental restrictions), retrieved October 2026
50. Florida Statutes section 720.3035 (architectural control), retrieved October 2026
51. Florida Statutes section 720.30851 (estoppel certificates), retrieved October 2026
52. Florida Statutes section 720.401 (prospective purchaser disclosure), retrieved October 2026
53. Florida Statutes section 201.02 (documentary stamp tax on deeds), retrieved October 2026
54. Florida Statutes section 28.24 (clerk recording fees), retrieved October 2026
55. Florida Statutes section 689.261 (property tax disclosure summary), retrieved October 2026
56. Johnson v. Davis, Florida Supreme Court, 1985, retrieved October 2026
57. Florida Department of Revenue, documentary stamp tax, retrieved October 2026
58. Florida Department of Revenue, property tax information for taxpayers, retrieved October 2026
59. Collier County Tax Collector, property tax, retrieved October 2026
60. National Association of REALTORS, what the NAR settlement means, retrieved October 2026
61. Stock Development, Caymas floor plans, retrieved October 2026
62. Stock Development, Caymas available homes, retrieved October 2026
63. Stock Development, Caymas models, retrieved October 2026
64. Pulte Homes, Caymas community page, retrieved October 2026
65. Caymas site plan, revised March 20, 2026, retrieved October 2026
66. Caymas official site, Lifestyle, retrieved October 2026
67. “Caymas Names Liana Melle Manager of New Clubhouse,” September 14, 2026, retrieved October 2026
68. “Caymas Builds Momentum With Strong First-Quarter Sales,” April 30, 2026, retrieved October 2026
69. “Step Inside Caymas This Spring: Tour Eight Stunning Model Homes by Stock Development,” May 14, 2026, retrieved October 2026
70. Collier County Public Schools address lookup, retrieved October 2026
71. CCPS 2025-26 school and district grades brief, retrieved October 2026
72. CCPS attendance boundaries, retrieved October 2026
73. Physicians Regional, Collier Boulevard, retrieved October 2026
74. NCH Immediate Care, Southeast, retrieved October 2026
75. OSRM routing service, retrieved October 2026
76. FDOT annual average daily traffic layer, retrieved October 2026
77. FDOT project 425843-2, I-75 at SR 951, retrieved October 2026
78. San Marino RPUD ordinance text, retrieved October 2026
79. Toll Brothers, Seven Shores community page, retrieved October 2026
80. Naples Daily News, Costco in Naples, May 22, 2026, retrieved October 2026
81. McGreevy and Comisar on Google Business Profile, retrieved October 2026

Downloadable Documents

These are official documents a Caymas, Naples seller or buyer is likely to be asked for, from the CDD budget and bond methodologies to the quarry cleanup order and the statutes that govern a resale. Every link goes directly to the publishing authority, not to a summary site.

Your Local Real Estate Experts

Whether you own a Pulte home on Caymas Terrace, a Stock Azure or Indigo home on Moonflower Lane, or a Phase II lakefront home on Caymas Way in Naples, the next step is a conversation. Talk to McGreevy and Comisar before you list, and get a written price, plan and net sheet with no obligation. To see what your home is worth first, get your free Caymas home valuation.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners
• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

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.