Estero, Florida
Sell your Cypress Cove at Wildcat Run home with McGreevy and Comisar, Top 1% nationally since 2008. Size-by-size pricing from 16 MLS closings, condo and club papers ready on day one. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Cypress Cove at Wildcat Run owners sell into one of the smallest markets inside Wildcat Run in Estero: 44 condominium carriage homes built in 1999 and 2000, 4 Southwest Florida MLS closings in the last 12 months at a $390,000 median, 16 closings in five years at a $385,000 median, and a country club membership every buyer must apply for. This seller guide sits beside our full Cypress Cove at Wildcat Run neighborhood guide, which covers the buildings, the pool shared by deed with Wildcat Cove and the public record in depth. Everything on this page answers one owner's question: how to sell a 1,624 or 2,131 square foot carriage home for the most money, with the fewest surprises, on a timeline you control.
If you are still comparing listing teams, our guide to the best real estate agents in Estero sets the options side by side on the public record. To see what a home here is worth before you decide anything, read our Cypress Cove at Wildcat Run home valuation guide, and if you are also planning your next purchase, our guide to buying a home in Cypress Cove at Wildcat Run covers the other side of the table. For the wider community, see how we sell homes across Wildcat Run, and for the neighbor that shares your pool, how we sell homes in Wildcat Cove.
A word on the name, because search engines blur it. This page covers Cypress Cove at Wildcat Run Condominium Association, Inc. in Estero, Lee County, ZIP 33928. It is not Cypress Cove at Grandezza, a separate homeowners association in a different Estero community, and it is not the Cypress Cove associations in other Florida cities that carry a similar name on the state's corporate register.
McGreevy and Comisar are the best realtor for selling a Cypress Cove at Wildcat Run home because we price each home against the neighborhood's own closings, read the condominium, master association and club requirements before a buyer asks, and personally negotiate every offer. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Jesse McGreevy and Marc Comisar run the pricing conversation, the marketing build, the negotiation and the association paperwork on every listing we take. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has sold over $2.5 billion in real estate across Southwest Florida, with over $900 million in personal sales between Jesse and Marc. Our office is in Bonita Springs, a short drive south of the Wildcat Run gate, and Estero is a market we work every week.
Recent Cypress Cove at Wildcat Run market record (12 months to September 29, 2026, Southwest Florida MLS): 4 closed sales · median sold price $390,000 (the mean of $385,000 and $395,000, a small sample) · range $350,000 to $515,000 · $1,645,000 in total volume · median $239.37 per square foot of living area · median 30 days on market · median 95.4% of final list price · 2 active listings on September 29, 2026, asking $425,000 and $329,900, about 6.0 months of supply. Five-year record (60 months, the first window with 10 or more closings): 16 closings at a $385,000 median. Lee County recorded sales, qualified, since September 29, 2025: 3 at a $395,000 median (Lee County Property Appraiser, newest recorded sale July 29, 2026). Domain Realty, our brokerage, closed 615 transaction sides in Estero in the 60 months to October 5, 2026, $352.2 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. In the last 12 months we tracked all 4 closings, and we tracked every one of the 16 marketed closings the MLS has recorded here in five years, so we can show you what your size of home is trading for right now [Source: Lee County Property Appraiser].
For Cypress Cove at Wildcat Run sellers: professional photography, video and aerial where it helps, a documents file that answers the condominium, master association and club questions before they are asked, a qualified-buyer database, and discreet off-market options when a seller wants privacy.
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about Cypress Cove at Wildcat Run is narrower and checkable: we have read every marketed sale in the MLS and the county record, the club's public governance pages, the state's condominium register and the Florida statutes that govern each association, and we bring all of it to your kitchen table.
You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings, buyer agent conversations, contractor coordination, inspections and the walk-throughs that let a seasonal owner sell without flying down. Jesse McGreevy runs pricing, marketing, data and the association and closing paperwork. Reach Jesse direct at (239) 898-6072 or Marc at (239) 287-5873, and read more about the partnership on our about McGreevy and Comisar page.
Selling your Cypress Cove at Wildcat Run home? Call Jesse direct at (239) 898-6072 or start with a free home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Cypress Cove at Wildcat Run sellers who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide your price, your paperwork and your timeline more than any listing photo will, and each one is specific to this 44-home carriage-home neighborhood off Wildcat Run Drive.
Cypress Cove at Wildcat Run sellers can use the links below to jump straight to pricing, costs, disclosure, the Wildcat Cove comparison or the seller FAQ. The guide runs in the order most owners decide: market first, then pricing and marketing, then the legal and cost steps, then timing and preparation.
Start Here: Why McGreevy and Comisar Are the Best Realtor for Cypress Cove at Wildcat Run · Key Takeaways
The Essentials: What Makes Selling in Cypress Cove at Wildcat Run Different? · Is Now a Good Time to Sell in Cypress Cove at Wildcat Run? · What Have Cypress Cove at Wildcat Run Homes Sold For Since 2021? · Which Recent Cypress Cove at Wildcat Run Sales Matter Most to Your Price? · Cypress Cove at Wildcat Run vs Wildcat Cove: Which Buyer Will Your Home Meet? · How Do We Price a Cypress Cove at Wildcat Run Home? · How Do We Market a Cypress Cove at Wildcat Run Home? · How Do We Negotiate a Cypress Cove at Wildcat Run Contract? · What Does It Cost to Sell a Home in Cypress Cove at Wildcat Run?
The Details: What Must a Cypress Cove at Wildcat Run Seller Disclose Under Florida Law? · What Will Your Buyer Pay to Own a Cypress Cove at Wildcat Run Home? · How Does Country Club Membership Affect Selling a Cypress Cove at Wildcat Run Home? · What Do the Shared Pool and the Three Declarations Mean for a Sale? · Which Cypress Cove at Wildcat Run Rules Affect a Sale? · How Long Does It Take to Sell a Cypress Cove at Wildcat Run Home? · How Should You Prepare a Cypress Cove at Wildcat Run Home for Sale? · Do the Flood Zone and Storm History Affect Selling a Cypress Cove at Wildcat Run Home? · What Does the Record Teach About a Real Cypress Cove at Wildcat Run Resale?
More Detail and Questions: How Do You Get a Free Cypress Cove at Wildcat Run Home Valuation? · Thinking of Selling Your Cypress Cove at Wildcat Run Home? List With the #1 Team in Southwest Florida Since 2012 · What Do Sellers Say About Working With McGreevy and Comisar? · Why Does a Cypress Cove at Wildcat Run Specialist Matter When You Sell? · Are You Also Buying Your Next Home in Southwest Florida? · Frequently Asked Questions, Seller Edition: Selling a Home in Cypress Cove at Wildcat Run · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
Selling in Cypress Cove at Wildcat Run differs from most Estero sales in six ways: it is a condominium of 44 carriage homes inside a member-owned club, three layers of association paperwork apply, every buyer must apply for a club membership, two home sizes price differently, and the neighborhood trades in bursts of a few sales.
Cypress Cove at Wildcat Run is 44 condominium carriage homes in 11 four-unit buildings on Wildcat Run Drive, recorded as three declarations in 1999 and built in 1999 and 2000 on the county roll. The Wildcat Run Community Association handles the roads, storm sewers, perimeter landscaping, lakes, entry area and gatehouse for the whole community, while the condominium association carries the building exteriors, roofs and grounds, per the club's own description of the neighborhood [Source: Wildcat Run local associations]. For a seller, the club is part of your listing, because buyers ask about it before they ask about your kitchen.
A Cypress Cove owner answers to the condominium association, the master Wildcat Run Community Association managed by Alliant, and the club, and the neighborhood also has a fourth entity, Cypress Cove at Wildcat Run Commons Association, Inc., that exists for the pool shared with Wildcat Cove [Source: Florida Division of Corporations]. An estate owner in Wildcat Run has one association above the home. You have more, and your buyer's questions will follow the layers.
The county roll records two heated areas and nothing else: 1,624 square feet on 22 homes, the ground-level homes, and 2,131 on the other 22, the upper-level homes. The MLS agrees on both figures and calls the larger home a three-bedroom plus den. That split is the first thing a pricing conversation resolves, because the larger home has priced higher in dollars and lower per square foot.
Membership does not pass with a deed. The declaration and the club's own resident FAQ say at least one owner of each unit must be a social member of the country club, and the club will not generate its estoppel until a completed membership application is on file [Source: Wildcat Run realtor information]. The initiation fee and annual dues are not on the club's public pages, so we confirm the current schedule in writing before we list.
Four closings in the last 12 months is the recent pace, and it follows a long pause. The MLS recorded none from August 30, 2024 to March 2, 2026, and the county file shows no qualified sale in calendar 2025. Three closings landed in March 2026 and one in August. Your listing meets a thin market, so the first weeks matter and the price has to be right on day one.
Cypress Cove at Wildcat Run has 44 homes, so few come up in any season, and the owner who sells next should call us first. If you are selling, get a free Cypress Cove at Wildcat Run home valuation and call Jesse direct at (239) 898-6072. If you are buying, start your Wildcat Run home search with Marc and call Marc at (239) 287-5873. You can also see what a Cypress Cove at Wildcat Run home is worth before you talk to anyone.
Cypress Cove at Wildcat Run is a workable place to sell now for an owner who prices to the recent closings. The MLS shows 4 closings in the 12 months to September 29, 2026 at a $390,000 median and 95.4% of list, and 2 active listings, about 6.0 months of supply, so buyers have a choice and negotiate.
Data updated: September 2026
| Window (to Sept 29, 2026) | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| Last 12 months | 4 (small sample) | $390,000 (mean of $385,000 and $395,000) | $239.37 | 30 | 95.4% |
| Last 24 months | 4 (small sample) | $390,000 (the same four sales) | $239.37 | 30 | 95.4% |
| Last 36 months | 7 (small sample) | $395,000 | $241.67 | 47 | 95.1% |
| Last 60 months, first window with 10 or more | 16 | $385,000 (middle pair $385,000 and $385,000) | $215.36 | 24.5 | 96.5% |
Source: Southwest Florida MLS (Matrix), Development WILDCAT RUN, subdivision Cypress Cove at Wildcat Run, marketed closings, pulled September 29, 2026. Each row names its window. Medians use the mean of the middle pair when the count is even. A January 2022 sale entered in the MLS after closing is listed on this page but excluded from every median.
The 12-month window has only 4 closings, so we show the longer windows and treat the 60-month row, the first with 10 or more closings, as the history. The 12-month and 24-month rows are the same four sales, because nothing closed in the market between August 30, 2024 and March 2, 2026. The 36-month median of $395,000 sits above the 60-month median of $385,000 because the 60-month window carries six sales from $315,000 to $355,900 between December 2021 and October 2022, four of which closed within 13 days at or just under full list.
Lee County's recorded, qualified sales for Cypress Cove at Wildcat Run show 3 sales since September 29, 2025, at a $395,000 median, all three in March 2026. The county file's newest recorded sale is July 29, 2026, so it does not yet hold the August 2026 closing that the MLS does. We match the county by the recorded legal name, which covers the three condominium names Cypress Cove, Cypress Cove II and Cypress Cove III and finds the 44 residential parcels the club itself counts, and we match the MLS by its subdivision field [Source: Lee County Property Appraiser sale data].
On September 29, 2026, 2 homes were active, both 1,624 square feet, asking $425,000 and $329,900. Against 4 closings a year that is 6.0 months of supply, our arithmetic, but with counts this small the figure swings with one sale. Both actives have waited longer than any 2026 sale took: 112 and 217 days against 2, 4, 56 and 81. If you list a 1,624 square foot home, you compete with those two, and the lesson from their days on market is that an ask above the closings waits.
A median of four sales is a description, not a forecast. The four 2026 closings span $350,000 to $515,000 because one was the larger 2,131 square foot size. We read the three 1,624 square foot sales of 2026 together ($350,000, $385,000 and $395,000) and the one larger sale ($515,000) on its own, and we read the 16 closings of the past five years for the shape of the market.
The honest read is that 2026 rewards pricing to the closings of your own size. Only 1 of the 4 closings sold at full list, and the median seller accepted about 4.6 percent under final list (95.4% sold-to-list). The two sales that took longest, 56 and 81 days, both sold below their final list prices. Pricing to the last four sales and the five-year range is a plan; waiting for a higher number to appear is a forecast.
If you are weighing a sale this season, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Cypress Cove at Wildcat Run carriage homes have moved from a $315,000 closing in December 2021 to a $390,000 median in 2026, after a step up from about $350,000 in 2022 to about $395,000 in 2023. The county's longer record shows a $188,500 median in 2013, so the ten-year rise is large and recent yearly medians are small samples.
Data updated: September 2026
| Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 2021 (December only) | 1 | $315,000 | $315,000 | 47 | 91.3% |
| 2022 | 5 | $350,000 | $345,000 to $355,900 | 4 | 100.0% |
| 2023 | 5 | $395,000 | $385,000 to $435,000 | 31 | 96.3% |
| 2024 | 1 | $400,000 | $400,000 | 51 | 91.1% |
| 2025 | 0 | none | none | none | none |
| 2026 to September 29 | 4 | $390,000 (mean of $385,000 and $395,000) | $350,000 to $515,000 | 30 | 95.4% |
Source: Southwest Florida MLS (Matrix), Cypress Cove at Wildcat Run marketed closings, pulled September 29, 2026. Every year is a small sample, so each median describes a few sales.
The pattern is a step up from about $350,000 in 2022 to about $395,000 in 2023 and then a plateau. Sold-to-list ratios show the change in leverage: in 2022 all five sales closed at or within a fraction of a percent of list, and of the ten sales from 2023 through 2026 only one, a March 2026 sale at $395,000 in four days, closed at full list.
| Year | Qualified county sales | Median price |
|---|---|---|
| 2026 (to July 29) | 3 | $395,000 |
| 2024 | 1 | $400,000 |
| 2023 | 5 | $395,000 |
| 2022 | 8 | $352,950 |
| 2021 | 6 | $280,000 |
| 2020 | 2 | $222,450 |
| 2019 | 3 | $217,000 |
| 2018 | 3 | $225,000 |
| 2017 | 4 | $258,500 |
| 2015 | 5 | $245,000 |
| 2014 | 5 | $247,500 |
| 2013 | 6 | $188,500 |
Source: Lee County Property Appraiser recorded sales, DOR-qualified only, newest recorded sale July 29, 2026. County figures are recorded deed prices and are never mixed with MLS square-foot figures.
The county file holds 58 qualified sales in all, back to a single 1999 sale at $225,000, and shows none for 2016 or 2025. The years 2009 to 2012, not shown, hold 6 sales at yearly medians of $225,000 to $252,000. The run from a $188,500 median in 2013 to $395,000 in 2023 is a 110 percent rise over ten years, and the $280,000 median of 2021 to the $352,950 median of 2022 is a 26 percent one-year step. Small counts move medians, so we describe the direction and not a precise rate.
An owner who bought in 2013 bought at a county median of $188,500, and one who bought in 2021 at $280,000, so most owners who bought before 2022 have seen a large gain on paper. That matters to you in two ways: the price you paid is history and does not set your ask, and the gain may matter for tax, which we cover in the capital gains answer below and which belongs with your tax advisor.
| Size on the county roll and MLS | Homes | MLS closings, 60 months | Median sold | Range | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|---|---|
| 1,624 heated sq ft (3 bed, 2 bath) | 22 | 10 | $370,450 (mean of $355,900 and $385,000) | $315,000 to $400,000 | $228.11 | 10 | 97.2% |
| 2,131 heated sq ft (3 bed plus den, 2 bath) | 22 | 5 | $400,000 | $350,000 to $515,000 | $187.71 | 33 | 93.8% |
Source: Southwest Florida MLS (Matrix), 60 months to September 29, 2026, excluding one 2022 sale recorded at 1,759 square feet and one sale entered after closing. Both size groups are small samples.
The larger home sold for about $29,550 more at the median ($400,000 against $370,450), and it sold for less per square foot ($187.71 against $228.11), which is why we price each home against its own size and never against a neighborhood average. One 2022 closing carries a 1,759 square foot MLS figure that matches the association's own description of its ground-level homes and not the county roll, and we flag the difference rather than resolve it here.
The recent Cypress Cove at Wildcat Run sales that matter most are the four 2026 closings, three of them 1,624 square foot homes at $350,000, $385,000 and $395,000 and one a 2,131 square foot home at $515,000, read against the twelve earlier marketed closings back to December 2021.
Data updated: September 2026
A neighborhood this small is read sale by sale. Here is every marketed closing in the 60 months to September 29, 2026, newest first, by month, bedrooms, area and price only.
| Closed | Beds and baths | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
| Aug 2026 | 3 and 2 | 1,624 | $365,500 | $350,000 | 95.8% | 2 |
| Mar 2026 | 3 and 2 | 1,624 | $395,000 | $395,000 | 100.0% | 4 |
| Mar 2026 | 3 plus den and 2 | 2,131 | $549,000 | $515,000 | 93.8% | 56 |
| Mar 2026 | 3 and 2 | 1,624 | $405,000 | $385,000 | 95.1% | 81 |
| Aug 2024 | 3 plus den and 2 | 2,131 | $439,000 | $400,000 | 91.1% | 51 |
| Nov 2023 | 3 and 2 | 1,624 | $410,000 | $395,000 | 96.3% | 47 |
| Oct 2023 | 3 and 2 | 1,624 | $425,000 | $400,000 | 94.1% | 18 |
| Aug 2023 | 3 plus den and 2 | 2,131 | $450,000 | $435,000 | 96.7% | 31 |
| Jul 2023 | 3 and 2 | 1,624 | $395,500 | $387,500 | 98.0% | 7 |
| Jun 2023 | 3 plus den and 2 | 2,131 | $415,500 | $385,000 | 92.7% | 33 |
| Oct 2022 | 3 and 2 | 1,759 | $350,000 | $350,000 | 100.0% | 136 |
| Jun 2022 | 3 and 2 | 1,624 | $355,900 | $355,900 | 100.0% | 13 |
| Apr 2022 | 3 plus den and 2 | 2,131 | $350,000 | $350,000 | 100.0% | 0 |
| Mar 2022 | 3 and 2 | 1,624 | $345,000 | $345,000 | 100.0% | 0 |
| Feb 2022 | 3 and 2 | 1,624 | $349,900 | $349,500 | 99.9% | 4 |
| Dec 2021 | 3 and 2 | 1,624 | $345,000 | $315,000 | 91.3% | 47 |
One further transaction, in January 2022, was entered in the MLS after closing at $360,000 for a 2,131 square foot home. It was not marketed through the MLS, has no days on market and is excluded from every median on this page.
Seven of the 16 closings took 14 days or fewer and closed at a median 100.0% of list, three took 15 to 45 days and closed at 94.1%, and five took 46 to 90 days and closed at 93.8%. One, in October 2022, took 136 days and still closed at full list. Across all 16, the gap between final list and sold price adds up to $232,400, an average of $14,525 a sale (our arithmetic). Speed follows price: the sales that priced to the market early closed near list, and the ones that did not gave up more.
Three 1,624 square foot homes sold in 2026: $395,000 in 4 days at full list, $385,000 in 81 days at 95.1% of a $405,000 final list, and $350,000 in 2 days at 95.8% of a $365,500 final list. The MLS does not record condition or updates, so it cannot say why the spread is $45,000. On a listing we compare the finishes, the roof and air conditioning dates and the presentation, and we explain the spread to you with your own home in front of us.
The highest marketed closing in the five-year record is $515,000 for a 2,131 square foot three-bedroom-plus-den home in March 2026, after 56 days on a $549,000 final list (93.8%). It is $80,000 above the next highest, $435,000 in August 2023 for a same-size home. One sale sets a ceiling for that size only if a second buyer follows it, and none had by September 29, 2026, so we use it as the top of the range and not as the expected price.
Your number depends on whether yours is a ground-level 1,624 square foot home or an upper-level 2,131, on the condition of the interior and the building systems, and on the two competing listings. Request a free home valuation or call Jesse direct at (239) 898-6072, and read how we build one in our Cypress Cove at Wildcat Run home valuation guide.
Your Cypress Cove at Wildcat Run home meets buyers who also look at Wildcat Cove, the detached pool-home neighborhood that shares your pool by deed. Cypress Cove closed 16 times at a $385,000 median in 60 months against Wildcat Cove's 13 at $579,900, and in the last 12 months Cypress Cove sold faster and nearer list.
Data updated: September 2026
| Factor | Cypress Cove at Wildcat Run | Wildcat Cove |
|---|---|---|
| Residential parcels (2026 roll) | 44 | 40 |
| Home type | Condominium carriage homes, four per building | Detached single-family homes, each with a private pool per the club |
| Regime | Condominium, Chapter 718, three recorded declarations | Homeowners' association, Chapter 720 |
| Built (roll) | 1999 to 2000, median 1999 | 2000 to 2002, median 2001 |
| Heated area (roll) | 1,624 (22 homes) or 2,131 (22 homes) | 2,145 to 2,655, median 2,360 |
| Shared pool | Yes, by deed with Wildcat Cove | Yes, by deed with Cypress Cove, in addition to private pools |
| MLS, 12 months | 4 closings, $390,000 median | 5 closings, $499,000 median |
| MLS, 24 months | 4, $390,000 | 7, $540,000 |
| MLS, 36 months | 7, $395,000 | 7, $540,000 |
| MLS, 60 months | 16, $385,000 | 13, $579,900 |
| Median $ per MLS sq ft, 60 months | $215.36 | $238.06 |
| Median days on market, 12 months | 30 | 123 |
| Median days on market, 60 months | 24.5 | 16 |
| Median sold-to-list, 12 months | 95.4% | 87.3% |
| Median sold-to-list, 60 months | 96.5% | 97.5% |
| Active listings, Sep 29, 2026 | 2, at $425,000 and $329,900 | 1, at $625,000 |
| Months of supply | 6.0 | 2.4 |
| County qualified sales, since Sep 29, 2025 | 3, $395,000 median | 4, $519,500 median |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file. MLS and county figures are never mixed.
A buyer who can afford $579,900 for a detached Wildcat Cove home and a buyer who can afford $385,000 for a Cypress Cove carriage home are mostly different buyers, but the two neighborhoods share a gate, a master association, a required social membership and a pool, so a buyer deciding between them is deciding about a regime and a building, not about the club. The 60-month gap is $194,900, about 51 percent of Cypress Cove's median.
Over the last 12 months Wildcat Cove's five closings took a 123-day median at 87.3% of list, while Cypress Cove's four took 30 days at 95.4%. Your neighborhood has been the steadier one lately, and your price should not chase the Cove's headline number. Your buyer is shopping against a lower entry price, a garage per the association and exterior maintenance handled by the condominium, and your listing should lead with those.
A buyer who wants the lower entry price into Wildcat Run's private club, a garage and exterior upkeep under one association fits your listing. A buyer who wants a detached home and a private pool will look at the Cove, and a buyer who wants the lowest entry of all may look at the Village at Wildcat Run. We describe the homes and never the buyers. See our guide to selling in Wildcat Cove for the other side of the pool.
We price a Cypress Cove at Wildcat Run home by placing it in its size and level, selecting the closings of that size, adjusting for condition and building systems the record cannot code, testing the result against the two live listings and stating a range with a recommended list price. With 16 closings in five years, we read every one.
Data updated: September 2026
A ground-level 1,624 square foot home is compared with the ten 1,624 square foot closings of the past five years, and an upper-level 2,131 square foot home with the five larger ones. The 2026 sales of each size carry the most weight. We confirm the size from the county roll and the MLS before we use either, because the association's own description of its ground-level homes differs from the roll.
The county roll gives year built and nothing on condition, and the MLS pull we hold has no renovation field. A 1999 or 2000 building has 26-year-old systems unless they were replaced, so the air-conditioning, water heater, electrical panel and windows matter, and so do the interior finishes. We tour the home, photograph what a buyer will see and adjust the comparable sales up or down with the evidence, and we tell you how we reached the number.
The association's public description says the buildings have all-new roofs, with roof care about every three years, and reserves for roof, pavement and painting about every seven years [Source: Wildcat Run local associations]. It does not date the roof replacement. A buyer will ask the year, the cost and whether the next one is funded, and a clear answer in your documents file supports your price.
On September 29, 2026 the MLS showed two 1,624 square foot actives, at $425,000 after 112 days and $329,900 after 217 days. The first is $25,000 above the highest 1,624 square foot closing in the five-year record, $400,000 in October 2023, and the second is below every 1,624 square foot closing but December 2021 and has still waited. Price alone does not explain the second wait, and the MLS does not say what does, so we look at condition, photography and presentation before we copy either number.
We give you a written range with the closings behind it and a recommended list price, plus the net sheet that price produces. Because the 2026 sold-to-list median is 95.4%, we talk through how much room a final ask carries and whether a first-week price reduction is wiser than a high start. The number is yours to choose, and we would rather you choose it with the evidence in hand.
An automated estimate works from recent nearby sales, and Cypress Cove has four in 12 months and sixteen in five years. One sale moves an estimate, and the estimate cannot see whether your home is ground level or upper level, whether the roof and air conditioning are new, or what the association paperwork says. We compare your home with the recorded closings instead.
The county assesses for tax, and its value follows its own rules and a different date. The recorded sale price, not the assessed value, is the public record of what a buyer paid. We use the county's recorded qualified sales as history, and the MLS closings as today's market.
We market a Cypress Cove at Wildcat Run home to the buyer who wants a garage-equipped, two-level condominium home inside a private golf club at a price well below the estate section, with professional photography, video, a documents file ready before the first showing and a clear account of the club membership a buyer must complete.
The public record supports three uses of a Cypress Cove home: a seasonal lock-and-leave base, a primary residence with a garage inside a gated golf club, and a rental unit under the master association's 90-day minimum. We read those from the size, price, garage and rental rules, and not from anything about owners or buyers. We market the property: the garage, the two sizes, the shared pool, the club access and the exterior maintenance.
A carriage home sells on light, layout and the approach to the building. We photograph both levels, the garage and the pool and clubhouse grounds that a buyer will care about, add video and aerial where they help, and write the listing around facts that have a source: the heated area on the county roll, the garage per the association, the pool by deed and the membership requirement.
Before the first showing we assemble the condominium declarations, articles, bylaws and rules, the current budget and financial statement, the reserve schedule, the master association documents, the rental guidelines and the club's membership application steps. A buyer who sees these on day one has fewer reasons to hesitate, and the condominium resale rules in Section 718.503 give a buyer a cancellation window that the documents file closes early.
Your listing goes to the Southwest Florida MLS and to the broker networks that syndicate it, to our buyer database and to our own channels. The club's real estate page sets the open house and sign rules, and we follow them: metal step-frame sign no larger than 18 by 24 inches, one sign on the property, Saturday and Sunday open houses with a realtor present, and the gate told of any open house address each day [Source: Wildcat Run real estate page].
Wildcat Run is gated with a staffed gatehouse, and showings run through it. Marc coordinates the gate list, the lockbox and the feedback loop, so a seasonal owner who is not in Estero sees what buyers say without being here.
Some owners want a quiet sale. We can market privately to our buyer database and to agents with qualified buyers before a public listing, and we will explain the tradeoff in exposure and price. In a neighborhood of 44 homes, a public listing is visible to everyone who watches it, and a private one is not.
Top 1% Real Estate Agents Nationally Since 2008. We lead the #1 Team in Southwest Florida since 2012. We use those resources for your listing, and we say plainly that our sales count inside Cypress Cove is not on file, so the evidence we offer is the work above and every closing on this page.
We negotiate a Cypress Cove at Wildcat Run contract ourselves, from the first offer to the closing date: Jesse and Marc handle price, inspection response, the membership timeline, the insurance question and the lender's appraisal. The 2026 closings came in near 95 percent of final list, so room exists, and we use it deliberately.
Jesse and Marc negotiate every offer on a listing we take. We tell you what the offer is worth against the recent closings, what the terms cost you and what we would counter. You decide, and we execute.
The club will not generate its estoppel until your buyer's membership application is complete, and the condominium and master associations each have 10 business days under Florida law to issue theirs once requested. A closing date that ignores those steps slips. We build the calendar backward from the closing date and ask the buyer's agent to start the application in the first days of the contract.
A buyer of a 1999 or 2000 building will inspect the interior and ask about the roof, exterior paint cycle, pavement and garage. The association, not you, carries the roof and exterior, per the club's description, so we route those questions to the association with the paperwork rather than agreeing to repairs you do not control.
A condominium buyer needs an HO-6 policy for contents, interior finishes and loss assessment, and a lender will ask about the master policy. A buyer who cannot get a quote on time cannot close, so we give the buyer's agent the master policy summary, the roof age and any wind mitigation form early.
A request for a repair credit and a request for a price reduction are different negotiations. Because your buyer's appraisal rests on the closings, a price cut can ripple into the appraisal, and a credit may not. We weigh the two with your net sheet in front of us.
Lenders review condominium buildings and their associations, and an appraiser will compare recent sales. We give the appraiser the same comparable set we used to set your price, so the closings here, all of which we read, do the work.
Selling a Cypress Cove at Wildcat Run home costs the negotiated brokerage commission, Florida documentary stamp tax on the deed at $0.70 per $100 of price, the owner's title policy customarily paid by the seller in Lee County, the estoppel certificates, and prorated taxes and dues. Nothing on the page below replaces your contract.
Data updated: September 2026
Florida charges documentary stamp tax of $0.70 per $100 of consideration on a deed [Source: Florida Statutes 201.02] [Source: Florida Department of Revenue, documentary stamp tax]. The seller customarily pays it on a Florida resale. At the $390,000 12-month median it is $2,730.00, at the $385,000 60-month median $2,695.00, and at $515,000, the highest closing in the record, $3,605.00.
In Lee County, the seller customarily chooses the title company and pays for the buyer's owner's title policy, the reverse of the Collier County habit. The premium is promulgated by the state under Florida Administrative Code Rule 69O-186.003, so the rate is the same at every title company, but the contract controls who pays [Source: Florida Administrative Code Rule 69O-186.003]. On the promulgated schedule the premium is about $2,025.00 on a $390,000 sale and about $2,650.00 on $515,000.
A Cypress Cove sale involves at least three estoppel-type requests: the condominium association's under Section 718.116, the master association's through Alliant under Section 720.30851, and the club's, which needs your buyer's completed membership application. Alliant orders the master estoppel through HomeWise at a published $280, which is a $250 estoppel fee plus a $30 platform fee, and $100 more to rush it [Source: Wildcat Run realtor information]. The statutory cap for a standard estoppel on a current account is $299, with $119 more to expedite and $179 more if delinquent [Source: 2024 HB 979 staff analysis]. Ask the closing agent whether the pool association needs its own certificate. Who pays is a contract term, and in Lee County the seller customarily does.
Florida property taxes are paid in arrears, so at a closing before the bill is paid the seller credits the buyer for the seller's share of the year, the days owned divided by 365 times the annual tax [Source: Florida Department of Revenue, property tax]. Your condominium and master dues are prorated as your contract directs, and any unpaid balance is paid from your proceeds. We do not quote a Cypress Cove tax bill here because it depends on your parcel, homestead status and millage; the 2025 millage book is linked in the documents below.
Since August 17, 2024, offers of buyer broker compensation may not be advertised in the MLS, buyers sign written agreements with their own agents before touring, and every commission is negotiable and not set by law [Source: National Association of REALTORS, settlement FAQs] [Source: written buyer agreements]. What you negotiate with us is the listing side. Whether to offer anything toward the buyer's agent is a separate decision we make together, off the MLS. Florida law also requires disclosure of the brokerage relationship [Source: Florida Statutes 475.278].
| Line (illustrative; statewide rules and Lee County custom) | Sale at $350,000 | Sale at $390,000 | Sale at $515,000 |
|---|---|---|---|
| Reference point | August 2026 closing | 12-month median | March 2026 high |
| Documentary stamp tax on the deed, $0.70 per $100, seller by custom | $2,450.00 | $2,730.00 | $3,605.00 |
| Owner's title policy, promulgated premium, seller by Lee County custom | $1,825.00 | $2,025.00 | $2,650.00 |
| Subtotal fixed by statute and state rule | $4,275.00 | $4,755.00 | $6,255.00 |
| Listing commission, illustration at 2.5 percent, negotiable | $8,750.00 | $9,750.00 | $12,875.00 |
| Buyer agent compensation, only if you choose to offer, illustration at 2.5 percent | $8,750.00 | $9,750.00 | $12,875.00 |
| Master association estoppel, published fee through HomeWise | $280.00 | $280.00 | $280.00 |
| Condominium association estoppel | Up to $299 on a current account | Up to $299 on a current account | Up to $299 on a current account |
| Settlement, title search and lien search | Varies by title company | Varies by title company | Varies by title company |
| Property tax proration | Days owned divided by 365 times the annual bill | Days owned divided by 365 times the annual bill | Days owned divided by 365 times the annual bill |
| Mortgage payoff, if any | Per lender payoff letter | Per lender payoff letter | Per lender payoff letter |
Sources: Florida Statutes 201.02; Florida Administrative Code Rule 69O-186.003; Wildcat Run realtor information page for the master estoppel fee; Section 718.116 and the 2024 HB 979 staff analysis for the estoppel cap; our seller cost research (June 2026). Commission percentages are illustrations, not a quote; commissions are negotiable. The three prices are the August 2026 closing, the 12-month median and the March 2026 high.
Your own net sheet uses your contract price, your tax bill, your payoff and your closing date, and we build it with you before you sign a listing agreement. For the statewide breakdown of every line, see our guide to seller closing costs in Florida.
If you want a net sheet for your home, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer who wants to know which of these lines move to your side, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
A Cypress Cove at Wildcat Run seller must give the buyer the condominium resale documents required by Section 718.503 at the seller's expense, and because the home also sits under the master Wildcat Run Community Association, the two regimes meet in one closing. Every seller also owes the flood and property tax disclosures and disclosure of known material defects.
Cypress Cove is a condominium under Chapter 718 with three declarations recorded in 1999. Section 718.503 requires a unit owner who is not the developer to give the buyer, at the seller's expense, a current copy of the declaration, articles of incorporation, bylaws and rules, the most recent annual financial statement and budget, and the Frequently Asked Questions and Answers document, and the resale contract must carry either an acknowledgement that the buyer received them more than 7 days earlier or a clause that makes the contract voidable within 7 days, excluding Saturdays, Sundays and legal holidays, after execution and receipt [Source: Florida Statutes 718.503]. The buyer's right to void ends at closing, and it cannot be waived.
Section 720.401 requires a homeowners' association disclosure summary before contract, but its second subsection says the summary does not apply to an association regulated under Chapter 718 or where disclosure is otherwise made under Chapter 718 [Source: Florida Statutes 720.401]. Cypress Cove owners also belong to the master Chapter 720 association, so we name both regimes and route the exact form to your closing agent or attorney. This page is information, not legal advice.
The condominium documents are the seller's to deliver, and the clock runs from the buyer's receipt, so a seller who waits hands the buyer an open exit for as long as the vendor takes to deliver. We order the package when you list rather than at contract, so the 7-day window starts and ends early.
Some recorded declarations restate a disclosure duty and name who owes it. We have not read the three recorded Cypress Cove declarations page by page, and the master Second Amended and Restated Declaration is posted on the club's site as a 93-page PDF [Source: Wildcat Run, Second Amended and Restated Declaration]. We treat a covenant duty as unknown until we read the instrument, and we pull the recorded declarations and the stamped pages at listing.
Senate Bill 4-D of 2022 created milestone inspections and structural integrity reserve studies for condominium buildings of three or more habitable stories, and the roll's unit numbering suggests Cypress Cove buildings have two levels [Source: SB 4-D (2022)]. The 11 buildings were built in 1999 and 2000 and reach 30 years in 2029 and 2030. We have not confirmed a story count, so we state no milestone date, and we ask the association for a written statement on whether a study or inspection applies, because a buyer is entitled to a study or a statement that none has been completed [Source: Florida Statutes 718.112].
A seller of residential property must complete and give the buyer a flood disclosure at or before the contract: whether the seller knows of flooding that damaged the property during the seller's ownership, whether the seller filed a flood claim, and whether the seller received assistance such as FEMA aid [Source: Florida Statutes 689.302]. At the point we checked on Wildcat Run Drive the FEMA map shows Zone X, and the honest answers are often short.
Section 689.261 requires that a buyer of residential property receive a property tax disclosure summary at or before contract, warning that the buyer should not rely on the seller's current taxes because a change of ownership can trigger reassessment [Source: Florida Statutes 689.261].
Under Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), a seller who knows of facts materially affecting value that are not readily observable must disclose them, and an as-is clause does not erase the duty. For a Cypress Cove home that can include roof or water intrusion history, insurance claims, open permits and any special assessment you know about.
The mandatory social membership, the optional golf membership, the pool held by a separate association and the 90-day minimum lease are facts a serious buyer will ask about, so we state them accurately in the listing. Nothing in this section is legal advice; confirm the forms with your closing agent or attorney.
Your buyer's carrying cost at Cypress Cove at Wildcat Run is the master association invoice of $3,710 for 2025, the condominium dues, the country club's social membership dues and initiation, optional golf dues, property tax and an HO-6 policy. Only the master invoice is public, so we obtain the rest before we advertise a monthly number.
Data updated: September 2026
The 2025 master invoice was $2,457 in Community Association dues plus $1,253 for bulk cable and internet from Comcast, $3,710 in all, which is $309.17 a month [Source: Wildcat Run master association FAQs]. At the $390,000 12-month median it is about 1.0 percent of the price a year, our arithmetic on the 2025 figure. We did not find a 2026 schedule in the public documents.
The club's description of Cypress Cove says the annual dues include water and sewer, pest control, insurance on the exterior of the buildings, the pool shared with Wildcat Cove, basic cable television, annual pressure washing of doors and pavement, roof care about every three years, building maintenance, landscaping, and reserves for roof and pavement repair or replacement and for painting about every seven years. It does not say what the dues are. The manager or the estoppel gives the number, and it is the largest unknown in your buyer's math, so we obtain it before we list.
The master invoice includes bulk cable and internet from Comcast, and the condominium dues include basic cable television. Whether those are one service billed through two channels, two services or a line that has since changed is not stated in what the associations publish. A buyer will ask, and it moves the all-in monthly figure, so we ask the manager and answer it in the listing.
At least one owner of each unit must hold a social membership, and golf is an optional upgrade. The club does not publish initiation or dues amounts on its public pages, and we do not estimate them. We obtain the current schedule in writing through the club's membership office before your listing goes live.
We build a one-line monthly estimate only from published or confirmed numbers: the master invoice, the condominium dues, confirmed club dues, tax and insurance. A listing that states it honestly answers the question before the buyer asks it, and it is also the answer to a buyer's hesitation at a price that looks low beside Wildcat Cove.
A change of ownership can reassess the property, which is why Section 689.261 exists. We tell buyers to use the Lee County tax estimator rather than your current bill [Source: Lee County Property Appraiser tax estimator].
Every Cypress Cove at Wildcat Run home carries a country club requirement: one owner of each unit must be a social member, and the club will not generate its estoppel until a membership application is complete. Golf on the Arnold Palmer course is an optional upgrade, and membership does not transfer with the deed.
The club's resident FAQ says at least one owner of each lot or unit must be a social member of the country club, and the master declaration says the same in its own words. The recorded declaration controls, so we confirm the exact wording with the documents before we advise on any detail.
A buyer submits a membership application through the club's inquiry and application pages and follows the club's process [Source: Wildcat Run membership application]. The club publishes no timeline, so we ask the buyer's agent to start in the first days of the contract.
Ask the current social initiation fee and annual dues, how long an application takes, whether a golf membership is available to a buyer who wants one, and what the club needs from a seller for its estoppel. Get the answers in writing, because a buyer will want them before an offer.
We state that a social membership is required, that golf is optional, that the initiation fee and dues are the club's and not the seller's, and what the club has published about its amenities: the clubhouse, a Grill Room renovated and expanded in 2020, fitness, tennis and pickleball, bocce, and a golf course renovation completed in the summer of 2023 [Source: Wildcat Run amenities]. We do not quote a figure the club has not published.
A buyer who wants dining and fitness and a buyer who wants golf are buying different memberships. The club's membership page says golf memberships are currently available to residents and to buyers upgrading from social, so the golf question often comes up at the offer, and we raise it early [Source: Wildcat Run golf page].
Cypress Cove at Wildcat Run shares one community pool by deed with Wildcat Cove, held through Cypress Cove at Wildcat Run Commons Association, Inc., and its 44 homes sit under three condominium declarations recorded in 1999. Both facts belong in a listing accurately: the pool is shared, never private, and the declarations are the controlling documents.
The club's local-associations page lists the Commons Association as the entity for the common pool at Cypress Cove and Wildcat Cove per deed, says Cypress Cove's dues include the pool and says Wildcat Cove's quarterly dues include Cove Commons Association dues. The state register shows the Commons Association active, with an annual report on file for 2026 [Source: Wildcat Run local associations]. Every Wildcat Cove home also has its own private pool, per the club, so the shared pool is a shared amenity for both neighborhoods.
Because the pool is shared by deed, we describe it accurately as shared and never as a private pool. A buyer will ask about hours, capacity and reserves, and we do not know them, so we ask the Commons Association's manager and have the budget ready.
The state's condominium register lists three recorded projects: Cypress Cove with 12 units on April 23, 1999, Cypress Cove II with 16 units on October 22, 1999 and Cypress Cove III with 16 units on December 6, 1999 [Source: Division of Condominiums extract]. For a buyer they operate as one neighborhood under one association, and we treat the declarations as the documents that settle unit boundaries, use restrictions, leasing rules and the amendment history.
Whether the condominium association requires board approval of a sale or holds a right of first refusal depends on its declaration, and the estoppel asks directly. We do not assume either. We ask the manager for the sale procedure and any application fee before you list, and build approval time into the contract.
The rules that affect a Cypress Cove at Wildcat Run sale are the master association's 90-day minimum lease and approval chain, the design review process for exterior changes, the open house and sign rules, the gate procedure, the pet limit and any condominium rules we have not yet read. Each one shapes your buyer pool or your listing process.
The master association's rental guidelines dated October 15, 2025 say homes may not be leased for less than three months, that an application is due at least 30 days before the start date, that the condominium association approves first and the community association board second, and that occupancy before final approval is prohibited [Source: Wildcat Run rental guidelines]. A buyer who needs short-term rental income is not your buyer.
You can generally sell with a tenant in place, subject to the lease and the rules. The buyer takes the lease, showings go through the tenant, lease renewals need the same approvals as the original lease, and the closing should match the lease end. The renter pays $100 plus $40 per adult for a background check under the master guidelines.
The master association's design review process applies to exterior changes, and in a condominium the association typically controls the building exterior as well. If a garage door, entry or screened enclosure is part of your listing story, confirm which body approved it.
The master guidelines limit pets to two, on a leash and attended outside the home, and some condominiums have stricter rules that the association holds. Only passenger vehicles may be parked overnight in driveways, and the master guidelines say other vehicles must be garaged or stored offsite. We confirm the current rules before we describe them in a listing.
Gate transponders and passes are issued by the community association, and owners or their realtors collect keys, passes or transponders when a lease ends. For open houses, the gate must be told each day of the address. We follow that procedure on every listing.
A Cypress Cove at Wildcat Run home has taken a median of 30 days on market over the last 12 months and 24.5 days over 60 months, with a range of 0 to 136 days. The difference between the fastest and slowest sales is mostly price against the recent closings, and in 2026 the range was 2 to 81 days.
Data updated: September 2026
The four 2026 closings landed in March (three) and August (one), and the 2023 closings ran from June through November. The data is too thin to prove a seasonal pattern, so we do not claim one, and we do not tell you that a month is wrong. We tell you that a listing ready before the winter season meets the seasonal buyers who drive Southwest Florida.
Expect a documents and pricing week, a photography and launch week, a showing period that may be short or long depending on price, then a contract, an inspection period that runs alongside the estoppels and the club application, financing and closing. A contract adds the time the associations need, since each has 10 business days under Florida law to issue an estoppel once it is requested.
Many owners of a home like this are not here all year. Our team handles showings, buyer agent conversations and inspections on site, and we coordinate remote signing options with the title company, so a seasonal owner can sell without flying down.
You should prepare a Cypress Cove at Wildcat Run home by assembling the documents file first, then dating the roof, air conditioning and water heater, then deciding what to fix, refresh or leave. A buyer here is comparing two sizes, a garage and a shared pool, so presentation and paperwork carry more weight than a remodel.
With three 1,624 square foot homes closing in 2026 at $350,000, $385,000 and $395,000, the spread is the place to look. We tell you which visible items a buyer will discount and which a remodel will not recover. A fresh coat of paint and a deep clean often return more than a kitchen we cannot confirm a buyer will pay for.
A ground-level home and an upper-level home show differently, and the garage and approach matter in both. We stage to show the two-car garage, the natural light and the flow, and we photograph the pool and club grounds a buyer cares about.
The flood zone at a point we checked on Wildcat Run Drive in the Cypress Cove address range is Zone X, an area of minimal flood hazard, per FEMA's map. That is a map reading for one point, not a survey, and wind and insurance drive a buyer's questions here more than the flood zone does.
FEMA's National Flood Hazard Layer returned Zone X with the special flood hazard flag false at our test point, and a box of about three-quarters of a mile returned Zone X only [Source: FEMA National Flood Hazard Layer]. A larger box returned AE and AH polygons nearby, so we make no community-wide claim. We check your parcel, and the panel layer may not be the current effective panel, so confirm it on FEMA's Map Service Center [Source: FEMA Flood Map Service Center].
Hurricane Ian made landfall in September 2022 as a Category 4 storm near Cayo Costa, per the National Hurricane Center [Source: NHC report on Hurricane Ian]. We hold no Cypress Cove specific damage or repair record and do not say the neighborhood was undamaged. The association's roof work and the Village of Estero's permit history are where any repair would show.
Put the flood zone with the source, your flood disclosure answers, any wind mitigation form, the roof age and the master policy summary. A buyer's insurance agent will ask for the same items.
The record teaches that a Cypress Cove at Wildcat Run resale turns on price against the closings and on readiness. A 1,624 square foot home sold in 2 days in August 2026 at $350,000, while a 2,131 square foot home took 56 days in March at $515,000. These are public-record sales.
Data updated: September 2026
The MLS gives days on market, list price and sold-to-list, and the county gives recorded prices back to 1999. We hold both because each answers a different question, and because each is small here.
The August 2026 sale closed at $350,000 after 2 days on a $365,500 final list (95.8%). It is the lowest 1,624 square foot price since March 2022, and it closed $45,000 below a comparable home that sold at full list, $395,000, in March 2026. The March 2026 sale of a 2,131 square foot home took 56 days at 93.8% of a $549,000 final list. One sold fast at a lower price, and one sold slower at a higher one, which is what two sizes do.
We cannot know what those sellers knew or chose, and the MLS does not say. What the record suggests is that a home priced close to its closings sold fast, a home priced above them waited, and a home with updates we cannot see may have earned more. A seller who has the paperwork ready and a price near the recent closings gives a buyer no reason to wait.
The top of the ladder is $515,000 for a 2,131 square foot home, and the bottom of the five-year record is $315,000 for a 1,624 square foot home in December 2021. Your home sits between them, and we tell you where and why.
Cypress Cove at Wildcat Run owners get a free valuation by requesting one online or calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion of value built from the recent closings of your own size, with your fee stack, documents file and net sheet beside it. There is no cost and no obligation.
Data updated: September 2026
You receive the recent sales of your size with dates and prices, a per-square-foot analysis, the live competition with days on market, your home's position with reasons, the fee stack your buyer will underwrite, and a recommended list price with a defensible range. Request it through the McGreevy and Comisar valuation form, and see how we build it in our Cypress Cove at Wildcat Run home valuation guide.
In a neighborhood where three similar homes sold for $350,000, $385,000 and $395,000 in one year, the price decides the sale. We would rather you see the evidence and the number before you commit to anything, and many owners use the valuation to decide whether to sell this season or next.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your address, your timeline and the one thing you are most worried about, and you will get a straight answer. For the buildings, the shared pool and the public record, read our Cypress Cove at Wildcat Run neighborhood guide, and for the wider community see the Wildcat Run hub.
If you are searching for a Cypress Cove at Wildcat Run listing agent, or thinking, "I need someone to sell my Cypress Cove at Wildcat Run home," you are selling into Wildcat Run's middle-priced neighborhood, where the ask against the recent closings and the paperwork decide the result. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Data updated: September 2026
In the last 12 months we tracked all 4 Cypress Cove at Wildcat Run closings in the Southwest Florida MLS, pulled September 29, 2026, and every one of the 16 marketed closings the MLS has recorded here in five years. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number.
Listing-team credentials:
Start with our free home valuation, or read our Cypress Cove at Wildcat Run home valuation guide for the method. We follow up with a written comparable set from the MLS and the county record.
(239) 898-6072, text or call. Confidential conversations welcome. Buying instead? Call Marc at (239) 287-5873, read our guide to buying a home in Cypress Cove at Wildcat Run, and see how we represent buyers in Estero.
List before January if you can. Our data is too thin to prove a seasonal pattern, but a home that is photographed, documented and live before the winter season meets the seasonal buyer on the first tour, and a neighborhood with 2 active listings rewards an early, well-priced entry.
Price to your size's last 12 months and to the five-year range. The $425,000 ask for a 1,624 square foot home has waited 112 days, while 1,624 square foot homes closed at $350,000 to $395,000 in 2026. A high start is a forecast, and the closings are the record.
Two listings were active on September 29, 2026, against 4 sales in 12 months. Price to the closed sales, not to the neighbor's ask, and make your home easier to buy: documents ready, clean and priced to move.
No. Membership does not convey; the buyer applies separately. We present the process and the club's requirement accurately so the buyer understands the step before the closing.
Yes, discreet off-market marketing is available, and we explain the tradeoff in exposure and price.
Compare each team's plan on the public record: how it prices your size, what documents it prepares, who negotiates and what it can show for this neighborhood. Ask every team for the same three items in writing: a price range tied to recent closings, a document timeline, and a marketing plan.
McGreevy and Comisar is a top-reviewed Cypress Cove at Wildcat Run realtor team, and the quotes below are genuine five-star Google reviews from sellers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Verified Google review
A listing that sits is usually priced against the wrong comparables or missing the documents a buyer needs. Repricing to the right size and level is often the first step, and with two Cypress Cove listings at 112 and 217 days, it is a live question here.
★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review
For a seasonal Cypress Cove owner who is not in Estero when the showings happen, that feedback loop is the difference between guessing and deciding.
★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review
A sound price recommendation is the point of the whole process, and in a neighborhood this small the recommendation has to come from reading every recorded sale, not from an average.
A Cypress Cove at Wildcat Run specialist matters because the facts that decide a sale here live in documents and sizes, not in a listing feed: a required club membership, a condominium and a master association under two Florida statutes, a pool held by a separate association, two home sizes and a neighborhood that trades a few times a year.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar. He runs pricing, marketing, data and the association and closing paperwork. Reach him direct at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: showings, buyer agent conversations, inspections and contractors. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may quote a Wildcat Run community average, hand the buyer the wrong disclosure form for a condominium, advertise a monthly cost without the master invoice and club dues, call the shared pool private, or forget that membership does not convey. None of those mistakes is exotic, and each one costs a seller time or money.
Every Estero neighborhood sells differently, and we publish a seller guide for each one we cover. See our guides to selling a home in Wildcat Run, selling a home in Wildcat Cove, selling a home in Meadows of Estero and our Estero community hub.
If you are thinking, "I need someone to sell my house in Estero, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in The Brooks, Bella Terra, Corkscrew Shores, Grandezza, Wildcat Run, West Bay Club, Pelican Sound, Shadow Wood, or Miromar Lakes, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
If you are ready to talk, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying rather than selling, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Cypress Cove at Wildcat Run sellers often buy again in Southwest Florida, sometimes inside the same club, trading a carriage home for a Wildcat Cove pool home or moving to a different community altogether. We run both sides as one plan, including the timing of two closings and the Save Our Homes portability claim.
Florida's portability rule lets a homestead owner who establishes a new Florida homestead within the statutory window transfer the difference between just value and capped assessed value, up to $500,000, to the new home [Source: Florida Statutes 193.155] [Source: Florida Department of Revenue, PT-112]. The January 1 test matters, and we sequence both closings around it.
Some owners move from a carriage home to a Wildcat Cove home or another Wildcat Run neighborhood. Both transactions run through the same club and master association, though a new home needs its own membership application for a non-member buyer. Read our guide to buying a home in Cypress Cove at Wildcat Run and our Wildcat Run buyer's guide for the steps.
If your next home is in another Estero community, our guide to buying a home in Estero walks through the contract, inspection and approval steps.
Cypress Cove at Wildcat Run owners ask these questions before they sell, and each answer below is written for a Lee County condominium seller inside a golf and country club, in a single paragraph, with its source. They cover price, timing, membership, the association paperwork, disclosure, costs and the choices around renting and preparation.
Data updated: September 2026
Start with a written valuation for your size and level, then assemble the condominium, master association and club paperwork, price against the recent closings and list. The 12-month median is $390,000 on 4 closings and the 60-month median $385,000 on 16. Call Jesse direct at (239) 898-6072 or request a free home valuation.
Start from the 60-month median of $385,000 (n = 16) and adjust for size, level, condition and asking history. The 12-month median is $390,000 (n = 4, small sample). Ground-level 1,624 square foot homes have a 60-month median of $370,450 and upper-level 2,131 square foot homes $400,000. Your exact number comes from a valuation, not a median.
Four closed in 2026 to September 29: $350,000, $385,000, $395,000 and $515,000. The $350,000 sale was a 1,624 square foot home in August, and the $515,000 sale was a 2,131 square foot home in March. One closed in 2024 at $400,000, and none closed in 2025.
Two on September 29, 2026, both 1,624 square foot homes, asking $425,000 and $329,900 with 112 and 217 days on market. Against 4 closings a year that is 6.0 months of supply, our arithmetic. Both have waited longer than any 2026 sale took, so a buyer has options and a seller has competition.
For a home priced to the recent closings, it is workable: three of the four 12-month closings came in under 60 days, and one 1,624 square foot home sold in 2 days in August 2026. With only 2 active listings you meet little direct competition, but asks above $400,000 for a 1,624 square foot home should expect to wait.
The 12-month median is 30 days and the 60-month median is 24.5, with a range of 0 to 136 days. The spread between the fastest and slowest sales is mostly price against the recent closings, and in 2026 the range was 2 to 81 days. Add the time the associations and the club need.
The 60-month median is 96.5% of final list, and 11 of the 16 marketed closings sold below list, 5 at list and none above. In the last 12 months the median was 95.4%. A final ask about 4 to 5 percent above the price you would accept fits the pattern.
Yes. Over 60 months the 2,131 square foot median was $400,000 (n = 5) against $370,450 (n = 10) for 1,624, but the larger home sold for less per square foot, $187.71 against $228.11. Both are small samples, so we price each home against its own size and level, never a neighborhood average.
We cannot see inside either listing. The $425,000 ask is $25,000 above the highest 1,624 square foot closing on record, which explains one wait. The $329,900 ask is below nearly every closing and has still waited 217 days, so condition, photography or paperwork may matter more than price. The MLS does not say.
Not reliably. With a handful of sales a year, one sale moves an automated estimate, and the estimate cannot see your level, size, roof and air-conditioning dates or the association paperwork. A sale-by-sale comparison against the 16 recorded closings is better, and we provide it with a free valuation.
The MLS does not tag renovation, so we cannot measure it from the record. Our reading is that condition explains part of the $45,000 spread among the three 1,624 square foot homes that sold in 2026. We compare finishes on the day and tell you which updates a buyer will pay for.
The county's qualified sales show a $280,000 median in 2021, $352,950 in 2022 and $395,000 in 2023 and 2026, so a price you paid before 2022 may sit well under today's market. Your purchase price is history, and the current closings set the ask.
Near the recent closings for your size and level. The four 2026 closings sold at a median 95.4% of final list, so a final ask about 4 to 5 percent above the price you would accept fits the pattern. The $425,000 ask for a 1,624 square foot home has waited 112 days.
Reset against the closings. Recent 1,624 square foot sales came at $350,000 to $395,000, so a move toward that band is often the answer, plus a review of photographs, condition and documents. Call Jesse at (239) 898-6072 for a second opinion with no obligation.
Use the heated area the county roll supports, 1,624 or 2,131 in this neighborhood, and be ready to explain a different figure. The association's description of about 1,759 square feet for ground-level homes does not match the roll or the MLS, so any marketing figure needs a source.
That depends on the declarations, which the estoppel questions ask about directly. Some condominiums require board approval or hold a right of first refusal, and we do not assume either. Ask the manager for the sale procedure and any fee before you list, and build approval time into the contract.
Under Section 718.503, at your expense: the declaration, articles, bylaws and rules, the most recent financial statement and budget, and the Frequently Asked Questions and Answers document. The buyer may cancel within 7 days, excluding weekends and holidays, unless the documents were delivered more than 7 days before signing.
At least three: the condominium association's, the master association's through Alliant, and the club's, which requires your buyer's completed membership application. Ask the closing agent whether the pool association needs a fourth, and place every request when the contract is signed.
Alliant publishes $280 for the master estoppel ($250 plus a $30 platform fee) and $100 more to rush it, under Florida's $299 cap for a standard current-account certificate. The condominium association's fee is not published. In Lee County the seller customarily pays, though the contract controls.
Not with the deed, as far as the public record shows. The club requires at least one owner of each unit to hold a social membership and a completed application before it generates its estoppel, so your buyer applies separately. Owner-to-lessee transfers are different: $2,500 for social and $3,500 for golf, per the club's 2025 guidelines.
A completed membership application, before the club generates its estoppel, and a social membership as a condition of ownership. The initiation fee and dues are the club's and are not on its public pages. Tell your buyer's agent on day one so the application does not delay the closing.
In Lee County the seller customarily pays documentary stamps on the deed at $0.70 per $100 and the owner's title policy, plus the estoppels, in addition to commission. At $390,000, doc stamps are $2,730.00 and the promulgated owner's policy is about $2,025.00, before commission, prorations and any payoff. The contract controls.
Condominium and master dues are prorated to the closing date, and Florida property taxes, which are paid in arrears, are credited to the buyer for the seller's days of ownership. The closing agent prepares the numbers, and the club's dues follow the club's own billing.
It depends on your circumstances. The IRS allows a home-sale exclusion of up to $250,000, or $500,000 for joint filers, if you owned and used the home as your main home for at least two of the last five years [Source: IRS Topic 701]. We are not tax advisors; ask yours.
Yes, but it must be disclosed and the contract must say who pays. The estoppel states any assessment. We would want to see the board's notice and the payment schedule before we set a price, because a buyer will subtract what is owed.
Yes, subject to the lease. The buyer takes the lease, showings go through the tenant, and the closing should match the lease end. Lease renewals need the same approvals as the original, so confirm the tenant's status with the manager and the condominium association.
It depends on the numbers. Leases need a 90-day minimum, a 30-day lead time and approval by the condominium association and then the community association board, a renter pays $100 plus $40 per adult, and a social-membership transfer to a tenant is $2,500. Compare the net rent against a sale near $390,000.
Yes, under the club's rules: Saturdays and Sundays, a metal step-frame sign no larger than 18 by 24 inches in the community's color specification, one sign on the property, a realtor present throughout, the sign removed by 5 p.m., and the gate told each day of the address.
You can, but you would handle the pricing, three sets of resale paperwork, the club's membership requirement for your buyer, the gate procedure and the contract yourself. We recommend a pricing conversation with us first, with no obligation.
With professional photography, video and aerial where they help, a qualified-buyer database and marketing that names what a buyer is getting: a garage, a shared pool, a required social membership and an optional golf upgrade. We also handle the gate and showing procedure and confirm the open house rules.
It is part of what the condominium dues include, so a buyer sees it in the fee. Because it is shared by deed with Wildcat Cove, we describe it as shared and never as private. Have the Commons Association's budget and any reserve information ready for a buyer's questions.
It can. The club's description says the buildings have all-new roofs and lists reserves for roof, pavement and painting about every seven years. A buyer will ask when each was done and when the next is due, and a scheduled project should be disclosed and priced in.
It is not required to list, but the state's uniform mitigation verification form can earn a buyer insurance credits. For a condominium, credits depend on the building, so ask your insurance agent and the association whether a current form exists for your building.
We found no age-restricted housing declaration for Cypress Cove or for Wildcat Run, and none of the club's public pages describes one. Age status appears here only as a legal fact: no such declaration was found. Confirm with the association in writing if age status matters to your sale.
If the buildings are three or more habitable stories, the buyer is entitled to the association's milestone and reserve study information, and we have not confirmed a story count. Whatever the answer, ask the association for a written statement so a buyer's attorney does not have to.
On price: the 60-month median of $385,000 is $194,900 below Wildcat Cove at $579,900. Buyers who want a lower entry to Wildcat Run come here, and buyers who want a detached home and a private pool go to the Cove. We price with both in view.
Gate transponders and passes are issued by the community association, and owners or their realtors collect keys, passes or transponders when a lease ends. On a sale, confirm with Alliant how your buyer registers and how your own are retired.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. We price a Cypress Cove home from its own closings, which is why this page lists every one. Call Jesse at (239) 898-6072.
Cypress Cove at Wildcat Run sellers and buyers work with Jesse McGreevy and Marc Comisar of Domain Realty because the team reads every sale inside the neighborhood, prepares the association paperwork before a buyer asks, and works from an office in Bonita Springs a short drive from the Wildcat Run gate. Learn more about our team.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. If you are thinking about selling in Cypress Cove at Wildcat Run, the work begins well before the listing goes live. It begins with your size and level, the recent sales that resemble your home, the association documents and the club conversation. In the last 12 months we tracked every closing here, and we tracked each of the 16 in five years.
McGreevy and Comisar are a top-reviewed Cypress Cove at Wildcat Run realtor team; read verified Google reviews on their Google reviews profile, and follow our latest listings on Instagram.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Contact us when you are ready:
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Selling in Cypress Cove at Wildcat Run? Call Jesse direct at (239) 898-6072 or request a free home valuation. Buying? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Every fact on this Cypress Cove at Wildcat Run seller guide traces to a primary record below: the association and club documents, Florida state records, Lee County and Village of Estero records, FEMA and federal sources. Parcel and sale facts come from the county roll and the MLS. No brokerage or listing portal is cited.
Cypress Cove at Wildcat Run's key documents are published by the community association, the State of Florida, Lee County and federal authorities; the table links each to its issuing authority. The recorded condominium declarations are available through the Lee County Clerk's official records, and the condominium estoppel through the association's manager.
| Document | Issued by | Date | Link |
|---|---|---|---|
| Rental Guidelines dated October 15, 2025 | Wildcat Run Community Association | October 15, 2025 | Rental guidelines, PDF |
| Second Amended and Restated Declaration | Wildcat Run Community Association | recorded declaration | Declaration, PDF |
| Local Association Information | Wildcat Run Community Association | current file | Local associations, PDF |
| Lease Application | Wildcat Run Community Association | current file | Lease application, PDF |
| Lease Addendum | Wildcat Run Community Association | current file | Lease addendum, PDF |
| For Sale Signage Information | Wildcat Run Community Association | current file | Signage information, PDF |
| Cypress Cove at Wildcat Run Condominium Association, Inc. record | Florida Division of Corporations | filed February 11, 1998 | Sunbiz detail |
| Cypress Cove at Wildcat Run Commons Association, Inc. record | Florida Division of Corporations | filed May 21, 1999 | Sunbiz detail |
| Public condominium extract (Lee County) | Florida Division of Condominiums | read September 30, 2026 | Condo extract, CSV |
| Section 718.503, condominium resale disclosure and the 7-day voidability clause | Florida Legislature | 2025 statutes | Florida Statutes 718.503 |
| Section 718.116, condominium estoppel certificate | Florida Legislature | 2025 statutes | Florida Statutes 718.116 |
| Section 720.401, homeowners association disclosure summary and its condominium exception | Florida Legislature | 2025 statutes | Florida Statutes 720.401 |
| Section 720.30851, homeowners association estoppel certificate | Florida Legislature | 2025 statutes | Florida Statutes 720.30851 |
| Section 689.302, flood disclosure | Florida Legislature | 2025 statutes | Florida Statutes 689.302 |
| Section 689.261, property tax disclosure summary | Florida Legislature | 2025 statutes | Florida Statutes 689.261 |
| 2024 HB 979 staff analysis, estoppel fee caps of $299, $119 and $179 | Florida Senate | 2024 | HB 979 analysis, PDF |
| Documentary stamp tax overview, $0.70 per $100 on deeds | Florida Department of Revenue | current | Documentary stamp tax |
| 2025 Taxing District Millage Book | Lee County Property Appraiser | 2025 | Millage book, PDF |
| Real Property Transfer Codes, what makes a county sale qualified | Lee County Property Appraiser | current | Transfer codes, PDF |
| Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | OIR-B1-1802, PDF |
| PT-112 portability guide | Florida Department of Revenue | current | PT-112, PDF |
| NAR settlement FAQs | National Association of REALTORS | current | Settlement FAQs |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | Ian report, PDF |
| Recorded condominium declarations (three, recorded 1999) | Lee County Clerk, official records | recorded 1999 | Through the Lee County Clerk official records, and your documents file |
| Condominium budget, reserves, insurance declarations and rules | Association manager | current | Through the manager named on the club local associations page |
| Country Club social and golf membership schedule | Wildcat Run Golf and Country Club | current | Through the club membership inquiry page; the club does not publish it |
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.