Estero, Florida
Sell your Cypress Cove home with McGreevy and Comisar, Top 1% nationally since 2008. We price from every recorded closing and ready both associations' paperwork before the first showing. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated November 2026.
Selling in Cypress Cove at Grandezza means selling one of 115 detached homes on two private courts inside the gated community of Grandezza in Estero, into a market where 14 homes closed in the Southwest Florida MLS in 24 months, 5 of them in the last 12. This guide sits beside our full Cypress Cove neighborhood guide, which holds the plat history, the recorded declaration and the amenities. Everything below answers one owner's question: what the home should list for, what two associations and a club add to the paperwork, what you will net, and what to do first.
If you want a number before anything else, our Cypress Cove home valuation guide shows how a home here is priced from its own closed sales, and the Cypress Cove buyer guide shows what the person on the other side of your contract is reading. Owners comparing listing teams across Estero can set us beside the others in our guide to the best real estate agents in Estero.
A word on the name, because the name is common. This page covers Cypress Cove at Grandezza in Estero, Lee County, meaning Cypress Cove A at Grandezza Homeowners Association, Inc. and Cypress Cove B at Grandezza Homeowners Association, Inc. It is not Cypress Cove at Wildcat Run, which is a different community. Owners of the neighboring village of Savona have their own Savona seller guide, and owners elsewhere in the community can start with our Grandezza seller guide.
McGreevy and Comisar are the best realtor for selling a Cypress Cove home because we price it against the neighborhood's own recorded closings, ready both associations' paperwork before a buyer asks, and negotiate every offer ourselves. 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 closed over $2.5 billion in real estate across Southwest Florida. Our office is in Bonita Springs, and Estero is a market we work every week.
Recent Cypress Cove market record (12 months to October 21, 2026): 5 MLS closings, a $725,000 median sold price, a range of $585,000 to $835,000, $3,622,500 in total volume, a median of 12 days on market and a median 94.8% of final list price. Five is a small sample, so the 24-month window (14 closings, a $766,250 median) sits beside it below. Source: Southwest Florida MLS (Matrix), pulled October 21, 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. None is on file for this neighborhood, and we do not dress a public-record comparison up as our own deal. What we claim is narrower and checkable: we read the recorded Cypress Cove A declaration, its 2002 supplement and its 2015 guidelines, the county roll for all 115 parcels and every MLS closing on record since November 2021, and we bring all of it to your kitchen table.
For Cypress Cove sellers: cinematic video, drone and professional photography, a qualified-buyer database, and discretion when a sale needs to stay quiet. In a neighborhood where the association services the landscaping and the owner carries the roof, the marketing has to show the home and the paperwork has to be ready early: the neighborhood association's estoppel, the master association's resale documents and a clean inspection record.
Honors and recognition:
Those are career honors across Lee and Collier counties.
You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings, buyer-agent conversations, contractor coordination and inspections. 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 how the partnership works on our about McGreevy and Comisar page.
Selling your Cypress Cove 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 Southwest Florida.
Cypress Cove 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 115-home neighborhood inside Grandezza.
This guide for Cypress Cove sellers is organized in four groups: the essentials of price and market, the details of cost, law and rules, preparation and conversion, and questions, contacts and sources. Each link below jumps to the matching section of this Cypress Cove page.
The Essentials: What Makes Selling in Cypress Cove Different? · Is Now a Good Time to Sell in Cypress Cove? · What Have Cypress Cove Homes Sold For? · How Do Cypress Cove Prices Compare With Other Grandezza Neighborhoods? · Cypress Cove vs Savona: Which Buyer Will Your Home Meet? · How Do We Price a Cypress Cove Home? · How Do We Market a Cypress Cove Home?
The Details: How Do We Negotiate a Cypress Cove Contract? · What Does It Cost to Sell a Cypress Cove Home? · What Must a Cypress Cove Seller Disclose Under Florida Law? · What Will Your Buyer Pay to Own a Cypress Cove Home? · How Do the Flood Zone and Storm Record Affect Selling a Cypress Cove Home? · Which Cypress Cove Rules Affect a Sale? · How Long Does It Take to Sell a Cypress Cove Home?
Preparation and Conversion: How Should You Prepare a Cypress Cove Home for Sale? · What Should Your Listing Say About Life in Cypress Cove? · What Does a Real Cypress Cove Sale Teach? · How Do You Get a Free Cypress Cove Home Valuation? · Thinking of Selling Your Cypress Cove 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 Specialist Matter When You Sell?
Questions, Contacts and Sources: Are You Also Buying Your Next Home in Southwest Florida? · Frequently Asked Questions, Seller Edition: Selling a Home in Cypress Cove · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
Cypress Cove differs from most Estero sales in six ways: two size groups that price separately, two homeowners' associations under one master association, an owner-paid roof and exterior, no published dollar dues, a thin pool of about seven closings a year, and architectural approvals that need to be on paper.
The county roll separates the courts more sharply than the marketing does. Buttermere Court holds 58 homes of three or four bedrooms, with a median 2,552 heated square feet and 25 homes at 3,000 square feet or more. Seadale Court holds 57 homes of two or three bedrooms, with a median 1,989 heated square feet and 36 homes between 1,920 and 1,989. Your comparable set depends on which court you are on.
Cypress Cove A at Grandezza Homeowners Association, Inc. governs the 58 homes on Buttermere Court, and Cypress Cove B at Grandezza Homeowners Association, Inc. governs the 57 on Seadale Court. Both list the same management company on the state register. Above both sits the Grandezza Master Property Owners Association, whose documents outrank the neighborhood's, and The Club at Grandezza, whose Social membership is compulsory for residents who do not hold a higher level.
The recorded A declaration states that the association is not a condominium association and is not governed by Chapter 718. For a seller that means the Section 720.401 disclosure summary and the Section 720.30851 estoppel, and no condominium questionnaire or milestone inspection. The other villages of Grandezza include condominiums, so a buyer's agent used to Grandezza's condominium villages may ask; for Cypress Cove A the recorded answer is no.
The association mows, edges, trims and waters the lot and cleans the driveway. The owner replaces the roof, exterior walls, windows, screens, doors, lanai enclosure, pool equipment and air conditioning. A 2001 to 2005 home has systems that are 20 to 25 years old unless replaced, and buyers will ask for each date.
Neither Cypress Cove association, the master association nor the club posts a dollar figure for Cypress Cove dues, transfer charges or resale fees. A buyer's first real number is your estoppel and the master's resale package, so they belong in the file before the first showing.
Under the A declaration, every exterior improvement needs Architectural Control Committee approval. A buyer's agent will ask for the approval for the pool, lanai, paint, driveway pavers and shutters, and separately for the Village of Estero permit. Gather both before you list.
Cypress Cove sellers face a workable but thin market: 5 MLS closings in the last 12 months at a $725,000 median (a small sample), 14 in 24 months at a $766,250 median, two active listings on October 21, 2026, and 2026 closings that were quicker than late 2025's. Thirty-six closings over 60 months give the longer view.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The MLS rows carry the neighborhood's own label, so no closing here was assigned by a county match; county recorded sales are shown separately with their own denominator. No Cypress Cove closing in the 24-month window was entered after closing, so every row below was marketed through the MLS.
Window to October 21, 2026 | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
12 months | 5 (small sample) | $725,000 | $296.94 | 12 | 94.8% |
24 months, first window with 10 or more | 14 | $766,250 (mean of $757,500 and $775,000) | $349.42 | 26 | 94.7% |
36 months | 19 | $775,000 | $354.87 | 17 | 96.0% |
60 months | 36 | $753,750 (mean of $750,000 and $757,500) | $344.73 | 10 | 97.1% |
The 24-month window is the first with 10 or more closings, so it leads. Medians use the mean of the middle pair when the count is even. Sold-to-list is the sold price divided by the final list price. The 12-month median, $725,000, is an observed sale; the 24-month median, $766,250, is the mean of the middle pair, $757,500 and $775,000.
On October 21, 2026 the MLS showed two Cypress Cove actives: a three-bedroom, two-bath, 1,989 square foot home at $679,000 with 21 days on market, and a three-bedroom, two-bath, 1,939 square foot home at $644,000 with 25 days on market, while the 3,033 square foot home listed at $1,249,900 was under contract. Two actives against 5 closings in the last 12 months is about 4.8 months of supply, our arithmetic, so the village is neither starved nor swollen. With two listings, one more or fewer moves that figure a lot, so we use it as a description.
The days-on-market pattern splits the last 12 months in two. The three closings from October to December 2025 took 103, 229 and 234 days, while all four 2026 closings took 14 days or fewer (7, 14, 8 and 12). Listings that started above the market in the fall waited, and the ones priced for spring moved. In the 60-month record, April was the busiest closing month, with 10 of the 36 closings.
Two things. First, price to the 12-month and 24-month closings and to your size band, not to the 2021 and 2022 run-up, when 7 sales closed above their final list price between November 2021 and April 2022. Second, price with the buyer's cash in mind: a buyer who has to add two associations' assessments, a club membership and a roof reserve compares carefully.
Cypress Cove homes closed 14 times in the MLS in the 24 months to October 21, 2026, from $585,000 to $1,200,000, with a $766,250 median, a median $349.42 per MLS square foot and 26 median days on market. The county's recorded qualified sales reach back further and are shown by year below.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Fifteen closings is enough for a median, but a village this small is read sale by sale. Each row shows month, bedrooms and baths, MLS living area, prices and days on market, and nothing that identifies a home or an owner. Newest first.
Closed | Beds and baths | MLS living area (sq ft) | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
Aug 2026 | 3 plus den, 2 bath | 2,207 | $849,000 | $835,000 | 98.4% | 12 |
Jun 2026 | 2 plus den, 2 bath | 1,989 | $619,000 | $585,000 | 94.5% | 8 |
Apr 2026 | 4 bed, 3 bath | 2,551 | $799,000 | $757,500 | 94.8% | 14 |
Feb 2026 | 3 plus den, 2.5 bath | 2,553 | $759,000 | $720,000 | 94.9% | 7 |
Dec 2025 | 3 plus den, 2 bath | 2,043 | $769,900 | $725,000 | 94.2% | 234 |
Oct 2025 | 3 bed, 2 bath | 1,979 | $849,750 | $800,000 | 94.1% | 229 |
Oct 2025 | 4 plus den, 4 bath | 3,033 | $1,249,900 | $1,200,000 | 96.0% | 103 |
Sep 2025 | 4 bed, 3 bath | 2,487 | $849,500 | $830,000 | 97.7% | 35 |
Jun 2025 | 3 bed, 2 bath | 1,934 | $689,000 | $650,000 | 94.3% | 196 |
Apr 2025 | 3 bed, 2 bath | 1,989 | $719,900 | $700,000 | 97.2% | 17 |
Apr 2025 | 4 bed, 3 bath | 2,226 | $818,000 | $805,750 | 98.5% | 0 |
Feb 2025 | 4 bed, 3 bath | 2,563 | $899,000 | $775,000 | 86.2% | 7 |
Jan 2025 | 4 bed, 3 bath | 2,543 | $975,000 | $920,000 | 94.4% | 45 |
Dec 2024 | 3 bed, 2 bath | 1,989 | $729,750 | $690,000 | 94.6% | 153 |
Oct 2024 | 3 bed, 2 bath | 1,981 | $736,000 | $725,000 | 98.5% | 104 |
The 24-month window totals $10,993,250 in volume, with days on market from 0 to 234 (median 26, mean 75.7) and a mean of the per-sale sold-to-list ratios of 95.0%. All 14 sold below the final list price.
The other 21 MLS closings run from November 2021 to May 2024. They are here so the 36-month and 60-month medians can be checked, not to price a home today.
Closed | Beds and baths | MLS living area (sq ft) | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
May 2024 | 2 plus den, 2 bath | 1,989 | $745,000 | $727,000 | 97.6% | 0 |
Apr 2024 | 3 plus den, 2 bath | 2,232 | $874,000 | $845,000 | 96.7% | 2 |
Apr 2024 | 4 plus den, 2.5 bath | 2,672 | $799,000 | $799,000 | 100.0% | 1 |
Apr 2024 | 4 plus den, 3.5 bath | 2,418 | $1,095,000 | $1,055,000 | 96.3% | 19 |
Oct 2023 | 3 bed, 2 bath | 1,920 | $749,500 | $735,000 | 98.1% | 75 |
Aug 2023 | 3 bed, 2 bath | 1,989 | $724,000 | $675,000 | 93.2% | 91 |
Jul 2023 | 3 plus den, 2 bath | 2,226 | $778,750 | $762,500 | 97.9% | 21 |
Jun 2023 | 3 plus den, 3 bath | 2,427 | $935,000 | $881,000 | 94.2% | 8 |
May 2023 | 4 plus den, 3 bath | 3,033 | $1,157,000 | $1,157,000 | 100.0% | 26 |
Dec 2022 | 3 plus den, 3 bath | 2,411 | $850,000 | $775,500 | 91.2% | 6 |
Dec 2022 | 4 bed, 2.5 bath | 2,515 | $799,000 | $740,000 | 92.6% | 62 |
Sep 2022 | 4 bed, 3 bath | 2,540 | $849,000 | $805,000 | 94.8% | 17 |
Jun 2022 | 4 bed, 3 bath | 2,487 | $799,900 | $775,000 | 96.9% | 5 |
Apr 2022 | 2 plus den, 2 bath | 1,804 | $650,000 | $715,000 | 110.0% | 4 |
Apr 2022 | 3 bed, 2 bath | 1,981 | $729,900 | $735,000 | 100.7% | 3 |
Apr 2022 | 2 plus den, 2 bath | 1,920 | $620,000 | $620,000 | 100.0% | 0 |
Apr 2022 | 2 plus den, 2 bath | 1,989 | $675,500 | $708,000 | 104.8% | 4 |
Jan 2022 | 3 bed, 2 bath | 1,989 | $498,000 | $504,000 | 101.2% | 1 |
Dec 2021 | 3 plus den, 3 bath | 2,430 | $760,000 | $805,001 | 105.9% | 2 |
Dec 2021 | 3 plus den, 3 bath | 2,543 | $725,000 | $750,000 | 103.4% | 2 |
Nov 2021 | 2 plus den, 2 bath | 1,981 | $599,000 | $620,000 | 103.5% | 2 |
Every year below is a small sample of MLS-marketed closings, so each median describes and does not forecast.
Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
2021 (November and December) | 3 | $750,000 | $620,000 to $805,001 | 2 | 103.5% |
2022 | 9 | $735,000 | $504,000 to $805,000 | 4 | 100.0% |
2023 | 5 | $762,500 | $675,000 to $1,157,000 | 26 | 97.9% |
2024 | 6 | $763,000 | $690,000 to $1,055,000 | 10.5 | 97.1% |
2025 | 9 | $800,000 | $650,000 to $1,200,000 | 45 | 94.4% |
2026 to October 21 | 4 | $738,750 | $585,000 to $835,000 | 10 | 94.8% |
The pattern is a run-up at the end of 2021 and in 2022, when the median sale took 4 days and closed at 100.0% of list, a plateau through 2023 and 2024 near $763,000, a higher 2025 median of $800,000 with a long tail of slow sales, and a quick 2026. The sold-to-list median moved from 100.0% in 2022 to 94.4% in 2025.
Cypress Cove, the 115-home neighborhood inside Grandezza, had 5 MLS closings in the last 12 months at a $725,000 median (a small sample), and two active listings on October 21, 2026. If you own here, request a free Cypress Cove home valuation and Jesse will match your home to the closings that fit it, or Call Jesse direct at (239) 898-6072. If you are buying, Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida. Few homes come up for sale here, so the next owner who sells should call us first.
The county's qualified recorded sales cover more years than the MLS. They are deed prices flagged as arm's-length sales and include deeds that never touched the MLS. We show 2009 onward, because the 1999 to 2002 rows in the county file are developer land and first-builder conveyances, not resales.
Year | Qualified county sales | Median price |
|---|---|---|
2026 (to July 29) | 4 | $738,750 |
2025 | 11 | $780,000 |
2024 | 6 | $763,000 |
2023 | 5 | $762,500 |
2022 | 11 | $715,000 |
2021 | 8 | $665,000 |
2020 | 5 | $450,000 |
2019 | 7 | $485,000 |
2018 | 6 | $470,000 |
2017 | 2 | $401,500 |
2016 | 4 | $537,500 |
2015 | 12 | $519,500 |
2014 | 9 | $435,000 |
2013 | 9 | $445,000 |
2012 | 7 | $425,500 |
2011 | 4 | $362,500 |
2010 | 3 | $360,000 |
2009 | 7 | $360,000 |
From a $450,000 median in 2020 (n = 5) to $780,000 in 2025 (n = 11) is a 73 percent rise, and from $780,000 to $738,750 in the four 2026 sales is a 5 percent slip. Small counts move medians, so we describe the direction and not a precise rate. Since September 29, 2025 the county file shows 6 qualified sales at a median of $741,250 (n = 6, the mean of $725,000 and $757,500).
The county roll lets us split recorded sales by street, which the MLS extract does not. From 2021 through 2026 the 20 qualified sales on Buttermere Court (Cypress Cove A) had a median of about $805,000 and the 25 on Seadale Court (Cypress Cove B) had a median of $700,000. Over 2024 to 2026 alone, Buttermere had 9 sales at a median of $830,000 and Seadale had 12 at $722,500. The gap follows the size of the homes.
Roll fact | Buttermere Court (Cypress Cove A) | Seadale Court (Cypress Cove B) |
|---|---|---|
Residential parcels | 58 | 57 |
Bedrooms on the roll | 3 on 16 parcels, 4 on 42 | 2 on 22 parcels, 3 on 35 |
Heated area | 2,043 to 3,056, median 2,552 | 1,804 to 2,672, median 1,989 |
Homes at or above 3,000 sq ft | 25 | 0 |
Homes from 1,920 to 1,989 sq ft | 0 | 36 |
Year built | 2001 to 2005 | 2001 to 2005 |
Qualified county sales, 2021 to 2026 | 20, median about $805,000 | 25, median $700,000 |
Qualified county sales, 2024 to 2026 | 9, median $830,000 (range $725,000 to $1,200,000) | 12, median $722,500 (range $585,000 to $1,050,000) |
Cypress Cove sits in the middle of the single-family tier of Grandezza: a $725,000 12-month median across 5 MLS closings, above Savona's $651,000 and below Villa Grande's $895,000 and Grande Estates' $1,300,000. It is tied with Grande Estates for fourth among the eight villages we build pages for at Grandezza by 12-month closings.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Village | Units | Regime | Built | MLS closings, 12 months | 12-month median (n) |
|---|---|---|---|---|---|
224 | Condominium | 2001 to 2004 | 14 | $314,500 (n = 14) | |
169 | Homeowners' association | 2004 to 2007 | 12 | $651,000 (n = 12) | |
Cypress Cove | 115 | Two homeowners' associations | 2001 to 2005 | 5 | $725,000 (n = 5) |
79 (113 with Solemar and Santa Lucia) | Homeowners' association | 2001 to 2007 | 7 | $895,000 (n = 7) | |
91 | Homeowners' association | 2001 to 2013 | 5 | $1,300,000 (n = 5) | |
69 | Homeowners' association | 2001 to 2005 | 4 | $619,500 (n = 4, small sample) | |
80 | Condominium | 2002 to 2005 | 4 | $439,750 (n = 4, small sample) | |
116 | Condominium | 2001 to 2004 | 4 | $492,500 (n = 4, small sample) |
The 12-month closings sum to 55 across the eight villages, which matches the community-wide figure. Even-count medians are the mean of the middle two sales. Solemar and Santa Lucia, the community's other two villages, carry none of the 55 closings in the roster. Sabal Palm's 224 condominium units and the other attached villages are a different product from a detached Cypress Cove home.
Your buyer may also tour Villa Grande, Savona or Grande Estates, so your ask is measured against detached homes at $650,000, $895,000 and $1,300,000 medians. Cypress Cove's advantage is a larger, earlier-built house at a price below the upper villages, and its disadvantage is an owner-paid roof and a thin resale record.
A Sabal Palm, Avalon or Oakwood condominium sale is not a comparable for a Cypress Cove house, because the product, the regime and the price band differ. A Grande Estates sale at $1,300,000 is a ceiling for the community, not a Cypress Cove target, though the 3,033 square foot home that closed at $1,200,000 in October 2025, a size only Buttermere Court has on the roll, shows how far a large Cypress Cove home can reach.
Choose Cypress Cove for larger, earlier-built homes on two private courts, with a $766,250 median across 14 MLS closings in 24 months, or Savona for a newer village with more three-bedroom homes and one association, at a $660,000 median across 24 closings. As a seller, you compete with Savona for the same Grandezza buyer.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Factor | Cypress Cove | Savona |
|---|---|---|
Homes (2026 roll) | 115 | 169 |
Regime | Two homeowners' associations | One neighborhood association |
Built | 2001 to 2005, median 2003 | 2004 to 2007, median 2005 |
Bedrooms (roll) | 2 on 22, 3 on 51, 4 on 42 | 2 on 13, 3 on 122, 4 on 32 |
Heated area (roll) | 1,804 to 3,056, median 2,427 | 1,638 to 3,916, median 2,076 |
MLS, 12 months | 5 closings, $725,000 median | 12 closings, $651,000 median |
MLS, 24 months | 14, $766,250 | 24, $660,000 |
MLS, 36 months | 19, $775,000 | 29, $699,900 |
MLS, 60 months | 36, $753,750 | 49, $700,000 |
Median $ per MLS sq ft, 24 months | $349.42 | $357.17 |
Median days on market, 24 months | 26 | 56 |
Median sold-to-list, 24 months | 94.7% | 96.8% |
Active listings, Oct 21, 2026 | 2 (median ask $661,500), plus 1 under contract | 3 (median ask $750,000), plus 1 under contract |
Months of supply at the 12-month pace | 3.4 | 1.1 |
County qualified sales, since Sep 29, 2025 | 6, $741,250 median | 11, $650,000 median |
County qualified sales, 2025 | 11, $780,000 median | 13, $660,000 median |
Sources: Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file. MLS and county figures are never mixed, and dollars per square foot is an MLS figure only.
Over 24 months Cypress Cove closed at a $766,250 median and Savona at $660,000, a gap of $106,250. The price per MLS square foot is nearly the same, $349.42 and $357.17, so the price gap is mostly the size gap: Cypress Cove's median home heats 2,427 square feet on the roll and Savona's 2,076.
Savona's 169 homes closed 12 times in 12 months, about 7.1 percent, against Cypress Cove's 5 of 115, about 4.3 percent, so Savona is turning over faster this year. Cypress Cove's 12-month figures rest on 5 sales, so we lead with the 24-month window of 14. Savona had three active listings on October 21, 2026, about 3.0 months of supply.
A buyer who wants a larger house, accepts that the owner carries the roof, and is willing to read two associations' documents. If that is who your home suits, your marketing leads with size, court and the association's landscape service.
A buyer who wants a newer home, more three-bedroom choice and one association. If your buyer is comparing the two, the gate, the master association and the club are the same, and only the neighborhood association, the house and the price differ.
Savona's 24-month sale-to-list is 2.1 points higher than Cypress Cove's, 96.8% against 94.7%, and its 24-month days on market are longer, 56 against 26. We price your home with Savona's closings on the table beside it, and we say so to your buyer's agent before they say it to us.
We price a Cypress Cove home in six steps: fix the size band, compare same-size pairs across time, check dollars per square foot as a test and not a rule, adjust for condition and systems, read position and paperwork, and test the number against today's two listings. The result is a range with a reason for each end.
The MLS separates the two size groups cleanly. Over 24 months the six closings under 2,100 square feet had a median of $695,000 and the seven from 2,100 to 2,599 square feet had a median of $805,750; the one larger home closed at $1,200,000. Over 60 months the 16 sales under 2,100 square feet had a median of $704,000, the 17 from 2,100 to 2,599 had $805,000, and the three above 2,600 had $1,157,000. All bands are small samples.
Living-area band (MLS) | Window | Closings | Median sold | Range | Median $ per MLS sq ft |
|---|---|---|---|---|---|
Under 2,100 sq ft | 24 months | 6 | $695,000 (mean of $690,000 and $700,000) | $585,000 to $800,000 | $349.42 |
2,100 to 2,599 sq ft | 24 months | 7 | $805,750 | $720,000 to $920,000 | $333.74 |
2,600 sq ft and up | 24 months | 1 | $1,200,000 (one sale) | one sale | $395.65 |
Under 2,100 sq ft | 60 months | 16 | $704,000 (mean of $700,000 and $708,000) | $504,000 to $800,000 | $353.40 |
2,100 to 2,599 sq ft | 60 months | 17 | $805,000 | $720,000 to $1,055,000 | $331.28 |
2,600 sq ft and up | 60 months | 3 | $1,157,000 | $799,000 to $1,200,000 | $381.47 |
Seven closings were of a 1,989 square foot home, the same figure as Seadale Court's median heated area on the roll. They sold for $504,000 in January 2022, $708,000 in April 2022, $675,000 in August 2023, $727,000 in May 2024, $690,000 in December 2024, $700,000 in April 2025 and $585,000 in June 2026. Same size, a $223,000 spread. The spread is time, condition and the ask, and the pairs show which one moved the price.
The 24-month median is $349.42 per MLS square foot and individual sales ranged from about $282 to about $404. A home priced at the median dollars per foot can still sit if its systems are old, and a smaller home can command more per foot. We use the figure to test a number, never to set it.
The MLS does not tag renovation, so we cannot measure it as a category here. Our reading is that condition explains part of the spread between similar homes that closed months apart. We compare finishes on the day, and we record the age and permit of the roof, air conditioning, water heater, windows and pool equipment before setting a price.
Buttermere and Seadale are different sizes, so the court is a proxy for size, not a premium. We do not claim a view by court: our roll and MLS data do not tag golf, lake or preserve views, and the master association maintains the lakes. If your lot has a verified view we photograph it and say so in the listing, and we do not price it from a neighborhood assumption.
Two three-bedroom homes under 2,000 square feet, listed at $679,000 and $644,000, were the live competition on October 21, 2026. The four-bedroom home listed at $1,249,900, the same figure at which a same-size home was listed before it sold for $1,200,000 in October 2025, went under contract after 33 days. The MLS record does not say whether it is the same house, and we make no claim that it is.
We market a Cypress Cove home to the buyers who actually buy in a gated Estero golf-community neighborhood: photography and video that show the court, the lot and the lanai, copy that names the size and the association services, a documents file ready on day one, and a showing process built around the master gate.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)
The public record supports three uses of the property: a full-time home, a seasonal residence, and a lease within the rules the recorded declaration sets. We read that from the size, price and rule structure of the homes, and we describe the property, not the people who own or rent it.
Professional photography, drone where it helps and cinematic video for the larger Buttermere homes. Seadale homes of about 1,989 square feet sell on layout and finish, so we photograph the light, the lanai and the kitchen, not the square footage.
Before a photo goes live we assemble the declaration and any amendments certified by the manager, the association's budget and most recent financial statement, the approval history for exterior work, the master's resale package, the club's Social membership terms, the roof's age and permit, and a wind mitigation report if you have one. A buyer who sees the file on the first tour writes a firmer offer.
The Southwest Florida MLS, our own site, our qualified-buyer database and the syndication that follows the MLS. Our Cypress Cove neighborhood guide explains the neighborhood to a buyer who reaches us from search.
Grandezza's public master pages describe a main gate for guests, a guest call-in system and an RFID tag that residents buy for $15, payable to the master association. Agents and visitors follow the master's current procedure, and we call ahead for every showing so a buyer's agent is not turned away.
An estate, a health change or a tenant in place is often better handled through direct outreach to our own buyer database before, or instead of, a public launch. Less exposure can mean a lower price, and we show you both scenarios with numbers.
We negotiate every Cypress Cove offer ourselves, partner to partner, using the record: all 14 closings in 24 months sold below the final list price at a 94.7% median, the inspection and the age of the roof are the usual points of friction, and two associations' paperwork sets the closing timeline.
Jesse and Marc take the buyer's agent's call, read the offer against the closings and decide the response with you. You will not be handed to a coordinator on the day an offer arrives.
A buyer under contract has a statutory disclosure window: if the Section 720.401 summary was not delivered before signing, the buyer may cancel within 3 days of receiving it or before closing, whichever comes first. We deliver it early so the window is closed before anyone is nervous.
A 2001 to 2005 home invites a hard look at the roof, the tile fasteners, the air conditioning, the lanai enclosure, the pool equipment and the irrigation controller. We prepare answers, dates and permits in advance, and we decide with you which findings to repair and which to credit.
The roof's age and a wind mitigation report on the state's uniform form can change a buyer's insurance quote, and a buyer may withdraw a firm offer over one. A current report is a selling point.
The estoppel is due within 10 business days of a written request, and the master's resale package has its own process. We place both requests when the contract is signed, so the closing date depends on your buyer's financing and not on a manager's queue.
A repair credit leaves your recorded sale price higher, which supports the neighborhood's next comparable, and a price cut lowers it. We explain the trade for your particular house before we counter.
Selling a Cypress Cove home at $757,500, the April 2026 sale price, costs about $5,302.50 in documentary stamps and about $3,862.50 for a promulgated owner's title policy, both customarily paid by the seller in Lee County, plus the estoppel (capped at $299) and any commission. The contract controls who pays what.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The rate is $0.70 per $100 of price, rounded up to the next full $100. At $757,500 that is 7,575 units and $5,302.50, and at $585,000 it is $4,095.
Florida sets the owner's policy premium by rule: $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1 million. In Lee County the seller customarily selects the closing agent and pays for the owner's policy, which at $757,500 is about $3,862.50. Nothing in the statutes decides it, and the contract controls. In Collier County the custom is the reverse, which matters only if your buyer's agent is used to Naples closings.
Section 720.30851 requires the association to issue an estoppel certificate within 10 business days of a written request. The caps as adjusted for inflation by the Department of Business and Professional Regulation are $299 for a current account, $119 more for delivery within 3 business days and $179 more if the account is delinquent; the statute's base figures are $250, $100 and $150, and the next adjustment is due by July 1, 2027. Cypress Cove has two associations and a master, so ask each office what it charges before you list.
The A declaration set a $400 Working Fund Contribution to the neighborhood association and a $250 Working Capital Contribution to the master association, both charged to a purchaser buying from the declarant in 2001 to 2005. Those were first-buyer charges, and the declaration does not say a resale buyer pays them. Whether either association charges a resale buyer a capital contribution or transfer fee today is unpublished, so ask both managers before you list and tell your buyer the answer.
Florida property taxes are paid in arrears, so at a closing the seller credits the buyer for the days of the year the seller owned the home. Association dues are prorated to the closing date. Under Section 720.3085 the buyer takes on unpaid assessments due before transfer, and the association can lien for them, so a seller who is behind will be asked to clear it at closing. We do not state a property tax bill, because assessed values and exemptions differ by home.
Commissions are negotiable and set by agreement, not by rule. Since August 17, 2024 an offer of compensation to a buyer's agent cannot be advertised on the MLS, and a buyer's agent needs a written agreement with the buyer before touring a home. A seller may still offer to contribute, off the MLS, and we explain each choice in the first meeting.
Sale price | Documentary stamps | Owner's title policy | Estoppel cap | Total of the three |
|---|---|---|---|---|
$585,000 | $4,095.00 | $3,000.00 | $299 | $7,394.00 |
$720,000 | $5,040.00 | $3,675.00 | $299 | $9,014.00 |
$757,500 | $5,302.50 | $3,862.50 | $299 | $9,464.00 |
$835,000 | $5,845.00 | $4,250.00 | $299 | $10,394.00 |
$1,200,000 | $8,400.00 | $5,575.00 | $299 | $14,274.00 |
The five prices are the lowest 12-month sale, the February 2026 sale, the 12-month median, the highest 2026 sale and the highest sale in the 24-month window. Title premiums use the rule's schedule and may vary a little with rounding and credits.
Line | Estimate | Basis |
|---|---|---|
Sale price | $757,500 | The April 2026 sale price, between the 12-month and 24-month medians |
Listing commission (example 2.75%) | $20,831.25 | Negotiated, not a rule |
Buyer-agent compensation, if offered (example 2.5%) | $18,937.50 | Optional, off the MLS |
Documentary stamps | $5,302.50 | 7,575 units at $0.70 |
Owner's title policy | $3,862.50 | Promulgated schedule |
Title search and closing fee (estimate) | $1,200 | Varies by title company |
Municipal lien search (estimate) | $175 | Varies |
Association estoppel (cap) | $299 | Section 720.30851 |
Total without a buyer-agent offer | $31,670.25 | 4.18% of price |
Net before payoff and prorations | $725,829.75 | |
Total with a 2.5% buyer-agent offer | $50,607.75 | 6.68% of price |
Net before payoff and prorations | $706,892.25 |
The net sheet leaves out any mortgage payoff, the property tax and dues prorations, and any concession. It is an illustration built from the cost figures above and from our shared cost-of-selling research, not a quote. The written valuation we prepare for you replaces the estimates with your actual numbers.
A Cypress Cove seller must give the buyer the Section 720.401 disclosure summary before the contract is signed, the Section 689.261 property tax summary, the flood disclosure Florida now requires, and any known material defect that is not readily observable. The homeowners' association rules apply because the A declaration states the association is not a condominium.
Section 720.401 says the disclosure summary is delivered before the buyer signs, and on a resale the seller supplies it. The contract must carry the conspicuous voidability clause. If the summary was not delivered before signing, the buyer may cancel within 3 days after receiving it or before closing, whichever comes first, and the right cannot be waived. It ends at closing.
Section 720.401(2) does not apply to associations under Chapters 718, 719, 721 or 723. Grandezza includes condominium villages, which run a different regime, but the recorded Cypress Cove A declaration states that the association is not a condominium association and is not governed by Chapter 718. Cypress Cove B's documents are image-only and unread, and the state register lists it as a homeowners' association. If your closing agent or attorney reads the documents differently, follow them; this is information, not legal advice.
We read Cypress Cove A's declaration, supplement and guidelines and found no right of first refusal and no association approval of a sale. Cypress Cove B's recorded documents are image-only, so we do not state B's sale approval, leasing, pet or fine rules. Ask B's manager for certified copies and the sale procedure before you list, and send them to your buyer with the summary.
Section 689.261 requires a property tax disclosure summary in a residential contract, warning that the buyer should not rely on the seller's taxes because a change of ownership or improvements can trigger reassessment. It is a form, and your contract carries it.
A Florida seller of residential property must give the buyer a flood disclosure at or before contract. Our FEMA map check returned Zone X at two Cypress Cove points, but a map reading is not a survey and not an elevation certificate. Answer the form from your own knowledge of the home, not from the neighborhood's map.
Under Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), a seller who knows of facts that materially affect value, are not readily observable and are not known to the buyer must disclose them, and an as-is clause does not remove that duty for a residential seller. Roof leaks, water intrusion, past repairs and unpermitted work are the usual subjects. Your attorney can advise on your particular disclosure.
A Cypress Cove buyer pays a neighborhood association assessment, a master association assessment, the club's compulsory Social membership, Lee County property tax and insurance on a home whose roof is the owner's, and none of the association or club dollar amounts is published. Your buyer will price all of it before offering.
Layer | Who bills it | Dollar figure |
|---|---|---|
Neighborhood assessment | Cypress Cove A or Cypress Cove B | Not published |
Master assessment | Grandezza Master Property Owners Association | Not published |
Club Social membership | The Club at Grandezza | Not published |
One-time charges on a resale | Neighborhood and master associations | Not published |
Property tax | Lee County, no district line for Grandezza | Depends on assessed value |
Insurance | The buyer's insurer | No public premium for this neighborhood |
Section 7.5.2 of the A declaration makes these services an operating expense: the association cleans, but does not repair or replace, the driveways; maintains the irrigation system serving each lot; and maintains and replaces the landscaping materials on each lot, including mowing, fertilizing, edging, trimming and pruning. The association is not responsible for any other part of a lot or home.
Lee County property tax is billed on assessed value, and a first bill can differ from yours when the assessment resets after a sale. Do not quote your current bill in the listing. Point your buyer to the Lee County Property Appraiser and Tax Collector, and let the Section 689.261 summary do its work.
Lee County's special districts page lists no district named Grandezza or Grande Oak, so there is no Community Development District line on the tax bill. That is a selling point worth stating with the source.
At the $766,250 24-month median, every $1,000 a year of assessments equals about 0.13 percent of the price. We do not publish an all-in figure for Cypress Cove because none is public, and the estoppel matters more than any sentence on a listing.
At two points we geocoded on Buttermere Court and Seadale Court, the FEMA flood map returns Zone X, minimal flood hazard, outside the special flood hazard area, so a lender does not require flood insurance on the map alone at Cypress Cove. An AE polygon appears within a half-mile box around the courts, so your file needs your own address.
FEMA's National Flood Hazard Layer returned Zone X with the special flood hazard flag false at a Seadale Court point and at a Buttermere Court point, on countywide panel 12071C0584F, effective August 28, 2008. A box of about 0.6 by 0.5 miles around the two courts returned both X polygons and an AE polygon, which we read as the drainage and lake features nearby.
A federally backed mortgage requires flood insurance in a special flood hazard area, which means zones beginning with A or V. Zone X is outside it, though any lender or insurer may still require it and any owner may buy it. A buyer who hears "not required" should still ask for a quote.
Our Grandezza community guide, drawing on the National Hurricane Center's report, records that Grandezza took no storm surge in Hurricane Ian in 2022. Lee County's evacuation layer still places Cypress Cove at Grandezza in Evacuation Zone D and storm surge zone 4, so a stronger storm can bring a surge evacuation order. We have no address-level claims data for Cypress Cove, so a buyer will ask you about your own storm history and repairs, and you should answer from your records.
The Florida Building Code first took effect on March 1, 2002, so the 11 homes the roll dates 2001 were permitted under the code that preceded it. The owner replaces the roof in this neighborhood, and a wind mitigation inspection on the state's uniform form can earn insurance credits for a buyer. We publish no premium, because no public source does for this neighborhood.
The A declaration requires the association's consent for hurricane shutters, and the 2015 guidelines allow permanent and clear-panel shutters between May 1 and November 30. Put the shutter type and its approval in your file.
Cypress Cove's rules that touch a sale are the leasing term, pets, exterior approvals, parking and signs. We read Cypress Cove A's declaration and guidelines in full and state their rules; Cypress Cove B's documents are image-only and unread, so B's rules must come from its manager.
Section 8.1.4 permits a lease of the entire residence, not a room. The minimum term is 30 consecutive days, a residence may be leased no more than three times in a calendar year, a copy of the lease must go to the association, and time-share or fractional use is barred. A 30-day minimum rules out nightly stays, so investors who want short-term rentals are not your buyer.
Section 8.1.10 allows common household pets, meaning dogs, cats, birds and fish, bars breeding and commercial use, and requires a leash outside and no pet left outside or on a screened lanai unless someone is present. It sets no count or weight limit as we read it, which is not the same as no limit in B or in a later rule.
Every improvement needs Architectural Control Committee approval. The 2015 guidelines describe paver-brick driveways replaced in kind, a two-tone earth-tone palette, no second-story additions and hot tubs built in with the pool. Put the approval history in your file.
Parking is in the garage or driveway only, with no recreational vehicles, boats, trailers, campers or work trucks. Trash goes to the curb no earlier than 5 p.m. the night before pickup. Signs need the association's written approval, which matters for a sale, so ask the manager before a sign goes up.
We found no right of first refusal and no association approval of a sale in the A declaration. For B, and for anything adopted since 2015, the estoppel and the certified documents are the answer.
A Cypress Cove home takes about 35 days at the 24-month median and 14 at the 12-month median to sell, with a range from 0 to 234 days in 24 months. Add the contract-to-close period, which the two associations' paperwork and the buyer's financing set, and plan on a listing-to-closing season, not a month.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Over 60 months the closings by month were January 2, February 2, April 10, May 2, June 4, July 1, August 2, September 2, October 4, November 1 and December 6, with none in March. April and December were the busiest. That is a pattern in 36 sales, not a rule.
In the last 24 months, 7 closings took 30 days or fewer, 2 took 31 to 100 days and 5 took more than 100. The five long ones, from 103 to 234 days, closed between 94.1% and 96.0% of list, and the seven quick ones between 86.2% and 98.5%, so waiting did not buy a higher price.
Week one: valuation, documents file and photography. Weeks two to six: showings, offers and the first negotiation. Then the contract period: the buyer's inspection, insurance quote and financing, with both associations' estoppel and resale documents on their own clocks. We schedule them all at the signing.
Many owners are not here in summer. We can handle showings, contractor access and documents by power of attorney or remote signing, and the closing can be done by mail or remote notary. Call Jesse to plan it.
Prepare a Cypress Cove home by fixing what an inspector will flag, refreshing what a buyer sees first, and gathering the documents from both associations before the first showing. In a neighborhood where the owner carries the roof and the exterior, the file is as persuasive as the photographs.
Fix anything that will appear on an inspection report, because a credit costs more than a repair. Refresh paint, lighting, landscape beds and lanai furniture, because a buyer forms a view in the first minute. Remodel only when the closings for your size band support it, and we check that before you spend.
The buyers for a mid-size Seadale home compare it against Savona's newer three-bedroom homes, and the buyers for a larger Buttermere home compare it against Villa Grande. We stage to that comparison: open the lanai, show the storage and make the garage look like a garage, since the declaration requires that garage doors stay closed when vehicles are not entering or leaving.
Your Cypress Cove listing should say what the record supports: a detached single-family home on a private court, an association that handles lawn and landscape, a gated Grandezza address with an 18-hole golf course and optional golf, and a central Estero location near Exit 123. It should not say what it cannot source.
The Club at Grandezza describes an 18-hole, par 72 championship course that opened in 2001, six lighted clay tennis courts, four pickleball courts, a heated pool and five dining venues. Golf membership is optional, but Social membership is compulsory for residents who do not hold a higher level, so the listing should not promise a free amenity package. Cypress Cove itself has roads, entry features and landscaping and no neighborhood pool of its own.
The main gate is on Ben Hill Griffin Parkway just north of Corkscrew Road, near I-75 Exit 123. From our Grandezza community guide, approximate drive times are 1 to 3 minutes to Publix, 2 to 4 minutes to Miromar Outlets, 5 to 8 minutes to Florida Gulf Coast University and about 15 minutes to Southwest Florida International Airport.
Say the size, the court, the roll's year built and the association services with their source, and let the Cypress Cove neighborhood guide carry the history. Do not claim a golf, lake or preserve view unless you have verified it from the lot, and do not state a dues figure that is not in the estoppel. Do not describe who the home suits; describe the home. Fair housing law applies to every word of a listing.
The most recent Cypress Cove closing, a three-bedroom-plus-den, two-bath, 2,207 square foot home that sold for $835,000 in August 2026 after 12 days on a $849,000 final list, is a public-record sale that shows what a well-priced mid-size home can do.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 21, 2026)
This sale is useful because it is the newest, because it is the highest-priced of the four 2026 closings and because it closed at 98.4% of list against a 94.7% median for the 24 months.
At about $378 per MLS square foot it priced well above the June 2026 sale of a 1,989 square foot home at $585,000, about $294 per square foot, in the same summer. A well-presented mid-size home with the right list price can still close within two weeks, and the same summer produced a $250,000 gap between two homes about 220 square feet apart.
For the seller the fixed costs on $835,000 are $10,394 (stamps of $5,845, the owner's policy at about $4,250 and the estoppel cap of $299). For the buyer the price carried costs it does not show: the neighborhood assessment, the master assessment, the club's compulsory Social membership, Lee County property tax and insurance on a home whose roof is the owner's. Neither association publishes a dollar figure, so we do not quote a monthly total.
At the other end of 2026, a 1,989 square foot, two-bedroom-plus-den home closed for $585,000 in June after 8 days, at 94.5% of list. That is $250,000 below the August sale, in the same year and the same neighborhood, and it is why your valuation starts with the home's size and condition and not the neighborhood median.
If you want to know where your home sits, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer looking in the neighborhood, call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
Cypress Cove 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 neighborhood's own closed sales in your size range, with your fee questions, flood file and net sheet beside it. There is no cost and no obligation.
Data updated: October 2026
You receive the recent closed sales that fit your home with dates and days on market, a per-square-foot check on MLS living area, the live competition with price histories, your home's position among the 36 recorded sales with the reasons, the association questions your buyer will ask, and a recommended list price with a defensible range. Use the Home Valuation form at the top of this Cypress Cove seller page, or read how the pricing works on our Cypress Cove home valuation guide.
In a neighborhood where a 1,989 square foot home sold for $708,000 in 4 days in April 2022 and for $690,000 after 153 days in December 2024, the ask decides the sale. We would rather you see the evidence and the number before you commit to anything, and the valuation also helps you 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. The valuation comes from the Top 1% Real Estate Agents Nationally Since 2008, not from a call center.
Cypress Cove sellers get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a 115-home neighborhood with about seven closings a year rewards a price set from every recorded sale and a documents file from both associations ready on day one.
Data updated: October 2026
If you are searching for a Cypress Cove listing agent, or thinking, "I need someone to sell my home in Cypress Cove," here is the short version of everything above. We place your home among the neighborhood's 36 recorded sales by size, date and condition. We build the documents file before the first showing. We market to the buyers who actually buy here, and we negotiate every offer ourselves. In the last 12 months we tracked every one of the 7 Cypress Cove closings in the MLS, and all 36 on record since November 2021. McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 billion in real estate, and few Cypress Cove homes come up for sale, so the next owner who sells should call us first.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set from the MLS record and current listings. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Buying instead? Call Marc at (239) 287-5873, read our Cypress Cove buyer guide, and see how we represent buyers in Southwest Florida.
Often. In the 60-month record April was the busiest closing month, with 10 of the 36 closings, and all four 2026 closings took 14 days or fewer. That is a pattern in 36 sales, not a rule, but a home that is photographed, documented and live before spring meets the first spring buyers on the first tour.
Not per square foot. Over 24 months the homes from 2,100 to 2,599 square feet closed at a $333.74 median per MLS square foot and the homes under 2,100 at $349.42. The larger home costs more in total, but condition, systems and the ask matter as much as size.
Read the closed sales in your size band and compare your list price with them. Six 2024 and 2025 sales sat 103 to 234 days before closing below their asking price, and a reset toward the recent closings, plus a review of photos and condition, is usually the answer before you assume the market is the problem.
We recommend it. A Cypress Cove seller owes the Section 720.401 disclosure summary before the buyer signs, and the estoppel takes up to 10 business days, so ordering at listing starts the buyer's review on day one.
Yes. An estate, a health change or a tenant in place is often better handled through direct outreach to our own buyer database before, or instead of, a public launch. Less exposure can mean a lower price, and we show you both scenarios with numbers.
Ask each team for its comparable set for your size band, its plan for both associations' paperwork, and who will personally negotiate your offer. Then ask how it handles the difference between a Chapter 720 association and a condominium, because Grandezza includes both.
McGreevy and Comisar is a top-reviewed Cypress Cove realtor, 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 our Google profile.
★★★★★ "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through." Verified Google review
A listing agreement does not mention the part of the job that keeps a sale moving through two associations' paperwork, and a reviewer who says we kept in touch is describing it.
★★★★★ "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
In a neighborhood where five of the last 14 sales sat more than 100 days, a listing that sits is usually priced against the wrong rung or missing the documents a buyer needs.
★★★★★ "Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive." Verified Google review
A Cypress Cove specialist matters because the neighborhood's sale depends on things a generalist may not know: its own 36 closings, the two-court size split, the two associations under one master, the owner-paid roof and the documents that only an estoppel reveals. Jesse and Marc read each of those before your first meeting.
Jesse has been in Southwest Florida real estate since October 2004, is a Sales Associate with Domain Realty (license SL3101296), and runs the pricing, data and paperwork side of every listing. Reach him at (239) 898-6072. His agent page is Jesse McGreevy.
Marc is a Broker Associate with Domain Realty (license BK3060671) and runs the field side: showings, buyer-agent conversations and inspections. Reach him at (239) 287-5873. His agent page is Marc Comisar.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, the #1 Team in Southwest Florida since 2012, and lead Domain Realty Group, whose team has sold over $2.5 billion in real estate. Those are career figures across Lee and Collier counties, not a Cypress Cove count.
Three things: the neighborhood's own recorded sales (a generalist reaches for the whole Grandezza median), the fact that Cypress Cove is two associations with different documents, and the fact that the roof and exterior are the owner's, which changes what a buyer will offer.
Cypress Cove sellers who are also buying can run both transactions with the same team: we time the sale and the purchase, coordinate two closings and keep the estoppels on their clocks. Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
The estoppel and the master's resale package are the documents that move a closing date. When you are also buying, we schedule them first so the two closings can sit on the same week.
If you are moving from Cypress Cove to another Grandezza village, each has its own association and documents. Our Cypress Cove buyer guide covers the buyer's side of this neighborhood, and our Grandezza community guide covers the rest of the community.
For a purchase outside the gates, our Estero buyer guide covers the village's neighborhoods and the closing costs of the buying side.
These are the questions sellers ask most about selling a home in Cypress Cove at Grandezza in Estero, from pricing to paperwork, answered from the records cited below. Each answer names Cypress Cove and points to the section with the detail. Where a record is not public, the answer says so.
Start from the 24-month median of $766,250 (n = 14) and adjust for size band, condition, roof and pool. The 12-month median is $725,000 (n = 5). For a number on your home, use the free home valuation or call Jesse direct at (239) 898-6072.
The 24-month median is $349.42 per MLS living square foot and the 12-month median is $296.94. Individual sales in 24 months ran from about $282 to about $404, so use the figure as a check on a price, not as the price.
The MLS shows 9 closings in 2025 and 4 in 2026 through October 21, and 5 in the last 12 months. The county file shows 11 qualified sales in 2025 and 4 in 2026 to July 29. With 115 homes, that is roughly four to eight percent a year.
The 24-month median is 35 days and the 12-month median is 14, with a range of 0 to 234 days. Homes priced near the recent closings moved quickly in 2026, and homes that opened high sat for more than 100 days.
The record says no. All 14 closings in 24 months sold below their final list, and the five that sat more than 100 days did not close higher for waiting. A first ask about 5 percent above the price you would accept fits the 94.7% median.
We found no sale approval or right of first refusal in the Cypress Cove A declaration. For Cypress Cove B, and for any later amendment, ask the association's manager for the sale procedure and any fee before you list.
Section 720.30851 caps the fee, and the caps as adjusted for inflation by the Department of Business and Professional Regulation are $299 for a current account, $119 more for delivery within 3 business days and $179 more if the account is delinquent. Confirm the current figure with the manager. The seller customarily pays in Lee County, and the contract controls.
In practice two: the neighborhood association's, from its manager, and the master association's resale documents. Confirm both requests are placed when the contract is signed.
In Lee County the seller customarily pays documentary stamps on the deed, $0.70 per $100, and the owner's title policy, plus the estoppel. At $757,500, stamps are $5,302.50 and a promulgated owner's policy is about $3,862.50, before commission and payoff. The contract controls.
The declaration, amendments and rules certified by the manager, the budget and most recent financial statement, the approval history for exterior work, the master's resale package, the club's Social membership terms, and the roof's age and permit.
The A declaration's $400 and $250 charges applied to first buyers from the declarant. Whether either association charges a resale buyer today is unpublished, so the estoppel and the contract decide.
Yes, and the buyer takes the leasing rules with the home. Under the A declaration a lease is for the entire residence, at least 30 consecutive days, no more than three times a year, so nightly rentals are not permitted.
Yes, subject to the lease. The buyer takes a lease that complies with the declaration, showings go through the tenant, and the closing should match the lease end. Confirm the association has a copy on file.
At two test points FEMA's map returned Zone X, outside the special flood hazard area, but an AE polygon is mapped within about half a mile. Put your own address's zone in the file and expect a buyer's insurer to ask.
Yes, more than in a coach-home village, because the owner replaces the roof here. Have its age, permit and any repair record ready, and consider a wind mitigation report on the state's uniform form.
Ask for one. Under the A declaration every improvement needs Architectural Control Committee approval, and a buyer's agent will look for the pool, lanai, paint, driveway and shutter approvals beside the Village permit.
There is no condominium questionnaire, no milestone inspection and no building insurance question. The buyer pays for the roof and exterior instead, and the market prices that.
A thin market of about seven closings a year, two associations with unpublished dollar figures, a compulsory club Social membership and 20-year-old systems. A precise price and a full documents file answer all four.
On size and age: Cypress Cove's median home is larger, at 2,427 square feet against 2,076 at Savona, and its 24-month median is $766,250 against $660,000. Buyers who want a newer home go to Savona, and we price with both in view.
Start with anything a buyer's inspector will flag: the roof, the lanai screens, the pool equipment and the driveway pavers. Make sure past exterior changes have architectural approval on file, and any open violation is cleared.
Two actives and 4.8 months of supply mean a well-priced home is not competing with a crowd. Sell when your home, papers and price are ready, and do not time a sale to the Corkscrew Road work, whose effect on price is not yet measurable.
Only as a cross-check. Savona is newer, with a median home built in 2005, and it has one association. We compare the closings by size and age, and we adjust for the difference before we draw a conclusion.
Nine MLS closings, from $504,000 to $805,000, with a $735,000 median, 4 median days on market and a 100.0% median sold-to-list. The county file shows 11 qualified sales at a $715,000 median.
Nine MLS closings, from $650,000 to $1,200,000, with an $800,000 median, 45 median days on market and a 94.4% median sold-to-list. The county file shows 11 qualified sales at a $780,000 median.
Four MLS closings through October 21: $585,000, $720,000, $757,500 and $835,000, all in 14 days or fewer, at a 94.8% median sold-to-list. The county file shows 4 qualified sales through July 29 at a $738,750 median.
Yes. The county file holds recorded deeds that were never marketed, so its counts differ from the MLS counts. We show both, with their own denominators, and never mix them.
They show what buyers paid over more years than the MLS covers, and they split by street. Buttermere Court's 2024 to 2026 median was $830,000 and Seadale Court's was $722,500, which is the size split in dollars.
You can, but you would handle the pricing, both associations' paperwork, the gate procedure and the contract yourself. We recommend a pricing conversation with us first; there is no obligation.
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. We are not tax advisors; ask yours.
It is negotiable and set by agreement, not by rule. Since August 17, 2024 an offer of compensation to a buyer's agent cannot be advertised on the MLS, and we explain your options and their cost in the first meeting.
Yes. Direct outreach to our buyer database, without a public listing, is an option. Less exposure can lower the price, and we show you both scenarios with numbers.
It is the Section 720.401 summary that tells a buyer membership is mandatory, that covenants govern use and that assessments are owed. On a resale the seller supplies it, before the buyer signs.
Florida requires a flood disclosure at or before contract, and the common-law duty to disclose known material facts applies too. Answer from your own knowledge of the home, and ask your attorney about your situation.
Not at Cypress Cove A for stays under 30 consecutive days, and time-sharing is barred. Cypress Cove B's rules are unread, so check B's documents, the master and the club.
Nothing until the estoppel: neither association publishes a dollar figure. The A declaration says assessments are payable monthly or quarterly, as the board decides.
No. The recorded Cypress Cove A declaration has no age restriction, and Grandezza is an all-ages community. We could not read Cypress Cove B's declaration, so ask for a written answer for a B home.
Yes. Cypress Cove A and Cypress Cove B each have their own estoppel and governing documents, so your buyer's attorney will read the one that applies to your court. Buttermere Court is A and Seadale Court is B.
Call Jesse McGreevy direct at (239) 898-6072. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012.
Cypress Cove owners and buyers work directly with Jesse McGreevy and Marc Comisar, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and checked every recent Cypress Cove sale and public record before writing this guide. Learn more about our team.
If you are thinking about selling here, the work begins well before the listing goes live. It begins with the size of your home and where it sits among the 36 recorded sales. It begins with the estoppels, the master's resale package and the architectural approvals. It begins with a fee question stated plainly, because no dollar figure is public, and a flood file that puts the exact zone beside the panel number. In the last 12 months we tracked all 5 closings, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate.
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. Read more about McGreevy and Comisar on our about page, and follow our latest listings on Instagram.
McGreevy and Comisar is a top-reviewed Cypress Cove realtor; read every verified review on our Google profile.
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:
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).
Selling in Cypress Cove? 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 Southwest Florida.
Cypress Cove facts on this page rest on primary sources: the master association's and the club's public pages, the recorded Cypress Cove A documents, Florida state records, Lee County and Village of Estero records, FEMA and federal sources, and our own MLS pull. No brokerage or listing portal is cited. Sources were accessed on September 30, 2026 unless dated.
Cypress Cove sellers can pull the documents behind this page directly from the authority that issues each one, so you always see the official, current version. The recorded set is available through the Lee County Clerk's official records, and the estoppel through each association's manager.
Document | What it proves | Official authority |
|---|---|---|
Cypress Cove A declaration (Instrument 5295142) | The recorded covenants: assessments, maintenance split, leasing, pets, garages and the statement that the association is not a condominium | |
Cypress Cove A Architectural Control Committee guidelines (Instrument 2015000109810) | What the association mows, waters and cleans, and what the owner replaces | |
Cypress Cove name and association records | That Cypress Cove A and Cypress Cove B are separate active associations | |
Grandezza master documents and realtor document library | The master association's covenants, rules and resale package list | |
Section 720.401, disclosure summary | The pre-contract disclosure a seller supplies on a resale, and the buyer's 3-day cancellation right | |
Section 720.30851, HOA estoppel certificates | What the estoppel must state, its 10-business-day deadline and fee caps | |
Section 720.3085, assessments, lien and joint liability | Why a buyer is liable with the prior owner for unpaid assessments | |
Section 720.305, fines and remedies | The statutory fine limits where the documents are silent | |
Section 689.261, property tax disclosure | The property tax summary in a residential contract | |
Section 689.302, flood disclosure | The seller's flood disclosure owed at or before contract | |
Documentary stamp tax overview | The $0.70 per $100 rate on deeds and the $0.35 per $100 rate on notes | |
Florida Administrative Code Rule 69O-186.003 | The promulgated title insurance premium schedule | |
Uniform Mitigation Verification Inspection Form | The wind mitigation form that can earn insurance credits | |
FEMA flood hazard zones | The flood zone at an exact address | |
NAR settlement FAQs | That commission is negotiable and how buyer-broker compensation works after August 17, 2024 | |
Selling your home, Publication 523 | How the IRS treats gain on the sale of a home | |
Hurricane Ian Tropical Cyclone Report | The storm's recorded surge and rainfall |
Market data from Southwest Florida MLS, pulled October 21, 2026. Brokered by Domain Realty.