Updated September 2026
Sell your Biscayne Place at Olde Cypress home with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Eight estate homes, 11 recorded sales since 2004 and none on the MLS in 48 months. Sell or buy with McGreevy and Comisar.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Biscayne Place at Olde Cypress is eight estate homes at the Olde Cypress entrance in North Naples, with no Southwest Florida MLS closing in 48 months and 11 qualified county sales since 2004. Selling one takes record work, not a zip-code average, and McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, build that record first.
This page is written for the owner of one of those eight homes who is thinking about selling. The neighborhood itself, from the 2004 declaration to the lot sizes and the flood map, is laid out in our Biscayne Place at Olde Cypress neighborhood guide, and the wider community in our Olde Cypress community guide. Everything below answers one question: how to sell a Biscayne Place home for the most money, with the fewest surprises, when almost nobody in the neighborhood has sold in years. Few homes here ever come up, so when you decide to sell, call Jesse McGreevy direct at (239) 898-6072 first.
A word on the name, because search engines blur it. This page covers the eight homes of Biscayne Place Homeowners Association, Inc. in ZIP 34119, unincorporated North Naples, platted as Lots 1 through 8 of Olde Cypress Tract 12. It is not Biscayne Bay, Biscayne Park or Biscayne Boulevard in Miami-Dade County, not any other Florida subdivision that uses the Biscayne Place name, and not Fairway Preserve at Olde Cypress, the 264-unit condominium off Immokalee Road, which sits outside the Olde Cypress gate and is not part of the community.
Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and they personally run every listing they take: the price, the marketing build, the negotiation, and the association, club and flood paperwork. If you are interviewing listing agents across the city before choosing one, our guide to the best real estate agents in Naples compares the teams on the public record, from reviews to licence history to published production. Ask every agent you interview the same question: which sales would you price my Biscayne Place home from, when none has closed on the MLS since 2022?
These are career figures across Lee and Collier County. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and Jesse and Marc alone have over $900 million in Sales inside that number.
In the last 12 months Biscayne Place at Olde Cypress has seen 0 resales; we've represented 0 of them on the seller side. Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. We also show you the whole record: every Southwest Florida MLS closing in Olde Cypress for 48 months and every qualified Biscayne Place sale in Collier County's recorded sales file since 2004, each with its source and date. Where this page walks through a sale in detail, it is a public-record sale, labelled as one.
You get Jesse and Marc, not a coordinator reading from a template. Jesse McGreevy runs pricing, data, marketing and the association and club paperwork. Marc Comisar runs the field: showings through the Treeline Drive gate, buyer agent conversations, inspections, contractors and walkthroughs for owners who are not in Naples, which at Biscayne Place is most owners. Reach Jesse at (239) 898-6072 or Marc at (239) 287-5873, and read how the partnership works on our about McGreevy and Comisar page.
Selling your Biscayne Place home? Start with a free Biscayne Place at Olde Cypress home valuation or call Jesse direct at (239) 898-6072. Buying instead? Call Marc at (239) 287-5873 and read our Biscayne Place at Olde Cypress buyer's guide or how we represent buyers in Southwest Florida.
Selling in Biscayne Place at Olde Cypress differs from a typical Naples sale in six ways: eight homes and one plat, the first address inside the gate, the community's highest just value and tax bill, a Zone AH footprint on the effective flood map, two recorded rulebooks, and a resale record so thin that no MLS comparable exists inside the neighborhood.
Biscayne Place Homeowners Association, Inc. was filed with the state on April 14, 2004, and its Declaration of Covenants, Conditions and Restrictions was recorded on April 21, 2004 at Official Records Book 3547, Page 1426, with Florida Bay Partners, Inc. as declarant. Exhibit A to that declaration describes the land as Lots 1 through 8 of the plat of Olde Cypress, Tract 12, recorded in Plat Book 37, Pages 91 and 92. Eight lots, eight detached homes, no condominium, no villa and no attached product. Every one of them is also subject to the Olde Cypress Master Property Owners Association, which governs all nine Olde Cypress neighborhoods and 548 single-family homes on the 2026 preliminary Collier County roll, a figure the master association rounds to 550.
The master association's site map draws Biscayne Place as an orange strip at the entrance, where Treeline Drive meets Olde Cypress Drive just east of the staffed gatehouse. Five of the eight homes are on Treeline Drive and three on Olde Cypress Drive. Both streets are shared with the Olde Cypress Homeowners' Association, so a buyer will see neighbors whose homes are not Biscayne Place homes; the plat, not the street, decides which association a home belongs to. For a seller, the position means the shortest drive from gate to garage in Olde Cypress and the closest walk to the clubhouse, which sits just west of the gate.
On the 2026 preliminary Collier County roll, the eight Biscayne Place homes carry the highest median just value of the nine neighborhoods, $1,704,810, across a range of $1,036,887 to $1,886,013, and the highest median total tax bill, $15,120. Those are assessment figures, not prices, and a buyer's bill resets after purchase. They still shape the sale: a buyer comparing Biscayne Place with Da Vinci Estates or Strada Bella sees the tax line first.
On FEMA's effective May 16, 2012 flood map, 5 of the 8 Biscayne Place footprints sit wholly in Zone AH and 3 partly, and none sits wholly in Zone X. We found no FEMA letter removing any Biscayne Place home. FEMA's March 20, 2025 preliminary map places all eight in Zone X, but that map is not yet effective. A seller who assembles the flood file before listing takes the buyer's lender question off the table; a seller who does not can lose weeks to it.
A Biscayne Place owner lives under the 2004 Biscayne Place declaration and the 2019 Amended and Restated Declaration for Olde Cypress. Section 14.02 of the restated declaration makes every owner a social member of The Club at Olde Cypress, so social membership passes with the deed, while golf does not. The Biscayne Place declaration adds rules a buyer will ask about: the association maintains all lot landscaping and lot irrigation, the association is named as co-insured on the owner's hazard and flood policy, and every residential structure must be designed by a licensed architect or certified residential designer.
The Collier County recorded sales file holds 11 qualified Biscayne Place sales since 2004, about 1.4 per home in 22 years, and none since January 2022. The Southwest Florida MLS shows no Biscayne Place closing in the 48 months to September 26, 2026. That is the plainest fact on this page, and it is the reason the next owner who sells should call us first: the next Biscayne Place sale becomes the comparable for every sale after it.
No Biscayne Place at Olde Cypress home has closed through the Southwest Florida MLS in the 48 months to September 26, 2026, the widest window we pulled, and none was listed on that date. The last qualified sale in Collier County's recorded file is $2,050,000 on Treeline Drive, recorded January 25, 2022.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
We tracked every one of the Olde Cypress closings in the Southwest Florida MLS since September 27, 2022, assigned each to its neighborhood by street address against the county roll, and none of them is a Biscayne Place home. In the last 12 months we tracked all 26 Olde Cypress closings as the market any Biscayne Place listing will enter.
The Southwest Florida MLS shows 0 Biscayne Place closings in the 12, 24, 36 and 48 months to September 26, 2026. Our market-data rule starts with the first window holding 10 or more closings and widens to 48 months if it has to. At Biscayne Place no window holds even one, so this page lists every recorded sale instead of quoting a median as if it described a market, and uses the county's full recorded history, back to 2004, as the long view. There is no Biscayne Place sold-to-list ratio, days-on-market figure or MLS price per living square foot, because each of those needs an MLS closing.
Nothing. On September 26, 2026 the Southwest Florida MLS showed 0 active Biscayne Place listings and 0 pending or contingent. A Biscayne Place home listed this season would have no competition inside its own association, which is an advantage a seller in Lantana or Units One, Two and Three rarely has.
Across all of Olde Cypress, the Southwest Florida MLS recorded 26 closings in the 12 months to September 26, 2026, at a median sold price of $1,105,000 (n = 26, even: the mean of $1,100,000 and $1,110,000), $472.75 per living square foot, a median 97.52 percent of final list price and a median 29 days on market (n = 24). On that date 5 homes were active and 1 was pending or contingent, about 2.3 months of supply. Collier County's file shows 24 qualified Olde Cypress sales in the 12 months to August 29, 2026, median $1,142,500. These are community figures, not Biscayne Place figures.
A thin record cuts both ways. With no recent sale inside Biscayne Place, there is no low comparable to drag your price down, and no high one to hold it up. The first number you publish will be read against Da Vinci Estates, against Units One, Two and Three on the same two streets, and against the one recent Strada Bella sale. That is why the valuation comes before the listing agreement, and why the next Biscayne Place seller sets the comparable for the seven owners after them.
Collier County's recorded sales file holds 11 qualified Biscayne Place at Olde Cypress sales since 2004, from the first two that year to $2,050,000 on Treeline Drive in January 2022, and none in the 36 months to August 29, 2026. Every figure below is a small sample, named with its window.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
We tracked every one of the 11 qualified Biscayne Place sales in the Collier County recorded sales file since 2004 before we wrote a figure on this page. We counted improved sales over $100,000 that the Property Appraiser flags as qualified, which leaves out most transfers into trusts, between relatives and out of estates.
| Collier County window, to August 29, 2026 | Qualified Biscayne Place sales | Median | Range |
|---|---|---|---|
| 12 months | 0 | None | None |
| 24 months | 0 | None | None |
| 36 months | 0 | None | None |
| 60 months | 1 | $2,050,000 (n = 1, observed; small sample) | $2,050,000 |
| 120 months | 2 | $1,612,500 (n = 2, even: the mean of $1,175,000 and $2,050,000; small sample) | $1,175,000 to $2,050,000 |
| All history since 2004 | 11 | $1,250,000 (n = 11, odd, observed; small sample) | See the year table |
Source: Collier County Property Appraiser recorded qualified sales file dated August 29, 2026. The newest recording anywhere in Olde Cypress in that file is May 22, 2026.
| Year recorded | Qualified sales | Price, or the median for the year |
|---|---|---|
| 2004 | 2 | $845,850 (n = 2, even: the mean of the two sales) |
| 2005 | 1 | $1,283,500 |
| 2006 | 1 | $1,425,000 |
| 2007 | 1 | $1,250,000 |
| 2008 | 0 | None |
| 2009 | 1 | $1,132,500 |
| 2010 | 2 | $1,075,000 (n = 2, even: the mean of the two sales) |
| 2011 | 0 | None |
| 2012 | 1 | $1,115,000 |
| 2013 to 2016 | 0 | None |
| 2017 | 1 | $1,175,000 |
| 2018 to 2021 | 0 | None |
| 2022 | 1 | $2,050,000 |
| 2023 to August 29, 2026 | 0 | None |
Only two qualified Biscayne Place sales fall in the ten years to August 29, 2026, listed by street and never by house number:
Two things. Biscayne Place turns over rarely, never more than two qualified sales in a year and qualified sales in only nine of the 23 calendar years on file, so a buyer who wants this neighborhood usually has to wait for one owner to decide. And prices move in long steps on different houses, from $1,425,000 in 2006 to a $1,075,000 median in 2010 and $2,050,000 in 2022, so we compute no appreciation rate from the series and neither should anyone pricing your home.
Biscayne Place at Olde Cypress has recorded 11 qualified sales since 2004 and none on the Southwest Florida MLS in 48 months, so whoever sells next writes the comparable for the whole neighborhood. Request a free Biscayne Place at Olde Cypress home valuation and Jesse will price your home from the county record, the nearest MLS comparables and the flood file, or call Jesse direct at (239) 898-6072. Buying instead? Call Marc at (239) 287-5873 and see how we represent buyers in Southwest Florida.
Your Biscayne Place at Olde Cypress price will be set by the neighborhood's two recorded sales of the last ten years, then by the nearest MLS comparables in Da Vinci Estates, Units One, Two and Three and Strada Bella, adjusted for lot, golf view, flood file, roof and condition. A buyer's appraiser will reach for the same sales.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
This is a public-record sale, not a McGreevy and Comisar transaction. On January 25, 2022, a Biscayne Place home on Treeline Drive was recorded in the Collier County recorded sales file as a qualified sale at $2,050,000. It is the most recent qualified Biscayne Place sale and the highest on file.
What the record lets us say. It was recorded eight months before Hurricane Ian and before the 48-month MLS window begins, which is why no MLS figure on this page captures it. At Florida's documentary stamp rate of $0.70 per $100, a $2,050,000 deed carries $14,350 in stamps, customarily paid by the seller. And it sits above every 2026 preliminary just value on the Biscayne Place roll, whose top is $1,886,013, a reminder that the assessment trails the market.
What it does not let us say. The county file gives no living area, condition, days on market or list price, so we cannot state a sold-to-list ratio or a price per square foot for it. A seller using it as a comparable in 2026 has to adjust for more than four and a half years of market change and for every difference between that house and theirs.
Three lessons follow for the next Biscayne Place seller. First, a Biscayne Place home has traded above $2 million, so the neighborhood's ceiling is not the Olde Cypress median. Second, the last sale sits outside every window a buyer's agent will pull from the MLS, so if you do not put it in front of the buyer, their agent may never see it. Third, a single sale is a reference, not a price; the case for your number has to be built from several.
Da Vinci Estates at Olde Cypress is the only other large-lot estate neighborhood behind the gate and the one a Biscayne Place buyer is most likely to tour. The Southwest Florida MLS recorded 12 Da Vinci Estates closings in the 36 months to September 26, 2026, a median of $2,387,500 (n = 12, even: the mean of $2,350,000 and $2,425,000), a median $636.63 per living square foot, a median 96.13 percent of final list and a median 15.5 days on market (n = 10). Over 48 months the count is 17 and the median $2,150,000.
The Olde Cypress Homeowners' Association's homes share Treeline Drive and Olde Cypress Drive with Biscayne Place and are the densest source of nearby comparables. The MLS recorded 31 of them in the 48 months to September 26, 2026, at a median of $1,450,000 (n = 31, observed), a median $475.59 per living square foot, a median 94.00 percent of final list and a median 45 days on market (n = 30). Their lots are smaller than Biscayne Place lots, so they bracket the street, not the product.
The rival estate enclave recorded one MLS closing in 48 months: a 3,627 square foot home on Strada Bella Court that closed on April 28, 2025 at $1,775,000, 100.00 percent of its final list price, after 11 days on market, or $489.39 per living square foot. One sale is a small sample, but it is the only recent MLS sale of a 2004 to 2007 era estate enclave home in Olde Cypress.
A lender's appraiser looks first for closed sales in the same neighborhood, of similar size and view, within six to twelve months. At Biscayne Place there are none, so the appraiser will be forced across the neighborhood line and back in time, adjusting each comparable for lot size, location and date. We assemble that comparable set before you list and send it to the appraiser with its sources, so the report starts from the same record our price came from.
Biscayne Place and Strada Bella at Olde Cypress are the community's two small estate enclaves, both declared in 2003 and 2004 and built out about 2004 to 2007, and a buyer looking for one will very likely tour the other. Biscayne Place offers larger lots at the entrance; Strada Bella offers a private cul-de-sac and a more recent sale.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
| Factor | Biscayne Place at Olde Cypress | Strada Bella at Olde Cypress |
|---|---|---|
| Homes | 8 | 18 |
| Streets | Treeline Drive (5) and Olde Cypress Drive (3) | Strada Bella Court, one cul-de-sac |
| Position | At the entrance, just east of the gatehouse | Roughly 1.4 road miles inside the entrance |
| Declaration | Florida Bay Partners, Inc., April 21, 2004 | Strada Bella Development, LLC, September 15, 2003 |
| Build era | About 2004 to 2007 | About 2004 to 2007, one later home |
| Median lot | 16,680 sq ft | 12,789 sq ft |
| Golf frontage | 8 of 8 | 17 of 18 |
| Median 2026 preliminary just value | $1,704,810 | $1,365,158 |
| Median 2026 preliminary taxes | $15,120 | $9,545 |
| Homestead share, 2026 preliminary roll | 2 of 8 | 12 of 18 |
| Effective 2012 flood map | 5 wholly Zone AH, 3 partly; no LOMA found | 12 wholly Zone AH, 5 partly, 1 Zone X; several LOMAs on file |
| MLS closings, 48 months | 0 | 1: $1,775,000, 100.00% of final list, 11 days |
| County qualified sales on file | 11 since 2004; last $2,050,000, January 2022 | 26 since 2004; last $1,775,000, 2025 |
| Active listings, September 26, 2026 | 0 | 0 |
Sources: Collier County Property Appraiser, 2026 tax roll (preliminary) and recorded sales file dated August 29, 2026; Southwest Florida MLS Matrix, retrieved September 26, 2026; FEMA National Flood Hazard Layer; recorded declarations hosted by the master association.
Strada Bella's April 2025 sale, at full final list in 11 days, tells a Biscayne Place seller that a well-presented estate enclave home in Olde Cypress can still move quickly at its ask. It does not tell you your price: a Biscayne Place lot is about 30 percent larger than the Strada Bella median, the just value runs about $340,000 higher, and the buyer's tax picture is heavier. We use the Strada Bella sale as one adjusted comparable among several, never as a shortcut.
Lot size, golf on every lot, and location: the largest lots inside the original Olde Cypress PUD, the first address past the gatehouse, and the shortest walk to the renovated clubhouse.
A quieter court with no community traffic past the door, a deeper pool of homes to choose from, a smaller tax bill and a recent MLS sale a lender can see. A Biscayne Place listing has to answer those four points in its marketing, and the flood file answers a fifth. For how we would sell a home on the other side of this comparison, see our guide to selling a home in Strada Bella at Olde Cypress.
Selling in either enclave? Get a free Biscayne Place at Olde Cypress home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
Biscayne Place at Olde Cypress is the smallest of the nine Olde Cypress neighborhoods and leads the community on two county measures, the highest median 2026 preliminary just value and the highest median tax bill, while trailing all eight others on liquidity with the only zero in the MLS column and the lowest homestead share.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
On the 2026 preliminary roll the Biscayne Place median just value, $1,704,810, edges Da Vinci Estates at $1,657,416 and clears Strada Bella at $1,365,158, and its $15,120 median tax bill tops Da Vinci's $13,698. Those three estate neighborhoods are the ones a Biscayne Place buyer weighs. Da Vinci Estates at Olde Cypress has the larger lots and the deepest recent MLS record; Strada Bella at Olde Cypress is the closest match in scale and era. The rest set the floor: Units One, Two and Three at Olde Cypress share your two streets, and Lantana at Olde Cypress is the community's most active resale market. The whole picture is in our Olde Cypress community guide.
Biscayne Place's 25.0 percent homestead share is the outlier; no other Olde Cypress neighborhood is below 56 percent. On the 2026 preliminary roll, 4 of the 8 owner mailing addresses are outside Florida, 3 of them outside the United States. That describes how the homes are held, not who lives in them, but it tells a seller two things: the next buyer may be shopping from far away, and the seller may be selling from far away too.
We price a Biscayne Place at Olde Cypress home by building a value from the neighborhood's own recorded sales, the nearest MLS comparables in Da Vinci Estates, Units One, Two and Three and Strada Bella, and adjustments for what only your house has, then testing the number against the buyer who is actually shopping.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
We start with the two qualified Biscayne Place sales of the last ten years, $2,050,000 on Treeline Drive in January 2022 and $1,175,000 on Olde Cypress Drive in September 2017, and the nine before them. Neither recent sale is a current price, and they are different houses, but together they bracket where the neighborhood has traded.
Then the MLS sales that bear most on your home, each with its window: Da Vinci Estates for the estate product, Units One, Two and Three for the street, Strada Bella for the era. We pull each closing's living area, final list price, days on market and concessions, not just its sold price.
Then the adjustments no comparable shares: your lot, measured from the county parcel polygon; the golf view from it; the flood file, meaning the elevation certificate, any LOMA and the lender's view of a Zone AH footprint; the roof date and opening protection; interior condition and updates; and the entrance location.
With a 25 percent homestead share, the next Biscayne Place buyer may be deciding from another state or another country. That shapes the price as much as the comparables do: a remote buyer pays for certainty, so a home with its flood, fee and permit file assembled can hold a firmer number than one without.
MLS living area and the county's building footprint are different measures. The median Biscayne Place footprint on the county layer is 6,845 square feet, the largest of any Olde Cypress neighborhood, but it includes garages and covered lanais, so it is not living area and we never divide a sale price by it. MLS price per living square foot comes only from MLS closings, and we never set it against county figures.
An automated estimate needs recent nearby sales of similar homes. Biscayne Place has none on the MLS in four years, so a model borrows from the Olde Cypress homes around it, most of them smaller houses on smaller lots, and from a 2022 sale it cannot adjust. The result can land far from the price a buyer for a Biscayne Place estate lot will actually pay, in either direction.
Want the four steps run on your house? Request a free Biscayne Place at Olde Cypress home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
We market a Biscayne Place at Olde Cypress home to the buyer who is most likely not in Naples: cinematic video, drone and professional photography of the golf lot, a qualified-buyer database, and a document file a remote buyer can review before flying in, all inside the master association's gate, sign and open house rules.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
Half the Biscayne Place owner mailing addresses on the 2026 preliminary roll are outside Florida. We describe homes, not people, and so will your listing, but the holding pattern says the buyer pool is national and international as much as local. Our marketing is built for a buyer who may make the decision from a video tour and a document file.
The master association's Realtors Information page sets the rules every Biscayne Place seller works within: public open houses Saturday and Sunday from noon to 5 p.m. only, broker opens Monday to Friday, open house signs only from the guard house against a $20 refundable deposit, and one standardized green wooden For Sale sign, 2 feet by 1.5 feet. Outside open house hours, a buyer must arrive with an agent or owner or be phoned in by a homeowner. Section 10.4 of the Biscayne Place declaration lets the Biscayne Place board set its own sign standards too, so we confirm both before a sign goes in.
Every Biscayne Place listing we take carries a document package from day one: the elevation certificate, the FEMA zone for the building on the effective and preliminary maps, the Biscayne Place and master estoppel figures once ordered, the Biscayne Place declaration and the restated master declaration, the leasing rules, the roof and window permits and a wind mitigation form. A buyer's agent who can answer the lender, the insurer and the association questions in the first week writes a stronger offer.
With eight homes and buyers who wait for one, a quiet sale to a qualified buyer is often possible, and some Biscayne Place owners prefer it. An off-market sale still runs through the gate, sign and open house rules for any showing, still needs the Section 720.401 disclosure summary before the contract, and still benefits from the same valuation work. What it gives up is the competition a public listing creates, so we price that trade with you before choosing.
| Question | Listing with McGreevy and Comisar | Selling by owner | Taking an unsolicited cash offer |
|---|---|---|---|
| Who builds the comparable set when no Biscayne Place MLS sale exists | We do, from county and MLS records, and send it to the appraiser | The owner | The buyer, in the buyer's favor |
| Exposure to buyers outside Naples | MLS, video, drone, qualified-buyer database | Limited to the owner's own reach | One buyer |
| Gate, sign and open house rules | Managed by us | Managed by the owner | Usually no showings |
| Section 720.401 summary before contract | Prepared with the owner | The owner's duty, often missed | Still the owner's duty |
| Flood, fee and permit file | Assembled before listing | Rarely assembled | Rarely requested; priced in as risk |
| Negotiation of inspection and insurance issues | Partner-level, by Jesse and Marc | The owner, often against a represented buyer | Usually as-is at a discount |
| Commission | Negotiated in the listing agreement | None on the listing side; buyer agent cost still possible | None, but the discount is the cost |
None of these is wrong for every seller. At Biscayne Place, where the next sale sets the comparable for the neighborhood, the price you leave on the table also lowers the next seven owners' starting point.
We negotiate a Biscayne Place at Olde Cypress contract at partner level, with Jesse or Marc on every call, because the issues that move price here are specific: a comparable set assembled across neighborhood lines, a Zone AH footprint a lender will flag, a roof that may be original, and two associations plus a club to sequence before closing.
Every offer, counter and inspection response on a Biscayne Place listing is handled by Jesse McGreevy or Marc Comisar personally. The buyer's agent hears the same case for your price the appraiser will read, and hears it from the person who built it.
A buyer's agent will point to the Olde Cypress median of $1,105,000 or to Units One, Two and Three sales at a median 94.00 percent of final list. Our answer is the adjusted comparable set: the Biscayne Place record, Da Vinci Estates' estate sales at a median 96.13 percent of final list over 36 months, and the one Strada Bella sale at 100.00 percent, each adjusted for lot and condition in writing.
With all eight footprints touching Zone AH on the effective map, a buyer financing the purchase will likely be required to carry flood insurance. A flood quote in the listing file, an elevation certificate and a surveyor's view on a LOMA turn that from an objection into a number. We also explain the preliminary 2025 map honestly: it shows Zone X, but lenders use the 2012 map until the new one takes effect.
An original roof on a 2004 to 2007 Biscayne Place home would now be about 19 to 23 years old, and the buyer's insurer will ask for its permit date first. A pre-listing roof inspection and a current wind mitigation form on the state's Uniform Mitigation Verification Inspection Form let us negotiate from facts instead of from the buyer's inspector's first draft.
Section 9.3 of the Biscayne Place declaration says each owner agrees the association shall be named as a co-insured under any hazard or flood policy on the lot, and Section 9.1 requires coverage at full replacement cost. A buyer's insurer who hears about that clause at binding, a week before closing, can delay a sale. We raise it at contract, so the buyer's agent and insurer are working from the declaration from the start.
A Biscayne Place closing needs the Biscayne Place estoppel, which covers the quarterly invoice that includes the master share, confirmation of whether the master association issues its own certificate, and the club's transfer of social membership to the buyer. We order all three early.
Ready to talk price and terms? Call Jesse direct at (239) 898-6072 or request a free Biscayne Place at Olde Cypress home valuation. Buying? Call Marc at (239) 287-5873 and read our Biscayne Place at Olde Cypress buyer's guide or how we represent buyers in Southwest Florida.
Selling a Biscayne Place at Olde Cypress home costs the negotiated brokerage commission, Florida documentary stamp tax on the deed at $0.70 per $100, estoppel certificate fees, a municipal lien search and prorated taxes and assessments. In Collier County the buyer customarily pays the owner's title policy, and the contract controls every allocation.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
Florida charges $0.70 per $100 of consideration, or portion thereof, under Florida Statutes 201.02, and a Florida seller customarily pays it, as the Florida Department of Revenue explains. At the two Biscayne Place prices of the last ten years, that is $14,350 on $2,050,000 and $8,225 on $1,175,000. After commission it is usually the largest single line on a Biscayne Place closing statement.
In Collier County the buyer customarily pays the owner's title policy and chooses the closing agent; in Lee County the custom is the reverse. Nothing in the statutes fixes this, so the contract controls, and an owner who has sold before in Lee County should confirm the allocation in writing. Florida promulgates the title premium itself under Florida Administrative Code Rule 69O-186.003, so the rate is the same at every title company. We do not list the owner's title policy as a seller cost on a Biscayne Place net sheet.
Under Florida Statutes 720.30851, a homeowners association must issue an estoppel certificate stating the regular assessment, the amount paid through, any balance due and any capital contribution or transfer fee due at closing. The cap set in 2024 by House Bill 979 is $299 per certificate for a current account, $119 more for delivery within three business days and $179 more if the account is delinquent. In Collier County practice the seller customarily pays it; the 2004 Biscayne Place declaration's own 15-day turnaround has been overtaken by the statute.
Section 8.13 of the restated master declaration lets the master association collect a working capital contribution "at the time of the transfer of title of any Parcel," in an amount the Board sets from time to time. We could not locate the current amount in any public document. The 2004 Biscayne Place declaration, as we read it, creates no neighborhood capital contribution or transfer fee of its own. The estoppel certificate will state whatever applies on the day, and who pays it is a contract term we settle before signing.
Since August 17, 2024, offers of buyer broker compensation cannot be advertised in the MLS, buyers sign written agreements with their own agents before touring, and every commission is fully negotiable and not set by law, per the National Association of REALTORS settlement FAQ and its guide to written buyer agreements. What you negotiate with us is the listing side. Whether to offer anything toward the buyer's agent, or a concession toward the buyer's costs, is a separate decision we make together.
| Line, illustrative Biscayne Place sale at $2,050,000 closing June 30 | Who pays | Amount |
|---|---|---|
| Documentary stamp tax on the deed | Seller, by custom | $14,350 |
| Biscayne Place association estoppel certificate | Seller, by custom | Up to $299, plus $119 if rushed |
| Master association estoppel, if issued separately | Seller, by custom | Up to $299, plus $119 if rushed |
| Municipal lien search | Seller, by custom | Set by the title company |
| Property tax proration on the $15,120 Biscayne Place median bill | Seller credits buyer | About $7,498 |
| Owner's title insurance policy | Buyer, by Collier custom | Buyer's cost |
| Master working capital contribution | Per the contract | Board-set; stated on the estoppel |
| Brokerage commission | Seller | As negotiated in your listing agreement |
The $2,050,000 figure is the January 2022 recorded price, used only to show the arithmetic, not a forecast of your price. The proration line is 181 days of the $15,120 median 2026 preliminary total tax bill for the eight Biscayne Place homes, before any early-payment discount convention. Your own net sheet uses your contract price, your own tax bill, your closing date and your estoppel figures, and we build it with you before you sign a listing agreement.
A Biscayne Place at Olde Cypress seller owes the Florida Statutes 720.401 homeowners association disclosure summary before the buyer signs, because both Biscayne Place Homeowners Association and the master association are Chapter 720 homeowners associations. Every seller also owes known material facts, the flood disclosure and the property tax disclosure summary.
Under Section 720.401, Florida Statutes, a seller of a parcel in a mandatory homeowners association community must give the prospective buyer a disclosure summary before the buyer executes the contract. It states that membership is mandatory, that recorded covenants govern the use of the property, and that assessments are owed and may change. On a resale the parcel owner supplies it. The contract must carry the statutory voidability clause in conspicuous type, and a contract signed without the summary is voidable by the buyer, who may cancel by written notice within three days after receiving it or before closing, whichever occurs first; that right cannot be waived. For Biscayne Place the summary has to cover both associations, since membership in each is mandatory.
| Item | Who owes it | When |
|---|---|---|
| Section 720.401 disclosure summary, both associations | Seller | Before the buyer signs the contract |
| Estoppel certificate request and fee | Seller, by Collier custom | Ordered after contract, delivered before closing |
| Master working capital contribution | Per the contract | At transfer of title |
| Section 689.302 flood disclosure | Seller | At or before contract |
| Section 689.261 property tax disclosure summary | Seller | At or before contract |
| Known material defects not readily observable | Seller | Before the buyer is bound |
There are no condominiums behind the Olde Cypress gate, so condominium milestone inspections and reserve studies do not apply to a Biscayne Place sale; Fairway Preserve, outside the gate, is a different regime. This is information, not legal advice; your closing agent confirms it for your contract.
Under Section 689.302, Florida Statutes, a residential seller must state whether they have filed a flood insurance claim on the property, received federal disaster assistance for flood damage, or know of flood damage to the home. The FEMA zone itself is public; your own history is what the form asks for.
Section 689.261, Florida Statutes requires a summary warning the buyer not to rely on the seller's current taxes, because a change of ownership can raise the assessment. At Biscayne Place, where 6 of 8 homes carry no homestead exemption, the gap is often smaller than a buyer expects; where the seller is homesteaded, it can be large.
The Florida Supreme Court held in Johnson v. Davis (1985) that a seller of a home must disclose known facts that materially affect value and are not readily observable. An as-is contract does not remove that duty. Roof leaks, past water intrusion and unpermitted work are the facts that come up most often on homes of this age.
The flood map affects a Biscayne Place at Olde Cypress sale more than almost anywhere else in Olde Cypress: all eight footprints touch Zone AH on FEMA's effective May 16, 2012 map, no LOMA was found for any of them, and FEMA's March 20, 2025 preliminary map, showing Zone X, is not yet effective.
The four FEMA panels covering Olde Cypress are dated May 16, 2012, per FEMA's National Flood Hazard Layer. Overlaying each Biscayne Place building footprint on the effective zones, 5 of the 8 sit wholly in Zone AH, 3 sit partly in it, and none sits wholly in Zone X. The nearest base flood elevation lines read 12.0 to 12.5 feet NAVD88. Zone AH is FEMA's shallow flooding zone, usually ponding one to three feet deep, and it is a Special Flood Hazard Area, which is why a federally backed or regulated lender will likely require flood insurance.
Forty-two letters of map change have been issued since 2012 for property on Olde Cypress area streets, most removing a single structure from the Special Flood Hazard Area after a survey showed its lowest adjacent grade above the base flood elevation. We found none for a Biscayne Place home, while Strada Bella and several Treeline Drive homes in Units One and Two hold letters. A letter covers only the building it names, so a Biscayne Place seller should ask a licensed surveyor whether the house qualifies before listing, not after a buyer's lender asks.
FEMA's preliminary flood hazard layer, issued March 20, 2025, places all eight Biscayne Place homes in Zone X. Collier County opened the 90-day appeal period on August 19, 2026 and targets summer 2027 for the new map to take effect, per its August 2026 release on the proposed Flood Insurance Rate Map. Until then the 2012 map governs lending, and a preliminary map can change on appeal. We tell buyers exactly that; we never write that a Biscayne Place home is out of a flood zone.
An elevation certificate, the FEMA determination for the building, any letter of map change, a current flood insurance quote and, where one exists, the prior owner's NFIP policy declarations. Collier County's Building Bulletin 21 explains the elevation certificate requirements, and FEMA's Flood Map Service Center shows the panel and any letter for your address.
FEMA's OpenFEMA NFIP policies dataset, as of September 8, 2026, shows a median single-family cost of $1,259 a year in ZIP 34119, and unincorporated Collier County's Community Rating System Class 5 in FEMA's NFIP Community Status Book earns a 25 percent discount on policies inside the Special Flood Hazard Area, as the county's 2026 floodplain newsletter explains. A buyer's own quote depends on the building's elevation and coverage.
You get a free Biscayne Place at Olde Cypress home valuation by requesting one online or calling Jesse McGreevy at (239) 898-6072. It is a written opinion of value built from the Biscayne Place recorded sales and the nearest MLS comparables, adjusted for your lot, view, flood file, roof and condition. No cost, and no obligation to list.
As Top 1% Real Estate Agents Nationally Since 2008, we build it by hand. You receive the Biscayne Place county record with dates and sources, the Da Vinci Estates, Units One, Two and Three and Strada Bella MLS comparables with their windows, a price per living square foot analysis that never mixes county footprint with MLS living area, your flood zone on both maps, the estoppel items to order, and a recommended list price with a defensible range. Request it through our Biscayne Place at Olde Cypress home valuation request.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Buying as well? Call Marc Comisar at (239) 287-5873 or see how we represent buyers in Southwest Florida. Bring your address, your timeline and the one thing you are most worried about, and you will get a straight answer, whether you are in Naples or selling from somewhere else.
Few homes here ever come up: 11 qualified sales since 2004 and none since January 2022. The owner who sells next sets the comparable for the other seven, so that owner should see the evidence and the number before committing to anything, and should call us first. The neighborhood detail behind every figure is in our Biscayne Place at Olde Cypress neighborhood guide.
McGreevy and Comisar is a top-reviewed Biscayne Place at Olde Cypress listing agent on Google, and the quotes below are genuine five-star client reviews that any Biscayne Place seller can check, reproduced in each reviewer's own words. We publish no aggregate score and no star-rating widget. See the full set on the McGreevy and Comisar Google reviews 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
★★★★★ "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
★★★★★ "Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!" Verified Google review
★★★★★ "Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals." Verified Google review
A Biscayne Place at Olde Cypress specialist matters because the facts that decide this sale live in documents, not in a listing feed: a 2022 sale outside every MLS window, a Zone AH footprint with no LOMA, a co-insured clause, two estoppels, unpublished fees and a club membership that conveys while golf does not.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He runs pricing, marketing, data and the association paperwork. Reach him 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 showings through the gate, buyer agent conversations, inspections and the on-site work that lets an out-of-state owner sell without flying down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
Pricing off the Olde Cypress median, missing the January 2022 sale because it predates the MLS pull, marketing the preliminary flood map as if it were effective, skipping the co-insured clause, or putting a standard sign in the yard. Each costs a Biscayne Place seller time or money. The same discipline across the whole gate is set out in our guide to selling a home in Olde Cypress.
A Biscayne Place at Olde Cypress seller who is also buying should treat the sale and the next purchase as one plan. We run both sides together, including the timing of two closings and, for a homesteaded seller staying in Florida, the Save Our Homes portability claim on the new homestead.
A Florida homesteader who sells and establishes a new Florida homestead may transfer accumulated Save Our Homes benefit, within statutory limits, by filing with the new homestead application, and homestead status is fixed on January 1 each year. We sequence both closings around that date. Start with our Biscayne Place at Olde Cypress buyer's guide, see how we represent buyers in Southwest Florida, or call Marc Comisar at (239) 287-5873. Selling first? Call Jesse direct at (239) 898-6072 or request a free Biscayne Place at Olde Cypress home valuation.
These Biscayne Place at Olde Cypress seller questions are answered from the county, state and FEMA records cited on this page. Each figure carries its window, and costs the purchase contract can shift are labeled as custom, not law.
Get a valuation built from the Biscayne Place record and the nearest MLS comparables, assemble the flood, fee and permit file, then market to buyers inside and outside Florida.
The one who can show you every recorded Biscayne Place sale and explain the comparables. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; call Jesse at (239) 898-6072.
It depends on the house, and no MLS median exists to shortcut it. A free Biscayne Place at Olde Cypress home valuation prices it from the record.
The last qualified sale in Collier County's file was recorded January 25, 2022, on Treeline Drive, at $2,050,000.
Eight homes turn over rarely. The Southwest Florida MLS shows no Biscayne Place closing in the 48 months to September 26, 2026.
None on September 26, 2026: 0 active and 0 pending. Olde Cypress as a whole had 5 active and 1 pending.
No figure exists without an MLS closing. Olde Cypress closed at a median 97.52 percent of final list in the 12 months to September 26, 2026.
No Biscayne Place days-on-market figure exists. Olde Cypress homes had a median 29 days on market in the same 12 months (n = 24).
Likely Da Vinci Estates, Units One, Two and Three on the same streets, and Strada Bella, adjusted for lot and date. We send the appraiser our set.
Automated models need recent nearby sales of similar homes; Biscayne Place has none on the MLS in four years.
The commission you negotiate, deed stamps at $0.70 per $100, estoppel fees, a lien search, tax proration and any repairs or credits.
By Collier County custom the buyer pays the owner's title policy and chooses the closing agent. The contract controls.
$0.70 per $100 of price: $14,350 at $2,050,000, customarily paid by the seller.
The association's statement of what is owed at closing, under Section 720.30851. A standard certificate on a current account is capped at $299.
Not published outside the resident portal. Each lot pays one eighth of the neighborhood budget plus its master share on one quarterly invoice; the estoppel states the figure.
We found none in the 2004 declaration. The master association may collect a working capital contribution at transfer; the estoppel shows the amount.
No. Collier County's CDD layer shows none, and no Olde Cypress single-family parcel carries a CDD line on the 2026 preliminary roll.
Yes, before the buyer signs, covering both associations. Without it the buyer may cancel within three days of receiving it or before closing.
Under Section 689.302, whether you filed a flood claim, received federal flood assistance, or know of flood damage.
On the effective 2012 FEMA map every Biscayne Place footprint touches Zone AH. The March 2025 preliminary map shows Zone X but is not effective.
Yes. A certificate and a flood quote answer the buyer's lender on day one.
Ask a licensed surveyor. FEMA has issued 42 letters of map change on Olde Cypress area streets, though none for a Biscayne Place home that we found.
Often, if you are homesteaded; the assessment resets after a sale. At the 2025 rate of 9.5058 mills, a $2,050,000 purchase implies about $19,487 before exemptions.
No. The club describes its memberships as non-transferable; the buyer receives social membership as an owner and buys golf separately.
Public open houses run Saturday and Sunday from noon to 5 p.m.; signs come from the guard house against a $20 refundable deposit.
Yes, subject to the lease and the master rules: a 60-day minimum, no more than four leases a year, and a master application for each.
Yes. The gate, sign and open house rules still apply to showings, and the Section 720.401 summary is still required.
Get a roof inspection first. An original roof on a 2004 to 2007 home is about 19 to 23 years old, and insurers ask for its permit date.
Yes, but an as-is contract does not remove the Johnson v. Davis duty to disclose known material defects.
The Biscayne Place declaration sets no sale approval for an owner whose assessments are current. Confirm when you order the estoppel.
Both estoppels, the Section 720.401 summary, the flood and tax disclosures, the elevation certificate, roof and window permits and a wind mitigation form.
Every Biscayne Place at Olde Cypress figure on this page traces to a primary source below, as of September 2026: the Southwest Florida MLS, the Collier County Property Appraiser roll and recorded sales (cited in plain text), the recorded declarations, the club, Florida Statutes and FEMA. No listing portal or competing brokerage is cited.
Market data and county records
Association and club documents
Florida law, costs and disclosures
Commission, flood and federal records
Schools and reporting
Every Biscayne Place at Olde Cypress document below links the authority that publishes it, so a seller always sees the official version. We host nothing ourselves.
| Document | What it settles | Official authority |
|---|---|---|
| Biscayne Place declaration, articles and bylaws, OR 3547 PG 1426 | Lots 1 to 8 of Tract 12, landscaping, co-insured clause, architect rule, signs | Master association, PDF |
| 2019 Amended and Restated Declaration for Olde Cypress | Social membership (14.02), working capital contribution (8.13), leasing, pets | Master association, PDF |
| 2013 leasing amendment | 60-day minimum, four leases a year, fees | Master association, PDF |
| Florida Statutes 720.401 | The pre-contract disclosure summary | Florida Senate |
| Florida Statutes 720.30851 | Estoppel contents and fee caps | Florida Legislature |
| Collier County Building Bulletin 21 | Elevation certificate rules | Collier County, PDF |
| Uniform Mitigation Verification Inspection Form | Wind mitigation credits | Florida OIR, PDF |
Not public: the Biscayne Place budget and quarterly assessment, the master working capital contribution amount, the club's current dues and golf figures from its membership office at (239) 596-4797, and the estoppel certificate for your home.
McGreevy and Comisar list and sell homes across Southwest Florida from an office in Bonita Springs, and Biscayne Place at Olde Cypress sits inside the North Naples market we work every week. Few homes here ever come up, so the next Biscayne Place owner who sells should call us first.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read about the partnership on our about McGreevy and Comisar page, and the neighborhood itself in our Biscayne Place at Olde Cypress guide. Nothing on this page is legal, tax or insurance advice.
Selling? Get a free Biscayne Place at Olde Cypress home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or see how we represent buyers in Southwest Florida.
Market data from Southwest Florida MLS, pulled September 2026, and the Collier County Property Appraiser 2026 preliminary roll and recorded qualified sales file dated August 29, 2026. McGreevy and Comisar, Best Realtor for Biscayne Place at Olde Cypress. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
