Updated September 2026
Sell your Da Vinci Estates at Olde Cypress home with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Valued from 12 MLS closings in 36 months at a $2,387,500 median, with both estoppels and the flood file ready. Call (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Da Vinci Estates at Olde Cypress is the estate-home neighborhood of Olde Cypress, the gated golf community of 548 single-family homes in North Naples, Florida 34119. Its 60 homes on Mona Lisa Boulevard, Leonardo Avenue, Florentine Court and Renaissance Court sit on the largest lots behind the Treeline Drive gate, and they carry the highest recorded prices in the community: a $2,387,500 median across 12 Southwest Florida MLS closings in the 36 months to September 26, 2026.
This page is for the Da Vinci Estates owner who is thinking about selling. The full neighborhood story lives in our Da Vinci Estates at Olde Cypress neighborhood guide. Everything below answers one question: how to sell a Da Vinci Estates home for the most money, with the fewest surprises, on a date you choose. Call Jesse McGreevy direct at (239) 898-6072 whenever you want to talk it through.
A word on the name. This page covers Da Vinci Estates Homeowners' Association, Inc. behind the Olde Cypress gate in North Naples. It is not "Vita Tuscana," the older name for the land Lantana was built on, and it is not any other Florida property that borrows the Da Vinci name. Fairway Preserve at Olde Cypress, the 264-unit condominium off Immokalee Road, sits outside the gate and is not part of the community.
Da Vinci Estates at Olde Cypress sells at the top of the Olde Cypress market, one home at a time. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price each Da Vinci Estates home from its own street, lot and view, and build the covenant, estoppel and flood file before the first showing.
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 and club paperwork. If you are interviewing listing agents first, our guide to the best real estate agents in Naples compares the teams on the public record.
If you are thinking, "I need someone to sell my house in Da Vinci Estates at Olde Cypress," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Naples, Estero, Bonita Springs, Fort Myers and Babcock Ranch. Whether you are selling on Mona Lisa Boulevard, Leonardo Avenue, Florentine Court or Renaissance Court, or elsewhere in Olde Cypress, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
These are career figures across Lee and Collier County.
Recent Da Vinci Estates track record: in the last 12 months Da Vinci Estates at Olde Cypress has seen 1 resale in the Southwest Florida MLS, at $2,990,000 in January 2026, the highest sale in all of Olde Cypress in that window. The sale walked through below 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 out of state. 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 a Da Vinci Estates home? Get a free Da Vinci Estates home valuation or Call Jesse direct at (239) 898-6072.
Buying instead? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Selling in Da Vinci Estates at Olde Cypress differs from a typical Naples sale in six ways: very few comparable sales, homes of at least 3,000 square feet on the largest Olde Cypress lots, two declarations and two architectural committees, recorded purchaser charges of $500 and $300, a flood map in transition, and an owner base partly outside Florida.
Da Vinci Estates holds 60 of the 548 homes behind the Olde Cypress gate, about 11 percent, on the 2026 preliminary Collier County roll. Its median lot, 18,263 square feet by county parcel polygons, is the largest in the community. Section 10.2 of the neighborhood declaration sets a floor of 3,000 air-conditioned square feet, and the 17 MLS closings since September 2022 ran from 3,047 to 5,118 square feet of living area.
Only one Da Vinci Estates home closed through the MLS in the twelve months to September 26, 2026, and seven in 24 months. That is why this page leads with 36 months, the first window with ten or more closings. Few homes here come up for sale, so the next Da Vinci Estates seller should call us first.
Every Da Vinci Estates home answers to the 2000 Declaration of Covenants, Conditions, and Restrictions for Da Vinci Estates, recorded at OR 2737, Page 2884, and to the 2019 Amended and Restated Declaration for Olde Cypress. Exterior work clears the Da Vinci Estates Architectural Advisory Board and then the master committee.
The original declaration charged every purchaser a $500 capital contribution, and a Certificate of Amendment adopted December 23, 2004 and recorded August 15, 2005 at OR 3868, Page 0145 kept it and added a $300 transfer fee payable to the association at closing. Both are purchaser charges; the contract controls.
Key takeaways for a Da Vinci Estates at Olde Cypress seller: the neighborhood trades at the top of Olde Cypress, prices come from a three-year record rather than a one-year median, and the recorded covenants, two estoppels and the flood file decide how smoothly a contract closes. The figures below are the ones your buyer's agent will quote.
Now is a good time to sell a Da Vinci Estates at Olde Cypress home priced to its lot, view and condition. The neighborhood holds one active listing, about 3.0 months of supply at its three-year pace, and the last sale set an Olde Cypress high at $2,990,000. The market still punishes an ask above the recent evidence.
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 17 Da Vinci Estates closings in the Southwest Florida MLS since September 2022, and all 116 qualified sales the Collier County Property Appraiser has recorded in the neighborhood since 2002, before we wrote a single figure on this page.
| Measure, Da Vinci Estates, 36 months to September 26, 2026 | Figure |
|---|---|
| MLS closings | 12, all detached single-family resales |
| Dollar volume | $28,754,000 |
| Median sold price | $2,387,500 (even n: mean of $2,350,000 and $2,425,000) |
| Price range | $1,660,000 to $2,990,000 |
| Median sold price per living sq ft | $636.63 (median of per-sale ratios, n = 12) |
| Median sold-to-final-list | 96.13% (median of per-sale ratios, n = 12) |
| Median days on market | 15.5 (n = 10; two sales entered after closing carry no marketing period) |
| Closed at or above final list | 4 of 12 |
Source: Southwest Florida MLS Matrix, retrieved September 26, 2026, closings September 27, 2023 to September 26, 2026, each sale assigned to Da Vinci Estates by its street.
A median of 15.5 days says a well-priced Da Vinci Estates home does not sit. A median of 96.13 percent says the typical buyer here negotiated about four percent off the final ask, and eight of the 12 closed below it.
| MLS window to September 26, 2026 | Closings | Median sold | Median per living sq ft | Median sold-to-list | Median days on market |
|---|---|---|---|---|---|
| 12 months | 1 | One sale, listed: $2,990,000 (small sample, no median) | $780.07 (n = 1) | 100.00% (n = 1) | Entered after closing |
| 24 months | 7 | $2,600,000 (small sample, odd n, observed sale) | $627.62 | 93.52% | 15 (n = 5) |
| 36 months | 12 | $2,387,500 (mean of $2,350,000 and $2,425,000) | $636.63 | 96.13% | 15.5 (n = 10) |
| 48 months | 17 | $2,150,000 (odd n, observed sale) | $568.97 | 96.33% | 15 (n = 15) |
Source: Southwest Florida MLS Matrix, retrieved September 26, 2026. Medians of per-sale ratios, not ratios of medians; sold-to-list is sold price over final list price.
As the window narrows from 48 months to 24, the median rises from $2,150,000 to $2,600,000: the 2023 sales were cheaper. The 24-month sold-to-list median of 93.52 percent is a small sample, and four of its seven sales closed at or below that level.
Across all of Olde Cypress, the Southwest Florida MLS recorded 26 closings in the twelve months to September 26, 2026, a median of $1,105,000 (the mean of $1,100,000 and $1,110,000), $472.75 per living square foot, a median 97.52 percent of list and a median 29 days on market (n = 24). Beside those, Da Vinci Estates' 36-month figures closed faster, at 15.5 days, and a little further from list, at 96.13 percent; the windows differ, so read it as direction.
The only Da Vinci Estates listing active on September 26, 2026 was a 5,538 square foot Mona Lisa Boulevard home with four bedrooms plus a den, asking $3,390,000, or $612.13 per living square foot, after 162 days; none was pending (Southwest Florida MLS Matrix, retrieved September 26, 2026). It asks $400,000 more than the highest sale on record, and 162 days says the ask has not yet met its buyer.
The Collier County deed record shows 116 qualified Da Vinci Estates sales since 2002 and a neighborhood that sold near $1 million to $1.5 million a home for two decades, then repriced sharply after 2021. The 2022 median, $2,335,000, sat about 76 percent above 2021's $1,325,800, and every year since has held above $1,950,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
| Window to August 29, 2026 | County qualified sales | Median recorded price | Range |
|---|---|---|---|
| 12 months | 1 | $2,990,000 (one sale, listed) | $2,990,000 |
| 24 months | 7 | $2,599,000 (small sample, odd n) | $1,660,000 to $2,990,000 |
| 36 months | 12 | $2,387,500 (mean of $2,350,000 and $2,425,000) | $1,660,000 to $2,990,000 |
| 60 months | 21 | $2,200,000 | $1,330,000 to $2,990,000 |
| 120 months | 46 | $1,499,000 (mean of $1,498,000 and $1,500,000) | $900,000 to $2,990,000 |
| All history since 2002 | 116 | $1,289,000 (mean of $1,279,000 and $1,299,000) |
Source: Collier County Property Appraiser recorded qualified sales (improved, over $100,000), data file dated August 29, 2026. The newest recording in the file community-wide is May 22, 2026, because deeds lag.
| Calendar year | County qualified sales | Median recorded price |
|---|---|---|
| 2019 | 7 | $1,340,000 |
| 2020 | 5 | $1,149,000 |
| 2021 | 5 | $1,325,800 |
| 2022 | 4 | $2,335,000 |
| 2023 | 7 | $1,950,000 |
| 2024 | 5 | $2,200,000 |
| 2025 | 4 | $2,374,500 |
| 2026, through the file date | 1 | $2,990,000 (one sale) |
Source: Collier County Property Appraiser recorded qualified sales, data file dated August 29, 2026. Every year is a small sample, so read the direction, not the decimals. From 2002 to 2018 the yearly median ran from $857,500 (2010) to $1,545,200 (2006).
Da Vinci Estates at Olde Cypress closed one home through the MLS in the last twelve months, so the next sale sets the comparable for every owner on Mona Lisa Boulevard and the three side streets. Start with a written valuation built from the 12 closings of the last 36 months, adjusted for your lot, view, size and finish.
Selling a Da Vinci Estates home? Get a free Da Vinci Estates home valuation or Call Jesse direct at (239) 898-6072.
Buying in Da Vinci Estates instead? Call Marc at (239) 287-5873, start with our Da Vinci Estates buyer's guide, or read how we represent buyers in Southwest Florida.
The Da Vinci Estates sales that matter most to your price are the ones on your own street, with your kind of lot and view, from the last three years. Seventeen MLS closings since September 2022 ran from $1,330,000 to $2,990,000, and 13 of them were on Mona Lisa Boulevard, so side-street homes are priced from adjusted comparables.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
| Closing | Street | Living sq ft | Final list | Sold | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
| Jan 30, 2026 | Mona Lisa Boulevard | 3,833 | $2,990,000 | $2,990,000 | 100.00% | Entered after closing |
| May 29, 2025 | Mona Lisa Boulevard | 3,446 | $1,775,000 | $1,660,000 | 93.52% | 8 |
| Apr 23, 2025 | Mona Lisa Boulevard | 4,027 | $2,699,000 | $2,600,000 | 96.33% | 67 |
| Mar 28, 2025 | Mona Lisa Boulevard | 4,806 | $2,395,000 | $2,150,000 | 89.77% | 11 |
| Jan 15, 2025 | Leonardo Avenue | 4,302 | $2,700,000 | $2,700,000 | 100.00% | Entered after closing |
| Oct 11, 2024 | Mona Lisa Boulevard | 3,901 | $2,999,000 | $2,725,000 | 90.86% | 15 |
| Sep 27, 2024 | Leonardo Avenue | 3,603 | $2,249,000 | $2,050,000 | 91.15% | 269 |
| May 24, 2024 | Mona Lisa Boulevard | 3,404 | $2,389,800 | $2,200,000 | 92.06% | 16 |
| May 15, 2024 | Mona Lisa Boulevard | 3,047 | $2,075,000 | $2,075,000 | 100.00% | 4 |
| Feb 29, 2024 | Renaissance Court | 3,882 | $2,799,000 | $2,829,000 | 101.07% | 27 |
| Nov 17, 2023 | Mona Lisa Boulevard | 4,027 | $2,479,000 | $2,425,000 | 97.82% | 0 |
| Nov 8, 2023 | Mona Lisa Boulevard | 4,215 | $2,450,000 | $2,350,000 | 95.92% | 71 |
Source: Southwest Florida MLS Matrix, retrieved September 26, 2026, closings September 27, 2023 to September 26, 2026. Street names only; we publish no house number. The five earlier closings back to January 2023 ran from $1,330,000 to $1,980,000, and our Da Vinci Estates neighborhood guide lists all 17.
In the last 12 months we tracked all 26 Olde Cypress closings in the Southwest Florida MLS, including the one Da Vinci Estates sale, and read each against the county deed record.
The side streets trade rarely. Leonardo Avenue, nine homes, closed at $2,050,000 after 269 days in September 2024 and at $2,700,000 in January 2025, the second entered after closing. Renaissance Court, four homes, closed at $2,829,000 in February 2024, 101.07 percent of list. Florentine Court, four homes, closed at $1,950,000 after 266 days in May 2023. A court seller is priced from Mona Lisa comparables adjusted for the cul-de-sac position.
This is a public-record sale, and it is the cleanest price signal in the Da Vinci Estates record because the same home sold twice.
We do not know what changed inside the home between the two sales, so we read the pair as market movement, not a renovation premium.
The most recent Da Vinci Estates closing, a 3,833 square foot Mona Lisa Boulevard home, was entered in the MLS after it closed on January 30, 2026 at $2,990,000 against a $2,990,000 list, so it carries no public marketing period. At $780.07 per square foot of living area it is the top of the 17-sale record, about 23 percent above the 36-month median. It proves what a finished home can reach, not what every home on the loop is worth.
Da Vinci Estates at Olde Cypress and Lantana at Olde Cypress are the two Olde Cypress neighborhoods zoned in their own planned unit developments, and many buyers tour both. Da Vinci Estates is 60 larger estate homes from the 2000s at a $2,387,500 36-month median; Lantana is 122 newer homes built 2013 to 2016 at $1,335,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
| Factor | Da Vinci Estates | Lantana |
|---|---|---|
| Homes on the 2026 preliminary roll | 60 | 122 |
| Built | Roll years 2002 to 2014, median 2005 | 2013 to 2016 |
| Median lot (parcel polygons) | 18,263 sq ft | 10,116 sq ft |
| Outlook | Lake 34, golf 28, preserve 24 | Lake 66, preserve 19, golf 13 |
| MLS closings, 36 months | 12 | 20 |
| MLS median sold, 36 months | $2,387,500 | $1,335,000 (mean of $1,320,000 and $1,350,000) |
| Median per living sq ft, 36 months | $636.63 | $531.60 |
| Median sold-to-list, 36 months | 96.13% | 96.82% |
| Median days on market, 36 months | 15.5 (n = 10) | 22.5 (n = 20) |
| MLS closings, last 12 months | 1 | 8 |
| Median 2026 preliminary just value | $1,657,416 | $1,045,298 |
| Median 2026 preliminary total tax | $13,698 | $7,734 |
| Effective 2012 flood map | 12 footprints wholly and 35 partly in Zone AH | Painted Zone AH, but all 122 lots removed by LOMR-F in 2013 |
| Preliminary 2025 flood map | 59 of 60 wholly Zone X unshaded | 72 of 122 touch Zone AH |
| Neighborhood minimum lease | 90 days | Master 60-day rule applies |
| Club social membership | Mandatory | Mandatory |
Sources: Southwest Florida MLS Matrix, retrieved September 26, 2026; Collier County Property Appraiser 2026 preliminary roll and parcel polygons; FEMA National Flood Hazard Layer, effective and preliminary; the two recorded declarations.
At the 36-month medians a Da Vinci Estates home sells for about 1.8 times a Lantana home on a lot about 1.8 times as large, but per living square foot the gap narrows to about 20 percent. Lantana closed eight times in the last year and Da Vinci Estates once, so a Lantana seller prices from fresh comparables and a Da Vinci Estates seller prices from fewer, more individual sales.
A buyer who wants the largest homes and lots in Olde Cypress, a private lake loop, a preserve or golf outlook and Mediterranean architecture held to covenant chooses Da Vinci Estates. A buyer who wants a newer home, a lower price and tax bill and a lake lot closer to the gatehouse chooses Lantana. Our Lantana at Olde Cypress guide covers the other side.
A Da Vinci Estates listing has to justify its premium over Lantana in the listing itself: square footage, lot, view, and the flood map direction. On the preliminary FEMA map Da Vinci Estates improves to almost entirely Zone X, while 72 Lantana footprints would touch Zone AH. If you also own in Lantana, or are advising someone who does, see our companion page on selling a home in Lantana at Olde Cypress.
Selling in Da Vinci Estates? Get a Da Vinci Estates valuation priced against the right neighborhood, or Call Jesse direct at (239) 898-6072.
Buying and torn between the two? Call Marc at (239) 287-5873, and read how we represent buyers in Southwest Florida.
We price a Da Vinci Estates at Olde Cypress home from the neighborhood's own closings, starting with the 12 of the last 36 months, then adjust for street, lot, view, living area, outdoor living, roof and window age, and finish. We test the number against the live listing and what a buyer's appraiser will find.
The spread inside Da Vinci Estates is wider than the gap between most Olde Cypress neighborhoods. Twelve sales in 36 months ran from $1,660,000 to $2,990,000, and from $447 to $780 per square foot of living area. By the county roll, 34 homes are lake-adjacent, 28 golf-adjacent and 24 preserve-adjacent. Pricing means placing your home honestly inside that range, with each adjustment tied to a recorded sale.
An automated model needs many similar recent sales. Da Vinci Estates produced one MLS closing in the last year, and Olde Cypress as a whole spans $630,000 villas to $3 million estate homes behind one gate. A model cannot see whether a lot faces the lake loop, a fairway or the preserve, and cannot read a FEMA letter. Your buyer sees that same estimate, which is why your listing needs the evidence behind your price.
View first, then lot: the median lot is about 18,263 square feet, with room for a pool, cage and summer kitchen under 20, 10 and 25 foot setbacks. Then the build era: roll years run from 2002 to 2014 with a median of 2005, so the roof date, impact openings and a current wind mitigation report change the buyer's insurance quote. Then any FEMA letter of map change on your lot. Each is a measurable adjustment.
We market a Da Vinci Estates at Olde Cypress home as an estate property first: professional architectural media and aerial capture of the lake loop and preserve, the covenant, fee and flood file up front, a showing plan built around a staffed gate, and outreach that reaches buyers who are not in Naples when your listing goes live.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
The master association's Realtors Information page sets how homes are shown: public open houses on Saturday and Sunday from noon to 5 p.m. only; outside those hours a buyer comes with an agent or the owner, or is phoned in to the guard house; open house signs come only from the guard house against a $20 refundable deposit; and one standardized green wooden For Sale sign is the only sign allowed.
Da Vinci Estates sells from the air: a central lake inside the Mona Lisa Boulevard loop, ten association preserve tracts, fairways on the edge and tile roofs held to covenant. Professional architectural photography, aerial capture, floor plans and a video walkthrough are standard on every McGreevy and Comisar listing, not an upgrade you pay for.
Jesse McGreevy and Marc Comisar negotiate every Da Vinci Estates at Olde Cypress offer themselves. With a 96.13 percent median sold-to-list over 36 months and outcomes from 89.77 to 101.07 percent, the gap between a good and a poor result here is often more than $200,000, so we prepare the answers before the first offer arrives.
The median Da Vinci Estates closing of the last 36 months gave up about four percent from its final list. At the 36-month median price, four percent is about $95,000. Four of 12 closed at or above list, and the Renaissance Court sale of February 2024 closed at 101.07 percent after 27 days.
Days on market do not tell the whole story here. A six-bedroom Mona Lisa Boulevard home closed at 89.77 percent after 11 days in March 2025; another closed at 90.86 percent after 15 days in October 2024; one closed at 79.35 percent after 9 days in June 2023. A price above the evidence is corrected at the table even when a buyer appears quickly, so we set a price we can defend with recorded sales.
A buyer who wants golf will ask what it costs and whether your membership transfers. Social membership passes with the lot; golf is a separate purchase. We get the club's current written figures before listing, so an unanswered club question never becomes a price concession.
With a median roll year of 2005, many Da Vinci Estates roofs and openings are original or on their first replacement. A buyer's insurer will ask for a four-point inspection and a wind mitigation report, so we recommend both before listing. A documented roof date and impact openings are worth more at the table than a promise.
A Da Vinci Estates sale needs two estoppel certificates, one from the Da Vinci Estates association and one covering the master share. The association's state filing names Lions Association Management of Naples as manager; confirm the current manager when you order. We order every certificate on the first business day after the contract is signed and write the contract dates around the slowest step.
Selling a Da Vinci Estates at Olde Cypress home costs the negotiated brokerage commission, Florida documentary stamp tax at $0.70 per $100 of price, the estoppel certificate fees, a municipal lien search and prorated taxes. In Collier County the buyer customarily pays the owner's title policy, and the recorded $500 and $300 neighborhood charges fall on the purchaser.
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 under Section 201.02 of the Florida Statutes, and a Florida seller customarily pays it, per the Florida Department of Revenue. At the 36-month median of $2,387,500 that is $16,712.50; at the $2,990,000 top sale it is $20,930; at the $3,390,000 active ask it would be $23,730.
In Lee and Charlotte counties the seller customarily chooses the closing agent and pays the owner's title policy. In Collier County the custom flips: the buyer customarily chooses the closing agent and pays the owner's title policy. The contract controls, so confirm the allocation in writing. Florida promulgates the premium itself under Florida Administrative Code Rule 69O-186.003.
Under Section 720.30851 of the Florida Statutes, each association must issue an estoppel certificate stating the regular assessment, what has been paid, any amount due and any capital contribution or transfer fee due at closing. The cap is $299 per certificate for a current account, $119 more for expedited delivery and $179 more if the account is delinquent, per the House staff analysis of the 2024 estoppel bill. In Collier County practice the seller customarily pays it.
The recorded Da Vinci Estates documents make the $500 capital contribution and the $300 transfer fee purchaser charges, payable to the association at closing. We found no later recorded change to those amounts. The estoppel certificate is the figure that controls.
Section 8.13 of the 2019 master declaration lets the Olde Cypress master association collect a working capital contribution "at the time of the transfer of title of any Parcel," in an amount its Board sets from time to time. The current amount is not in any public document we found; the estoppel states it.
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. Whether to offer anything toward the buyer's agent is a separate decision we make together.
| Line, illustrative sale at $2,387,500 closing June 30 | Who pays | Amount |
|---|---|---|
| Documentary stamp tax on the deed | Seller, by custom | $16,712.50 |
| Da Vinci Estates association estoppel certificate | Seller, by custom | Up to $299, plus $119 if rushed |
| Master association estoppel figures | 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 $13,698 Da Vinci Estates median bill | Seller credits buyer | About $6,793 |
| Owner's title insurance policy | Buyer, by Collier custom | Buyer's cost |
| $500 capital contribution and $300 transfer fee | Purchaser, under the declaration | $800 |
| Master working capital contribution | Per the contract | Board-set; stated on the estoppel |
| Brokerage commission | Seller | As negotiated in your listing agreement |
The proration line is 181 days of the $13,698 median 2026 preliminary total tax for the 60 Da Vinci Estates homes, before any early-payment discount convention.
Selling a Da Vinci Estates home? Get a free Da Vinci Estates home valuation or Call Jesse direct at (239) 898-6072.
Buying instead? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
A Da Vinci Estates at Olde Cypress seller owes the Section 720.401 homeowners' association disclosure summary before the buyer signs, because the Da Vinci Estates association and the Olde Cypress master association are Chapter 720 associations. Every seller also owes known material facts, the flood disclosure and the property tax disclosure summary.
Section 720.401 of the Florida Statutes says a prospective parcel owner "must be presented a disclosure summary before executing the contract for sale," and on a resale the parcel owner supplies it. The contract must carry the statutory voidability language in conspicuous type. If the summary is not delivered, the buyer may void the contract "within 3 days after receipt of the disclosure summary or prior to closing, whichever occurs first," and that right cannot be waived.
The documented split is simple. You, the seller, owe the disclosure summary before the contract is signed. The purchaser owes the recorded $500 capital contribution and $300 transfer fee at closing, and the master working capital contribution is collected at transfer. This is general information, not legal advice; your closing agent or attorney confirms it for your contract.
Since October 1, 2024, Section 689.302 of the Florida Statutes requires a residential seller to deliver a flood disclosure at or before the contract, stating whether the seller has filed a flood insurance claim, received federal disaster assistance for flood damage, or knows of flood damage to the property. Pair the form with your elevation certificate and any FEMA letter for your lot.
Section 689.261 of the Florida Statutes requires a property tax disclosure summary warning the buyer not to rely on the seller's current taxes. With 44 of 60 Da Vinci Estates homes homesteaded, the gap between a long-held capped bill and a new owner's first bill can be large here.
Florida law requires a home seller to disclose known facts that materially affect value and are not readily observable, under Johnson v. Davis, 480 So. 2d 625 (Fla. 1985). Past roof leaks, storm repairs, open permits and water intrusion belong in the disclosure.
Three Da Vinci Estates owner mailing addresses are outside the United States. A seller who is a foreign person for federal tax purposes faces FIRPTA withholding at closing, and the planning belongs with a tax adviser before the listing goes live, not in the last week of the contract.
Flood zone affects a Da Vinci Estates at Olde Cypress sale through the buyer's lender and insurer. On FEMA's effective May 16, 2012 map, 12 of 60 footprints sit wholly in Zone AH and 35 partly; on the preliminary March 20, 2025 map, 59 of 60 fall wholly in Zone X unshaded. The effective map still governs lending.
On the effective FEMA map, served through the FEMA National Flood Hazard Layer, a footprint test on the 60 Da Vinci Estates homes finds 12 wholly in Zone AH, 35 partly in Zone AH and 13 wholly in Zone X. Zone AH is FEMA's shallow ponding zone, and every FEMA letter we read for an Olde Cypress street names the source as ponding and overland flow, not the Gulf.
FEMA has issued three letters for Da Vinci Estates property: LOMR-F 15-04-1747A, dated December 16, 2014, removing a Mona Lisa Boulevard structure from the Special Flood Hazard Area; LOMA 21-04-1457A, dated January 29, 2021, for a Florentine Court property; and LOMA 21-04-5569A, dated August 31, 2021, for a second Mona Lisa Boulevard structure. Each applies only to the property it names. If your home has one, it goes in the listing file.
On FEMA's preliminary flood hazard layer, 59 of the 60 footprints fall wholly in Zone X unshaded and one partly touches Zone AH. That map is not effective: Collier County opened the 90-day appeal period on August 19, 2026 and targets summer 2027. We never market a Da Vinci Estates home as outside a flood zone on the strength of a draft map.
Selling a Da Vinci Estates home? Get a free Da Vinci Estates home valuation or Call Jesse direct at (239) 898-6072.
Buying instead? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Hurricanes affect a Da Vinci Estates at Olde Cypress sale mostly through wind insurance, not surge. Every Olde Cypress point tested sits in Collier County Evacuation Zone E and the Category 4 surge band, outside the Coastal High Hazard Area, and the design wind speed for houses is 160 mph, so roof date and openings drive the quote.
Collier County's building code wind layers give a 160 mph design wind speed for houses at Olde Cypress, so replacement windows and doors generally must be impact-rated or protected by approved shutters. Section 10.9 of the Da Vinci Estates declaration requires architectural approval for hurricane shutters, so a seller who added them should have the approval letter in the file.
Your buyer will underwrite a quarterly Da Vinci Estates invoice that includes the master share, mandatory club social dues, optional golf, property tax at the 2025 rate of 9.5058 mills with no CDD, flood insurance where the lender requires it and a wind policy priced on the roof and openings. None of the association or club amounts is published.
Owners "receive quarterly invoices from their neighborhood association that include the neighborhood costs plus the owner's share of the master association," per the master association's About page. Each of the 60 lots pays an equal share of the neighborhood budget under Section 4.2. The amount is published only on the resident portal, so the estoppel is the reliable figure.
Social dues are payable "as promulgated by The Club ... from time to time" under Section 14.02 of the master declaration, so the club, not the association, sets the amount. The club does not publish initiation or dues, and third-party figures online, from roughly $45,000 to $175,000 for golf initiation, are not club-published. We ask the club's membership office at (239) 596-4797 for the current written figures before your listing goes live. The club states on its About Us page that it has no member assessments.
On the 2026 preliminary Collier County roll, the median total tax for the 60 Da Vinci Estates homes is $13,698, at a community millage that totaled 9.5058 mills in 2025 on a 2025 Collier County Tax Collector bill in the community. On the $1,657,416 median just value with no exemption, that rate is about $15,755. A buyer does not inherit the seller's Save Our Homes cap.
Olde Cypress has no Community Development District. Collier County's CDD layer shows none over the community, the state's dissolved districts list shows none past, and the 2026 preliminary roll carries no non-ad valorem assessment on any of the 60 Da Vinci Estates parcels.
The Da Vinci Estates at Olde Cypress rules that affect a sale are stricter than the master rules in three places: a 90-day minimum lease, a two-pet limit and vehicles kept inside a structure. Add two architectural committees, lake and preserve limits and the gate rules, and a buyer's agent will ask about each.
Section 10.3 of the Da Vinci Estates declaration requires a written lease of at least 90 consecutive days, a copy to the association three days before the term, and no subleasing. The master declaration and its 2013 leasing amendment add no more than four leases a calendar year, a board application with a $100 fee and a $1,000 refundable deposit. Short-term vacation rental does not work here.
Section 10.15 allows no more than two household pets such as a dog or cat, plus fish or caged birds, and calls keeping a pet "a privilege, not a right." The master declaration adds that pets may not be tethered or left unattended on lanais or in garages. A buyer household with three dogs should raise it before writing an offer.
Section 10.16 requires any boat, trailer, camper, motorcycle, pickup truck or commercial truck to be kept inside a structure, and the master rule allows no vehicle on Olde Cypress streets overnight and no more than two cars in a driveway. A side-load garage for at least two cars is the standard under Section 10.17, and carports are barred.
Section 5 makes a "predominantly Mediterranean flavor" a covenant: block and stucco carried through on all sides, color-through concrete or clay tile roofs at a 7/12 pitch or steeper, and paver, stamped concrete or brick driveways. Any exterior change, including color, clears the Da Vinci Estates board and then the master committee.
A Da Vinci Estates at Olde Cypress home sold after a median 15.5 days on market over the 36 months to September 26, 2026 (n = 10), and a median 15 days over 48 months (n = 15). Add about 30 to 60 days for the contract, two estoppels and closing. The range ran from 0 to 269 days.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
| Closing month, 17 MLS closings in 48 months | Closings |
|---|---|
| January | 3 |
| February | 2 |
| March | 1 |
| April | 1 |
| May | 4 |
| June | 1 |
| July | 1 |
| August | 0 |
| September | 1 |
| October | 1 |
| November | 2 |
| December | 0 |
Source: our tally of the Southwest Florida MLS Matrix closings, retrieved September 26, 2026. Eleven of the 17 closings, about 65 percent, landed from January through May. A Da Vinci Estates home that goes live in November meets the season's buyers as they arrive.
Your Da Vinci Estates at Olde Cypress listing should say what a buyer cannot find on a portal: a private lake loop and ten preserve tracts, the largest lots in Olde Cypress, a P.B. Dye golf course and a renovated clubhouse, A-rated assigned schools, and a gate 1.6 road miles from I-75. Each is a sourced fact, not an adjective.
The Club at Olde Cypress course is 18 holes, par 72, a P.B. Dye design that Golfweek reported reopened after a 2021 renovation, and the club's scorecard runs from 6,711 yards to 4,132. The clubhouse was renovated for $16 million, funded by the owner with no member assessment. Social membership covers the clubhouse, dining, tennis, pickleball, fitness and pool, per the club's membership page.
Every Da Vinci Estates street is zoned for Laurel Oak Elementary, Oakridge Middle and Aubrey Rogers High for 2026 to 2027, per the Collier County Public Schools address lookup. All three earned an A in 2024, 2025 and 2026, as reported by the Naples Daily News.
The only entrance is Treeline Drive at Logan Boulevard North, about a quarter mile north of Immokalee Road. From there it is about 1.6 road miles to I-75 Exit 111, about 8.2 miles to Vanderbilt Beach and about 14.5 miles to Fifth Avenue South, modeled with the OSRM routing engine. Vanderbilt Beach Road Extension Phase I reached substantial completion in June 2026, per Collier County.
You get a free Da Vinci Estates 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 recorded and MLS sales of Da Vinci Estates, adjusted for your street, lot, view and finish. No cost, no obligation.
You receive every Da Vinci Estates MLS closing since September 2022 and the county's recorded sales with their dates and sources, a price per square foot analysis on MLS living area only, the live competition, the club's written figures and your estoppel items, your flood zone and any FEMA letter on file, and a recommended list price with a defensible range. Request it through our Da Vinci Estates home valuation page.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office of McGreevy and Comisar is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your street, your timeline and the one thing you are most worried about, and you will get a straight answer.
McGreevy and Comisar are a top-reviewed listing team on Google, and the quotes below are genuine five-star client reviews that any Da Vinci Estates seller can check on that profile, reproduced in each reviewer's own words. We publish no aggregate score and no star-rating widget. Read 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." Donald Vogler, verified Google review
In a neighborhood with one sale a year, follow-through after the launch is what turns a showing into a contract.
★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Ann Perez, 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!" Katharine Shea, verified Google review
★★★★★ "Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed." Leslie Foster, verified Google review
A Da Vinci Estates at Olde Cypress specialist matters because the facts that decide a sale here live in documents rather than a listing feed: two declarations, a $500 and $300 purchaser charge, a 90-day lease rule, a flood map in transition with three letters on file, and a thin sales record that a general agent can misread.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He started in Southwest Florida real estate in October 2004 and launched the team in October 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 the field side: showings through the gate, buyer agent conversations, inspections and the on-site management 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.
A general agent may price a Da Vinci Estates home off the Olde Cypress median, quote a club figure from a portal, repeat the old CDD claim, market the preliminary flood map as if it were effective, miss the 90-day lease rule or the two-pet limit, or put a standard sign in the yard. Each one costs a seller time or money.
Every Olde Cypress neighborhood sells differently, and our Olde Cypress community guide covers all nine. For the community-wide seller view, from Santorini Villas to Lantana, see how we approach selling a home anywhere in Olde Cypress. Da Vinci Estates is the top of that market, and it is priced on its own evidence.
Many Da Vinci Estates at Olde Cypress sellers are also buyers: 44 of the 60 homes are homesteaded, and a homesteaded seller staying in Florida should treat the sale and the next purchase as one plan. We run both sides together, including the timing of two closings and the Save Our Homes portability claim.
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. If you are buying, start with how we represent buyers in Southwest Florida or call Marc Comisar at (239) 287-5873.
Some owners move within Olde Cypress, and the social membership follows the new deed under the same covenant. If your next home is here, or if you are the next Da Vinci Estates buyer, see how we help buyers purchase in Da Vinci Estates, read our Da Vinci Estates neighborhood guide, and see our Naples real estate guide for the wider city.
These Da Vinci Estates at Olde Cypress seller questions are answered from the Southwest Florida MLS Matrix, retrieved September 26, 2026, the Collier County recorded sales file dated August 29, 2026, the recorded declarations, Florida Statutes and FEMA records. Where the record stops, the answer says so.
Start with a written valuation from the neighborhood's own closings, build the covenant, estoppel and flood file, deliver the Section 720.401 disclosure summary before the buyer signs, and plan showings around the Treeline Drive gate. Call Jesse McGreevy at (239) 898-6072.
The one who prices from the neighborhood's own sales, knows both declarations and negotiates personally. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and Jesse and Marc run every listing themselves.
Da Vinci Estates homes sold at a median of $2,387,500 across 12 MLS closings in 36 months, from $1,660,000 to $2,990,000. Your street, lot, view, size and finish set your number; request a free written valuation.
$2,990,000, a 3,833 square foot Mona Lisa Boulevard home that closed on January 30, 2026, the top of both the MLS record since 2022 and the county's recorded sales.
Sixty detached homes on the 2026 preliminary roll: Mona Lisa Boulevard 43, Leonardo Avenue 9, Florentine Court 4 and Renaissance Court 4.
About four. The MLS shows one closing in 12 months, seven in 24 and 12 in 36. The county recorded 116 qualified sales since 2002.
A median 15.5 days on market over 36 months (n = 10), with a range from 0 to 269 days, plus 30 to 60 days to close.
A median 96.13 percent of final list over 36 months, with four of 12 closings at or above list.
Supply is tight, one active listing and about 3.0 months at the three-year pace, but that listing has waited 162 days at $3,390,000, so buyers are selective on price.
That depends on your plans, not a forecast. The county median rose from $1,950,000 in 2023 to $2,374,500 in 2025, and the next sale sets the comparable. We show you the evidence; you decide.
Eleven of the 17 MLS closings since September 2022 landed from January through May, so an October or November launch meets the season's buyers.
Automated models need many similar sales, and Da Vinci Estates had one in 12 months. A model cannot see your view, roof date or FEMA letter.
Against the closed sales, not the ask. That home is larger than any sold since 2022 and has waited 162 days.
Social membership attaches to the lot under Section 12.2 of the Da Vinci Estates declaration and Section 14.02 of the master declaration. Golf is a separate purchase from the club.
The club does not publish them. The membership office at (239) 596-4797 quotes current figures, and we get them in writing before listing.
One quarterly invoice covers the neighborhood budget and the master share. Neither association publishes the amount, so the estoppel certificate is the reliable figure.
The recorded documents make both purchaser charges, payable at closing. The contract can allocate them differently, and the estoppel states current amounts.
No. Olde Cypress has no Community Development District, and no Da Vinci Estates parcel carries a non-ad valorem assessment on the 2026 preliminary roll.
Two: the Da Vinci Estates association and the master share, each capped at $299 for a current account under Section 720.30851.
The recorded Da Vinci Estates declaration we read has no approval requirement for a sale; the master approval process applies to leases.
The Section 720.401 disclosure summary before signing, plus the Section 689.302 flood disclosure, the property tax disclosure summary and known material defects.
The buyer may void the contract within three days of receiving it or before closing, whichever comes first, and cannot waive that right.
On the effective 2012 map, 12 of 60 footprints sit wholly in Zone AH and 35 partly. The preliminary March 2025 map, not yet effective, shows 59 of 60 wholly in Zone X unshaded. Your lender decides per building.
Three exist: LOMR-F 15-04-1747A and LOMA 21-04-5569A on Mona Lisa Boulevard, and LOMA 21-04-1457A on Florentine Court. Each covers only the property it names.
Usually. The median 2026 preliminary bill is $13,698, 44 of 60 homes are homesteaded, and a buyer does not inherit your Save Our Homes cap.
Yes: weekend open houses from noon to 5 p.m., signs from the guard house against a $20 deposit, and one green wooden For Sale sign.
Yes. Leases run at least 90 days here, the buyer takes the home subject to the lease unless it ends first, and showings go through the tenant.
Yes. Two of the 17 closings since 2022 were entered after closing, including the $2,990,000 top sale. Less exposure can cost price, and we will say which way the trade lands.
Not automatically. Get a four-point inspection and wind mitigation report first; any exterior change also needs two architectural approvals.
Marc Comisar handles gate access, contractors, inspections and the walkthrough, and the closing can run by mail or remote notary. A foreign seller should plan FIRPTA withholding first.
Your negotiated commission, deed stamps at $0.70 per $100 ($16,712.50 at the 36-month median), two estoppels, a lien search and prorated taxes. In Collier County the buyer customarily pays the owner's title policy.
Request a free written Da Vinci Estates valuation. Call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873.
Every Da Vinci Estates 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, 2026 tax roll and recorded qualified sales file dated August 29, 2026 (cited in plain text), the recorded declarations, the club, Florida Statutes and FEMA. No listing portal is cited.
Market data
Da Vinci Estates and Olde Cypress association documents
The Club at Olde Cypress
Florida Division of Corporations
Collier County records and agencies
Regional travel modeling
State of Florida
Federal records and data
Schools
McGreevy and Comisar pages for this neighborhood
Downloadable Documents for a Da Vinci Estates at Olde Cypress sale: every row below links the authority that publishes the document, so a seller or buyer sees the official, current version rather than a copy. We host nothing ourselves, and the documents that are not public are named below the table.
| Document | What it settles | Official authority |
|---|---|---|
| Da Vinci Estates declaration, OR 2737, Page 2884, with the 2004 amendment, OR 3868, Page 0145 | Size floor, style, 90-day lease, two pets, vehicles, insurance, the $500 and $300 purchaser charges | Olde Cypress Master Association, PDF |
| 2019 Amended and Restated Declaration for Olde Cypress | Social membership (Section 14.02), working capital contribution (8.13), master rules | Olde Cypress Master Association, PDF |
| 2013 leasing amendment, OR 4874, Page 3783 | Four leases a year, the $100 fee and the $1,000 deposit | Olde Cypress Master Association, PDF |
| Community access and gate procedures | How buyers are admitted at the gate | Olde Cypress Master Association, PDF |
| Collier County PUD Master List, June 11, 2026 | The Da Vinci Estates PUD's acreage and closed-out status | Collier County, PDF |
| Collier County 2026 flood protection newsletter | The CRS Class 5 discount and floodplain rules | Collier County, PDF |
| Florida Statutes 720.401 | The pre-contract disclosure summary | Florida Senate |
| Florida Statutes 720.30851 | Estoppel contents and fee caps | Florida Legislature |
| FEMA Map Service Center | The flood zone and any letter for your address | FEMA |
Not public: the club's current dues and golf figures, from the membership office at (239) 596-4797; the Da Vinci Estates budget and assessment, from the manager; the master working capital contribution amount; and the two estoppel certificates for your home.
McGreevy and Comisar list and sell homes across Southwest Florida from an office in Bonita Springs, and Da Vinci Estates at Olde Cypress sits inside the North Naples market we work every week. Few Da Vinci Estates homes come up for sale in a year, so the owner who sells next 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).
Selling a Da Vinci Estates home? Get a free Da Vinci Estates home valuation, or Call Jesse direct at (239) 898-6072.
Buying in Da Vinci Estates? Call Marc at (239) 287-5873, start with our Da Vinci Estates buyer's guide, or read how we represent buyers.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Nothing on this page is legal, tax or insurance advice.
Market data from Southwest Florida MLS, pulled September 2026, and from the Collier County Property Appraiser 2026 preliminary roll and recorded qualified sales, data file dated August 29, 2026. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
