Updated September 2026
Sell your Egret Cove at Olde Cypress home with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. 18 detached golf-course homes, two MLS sales in 48 months, none listed now. Priced from every Olde Cove Way sale. Call (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Egret Cove at Olde Cypress is 18 detached golf-course homes on one North Naples cul-de-sac, Olde Cove Way, where only two homes have closed through the Southwest Florida MLS in 48 months. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price the next sale from every recorded Olde Cove Way transaction.
This page is for the Egret Cove owner thinking about selling. The neighborhood itself is covered in our Egret Cove at Olde Cypress neighborhood guide, and the gated community around it in our Olde Cypress community guide. This is the Olde Cove Way enclave in Naples, not any other Florida Egret Cove and not the east-coast Egret Cove Neighborhood Association, Inc.; Fairway Preserve at Olde Cypress, the 264-unit condominium off Immokalee Road, sits outside the gate and is not part of the community. Call Jesse McGreevy direct at (239) 898-6072 to talk it through.
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. If you are interviewing listing agents first, our guide to the best real estate agents in Naples compares the teams on the public record.
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 Egret Cove at Olde Cypress has seen 0 resales in the Southwest Florida MLS; we've represented 0 of them on the seller side, because there were none. 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. The sale walked through below is a public-record sale, labelled as one.
You get Jesse and Marc, not a coordinator. Jesse McGreevy runs pricing, data, marketing and the association and club paperwork; Marc Comisar runs showings through the Treeline Drive gate, inspections and walkthroughs for owners who are away. Read how the partnership works on our about McGreevy and Comisar page.
Selling in Egret Cove at Olde Cypress differs from a typical Naples sale in five ways: one sale can set the price for years, every home backs onto the golf course, all 18 were built in the same three years, most owners hold a homestead and stay, and the club social membership passes with the deed.
Egret Cove is the whole of Olde Cove Way, a short cul-de-sac off Olde Cypress Drive with no through traffic: 18 single-family homes on the 2026 preliminary Collier County roll, platted as Olde Cypress Tract 9 and governed by Egret Cove of Naples Homeowner's Association, Inc. Every home is detached, whatever a brokerage description calling it a "villa enclave" once said.
All 18 Egret Cove homes touch the golf course parcel on the county roll, a 100 percent count matched only by Terramar, Santa Rosa and Biscayne Place. Your buyer is choosing a fairway view by definition; the appraiser's question is which hole, which direction and how open the rear line is.
The 2026 preliminary roll dates all 18 homes to 2000 through 2002, median 2001, the tightest build window behind the gate. Your home and your neighbors' share a code era and a roof-age cohort, so a buyer's insurer will ask every Olde Cove Way seller the same roof, openings and wind mitigation questions.
Sixteen of the 18 Egret Cove homes, 88.9 percent, carry a Florida homestead exemption on the 2026 preliminary roll, the highest share in Olde Cypress, against 56.4 percent in Santorini Villas. Homesteaded owners tend to stay, which is one reason Olde Cove Way produces so few sales.
"By acquisition of a Parcel, each Owner automatically becomes a social member of The Club at Olde Cypress," says Section 14.02 of the 2019 Amended and Restated Declaration for Olde Cypress (OR 5700 PG 1118). Golf is a separate, optional purchase, and the club is privately owned and non-equity, so nothing is refunded at closing.
Egret Cove at Olde Cypress has recorded two MLS closings in the 48 months to September 26, 2026: a four-bedroom home at $1,025,000 in March 2023 and a three-bedroom home at $1,200,000 in October 2023, both 2,966 square feet. No MLS window reaches ten sales, so every sale is listed below.
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 Olde Cypress closing in the Southwest Florida MLS from September 27, 2022 to September 26, 2026, assigned each one to its neighborhood by street against the county roll, and found exactly two on Olde Cove Way, which is the whole Egret Cove record this page prices from.
| Closed | Street | Bedrooms and baths | Living area, sq ft | Final list | Sold | Sold per sq ft of living area | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|
| October 19, 2023 | Olde Cove Way | 3 plus den, 2 full and 1 half | 2,966 | $1,250,000 | $1,200,000 | $404.59 | 96.00 percent | 99 |
| March 1, 2023 | Olde Cove Way | 4 plus den, 3 full and 1 half | 2,966 | $1,025,000 | $1,025,000 | $345.58 | 100.00 percent | 41 |
Source: Southwest Florida MLS Matrix, Development OLDE CYPRESS and SANTA ROSA AT OLDE CYPRESS, closed September 27, 2022 to September 26, 2026, neighborhood assigned by street against the county roll. Living area is the listing agent's figure; sold-to-list is against the final list price.
The Egret Cove MLS windows hold 0 closings in 12 months, 0 in 24, 1 in 36 and 2 in 48, the widest pull. None reaches the ten sales a median needs, so we show the sales themselves.
Both Egret Cove closings reported 2,966 square feet of living area but different layouts: four bedrooms plus a den in March, three plus a den in October, and $175,000 apart within seven months. Condition, updates and the rear view explain gaps like that.
When a count is even, the median is the mean of the middle pair, and we name both. Over 48 months (n=2, small sample) the Egret Cove median sold price is $1,112,500, the mean of $1,025,000 and $1,200,000; the median sold per square foot of living area is $375.08, the mean of $345.58 and $404.59; the median sold-to-list is 98.00 percent, the mean of 100.00 and 96.00; and the median days on market is 70, the mean of 41 and 99. Volume was $2,225,000.
On September 26, 2026 the MLS showed no active Egret Cove listing and none pending or contingent. That is the seller's opening: a buyer who wants a detached fairway home on a quiet cul-de-sac inside Olde Cypress has nothing on Olde Cove Way to compare yours with, and must weigh it against homes on other streets and in other neighborhoods.
Collier County's deed record holds 49 qualified Egret Cove sales since 2000, from a 2000 median of $438,750 to a single February 2023 sale at $1,025,000, the highest on file. Eleven qualified sales were recorded in the last ten years, at a $640,000 median, and none has been recorded since February 2023.
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 the August 29, 2026 county file | Qualified sales | Median recorded price | Range |
|---|---|---|---|
| 12 months | 0 | No recorded qualified sale | |
| 24 months | 0 | No recorded qualified sale | |
| 36 months | 0 | No recorded qualified sale | |
| 60 months | 2 (small sample) | $907,500, the mean of $790,000 and $1,025,000 | $790,000 to $1,025,000 |
| 120 months | 11 | $640,000 | $540,000 to $1,025,000 |
| All history since 2000 | 49 | $515,900 |
Source: Collier County Property Appraiser recorded qualified sales (qualified, improved, over $100,000), data file dated August 29, 2026, cited in plain text. The newest recording in the file community-wide is May 22, 2026, because deeds lag.
We tracked all 49 of these recorded Egret Cove sales back to 2000 so the price conversation starts from the whole record of the street, not from the last listing a buyer happened to see online.
| Year | Qualified sales | Median recorded price |
|---|---|---|
| 2000 | 2 | $438,750 |
| 2001 | 6 | $469,150 |
| 2002 | 10 | $478,500 |
| 2003 | 2 | $551,000 |
| 2004 | 3 | $600,000 |
| 2005 | 2 | $720,750 |
| 2008 | 3 | $505,000 |
| 2009 | 1 | $390,000 |
| 2010 | 1 | $398,000 |
| 2011 | 3 | $603,900 |
| 2013 | 1 | $590,000 |
| 2014 | 2 | $500,000 |
| 2015 | 2 | $535,000 |
| 2017 | 1 | $662,000 |
| 2018 | 2 | $579,950 |
| 2020 | 4 | $612,500 |
| 2021 | 3 | $785,000 |
| 2023 | 1 | $1,025,000 |
Years missing from the table recorded no qualified Egret Cove sale: 2006, 2007, 2012, 2016, 2019, 2022, 2024, 2025 and 2026 to the file date. Every figure after 2002 is a small sample, and a one-sale year is a single deed, not a median.
Seven of the eleven ten-year sales landed in 2020 and 2021, from $540,000 in March 2020 to $790,000 in October 2021 (medians $612,500 on four sales and $785,000 on three). Then the street went quiet: one qualified recording in 2023 and none since.
The county's $1,025,000 Olde Cove Way recording dated February 13, 2023 carries the same price as the MLS closing dated March 1, 2023; we read them as one transaction, never two. The October 2023 MLS closing at $1,200,000 has no matching qualified recording, and we do not guess why. We use the county for recorded prices over the long run and the MLS for list price, days on market and sold-to-list, and never blend them.
No Egret Cove home has closed through the MLS since October 2023, so the next Olde Cove Way sale becomes the comparable every appraiser and buyer uses for years. Request a written opinion of value through our Egret Cove home valuation request or call Jesse direct at (239) 898-6072. Buying instead? See how we help buyers purchase in Egret Cove, read how we represent buyers in Naples or call Marc at (239) 287-5873.
For an Egret Cove home priced to the evidence, yes. Olde Cypress as a whole closed 26 MLS sales in the twelve months to September 26, 2026 at a median 97.52 percent of list and about 2.3 months of supply, and Olde Cove Way has nothing listed. Scarcity favors the seller; a price above the record does not.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
| Measure, Olde Cypress, twelve months to September 26, 2026 | Figure |
|---|---|
| MLS closings | 26 |
| Median sold price | $1,105,000 (mean of the middle pair, $1,100,000 and $1,110,000) |
| Median sold price per square foot of living area | $472.75 |
| Median sold-to-list | 97.52 percent |
| Median days on market | 29 (24 sales with a marketing period) |
| Active listings on the pull date | 5, plus 1 pending or contingent |
| Months of supply | About 2.3 |
| County qualified sales, twelve months to August 29, 2026 | 24, median $1,142,500 |
These are community figures across all nine neighborhoods, not Egret Cove figures: the market your buyer shops in, not the price of your house.
Both Egret Cove sales of the last four years fell outside the winter peak, in March and October. With no competing listing on your street, the right launch date is the one that gives you a finished listing file. Selling? Start with our free Egret Cove valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers in Naples.
Egret Cove sits near the lower-middle of the Olde Cypress price ladder: its 2026 preliminary median just value of $828,724 ranks above only Lone Pine Lane in Unit Three and Santorini Villas, and its two MLS sales in 48 months tie it with the thinnest records behind the gate, beside Strada Bella and Biscayne Place.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
| Neighborhood | Homes, 2026 roll | Median 2026 preliminary just value | MLS closings, 48 months | MLS median sold, 48 months | County qualified sales, 60 months | County median, 60 months |
|---|---|---|---|---|---|---|
| Biscayne Place | 8 | $1,704,810 | 0 | No MLS closing | 1 | One sale, $2,050,000 |
| Da Vinci Estates | 60 | $1,657,416 | 17 | $2,150,000 | 21 | $2,200,000 |
| Strada Bella | 18 | $1,365,158 | 1 | One sale, $1,775,000 | 1 | One sale, $1,775,000 |
| Units One, Two and Three | 185 | $1,195,234 | 31 | $1,450,000 | 38 | $1,325,000 |
| Santa Rosa | 27 | $1,079,324 | 4 (small sample) | $1,556,250 | 5 (small sample) | $1,512,500 |
| Lantana | 122 | $1,045,298 | 28 | $1,335,000 | 37 | $1,210,000 |
| Terramar | 55 | $965,006 | 11 | $1,400,000 | 16 | $1,397,500 |
| Egret Cove | 18 | $828,724 | 2 (small sample) | $1,112,500 | 2 (small sample) | $907,500 |
| Santorini Villas | 55 | $558,186 | 13 | $645,000 | 18 | $646,500 |
Sources: Southwest Florida MLS Matrix, retrieved September 26, 2026; Collier County Property Appraiser 2026 preliminary roll and recorded qualified sales, file dated August 29, 2026. Egret Cove's MLS median is the mean of $1,025,000 and $1,200,000, its county median the mean of $790,000 and $1,025,000. Units One, Two and Three include Lone Pine Lane, whose own median just value is $783,010.
With no Egret Cove closing in 24 months, a lender's appraiser will reach outside Olde Cove Way, to detached golf-course homes of similar age and size in Terramar at Olde Cypress, where all 55 homes back onto the course, and on Lone Pine Lane in the Units One, Two and Three neighborhood. We assemble those comparables before you list and show every adjustment.
Egret Cove and Santorini Villas at Olde Cypress are the two most affordable ways into the Olde Cypress gate, and a buyer on a budget will tour both. Egret Cove is 18 detached golf-course homes on Olde Cove Way; Santorini Villas is 55 paired villas that share a wall on Santorini Court, with more than six times the sales record.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
| Measure | Egret Cove at Olde Cypress | Santorini Villas at Olde Cypress |
|---|---|---|
| Homes on the 2026 preliminary roll | 18 | 55 |
| Product | Detached single-family | Paired villas sharing a wall, the only attached product behind the gate |
| Street | Olde Cove Way, a cul-de-sac | Santorini Court |
| Association | Egret Cove of Naples Homeowner's Association, Inc. | Santorini Villas Homeowners' Association, Inc. |
| Year built on the roll | 2000 to 2002, median 2001 | 2000 to 2005, median 2003 |
| Median lot, roll acres | 0.255 | 0.15 |
| Median 2026 preliminary just value | $828,724 | $558,186 |
| Median 2026 preliminary total taxes | $4,952 | $4,670 |
| Homestead share | 16 of 18, 88.9 percent | 31 of 55, 56.4 percent |
| MLS closings, 48 months | 2 (small sample) | 13 |
| MLS median sold, 48 months | $1,112,500 (mean of $1,025,000 and $1,200,000) | $645,000 |
| MLS median sold per sq ft of living area, 48 months | $375.08 | $335.69 |
| MLS median sold-to-list, 48 months | 98.00 percent | 98.36 percent |
| MLS median days on market, 48 months | 70 (n=2) | 37 (n=11) |
| County qualified sales, 60 months | 2, median $907,500 | 18, median $646,500 |
| Active on September 26, 2026 | 0 | 2 |
| Effective 2012 flood map, footprints wholly in Zone AH | 3 of 18 | 32 of 55 |
Sources: Southwest Florida MLS Matrix, retrieved September 26, 2026; Collier County Property Appraiser 2026 preliminary roll and recorded sales, file dated August 29, 2026; FEMA effective flood layer. Santorini's first 10-plus window is 36 months: 12 closings at a $644,000 median, the mean of $643,000 and $645,000.
A Santorini villa shares a wall with its pair, so its roof, exterior and insurance questions involve a neighbor; an Egret Cove home stands alone on its lot. That is the first line of an Egret Cove listing when the buyer walked a Santorini villa that morning.
Santorini's thirteen 48-month closings give a buyer a clear villa price; Egret Cove's two give almost none. A buyer cannot argue your price down with Olde Cove Way comparables, but the buyer's agent will note that the October 2023 sale needed $50,000 off its final list and 99 days. We price you where the detached premium is supported by recorded sales on both streets.
The buyer who wants the lowest entry price behind the gate and lock-and-leave upkeep chooses Santorini Villas; the buyer who wants a detached house, a guaranteed fairway view and an 18-home cul-de-sac chooses Egret Cove. A Santorini owner weighing it from the other side should read our guide to selling a home in Santorini Villas at Olde Cypress.
We price an Egret Cove home from both Olde Cove Way MLS sales, the county's eleven recorded sales of the last ten years, and the nearest detached golf-course sales in Terramar and on Lone Pine Lane, adjusted for bedrooms, updates, roof, openings and the rear view, then tested against every live Olde Cypress listing a buyer can tour.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
The two MLS sales are the only Egret Cove data points with a list price, a marketing period and a negotiation behind them. At three years old they anchor the range rather than set the number.
Terramar's 48-month MLS record holds 11 closings at a $1,400,000 median, and the Units One, Two and Three record 31 at $1,450,000, which includes Lone Pine Lane. Those medians describe larger or differently sited homes, so we work from the individual sales closest to your size, age and view and show each adjustment in writing.
View first: a long open rear line differs from a view across a green or a tee. Lot second: the median roll lot is 0.255 acres, from 0.18 to 0.61, so the bulb lots can carry noticeably more land. Then the roof date, impact openings and a current wind mitigation report on a 2000 to 2002 build. Each is a measurable adjustment.
The Egret Cove sale that matters most is the October 19, 2023 closing at $1,200,000, the latest and highest Olde Cove Way sale on record. It is a public-record sale, not a McGreevy and Comisar transaction, and it shows what an Egret Cove buyer paid, how long it took and what the negotiation cost.
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 from the Southwest Florida MLS. An Olde Cove Way home of 2,966 square feet, three bedrooms plus a den, closed on October 19, 2023 at $1,200,000 against a final list of $1,250,000, after 99 days on market: 96.00 percent of list and about $404.59 per square foot of living area. The county file shows no matching qualified recording.
First, the higher price took longer and gave up more: $175,000 above the March sale, but 99 days and a 4 percent concession against 41 days at full list. Second, a buyer's agent pulling only county deeds finds no Egret Cove sale since February 2023 and may anchor to the older $790,000 recording, so your file should carry both 2023 MLS sales, labelled, from day one.
We market an Egret Cove home to the buyer actually shopping for it: a detached-home buyer who wants the Olde Cypress gate, club and schools at the community's lower-middle price point. That means fairway-side media, the fee and flood file up front, and a showing plan built around a staffed gate.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
With 16 of 18 homes homesteaded and three owners mailing from elsewhere in the United States, Olde Cove Way is a year-round street, and many buyers will be households moving to Naples full time or up from an attached home. The listing leads with schools, commute and the absence of a shared wall; club, gate and golf close behind.
The master association's Realtors Information page allows public open houses only on Saturday and Sunday from noon to 5 p.m., requires a buyer to arrive with an agent or owner or be phoned in to the guard house, issues open house signs from the guard house against a $20 refundable deposit, and permits one standardized green wooden For Sale sign. On a cul-de-sac with no passing traffic, the online launch carries the weight.
An Egret Cove home sells from its back yard. Architectural photography, aerial capture from the course side, floor plans and a video walkthrough are standard on every McGreevy and Comisar listing, and they must show why yours is the one to buy: the hole, the orientation and the privacy line.
Buyers ask about the club, the quarterly invoice, the flood zone and the tax bill at the first showing. We put the club's written figures, the association budget, the estoppel figures, your elevation certificate and any FEMA letter in the listing package from day one, each with its source.
On an 18-home street where every neighbor notices, some owners prefer a quiet sale through agent-to-agent outreach and our buyer database; less exposure can mean a lower price, and we will say which way that trade likely lands. Either way, start with our Egret Cove home valuation request or call Jesse direct at (239) 898-6072. Buying on Olde Cove Way? See our Egret Cove buyer guide, our Naples buyer representation page or call Marc at (239) 287-5873.
Jesse McGreevy and Marc Comisar negotiate every Egret Cove offer themselves. The two Olde Cove Way sales of the last four years closed at 100 and 96 percent of list, and Olde Cypress overall at a median 97.52 percent, so the negotiation turns less on a headline discount than on inspection, insurance and club questions answered before the first offer.
The March 2023 Egret Cove sale closed at list in 41 days; the October 2023 sale gave up 4 percent after 99. A home priced on the recorded record leaves a buyer less room to argue, and we defend that price with the same record, partner to partner, never through an assistant.
A buyer who wants golf will ask what it costs and whether your membership transfers. Social membership passes with the deed; golf memberships at a non-equity club are typically not transferable, as the club's own explainer says. The club's written figures in your file keep that question from becoming a price concession.
Every Egret Cove home was built from 2000 to 2002, so a buyer's insurer will want a four-point inspection and a wind mitigation report. We recommend both before listing, so any problem is found on your schedule, not inside the buyer's inspection period.
Your sale needs an estoppel certificate from Egret Cove of Naples Homeowner's Association that includes the master share. The master association is managed by Alliant Property Management at (239) 454-1101; the public documents we read do not name Egret Cove's own manager, so we confirm it from your latest invoice and order every certificate the first business day after contract.
Selling an Egret Cove home costs the negotiated brokerage commission, Florida documentary stamp tax on the deed at $0.70 per $100, the 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 master association's working capital contribution is collected at transfer.
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. At the Egret Cove sale prices that is $7,175 on $1,025,000, $7,787.50 on the $1,112,500 two-sale median and $8,400 on $1,200,000. After commission, it is usually the largest single line on your closing statement.
In Lee County and most of Florida the seller customarily chooses the closing agent and pays the owner's title policy. In Collier County the buyer customarily chooses the closing agent and pays the owner's title policy, so it is not a seller cost here; the contract controls. The premium itself is promulgated under Florida Administrative Code Rule 69O-186.003.
Under Florida Statutes 720.30851, the association's estoppel certificate states the assessment, the amount paid through and any capital contribution or transfer fee due. The cap is $299 for a current account, $119 more for three-day delivery and $179 more if delinquent; in Collier County practice the seller pays it.
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 a Board-set amount. We could not locate the current amount or any Egret Cove transfer fee in a public document; the estoppel will state what applies, and who pays 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 negotiable, 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 Egret Cove sale at $1,112,500 closing June 30 | Who pays | Amount |
|---|---|---|
| Documentary stamp tax on the deed | Seller, by custom | $7,787.50 |
| Egret Cove association estoppel certificate | 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 $4,952 Egret Cove median bill | Seller credits buyer | About $2,456 |
| 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 $1,112,500 figure is the two-sale median, a small sample, used only to size the lines. The proration is 181 days of the $4,952 median 2026 preliminary Egret Cove tax bill. Your own net sheet uses your price, tax bill, closing date and estoppel figures.
An Egret Cove seller owes the Florida Statutes 720.401 homeowners association disclosure summary before the buyer signs, because Egret Cove of Naples Homeowner's Association and the Olde Cypress master association are both Chapter 720 homeowners associations. Every seller also owes known material facts, the flood disclosure and the property tax disclosure summary.
Florida Statutes 720.401 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. If it 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," a right that cannot be waived.
An Egret Cove home sits under two Chapter 720 associations, Egret Cove of Naples Homeowner's Association and the Olde Cypress master association, and there are no condominiums behind the gate, so the 720.401(2) condominium carve-out does not reach an Olde Cove Way sale. You owe the summary before contract; the working capital contribution is collected at transfer. This is general information, not legal advice; your closing agent or attorney confirms it.
Since October 1, 2024, Florida Statutes 689.302 requires a flood disclosure at or before contract: any flood insurance claim, federal flood assistance or known flood damage. On Olde Cove Way, pair it with your elevation certificate and any FEMA letter.
Florida Statutes 689.261 requires a property tax disclosure summary warning the buyer not to rely on the seller's current taxes, because the assessment resets after a sale. With 16 of 18 Egret Cove homes homesteaded, most sellers here carry a Save Our Homes cap their buyer will not inherit, which is exactly the reset that summary warns about.
Under Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), a Florida home seller must disclose known facts that materially affect value and are not readily observable: past roof leaks, storm repairs, open permits, water intrusion. A disclosed defect is part of the price; an undisclosed one is a lawsuit.
Flood zone affects an Egret Cove sale through the buyer's lender and insurer. On FEMA's effective May 16, 2012 map, 3 Olde Cove Way footprints sit wholly in Zone AH, 7 partly and 8 wholly in Zone X; FEMA's March 20, 2025 preliminary map draws all 18 in Zone X, and it is not effective yet.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
| FEMA map layer | Egret Cove footprints wholly in Zone AH | Partly in Zone AH | Zone X only | Nearest base flood elevation line |
|---|---|---|---|---|
| Effective map, May 16, 2012 | 3 | 7 | 8 | 12.0 feet NAVD88 |
| Preliminary map, March 20, 2025 (not effective) | 0 | 0 | 18 | None drawn |
Source: FEMA's effective National Flood Hazard Layer and preliminary National Flood Hazard Layer over Collier County building footprints, computed September 23, 2026. "Partly" means any overlap, even a lanai corner. Zone AH is FEMA's shallow ponding zone.
Two Egret Cove homes hold FEMA Letters of Map Amendment removing the structure from the Special Flood Hazard Area: LOMA 12-04-7634A (October 9, 2012) and LOMA 14-04-9458A (August 20, 2014). A LOMA covers only the address it names. If your home partly touches Zone AH and has no letter, a licensed surveyor can say whether one is worth applying for.
The preliminary map draws no Special Flood Hazard Area on Olde Cove Way. Collier County opened the 90-day appeal period on August 19, 2026, with the new map targeted for summer 2027, per its August 2026 release. Until then the 2012 map governs lending.
Egret Cove at Olde Cypress sits in Collier County Evacuation Zone E and Florida's Category 4 storm surge zone, about 6.7 miles inland, with no Zone VE. What a buyer's insurer prices on Olde Cove Way is the wind: a 160 mph design wind speed and a roof and openings from a 2000 to 2002 build.
Collier County's Florida Building Code layers put the design wind speed for houses at 160 mph at Olde Cypress, inside the wind-borne debris region by our reading of the code, so replacement windows and doors generally must be impact-rated or shuttered. An Egret Cove home with impact glass on every opening is ahead, and the insurer will credit it. Evacuation Zone E and the Category 4 surge zone are shown on Collier County's evacuation zone layer and the state's storm surge map.
Your Egret Cove buyer will underwrite a quarterly neighborhood invoice that includes the master share, mandatory club social dues, optional golf, property taxes at the 2025 rate of 9.5058 mills with no CDD, flood insurance where the lender requires it, and a homeowners policy priced on the roof and openings. None of the association or club amounts is published.
Olde Cypress owners receive quarterly invoices from their neighborhood association that include the master share, per the master association's About page, covering common grounds, landscaping, lighting, paving and stormwater. The Egret Cove amount is posted only on the resident portal, so the estoppel is the reliable figure; club dues are set by the club and are not published.
On the 2026 preliminary roll the median Egret Cove total tax bill is $4,952 on a median just value of $828,724, and 16 of 18 homes are homesteaded. A buyer does not inherit the seller's Save Our Homes cap, so the buyer's first full bill is usually well above the seller's. The 2025 millage was 9.5058 mills, per a 2025 Collier County Tax Collector bill for a Lone Pine Lane home in the community.
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 only non-ad valorem line on a sampled 2025 bill in the community was District 1 Garbage at $261.91. Older descriptions that claim a CDD are wrong, and your listing can correct them with the sources.
The Olde Cypress rules that affect an Egret Cove sale are the master declaration's leasing limits, the two-step architectural review, the overnight parking rule, the lake and conservation easements, and the realtor sign and open house rules, plus whatever Egret Cove's own amended governing documents add. A buyer's agent will ask about each.
Under Section 9.13 of the master declaration and the 2013 leasing amendment (OR 4874 PG 3783), leases run at least 60 days, no more than four a year, whole home only, with a $100 application fee, a $1,000 refundable deposit and Board approval. A lease in place transfers with the home unless the contract says otherwise.
Exterior changes need both neighborhood and master architectural approval (Article X). The lakes allow no boats or swimming, carry a 20-foot maintenance easement, and conservation buffers may not be altered. No vehicles may park on Olde Cypress streets overnight, and no more than two in a driveway. Common household pets are allowed under Section 9.18.
Egret Cove's original declaration is recorded at OR 2628 PG 2418, and its current governing documents are the Egret Cove amended governing documents (OR 4466 PG 1002). No builder or declarant is named in the recorded pages available to us, so we name none. Our Egret Cove neighborhood guide summarizes them, and we put the current documents in your listing file so a buyer reads them before contract.
Egret Cove's two MLS sales of the last four years took 41 and 99 days on market, and Olde Cypress as a whole sold at a median 29 days in the twelve months to September 26, 2026. Add about 30 to 60 days for the contract, inspections, the estoppel and a financed closing.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
The March 2023 sale closed 41 days after listing at full price; the October 2023 sale spent 99 days and closed 4 percent under its final list. Two sales are a small sample, but they point the same way as the whole community: priced on the evidence, a home sells in weeks.
Two to four weeks to prepare the valuation, inspections, club figures, estoppel request and flood file; then the market period; then 30 to 60 days under contract. Marc Comisar covers gate access, contractors and the walkthrough for an owner who is away.
Your Egret Cove listing should say what the buyer cannot find on a portal: a fairway behind every home on a no-through-traffic cul-de-sac, a P.B. Dye course opened in 1999, a clubhouse renovated in 2025 and 2026, one staffed gate, A-rated assigned schools, and 1.6 road miles to I-75. Each is a sourced fact, not an adjective.
The course is 18 holes, par 72, a P.B. Dye design that Golfweek reported as the first in Collier County, with greens and bunkers rebuilt in 2021; the scorecard runs 6,711 yards to 4,132. The clubhouse reopened after Phase I in early March 2026 and finished with the Greenside Grille in late April 2026, per Club + Resort Business, with no member assessment.
Every Olde Cove Way address is zoned for the 2026 to 2027 school year to Laurel Oak Elementary, Oakridge Middle and Aubrey Rogers High, per the Collier County Public Schools address lookup. All three earned an A in 2024, 2025 and 2026, as republished from Florida Department of Education data by the Naples Daily News.
The only entrance is Treeline Drive at Logan Boulevard North, about a quarter mile north of Immokalee Road; Olde Cove Way branches off Olde Cypress Drive inside the gate. It is about 1.6 road miles to I-75 Exit 111 and about 2.4 miles to NCH Emergency Department Northeast on a free-flow model. Selling? Request our Egret Cove valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or see how we represent Naples buyers.
You get a free Egret Cove home valuation by requesting one online or calling Jesse McGreevy at (239) 898-6072. It is a written opinion of value built from both Olde Cove Way MLS sales, the county record and the nearest detached golf-course sales. No cost, and no obligation to list.
You receive every Egret Cove sale on both records with its source, the Terramar and Lone Pine Lane comparables with each adjustment, the live Olde Cypress competition, the club's written figures, your estoppel items and flood file, and a recommended list price with a defensible range. Request it through our Egret Cove at Olde Cypress home valuation request or the McGreevy and Comisar valuation form. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, prepare every valuation themselves.
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 Olde Cove Way address, your timeline and your biggest worry. Buying rather than selling? Start with our buyer representation in Naples.
The county file shows no qualified Egret Cove sale in 2024, 2025 or 2026 to date, and the MLS none since October 2023. The owner who sells next should see the evidence and the number before committing, and should call us first, because the next sale on an 18-home street sets the comparable for every neighbor.
McGreevy and Comisar are a top-reviewed listing team on Google, and the quotes below are genuine five-star client reviews that any Egret Cove 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." 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
★★★★★ "I can only say he is a refreshing and highly motivated professional. No tricks exaggerations nor falsehoods. His way of bringing quality clients is exceptional. He does not bring lookers. He brings buyers!" 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." Verified Google review
An Egret Cove specialist matters because the facts that decide a sale on Olde Cove Way live in documents rather than in a listing feed: two MLS comparables in four years, a county record that stops in February 2023, two FEMA letters on one street, a club membership that passes by covenant and fees nobody publishes.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage and half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. In Southwest Florida real estate since October 2004, he runs pricing, marketing and data. Reach him at (239) 898-6072 or see 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, from gate showings to inspections. Reach him at (239) 287-5873 or see the Marc Comisar agent page.
A general agent may price an Egret Cove home off the Olde Cypress median, call it a villa, miss the October 2023 MLS sale because it never reached the county's qualified file, quote a club figure from a portal, or market the preliminary flood map as if it were effective. Each error costs a seller time or money.
If you are thinking, "I need someone to sell my house in Egret Cove at Olde Cypress, Naples, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Naples, Estero, Bonita Springs, Fort Myers, Collier County and Lee County. Whether you are selling in Egret Cove, Santorini Villas, Terramar or Lantana, our team provides local market guidance, professional listing exposure, and a clear plan. The community-wide view is on our page for selling a home in Olde Cypress; buyers start with how we represent buyers in Naples.
With 16 of 18 Egret Cove homes homesteaded, most Olde Cove Way sellers are selling a primary residence, 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, and homestead status is fixed on January 1, so we sequence both closings around that date. Selling first? Start with our free Egret Cove valuation or call Jesse direct at (239) 898-6072. Buying next? Read how we represent buyers in Naples or call Marc at (239) 287-5873.
Some Egret Cove owners move within Olde Cypress, and the social membership follows the new deed. If your next home is here, see how we help buyers purchase in Egret Cove, the Olde Cypress community guide and our Naples real estate guide.
These are the questions Egret Cove at Olde Cypress owners in North Naples ask before they sell, answered for a Collier County seller in one short paragraph each: price, timing, the club, HOA fees, disclosure, flood and taxes. Nothing here is legal or tax advice; confirm anything that affects your sale with your closing agent, attorney or CPA.
Start with a written valuation built from both Olde Cove Way MLS sales, the county record and the nearest Terramar and Lone Pine Lane sales, then assemble the club, estoppel, flood and wind mitigation file. Call Jesse McGreevy at (239) 898-6072 to start.
One who prices from the street's own thin record, knows the club and flood files, and negotiates personally. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.
Only a home-specific valuation can say. The last two MLS sales closed at $1,025,000 and $1,200,000 in 2023, both 2,966 square feet; the $828,724 median 2026 preliminary just value is a tax figure, not a price.
In the MLS, $1,025,000 on March 1, 2023 and $1,200,000 on October 19, 2023, the only closings in 48 months. County recorded sales over ten years run from $540,000 to $1,025,000.
Eighteen detached homes, all on Olde Cove Way, on the 2026 preliminary Collier County roll. Olde Cypress has 548 single-family homes in nine neighborhoods, which the master association rounds to 550.
Very few: two MLS closings in 48 months and none in the last 24, and no county qualified sale recorded in 2024, 2025 or 2026 to the August 29 file date.
On September 26, 2026 the MLS showed no active or pending Egret Cove listing. Across Olde Cypress there were five active and one pending, about 2.3 months of supply.
The two MLS sales took 41 and 99 days on market, against a 29-day Olde Cypress median over the last twelve months. Add 30 to 60 days for contract, inspections, estoppel and closing.
The two 48-month sales closed at 100.00 and 96.00 percent of final list, a 98.00 percent median on a small sample. Olde Cypress overall ran 97.52 percent over the last twelve months.
With nothing listed on Olde Cove Way and about 2.3 months of supply across Olde Cypress, conditions favor a well-priced seller. The October 2023 sale shows a price above the evidence still gets corrected.
Egret Cove homes are detached and Santorini villas share a wall. The 48-month MLS medians are $1,112,500 on two sales against $645,000 on thirteen; the decision table above has the rest.
Waiting adds no comparables on Olde Cove Way, only time since the last one. The question is your readiness and the evidence for your price, and we will show you both.
A model needs many similar recent sales, and Olde Cove Way has two in four years. It borrows from other neighborhoods and cannot see your golf view, roof date or FEMA letter.
Social membership passes automatically with the deed under Section 14.02 of the 2019 restated declaration. Golf is optional and separate, and nothing is refunded because the club is non-equity.
The club does not publish them, and third-party figures online conflict widely. We request the club's current written figures before your listing goes live.
No. Collier County's CDD layer shows none, the state's dissolved districts list shows none past, and a sampled 2025 bill carried only a garbage assessment.
Quarterly invoices from the Egret Cove association include the master share. The amount is posted only on the resident portal, so your estoppel certificate is the reliable figure.
Section 8.13 lets the master association collect it at transfer, in a Board-set amount we could not locate publicly. The estoppel states it; who pays is a contract term.
The association's statement of your account under Florida Statutes 720.30851, capped at $299, plus $119 for three-day delivery. In Collier County practice the seller customarily pays it.
The public master documents we read require approval for leases, not purchases. Ask the estoppel request to state any Egret Cove approval requirement.
The 720.401 HOA disclosure summary before signing, the 689.302 flood disclosure and the 689.261 property tax disclosure summary. Missing the HOA summary gives the buyer a non-waivable cancellation right until closing.
On FEMA's effective 2012 map, 3 footprints sit wholly in Zone AH, 7 partly and 8 in Zone X. The March 2025 preliminary map, not yet effective, draws all 18 in Zone X.
Yes, if your address has one. Two Olde Cove Way homes hold structure-removal letters from 2012 and 2014; hand yours to the buyer's lender on day one.
Evacuation Zone E, and the Category 4 storm surge zone on the state's map, about 6.7 miles inland.
Usually. With 16 of 18 homes homesteaded, most sellers carry a Save Our Homes cap the buyer does not inherit. The median 2026 preliminary Egret Cove bill is $4,952.
Yes: public open houses Saturday and Sunday from noon to 5 p.m., signs from the guard house against a $20 deposit, and one standardized green wooden For Sale sign.
A buyer comes with an agent or the owner, or is phoned in to the guard house by a homeowner. We schedule every showing so the buyer is expected.
You can. With two MLS comparables in four years, pricing, gate logistics, the club and estoppel file and the 720.401 timing are where by-owner sales lose money.
Not automatically. Get a four-point and wind mitigation report on your 2000 to 2002 build first, then decide whether a repair, a credit or a price adjustment nets more.
No. This Egret Cove is the 18 homes on Olde Cove Way in Olde Cypress, Naples, unrelated to other Florida subdivisions of the name and to the east-coast Egret Cove Neighborhood Association.
Laurel Oak Elementary, Oakridge Middle and Aubrey Rogers High for 2026 to 2027, per the Collier County Public Schools address lookup.
Commission, deed stamps at $0.70 per $100 ($7,787.50 on $1,112,500), estoppel fees, a lien search and prorations. In Collier County the buyer customarily pays the owner's title policy; the contract controls.
Request a free, written Egret Cove valuation and the list of documents your sale needs. Call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873.
Every Egret Cove figure on this page traces to a primary source below: 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; links were retrieved in September 2026 unless dated.
Market data and county records
The associations and their recorded documents
The Club at Olde Cypress
Florida statutes and state agencies on selling
Flood, storm and insurance
Schools and location
Our related pages
Every row below links the authority that publishes the document, so an Egret Cove seller or buyer always sees the official, current version rather than a copy. We host nothing ourselves, and the documents that are not public are named at the end with the office that holds each.
| Document | What it settles | Official authority |
|---|---|---|
| Egret Cove amended governing documents, OR 4466 PG 1002 | The neighborhood's own covenants and association rules on Olde Cove Way | Olde Cypress Master Association, PDF |
| 2019 Amended and Restated Declaration for Olde Cypress, OR 5700 PG 1118 | Mandatory social membership (Section 14.02), no club equity, the working capital contribution at transfer (8.13), leasing, pets, lakes and parking | Olde Cypress Master Association, certified PDF |
| 2013 leasing amendment, OR 4874 PG 3783 | The 60-day minimum, four leases a year, the $100 fee and the $1,000 deposit | Olde Cypress Master Association, PDF |
| Olde Cypress neighborhood site map | Where Egret Cove, the other eight neighborhoods, the gate house and the clubhouse sit | Olde Cypress Master Association, image |
| Collier County 2026 flood protection newsletter | The CRS Class 5 discount and floodplain rules | Collier County, PDF |
| Collier County storm surge zone map | The Category 4 surge zone at Olde Cypress | Florida Division of Emergency Management, PDF |
| Florida Statutes 720.401 | The pre-contract disclosure summary and the buyer's cancellation right | Florida Senate |
| Florida Statutes 720.30851 | Estoppel certificate contents, delivery and fee caps | Florida Legislature |
| Florida Statutes 689.302 | The residential flood disclosure | Florida Legislature |
| FEMA Map Service Center | The flood zone and any letter for your own address | FEMA |
Documents that matter to an Egret Cove sale but are not public: the club's current social dues and golf initiation and dues, from the club's membership office; the Egret Cove association's budget and quarterly assessment, from the resident portal or the manager; the master working capital contribution amount; and the estoppel certificate for your home.
McGreevy and Comisar sell homes across Southwest Florida, and Egret Cove at Olde Cypress sits in the North Naples market we work every week. Few homes on Olde Cove Way come up for sale, so the owner who sells next should call us first. The street is profiled in our guide to Egret Cove at Olde Cypress.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read about the partnership on our about McGreevy and Comisar page. 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, Best Realtor for Egret Cove at Olde Cypress. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
