Updated September 2026
Sell your Santorini villa at Olde Cypress with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Priced on 12 MLS closings in 36 months at a $644,000 median, with the villa, club and flood file ready. Call (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Santorini Villas at Olde Cypress is 55 paired villas on Santorini Court in North Naples, the only attached homes behind the Olde Cypress gate, and a sale here turns on villa-level pricing, a shared building, association and club paperwork and a flood file. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price it villa by villa.
This page is for the Santorini owner thinking about selling. The neighborhood itself is described in our Santorini Villas at Olde Cypress neighborhood guide, and the wider community of 548 homes in our Olde Cypress community guide. This is the villa neighborhood inside Olde Cypress in Naples, not the Greek island, not any other Florida condominium or subdivision using the Santorini name, and not Fairway Preserve at Olde Cypress, the 264-unit condominium off Immokalee Road that sits outside the gate and is not part of the community. Call Jesse McGreevy direct at (239) 898-6072 whenever you want 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.
In the last 12 months Santorini Villas at Olde Cypress has seen 4 resales in the Southwest Florida MLS. We tracked every one of the 13 Santorini Villas closings in the Southwest Florida MLS since July 2023 by street against the county roll, and read all 149 qualified sales in Collier County's deed record since 2000. Where this page walks through a sale in detail, it is a public-record sale, labelled as one.
You get Jesse and Marc, not a coordinator. 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 out of state. Read how the partnership works on our about McGreevy and Comisar page.
Selling a Santorini Villas at Olde Cypress home differs from any other Olde Cypress sale in five ways: it is the only attached product behind the gate, two owners share each building, three associations and a club touch the file, no fee is published, and Santorini Court carries more FEMA letters than any other Olde Cypress neighborhood.
The Collier County Property Appraiser 2026 preliminary roll counts 548 single-family homes in Olde Cypress, which the master association rounds to 550, in nine neighborhoods. Fifty-five are Santorini villas on Santorini Court, and the county's building footprint layer shows those 55 lots under 28 buildings, each spanning two lots, so the homes are paired villas that share a wall. How the odd 55th lot is configured is a question for the plat, not something we guess at. Every other home in the community is detached.
Each Santorini villa is its own parcel on the county roll with its own lot, owned fee simple. Santorini Villas Homeowners' Association, Inc., filed with the state on April 19, 2000, is a Chapter 720 homeowners association, not a condominium association under Chapter 718. That decides which disclosure you owe, which estoppel your title company orders and how a lender underwrites your buyer.
A paired villa shares a wall, and usually a roofline, with the home next door, so roof, exterior paint and structural repairs involve a neighbor and the villa association's rules. The maintenance split sits in the 2013 combined restated documents for Santorini, OR 4911 PG 1167, and the 2019 amendment, OR 5627 PG 1158. We read both before we list and put the split in the listing file.
"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. A Santorini villa is the lowest-priced way into that mandatory social membership. Golf is optional, and the non-equity club refunds nothing at closing.
The club does not publish its social dues or golf figures, and the Santorini association publishes its quarterly assessment only on the resident portal. Golf initiation figures circulating online conflict widely, from roughly $45,000 to $175,000, and none is club-published. Having the club's written figures and the estoppel in hand before listing takes the biggest negotiating question off the table.
Santorini Villas at Olde Cypress sells as its own small market inside Olde Cypress: about three to four villa closings a year, prices clustered between $600,000 and $800,000, a 36-month median of $644,000 and a median 97.72 percent of list. These are the points every Santorini seller should carry into a listing conversation.
Now is a workable time to sell a Santorini Villas at Olde Cypress home if it is priced to the villa evidence. Over 36 months, 12 villas closed in the Southwest Florida MLS at a $644,000 median and 97.72 percent of list, but the latest four sales took a median 75 days and two villas sit unsold today.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
| Santorini Villas at Olde Cypress, Southwest Florida MLS | 36 months to September 26, 2026 |
|---|---|
| Closings | 12 |
| Dollar volume | $8,287,800 |
| Median sold price | $644,000 (even n = 12: mean of $643,000 and $645,000) |
| Median sold price per living square foot | $338.04 (n = 12) |
| Median sold-to-final-list | 97.72% (n = 12) |
| Median days on market | 43 (n = 10; two sales entered after closing carry no marketing period) |
| Price range | $600,000 to $800,000 |
| Closings at or above final list | 4 of 12 |
Source: Southwest Florida MLS Matrix, Development OLDE CYPRESS, closings from September 27, 2023 to September 26, 2026, pulled September 26, 2026, each sale assigned to Santorini Villas by street against the county roll. Medians are the middle value, not the average; per-square-foot and sold-to-list medians are the medians of each sale's own ratio.
We lead with 36 months because it is the first window with 10 or more Santorini closings. A median of four sales is not a market, so the shorter windows appear here as context, each labelled with its count.
| Window to September 26, 2026 | Closings | Median sold | Median per living sq ft | Median sold-to-list | Median days on market | At or above list |
|---|---|---|---|---|---|---|
| 12 months (small sample) | 4 | $638,900 (mean of $634,800 and $643,000) | $337.69 | 97.68% | 75 | 0 |
| 24 months (small sample) | 8 | $637,400 (mean of $634,800 and $640,000) | $334.07 | 96.65% | 56 | 0 |
| 36 months | 12 | $644,000 (mean of $643,000 and $645,000) | $338.04 | 97.72% | 43 (n = 10) | 4 |
| 48 months | 13 | $645,000 | $335.69 | 98.36% | 37 (n = 11) | 4 |
The price line barely moved across four windows, from $637,400 to $645,000. What moved was pace: all four at-or-above-list closings happened between October 2023 and March 2024, and none since.
On September 26, 2026, the MLS showed two active Santorini Court listings and nothing pending: a three-bedroom villa of 2,240 living square feet asking $749,900 after 93 days, and a two-bedroom-plus-den villa of 1,783 living square feet asking $630,000 after 283 days. Two actives against four closings a year is about six months of supply by our arithmetic, against about 2.3 for Olde Cypress, and a buyer's agent will set your price beside both.
| Trailing 12 months to September 26, 2026 | Santorini Villas at Olde Cypress | All Olde Cypress |
|---|---|---|
| MLS closings | 4 (small sample) | 26 |
| Median sold price | $638,900 | $1,105,000 (mean of $1,100,000 and $1,110,000) |
| Median per living sq ft | $337.69 | $472.75 |
| Median sold-to-list | 97.68% | 97.52% |
| Median days on market | 75 | 29 (n = 24) |
| Active and pending | 2 active, 0 pending | 5 active, 1 pending |
| Months of supply | About 6 | About 2.3 |
Source: Southwest Florida MLS Matrix, pulled September 26, 2026. Santorini villas sold at about the community's share of list but took more than twice as long. Selling? Request a free Santorini villa valuation or call Jesse direct at (239) 898-6072. Buying? Read how we represent buyers in Naples or call Marc at (239) 287-5873.
The Collier County deed record shows 149 qualified Santorini Villas at Olde Cypress sales since 2000, a long enough record to show the villa market's full cycle, with 11 sales in the 36 months to August 29, 2026 at a $640,000 median and a range of $475,000 to $800,000.
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 | Qualified sales | Median recorded price | Range |
|---|---|---|---|
| 12 months (small sample) | 3 | $643,000 | $634,800 to $800,000 |
| 24 months (small sample) | 8 | $629,900 (mean of $625,000 and $634,800) | $475,000 to $800,000 |
| 36 months | 11 | $640,000 | $475,000 to $800,000 |
| 60 months | 18 | $646,500 (mean of $643,000 and $650,000) | $475,000 to $800,000 |
| 120 months | 41 | $503,800 | $345,000 to $800,000 |
| All history since 2000 | 149 | $421,600 |
Source: Collier County Property Appraiser 2026 tax roll and recorded qualified sales, data file dated August 29, 2026 (qualified, improved, over $100,000); the newest recording in the file, community-wide, is May 22, 2026. We tracked all 41 Santorini qualified sales of the last ten years in that file, sale by sale.
| Year | Qualified sales | Median recorded price |
|---|---|---|
| 2016 | 6 | $419,950 |
| 2017 | 4 | $463,900 |
| 2018 | 8 | $393,750 |
| 2019 | 1 | $538,500 |
| 2020 | 6 | $424,950 |
| 2021 | 3 | $515,000 |
| 2022 | 4 | $684,000 |
| 2023 | 3 | $760,000 |
| 2024 | 4 | $612,500 |
| 2025 | 3 | $640,000 |
| 2026, to May 22 | 2 | $638,900 |
Every year is a small sample. The first resales ran from a $312,700 median in 2001 (5 sales) to $504,100 in 2005 (18 sales), and the villas recorded mostly in the $340,000s to $440,000s from 2010 to 2020. They stepped up to the $500,000s in 2021, peaked at a $760,000 median in 2023 and have recorded in the $600,000s since, so a seller who bought in 2022 or 2023 should see the evidence before setting a number.
The MLS counts 12 closings in 36 months and the county 11. The two systems record different moments, cover different windows, and the county file includes sales that never touched the MLS, such as the $475,000 and $599,000 recordings of November 2024 and March 2025. We use both, never add them together, and never compare county figures with MLS living-area price per square foot.
Santorini Villas at Olde Cypress sold 12 villas through the MLS in 36 months at a $644,000 median, and the next sale on Santorini Court becomes the comparable every neighbor after you is priced against. Request a written opinion of value through our Santorini Villas at Olde Cypress home valuation or call Jesse direct at (239) 898-6072. Buying a villa instead? See how we help buyers purchase in Santorini Villas at Olde Cypress, read how we represent buyers in Naples or call Marc at (239) 287-5873.
The Santorini Villas at Olde Cypress sales that matter most to your price are the 13 MLS closings since July 2023, all on Santorini Court, from $600,000 to $800,000. The three most recent, $630,000 in October 2025, $634,800 in January 2026 and $643,000 in May 2026, anchor today's range, and the $800,000 sale shows its ceiling.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
| Closed | Street | Beds and baths | Living sq ft | Final list | Sold | Per living sq ft | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|
| May 20, 2026 | Santorini Court | 3 bed, 2 bath | 1,889 | $649,900 | $643,000 | $340.39 | 98.94% | 122 |
| January 23, 2026 | Santorini Court | 3 bed plus den, 2 bath | 1,895 | $655,000 | $634,800 | $334.99 | 96.92% | 87 |
| November 19, 2025 | Santorini Court | 3 bed, 2 bath | 1,800 | $830,000 | $800,000 | $444.44 | 96.39% | 63 |
| October 8, 2025 | Santorini Court | 2 bed plus den, 2 bath | 2,016 | $639,900 | $630,000 | $312.50 | 98.45% | 49 |
| May 1, 2025 | Santorini Court | 3 bed plus den, 2 bath | 2,146 | $699,900 | $640,000 | $298.23 | 91.44% | 278 |
| January 14, 2025 | Santorini Court | 3 bed, 2 bath | 1,840 | $665,000 | $645,000 | $350.54 | 96.99% | 9 |
| December 12, 2024 | Santorini Court | 3 bed, 2 bath | 1,876 | $649,000 | $625,000 | $333.16 | 96.30% | 37 |
| November 15, 2024 | Santorini Court | 3 bed, 2 bath | 1,895 | $649,900 | $600,000 | $316.62 | 92.32% | 37 |
| March 15, 2024 | Santorini Court | 2 bed plus den, 2 bath | 2,188 | $780,000 | $780,000 | $356.49 | 100.00% | 7 |
| January 5, 2024 | Santorini Court | 2 bed plus den, 2 bath | 1,806 | $775,000 | $780,000 | $431.89 | 100.65% | 3 |
| November 3, 2023 | Santorini Court | 3 bed plus den, 2 bath | 2,264 | $760,000 | $760,000 | $335.69 | 100.00% | Entered after closing |
| October 12, 2023 | Santorini Court | 2 bed plus den, 2 bath | 2,188 | $750,000 | $750,000 | $342.78 | 100.00% | Entered after closing |
| July 12, 2023 | Santorini Court | 3 bed plus den, 2 bath | 2,265 | $730,000 | $718,000 | $317.00 | 98.36% | 6 |
Source: Southwest Florida MLS Matrix, pulled September 26, 2026, closings from September 27, 2022 to September 26, 2026. Street name only; we publish no house number. Sold-to-list is the sold price over the final list price. Two sales were entered in the MLS after they closed, so they carry no marketing period.
Every closing was a two-bath villa of 1,800 to 2,265 living square feet, so condition, golf frontage, the den and the asking strategy set the spread.
This is a public-record sale from the Southwest Florida MLS, not a McGreevy and Comisar transaction. The most recent Santorini closing in the pull was a three-bedroom, two-bath villa of 1,889 living square feet on May 20, 2026. It was listed at a final $649,900, spent 122 days on market and closed at $643,000, which is 98.94 percent of list and $340.39 per square foot of MLS living area, almost exactly on the 36-month median of $338.04.
Two lessons follow. The buyer gave up only about one percent from list, so the price was accepted; what cost the seller was four months of carrying the villa. And it closed at the end of the January to May window, the timing risk a November or December launch avoids. The county recorded it on May 18, 2026 at the same $643,000, so an appraiser will find it in both records.
The highest Santorini closing in four years was a three-bedroom villa of 1,800 living square feet at $800,000 on November 19, 2025, after 63 days, 96.39 percent of an $830,000 list and $444.44 per living square foot. The next two sales closed at $634,800 and $643,000, so $800,000 is a ceiling for a villa that matches it in condition and position, not a median.
The longest marketing period in the pull was a 2,146 square foot villa that closed on May 1, 2025 at $640,000, after 278 days and 91.44 percent of a $699,900 list. The largest recent floor plan sold for the same money as smaller villas: size alone carried no premium, and the overreaching list price cost nine months.
Santorini Villas vs Egret Cove at Olde Cypress is the comparison a Santorini buyer makes inside the gate: the two lowest-valued neighborhoods on the 2026 preliminary roll. Santorini offers 55 attached villas that trade every year near $640,000; Egret Cove offers 18 detached golf homes on one cul-de-sac that rarely come up and last sold above $1 million.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
| Decision point | Santorini Villas at Olde Cypress | Egret Cove at Olde Cypress |
|---|---|---|
| Product | Attached paired villas sharing a wall | Detached single-family homes |
| Homes on the 2026 preliminary roll | 55 | 18 |
| Street | Santorini Court | Olde Cove Way, one cul-de-sac |
| Golf frontage | 36 of 55 back onto the course | 18 of 18 back onto the course |
| Median lot, 2026 preliminary roll | 0.15 acre | 0.255 acre |
| Earliest year built on the roll | 2000 to 2005, median 2003 | 2000 to 2002, median 2001 |
| Median 2026 preliminary just value | $558,186 | $828,724 |
| Median 2026 preliminary total taxes | $4,670 | $4,952 |
| Homestead share, 2026 preliminary roll | 31 of 55 (56.4%) | 16 of 18 (88.9%) |
| MLS closings, 48 months | 13, median $645,000 | 2, listed: $1,025,000 and $1,200,000 (small sample; no median) |
| MLS closings, latest 24 months | 8 | 0 |
| County qualified sales, 36 months | 11, median $640,000 | 0 |
| County qualified sales, 120 months | 41, median $503,800 | 11, median $640,000 |
| Active on September 26, 2026 | 2 | 0 |
| Effective 2012 flood map, footprints wholly in Zone AH | 32 of 55 | 3 of 18 |
| FEMA letters on file | Eleven LOMAs, 2012 to 2017 | Two LOMAs, 2012 and 2014 |
| March 2025 preliminary flood map | All 55 in Zone X | All 18 in Zone X |
Sources: Southwest Florida MLS Matrix, pulled September 26, 2026; Collier County Property Appraiser 2026 tax roll and recorded qualified sales, data file dated August 29, 2026; FEMA National Flood Hazard Layer; the Olde Cypress community guide. Egret Cove figures are small samples.
Egret Cove has not recorded a qualified sale in 36 months, so it cannot set your price, but it frames your buyer's choice. A buyer who wants a detached Egret Cove golf home has seen no MLS closing there in two years and no listing today, and its last two MLS sales, in 2023, closed at $1,025,000 and $1,200,000. A buyer who wants the club, the gate and a golf view near $640,000 has only Santorini. Egret Cove owners can read our guide to selling a home in Egret Cove at Olde Cypress.
A buyer who wants a lower price and less yard should choose a Santorini villa; one who needs a detached home and fairway on every rear view should wait for Egret Cove, described in our Egret Cove at Olde Cypress neighborhood guide. Selling? Request a free Santorini villa valuation or call Jesse direct at (239) 898-6072. Buying? Read how we represent buyers in Naples or call Marc at (239) 287-5873.
Santorini Villas prices sit at the bottom of the Olde Cypress ladder. Over 36 months, Collier County recorded qualified sales show a $640,000 Santorini median against $972,500 on Lone Pine Lane, $1,137,000 in Terramar, $1,320,000 in Lantana and $2,387,500 in Da Vinci Estates, all behind the same gate and under the same club requirement.
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 | Product | Median 2026 preliminary just value | County qualified sales, 36 months | County median, 36 months |
|---|---|---|---|---|---|
| Santorini Villas | 55 | Attached paired villas | $558,186 | 11 | $640,000 |
| Units One, Two and Three | 185 | Detached | $1,195,234 | 20 (6, 6 and 8 by unit) | $1,847,500 (Unit One, small sample), $1,305,000 (Unit Two, small sample), $972,500 (Lone Pine Lane, small sample) |
| Egret Cove | 18 | Detached | $828,724 | 0 | No recorded qualified sale |
| Terramar | 55 | Detached | $965,006 | 8 | $1,137,000 (small sample) |
| Santa Rosa | 27 | Detached | $1,079,324 | 3 | $1,512,500 (small sample) |
| Lantana | 122 | Detached | $1,045,298 | 17 | $1,320,000 |
| Strada Bella | 18 | Detached estate | $1,365,158 | 1 | One sale, $1,775,000 |
| Biscayne Place | 8 | Detached estate | $1,704,810 | 0 | No recorded qualified sale |
| Da Vinci Estates | 60 | Detached estate | $1,657,416 | 12 | $2,387,500 |
Source: Collier County Property Appraiser 2026 tax roll and recorded qualified sales, data file dated August 29, 2026. Just values are preliminary tax assessments, not prices.
Santorini records at about half the Olde Cypress 36-month recorded median of $1,302,500 and about two-thirds of Lone Pine Lane's, with the same gate, schools and club social membership.
We price a Santorini Villas at Olde Cypress home from the villa sales on Santorini Court first, then adjust for golf frontage, the den, condition, the roof and openings, and the live competition. A Santorini price is never set from the Olde Cypress community median, which describes a detached home worth nearly twice as much.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
Thirteen MLS closings in 48 months and 149 recorded sales since 2000 give Santorini a deeper record than most Olde Cypress neighborhoods, and every one is a villa like yours. We line them up by bedrooms, den, living area, golf position and date.
The MLS reports living area; the county roll reports a building area that includes the garage and covered spaces. The $338.04 Santorini median is a living-area figure, and we never compare it with anything built on county building area.
Thirty-six of the 55 villas back onto the golf course and 19 do not. A den adds flexibility rather than a fixed premium: two-bedroom-plus-den villas closed from $630,000 to $780,000. We price your villa's view and position from the sales that match it.
An automated model does not know a Santorini villa shares a wall, drifts toward detached-home values, cannot read a roof date or a FEMA letter, and has only three or four true comparables a year.
Today's two actives asked about $335 and $353 per living square foot by our arithmetic on their list prices, and have waited 93 and 283 days. A new listing priced on the 36-month closed evidence will look like the better value beside them, and that is where the next buyer goes first. Selling? Request a free Santorini villa valuation or call Jesse direct at (239) 898-6072. Buying? Read how we represent buyers in Naples or call Marc at (239) 287-5873.
We market a Santorini Villas at Olde Cypress home as the entry to Olde Cypress: a fee simple villa with a golf or lake view, mandatory club social membership and a staffed gate, at about half the community's recorded median. That means professional media, the villa and club file up front, and a showing plan built around the gate.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
On the 2026 preliminary Collier County roll, 31 of the 55 villas, 56.4 percent, carry a Florida homestead exemption, below the roughly seven in ten across the Olde Cypress PUD, and fifteen have an owner mailing address outside Florida. That describes ownership, not people: your buyer is as likely to be a second-home purchaser as a full-time one, so the listing answers both.
The master association's Realtors Information page sets the rules: public open houses on Saturday and Sunday from noon to 5 p.m. only, broker opens Monday to Friday, open house signs only from the guard house against a $20 refundable deposit, and one standardized green wooden For Sale sign, 2 feet by 1.5 feet. On a paired villa your neighbor will see every showing, so we tell them before launch.
Santorini villas sell from the lanai view: 36 of them face the P.B. Dye course. Professional photography, aerial capture, a floor plan and a video walkthrough are standard on every McGreevy and Comisar listing.
Buyers ask about the shared wall, the roof, the quarterly invoice, the club, the flood zone and the tax bill at the first showing. The Santorini maintenance split, the budget, the estoppel figures, the club's written figures, your elevation certificate and any FEMA letter go in the listing package from day one.
Not every Santorini owner wants a public launch. An estate sale or a change of plans can be handled quietly through agent-to-agent outreach and our buyer database, and we will tell you plainly what less exposure is likely to cost.
Jesse McGreevy and Marc Comisar negotiate every Santorini Villas at Olde Cypress offer themselves. With a 97.72 percent median sold-to-list over 36 months, Santorini buyers negotiate modestly, but outcomes ran from 91.44 to 100.65 percent of list, and the gap is where a seller's money is kept or lost.
The person who priced your villa is the person across the table from the buyer's agent. Offers are not relayed by a coordinator and counteroffers are not written from a template.
The median Santorini closing gave up about 2.3 percent from its final list over 36 months. The deepest concessions went to villas that overreached: 91.44 percent after 278 days, and 92.32 percent on a $600,000 sale after 37 days. The four at-or-above-list closings all came between October 2023 and March 2024, and none since.
A villa buyer who wants golf will ask whether your membership transfers. The club's own explainer describes its non-equity model as "Non transferable." We obtain the club's written figures before listing, so an unanswered club question never becomes a price concession.
Santorini villas were built from 2000 to 2005 on the county roll, and a buyer's insurer will want a four-point inspection and a wind mitigation report. On a paired villa the roof date is only half yours to document, so we find out what the association and your neighbor have on file before listing.
Your sale needs an estoppel certificate from the Santorini association that includes the master share, and the title company will confirm the master association's figures. Santorini Villas Homeowners' Association is managed by Alliant Property Management. We request every certificate on the first business day after the contract is signed and write the contract dates around the slowest step.
Selling a Santorini Villas at Olde Cypress 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 collects a working capital contribution at transfer.
Data updated: September 2026 (Florida Statutes 201.02 and 720.30851; Florida Department of Revenue; 2019 Amended and Restated Declaration for Olde Cypress; Southwest Florida MLS Matrix medians pulled September 26, 2026)
Florida charges $0.70 per $100 of consideration under Florida Statutes 201.02, and a Florida seller customarily pays it: $4,508 on a villa at the 36-month MLS median of $644,000 and $5,600 on the $800,000 top sale.
In Lee County the seller customarily pays the owner's title policy, but in Collier County the buyer customarily chooses the closing agent and pays the owner's title policy. No statute fixes this, so the contract controls. The premium itself is promulgated under Florida Administrative Code Rule 69O-186.003, so it is the same at every title company.
Under Florida Statutes 720.30851, the association's estoppel certificate states the assessment, the amount paid through, any balance and any capital contribution or transfer fee due at closing. The 2024 cap is $299 for a current account, $119 more for three-day delivery and $179 more if delinquent. In Collier County practice the seller customarily 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 in any public document. No Santorini transfer fee was located either; the estoppel will state what applies, and who pays is a contract term we settle before signing.
Since August 17, 2024, 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. Any offer toward the buyer's agent or the buyer's costs is a separate decision we make together.
| Line, illustrative Santorini villa sale at $644,000 closing June 30 | Who pays | Amount |
|---|---|---|
| Documentary stamp tax on the deed | Seller, by custom | $4,508 |
| Santorini 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 $4,670 Santorini median bill | Seller credits buyer | About $2,316 |
| Owner's title insurance policy | Buyer, by Collier County 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 proration line is 181 days of the $4,670 median 2026 preliminary total tax for the 55 villas. Your own net sheet uses your price, tax bill, closing date and estoppel figures. Selling? Request a free Santorini villa valuation or call Jesse direct at (239) 898-6072. Buying? Read how we represent buyers in Naples or call Marc at (239) 287-5873.
A Santorini Villas at Olde Cypress seller owes the Florida Statutes 720.401 homeowners association disclosure summary before the buyer signs, because both the Santorini association and the master association are Chapter 720 homeowners associations. Every seller also owes known material facts, the flood disclosure form 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 owner supplies it. The contract must carry the statutory voidability language in conspicuous type. Without the summary, 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.
You owe the disclosure summary before the contract is signed; the master working capital contribution under Section 8.13 is collected at transfer. The public documents we read do not restate the 720.401 duty, so the statute alone sets it, and with no condominiums behind the gate the condominium resale package does not apply. 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 the contract covering flood insurance claims, federal flood assistance and known flood damage. On Santorini Court, pair it with your elevation certificate and any FEMA letter.
Florida Statutes 689.261 requires a property tax disclosure summary warning the buyer that taxes reset after a sale, which matters on a street where 31 of 55 villas are homesteaded.
Under Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), a Florida seller must disclose known facts that materially affect value and are not readily observable. On a paired villa that includes the shared wall and roof, leaks that crossed from one side to the other, storm repairs and open permits.
Flood zone affects a Santorini Villas at Olde Cypress sale through the buyer's lender and insurer. On FEMA's effective May 16, 2012 map, 32 of the 55 villa footprints sit wholly in Zone AH, shallow ponding, and 7 partly; FEMA's March 20, 2025 preliminary map shows all 55 in Zone X, but that map is not effective yet.
Data updated: September 2026 (FEMA National Flood Hazard Layer, effective and preliminary, overlaid on Collier County building footprints, computed September 23, 2026; Collier County August 2026 release)
| Santorini Villas at Olde Cypress, effective May 16, 2012 FEMA map | Villas |
|---|---|
| Footprint wholly in Zone AH | 32 |
| Footprint partly in Zone AH | 7 |
| Footprint wholly in Zone X | 16 |
| Total | 55 |
Source: FEMA's effective National Flood Hazard Layer over Collier County footprints; nearby base flood elevation lines read 13.0 to 13.5 feet NAVD88, and "partly" means any overlap. Santorini has the most footprints fully in Zone AH of any neighborhood in the original Olde Cypress PUD, and the FEMA letters we read name ponding and overland flow, not the Gulf, as the source.
Eleven Letters of Map Amendment were issued for Santorini Court homes between 2012 and 2017, more than in any other Olde Cypress neighborhood, almost all reading "Structure removed." LOMA 12-04-6701A records a lowest adjacent grade of 14.3 feet. Most letters covered one villa only, so one side of a paired building can hold a LOMA while the other does not; if your neighbor has one and you do not, a surveyor can tell you whether to apply before you list.
On FEMA's preliminary map issued March 20, 2025, all 55 Santorini footprints fall in Zone X. That map is not effective: Collier County opened the 90-day appeal period on August 19, 2026 and targets summer 2027, per its August 2026 release. Until then the 2012 map governs lending.
Put the elevation certificate, any LOMA for your address and a current flood quote in the listing file before the first showing; Collier County holds certificates for two Santorini Court addresses. The lender's determination for the building decides whether flood insurance is required. Selling? Request a free Santorini villa valuation or call Jesse direct at (239) 898-6072. Buying? Read how we represent buyers in Naples or call Marc at (239) 287-5873.
Santorini Villas 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 Coastal High Hazard Area or Zone VE. What a buyer's insurer prices is the wind: a 160 mph design wind speed, the roof date and the opening protection on each villa.
Every Olde Cypress home point tested falls in Evacuation Zone E on Collier County's hurricane evacuation zone layer and in the Category 4 zone on the state's storm surge zone map, a real difference from a coastal villa.
Collier County's Florida Building Code layers put the design wind speed for houses at 160 mph at Olde Cypress, so replacement openings generally must be impact-rated or shuttered. County footprints show 20 villas standing by 2002, 15 more by 2004 and 20 by 2006, so about a third were likely permitted before the 2002 statewide code; their insurers will want the re-roof permit, wind mitigation form and opening protection documented.
Your buyer will underwrite a quarterly Santorini invoice that includes the master share, mandatory club social dues, optional golf, property taxes 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, so the estoppel and the club's written figures settle them.
Owners receive a quarterly invoice from their neighborhood association that includes the owner's share of the master association, per the master association's About page, covering common grounds, stormwater and basic exterior landscaping. The Santorini association also owns the Santorini Court road tract and three common tracts. 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, so the club sets them. Golf is separate and optional, and we request the club's current written figures before listing.
| Group, Collier County Property Appraiser 2026 preliminary roll | Homes | Median 2026 preliminary total taxes |
|---|---|---|
| Santorini Villas at Olde Cypress | 55 | $4,670 |
| All single-family homes inside the Olde Cypress PUD, with a homestead exemption | 252 | $6,361 |
| All single-family homes inside the Olde Cypress PUD, without a homestead exemption | 114 | $9,176 |
The Santorini median just value is $558,186, the lowest of the nine neighborhoods, and its median tax bill is the community's lowest. A buyer does not inherit the seller's Save Our Homes cap, so the first full bill is usually higher than a long-time homesteaded seller's. The 2025 millage was 9.5058 mills, per the 2025 Collier County Tax Collector bill for a Lone Pine Lane home.
Olde Cypress has no Community Development District: Collier County's CDD layer shows none, the state's dissolved districts list shows none past, and the only non-ad valorem line on the sampled 2025 bill was District 1 Garbage at $261.91.
The OpenFEMA NFIP policies dataset, as of September 8, 2026, shows a median single-family flood policy of $1,259 a year in ZIP 34119, and unincorporated Collier County is a Community Rating System Class 5 community.
The rules that affect a Santorini Villas at Olde Cypress sale are the master leasing limits, the two-step architectural review that matters doubly on a shared building, the overnight parking rule, the lake and preserve easements, and the realtor sign and open house rules. A buyer's agent will ask about each, so the answers belong in your listing file.
Under Section 9.13 of the master declaration and the 2013 leasing amendment, OR 4874 PG 3783, no lease may run under 60 days or exceed four a year, whole home only, with a $100 fee, a $1,000 refundable deposit and a Board decision within 5 business days. Seasonal rental works; short-term vacation rental does not. A lease in place transfers with the villa unless the contract says otherwise, so share it early.
Exterior changes need neighborhood and master architectural approval under Article X, and on a paired villa a change to paint, roof or openings touches the matching half of the building. No overnight street parking, no more than two cars in a driveway, and no boating or swimming on the lakes.
Section 9.18 of the master declaration allows common household pets, leashed outdoors; livestock, poultry and reptiles are prohibited.
The median Santorini Villas at Olde Cypress villa sold after 43 days on market over 36 months (n = 10) and 75 days in the latest 12 months, then about 30 to 60 days to close. The range is wide: 3 days for the fastest sale in the pull and 278 days for the slowest.
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, 13 MLS closings over 48 months | Closings |
|---|---|
| January | 3 |
| February | 0 |
| March | 1 |
| April | 0 |
| May | 2 |
| June | 0 |
| July | 1 |
| August | 0 |
| September | 0 |
| October | 2 |
| November | 3 |
| December | 1 |
Six of the 13 closings landed from January through May and six from October through December, so Santorini villas sell in the season on both sides of the new year.
Allow two to four weeks to prepare, then the market period, then 30 to 60 days under contract.
Twenty-four of the 55 villas carry no homestead exemption, so many Santorini sellers sell from elsewhere. Marc Comisar handles gate access, contractors, inspections and the final walkthrough, and a Florida closing can be completed by mail or remote notary.
Your Santorini Villas at Olde Cypress listing should say what a portal cannot: a golf view on 36 of 55 villas, a P.B. Dye course opened in 1999, a clubhouse renovated in 2025 and 2026, one staffed gate, A-rated assigned schools and a location about 1.6 road miles from I-75, each a sourced fact rather than an adjective.
The course is 18 holes, par 72, a P.B. Dye design that Golfweek reported as the first in Collier County, renovated in 2021, running from 6,711 to 4,132 yards on the club's scorecard. The clubhouse's first renovation phase reopened in early March 2026 and the Greenside Grille opened in late April 2026, funded by the club's owner with no member assessment.
Santorini Court is zoned for 2026 to 2027 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 state data by the Naples Daily News.
The only entrance is Treeline Drive at Logan Boulevard North, about a quarter mile north of Immokalee Road, and Santorini Court opens 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 routing model.
You get a free Santorini Villas 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 villa sales on Santorini Court, matched to your bedrooms, den, living area and golf position, at no cost and no obligation.
You receive every Santorini MLS closing and county sale with sources, a price per living square foot analysis, the two live listings, the maintenance split and estoppel items, your flood file and a recommended list price with a defensible range. Request it through our Santorini Villas at Olde Cypress valuation request.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected], or call Marc Comisar at (239) 287-5873. Buying as well? Read how we represent buyers in Naples.
Three or four Santorini villas sell in a typical year, so the next seller sets the comparable for everyone after them.
McGreevy and Comisar are a top-reviewed listing team on Google, and the quotes below are genuine five-star client reviews, in each reviewer's own words, that any Santorini Villas at Olde Cypress seller can check on the McGreevy and Comisar Google reviews profile. We publish no aggregate score.
★★★★★ "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
★★★★★ "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
★★★★★ "So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish." Verified Google review
★★★★★ "Their attention to detail communication and dedication was known the moment we spoke. Would highly recommend." Verified Google review
A Santorini Villas at Olde Cypress specialist matters because the facts that decide a villa sale here live in documents, not in a listing feed: a shared building, a Chapter 720 regime that is not a condominium, a club membership that passes by covenant, fees nobody publishes and eleven FEMA letters on one street.
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 2004 and runs pricing, marketing, data and the association paperwork; 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 showings, inspections and the on-site work that lets an out-of-state owner sell without flying down; see the Marc Comisar agent page.
A general agent may price a Santorini villa off the Olde Cypress median, call it a condominium and hand over the wrong disclosure, quote a club figure from a portal, or market the preliminary flood map as current. Our Santorini Villas at Olde Cypress neighborhood guide carries the full neighborhood record.
Detached-home owners behind the gate sell into a different price band and pace, as our guide to selling a home in Olde Cypress explains neighborhood by neighborhood.
Many Santorini Villas at Olde Cypress sellers are also buyers: 31 of the 55 villas 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 that can move tax savings.
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 a free Santorini villa valuation or call Jesse direct at (239) 898-6072. Buying? Read how we represent buyers in Naples or call Marc at (239) 287-5873.
Some owners move from a Santorini villa to a detached Olde Cypress home; see how we help buyers purchase a Santorini villa at Olde Cypress and the Olde Cypress community guide.
These are the questions Santorini Villas at Olde Cypress owners in North Naples ask before they sell, each answered in a short paragraph for a Collier County seller. Nothing here is legal or tax advice; confirm anything that affects your sale with your closing agent, attorney or CPA.
Start with a villa-level valuation, then assemble the maintenance split, the club's written figures, the estoppel request, your elevation certificate and any LOMA, and a wind mitigation report. Call Jesse McGreevy at (239) 898-6072 to start.
One who prices from Santorini Court sales, knows the villa, club and flood files, and negotiates personally. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Over 36 months, 12 Santorini villas closed in the MLS at a $644,000 median, from $600,000 to $800,000, at a median $338.04 per living square foot. Size, den, golf position, roof and condition set your number.
The last three MLS closings were $630,000 in October 2025, $634,800 in January 2026 and $643,000 in May 2026. The $800,000 sale of November 2025 is the four-year high.
Fifty-five paired villas on Santorini Court, per the 2026 preliminary Collier County roll, out of 548 single-family homes in Olde Cypress. They are the only attached homes behind the gate.
No. Each villa is its own fee simple parcel with its own lot, governed by Santorini Villas Homeowners' Association, a Chapter 720 homeowners association. There are no condominiums behind the Olde Cypress gate.
About three or four through the MLS: 13 closings in 48 months, 4 in the latest 12. The county recorded 149 qualified sales since 2000, with 16 in 2004 and 18 in 2005.
A median 43 days on market over 36 months (n = 10) and 75 days in the latest 12 months, then about 30 to 60 days to close. Overpriced villas waited 278 and 283 days.
A median 97.72 percent of final list over 36 months (n = 12), and 97.68 percent in the latest 12 months, against 97.52 percent for all of Olde Cypress.
Two actives and no pending sale against four closings a year is about six months of supply, against about 2.3 for Olde Cypress. Villa buyers have time to compare, so price and presentation decide the sale.
Santorini recorded 11 qualified sales in 36 months at a $640,000 median; Egret Cove recorded none. Egret Cove is 18 detached golf homes whose last two MLS sales, in 2023, closed at $1,025,000 and $1,200,000.
Sell when your plans say so, priced to the latest villa evidence. Santorini prices have held in the $600,000s since 2024 while selling times lengthened, so waiting has not added price on the recent record.
Six of 13 MLS closings over 48 months came from January through May and six from October through December. A launch in October or November meets the season's buyers as they arrive.
A model cannot see the shared wall, blends detached Olde Cypress sales into a villa value, and has only three or four true comparables a year.
The 2013 combined restated Santorini documents and the 2019 amendment set it, and we put the split in the listing file.
Your buyer becomes a social member automatically on acquiring the villa, under Section 14.02 of the master declaration. Golf membership is a separate purchase from the club, and the club describes its non-equity memberships as non-transferable.
The club does not publish them, and figures circulating online conflict widely. Get the membership office's current numbers in writing for the contract review.
The quarterly Santorini invoice includes the neighborhood costs and your share of the master association, but the amount is published only on the resident portal. The estoppel certificate for your villa is the reliable figure.
The master declaration lets the association collect it at transfer of title in a Board-set amount that was not located in public documents. The estoppel states the figure, and the contract sets who pays.
The association's statement of assessments, balances and transfer charges on your villa, capped by statute at $299 for a current account plus $119 for rush delivery. In Collier County practice the seller customarily pays it.
The Florida Statutes 720.401 disclosure summary, before the buyer signs, plus the flood disclosure required by Section 689.302. Every seller also owes known material defects under Johnson v. Davis.
The buyer may void the contract within 3 days after receiving the summary or before closing, whichever comes first, and that right cannot be waived. Deliver it before the contract is signed.
On the effective 2012 FEMA map, 32 villa footprints sit wholly in Zone AH, 7 partly and 16 in Zone X. The March 2025 preliminary map places all 55 in Zone X but is not yet effective.
Yes. Eleven LOMAs were issued on Santorini Court from 2012 to 2017, most reading "Structure removed," and a letter for your address can remove the lender's flood insurance requirement for your villa.
Often, if you are homesteaded. The Santorini median 2026 preliminary total tax is $4,670, and a buyer's assessment resets toward the just value the year after purchase.
Yes, within the master association's realtor rules: public open houses on weekends from noon to 5 p.m., open house signs from the guard house against a $20 deposit, and one standardized green For Sale sign.
Yes, within the master rules: leases of at least 60 days, no more than four a year, the whole home only, with Board approval, a $100 application fee and a $1,000 refundable deposit.
Not automatically. Get a wind mitigation report and a four-point inspection first, and check what your association and neighbor have on file for the shared roof.
No. Fairway Preserve at Olde Cypress is a 264-unit condominium with its own gate off Immokalee Road, outside the Olde Cypress gate and outside the master association.
Laurel Oak Elementary, Oakridge Middle and Aubrey Rogers High for the 2026 to 2027 school year, per the Collier County Public Schools address lookup.
The negotiated commission, deed stamps of $4,508 at the $644,000 36-month median, the estoppel fee, a lien search and prorations. In Collier County the buyer customarily pays the owner's title policy.
Request a free Santorini villa valuation or call Jesse direct at (239) 898-6072, and gather your roof date, any LOMA or elevation certificate and your latest association invoice.
Every Santorini Villas at Olde Cypress figure on this page traces to a primary source below, as of September 2026: the Southwest Florida MLS, the county roll and recorded sales, the recorded declarations, the club, Florida Statutes and FEMA. The Collier County Property Appraiser is cited in plain text, and no listing portal or competing brokerage is cited.
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
The Downloadable Documents for a Santorini Villas at Olde Cypress sale are the villa association's recorded documents, the master declaration, the leasing amendment, the gate procedures and the Florida statutes that govern disclosure and estoppels. Every row links the authority that publishes the document, so you always see the official, current version.
| Document | What it settles | Official authority |
|---|---|---|
| Santorini Villas 2013 combined restated documents, OR 4911 PG 1167 | The villa association's rules and the maintenance split on a paired building | Olde Cypress Master Association, PDF |
| Santorini Villas 2019 amendment, OR 5627 PG 1158 | The current amendment to the Santorini documents | Olde Cypress Master Association, PDF |
| 2019 Amended and Restated Declaration for Olde Cypress, OR 5700 PG 1118 | Mandatory social membership (Section 14.02), the working capital contribution (8.13), leasing, pets and parking | Olde Cypress Master Association, certified PDF |
| 2013 leasing amendment, OR 4874 PG 3783 | The 60-day minimum, four leases a year, the fee and the deposit | Olde Cypress Master Association, PDF |
| Community access and gate procedures | How buyers and guests are admitted at the gate | Olde Cypress Master Association, PDF |
| FEMA Flood Map Service Center | The flood zone and any letter for your own villa | FEMA |
| 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 and fee caps | Florida Legislature |
| Florida Statutes 689.302 | The residential flood disclosure | Florida Legislature |
Not public: the club's dues and golf figures, the Santorini budget, the master contribution amount and your estoppel.
McGreevy and Comisar list and sell homes across Southwest Florida from Bonita Springs, and Santorini Villas at Olde Cypress sits inside the North Naples market we work every week. Only three or four Santorini villas sell in a year, so the owner who sells next should call us first.
Jesse McGreevy (Sales Associate, FL Lic. SL3101296) and Marc Comisar (Broker Associate, FL Lic. BK3060671) 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 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. Brokered by Domain Realty.
