Updated September 2026
Sell your Strada Bella at Olde Cypress home with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Priced from the April 2025 sale and all 26 county deeds, with the club, estoppel and FEMA flood file ready. Call (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Strada Bella at Olde Cypress is 18 detached estate homes on one court at the north end of a gated North Naples golf community, and only one of them closed through the Southwest Florida MLS in four years. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price a sale that rare from every recorded Strada Bella sale.
This page is written for the Strada Bella owner who is thinking about selling. The neighborhood itself, its declaration, its lots and its flood letters, is described in our Strada Bella at Olde Cypress neighborhood guide, and the gated community around it in our Olde Cypress community guide. This is the Strada Bella on Strada Bella Court inside Olde Cypress, off Logan Boulevard North in Naples, not any other Florida subdivision that uses the Strada Bella name, not Strada Place at Mercato, and not Fairway Preserve at Olde Cypress, the 264-unit condominium off Immokalee Road that sits outside the gate. 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: the price, the marketing, the negotiation and the association and club paperwork. If you are interviewing listing agents across the city before you choose one, 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 Strada Bella at Olde Cypress has seen 0 resales; in 48 months it has seen one, and we did not represent that seller. This page carries no story of a Strada Bella sale we handled, because we will not print one we cannot document. We tracked every one of the 26 Strada Bella qualified sales in Collier County's deed record since 2004, and the single Strada Bella closing in the Southwest Florida MLS since September 2022, before we wrote a figure here. Where this page walks through a sale, 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, buyer agent conversations, inspections and walkthroughs for owners out of state. Start with a Strada Bella at Olde Cypress home valuation or call Jesse at (239) 898-6072. If you are buying as well, read how we represent buyers in Naples or call Marc at (239) 287-5873, and see how the partnership works on our about McGreevy and Comisar page.
Selling in Strada Bella at Olde Cypress differs from a typical Naples sale in six ways: 18 estate homes on one dead-end court, estate-size golf lots, a sale about once every year or two, its own 2003 declaration and association, a club social membership that passes with the deed, and seven FEMA letters on its property.
The Collier County Property Appraiser 2026 preliminary roll counts 18 single-family homes in Strada Bella, every one on Strada Bella Court. That is about 3 percent of the 548 homes behind the Olde Cypress gate, which the master association rounds to 550. The court runs off Olde Cypress Drive, the community's interior spine, carries no through traffic and sits at the north edge of the community, about 1.36 road miles inside the Treeline Drive entrance, the farthest point in from the gate.
Strada Bella lots run 11,497 to 20,859 square feet on the county parcel map, median 12,789, about 0.29 acre, and the largest is bigger than the median lot of every Olde Cypress neighborhood. Seventeen of the 18 lots touch the golf course parcel, so your buyer is choosing between fairway exposures and lot sizes, not between golf and no golf.
The 2026 preliminary roll dates the 18 homes from 2003 to 2013, median 2006, and none appears in the county's 2000 or 2002 footprint layers. Every Strada Bella home was permitted after the Florida Building Code took effect on March 1, 2002, which a buyer's insurer will notice.
The Strada Bella Declaration of Covenants, recorded September 15, 2003 at OR 3397 PG 1946, names Strada Bella Development, LLC as declarant, and an October 2003 amendment ties the land to Tract 7 of the Olde Cypress Unit One plat. Strada Bella at Olde Cypress Neighborhood Association, Inc. was filed with the state on September 11, 2003, reinstated on February 15, 2007 after an administrative dissolution, and is active today, managed through Alliant Property Management, the same manager as the master association.
"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, recorded at OR 5700 PG 1118. Your buyer inherits the social membership; golf is a separate, optional purchase from the privately owned, non-equity club, so there is no equity certificate to sell back.
FEMA has issued seven letters of map change on Strada Bella property, the highest share of individual letters of any Olde Cypress neighborhood by our count of the FEMA list. And on September 26, 2026 the Southwest Florida MLS showed no Strada Bella home active and none pending, and none at rival Biscayne Place either. The next Strada Bella owner to list has the court to themselves, and the first price published sets the comparable for everyone after.
Strada Bella at Olde Cypress trades rarely and high: one MLS closing in 48 months, at $1,775,000, and 26 qualified county sales since 2004, each of the last ten years listed below. The takeaways condense the evidence a Strada Bella seller in Naples needs before choosing a price, a date and an agent.
For a Strada Bella at Olde Cypress home priced to its own recorded sales, yes. Strada Bella has no active or pending listing, the one MLS closing in four years reached 100.00 percent of list in 11 days, and the wider Olde Cypress market sits at about 2.3 months of supply. One sale in four years still makes every price a judgment.
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 |
|---|---|---|---|---|---|---|---|---|
| April 28, 2025 | Strada Bella Court | 3 plus den, 4 full | 3,627 | $1,775,000 | $1,775,000 | $489.39 | 100.00% | 11 |
Source: Southwest Florida MLS Matrix, Development names OLDE CYPRESS and SANTA ROSA AT OLDE CYPRESS, closed September 27, 2022 to September 26, 2026, retrieved September 26, 2026, with each sale assigned to Strada Bella by street against the county roll. Sold-to-list is measured against the final list price. The 48-month dollar volume is that one sale, $1,775,000.
One closing is not a market, so we show it rather than summarize it. Every MLS window from 12 to 48 months holds zero Strada Bella closings or the same one, a small sample of one. The only window with ten or more sales is the county's full history since 2004, which describes two decades, not today's price.
| Measure | Strada Bella at Olde Cypress | All of Olde Cypress, 12 months to September 26, 2026 |
|---|---|---|
| MLS closings | 0 in 12 months; 1 in 48 months (small sample) | 26 |
| Sold price | $1,775,000, April 2025 (48-month window) | Median $1,105,000 (mean of $1,100,000 and $1,110,000) |
| Per living sq ft | $489.39 (48-month window) | Median $472.75 |
| Sold-to-list | 100.00% (48-month window) | Median 97.52% |
| Days on market | 11 (48-month window) | Median 29 (n=24) |
| Active and pending on September 26, 2026 | 0 and 0 | 5 active, 1 pending or contingent |
| County qualified sales, 12 months to August 29, 2026 | 0 | 24, median $1,142,500 |
The columns cover different windows, so this is context, not proof of a premium. The one Strada Bella sale beat the community's median rate per square foot and marketing time and gave up nothing on price, where the median Olde Cypress seller gave up about 2.5 percent.
With no Strada Bella listing and no closing in 12 months, months of supply does not exist for this court. The honest measure is turnover: seven recorded sales in ten years across 18 homes, about 0.7 a year. In the last 12 months we tracked all 26 Olde Cypress closings in the Southwest Florida MLS, and none was on Strada Bella Court.
Collier County's deed record shows 26 qualified Strada Bella at Olde Cypress sales since 2004, at an all-history median of $872,500, and 7 in the last ten years, running from $815,000 in April 2020 to $1,775,000 in April 2025. That April 2025 sale is the long view's latest word, four years after the one before it.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
| Window ending August 29, 2026 | Qualified Strada Bella sales | Median recorded price | Range |
|---|---|---|---|
| 12 months | 0 | None | None |
| 24 months | 1 (small sample) | $1,775,000, the one observed sale | $1,775,000 |
| 36 months | 1 (small sample) | $1,775,000, the one observed sale | $1,775,000 |
| 60 months | 1 (small sample) | $1,775,000, the one observed sale | $1,775,000 |
| 120 months | 7 (small sample) | $875,000, an observed sale | $815,000 to $1,775,000 |
| All history since 2004 | 26 | $872,500 (mean of $870,000 and $875,000) | See the year table |
A qualified sale is a transfer the county itself graded as an arm's-length market sale; the file counts improved sales over $100,000. The ten-year median sits far below the latest sale because five of the seven recorded at $875,000 or less, before the price step that followed 2020.
| Year | Qualified sales | Median recorded price |
|---|---|---|
| 2004 | 2 | $571,200 (mean of the two) |
| 2005 | 5 | $279,900 |
| 2007 | 1 | $900,000 |
| 2009 | 1 | $850,000 |
| 2012 | 1 | $750,000 |
| 2013 | 5 | $860,000 |
| 2014 | 1 | $1,037,500 |
| 2015 | 1 | $930,000 |
| 2016 | 3 | $900,000 |
| 2018 | 1 | $1,040,000 |
| 2020 | 3 | $835,000 |
| 2021 | 1 | $1,190,000 |
| 2025 | 1 | $1,775,000 |
Years missing from the table recorded no qualified Strada Bella sale, including 2022, 2023, 2024 and, so far, 2026 through the file's newest Olde Cypress recording on May 22, 2026. Every yearly figure is a small sample. The 2004 and 2005 medians are consistent with lot or unfinished-home sales during the build-out; the file does not say which, so we treat them as history. From 2007 to 2020 recorded prices moved between about $750,000 and $1,040,000.
| Recorded | Street | Recorded price |
|---|---|---|
| April 25, 2025 | Strada Bella Court | $1,775,000 |
| April 27, 2021 | Strada Bella Court | $1,190,000 |
| October 14, 2020 | Strada Bella Court | $870,000 |
| August 30, 2020 | Strada Bella Court | $835,000 |
| April 16, 2020 | Strada Bella Court | $815,000 |
| March 15, 2018 | Strada Bella Court | $1,040,000 |
| August 29, 2016 | Strada Bella Court | $875,000 |
The April 25, 2025 recording and the April 28, 2025 MLS closing are the same $1,775,000 transaction seen from the two records.
Strada Bella at Olde Cypress has recorded 26 qualified sales since 2004 but none in the last twelve months, and no home is for sale on Strada Bella Court today, so the next list price inside the Olde Cypress gate becomes the comparable for years. Request a written opinion of value through our Strada Bella at Olde Cypress home valuation or the McGreevy and Comisar free home valuation, or call Jesse McGreevy at (239) 898-6072. Buying instead? See how we help buyers purchase in Strada Bella at Olde Cypress, read how we represent buyers in Naples or call Marc Comisar at (239) 287-5873.
The county dates a sale by its deed and grades it; the MLS dates a closing when an agent enters it, which is why the same sale reads April 25 in one and April 28 in the other. We use the county for the long record and the MLS for list price, living area and days on market, and never blend the two into one figure.
The Strada Bella sale that matters most to your price is the April 2025 closing on Strada Bella Court at $1,775,000, followed by the April 2021 recording at $1,190,000 and the three 2020 recordings from $815,000 to $870,000. Because they are different houses, lot, size and condition separate them as much as date does.
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, not a McGreevy and Comisar transaction. A Strada Bella Court home of 3,627 square feet of living area, three bedrooms plus a den and four full baths, was listed at a final $1,775,000, went under contract after 11 days on market and closed on April 28, 2025 at $1,775,000: 100.00 percent of list and about $489 per square foot of living area. It is the only Strada Bella MLS closing in the four-year pull and the highest recorded Strada Bella price on file.
Three lessons follow. First, a home priced where buyers expected it drew a full-price contract in under two weeks after four years without a Strada Bella closing; scarcity rewarded a disciplined price rather than replacing one. Second, it sold at the tail of the January to May season, so a prepared home need not go live in January. Third, about $489 per square foot sat above the community's trailing median of $472.75, consistent with an estate golf lot drawing a premium, though one sale cannot prove it.
It does not tell you what your Strada Bella home is worth. Lots run from 11,497 to 20,859 square feet, homes were finished from 2003 to 2013, and seven properties hold FEMA letters while eleven do not; each difference is its own adjustment.
The April 2021 recording at $1,190,000 and the three 2020 recordings, $815,000, $835,000 and $870,000, are the last Strada Bella sales before 2025. They are different houses, so the $585,000 gap between the 2021 and 2025 prices is not appreciation on one home; it shows how far the price band moved.
A lender's appraiser looks first for same-neighborhood sales of similar size and view in the last six to twelve months. Strada Bella has none, so the appraiser will time-adjust the April 2025 sale and reach into Da Vinci Estates and the Unit One homes on Olde Cypress Drive and Treeline Drive. We assemble that set before you list, so our price is one a financed buyer's appraisal can support.
Strada Bella and Biscayne Place at Olde Cypress are the two small detached estate neighborhoods a buyer tours together: 18 homes on one court at the quiet north end against 8 homes just inside the gatehouse. Biscayne Place carries larger lots and the highest just values in Olde Cypress; Strada Bella carries the FEMA letters and the one recent sale.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
| Measure | Strada Bella at Olde Cypress | Biscayne Place at Olde Cypress |
|---|---|---|
| Homes on the 2026 preliminary roll | 18 detached estate | 8 detached estate |
| Streets | Strada Bella Court only | Treeline Drive (5) and Olde Cypress Drive (3) |
| Location | North end, about 1.36 road miles inside the entrance | Just inside the gatehouse, nearest the clubhouse |
| Recorded declaration | September 15, 2003, OR 3397 PG 1946 | April 21, 2004, OR 3547 PG 1426 |
| Year built on the roll | 2003 to 2013, median 2006 | 2003 to 2007, median 2005 |
| Median lot | 12,789 sq ft | 16,680 sq ft |
| Median county footprint, not living area | 5,501 sq ft | 6,845 sq ft |
| Homes backing onto the golf course | 17 of 18 | 8 of 8 |
| Median 2026 preliminary just value | $1,365,158 | $1,704,810, highest in Olde Cypress |
| Median 2026 preliminary total tax | $9,545 | $15,120 |
| Homestead share | 12 of 18 (66.7%) | 2 of 8 (25.0%) |
| MLS closings, 48 months | 1, $1,775,000 (small sample) | 0 |
| Latest county qualified sale | $1,775,000, April 2025 | $2,050,000, January 2022 |
| County qualified sales, all history | 26 since 2004, median $872,500 | 11, median $1,250,000 |
| Active listings, September 26, 2026 | 0 | 0 |
| Effective 2012 flood map, footprints wholly in Zone AH | 12 of 18 (5 partly, 1 Zone X) | 5 of 8 (3 partly) |
| FEMA letters of map change | 7 | None found |
| March 2025 preliminary flood map | All 18 in Zone X | All 8 in Zone X |
| Schools, 2026 to 2027 | Laurel Oak, Oakridge, Aubrey Rogers | Laurel Oak, Oakridge, Aubrey Rogers |
Sources: Southwest Florida MLS Matrix retrieved September 26, 2026; Collier County Property Appraiser 2026 preliminary roll and recorded qualified sales, data file dated August 29, 2026; recorded declarations posted by the master association; FEMA National Flood Hazard Layer and Map Service Center. Figures under ten sales are small samples.
Biscayne Place's median just value runs about $340,000 above Strada Bella's and its median tax bill about $5,600 higher, on lots about 3,900 square feet larger. Strada Bella answers with paperwork: seven FEMA letters against none found at Biscayne Place, a later median build year, and a recorded sale from 2025 rather than 2022.
A buyer who wants a quiet court, a code-era home and a flood file likely to include a FEMA letter belongs in Strada Bella. A buyer who puts lot size and a location steps from the gate and clubhouse first will look hard at Biscayne Place. Your listing should answer that comparison first.
A buyer choosing between the two will weigh your list price against Biscayne Place's four-year-old $2,050,000 sale and against Da Vinci Estates' larger market. Biscayne Place owners face the same question on the Biscayne Place at Olde Cypress seller page, and the neighborhood itself is described in our Biscayne Place at Olde Cypress guide. Request a Strada Bella at Olde Cypress home valuation or call Jesse at (239) 898-6072; buyers comparing the two can start with how we represent buyers in Naples or call Marc at (239) 287-5873.
Strada Bella at Olde Cypress sits near the top of the community's nine-neighborhood price ladder: its median 2026 preliminary just value of $1,365,158 ranks third, behind Biscayne Place and Da Vinci Estates, and its single 36-month recorded sale of $1,775,000 trails only Da Vinci Estates' recorded median. Few sales, high prices, one court.
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 and product | Median 2026 preliminary just value | 48-month MLS closings: n, median | 36-month recorded sales: n, median | Golf-adjacent lots |
|---|---|---|---|---|---|
| Strada Bella | 18 detached estate | $1,365,158 | 1, $1,775,000 | 1, $1,775,000 | 17 of 18 |
| Biscayne Place | 8 detached estate | $1,704,810 | 0 | 0 | 8 of 8 |
| Da Vinci Estates | 60 detached estate | $1,657,416 | 17, $2,150,000 | 12, $2,387,500 (mean of $2,350,000 and $2,425,000) | 28 of 60 |
| Units One, Two and Three | 185 detached | $1,195,234 | 31, $1,450,000 | 20, $1,280,000 (mean of $1,275,000 and $1,285,000) | 141 of 185 |
| Santa Rosa | 27 detached | $1,079,324 | 4, $1,556,250 (mean of $1,512,500 and $1,600,000) | 3, $1,512,500 | 27 of 27 |
| Lantana | 122 detached | $1,045,298 | 28, $1,335,000 (mean of $1,320,000 and $1,350,000) | 18, $1,285,000 (mean of $1,250,000 and $1,320,000) | 13 of 122 |
| Terramar | 55 detached | $965,006 | 11, $1,400,000 | 8, $1,137,000 (mean of $1,099,000 and $1,175,000) | 55 of 55 |
| Egret Cove | 18 detached | $828,724 | 2, $1,112,500 (mean of $1,025,000 and $1,200,000) | 0 | 18 of 18 |
| Santorini Villas | 55 attached paired villas | $558,186 | 13, $645,000 | 11, $640,000 | 36 of 55 |
Just value is the county's mass-appraisal estimate for taxation, not a sale price. Medians on fewer than ten sales are small samples. Sources: Collier County Property Appraiser, 2026 tax roll (preliminary) and recorded sales file dated August 29, 2026; Southwest Florida MLS Matrix pulled September 26, 2026, with closings assigned to neighborhoods by street. Neighbors with their own guides include Da Vinci Estates at Olde Cypress, Egret Cove at Olde Cypress and Units One, Two and Three at Olde Cypress.
Strada Bella's one recent sale ran about 30 percent above its median just value, so the county's number is not a ceiling. Egret Cove matches its 18 homes on one cul-de-sac at a median just value about $536,000 lower; Da Vinci Estates, with 17 MLS closings, is the estate market an appraiser will lean on.
We price a Strada Bella at Olde Cypress home from the April 2025 Strada Bella Court closing and the seven county-recorded sales of the last decade, adjusted for living area, lot size, golf exposure, build year, roof, openings, condition and FEMA letter status, then test the number against Da Vinci Estates and Unit One estate sales and what an appraiser will find.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
The April 2025 home, 3,627 square feet of living area at about $489 per square foot, is the anchor. We adjust from it for time, living area, lot and exposure; where your home differs sharply, the Da Vinci Estates and Unit One sales carry the adjustment.
The county measures a building footprint that includes garages and covered lanais; the Strada Bella median footprint is 5,501 square feet. The MLS divides a price by the living area a listing agent enters, 3,627 square feet on the April 2025 home. Your valuation states which system every number came from and never restates one against the other's denominator.
An automated model needs many similar recent sales; Strada Bella produced one in four years. A model borrows other neighborhoods' sales, cannot tell a 20,859 square foot lot from an 11,497 square foot one and cannot read a FEMA letter. Your buyer sees that estimate too, so your listing needs the evidence behind your price.
Lot size first, a spread of about 9,400 square feet. Golf exposure second: the hole and the afternoon sun differ lot by lot, and one lot is off the course. Then build year, since the 2013 home is about seven years newer than the median, and the flood file, since a structure-removal letter answers a lender's question before it is asked.
We market a Strada Bella at Olde Cypress home to the buyer choosing an estate golf lot inside a gate: professional media that shows the course behind the lanai and the quiet of the court, the club, fee and flood file ready on day one, and a showing plan built around the staffed Treeline Drive gate and the master association's realtor rules.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
On the 2026 preliminary roll, 12 of 18 Strada Bella homes carry a Florida homestead exemption, and owner mailing addresses put 3 elsewhere in the United States and 2 abroad. That describes ownership, not people: the buyer pool reaches beyond Florida, so the marketing has to as well.
The master association's Realtors Information page allows public open houses only on Saturday and Sunday from noon to 5 p.m., with broker opens Monday to Friday; open house signs come only from the guard house against a $20 refundable deposit; and one standardized green wooden For Sale sign, 2 feet by 1.5 feet, is the only sign allowed. Strada Bella Court is the farthest address from the gate, so a drive-by buyer rarely finds it: private, scheduled showings carry more of the load here than anywhere else behind the gate.
Professional photography, aerial capture of the fairway and the court, floor plans and video are standard on every McGreevy and Comisar listing. On Strada Bella Court the aerial matters most, because lot size and golf exposure cannot be judged from the street.
Before the first showing we assemble the estoppel request, the club's written figures, the Section 720.401 summary, any FEMA letter for your address and a wind mitigation report, so the buyer's agent writes a cleaner offer.
Jesse McGreevy and Marc Comisar negotiate every Strada Bella at Olde Cypress offer themselves. The one Strada Bella buyer of the last four years paid 100.00 percent of list, but across Olde Cypress the median sale gave up about 2.5 percent, so we prepare the club, fee, flood and insurance answers before the first offer arrives.
The person who priced your home 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 April 2025 sale closed at its final list price, and a buyer's agent will know it. That precedent helps only if your price is as disciplined; a price far above the evidence invites the buyer to argue from the community median of 97.52 percent instead.
A buyer who wants golf will ask what it costs and whether your membership transfers. Golf memberships at a non-equity club are typically not transferable, and the club's own explainer describes its model as "Non transferable." We get the club's current written figures before listing, so an unanswered club question never becomes a price concession.
Every Strada Bella home was built under the statewide code, but roofs from the 2006 wave are old enough that a buyer's insurer will ask for the re-roof permit date, a four-point inspection and a wind mitigation report. We recommend both reports before listing, so problems surface on your schedule.
Your sale needs an estoppel certificate from the Strada Bella association that includes the master share, since the master share is billed through the neighborhood invoice. Both associations are managed through Alliant Property Management, which simplifies the request, and we order the certificate the first business day after the contract is signed.
Selling a Strada Bella at Olde Cypress home costs the negotiated brokerage commission, Florida documentary stamp tax on the deed at $0.70 per $100, the estoppel certificate fee, a municipal lien search and prorated taxes and assessments. In Collier County the buyer customarily pays the owner's title policy, and the master 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 last two recorded Strada Bella prices that is $8,330 on $1,190,000 and $12,425 on $1,775,000; at Biscayne Place's last recorded price of $2,050,000 it would be $14,350.
In Collier County the buyer customarily chooses the closing agent and pays the owner's title policy, the reverse of Lee County. No statute fixes this, so the contract controls. Florida promulgates the premium under Florida Administrative Code Rule 69O-186.003, so the rate is the same at every title company.
Under Florida Statutes 720.30851, an association must issue an estoppel certificate stating the regular assessment, the amount paid through and any capital contribution or transfer fee due at closing. The statutory cap is $299 per certificate for a current account, $119 more for delivery within three business days and $179 more if delinquent, per the 2024 House staff analysis. 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 an amount the Board sets. We could not locate the current amount in any public document, and no Strada Bella transfer fee was located either; your estoppel certificate will state what applies, and who pays it is a contract term we settle before signing.
Since August 17, 2024, offers of buyer broker compensation cannot be advertised in the MLS, buyers sign written agreements with their own agents before touring, and every commission is fully negotiable, per the National Association of REALTORS settlement FAQ. What you negotiate with us is the listing side; whether to offer anything toward the buyer's agent is a separate decision we make together.
| Line, illustrative sale at $1,775,000 closing June 30 | Who pays | Amount |
|---|---|---|
| Documentary stamp tax on the deed | Seller, by custom | $12,425 |
| Strada Bella 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 $9,545 Strada Bella median bill | Seller credits buyer | About $4,733 |
| 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 $1,775,000 figure is the April 2025 sale, used for illustration only, not a forecast. The proration is 181 days of the $9,545 median 2026 preliminary tax bill.
A Strada Bella at Olde Cypress seller owes the Florida Statutes 720.401 homeowners association disclosure summary before the buyer signs, because both the Strada Bella association and the Olde Cypress master association are Chapter 720 homeowners associations with no condominium behind the gate. 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 owner supplies it. The contract must carry the statutory voidability language in conspicuous type. If the summary is missing, the buyer may void the contract "within 3 days after receipt of the disclosure summary or prior to closing, whichever occurs first," and that right cannot be waived.
You, the seller, owe the disclosure summary before the contract is signed; the Section 8.13 contribution is collected at transfer. The declarations we read do not restate the 720.401 duty, so the statute alone sets it. This is general information, not legal advice.
Since October 1, 2024, Florida Statutes 689.302 requires a residential seller to disclose, at or before contract, any flood insurance claim, any federal flood disaster assistance and any known flood damage. On Strada Bella Court, pair the form with the FEMA letter for your address if you hold one, and with an elevation certificate if you order one.
Florida Statutes 689.261 requires a summary warning the buyer not to rely on the seller's current taxes, because the assessment resets after a sale. With twelve Strada Bella homes carrying a homestead exemption and a median bill of $9,545 on capped values, that reset is real on this court.
Florida law requires a home seller to disclose known facts that materially affect value and are not readily observable, under Johnson v. Davis, 480 So. 2d 625 (Fla. 1985). Past roof leaks, storm repairs, open permits and water intrusion belong in the disclosure; a disclosed defect is simply part of the price.
We did not read Collier County's permit history home by home for this page, and roof, window, pool and addition permits are not in the footprint layers. Pull your home's permit history before listing and close out any open permit; an open permit or an unpermitted enclosure on an estate home is a closing problem, and insurers ask for the roof permit date.
Flood zone affects a Strada Bella at Olde Cypress sale through the buyer's lender and insurer. On FEMA's effective May 16, 2012 map, 12 Strada Bella footprints sit wholly in Zone AH, 5 partly and 1 in Zone X; seven FEMA letters cover Strada Bella property; on FEMA's March 20, 2025 preliminary map all 18 fall in Zone X, a map not yet effective.
Zone AH is FEMA's shallow ponding zone, and the base flood elevation lines nearest Strada Bella read 12.5 to 13.0 feet NAVD88, per FEMA's effective National Flood Hazard Layer overlaid on Collier County footprints. "Partly" means any overlap at all, even a lanai corner. Every FEMA letter we read in Olde Cypress names ponding and overland flow, not the Gulf, as the flooding source.
| Date issued | FEMA case | Outcome |
|---|---|---|
| June 12, 2012 | LOMA 12-04-5230A | One Strada Bella lot, with three Terramar lots, removed to shaded Zone X |
| October 18, 2012 | LOMA 13-04-0533A | Structure removed |
| January 10, 2013 | LOMA 13-04-2232A | Structure removed; lowest adjacent grade 14.0 feet NAVD88 |
| February 11, 2013 | LOMA 13-04-2938A | Structure removed |
| February 11, 2013 | LOMA 13-04-2939A | Structure removed |
| November 26, 2013 | LOMA 14-04-0394A | Structure removed |
| April 22, 2014 | LOMA 14-04-5560A | Structure removed |
A letter is address-specific and is not drawn onto the map image. If your home holds one, it goes in the listing file on day one; if your home touches Zone AH and has none, a licensed surveyor can tell you whether one is worth pursuing before you list. Search the FEMA Map Service Center by address.
Among the 65 elevation certificates on file with Collier County for Olde Cypress streets, none matches a Strada Bella Court address. A Strada Bella seller without a FEMA letter should consider ordering an elevation certificate before listing; Collier County Building Bulletin 21 explains what one contains.
FEMA's preliminary flood map places all 18 Strada Bella homes in Zone X. 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 and the letters govern lending, and a seller should not market a draft; lenders decide per building.
Olde Cypress sits in Collier County Evacuation Zone E and the state's Category 4 storm surge zone, about 6.7 miles inland, with a 160 mph design wind speed for houses. Every Strada Bella home was built from 2003 under the statewide code, while about 155 of the 366 homes inside the Olde Cypress PUD predate it; that is a selling line for your listing.
Citizens Property Insurance fell from 6,042 Collier County homeowner policies at the end of 2024 to 1,839 on August 31, 2026, per its county report, so most buyers will quote privately; a roof date and wind mitigation form make those quotes faster. Selling? Get a Strada Bella flood-aware valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers in Naples.
Your Strada Bella at Olde Cypress 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.
Owners receive quarterly invoices from their neighborhood association that include the neighborhood costs plus the owner's share of the master association, per the master association's About page, and the fee includes basic exterior landscaping of each home. The Strada Bella amount is published only on the resident portal, so the estoppel is the reliable figure.
Social dues are set by the club under Section 14.02; golf initiation and dues are separate and optional, and the club publishes none of them. Third-party figures conflict widely, from roughly $45,000 to $175,000 for golf initiation, and none is club-published; we ask the club's membership office at (239) 596-4797 for written figures.
The median Strada Bella bill on the 2026 preliminary roll is $9,545, but a buyer does not inherit the seller's Save Our Homes cap: the year after purchase the assessment resets toward just value, and the first full bill is usually higher. As a rough illustration only, the $1,365,158 median just value at 9.5058 mills is about $12,977 before any exemption, our arithmetic, not a bill. The 2025 millage comes from a 2025 Collier County Tax Collector bill inside Olde Cypress.
Olde Cypress has no Community Development District. Collier County's CDD layer shows none over the community, the state's dissolved special districts list names none, and the only non-ad valorem line on the sampled 2025 bill was garbage at $261.91. Older descriptions claiming a CDD are wrong.
The Olde Cypress rules that affect a Strada Bella at Olde Cypress sale are the master leasing limits, the two-step architectural review, the overnight parking rule and the realtor sign rules, with the 2003 Strada Bella declaration and its amendment on top. A buyer's agent will ask about each.
Under Section 9.13 of the master declaration and the 2013 leasing amendment, no lease may run under 60 days and no home may carry more than four leases a year, with a $100 application fee and a $1,000 refundable deposit. A lease in place transfers with the home unless the contract says otherwise, so share it early.
Any exterior change, a new roof, paint color, pool cage or addition, needs the Strada Bella association's approval and then the master association's under Article X of the restated declaration. A seller planning pre-listing work, a re-roof or impact windows, should start the approval clock early.
No vehicle may be parked on the streets overnight, and no more than two cars may sit in a driveway. Golf carts may use community streets under Section 9.31, which turns the 1.36-mile trip to the clubhouse into a cart ride. Section 9.18 allows common household pets, leashed outdoors.
The one Strada Bella at Olde Cypress home to close through the MLS since September 2022 spent 11 days on market; add about 30 to 60 days for inspections, the estoppel and a financed closing. Across Olde Cypress, 63 of 107 MLS closings over 48 months, about 59 percent, landed from January through May.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser recorded sales file dated 29 Aug 2026)
Two to four weeks to prepare the valuation, inspection, wind mitigation report, club figures, estoppel request, permit history and flood file. Then the market period, 11 days for the April 2025 home and a median 29 days across Olde Cypress. Then 30 to 60 days under contract.
Five of the 18 Strada Bella owners mail their tax bills outside Florida, so some Strada Bella sellers sell from somewhere else. Marc Comisar handles access through the gate, contractors, inspections and the final walkthrough, and a Florida closing can be completed by mail or remote notary.
Your Strada Bella listing should say what a portal cannot: an estate golf lot on a dead-end court, a P.B. Dye course and 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 about the Olde Cypress community.
The course is 18 holes, par 72, built in 1999 as the first P.B. Dye design in Collier County, with greens resurfaced and 98 bunkers rebuilt in 2021, per Golfweek. The club's first renovation phase reopened in early March 2026 and the Greenside Grille opened in late April 2026, a $16 million project funded by the club's owner with no member assessment, per Club + Resort Business.
Strada Bella 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 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. From there it is about 1.6 road miles to I-75 Exit 111, 7.3 miles to Mercato, 8.2 miles to Vanderbilt Beach and 14.5 miles to Fifth Avenue South, on the free-flow OSRM routing model; add about 1.4 miles for a Strada Bella Court start.
You get a free Strada Bella 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 April 2025 Strada Bella Court closing, the county record and the estate sales inside the gate, with your buyer's club, fee and tax picture beside it. No cost and no obligation.
You receive every Strada Bella sale with its date and source, a per-square-foot analysis that never mixes county footprint area with MLS living area, the live estate competition with price histories, the club's written figures and your estoppel items, your flood zone and FEMA letter status, and a recommended list price with a defensible range. Request it through our Strada Bella at Olde Cypress home valuation page or the McGreevy and Comisar valuation form.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Buying as well? Read how we help buyers purchase in Strada Bella at Olde Cypress.
Few Strada Bella homes come up for sale: none in the last twelve months and none recorded in 2022, 2023 or 2024. The owner who sells next should see the evidence and the number before committing to anything, and should call us first, because the next Strada Bella sale sets the comparable for every neighbor on the court.
McGreevy and Comisar are a top-reviewed listing team on Google, and the quotes below are genuine five-star client reviews any Strada Bella at Olde Cypress seller can check, 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.
★★★★★ "Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive." Verified Google review
★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Verified Google review
★★★★★ "Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals." Verified Google review
★★★★★ "Very professional, knowledgeable and responsive. We have had experience with them in both selling and buying a home. We recommend them highly." Verified Google review
A Strada Bella at Olde Cypress specialist matters because the facts that decide this sale live in documents rather than in a listing feed: a 2003 declaration on Tract 7, a club membership that passes by covenant, fees nobody publishes, seven FEMA letters on one court, and a neighborhood that has recorded one sale since 2021.
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 runs pricing, marketing, data and the association paperwork. Reach him at (239) 898-6072, and read his Jesse McGreevy agent profile.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs showings through the gate, buyer agent conversations, inspections and the on-site work that lets an out-of-state owner sell without flying down. Reach him at (239) 287-5873, and read his Marc Comisar agent profile.
A general agent may price a Strada Bella home off the Olde Cypress median, divide a county footprint into a sale price, quote a portal's club figure, repeat the old CDD claim or miss the FEMA letter on the file. For the community-wide view, see our Olde Cypress seller page; for the court itself, our Strada Bella at Olde Cypress neighborhood guide.
Two in three Strada Bella at Olde Cypress homes are homesteaded, and a homesteaded seller staying in Florida should treat the sale and the next purchase as one plan. We run both sides together, including the timing of two closings and the Save Our Homes portability claim for a new Florida homestead.
Some owners move to a larger Da Vinci Estates home or a smaller Santorini villa, and the social membership follows the new deed. If your next home is here, see how we help buyers purchase in Strada Bella at Olde Cypress, and value the home you are leaving through our Strada Bella home valuation.
If your next home is elsewhere, start with how we represent buyers in Naples, our Naples real estate guide, or call Marc Comisar at (239) 287-5873. Homestead status is fixed on January 1 each year, and we sequence both closings around that date.
These are the questions Strada Bella at Olde Cypress owners in Naples ask before they sell, covering 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 valuation built from the April 2025 closing and the county record, then assemble the club figures, estoppel request, flood file, wind mitigation report and permit history. Call Jesse McGreevy at (239) 898-6072.
One who prices from every Strada Bella sale rather than the community median, 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.
It depends on living area, lot, golf exposure, build year, condition and flood letter status. The one MLS closing since September 2022 sold at $1,775,000, about $489 per living square foot.
$1,775,000 in April 2025, $1,190,000 in April 2021, and $870,000, $835,000 and $815,000 in 2020, all on Strada Bella Court, per the Collier County recorded sales file and the Southwest Florida MLS.
None. On September 26, 2026 the Southwest Florida MLS showed no Strada Bella home active or pending, and none at Biscayne Place either.
Eighteen detached estate homes on the 2026 preliminary Collier County roll, all on Strada Bella Court, inside the 548-home gated community of Olde Cypress in Naples.
Rarely: 26 qualified county sales since 2004, seven in the last ten years and none in the last twelve months.
The April 2025 home went under contract after 11 days on market. Add 30 to 60 days for inspections, the estoppel and closing.
No MLS window holds more than one Strada Bella closing, so any median would be a single sale. We list every sale instead and use the county's history since 2004 for the long view.
With no Strada Bella listing and about 2.3 months of supply across Olde Cypress, supply favors the seller. Across the community the median sale still closed at 97.52 percent of list, so price discipline matters.
Strada Bella has 18 homes to Biscayne Place's 8, which have larger lots and higher just values. Strada Bella has seven FEMA letters and a 2025 sale; Biscayne Place last recorded one in January 2022.
Wait only with a reason: a lease, a tax date or a repair. The court has no competing listing now, and the 2025 sale set a strong comparable.
About 59 percent of Olde Cypress MLS closings over 48 months landed from January through May, and the April 2025 Strada Bella sale closed at the tail of that season. Listing in November or December meets buyers as they arrive.
A model needs many recent similar sales; Strada Bella had none in a year, so it borrows other neighborhoods' sales and cannot read a FEMA letter.
The social membership does, automatically, under Section 14.02 of the master declaration. Golf is a separate, optional purchase from the club, and the club describes its golf model as non-transferable.
No. The Club at Olde Cypress is privately owned and non-equity, so there is no equity certificate to redeem.
The club does not publish them, and third-party figures conflict. We get written figures from the club's membership office at (239) 596-4797 before listing.
No. Collier County's CDD layer shows none over Olde Cypress, and the only non-ad valorem line on a sampled 2025 bill was garbage at $261.91.
The Strada Bella association invoices quarterly, including the master share and basic exterior landscaping, but the amount is published only on the resident portal. The estoppel certificate is the reliable figure.
Alliant Property Management, which also manages the master association.
Section 8.13 lets the master association collect one at transfer of title, in a Board-set amount we could not locate publicly. The estoppel states it, and the contract decides who pays.
The association's statement of what is owed on your home, capped at $299 plus $119 for rush delivery under Florida Statutes 720.30851; the seller customarily pays.
The Florida Statutes 720.401 homeowners association disclosure summary, before the buyer signs. Missing it lets the buyer void the contract until closing.
Known material defects under Johnson v. Davis, the Section 689.302 flood disclosure, the Section 689.261 property tax summary and the 720.401 summary.
On the effective 2012 FEMA map, 12 Strada Bella footprints sit wholly in Zone AH, 5 partly and 1 in Zone X; the March 2025 preliminary map puts all 18 in Zone X, but it is not effective yet. Check your address for a FEMA letter.
Yes, for a financed buyer. Seven letters cover Strada Bella property; a letter for your address answers the lender's flood question on day one.
Evacuation Zone E on Collier County's layer, in the state's Category 4 storm surge zone, about 6.7 miles inland.
Usually, if you are homesteaded. The median Strada Bella bill is $9,545 on the 2026 preliminary roll, and a buyer's assessment resets toward just value after the sale.
In Collier County the buyer customarily pays the owner's title policy and chooses the closing agent. The contract controls, so confirm it in writing.
Yes, within master association rules: public open houses Saturday and Sunday from noon to 5 p.m., and one standardized green wooden For Sale sign.
Yes. A lease in place transfers with the home unless the contract says otherwise, so share it early.
No. Fairway Preserve at Olde Cypress is a 264-unit condominium with its own gate off Immokalee Road, outside the master association and the club covenant.
Request a Strada Bella home valuation, pull your permit history and FEMA letter status, and ask the club for its written figures. Call Jesse McGreevy at (239) 898-6072.
Every Strada Bella at Olde Cypress figure on this page traces to a primary source below, as of September 2026: the MLS, the county roll and recorded sales, recorded declarations, state filings, the club, Florida Statutes and FEMA. No listing portal or competing brokerage is cited.
Market data and county records
The associations, state filings and recorded documents
The Club at Olde Cypress
Florida statutes and state agencies on selling
Flood, storm and insurance
Schools, roads and location
Our related pages
Every row below links the authority that publishes the document, so a Strada Bella at Olde Cypress seller sees the official version; documents that are not public are named at the end.
| Document | What it settles | Official authority |
|---|---|---|
| Strada Bella Declaration of Covenants, OR 3397 PG 1946 | The neighborhood's covenants, lots and common tracts | Olde Cypress Master Association, PDF |
| October 2003 amendment to the Strada Bella declaration | Ties the land to Tract 7 of Olde Cypress Unit One | Olde Cypress Master Association, PDF |
| 2019 Amended and Restated Declaration for Olde Cypress, OR 5700 PG 1118 | Mandatory social membership (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 and four leases a year | Olde Cypress Master Association, PDF |
| Olde Cypress neighborhood site map | Where Strada Bella, the gate house and the clubhouse sit | Olde Cypress Master Association, image |
| Florida Statutes 720.401 | The pre-contract disclosure summary | Florida Senate |
| Florida Statutes 720.30851 | Estoppel contents and fee caps | Florida Legislature |
| Florida Statutes 689.302 | The residential flood disclosure | Florida Legislature |
| Uniform Mitigation Verification Inspection Form | The wind mitigation report a buyer's insurer asks for | Florida Office of Insurance Regulation |
| FEMA Map Service Center | The flood zone and any letter for your address | FEMA |
Documents that matter to a Strada Bella sale but are not public: the club's current dues and golf figures, from the membership office at (239) 596-4797; the Strada Bella association's budget and quarterly assessment; the master working capital contribution amount; and the estoppel certificate for your home.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, list and sell homes across Southwest Florida from an office in Bonita Springs, and Strada Bella at Olde Cypress sits inside the North Naples market we work every week. The owner who sells next should call us first for a Strada Bella at Olde Cypress home valuation; buyers can start with how we represent buyers in Naples.
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 26, 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.
