Cypress Landing Townhomes for Sale in Fort Myers, FL
Cypress Landing homes for sale are two-story, fee-simple attached townhomes built 2004 to 2005 at the northwest corner of Six Mile Cypress Parkway and the Winkler Avenue Extension, inside the City of Fort Myers (Lee County taxing district 090), ZIP 33966. The recorded plat, WINKLER 39 in Plat Book 75, Pages 93 to 99, creates 380 lots; the 2026 Lee County roll lists 378 home parcels. One mandatory association, Cypress Landing Association, Inc. (Sunbiz N04000003965), runs the community. Lee County recorded 23 qualified Cypress Landing sales at a median of $175,000 in the 12 months through September 25, 2026 (the newest sale in the Lee County file), from $130,000 to $235,000. Cypress Landing is one section of our Fort Myers homes for sale and communities guide. Updated October 2026.
This page shows live Cypress Landing listings, what Cypress Landing townhomes actually sold for on the Lee County record, how the floor plans and streets differ in price, and the association dues, maintenance split, leasing and pet rules, flood facts, schools and drive times that come with a Cypress Landing address. Every figure names its record and date, and every source is listed at the bottom of the page.
By Jesse McGreevy and Marc Comisar, Domain Realty Group. Data updated: October 2026. Call Domain Realty Group at 239-441-2816.
Key takeaways for Cypress Landing buyers
- Cypress Landing is a gated community of two-story attached townhomes inside the City of Fort Myers, ZIP 33966; the recorded plat creates 380 lots, and the 2026 Lee County roll lists 378 home parcels plus 14 association tracts.
- The homes are fee-simple townhomes on individually deeded lots joined by party walls, not condominiums: the 2014 recorded amendment (Instrument 2014000097080) states "Cypress Landing is not a condominium."
- Lee County recorded 23 qualified Cypress Landing sales in the 12 months through September 25, 2026, at a $175,000 median, against 10 sales at $195,000 in the 12 months before that, a 10.3 percent lower median.
- Every one of the 23 recent sales was a resale, from $130,000 to $235,000, and the median was $153 per square foot of heated living area.
- The 2026 Lee County roll dates every home to 2004 or 2005, with a median heated area of 1,132 square feet (range 1,028 to 1,452), 320 two-bedroom homes and 58 three-bedroom homes.
- The 2026 association dues are $440.00 per home per month ($5,280 a year), and they include cable TV and internet, landscaping, the pool, trash, gate security, the lakes, irrigation and the building master insurance.
- Under the 2014 amendment the association maintains, repairs and insures the roof, exterior walls, foundation and slab; owners keep windows, doors, garage doors, lanai framing and air conditioning.
- The 2026 property tax rate for taxing district 090 (City of Fort Myers) is 16.9702 mills, about $1,697 per $100,000 of taxable value, and no community development district appears in the district's levies.
- Leases need association approval, a 6-month minimum and an application 30 days ahead, and the August 19, 2026 application form adds a limit of two leases a year; no recorded age restriction was found.
- All 60 sampled Cypress Landing lots sit in FEMA Zone X (area of minimal flood hazard) on panel 12071C0427G, the community is in Lee County Evacuation Zone D, and the City of Fort Myers holds a Community Rating System Class 6 from October 1, 2025.
Cypress Landing homes for sale right now
Cypress Landing homes for sale are linked below, filtered to the Cypress Landing development and sorted by price, with a second search that shows the lowest-priced townhomes first. Every home in Cypress Landing is a two-story attached townhome on its own lot.
Data updated: October 2026. Days on market, sale-to-list ratios and active-listing counts come from the MLS and are being added in our next data refresh.
Listing data refreshes from the MLS throughout the day, and a listing shown may already be under contract. Every Cypress Landing home but one carries ZIP 33966 on the county roll, so homes for sale in Cypress Landing Fort Myers and Cypress Landing Fort Myers FL 33966 searches return the same set. Some portals label these homes as condos; the recorded documents describe fee-simple townhomes, and our search uses the development name, not a property type.
Ready to tour Cypress Landing homes?
Tell us which floor plan, lake view, garage and price range you are weighing and a Domain Realty Group agent will set up gate access and showings. Contact Domain Realty Group, call 239-441-2816, or search all Southwest Florida listings.
What the county roll says about Cypress Landing homes
The 2026 Lee County roll codes all 378 Cypress Landing homes as DOR use 01, single family, because each townhome sits on its own deeded lot; the roll has no condominium code here. Every one of the 378 is two stories, none has a private pool, 41 percent show a garage, and 149 carry a lake view code. The median lot is 0.042 acre.
What do homes in Cypress Landing sell for?
Cypress Landing townhomes sold at a median of $175,000 on the Lee County record across 23 qualified sales in the 12 months through September 25, 2026 (the newest sale in the Lee County file), from $130,000 to $235,000. The prior 12 months recorded 10 sales at a $195,000 median.
Data updated: October 2026. We tracked every qualified Cypress Landing sale on the Lee County file to build the tables below.
| Lee County recorded sales | Sales | Median | Low | High | Median $ per heated sq ft |
|---|---|---|---|---|---|
| 12 months, all homes | 23 | $175,000 | $130,000 | $235,000 | $153 |
| 12 months, builder-direct | 0 | ||||
| 12 months, resale | 23 | $175,000 | $130,000 | $235,000 | $153 |
| Prior 12 months, all homes | 10 | $195,000 | $134,900 | $261,500 | $181 |
| 24 months, all homes | 33 | $179,900 | $130,000 | $261,500 | $156 |
Source: Lee County Property Appraiser sale and parcel files, DOR-qualified improved sales over $1,000, index built October 28, 2026. The 12 months run September 26, 2025 to September 25, 2026 and the prior 12 months September 26, 2024 to September 25, 2025. The newest Cypress Landing sale in the file was recorded September 10, 2026. Every one of the 23 sales was a resale, and no multi-parcel deed was excluded.
The Cypress Landing price trend since 2015
The county record shows a long flat stretch, a jump in 2021 and 2022, and a step back in 2025. From 2015 through 2020 the yearly median stayed between $119,000 and $140,000. It reached $178,900 in 2021 and $250,000 in 2022, held at $260,000 in 2023 and $265,000 in 2024, then recorded $179,900 in 2025.
| Year | Sales | Median | Builder-direct sales | Median $ per heated sq ft |
|---|---|---|---|---|
| 2015 | 43 | $119,000 | 0 | $104 |
| 2016 | 41 | $125,000 | 0 | $110 |
| 2017 | 43 | $132,000 | 0 | $117 |
| 2018 | 31 | $134,000 | 0 | $121 |
| 2019 | 25 | $140,000 | 0 | $123 |
| 2020 | 44 | $134,300 | 0 | $123 |
| 2021 | 38 | $178,900 | 0 | $150 |
| 2022 | 40 | $250,000 | 0 | $219 |
| 2023 | 22 | $260,000 | 0 | $231 |
| 2024 | 15 | $265,000 | 0 | $219 |
| 2025 | 17 | $179,900 | 0 | $165 |
| 2026 (to date) | 15 | $175,000 | 0 | $155 |
Source: Lee County Property Appraiser sale files by calendar year. Builder-direct is estimated as the first qualified sale within one year of the year built, so every sale since 2015 counts as a resale. The busiest year was 2020, with 44 sales; the 2024 median of $265,000 is the high point of the series, and the 2023 figure of $231 per heated square foot is the high point for price per square foot.
Price bands in the last 12 months
All 23 recorded Cypress Landing sales in the latest 12 months closed under $300,000. Read from the county's list of the 23 sales, 1 closed under $150,000, 10 between $150,000 and $174,999, 4 between $175,000 and $199,999, and 8 between $200,000 and $235,000. The $150,000 to $174,999 band was the busiest, and seven sales landed at $154,000 or $155,000.
The highest and lowest recent Cypress Landing sales
| Highest 12-month sales | Recorded | Price | Heated sq ft | Built |
|---|---|---|---|---|
| 8163 Pacific Beach Dr | December 8, 2025 | $235,000 | 1,184 | 2005 |
| 10028 Pacific Pines Ave | December 8, 2025 | $225,000 | 1,184 | 2004 |
| 8179 Pacific Beach Dr | May 29, 2026 | $225,000 | 1,449 | 2005 |
| 10083 Poppy Hill Dr | July 13, 2026 | $224,000 | 1,448 | 2004 |
| 10058 Pacific Pines Ave | May 15, 2026 | $218,000 | 1,184 | 2004 |
| Lowest 12-month sales | Recorded | Price | Heated sq ft | Built |
|---|---|---|---|---|
| 10045 Lone Cypress St | August 31, 2026 | $130,000 | 1,028 | 2004 |
| 8293 Pacific Beach Dr | July 23, 2026 | $154,000 | 1,132 | 2005 |
| 8162 Pacific Beach Dr | December 15, 2025 | $155,000 | 1,132 | 2005 |
| 10101 Poppy Hill Dr | December 15, 2025 | $155,000 | 1,184 | 2004 |
| 8140 Pacific Beach Dr | December 15, 2025 | $155,000 | 1,132 | 2005 |
The highest qualified Cypress Landing sale anywhere in the county file is $334,000 for 10090 Pacific Pines Ave, recorded June 22, 2023, a 1,308 square foot home built in 2004. No Cypress Landing sale above $300,000 has been recorded since that one.
Price per square foot in Cypress Landing
County dollars per square foot on this page use heated (living) area from the Lee County roll, not total area under roof, so garages and lanais are not counted. On that basis the 12-month median was $153 per square foot, against $181 in the prior 12 months and $156 over 24 months. The calendar-year high was $231 in 2023, and the 2026 year to date sits at $155.
Price by home size in the last 12 months
Size and finish move price more than anything else on the Cypress Landing record. Three sales of 1,028 square foot homes ran from $130,000 to $175,000, eight sales of 1,132 square foot homes from $154,000 to $200,000, and eight sales of 1,184 square foot homes from $155,000 to $235,000. The three sales of homes over 1,300 square feet ran from $200,000 to $225,000. These ranges are read directly from the county's list of the 23 sales.
The Cypress Landing streets with the most sales
Pacific Beach Drive recorded the most sales in the latest 12 months, 9, from $154,000 to $235,000, with a median of $174,000 across the 9. Pacific Pines Avenue and Poppy Hill Drive recorded 4 each, Lone Cypress Street 3, Casa Palermo Circle 2 and Spyglass Hill Lane 1. Pacific Beach Drive also has the most homes, 174 on the county parcel layer.
When the recent sales closed
The 23 sales were not spread evenly. Seven were recorded in December 2025 alone, four of them on December 15, then two in February 2026, three in May, two in June, two in July, four in August and two in September. No qualified Cypress Landing sale was recorded in January, March or April 2026, a pattern that small samples often show.
What the county record cannot show
The county file records the price and the date a deed was recorded. It does not record the asking price, how long the home was listed, its condition or how many homes are for sale today. Those are MLS fields, and they are being added in our next data refresh; the listing links above show current inventory now.
Cypress Landing townhomes and floor plans compared
Cypress Landing is one platted community with one product: two-story attached townhomes on individual lots, joined by party walls, along six streets. The Transeastern plan sheet names six floor plans, and the 2026 Lee County roll measures heated areas from 1,028 to 1,452 square feet, with a median of 1,132.
Data updated: October 2026.
| Cypress Landing plan (Transeastern sheet) | Printed air-conditioned area | Notes read from the sheet |
|---|---|---|
| Admiral | 1,132 sq ft | Primary suite on the second floor; covered, screened lanai |
| Bridgeport | 1,223 sq ft | Interior and end-location versions |
| Dover | 1,130 sq ft (1,571 total with garage and lanai) | Garage about 21 by 11 feet |
| Gulfstream | 1,129 sq ft (1,528 total) | Garage about 20 by 11 feet |
| Ensign | 1,273 sq ft (1,672 total) | Loft option and garage |
| Fleetwood | Not legible on the scan | Listed on page 6 of the sheet |
Source: "Transeastern Homes at Cypress Landing" plan sheet posted by the association, read October 28, 2026. Plan areas are as printed by the builder; the county's heated area for the exact home is the figure to use.
Fee-simple townhomes, not condominiums
Each Cypress Landing owner holds a deed to a platted lot. The 2004 declaration defines an owner as the record owner of "the fee title to a LOT," Article 10 governs party walls, and the 2014 recorded amendment states "Cypress Landing is not a condominium." That same amendment applies Florida's condominium insurance statute to the buildings as if it were one, which is why the association insures the structures.
The Transeastern floor plans
Transeastern Homes built Cypress Landing, and its sales sheet listed six plans. The Admiral is printed at 1,132 square feet, the Bridgeport at 1,223, the Dover at 1,130, the Gulfstream at 1,129 and the Ensign at 1,273, with the Fleetwood's figure not legible. The sheet shows two-bedroom plans with an optional third bedroom or loft, and garages on the Dover, Gulfstream and Ensign.
Two-bedroom and three-bedroom homes on the roll
The 2026 Lee County roll lists 320 Cypress Landing homes with two bedrooms and 58 with three, a median of two. Heated area runs from 1,028 to 1,452 square feet. Because a loft or den can be finished as a bedroom, the roll's bedroom count for a specific home is worth checking against the listing.
Garages, lanais and parking
The 2026 roll shows a garage on 41 percent of Cypress Landing homes, so most homes rely on a driveway instead. The association's Rules allow no more than 2 vehicles per resident on the property permanently, bar street and grass parking, and allow no permanent garage enclosure or conversion to living space. Patio and lanai extensions need board and architectural review approval.
Lake lots in Cypress Landing
The roll's land view code marks 149 of the 378 Cypress Landing homes as lake lots and leaves the other 229 blank. The lakes are five association tracts, C to G, totaling 4.43 acres on the county parcel layer, and lake maintenance is paid from the monthly dues. A lake view code is a roll field, not a survey, so check the plat for the exact lot.
The six Cypress Landing streets
Every Cypress Landing home sits on one of six streets: Pacific Beach Drive (174 homes), Pacific Pines Avenue (60), Spyglass Hill Lane (57), Poppy Hill Drive (50), Lone Cypress Street (19) and Casa Palermo Circle (18), per the Lee County parcel layer read October 28, 2026. No other legal description sits on those streets, so a home on them is in Cypress Landing.
Lot sizes and acreage
Cypress Landing covers 33.7 acres on the county parcel layer: 16.30 acres in the 380 homesites and 17.41 acres in the 14 association tracts. The median lot on the 2026 roll is 0.042 acre. The South Florida Water Management District permit filed with the declaration describes "33.73 acres" of the development known as WINKLER 39.
Year built and the build-out
The 2026 roll dates every Cypress Landing home to 2004 or 2005, with a median year built of 2004: 204 homes fall in the county's 2000 to 2004 band and 174 in its 2005 to 2009 band. No sale in the county file since 2015 is counted as builder-direct, so every home for sale today is a resale.
Assessed values on the 2026 roll
The 2026 Lee County roll gives a median just value of $150,670 and a median taxable value of $125,982 across the 378 Cypress Landing homes. Taxable value reflects homestead and other exemptions and caps, so it varies from home to home; the exact figure is on each parcel's TRIM notice and tax bill.
How many homes are in Cypress Landing?
Cypress Landing's recorded plat creates 380 lots, numbered 1 through 380 with no gap, plus 14 association tracts, A to N; the 2026 Lee County roll lists 378 home parcels. Both counts describe the same community, WINKLER 39 in Plat Book 75, Pages 93 to 99, and every lot is built.
Data updated: October 2026.
The plat, the lots and the 14 association tracts
The live Lee County parcel layer, read October 28, 2026, returns 394 parcels under the WINKLER 39 legal: 380 homes on lots 1 to 380 and 14 common tracts owned by Cypress Landing Assn Inc. The 2013 recorded amendment sets owner approval at "at least 191 votes," a majority of 380.
| Association tract | Acres | County use |
|---|---|---|
| A | 8.272 | Right of way (internal roads) |
| B | 0.559 | Recreational area (clubhouse, 10036 Lone Cypress St) |
| C, D, E, F, G | 4.432 in all | Submerged lakes (the five community lakes) |
| H, I, J, K, M, N | 4.099 in all | Buffer, conservation and water retention |
| L | 0.046 | Park, privately owned |
Source: Lee County parcel layer, tracts owned by the association, read October 28, 2026.
Why the roll count is 378, not 380
The 378 figure comes from the October 25, 2026 Lee County parcel file as indexed for this page; one of those homes, lot 18, carries ZIP 33912 on the roll and the other 377 carry 33966. The live parcel layer shows five lots with a placeholder site address and no ZIP, and the exact cause of the two-parcel gap has not been settled.
Cypress Landing name traps
Several same-name filings are not this community. Sunbiz lists a Cypress Landing Condominium Association, Inc. (N05000008179) managed from Tamarac, Cypress Landing Apts LP (B19000000202), a Pennsylvania limited partnership, and Cypress Landing Orange County Homeowners (N94000002765). None is the Fort Myers association, N04000003965, and the Lee County parcel layer shows no Cypress Landing apartment parcel.
Is Cypress Landing a 55+ community?
No recorded age restriction was found for Cypress Landing. A full read of the 2004 declaration, the 2013 and 2014 amendments, the November 2025 Rules and the August 19, 2026 Application for Occupancy found no 55+ or 62+ language, so Cypress Landing has no published age rule. We state that as a records fact, not as advice.
What federal and Florida law require of a 55+ community
Under 42 U.S.C. 3607(b)(2), housing for older persons qualifies as 55 and older only when at least 80 percent of occupied units have at least one occupant 55 or older and the community publishes and follows age-verification policies. No Cypress Landing document reviewed sets up that structure, so the exemption does not apply.
What the documents do contain
The 2026 Application for Occupancy asks for each occupant's name and date of birth as screening data for the association's approval, not as an age rule. Ask for the full governing documents with the resale package for any Cypress Landing home.
Is Cypress Landing gated?
Yes. Cypress Landing has a controlled-access gated entry operated by the association, and gate security is one of the services the association lists as covered by the 2026 dues. The 2004 declaration says a controlled access facility "may, but will not be required," and the gate today is attendant-free.
Data updated: October 2026.
Gate access stickers
The November 2025 Rules describe RFID headlamp stickers for the gate, sold at cost, and add that a sticker is "not required, it is a convenience."
The gate contract in 2026
The association's May and June 2026 newsletter reports that the gate security vendor's contract ends in fall 2026 and that the board is reviewing companies to replace it. The board's choice had not been published when this page was written, so ask the association office for the current gate arrangement.
Leasing and use rules in Cypress Landing
Cypress Landing homes can be leased within recorded limits. Every lease needs association approval, the minimum term is 6 months, and the application is due 30 days before occupancy (declaration section 7.15; Rules, November 2025). The August 19, 2026 application form adds a limit of two leases a year. We state these as rules, not as rental advice.
Data updated: October 2026.
The Cypress Landing leasing rule
Section 13 of the November 2025 Rules says "all leases must be approved by the Association" and that "no lease shall be for a period of less than 6 months." Section 7.15 of the recorded declaration sets the same minimum. The application goes in 30 days before the tenant moves in, with the current application fee. Because no lease may run under 6 months, nightly and weekly rentals are not allowed.
The August 19, 2026 Application for Occupancy
The association's Application for Occupancy, revised August 19, 2026, covers both purchases and leases. For leases it states "no more than 2 leases per year," a limit that does not appear in the declaration or the Rules. Whether it binds owners who bought earlier is a legal question we do not answer; confirm the current rule with the association before you sign.
The application fee
The 2018 Rules set the occupancy application fee at $100. The November 2025 Rules and the 2026 form refer only to the "current application fee," paid through an online payment page named on the form, and the amount is not printed. Ask the association office for the fee in effect for your closing or lease date.
Guests
Under section 16 of the November 2025 Rules, a guest who stays longer than one month must apply for occupancy like any other resident. Short visits need no application. The rule sits alongside the 6-month lease minimum, so a stay of a month or more is treated as occupancy, not a visit.
Pets in Cypress Landing
Owners may keep common household cats and dogs, and section 19 of the Rules says "only 2 pets are allowed." The 2026 application adds no more than 2 dogs and no pit bull terriers, and the 2004 declaration has its own weight test (two pets if both are under 50 pounds, otherwise one). Tenants may keep cats only, up to two. Every pet is registered at the office.
Vehicles and parking
The Rules allow no more than 2 vehicles per resident on the property permanently, and no street, grass or overnight street parking. Vehicles over 19 feet may park only in a driveway, and trucks with more than 2 axles, RVs, campers, trailers and boats may not be kept outside a garage. Towing follows one warning.
Fences, pools and exterior changes
The Rules bar fences on any lot, portable or accessory buildings, private pools and spas, and basketball backboards. Garages may not be permanently enclosed or turned into living space. The association's 2026 Patio, Lanai Extension and Driveway Guidelines require earth-tone pavers, allow no fences on extensions, and need board and architectural review committee approval before work starts.
Hurricane shutters, grills and home businesses
Section 22 of the Rules lets owners put up hurricane shutters "no earlier than 72 hours" before a storm, following county emergency information, and requires them down within 30 days. Grills must stay 10 feet from a building under City code, fire pits are not allowed, and no business may bring customers to a home.
Who runs Cypress Landing?
Cypress Landing is governed by one mandatory homeowners association, Cypress Landing Association, Inc., a Florida not-for-profit corporation filed April 20, 2004 (Sunbiz N04000003965) and active, with its 2026 annual report filed March 19, 2026. There is no sub-association and no community development district. Owners elect the board, which meets monthly.
Data updated: October 2026.
The association on Sunbiz
The Sunbiz record for Cypress Landing Association, Inc. lists its principal address at the clubhouse, 10036 Lone Cypress Street, Fort Myers FL 33966, changed March 7, 2024, and its mailing address and registered agent in care of a Cape Coral property management company. Annual reports have been filed every year since 2005, and the last amendment event is dated August 23, 2013.
The recorded Cypress Landing documents
| Instrument | Recorded | What it does |
|---|---|---|
| Declaration of Covenants and Restrictions of Cypress Landing, OR Book 4282, Pages 1445 to 1519, Instrument 6254306 (75 pages) | 2004 (date not legible on the scan) | Creates the association, assessments, use rules, insurance and party walls; 50-year term with automatic 10-year renewals |
| Certificate of Amendment, Instrument 2013000196265 | August 23, 2013 | Sets amendment approval at "at least 191 votes" of owners voting at a meeting |
| Certificate of Amendment, Instrument 2014000097080 | May 9, 2014 | Rewrites insurance, casualty and maintenance: the association maintains and insures the roof and exterior |
| Rules and Regulations, revised November 2025 | Posted December 2025 | Parking, pets, leases, storage, trash, shutters |
| Application for Occupancy, revised August 19, 2026 | Posted August 2026 | Purchase and lease screening, pet and vehicle rules |
Source: Lee County Clerk printouts and association documents posted on the Cypress Landing association site, read October 28, 2026. The declaration was made by Transeastern Properties, Inc. as declarant.
Board meetings and management
The association's site lists board meetings on the third Tuesday of each month at 6 p.m., subject to change. It names a community association manager and an on-site office manager at the clubhouse, and estoppel and lender questionnaire requests go to the manager. The May and June 2026 newsletter said the 2025 audit was nearly complete and would be posted to the owner portal.
What does it cost to own in Cypress Landing?
Cypress Landing ownership costs stack in two main layers: the association's $440.00 monthly dues, which in 2026 cover the building master insurance, exterior and roof upkeep, cable and internet, and property tax at the City of Fort Myers rate of 16.9702 mills. No community development district applies. Every figure below carries its date and source.
Data updated: October 2026.
| Cost layer | Amount | Period and source |
|---|---|---|
| Association dues | $440.00 a month, $5,280 a year | Calendar 2026, association community information page |
| Property tax, district 090 | 16.9702 mills ($1,697.02 per $100,000 of taxable value) | Lee County Property Appraiser, 2026 millage rates, actual column |
| Community development district | None in taxing district 090 | Lee County millage rates; Lee County GIS boundary layers |
| Club or golf membership | None exists | Association site |
| Owner insurance (contents, liability, owner items) | Not published; quote by address | Association documents assign it to the owner |
| Capital contribution, application fee, special assessments | Not published | Ask for the resale package and estoppel certificate |
The $440 monthly dues and what they include
The association lists 2026 dues of $440.00 per home per month, due on the 1st, with interest and a penalty after the 10th and collection after 30 days past due. The board reviews dues each fall and mails a notice and coupon book in December. Assessments are equal for each home under declaration section 11.
The association lists these as included in the 2026 dues: Comcast cable TV and high-speed internet, landscaping and lawn care, pool care, trash and recycling, road maintenance, pest control, gate security, management, street lights and community utilities, the exercise center, building master insurance, commons insurance, the playground, lake maintenance and irrigation.
What the association maintains and insures
| Item | Cypress Landing Association | Owner |
|---|---|---|
| Roof, exterior walls, foundation, slab, party wall structure | Maintains, repairs, replaces (common expense) | Interior partition walls and drywall |
| Exterior painting and cleaning | Periodic | |
| Landscaping, irrigation, lakes, roads, street lights, pest control | Paid from the dues | |
| Windows, screens, lanai framing, sliders, doors, garage door and opener, locks | Owner | |
| Air conditioning and heating, plumbing and electrical serving one home | Owner | |
| Building insurance on the structures | Association buys it; deductibles are a common expense | Owner buys contents, liability and loss assessment cover |
| Flood insurance on the structure | Never required of the association (declaration 8.2.5) | Owner or lender decision |
| Sewer line serving only one home | Owner (main line: association) |
Source: Instrument 2014000097080, recorded May 9, 2014 (sections 5.1.5, 5.2, 8 and 9 as amended); 2004 declaration; association utility lines excerpt. The amendment was adopted at a members meeting on April 22, 2014.
What the owner insures
Because the association insures the buildings, a Cypress Landing owner's policy covers the interior, contents, owner-installed improvements and personal liability; the 2014 amendment recommends liability of $100,000 per occurrence, plus windstorm, flood and loss assessment endorsements for owner items. Premiums are address-specific, and none are quoted here.
One-time costs at purchase
| One-time item | Amount | Date and level |
|---|---|---|
| Working capital contribution | $350 on the first conveyance after the certificate of occupancy | 2004 declaration section 11.4 (current resale figure not published) |
| Resale capital contribution or transfer fee today | Not published | Confirm on the estoppel certificate |
| Application for occupancy fee | Not published (was $100 in the 2018 Rules) | 2026 form, paid online |
| Estoppel certificate | Up to $250 (plus $100 to expedite; up to $150 more if delinquent) | Section 720.30851, Florida Statutes (2025) |
| Termite tenting, when a home is tented | Shared equally by the owners in that building | Declaration section 7.28 |
The estoppel certificate
The estoppel certificate is the association's written statement of what is owed on a home, and it is the document that settles the capital contribution, the application fee and any special assessment. Under section 720.30851 of the Florida Statutes, the association must deliver it within 10 business days, and the standard fee is capped at $250 when nothing is delinquent.
Unpaid dues and the association lien
Under section 720.3085 of the Florida Statutes, unpaid assessments become a lien that relates back to the declaration, the association must give a 45-day written demand before recording a claim of lien, and a new owner is jointly liable for unpaid assessments owed by the seller. The administrative late fee is capped at the greater of $25 or 5 percent of the installment.
Special assessments and reserves
No Cypress Landing special assessment was published in the documents we read. The May and June 2026 newsletter reports insurance roof inspections wrapping up and "roof issues" being resolved, with no dollar figure. The declaration lets the board levy special assessments for deficits or improvements (section 11.1), so ask for the latest budget, board minutes and reserve information.
Is there a CDD in Cypress Landing?
No. The Lee County millage rates for taxing district 090 carry no community development district, MSTU or special district line, and the Lee County GIS boundary layers place the community outside the City fire assessment, stormwater and Solid Waste Area 9 polygons. A single parcel's tax bill is the document that confirms any non-ad valorem line.
Property taxes in taxing district 090
Every Cypress Landing home is in Lee County taxing district 090, City of Fort Myers. The 2026 total actual rate is 16.9702 mills, or $1,697.02 per $100,000 of taxable value. The City's actual rate of 6.9000 mills sits below its proposed 7.3112 and above its rollback rate of 6.6465.
| Taxing authority, district 090 | 2026 proposed | 2026 rollback | 2026 actual |
|---|---|---|---|
| Lee County general revenue | 3.7623 | 3.7292 | 3.7623 |
| Public school, local board | 2.2480 | 2.2725 | 2.2480 |
| Public school, state law | 3.0230 | 3.1044 | 3.0230 |
| City of Fort Myers | 7.3112 | 6.6465 | 6.9000 |
| Lee County Library District | 0.4218 | 0.4189 | 0.4218 |
| SFWMD district-wide | 0.0948 | 0.0906 | 0.0948 |
| SFWMD Everglades construction project | 0.0327 | 0.0312 | 0.0327 |
| SFWMD Okeechobee basin | 0.1026 | 0.0977 | 0.1026 |
| Lee County Hyacinth Control District | 0.0200 | 0.0190 | 0.0190 |
| Lee County Mosquito Control District | 0.2201 | 0.2096 | 0.2096 |
| West Coast Inland Navigation District | 0.0394 | 0.0389 | 0.0394 |
| City of Fort Myers parks voted debt service | 0.1690 | 0.1690 | 0.1170 |
| Total | 17.4449 | 16.8275 | 16.9702 |
Source: Lee County Property Appraiser, 2026 Millage Rates for Lee County, district 090 (page 52 of 104, printed October 9, 2026). The actual column applies to the 2026 tax bill.
How the 2026 rate compares with 2025
The 2025 final total for district 090 was 16.5034 mills, with the City of Fort Myers at 6.5000, per the Lee County Property Appraiser's 2025 millage book. Gulfshore Business reported on September 22, 2026 that City Council voted 5 to 2 for 6.9000 mills plus 0.1170 for the voter-approved parks bond, the two City lines in the 2026 actual column.
When the Cypress Landing tax bill arrives
Lee County mailed 2026 TRIM notices, the proposed-tax notices, in mid-August 2026, WGCU reported on August 18, 2026; the final bill follows the adopted rates. Cypress Landing has no CDD line to add, so the bill is the ad valorem total plus any non-ad valorem line shown on that parcel's own bill.
A worked yearly cost example (illustrative)
Take a Cypress Landing townhome at the 2026 roll's median taxable value of $125,982. Property tax at 16.9702 mills is $2,137.94. Add 12 months of association dues at $440.00, or $5,280.00. The yearly total is $7,417.94 before the owner's own insurance, electricity and any early payment discount.
| Line, illustrative Cypress Landing townhome | Yearly amount |
|---|---|
| Property tax ($125,982 x 16.9702 / 1,000) | $2,137.94 |
| Association dues, 2026 ($440.00 x 12) | $5,280.00 |
| Total | $7,417.94 |
This is arithmetic on dated sources, not a tax bill. Homestead, Save Our Homes and other exemptions change the taxable value, and a sale can reset it, so run it again with the exact home's tax bill.
What amenities does Cypress Landing have?
Cypress Landing's amenities are owned and run by the association and paid through the monthly dues: a clubhouse at 10036 Lone Cypress Street with an exercise center, a swimming pool, wading pool and spa, a playground, five lakes, street lights and a gated entry. There is no golf course or club membership.
Data updated: October 2026.
The Cypress Landing clubhouse and exercise center
The clubhouse sits on Tract B, a 0.559-acre recreational parcel at 10036 Lone Cypress Street, which is also the association's principal address. The association lists clubhouse hours of 4 a.m. to 10 p.m., with the on-site office there. The exercise center is listed both as an amenity and as a service paid from the dues.
Pool, wading pool and spa
The association lists a swimming pool, a wading pool and a spa among the community amenities, with pool care included in the dues. Its site gives pool hours of dawn to dusk, while the May and June 2026 newsletter printed separate seasonal hours, so check the posted pool rules for the current schedule.
The lakes and the playground
Five association lake tracts, C to G, cover 4.43 acres, and lake maintenance is a dues item; 149 homes carry a lake view code on the 2026 roll. The playground is also listed among the services covered by the dues. Tract L, at 8184 Pacific Beach Drive, is a small privately owned park parcel.
Cable, internet and the trash compactor
Comcast cable TV and high-speed internet come to every home under the association's bulk arrangement, as part of the dues. Trash and recycling are included too: the community uses a compactor at the corner of Pacific Pines Avenue and Spyglass Hill Lane, with bulk and recycling rules in the Rules.
Is there golf at Cypress Landing?
No. Cypress Landing has no golf course, golf membership or club, and no club tract exists among association Tracts A to N. Searches for a Cypress Landing golf membership return a North Carolina club of the same name, which is unrelated. Two neighboring communities are compared further down this page.
Community events in 2026
The association's May and June 2026 newsletter lists bunco, a book club and food truck nights among its social calendar, and it posts news and events on its News and Happenings page. Events are run by residents and the association, not by a club.
Is Cypress Landing in a flood zone?
Cypress Landing is mapped outside FEMA's special flood hazard area. In a 60-parcel sample checked against FEMA's National Flood Hazard Layer on October 28, 2026, all 60 lots were in Zone X, an area of minimal flood hazard, on panel 12071C0427G. Zone X is not a promise against water, so check the exact lot.
Data updated: October 2026.
FEMA panel 12071C0427G
FEMA's flood hazard layer places the center of Cypress Landing on countywide flood insurance rate map panel 12071C0427G, effective December 2018, in Zone X with no special flood hazard flag and no base flood elevation. The community's flood insurance community is the City of Fort Myers, NFIP community 125106. Search any address at the FEMA Flood Map Service Center.
The 60-lot flood sample
The 60 sampled lots, drawn at random from the 378 home parcels, run along all six streets: Pacific Beach Drive, Pacific Pines Avenue, Spyglass Hill Lane, Poppy Hill Drive, Lone Cypress Street and Casa Palermo Circle. Every one returned Zone X and none returned a static base flood elevation. A sample is a screen, not a determination; the FEMA panel and an elevation certificate for the exact address decide flood insurance.
What Zone X means for a Cypress Landing owner
The 2004 declaration says the association is never required to buy flood insurance on the structure (section 8.2.5), so flood cover is the owner's decision or the lender's requirement. Zone X lots sit outside the special flood hazard area that triggers the federal flood insurance requirement, but a lender may still ask for a policy, and premiums depend on the building.
The March 2, 2027 flood map update
FEMA's list of map updates effective March 2, 2027 names the Village of Estero and unincorporated Lee County only. The City of Fort Myers, NFIP community 125106, is not on that list, so Cypress Landing's panel does not change on that date. The list says nothing about later revisions.
The City of Fort Myers flood insurance discount
The City of Fort Myers moved from Community Rating System Class 9 to Class 6 on October 1, 2025, a 20 percent discount on National Flood Insurance Program premiums, according to the City. WGCU reported the change would reach about 6,000 policies. Unincorporated Lee County, a separate community, receives 25 percent. A specific premium still depends on the policy and the building.
Cypress Landing evacuation zone
Lee County's evacuation layer returns Evacuation Zone D, Surge Zone 4, at the center of Cypress Landing, read October 28, 2026. An evacuation zone measures storm surge exposure and is separate from a FEMA flood zone. During Helene and Milton in 2024, Lee County's evacuation orders covered Zones A and B, so check the county's current lookup before any storm.
Hurricane Ian in 2022
Hurricane Ian made landfall at Cayo Costa on September 28, 2022 as a Category 4 storm with 130-knot winds, per the National Hurricane Center. The center measured 5 to 8 feet of inundation above ground along the Caloosahatchee at Fort Myers and a gauge reading of 7.26 feet above mean higher high water. No Cypress Landing-specific damage record was found; that is not a statement that no home was damaged.
Hurricanes Helene and Milton in 2024
The National Weather Service recorded a Fort Myers gauge peak of 5.12 feet above mean higher high water in Helene and 5.27 feet in Milton, second only to Ian. Milton brought Lee County gusts of 70 to 80 mph and an EF-2 tornado in Fort Myers, and the City reported more than $77 million in Milton damage and more than $16.8 million in Helene damage.
Building insurance and roof inspections
Under the 2014 amendment the association insures the Cypress Landing buildings as a common expense, and the board sets the deductibles. The May and June 2026 newsletter reported that insurance roof inspections were wrapping up. Ask for the current master policy summary, the deductible and any related assessment in the resale package.
Schools near Cypress Landing
Cypress Landing falls in the School District of Lee County's elementary Proximity Zone J, middle Zone MM and high school South Zone, sub-zone S1, in the district's 2026-27 Student Enrollment Plan. Lee County assigns students by choice among the schools in a zone, not to one neighborhood school, so confirm any address with the district's lookup.
Data updated: October 2026.
| Level | 2026-27 zone | Schools listed for the zone | 2026 grade | 2025 grade |
|---|---|---|---|---|
| Elementary | Zone J | Colonial Elementary | C | C |
| Elementary | Zone J | Gateway Elementary | B | B |
| Elementary | Zone J | Ray V. Pottorf Elementary | B | B |
| Elementary | Zone J | Treeline Elementary | B | C |
| Middle | Zone MM | Cypress Lake Middle | A | A |
| Middle | Zone MM | Lexington Middle | B | C |
| High | South Zone S1 | Cypress Lake High | A | B |
| High | South Zone S1 | Fort Myers High | A | B |
| High | South Zone S1 | Dunbar High | C | C |
| High | South Zone S1 | South Fort Myers High | C | C |
Source: The School District of Lee County 2026-27 Student Enrollment Plan (zone contents); Florida Department of Education 2026 school grades workbook and results packet (grades for the 2025-26 school year).
How the Lee County choice zones work
The district's school zones page says the enrollment plan is subject to School Board action and explains how students request a school outside their proximity zone. The zone letters for Cypress Landing come from the district's choice-zone plan; the school a specific address may attend is confirmed only by the district's address lookup, which this page did not run.
2026 school grades
The Florida Department of Education's 2026 grades, released for the 2025-26 school year, are shown in the table above with the 2025 grade beside each. A letter grade is a state accountability measure calculated on the state's formula, and this page does not rank schools. The district's own July 2026 report matches the state file.
The Lee County district grade
The School District of Lee County earned a B for 2025-26. Its July 2026 grades report counted 24 A schools and 29 B schools, with no D or F schools, matching the Florida Department of Education's district grade file.
Hospitals and healthcare near Cypress Landing
Of the hospitals measured for this page, Cypress Landing is closest to Gulf Coast Medical Center, about 5.3 miles away straight-line. By road, HealthPark Medical Center is about 11.0 miles and 20 minutes and Cape Coral Hospital about 11.5 miles and 22 minutes in free-flow traffic. Lee Health has also announced a new Fort Myers campus on Challenger Boulevard.
Data updated: October 2026.
| Hospital | From the center of Cypress Landing | Basis |
|---|---|---|
| Gulf Coast Medical Center (Lee Health) | 5.3 mi | Straight-line |
| HealthPark Medical Center (Lee Health) | 11.0 mi, about 20 minutes | OSRM road route, free flow |
| Cape Coral Hospital | 11.5 mi, about 22 minutes | OSRM road route, free flow |
| Planned Lee Health Fort Myers campus, Challenger Boulevard | Not computed | Planned, not open |
Source: OSRM driving routes and straight-line measures from the median Cypress Landing parcel (26.59699, -81.81407), October 28, 2026; times are free-flow estimates with no traffic.
The planned Lee Health campus on Challenger Boulevard
Healthcare Design reported on February 26, 2025 that Lee Health began work on a campus of about 52 to 53 acres on Challenger Boulevard between Colonial Boulevard and Winkler Avenue, with a hospital of up to 168 beds and a first phase slated for 2028; a Fox 4 report printed 2027. The campus is planned and not open.
Where is Cypress Landing?
Cypress Landing is in Fort Myers, ZIP 33966, at the northwest corner of Six Mile Cypress Parkway and the Winkler Avenue Extension, inside the City of Fort Myers. The clubhouse is at 10036 Lone Cypress Street. Downtown Fort Myers is about 6.8 road miles and RSW airport about 10.5 road miles away.
Data updated: October 2026.
| From the center of Cypress Landing, by road (free flow) | Miles | Minutes |
|---|---|---|
| Six Mile Cypress Slough Preserve | 4.2 | 9 |
| Bell Tower area | 6.3 | 12 |
| Downtown Fort Myers (2000 Main St) | 6.8 | 14 |
| Southwest Florida International Airport (RSW) | 10.5 | 19 |
| HealthPark Medical Center | 11.0 | 20 |
| Cape Coral Hospital | 11.5 | 22 |
| Gulf Coast Town Center | 11.8 | 20 |
| Florida Gulf Coast University | 14.3 | 25 |
| Fort Myers Beach (1000 Estero Blvd) | 15.6 | 28 |
Source: OSRM public router, car profile, from the median Cypress Landing parcel (26.59699, -81.81407), October 28, 2026, destinations geocoded with OpenStreetMap Nominatim. Free flow, not rush hour; season and road work add time.
Straight-line distances from the center of Cypress Landing
Measured straight-line from the median Cypress Landing parcel, Bell Tower Shops is 4.0 miles, downtown Fort Myers 4.8 miles, Gulf Coast Medical Center 5.3 miles, the RSW terminal 5.6 miles, Gulf Coast Town Center 7.8 miles, HealthPark Medical Center 7.8 miles, FGCU 9.6 miles, Fort Myers Beach 13.2 miles and the Sanibel Causeway toll plaza 14.2 miles. Straight-line figures are shorter than any drive.
Is Cypress Landing in the City of Fort Myers?
Yes. All 378 Cypress Landing home parcels on the 2026 roll sit in Lee County taxing district 090 and the City of Fort Myers fire district, with zoning area CFM, and the county parcel layer codes nearly all of its parcels PUD. That decides the millage, the building department and the flood map community. The mailing city is Fort Myers for every home.
What is changing near Cypress Landing
The City of Fort Myers began a roundabout at Winkler Avenue and Challenger Boulevard in 2024; WGCU reported that Challenger Boulevard east of Winkler Avenue would close from August 19, 2024 for construction. A completion date was not published in the sources we read. The planned Lee Health campus on Challenger Boulevard is the other large project nearby.
FDOT projects nearby
FDOT is studying US 41 at Six Mile Cypress Parkway (project 444328-1, a study of about $1.4 million) and has a safety project at Six Mile Cypress Parkway and Gladiolus Drive (SR 865) at US 41 (project 430886-1) in design. Schedules were not published in the sources we read. No rezoning or large residential application within a mile of Cypress Landing was found.
The tract next to Cypress Landing
The South Florida Water Management District permit filed with the Cypress Landing declaration mentions a 5.52-acre future commercial tract adjacent to the community. Its current zoning and status were not confirmed in the records we read, so ask the City of Fort Myers for a zoning verification if the parcel matters to your purchase.
How Cypress Landing compares with nearby communities
Cypress Landing recorded 23 sales at a $175,000 median in the latest 12 months, on the same Lee County window used for Heritage Palms homes for sale and Colonial Country Club homes for sale. The table compares the three on one yardstick, Lee County qualified sales, without a verdict.
Data updated: October 2026.
| Lee County record, 12 months | Cypress Landing | Heritage Palms | Colonial Country Club |
|---|---|---|---|
| ZIP | 33966 | 33966 | 33913 |
| Homes on the county roll | 378 | 1,661 | 1,658 |
| Single family / condominium on the roll | 378 / 0 | 457 / 1,204 | 763 / 895 |
| Year built | 2004 to 2005 | 1998 to 2006 | 2003 to 2006 |
| Median single-family heated sq ft | 1,132 | 2,357 | 1,715 |
| Median condominium heated sq ft | none on the roll | 1,265 | 1,385 |
| Qualified sales, 12 months | 23 | 98 | 107 |
| Median sale price, 12 months | $175,000 | $382,500 | $325,000 |
| Median sale price, prior 12 months | $195,000 | $380,000 | $325,000 |
| Single-family median, 12 months | $175,000 | $732,500 | $490,000 |
| Condominium median, 12 months | none on the roll | $322,500 | $240,000 |
| Median $ per heated sq ft, 12 months | $153 | $275 | $206 |
Source: Lee County Property Appraiser sale and parcel files, DOR-qualified sales, 12 months September 26, 2025 to September 25, 2026 and the 12 months before, indexes built October 27 and 28, 2026.
How to read the comparison table
The counts use each community's legal names on the county roll. Cypress Landing's attached townhomes are coded single family because each sits on its own lot, so its single-family row describes townhomes, while the other two mix detached homes and condominiums. Each community's product mix moves its overall median, so compare the size rows with the price rows.
The history of Cypress Landing
Cypress Landing began in 2004, when Transeastern Properties, Inc. recorded the declaration as declarant and Cypress Landing Association, Inc. was incorporated on April 20, 2004. Transeastern Homes built the townhomes in 2004 and 2005, and owners later amended the documents in 2013 and 2014.
Data updated: October 2026.
Transeastern and the 2004 declaration
The Declaration of Covenants and Restrictions of Cypress Landing, recorded at OR Book 4282, Page 1445, Instrument 6254306, runs 75 pages and was made by Transeastern Properties, Inc., a Florida corporation. The articles, bylaws and the South Florida Water Management District permit are attached as exhibits. The recording date is not legible on the scan, so we cite the instrument.
The sales center and the build years
Transeastern's plan sheet, "Transeastern Homes at Cypress Landing," directed buyers to a sales center at 10011 Bernwood Place Drive and to "the NW intersection of Six Mile Cypress Parkway and Winkler Ave. Extension." The county roll dates 204 homes to 2004 and 174 to 2005.
The 2013 and 2014 amendments
Owners voted on February 23, 2013 to set amendment approval at "at least 191 votes," recorded August 23, 2013. On April 22, 2014 they adopted the amendment recorded May 9, 2014, which made the association responsible for maintaining and insuring the roof, exterior walls, foundation and slab.
Prices since 2015
The county record shows Cypress Landing's yearly median at $119,000 in 2015, $134,300 in 2020, $250,000 in 2022 and $265,000 in 2024, then $179,900 in 2025 and $175,000 in 2026 to date. The highest qualified sale in the file is $334,000, recorded June 22, 2023.
Talk to a Domain Realty Group Cypress Landing specialist
Domain Realty Group, the #1 team in Southwest Florida since 2012, shows Cypress Landing townhomes on all six streets, from the 1,028 square foot plans to the larger homes with lofts, and our Fort Myers office on College Parkway serves Cypress Landing. We pulled every recorded Cypress Landing sale on the Lee County file to build this page, and we can pull the same record for the street you are weighing.
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Talk to our team about a Cypress Landing home
Contact Domain Realty Group or call 239-441-2816, tell us the floor plan, lake view, garage and budget you have in mind, and an agent will send matching Cypress Landing listings, the recent recorded sales on that street, and the dues, lease rules and resale documents to check. You can also search current listings any time.
Thinking of selling a Cypress Landing home?
Cypress Landing buyers compare floor plans, garages and lake lots closely, and a listing priced against the recorded sales of the same plan sells faster than one priced against the community median. Start with a Domain Realty Group home valuation, or see McGreevy and Comisar's guide to what a Fort Myers home is worth.
Frequently Asked Questions about Cypress Landing homes for sale
These are the questions Cypress Landing buyers ask most, answered from the Lee County record, the Cypress Landing declaration, amendments, Rules and 2026 association pages, FEMA's flood map, Lee County's evacuation layer, the school district plan and state grades. Each answer carries the same dates as the sections above, so every figure can be checked against its source below.
Is Cypress Landing a gated community?
Yes. Cypress Landing has a controlled-access gated entry operated by the association, and gate security is one of the services the association lists as paid from the 2026 dues of $440 a month. RFID headlamp stickers are sold at cost, and the November 2025 Rules call a sticker a convenience, not a requirement.
How many homes are in Cypress Landing?
The recorded plat, WINKLER 39 in Plat Book 75, Pages 93 to 99, creates 380 lots, numbered 1 through 380, plus 14 association tracts. The 2026 Lee County roll lists 378 home parcels; the gap has not been settled by the records we read. Every lot is built with a two-story attached townhome.
Are Cypress Landing homes condos or townhomes?
Townhomes. Each Cypress Landing owner holds fee title to a platted lot, the homes share party walls, and the 2014 recorded amendment states "Cypress Landing is not a condominium." The same amendment applies Florida's condominium insurance statute to the buildings, which is why the association insures them. Some portals mislabel the homes as condos.
What is the median home price in Cypress Landing?
$175,000 on the Lee County record, across 23 qualified Cypress Landing sales in the 12 months through September 25, 2026, from $130,000 to $235,000. The 24-month median was $179,900 on 33 sales, and the median price per heated square foot was $153 in the latest 12 months against $181 the year before.
How many homes sold in Cypress Landing last year?
Lee County recorded 23 qualified Cypress Landing sales in the 12 months through September 25, 2026, up from 10 in the 12 months before that. In calendar 2025 the county recorded 17 sales at a $179,900 median, and 15 sales at a $175,000 median were recorded in 2026 through the latest file date.
Are home prices dropping in Cypress Landing?
The Cypress Landing median was lower in the latest county window: $175,000 on 23 sales in the 12 months through September 25, 2026, against $195,000 on 10 sales in the 12 months before, a 10.3 percent drop. The samples are small and condition varies, so read it as a dated measurement, not a forecast.
What is the highest recorded sale in Cypress Landing?
The highest qualified Cypress Landing sale in the county file is $334,000 for 10090 Pacific Pines Ave, a 1,308 square foot home built in 2004, recorded June 22, 2023. In the latest 12 months the top sale was $235,000 for 8163 Pacific Beach Dr, recorded December 8, 2025, a 1,184 square foot home.
What is the least expensive way into Cypress Landing?
The smaller floor plans. The lowest 12-month Cypress Landing sale was $130,000 for a 1,028 square foot home on Lone Cypress Street, recorded August 31, 2026, and three sales of 1,028 square foot homes ran from $130,000 to $175,000. Seven of the 23 recent sales closed at $154,000 or $155,000.
Who built Cypress Landing?
Transeastern built Cypress Landing. Transeastern Properties, Inc., a Florida corporation, recorded the declaration as declarant at OR Book 4282, Page 1445, Instrument 6254306, and the floor plan sheet is branded "Transeastern Homes at Cypress Landing," with a sales center then on Bernwood Place Drive in Fort Myers. The association was incorporated April 20, 2004.
When was Cypress Landing built?
The 2026 Lee County roll dates every Cypress Landing home to 2004 or 2005, with a median year built of 2004: 204 homes from 2004 and 174 from 2005. Some search summaries say 2004 to 2007, which the county record does not support. Every home for sale today is a resale.
How big are Cypress Landing townhomes?
The 2026 Lee County roll measures Cypress Landing heated areas from 1,028 to 1,452 square feet, with a median of 1,132. The roll lists 320 two-bedroom and 58 three-bedroom homes. The builder's plan sheet prints the Admiral at 1,132 square feet, the Bridgeport at 1,223 and the Ensign, with a loft option, at 1,273.
Do Cypress Landing townhomes have garages?
Some do. The 2026 Lee County roll shows a garage on 41 percent of Cypress Landing homes, and the builder's Dover, Gulfstream and Ensign plans include one. The Rules bar permanently enclosing a garage or turning it into living space, and they allow no more than 2 vehicles per resident on the property permanently.
What are the Cypress Landing HOA fees?
Cypress Landing Association, Inc. lists 2026 dues of $440.00 per home per month, $5,280 a year, due on the 1st, with interest and a penalty after the 10th. The board reviews the amount each fall. There is one association only, with no sub-association, no club dues and no community development district.
What do the Cypress Landing HOA fees cover?
Per the association, the 2026 dues cover Comcast cable TV and internet, landscaping, pool care, trash and recycling, roads, pest control, gate security, management, street lights, the exercise center, building master insurance, commons insurance, the playground, lake maintenance and irrigation. Under the 2014 amendment the association also maintains the roof and exterior.
Who maintains the roof in Cypress Landing?
The association. Under the 2014 recorded amendment (Instrument 2014000097080, recorded May 9, 2014), Cypress Landing Association maintains, repairs and replaces the roof, exterior walls, foundation and slab as a common expense, and insures the buildings. Owners keep windows, doors, garage doors, lanai framing, screens, air conditioning and interior systems serving their home.
Does Cypress Landing have a CDD?
No. The 2026 Lee County millage rates for taxing district 090 carry no community development district, MSTU or special district line, and the county's GIS boundary layers place Cypress Landing outside the City fire assessment, stormwater and Solid Waste Area 9 polygons. A single parcel's tax bill confirms any non-ad valorem line.
What is the property tax rate in Cypress Landing?
Cypress Landing homes are in Lee County taxing district 090, City of Fort Myers, at a 2026 actual rate of 16.9702 mills, or $1,697.02 per $100,000 of taxable value. The City's share is 6.9000 mills plus 0.1170 for the voter-approved parks bond. The 2025 district total was 16.5034 mills.
How much does it cost each year to own a Cypress Landing townhome?
An illustrative Cypress Landing townhome at the 2026 roll's median taxable value of $125,982 pays $2,137.94 in property tax at 16.9702 mills, plus $5,280.00 in association dues: $7,417.94 a year before the owner's own insurance and utilities. Exemptions, a sale and the exact tax bill change the total.
What does a Cypress Landing buyer pay at closing?
The current Cypress Landing capital contribution, application fee and any special assessment are not published; the estoppel certificate states them. The 2004 declaration set a $350 working capital contribution on the first conveyance, and the 2018 Rules set a $100 application fee. Florida caps the standard estoppel fee at $250.
Is there a special assessment in Cypress Landing?
No Cypress Landing special assessment was published in the documents we read. The May and June 2026 newsletter reported insurance roof inspections wrapping up and "roof issues" being resolved, with no dollar figure. The board may levy special assessments under section 11.1 of the declaration, so read the estoppel certificate and recent minutes.
Is Cypress Landing a 55+ community?
No recorded age restriction was found in the Cypress Landing declaration, the 2013 and 2014 amendments, the November 2025 Rules or the August 19, 2026 Application for Occupancy. Under 42 U.S.C. 3607, a 55+ community needs at least 80 percent of occupied units with an occupant 55 or older and published verification policies.
Can I rent out a home in Cypress Landing?
Yes, within the recorded limits. Every Cypress Landing lease needs association approval, the minimum term is 6 months, and the application is due 30 days before occupancy (declaration 7.15; November 2025 Rules). The August 19, 2026 application form adds a limit of no more than 2 leases a year. Confirm the rule before signing.
Are short-term rentals allowed in Cypress Landing?
No. The Cypress Landing Rules and section 7.15 of the declaration set a 6-month minimum lease, so nightly, weekly and monthly vacation rentals are not allowed. A guest staying longer than one month must apply for occupancy, and the 2026 application form limits leases to no more than 2 a year.
Are pets allowed in Cypress Landing?
Yes, with limits. Cypress Landing owners may keep 2 pets, cats or dogs, under section 19 of the November 2025 Rules; the 2026 application allows no more than 2 dogs and no pit bull terriers, and every pet is registered. Tenants may keep cats only, up to 2. The declaration adds a weight test.
What amenities does Cypress Landing have?
The Cypress Landing association runs a clubhouse at 10036 Lone Cypress Street with an exercise center, a swimming pool, wading pool and spa, a playground, five lakes covering 4.43 acres and a gated entry. Cable TV and internet, lake maintenance and the playground are part of the $440 monthly dues in 2026.
Does Cypress Landing have a golf course?
No. Cypress Landing has no golf course, golf membership or club, and none of the 14 association tracts is a club or golf parcel. Search results for a Cypress Landing golf membership refer to an unrelated North Carolina club. The amenities are the clubhouse, pool, spa, exercise center, playground and lakes.
Is Cypress Landing in a flood zone?
Cypress Landing is mapped in FEMA Zone X, an area of minimal flood hazard. All 60 lots in a sample checked against FEMA's National Flood Hazard Layer on October 28, 2026 returned Zone X, on panel 12071C0427G, with no base flood elevation. A sample is a screen, so check the exact address and its elevation certificate.
Do I need flood insurance in Cypress Landing?
Cypress Landing lots sampled sit in FEMA Zone X, outside the special flood hazard area that triggers the federal flood insurance requirement, but a lender may still require a policy. The declaration says the association never has to buy flood insurance on the structures, so flood cover is the owner's decision. The City's CRS discount is 20 percent.
Will the 2027 flood map change affect Cypress Landing?
Not on the March 2, 2027 date. FEMA's list of map updates effective March 2, 2027 names the Village of Estero and unincorporated Lee County, and the City of Fort Myers, NFIP community 125106, is not on it. That says nothing about later revisions, so check the FEMA Flood Map Service Center before you buy.
What hurricane evacuation zone is Cypress Landing in?
Lee County's evacuation layer returns Evacuation Zone D, Surge Zone 4, at the center of Cypress Landing, read October 28, 2026. Evacuation zones measure storm surge exposure and are separate from FEMA flood zones. In 2024, Lee County's orders for Helene and Milton covered Zones A and B, so check the county lookup before each storm.
Did Hurricane Ian damage Cypress Landing?
No Cypress Landing-specific damage record from Ian, Helene or Milton was found in the county, FEMA, weather service and association documents we read, and that is not a statement that homes were undamaged. The National Hurricane Center measured 5 to 8 feet of Ian inundation along the Caloosahatchee at Fort Myers. Ask the association for claim history.
What schools serve Cypress Landing?
For 2026-27, the district's choice-zone plan places Cypress Landing in elementary Zone J (Colonial, Gateway, Ray V. Pottorf, Treeline), middle Zone MM (Cypress Lake Middle, Lexington Middle) and the South high school zone, S1 (Cypress Lake, Dunbar, Fort Myers, South Fort Myers). Confirm any address with the district's lookup.
What are the 2026 grades of the schools in the Cypress Landing zones?
The Florida Department of Education's 2026 grades are Gateway, Ray V. Pottorf and Treeline Elementary B, Colonial Elementary C, Cypress Lake Middle A, Lexington Middle B, Cypress Lake High and Fort Myers High A, and Dunbar and South Fort Myers High C. The School District of Lee County earned a B.
What hospital is closest to Cypress Landing?
Gulf Coast Medical Center is about 5.3 miles straight-line from the center of Cypress Landing. By road, HealthPark Medical Center is about 11.0 miles and 20 minutes and Cape Coral Hospital about 11.5 miles and 22 minutes in free-flow traffic. Lee Health's planned Challenger Boulevard campus is not open.
How far is Cypress Landing from the airport?
Southwest Florida International Airport (RSW) is about 10.5 road miles and 19 minutes from the center of Cypress Landing in free-flow traffic, on the OSRM router checked October 28, 2026. Straight-line, the terminal is about 5.6 miles away. Rush hour, season and road work add time to the drive.
How far is Cypress Landing from the beach?
Fort Myers Beach, at 1000 Estero Boulevard, is about 15.6 road miles and 28 minutes from the center of Cypress Landing in free-flow traffic, on the OSRM router checked October 28, 2026. The Sanibel Causeway toll plaza is about 14.2 miles straight-line. Season traffic and bridge conditions add time to both trips.
How far is Cypress Landing from downtown Fort Myers?
Downtown Fort Myers, at 2000 Main Street, is about 6.8 road miles and 14 minutes from the center of Cypress Landing in free-flow traffic, and about 4.8 miles straight-line. The Bell Tower area is about 6.3 road miles and 12 minutes, and Six Mile Cypress Slough Preserve about 4.2 miles and 9 minutes.
Is Cypress Landing in the City of Fort Myers?
Yes. All 378 Cypress Landing home parcels on the 2026 roll are in Lee County taxing district 090 and the City of Fort Myers fire district, with City zoning area CFM. That sets the 16.9702 mill tax rate, the building department and the City's flood insurance community, NFIP 125106.
What ZIP code is Cypress Landing?
Cypress Landing homes carry ZIP 33966 on the 2026 Lee County roll, with one exception: lot 18 carries ZIP 33912. The clubhouse is at 10036 Lone Cypress Street, Fort Myers FL 33966, at the northwest corner of Six Mile Cypress Parkway and the Winkler Avenue Extension. Search by the Cypress Landing name.
Who runs the Cypress Landing association?
Cypress Landing Association, Inc., a Florida not-for-profit filed April 20, 2004 (Sunbiz N04000003965), governs the community, and owners elect its board, which meets on the third Tuesday of each month at 6 p.m. The association's mailing address and registered agent are in care of a Cape Coral property management company.
Are there Cypress Landing apartments in Fort Myers?
No separate Cypress Landing apartment property appears in the Lee County record: the parcel layer shows no Cypress Landing parcel outside the WINKLER 39 townhomes. Sunbiz lists a Cypress Landing Apts LP based in Pennsylvania and a Tamarac condominium association with the same name, and neither is the Fort Myers community.
How do I see Cypress Landing homes for sale?
Use the listing links at the top of this page for all Cypress Landing homes for sale, sorted by price, or the lowest-priced Cypress Landing townhomes first. Or call Domain Realty Group at 239-441-2816 for a saved search, the recent recorded sales on the streets you are considering and the 2026 association documents.
About Domain Realty Group in Fort Myers
Domain Realty Group is a Southwest Florida real estate team working Lee, Collier and Charlotte counties, and Fort Myers is one of our home markets, served from our office at 8290 College Parkway, Unit 201, Fort Myers, FL 33919. Domain Realty Group has been the #1 team in Southwest Florida since 2012, with $2.5 billion in team production and 4,000+ transactions. The team is led by Jesse McGreevy (SL3101296) and Marc Comisar (BK3060671), who bring over 45 years of combined direct experience between them.
Reach any of our agents through our agents page, read our client reviews or learn more about our team. We tracked every recorded Cypress Landing sale on the Lee County file to build this page.
Domain Realty Group 239-441-2816 info@domainrealtygroup.com
Offices in Bonita Springs, Naples and Fort Myers:
- Fort Myers: 8290 College Parkway, Unit 201, Fort Myers, FL 33919
- Bonita Springs: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
- Naples: 9180 Galleria Ct #200, Naples, FL 34109
Brokered by Domain Realty, a licensed Florida real estate brokerage. Florida Real Estate Commission (FREC) licensed. All agents are licensed Florida real estate professionals.
Where to go next: Fort Myers homes for sale and communities, all Fort Myers communities, current listings, a home valuation and contact Domain Realty Group.
Sources
Every Cypress Landing figure on this page traces to one of the sources below. No real estate portal or other brokerage is cited, by policy. County sale and parcel data comes from the Lee County Property Appraiser's public files as indexed for this page on October 28, 2026, the 2026 millage rates come from the Property Appraiser's district 090 page printed October 9, 2026, and web sources were read on October 28, 2026 unless another date is shown.
Figures on this page
- Lee County Property Appraiser, parcel and sale data
- Lee County Property Appraiser, tax roll downloads
- Florida Department of Revenue, property tax data portal (sale qualification codes)
- Lee County GIS, parcels layer
- Lee County Property Appraiser, property search
- Lee County Property Appraiser, millage rates index
- Lee County Property Appraiser, 2026 taxing district millage book, preliminary, August 11, 2026 (PDF)
- Lee County Property Appraiser, 2025 taxing district millage book (PDF)
- Cypress Landing Association, community information (2026 dues, inclusions, amenities)
- Cypress Landing Association, home page and resident portal link
- Cypress Landing Association, contact page
- Cypress Landing Association, board and meetings
- Cypress Landing Association, news and happenings
- Cypress Landing Association, May and June 2026 newsletter (PDF)
- Cypress Landing Association, Rules and Regulations, November 2025 (PDF)
- Cypress Landing Association, Application for Occupancy, revised August 19, 2026 (PDF)
- Cypress Landing declaration, articles, bylaws and water management permit, Instrument 6254306 (PDF)
- Cypress Landing certificates of amendment, Instruments 2013000196265 and 2014000097080 (PDF)
- Cypress Landing declaration section 5.1.3, utility lines (PDF)
- Cypress Landing Association, patio, lanai extension and driveway guidelines, 2026 (PDF)
- Cypress Landing Association, Rules and Regulations, May 2018 (PDF)
- Transeastern Homes at Cypress Landing, floor plan sheet (PDF)
- Florida Division of Corporations, Sunbiz search for Cypress Landing entities
- Sunbiz, Cypress Landing Association, Inc., N04000003965
- Sunbiz, Cypress Landing Association 2004 articles of incorporation (PDF)
- Sunbiz, Cypress Landing Association 2013 amended articles (PDF)
- Sunbiz, Cypress Landing Condominium Association, N05000008179 (not this community)
- Sunbiz, Cypress Landing Apts LP, B19000000202 (not this community)
- Sunbiz, Cypress Landing Orange County Homeowners, N94000002765 (not this community)
- Lee County Clerk of Court, official records search
- Florida Statutes 720.30851, estoppel certificates
- Florida Statutes 720.3085, payment for assessments and lien priority
- Florida Statutes 718.111, condominium association insurance
- Florida Statutes 720.306, meetings, voting and amendments
- 42 U.S.C. 3607, housing for older persons (Cornell Legal Information Institute)
- HUD, housing for older persons
- City of Fort Myers, FY2025 to 2026 budget and 6.5000 mill rate
- Gulfshore Business, Fort Myers council sets tax rate ceiling, August 2026
- Gulfshore Business, Fort Myers City Council approves 2027 property tax rate, September 22, 2026
- Fox 4, Fort Myers voters approve the parks bond referendum
- WGCU, 2026 TRIM notices arriving in Lee County, August 18, 2026
- Lee County GIS, taxing and assessment boundary layers
- FEMA, National Flood Hazard Layer, flood hazard zones
- FEMA, Flood Map Service Center
- FEMA, Letters of Final Determination, 2027
- FEMA, communities with new flood maps effective March 2, 2027 (PDF)
- Lee County, Letter of Final Determination, September 2, 2026 (PDF)
- Lee County, Floodplain Management
- Lee County, flood information
- Lee County GIS, Aware layers (hurricane evacuation zones)
- City of Fort Myers, new Community Rating System classification
- WGCU, Fort Myers residents to get flood insurance discounts, January 13, 2025
- Lee County, flood insurance discounts (CRS)
- National Hurricane Center, Tropical Cyclone Report, Hurricane Ian (PDF)
- National Weather Service Tampa Bay, Hurricane Milton impact narratives (PDF)
- National Weather Service Tampa Bay, Hurricane Helene impact narratives (PDF)
- The School District of Lee County, school zones
- The School District of Lee County, 2026-27 Student Enrollment Plan
- The School District of Lee County, 2025-26 Student Enrollment Plan
- Florida Department of Education, 2026 school grades file
- Florida Department of Education, school grades
- Florida Department of Education, 2026 school grades results packet (PDF)
- The School District of Lee County, 2025-2026 school grades report, July 2026
- Healthcare Design, Lee Health begins construction on a new Fort Myers campus, February 26, 2025
- Fox 4, Lee Health plans a new hospital in Fort Myers
- WGCU, Challenger Boulevard closes east of Winkler Avenue for roundabout construction, August 12, 2024
- FDOT, US 41 at Six Mile Cypress Parkway study, project factsheet
- FDOT, Six Mile Cypress Parkway at US 41 safety project, factsheet
- FDOT, project funding sheet for project 444328-1 (PDF)
- FDOT, SR 865 project flyer (PDF)
- OSRM, open source routing machine, route from Cypress Landing to RSW (drive distances)
- OpenStreetMap Nominatim, geocoder used for the drive table
Further reading: storms, evacuation and flood
- WGCU, Helene strengthens with extensive impacts, September 26, 2024
- WUSF, Hurricane Milton by the numbers, October 16, 2024
- NPR, Hurricane Ian slammed Southwest Florida, September 29, 2022
- WGCU, evacuations in Lee and Collier counties ahead of Hurricane Ian, September 27, 2022
- Lee County, 2017 hurricane guide evacuation map pages (historical) (PDF)
Further reading: schools, roads and taxes
- The School District of Lee County, School Board members
- The School District of Lee County, bell times
- The School District of Lee County, elementary schools
- The School District of Lee County, middle schools
- The School District of Lee County, high schools
- Tradeline, Lee Health constructs a hospital in Fort Myers, March 2025
- WGCU, improvements planned for several Lee County roads, February 18, 2025
- Gulfshore Business, Fort Myers City Council approves the FY2025 to 2026 budget
- WGCU, the 2025 TRIM notice explained, August 20, 2025
- Florida Department of Revenue, comparison of levies, Lee County 2025 (PDF)