Picture waking up to emerald fairways, a resort at your doorstep, and the beach minutes away. If you’re considering Tiburón in North Naples, you’re likely balancing lifestyle with smart numbers. This guide gives you a clear look at neighborhoods, price bands, fees, membership options, and a simple checklist to move from interest to offer with confidence. Let’s dive in.
Location and why Tiburón stands out
Tiburón is a gated, master-planned golf community in North Naples centered on two Greg Norman championship courses and a 27,000 sq. ft. clubhouse. The community sits around Tiburon Drive near Vanderbilt Beach Road, with the Ritz-Carlton Naples, Tiburón next door at 2600 Tiburon Drive. The resort connection is a signature part of the lifestyle, from on-site dining to resort programming. You can review resort amenities on the Ritz-Carlton Naples, Tiburón property page.
On the golf side, both the Gold and Black courses are par-72 championship layouts designed by Greg Norman. For a quick overview of the club’s history and course details, see the Tiburón Golf Club overview.
Neighborhoods at a glance
Tiburón is organized into named subcommunities with their own aesthetics and associations, plus a master association. A commonly cited snapshot totals about nine neighborhoods and roughly 541 residences in all, with approximately 382 condos and 158 single-family homes. Here’s a quick orientation:
- Marsala: Single-family enclave with estate homes and golf views. Marsala has its own HOA and participates in the Tiburón master association, which is a good example of the community’s two-layer governance. You can see how the dual HOA structure works on the Marsala HOA site.
- Escada (Escada Estates): Estate homes on larger lots within Tiburón’s top price tier.
- Serafina and Norman Estates: Villa and smaller estate neighborhoods, many with golf views.
- Castillo, Ventanas, Bolero, Marquesa Royale, Esperanza I & II: The core condominium neighborhoods. Buildings span early 2000s through mid-2010s, with a range of floor plans and finish levels.
Tip: Because governance is layered, always request both the neighborhood HOA documents and the Tiburón master association package during due diligence.
Home types and price ranges
Prices shift with market conditions and exact location, but these working ranges will help you plan.
Condominiums
- Typical product: Low-rise and mid-rise buildings with 2 to 3 bedrooms, many with dens and 2-car garages. Sizes often range from about 1,000 to 3,200+ square feet.
- Price band: Many condos have traded from roughly the low seven figures to the mid seven figures. Premium penthouses or top buildings can reach around $2.5M to $3M+ depending on features and views. A recent community snapshot showed an average condo sale around $1.35M in 2025.
What drives price: Building and floor, course or preserve views, renovation level, elevator access, and membership availability tied to the listing can all move value.
Single-family and estates
- Typical product: Villas to large estates. Lot sizes range from roughly 0.18 acres in villa areas to 0.5–1.0 acre in estate sections. Homes span about 2,800 to 9,500+ square feet.
- Price band: Many single-family homes list and sell between about $2M and $6M+. Larger estate properties can exceed that range. A 2025 community average showed single-family sales near $3.69M, with high sales above $6M.
What drives price: Lot size and privacy, unobstructed golf views, outdoor living and pool upgrades, and current finishes.
Recurring costs to budget
Beyond your purchase price, plan for these line items:
- HOA assessments: Tiburón has a master association plus your neighborhood or condo association. Condo common charges are often the largest recurring cost after taxes and insurance. Public listing examples have shown some condos approaching the high four to low five figures per year, with some individual condos reported near the $18,000 per year range. Actual fees vary by building and unit. Always confirm using the resale disclosure and current budgets.
- Club membership: Membership is optional, but many owners join for golf and resort access. Budget for initiation and annual dues if you plan to join. See the club’s categories on the Tiburón membership page and obtain current pricing directly from the membership office.
- Insurance and taxes: Work with your insurer early to estimate homeowners, wind/hurricane, and any flood coverage. Collier County property taxes will vary with valuation and exemptions.
- Optional golf costs: Items like personal cart fees, guest fees, and caddie or program charges if applicable.
Golf lifestyle and resort access
The pairing of private-club golf and a luxury resort is Tiburón’s signature. The Gold and Black courses are tournament-caliber, and the clubhouse hosts dining and member events. The club is managed by Troon, which often brings reciprocal and program benefits through its network. For context on Troon’s industry role, review the NGF profile on Troon.
On the resort side, the Ritz-Carlton Naples, Tiburón offers amenities like dining, spa, and a large pool and water attraction known as the Reservoir. Specific member access and any guest or charge rules can vary, so verify current details with the club and resort. You can preview amenities on the Ritz-Carlton Naples, Tiburón page.
Membership options explained
You do not need a club membership to buy or live in Tiburón. If you plan to join, the club commonly offers categories such as Medallion, Associate Club, Signature, and preview types. The exact benefits and availability can change. Start with the Tiburón membership page and request the current membership package.
What to know before you budget:
- Initiation and dues vary over time: Local brokers report different initiation and dues figures. As a directional guide only, brokers have cited Medallion initiation in the low to mid six figures and Signature or social categories in the lower five-figure band. Treat these as estimates and confirm current pricing directly with the membership office.
- Transfer scenarios: Some resale listings may require purchasing or transferring the seller’s membership as part of the deal, while others do not. This is negotiated at resale and is not a blanket rule for the community. Confirm terms on each listing and with the club.
- Availability and waitlists: Categories can reach capacity. If immediate golf access is essential, ask about availability and any waitlists before you go under contract.
Tournaments and what to expect
Tiburón hosts televised professional events each year, including the Grant Thornton Invitational, the LPGA’s season finale (CME Group Tour Championship), and the Chubb Classic on PGA Tour Champions. During tournament weeks, expect spectator traffic, media presence, and special events that create a lively atmosphere. For context on the Grant Thornton event, see the tournament press announcement.
Practical tip: Visit during a normal week and, if possible, during a tournament week so you can experience both the day-to-day rhythm and the tournament energy.
Step-by-step buying checklist
Use this framework to evaluate fit and move forward with clarity.
1) Define your budget on paper
- Home price: Use current MLS comparables for your target subcommunity.
- Club initiation: Treat broker numbers as preliminary and confirm with Tiburón membership directly.
- Annual club dues: Obtain the current dues schedule from the club.
- HOA and master fees: Request the neighborhood and master association fee schedules, budgets, and any special assessments.
- Insurance and taxes: Get quotes for homeowners, wind/hurricane, and any flood coverage. Estimate property taxes based on purchase price and local millage.
2) Match lifestyle to membership
- Year-round unlimited golf or part-time/social access: Ask the club to detail what each category includes.
- Resort priority: If on-site dining, spa, pool, and a beach shuttle are important to you, verify which Ritz amenities are included with your membership and how guest access works.
- Tournament tolerance: Decide whether added activity during tournament weeks is a plus for you.
3) Complete due diligence early
- Membership documents: Request the written membership agreement, transfer rules, refund policy, and any current waitlist status from the club’s membership office. Start at the Tiburón membership page.
- HOA and condo documents: Obtain governing documents, budgets, reserve studies, recent minutes, and disclosure of any litigation or special assessments for both the neighborhood and the master association. The Marsala HOA site illustrates the two-layer structure common in Tiburón.
- Condominium specifics: Ask about recent capital projects, special assessments, insurance allocations, and reserve funding. Condo charges can be meaningful, so itemize them.
- Comparable sales: Review recent sales inside the same Tiburón subcommunity to understand micro-market pricing and velocity.
4) Plan for timing and transfers
- Membership availability: Verify whether your desired category is open or on waitlist and how that impacts your golf access.
- Resale terms: If a listing advertises a membership transfer or requirement, clarify initiation amounts, transfer fees, and whether funds can be escrowed for closing.
5) Prepare for closing and move-in
- Insurance binders and utility setup
- Final walk-through focused on outdoor living systems: pool equipment, lanai screening, outdoor kitchen, and storm protection.
- Post-closing onboarding: Schedule your club orientation and confirm any resort access basics.
Is Tiburón right for you?
Tiburón suits buyers who want a polished, resort-adjacent golf lifestyle with a range of options from lock-and-leave condos to statement estates. The combination of two Greg Norman courses, Troon-managed club programming, and proximity to the Ritz-Carlton creates a rare blend of convenience and amenities. If you value that mix and you are comfortable with HOA structures and club economics, Tiburón deserves a hard look.
When you are ready for curated showings and a side-by-side comparison of neighborhoods and membership paths, connect with the team that knows the nuances. Reach out to McGreevy | Comisar for a private consultation.
FAQs
Is membership required to live in Tiburón?
- No. You can own in Tiburón without a club membership. Some resales may involve a membership transfer as part of the deal, so confirm terms on each listing and verify with the club.
What are typical Tiburón condo and home prices?
- Condos commonly range from about $1M to $3M+, with a recent community average near $1.35M. Single-family homes often fall between about $2M and $6M+, with larger estates above that.
How much should I budget for club membership?
- Treat published broker numbers as directional only. Brokers have reported Medallion initiation in the low to mid six figures and Signature or social in the lower five figures. Confirm current pricing with the Tiburón membership office.
What HOA fees should I expect in Tiburón?
- Fees vary by neighborhood plus the master association. Condo common charges are often significant, sometimes in the low to mid five figures per year. Always verify the exact amounts in the resale package.
What tournaments does Tiburón host and how does that affect owners?
- Events include the Grant Thornton Invitational, the LPGA’s CME Group Tour Championship, and the Chubb Classic. Tournament weeks bring spectator traffic and special events, which many owners enjoy. Visit during both a normal and a tournament week if possible.
Who manages the club at Tiburón?
- The club is managed by Troon, a major operator of private clubs. Troon’s programs can offer reciprocal or network-style benefits; ask the membership office for current details.
