Updated September 2026
One hundred two full-floor condominium homes in 34 three-storey buildings, nine sales a year and eight on the market. We match your budget to a floor and building, pull the flood result, price every assessment layer and build the association's approval into your closing. Or call Marc at (239) 287-5873.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Buying a home in Castillo at Tiburón means buying one of 102 full-floor condominium residences in 34 three-storey buildings inside gated Tiburón in North Naples, with association approval on every sale, three assessment layers, a flood zone that changes by building and a floor that decides the plan. Seventeen qualified deeds in 24 months carried a $1,300,000 median.
The full record of the neighborhood, its four original declarations, the 2018 merger, the flood map and the storm history, is on our Castillo at Tiburón guide, which this buyer page sits beside, and the community around it is on our Tiburón community guide. This page is about the purchase: what to check, in what order, and what it costs to own. Owners on the other side of the table should read how we sell Castillo at Tiburón homes or start with a free Castillo at Tiburón home valuation. Call Marc Comisar at (239) 287-5873 to talk through a specific residence.
If you are searching for the best buyer’s agent for Castillo at Tiburón in Naples, Florida, McGreevy and Comisar represents homebuyers across Naples, Estero, Bonita Springs, Fort Myers, Collier County and Lee County. Whether you are relocating, buying a seasonal home or downsizing from a house, including in Tiburón, Pelican Marsh and the North Naples golf corridor, our team provides honest market guidance, pre-market awareness, partner-level negotiation and a clear plan to help you buy confidently.
Castillo is one condominium today, Castillo at Tiburon, a Condominium, formed when the owners merged the four original WCI Communities condominiums, Castillo I, II, III and IV, under the Amended and Restated Declaration recorded May 15, 2018. One association, one budget and one vote per residence govern all 102 homes. If you are weighing agents for a purchase like this, our guide to the best real estate agents in Naples sets the leading teams side by side on the public record.
Every building has a garage level and three residential floors with one home per floor: unit 101 on the first floor, the 2,159 square foot Crienza; unit 102 on the second, the 2,420 square foot Zamora; and unit 103 on the third, the 2,502 square foot Riaza. The county’s base area and the MLS living area agree to the foot on all 102 residences, so the floor tells you the plan.
Castillo has no private pools or yards, no tennis court or fitness room inside the neighborhood, no automatic golf membership and no rentals shorter than 30 days. Tenants and guests may not keep pets. A buyer who needs a private pool, a yard or a mid-rise with shared corridors should look elsewhere in Tiburón, and we cover those neighborhoods too.
Castillo at Tiburón buyers work with McGreevy and Comisar because a Castillo purchase turns on documents a general agent rarely reads: the 2018 declaration’s approval clause, the building’s flood result, the Pelican Marsh CDD line, both estoppels and the association’s structural records. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Those are career numbers across Lee and Collier County, not a claim about one street. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate; learn more at DomainRealtyGroup.com.
Your agent should tell you which floor’s sales your offer is really competing with, pull the building’s flood result before you write, show you every assessment layer with the CDD line from the parcel’s own bill, ask for the association’s position on Florida’s structural laws inside the review period, and build the association’s 15-day approval window into your closing date. That is the job, and it is the job we do.
Marc Comisar runs the buy side in the field: tours through the Tiburón gate, inspections, contractor quotes and the walk-through. Jesse McGreevy runs the data, the recorded documents and the association and estoppel paperwork. Reach Marc at (239) 287-5873 or Jesse at (239) 898-6072, and read more on our about McGreevy and Comisar page.
The key takeaways for a Castillo at Tiburón buyer come down to the floor, the building and the paperwork: the floor fixes the plan and price band, the building number fixes the flood zone, and the recorded declaration fixes the approval, leasing and pet rules. Each point below is sourced to a primary record.
We track the Castillo at Tiburón market for a buyer from two independent records: the Southwest Florida MLS for closings and listings, and the Collier County Property Appraiser’s qualified recorded sales and 2026 preliminary roll for every deed back to WCI’s first closings in 2001. Each figure on this page names its window, its source and its date.
Data updated: September 2026 (Southwest Florida MLS Matrix, Tiburón development report, pulled September 18, 2026; Collier County Property Appraiser 2026 preliminary roll and qualified recorded sales, files dated August 29, 2026)
Nine qualified sales in twelve months is too few to rest a price on, so our rule widens the window until it holds ten or more: the first window that does is 24 months, with 17 qualified county deeds. We show the 24-month figures as the headline and list the twelve-month sales one by one beside them.
In the last 12 months we tracked all nine Castillo closings in the MLS, and each is reproduced by a recorded Collier County deed at the same price. A tenth deed, an $850,000 transfer in May 2026, is coded by the county as not qualified, so it is not a market comparable and we do not use it.
We publish no McGreevy and Comisar purchase count for Castillo. The MLS pull behind this page recorded Castillo’s counts, median, range and price per foot, not the office on each closing, and a buyer needs the whole neighborhood’s record to judge a price in any case. The whole record is what follows.
The same-floor sales, the live competition at Castillo and at Bolero at Tiburón, the parcel’s CDD line, the building’s flood result, the unit’s window and door permits, and the declaration’s approval and leasing rules, assembled before you tour, so that when the right residence lists you can write a clean offer inside days rather than weeks.
The Castillo at Tiburón market favors a prepared buyer right now: 17 qualified county deeds in 24 months at a $1,300,000 median, nine MLS closings in the twelve months to September 18, 2026 at $1,265,000, and eight residences listed that day against that pace, about 10.7 months of supply and the most listings of any Tiburón neighborhood.
Data updated: September 2026 (Southwest Florida MLS Matrix, Tiburón development report, closed September 18, 2025 to September 18, 2026 and actives, pulled September 18, 2026; Collier County Property Appraiser qualified recorded sales, 24 months to the file date of August 29, 2026)
Seventeen qualified recorded deeds in the 24 months to August 29, 2026, median $1,300,000, with a mean of per-sale prices of $570.52 per square foot of county base area. Source: Collier County Property Appraiser recorded sales carrying the county’s qualified flag, files dated August 29, 2026; the $850,000 unqualified deed is excluded.
Recorded | Building | Floor and plan | Deed price | Per sq ft |
|---|---|---|---|---|
October 2025 | 2859 Tiburon Blvd E | First, Crienza | $1,100,000 | $509.50 |
November 2025 | 2850 Tiburon Blvd E | First, Crienza | $1,100,000 | $509.50 |
December 2025 | 2809 Tiburon Blvd E | Second, Zamora | $1,265,000 | $522.73 |
December 2025 | 2864 Tiburon Blvd E | Second, Zamora | $1,575,000 | $650.83 |
January 2026 | 2859 Tiburon Blvd E | Third, Riaza | $1,410,000 | $563.55 |
February 2026 | 2830 Tiburon Blvd E | Second, Zamora | $1,450,000 | $599.17 |
April 2026 | 2839 Tiburon Blvd E | Second, Zamora | $1,145,000 | $473.14 |
June 2026 | 2842 Tiburon Blvd E | Third, Riaza | $1,375,000 | $549.56 |
July 2026 | 2858 Tiburon Blvd E | First, Crienza | $1,000,000 | $463.18 |
Window: recorded September 18, 2025 to the file date of August 29, 2026, Collier County Property Appraiser sales file. Nine sales, median $1,265,000, total $11,420,000, median $522.73 a foot; the MLS twelve-month figures, pulled September 18, 2026, match them exactly. The July deed had not yet been qualification-coded when the file was cut.
Address | Floor and plan | Beds and baths (MLS) | Asking price | Days on market |
|---|---|---|---|---|
2870 Castillo Ct #103 | Third, Riaza | 3 / 2 | $1,595,000 | 205 |
2834 Tiburon Blvd E #101 | First, Crienza | 3 / 2 | $1,550,000 | 203 |
2843 Tiburon Blvd E #7-102 | Second, Zamora | 3 / 2 | $1,495,000 | 312 |
2859 Tiburon Blvd E #102 | Second, Zamora | 3 / 2 | $1,425,000 | 159 |
2830 Tiburon Blvd E #101 | First, Crienza | 2 + den / 2 | $1,350,000 | 179 |
2886 Castillo Ct #101 | First, Crienza | 2 + den / 2 | $1,199,000 | 62 |
2809 Tiburon Blvd E #2-101 | First, Crienza | 3 / 2 | $1,150,000 | 98 |
2805 Tiburon Blvd E #1-101 | First, Crienza | 3 / 2 | $1,099,000 | 7 |
Southwest Florida MLS Matrix, active on September 18, 2026. The median ask is $1,387,500 and the median time on market 169 days. Listings change weekly; your search is set up to catch the next one the day it appears.
The five first-floor listings ask a mean of $588.05 a foot, while the three first-floor sales of the last year closed at a mean of $494.06. Across Tiburón, the median sale closed at 93.84 percent of list over the same twelve months. Applied to Castillo’s $1,387,500 median ask, that ratio points to about $1,302,000, our arithmetic, not a forecast, and close to the 24-month median of $1,300,000.
Eight listings against nine closings a year is about 10.7 months of supply, our arithmetic from the Matrix figures. Tiburón as a whole carried 20 actives against 32 closings, about 7.5 months, and Castillo held 8 of those 20. A prepared buyer has room to negotiate here, especially on the first floor.
Castillo at Tiburón residences cost $1,000,000 to $1,575,000 in the last twelve months, and the floor sets the band: first-floor Crienza homes closed at $1,000,000 to $1,100,000, second-floor Zamora homes at $1,145,000 to $1,575,000 and third-floor Riaza homes at $1,375,000 to $1,410,000, on nine county deeds that reproduce the MLS set.
Data updated: September 2026 (Collier County Property Appraiser recorded sales and 2026 preliminary roll, files dated August 29, 2026; Southwest Florida MLS Matrix, pulled September 18, 2026)
Plan | Floor and unit | Living area | Sales, 12 months | Price range | Mean of per-sale $/sq ft |
|---|---|---|---|---|---|
Crienza | First, 101 | 2,159 sq ft | 3 | $1,000,000 to $1,100,000 | $494.06 |
Zamora | Second, 102 | 2,420 sq ft | 4 | $1,145,000 to $1,575,000 | $561.47 |
Riaza | Third, 103 | 2,502 sq ft | 2 | $1,375,000 to $1,410,000 | $556.55 |
With two to four sales in each cell, these are ranges with counts, not rates. The plan names are WCI’s, from its 2002 model pages; matching each name to a floor is our inference from the exact square-footage match on all 102 county records.
The first floor has sold for the least per foot, about $494 against $556 to $561 upstairs, and holds five of the eight listings. A first-floor Crienza is Castillo’s value entry and its most negotiable home; a third-floor Riaza, the level WCI called the penthouse, has traded in a narrow band.
WCI listed the Crienza as two bedrooms plus a den that converts to a third bedroom, and today’s listings show it both ways. The Zamora and Riaza carry the same feature text: a convertible den, a tiled Florida room, a lanai and a master lanai. Every plan has two baths and the exclusive use of a two-car garage, and the declaration lists the elevators and stairs serving the second- and third-floor homes among the limited common elements.
The building number decides the flood zone, and the flood zone decides whether a lender requires flood coverage and what an insurer charges. The same plan in a Zone X building on Tiburon Blvd E and in a Zone AH building on Castillo Ct is the same home with a different carrying cost.
The Collier County Property Appraiser values Castillo by floor with no variation inside a floor: $951,098 for every first-floor home, $1,119,320 for every second-floor home and $1,159,320 for every third-floor home on the 2026 preliminary roll. Every floor was cut by $70,180 from 2025, the first county value drop at Castillo. An assessment is not a price.
WCI’s 2002 price lists started the Crienza at $652,990, the Zamora at $779,990 to $814,990 and the Riaza at $844,990. Recorded deed medians ran in the high $600,000s and low $700,000s through 2021, stepped to $1,300,000 in 2022, peaked at $1,412,500 in 2023 on eight deeds, and have drifted since. The county’s median price per foot fell from $577.58 in the year to September 2025 to $522.73 in the latest twelve months. Today’s buyer is buying below the peak.
The steps to buy a home in Castillo at Tiburón are: identify the floor, plan and building from the address, pull the building’s flood result, price the assessment layers, write the offer with the approval window in it, read the condominium documents inside the review period, order both estoppels, file the association’s approval application, inspect and insure, and close.
A Castillo address reads “2843 Tiburon Blvd E #102”: the building at 2843, the second floor. Some listings write “#7-102”, building 7, unit 102. The last digit is always the floor, and the floor is the plan. The building number is the key to the flood table below.
Check the building against FEMA panel 12021C0194J and, for 2809, 2813, 2835 or 2839, against FEMA’s 2013 Letter of Map Amendment. For the split and sliver buildings, order a flood zone determination in the first days, because that determination, not the map picture, is what the lender reads.
The condominium and master assessments are not published, so ask the listing agent for the current quarterly figures and let the estoppels confirm them. Add the Pelican Marsh CDD line from that parcel’s own tax bill. Do it before you write, so the number you offer is the number you can carry.
Write to the same-floor sales, not the asking price, with an inspection period long enough for the insurance quotes and a closing date that leaves room for the association’s 15-day approval window after a complete application.
Florida’s condominium act entitles a resale buyer to the declaration, articles, bylaws and rules, the budget and financial report, the frequently asked questions sheet, and any structural integrity reserve study and milestone inspection summary. You may cancel within the statutory review period after receiving them.
One estoppel comes from the Castillo association and one from the Tiburón master association, Tiburon Estates Homeowner’s Association. Together they state the assessments, any levied or pending special assessment, the transfer fee and the master association’s one-time capital contribution.
No one may buy a Castillo residence without the association’s prior written approval under Section 13.1 of the 2018 restated declaration, and an unapproved transfer is void. Submit a complete application early; the 15-day clock runs from completeness.
Bring the unit’s window, door and shutter permit history, the building’s flood result and any elevation certificate, and the association’s insurance declarations to your inspector and your insurance agent. Quote an HO-6 policy with loss-assessment coverage set well above the $2,000 statutory floor.
Pay the master capital contribution and your share of prorated assessments, register your vehicles with the association’s office and your guests with the gate, and plan the move for Monday to Saturday, 8:00 a.m. to 5:00 p.m., the hours the 2024 rules allow.
With eight listings and nine sales a year, the buyer who knows which floor and building fit is the one who negotiates well. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. Selling a home to buy here? Get a free Castillo at Tiburón home valuation or call Jesse at (239) 898-6072.
Association approval at Castillo at Tiburón is required for every sale, lease or transfer under Section 13.1 of the 2018 Amended and Restated Declaration. The association must act within 15 days of a complete application, may approve, disapprove for cause, furnish an alternate purchaser or buy the unit itself, and gives no approval while a seller owes assessments.
Data updated: September 2026 (Amended and Restated Declaration, OR 5509, Page 3295, recorded May 15, 2018)
No owner may “sell, lease, give or otherwise transfer ownership of a unit or any interest therein” without the association’s prior written approval, and Section 13.4 makes an unapproved transfer void. Approval is a condition of your closing, not a courtesy.
The association must act within 15 days of receiving a complete application. An incomplete one does not start the clock, which is why we assemble yours before the inspection period ends rather than after financing is approved.
Under Section 13.3 the association may approve, disapprove for cause, furnish an alternate purchaser or purchase the unit itself. In practice approval turns on a complete application and paid-up assessments on the seller’s side.
Section 13.2.1 caps the association’s transfer fee on a sale or lease approval at “$100.00 or as permitted by” law. We found no condominium-level resale capital contribution in the recorded documents; the master association’s is separate and described below.
You do not have to join Tiburón Golf Club to buy at Castillo under Castillo’s own recorded documents, which contain no membership obligation. The Tiburón master declaration has its own club section that directs a resale buyer to confirm with the club; the club offers resident Medallion and Signature memberships by application and publishes privileges, not prices.
Data updated: September 2026 (Amended and Restated Declaration, OR 5509, Page 3295; master declaration, OR 2579, Page 364, and Third Amendment, OR 4716, Page 943; Tiburón Golf Club membership pages)
The 50-page 2018 restated declaration mentions golf once, in Section 20, which lets the association acquire memberships and use interests in clubs and golf courses. That is a power the association holds, not an obligation an owner carries, and nothing in the record shows it has been used. The 2001 covenants carry no membership covenant.
The 1999 Tiburón master declaration addresses initial purchasers from the developer and directs a resale purchaser to contact the club to confirm a membership is available for the residence. A 2011 amendment locks that section against change without the club’s recorded consent. Confirm the club’s current plan in writing and read the estoppels.
The club offers resident-only Medallion and Signature memberships by application; Signature is a seasonal May-through-October membership. The club publishes membership privileges, not prices, so no initiation fee or dues figure appears here. The club quotes current pricing directly to a prospective member.
The Ritz-Carlton Naples, Tiburón sits inside the same gated community, and Castillo residents reach it through the club or as paying guests; no homeowner access right is published. Club members get beach transportation and towel service, not the beachfront resort’s pool, sundeck or beach facilities.
A Castillo at Tiburón owner pays three recurring layers before property tax and insurance: the Castillo condominium assessment, the Tiburón master assessment and the Pelican Marsh CDD line. Only the CDD line is published per residence, $2,561.94 on the 2025 tax bill; neither association publishes its assessment amount, so the budget and estoppels give you the rest.
Data updated: September 2026 (Pelican Marsh CDD fiscal 2026 and 2027 adopted budgets and July 2025 and July 2026 minutes; Collier County Tax Collector 2025 bills; Collier County Property Appraiser 2025 certified roll)
Every residence pays 1/102 of the condominium’s common expenses under Sections 7.1 and 21 of the 2018 restated declaration, the same share for a first-floor Crienza as for a third-floor Riaza. The amount is set each year in the association’s adopted budget, which is not recorded or published; the estoppel is the binding figure for a specific residence.
Section 4.8 makes basic cable under a bulk contract, electronic security, and water and sewer service to the units common expenses. The assessment also funds the association’s maintenance of exterior walls, painting, waterproofing, roofs and structure, the lawns, driveways, pool, spa, clubhouse and lake, the building insurance, management and reserves.
Castillo’s declarations make every owner a member of Tiburon Estates Homeowner’s Association and obliged to pay its assessments. The master declaration apportions them “on an equal basis” among residential units, with room for the board to vary rates by unit type. The master association does not publish the amount; its estoppel does.
The Pelican Marsh Community Development District’s operations assessment was $1,725 per unit for fiscal 2026 and is $1,879 for fiscal 2027. The Series 2022 debt service line adds about $836.94 per Castillo residence, our arithmetic from the $2,561.94 District line on two 2025 bills less the $1,725 operations figure. The District Manager told the July 15, 2026 meeting that the bonds retire after the final payment in May 2031.
Layer | Who levies it | Published amount | Where to find it for a specific residence |
|---|---|---|---|
Castillo condominium assessment | Castillo at Tiburon Condominium Association, Inc. | Not published | Adopted budget; estoppel |
Tiburón master assessment | Tiburon Estates Homeowner’s Association, Inc. | Not published | Master estoppel |
Master capital contribution, one time | Tiburon Estates Homeowner’s Association, Inc. | One quarter of the annual Common Assessment | Master estoppel |
Pelican Marsh CDD operations | Pelican Marsh CDD | $1,725 (fiscal 2026); $1,879 (fiscal 2027) | County tax bill |
Pelican Marsh CDD Series 2022 debt | Pelican Marsh CDD | About $837 per residence on the 2025 bill; final payment May 2031 | County tax bill |
County solid waste | Collier County | $261.91 on the 2025 bill | County tax bill |
Transfer fee on approval | Castillo association | Capped at $100 or as the law permits | Approval application |
Club dues | Tiburón Golf Club, only if you join | Not published | The club, in writing |
Bylaws Section 6.8 caps special assessments payable by all units in a fiscal year at 15 percent of the total budget, including reserves, unless a majority of the voting interests consent first. Florida associations do not record special assessments, so the estoppel is where you see any that is levied or pending.
Read the association’s written position on Florida’s structural laws and the current budget and reserve schedule first, then the insurance declarations and your building’s flood result, then the 2018 restated declaration and the 2024 rules. Section 718.503 entitles a resale buyer to the condominium package, and the Castillo budget is not public, so the package is where you see it.
Ask what the association has determined under the milestone-inspection and structural-integrity-reserve-study laws and why, and for any study, inspection report or engineer’s letter behind it. The section below explains why that question has no public answer at Castillo.
Read the budget against the quarterly assessment you were quoted, and read the reserve schedule for what it funds and whether the members waived or reduced any reserve. Ask whether any special assessment is levied or proposed; the estoppel states it.
The association insures the buildings; the declarations pages show the carrier, limits, hurricane deductible and whether any building carries flood coverage. None of that is public for Castillo, and it drives your HO-6 and loss-assessment choices.
The 2018 Amended and Restated Declaration, with its bylaws, is the document to read first among the recorded instruments because it consolidates every earlier amendment. Then read the 2001 Declaration of Covenants and Restrictions for the shared land and the 2024 Second Amended and Restated Rules and Regulations for daily life.
Section 720.401 of the Florida Statutes sets a disclosure summary for homeowners’ associations and does not apply to associations regulated under Chapter 718, which the Castillo association is. Tiburon Estates Homeowner’s Association sits above it as the master layer. Your closing agent or attorney confirms which disclosures apply to your contract. This is information, not legal advice.
The statutory review period excludes weekends and legal holidays and runs from when you have both signed and received the documents. We read them with you inside that window, not after it.
Florida’s milestone-inspection and reserve-study laws reach condominium buildings of three habitable stories or more, and Castillo’s three-storey buildings meet that height test. Both laws also exclude a “three-family” dwelling with three or fewer habitable stories, and each Castillo building holds three homes, so the exclusion may apply; no public record settles it.
Data updated: September 2026 (Sections 553.899 and 718.112, Florida Statutes, 2026 text; Castillo I declaration, OR 2909, Page 1802; as-built certificate, OR 2924, Page 1873)
Section 553.899 requires a milestone inspection of a condominium building three habitable stories or more in height by December 31 of the year it reaches 30 years from its certificate of occupancy, and every 10 years after. Section 718.112(2)(g) requires a structural integrity reserve study at least every 10 years for each such building.
Both statutes exclude a “three-family” dwelling with three or fewer habitable stories. Each Castillo building is three homes over a garage level, one per floor, per the Castillo I declaration’s own words, “three-unit, three story buildings.” Whether that makes each building a three-family dwelling under the Florida Building Code classification is a determination for the association’s engineer and counsel.
For budgets adopted on or after December 31, 2024, an association required to obtain a structural integrity reserve study may not vote to provide no reserves or less than the required reserves for the study’s items, under Section 718.112(2)(f). The bylaws otherwise let members vote to waive or reduce reserves as Florida law permits.
You check flood zone and insurance for a Castillo residence building by building against FEMA panel 12021C0194J, effective February 8, 2024: seven buildings are wholly in Zone AH, three are substantially split, three carry a sliver under six percent and 21 have no high-risk zone under them. Then read the association’s master policy before pricing your HO-6.
Data updated: September 2026 (FEMA National Flood Hazard Layer, panel 12021C0194J; county building points and 2025 footprints, measured September 23, 2026; FEMA LOMA 13-04-5785A; Collier County 2026 Flood Protection Newsletter)
Buildings | Addresses | FEMA zone at the building point | Share of footprint in Zone AH or AE |
|---|---|---|---|
12 to 18 | 2863 Tiburon Blvd E; 2866, 2870, 2874, 2878, 2882 and 2886 Castillo Ct | AH | 100% |
19 | 2868 Tiburon Blvd E | X | 66.1% |
11 | 2859 Tiburon Blvd E | X (0.2% annual chance) | 37.4% |
20 | 2864 Tiburon Blvd E | X | 30.4% |
7 | 2843 Tiburon Blvd E | X | 5.8% |
2 | 2809 Tiburon Blvd E | X | 3.0% |
8 | 2847 Tiburon Blvd E | X | 1.4% |
The other 21 | The rest of Tiburon Blvd E | X | 0% |
Method: point-in-polygon at each county building address point and area intersection of each 2025 county building footprint with FEMA’s flood polygons. Building numbers are the county’s. Check the specific parcel on FEMA’s Map Service Center.
Footprints are drawn from aerial imagery and are approximations. The zone that applies to a building is set by its flood zone determination or a Letter of Map Amendment, not by a map picture. For 2809, 2843, 2847, 2859, 2864 and 2868, order the determination early.
FEMA case 13-04-5785A, dated August 1, 2013, removed buildings 2, 3, 5 and 6, at 2809, 2813, 2835 and 2839 Tiburon Blvd E, from the high-risk zone on the map then in effect, on lowest adjacent grades of 14.2 to 14.6 feet. On the 2024 map three of the four are wholly outside the zone and building 2 carries a 3 percent sliver. Confirm the letter’s status against the current map.
FEMA’s base flood elevation lines nearest the Zone AH buildings read 10.5 feet. USGS lidar reads the ground at those seven building points at 13.69 to 13.97 feet. Those are bare-earth readings, not floor elevations, and no Castillo elevation certificate appears in the county’s online certificate map; ask the seller or association for one before you rely on a flood quote.
Collier County holds a Class 5 Community Rating System rating, under which eligible NFIP policies receive a 25 percent discount. FEMA applies the discount to NFIP policies outside the Special Flood Hazard Area too, so a policy on a Zone X Castillo building earns it as one on a Zone AH building does.
Collier County applies the substantial-improvement rule within flood zones VE, AE, AH and A. At Castillo that is a live constraint on a large remodel in buildings 12 to 18, and possibly in the split buildings, and it does not reach the 21 buildings with no high-risk zone under them.
The association insures the buildings; you insure the interior and contents with an HO-6 policy. After Hurricane Irma the master policy’s hurricane deductible was borne by the association, which under Florida law is a common expense shared by the owners. Section 627.714 requires at least $2,000 of loss-assessment coverage on an HO-6; set it well above that floor.
Citizens Property Insurance does not require flood coverage on condominium unit-owner policies. A single condominium unit with a combined dwelling and contents replacement cost of $700,000 or more is not eligible for Citizens under Section 627.351. The NFIP product for an association’s building is the Residential Condominium Building Association Policy; whether Castillo carries it is in the insurance declarations.
The Castillo at Tiburón storm record is wind, not flood: after Hurricane Irma the association claimed for “clay tiles that had blown off the roofs,” the insurer paid for “the replacement of the roofs on the 34 buildings,” and reroofing notices recorded in November 2018 closed with final affidavits in May 2019. No Castillo-specific Hurricane Ian damage record was found.
Data updated: September 2026 (U.S. District Court, Middle District of Florida, No. 2:20-cv-468, Opinion and Order of September 28, 2021 and docket; recorded notices of commencement; Collier County monthly permit reports, September 2024 to August 2026)
In the association’s insurance case, No. 2:20-cv-468 in the Middle District of Florida, the court’s September 28, 2021 order records a $250,000 advance for emergency repairs and a second payment of $1,493,178.02 for the replacement of the roofs on the 34 buildings, issued minus the policy’s hurricane deductible. The legal question was whether a disputed claim for windows, sliding doors and stucco went to appraisal; the court compelled appraisal and stayed the case, which closed on September 13, 2023.
All 34 roofs were replaced under the association’s master policy, which puts the current roofs at roughly seven to eight years old in 2026. Confirm the completion date for a specific building from the county permit record or the association, because roof age is a standard underwriting factor. The appraisal outcome is not in the public documents we read.
No Castillo-specific Ian damage record was found: no Ian-related court case, and no roof or structural permit at any Castillo address in the county’s issued-permit reports from September 2024 to August 2026. The late-2022 and 2023 permit months were not part of that review.
Roof covering and roof-deck attachment are rated at the building level, so the post-Irma roof is the roof fact for every unit’s wind-mitigation form. Opening protection varies home by home; confirm the windows, doors and shutters on a specific residence before relying on credits.
Collier County’s layers place Castillo in Hurricane Evacuation Zone C and outside the Coastal High Hazard Area. The county’s wind layers return a design wind speed of 161 to 162 mph; design wind for new work is set by the Florida Building Code map in force when it is permitted.
Property taxes after you buy at Castillo start from Collier County’s value for your floor, not the seller’s bill. On the 2026 preliminary roll, at 9.4020 mills, uncapped ad valorem tax is $8,942 on a first-floor home, $10,524 on a second-floor home and $10,900 on a third-floor home, before the CDD and solid-waste lines.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll and 2025 certified roll)
Each is the floor’s 2026 preliminary just value times the preliminary millage of 9.4020, our arithmetic, and each matches the top of that floor’s tax range on the roll. The preliminary file carries no non-ad valorem lines yet; add the District and solid-waste lines from the bill.
Florida’s Save Our Homes cap holds down the taxable value of a long-held homestead, and non-homestead property carries its own 10 percent cap. When you buy, the assessment resets toward full value the following year. The 2026 median of $9,889, with a low of $3,435, reflects capped owners.
The 2025 certified bill, the last one with every line on it, shows a median total of $12,650 per Castillo residence, from $6,247 to $14,511, including the District and solid-waste lines.
If Castillo becomes your permanent Florida residence, apply for the homestead exemption with the Collier County Property Appraiser by the statutory deadline. Twenty-nine of the 102 residences, 28.4 percent, carry it today. The exemption reduces ad valorem tax, not the District line.
The Castillo at Tiburón rules that decide fit sit in the 2018 restated declaration and the 2024 rules: two household pets for owners and none for tenants or guests, leases of 30 days or more up to four times a year, two vehicles in the garage, and Board consent for shutters, exterior changes and hard flooring upstairs.
Owners may keep no more than two household pets such as a dog or cat, two caged birds and a reasonable number of tropical fish; no reptiles; dogs leashed or carried; pets not housed on lanais. Tenants and guests may not have pets under Section 12.6 of the declaration. The Board may grant exceptions, and fair-housing law governs assistance animals.
“Only entire units may be leased,” for at least 30 days, no more than four times per calendar year unless the Board sets a stricter limit, and each lease needs the association’s prior approval. The four-lease cap counts leases, not months, and the tenant-pet ban narrows the seasonal pool.
Section 12.3 limits guests in the owner’s absence to “two times per calendar year for maximum periods of 14 days,” and all guests register on arrival. A buyer who lends the home to family often should read this line first.
Each residence has the exclusive use of the two parking spaces in its garage. Owners and tenants park in the garage with the door closed, no more than two vehicles each; commercial vehicles, campers, boats and trailers are prohibited unless garaged. Guests park at the marked spaces at the driveway ends or behind the owner’s garage.
Nothing may be changed on or displayed from the exterior without the Board’s written consent, and window coverings must be white or off-white. Shutters need the Board’s consent and must match its designated color, size, style or manufacturer; Florida law bars a board from refusing an installation that meets its adopted specifications. Work and moves run Monday to Saturday, 8:00 a.m. to 5:00 p.m.
Section 6.3.3 requires Board approval for hard-surface flooring above the ground floor, which reaches two of every three Castillo homes. Any alteration to what the association maintains needs the Board’s prior written approval, and the Board may require an engineer at the owner’s cost.
Under Section 6.2 the owner maintains windows, glass, screens and doors, unit plumbing and electrical, air conditioning and heating, the water heater, appliances and interior finishes. The association maintains the exterior walls, roofs, structure and common wiring and pipes to each unit’s breaker or shut-off.
Permanent occupants are limited to two per bedroom. Castillo is not age restricted: the recorded documents contain no 55-and-over restriction, and the rules address children under 16 on the common property. De facto timesharing is prohibited.
Castillo at Tiburón or Bolero at Tiburón is the real choice for most full-floor buyers in Tiburón: both are three-storey buildings with one residence per floor and near-identical county values. Buy at Castillo for more space for the money and a real choice of listings; buy at Bolero for a smaller, older community with its own gated loop.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll and qualified sales, files dated August 29, 2026; Southwest Florida MLS Matrix, pulled September 18, 2026; FEMA panels 12021C0194J and 12021C0382J, effective February 8, 2024)
Question | Castillo at Tiburón | Bolero at Tiburón |
|---|---|---|
Residences and buildings | 102 in 34 | 60 in 20 |
Years built, county roll | 2001 to 2003 | 1999 to 2000 |
Building form | Three storeys, one residence per floor | Three storeys, one residence per floor |
Median county area per residence | 2,420 sq ft | 2,256 sq ft |
2026 preliminary median county value | $1,119,320, down 5.9% | $1,111,600, unchanged |
County value per sq ft | $462.53 | $491.93 |
Qualified deeds, 24 months to August 29, 2026 | 17, median $1,300,000, mean $570.52 a foot | 5, median $1,275,000, mean $612.82 a foot |
12-month MLS closings | 9, median $1,265,000 | 1 sale, $1,275,000 |
Actives on September 18, 2026 | 8 | 1 |
Common ground | Own pool, spa and clubhouse on the condominium land | Own pool, spa and clubhouse on its 6.01-acre common tract |
Entry | Inside Tiburón’s main gate | Own gated entrance, not behind the staffed gatehouse |
FEMA flood result | Panel 0194J: 7 of 34 buildings wholly Zone AH | Panel 0382J: 18 of 20 buildings Zone X; buildings 14 and 16 touch AE |
Homestead share | 28.4% | 30.0% |
2025 certified median total tax | $12,650 | $11,284 |
Milestone and reserve-study laws | Height test met; three-family exclusion unsettled | Height test met; three-family exclusion unsettled |
County values and MLS prices are different measures and are shown side by side, not as one figure. Bolero’s single twelve-month sale is a single sale, not a market rate.
Choose Castillo if you want the most square feet for the dollar at this price point, a choice among three plans and eight homes on the market at once, and a larger owner base sharing the cost of 34 buildings. Choose Bolero at Tiburón if you prefer a community of 60 with its own gated loop and a flood map that is Zone X at most buildings, and are willing to wait for one of its rare listings.
The county values the two within $8,000 at the median, and Bolero’s one twelve-month sale at $1,275,000 sits beside Castillo’s $1,265,000 median. A budget near $1,250,000 to $1,450,000 buys either; the decision is size, supply and building against a smaller community.
Compare the two associations’ current budgets, reserves, insurance declarations and positions on the structural laws inside the review period, because those, not the building form, are where the two differ most for an owner.
Ventanas at Tiburón is three five-storey buildings with 82 residences, a median of 1,420 square feet and a 2026 county median of $656,280, with four MLS closings in twelve months at a $902,500 median. It is a smaller flat with shared corridors and elevators, about 40 percent below Castillo in dollars.
We find you the right Castillo at Tiburón residence by matching your budget to a floor, plan and building, watching a neighborhood of about nine sales a year so you hear of a listing the day it appears, touring with the building’s flood and permit record in hand, and having the approval application ready before you write.
Your budget buys a floor and a building. We show you what each floor has actually sold for, so you know whether your number buys a renovated first-floor Crienza on Tiburon Blvd E or an original Zamora on Castillo Ct, and what the flood result means for the carrying cost.
The right home may list once a season. We keep your criteria on file and alert you when a Castillo residence comes to market, and when a Bolero residence does, because most full-floor buyers in Tiburón weigh both.
Some Castillo owners prefer a quiet sale, and signs are barred on the Common Areas. We work the North Naples golf-community condominium market every week and hear about homes before they reach the MLS, and we will tell you when one fits.
Every showing is registered with the gate in advance. On tour, look at the lanai outlook at the time of day you will use it, the air conditioner’s age, the windows and shutters, any hard flooring upstairs, the garage and the elevator for the upper homes, and walk to the Castillo pool and clubhouse.
Ask Marc at (239) 287-5873 to set up a saved search for Castillo and Bolero, or read how we represent buyers in Southwest Florida and use the buyer form on this page. Alerts route to us directly, so a new listing reaches both you and us the same day.
We negotiate for you at Castillo at partner level, with the same-floor sales in hand, the unit’s openings, air conditioning and finishes priced from the inspection, the building’s flood result used to set your insurance cost before you go firm, and the condominium document review used to confirm the association’s finances before your deposit is at risk.
A list price above the floor’s recent sales has to show why, with renovation, openings, building or view. If it cannot, we write to the sales. The eight listings on September 18, 2026 had a 169-day median on market, which is the market’s own evidence of how Castillo treats a price above its sales.
First-floor asks averaged $588.05 a foot against $494.06 sold over the last year. That gap is where a prepared buyer has the most room, and where we spend the most time on the comparables.
Windows, doors, air conditioning, water heaters, appliances and interior finishes are the owner’s under the declaration. Original 2001 to 2003 openings without impact protection are a fair credit, especially where your insurer prices them.
In the Zone AH and split buildings we put the flood determination and any elevation certificate in front of your insurance agent in the first days. In every building we ask for the association’s structural position and reserve schedule before you go firm, and we price any contemplated assessment.
The condominium review period, the inspection period, the financing terms and the approval condition give you defined exits. We sequence them so your deposit is not at risk before you have read the budget, the insurance declarations and both estoppels.
Closing costs when you buy at Castillo include the Tiburón master association’s one-time capital contribution of one quarter of the annual Common Assessment, the Castillo transfer fee of no more than $100 or as the law permits, prorated assessments and taxes, and, by Collier County custom, the owner’s title policy, plus lender charges and prepaid insurance.
Data updated: September 2026 (Master association amendment, OR 6149, Page 45, recorded July 6, 2022; Amended and Restated Declaration, Section 13.2.1)
One-time charge | Amount or rule | Source |
|---|---|---|
Master capital contribution | One quarter of the annual Common Assessment, set by board resolution | OR 6149, Page 45 |
Castillo transfer fee on approval | Not more than $100, or as permitted by law | 2018 declaration, Section 13.2.1 |
Condominium estoppel | Set within Florida’s statutory limits; the contract assigns it | Section 718.116 |
Master estoppel | Set within Florida’s statutory limits; the contract assigns it | Section 720.30851 |
The master capital contribution’s dollar figure is not in any public record we found; the master estoppel states it.
In Collier County the buyer customarily chooses the closing agent and pays the owner’s title policy, the reverse of the Lee County custom. Florida sets the title premium by rule, so the rate is the same whichever title company is used. The contract controls the allocation.
A lender will send the association a condominium project questionnaire, such as Fannie Mae’s Form 1076, asking about reserves, insurance, special assessments, litigation and structural reports. Whether Castillo carries any federal project approval was not established from a public source, so ask your lender to check before you choose a loan product.
Budget for your first year of HO-6 and any flood premium at closing, and for prorated condominium and master assessments from the closing date. The CDD and solid-waste lines ride on the tax bill and are prorated with the taxes; if the bill is paid in advance, the contract sets the credit.
By custom the seller pays the documentary stamp tax on the deed at $0.70 per $100, $8,855 at the $1,265,000 twelve-month median, our arithmetic, and any unpaid assessments on the estoppels. Those appear on the seller’s side of the closing statement.
Buyer’s agent compensation at Castillo at Tiburón in 2026 follows the NAR settlement rules in force since August 17, 2024: you sign a written agreement with your agent before touring, offers of compensation cannot be advertised in the MLS, and every commission is negotiable and not set by law.
Before we tour a Castillo residence with you, we sign a written buyer agreement that states what we will do and how we are paid. It is short, and we walk through it line by line.
A seller may offer to contribute toward your agent’s compensation, you may ask for it in your offer, or you may pay it yourself. We tell you plainly which approach fits the residence and the seller before you write.
The same-floor sales, the building’s flood result, the CDD line from the parcel’s own bill, the approval application built into the timeline, the document review inside the statutory period, both estoppels read, the inspection priced against the declaration and a closing that lands on time.
Life around Castillo at Tiburón runs through the garage and the gate: a full floor of your own, Castillo’s own pool, spa and clubhouse, Tiburón’s golf and the Ritz-Carlton around you, and about four road miles to Mercato and NCH North Hospital. Every address is zoned to Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High for 2026-27.
Data updated: September 2026 (Collier County Public Schools zoning service, 2026-27, checked September 23, 2026; OSRM public router from Census geocoder points, September 23, 2026; Collier County collection-day layer)
The 2001 covenants list the lake, swimming pool, clubhouse, entrance, roads, the golf-course buffer and landscaped areas as Castillo’s Common Areas. The 2024 rules set pool hours of dawn to dusk, with residents accompanying their guests. The association may lease the pool deck to an owner for temporary exclusive use, which is how private parties are handled.
Level | School | Address |
|---|---|---|
Elementary | Pelican Marsh Elementary School | 9480 Airport Rd N, Naples 34109 |
Middle | Pine Ridge Middle School | 1515 Pine Ridge Rd, Naples 34109 |
High | Aubrey Rogers High School | 15100 Patriot Pl, Naples 34110 |
All 136 records we queried, 34 building records and 102 unit records, returned the same three schools for 2026-27 with no rezoning flagged. Confirm a specific address with Collier County Public Schools; the district sets zones annually.
Destination | From 2843 Tiburon Blvd E | From 2886 Castillo Ct |
|---|---|---|
Vanderbilt Beach county garage | 4.9 road miles, 11 min free-flow | 5.1 road miles, 12 min |
Mercato | 4.0 road miles, 9 min | 4.2 road miles, 10 min |
NCH North Hospital | 3.7 road miles, 9 min | 4.0 road miles, 10 min |
Waterside Shops | 6.3 road miles, 13 min | 6.5 road miles, 14 min |
Southwest Florida International Airport | 23.6 road miles | 23.9 road miles |
Free-flow minutes are a floor, not an expected trip; January to April traffic runs longer.
Castillo sits inside Tiburón’s main gate, with access control run by the Pelican Marsh Community Development District. The route out runs west on Tiburon Blvd E to Airport-Pulling Road. Owners register vehicles with the association’s office, and visitors, guests and service personnel are registered with the gatehouse before they arrive.
Water and sewer come from the Collier County Water-Sewer District and are a common expense under Section 4.8, as is basic cable under a bulk contract; internet is contracted separately. Collier County collects garbage Tuesday and Friday and recycling Friday, and the association’s cart rules are stricter than the county’s. Mail arrangements are set with the Postal Service; confirm at purchase.
You get a personalized Castillo at Tiburón buyer consultation by using the buyer form on this page or calling Marc Comisar at (239) 287-5873. We review your budget against each floor’s sales, walk through the building flood results and the assessment layers, and set up alerts for Castillo and Bolero.
Your budget against the same-floor sales, which plan and building fit how you will use the home, the three assessment layers with the CDD line, the approval process and its timing, the flood and insurance picture, the structural-law question, the rules that affect you, and a timeline that fits the season.
Call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072, or email [email protected]. The office of McGreevy and Comisar is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Read how we represent buyers in Southwest Florida.
If you are selling in Southwest Florida to buy at Castillo, we sequence both sides with one calendar. Owners elsewhere in the community can read selling a Tiburón home, and buyers weighing the whole community can start with buying a home in Tiburón.
McGreevy and Comisar are a top-reviewed buyer’s team on Google, and the quotes below are genuine five-star client reviews reproduced in each reviewer’s own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ “Jesse listened to what we were looking for and found us exactly what we wanted. Jesse was always available to answer any questions and helped us through the entire process.” Andrew Capriglione, verified Google review
★★★★★ “Marc’s knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Christopher Dietz, verified Google review
★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.” Evie Darnell, verified Google review
A Castillo at Tiburón specialist matters when you buy because the price turns on the floor rather than a neighborhood average, the flood zone turns on the building number, the true carrying cost includes a CDD line on the tax bill, every sale needs association approval, and the structural-law question has no public answer.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He started in Southwest Florida real estate in October 2004 and launched his own team in October 2008. He runs the documents and data. Reach him at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs tours, inspections and the negotiation in the field. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may price a Castillo home off the Tiburón median of $1,850,000, treat the three-storey buildings as simple villas, skip the building’s flood result, budget without the CDD line, or leave the association’s 15-day approval out of the closing date. Each one costs a buyer money or a closing date.
For the rest of the community, our Tiburón guide covers every neighborhood, our Tiburón home valuation page prices every product in it, and our Naples guide covers the city around it.
These are the questions buyers ask most about Castillo at Tiburón, answered from the recorded 2018 restated declaration, the 2001 covenants and the 2024 rules, the Pelican Marsh CDD’s budgets and minutes, Collier County’s records, FEMA’s map, a federal court record and the Southwest Florida MLS, each with its window and source.
A 102-residence condominium of 34 three-storey buildings, one full-floor home per storey, inside the gated golf community of Tiburón in North Naples, ZIP 34109. WCI Communities, Inc. declared it in four phases in 2001 and 2002, and it has been one condominium since 2018.
Each home is one level, a full floor of its building, but the buildings are three storeys: unit 101 on the first floor, 102 on the second and 103 on the third.
Nine sales in the twelve months to September 18, 2026 ran $1,000,000 to $1,575,000 at a $1,265,000 median. Seventeen qualified county deeds in 24 months carried a $1,300,000 median.
Eight were listed on September 18, 2026, asking $1,099,000 to $1,595,000: five first-floor, two second-floor and one third-floor home. Ask Marc at (239) 287-5873 for the current list and alerts.
The first-floor Crienza has sold for the least per foot, a mean of $494.06 against $556 to $561 upstairs, and holds most of the listings. The best value is the home priced to its floor’s sales in a building whose flood result suits you.
Yes. Each residence has the exclusive use of the two parking spaces in its garage under Section 12.5, and owners and tenants park inside with the door closed under the 2024 rules.
Yes. Castillo sits inside Tiburón’s main gate, with access control run by the Pelican Marsh Community Development District. Visitors, guests and service personnel are registered in advance.
Not under Castillo’s own recorded documents. The master declaration directs a resale buyer to confirm with the club; get the club’s current plan in writing and read the estoppels.
Neither the Castillo association nor the Tiburón master association publishes its assessment. Each residence pays 1/102 of the condominium’s expenses; the adopted budget and the estoppels state the amounts.
Basic cable under a bulk contract, electronic security, and water and sewer to the units under Section 4.8, plus exterior, roof and structural maintenance, landscaping, the pool, spa, clubhouse and lake, building insurance, management and reserves.
Yes. The Pelican Marsh CDD line on a 2025 Castillo bill was $2,561.94: $1,725 of fiscal 2026 operations and about $837 of Series 2022 debt service. Operations rise to $1,879 for fiscal 2027.
The master association levies a one-time capital contribution on each new member equal to a quarter of the annual Common Assessment. The Castillo transfer fee is capped at $100 or as the law permits.
Yes. Section 13.1 requires prior written approval of every sale and lease, and an unapproved transfer is void.
Section 718.503 gives a resale buyer a cancellation right for a set period after signing and receiving the documents, excluding weekends and legal holidays. Your closing agent confirms the period on your contract form.
The buildings meet the three-storey height test of both laws, but both exclude a three-family dwelling with three or fewer habitable stories, which may cover each three-home building. No public record settles it; ask for the association’s position.
It depends on the building. On FEMA panel 12021C0194J, effective February 8, 2024, buildings 12 to 18 are wholly Zone AH, 2859, 2864 and 2868 are substantially split, and 21 buildings have no high-risk zone under them.
A federally backed lender generally requires it for a building in the high-risk zone, which at Castillo means the Zone AH buildings and possibly the split ones, depending on the determination. Many owners carry it anyway.
Yes. After Hurricane Irma the insurer paid for the replacement of the roofs on all 34 buildings, per a 2021 federal court order, and reroofing closed out in May 2019.
An HO-6 policy on the interior, fixtures, equipment and contents, with loss-assessment coverage of at least the $2,000 Section 627.714 floor and more against the master policy’s hurricane deductible.
Yes: entire units only, a 30-day minimum, no more than four leases per calendar year unless the Board sets a stricter limit, and association approval for each lease.
No rental under 30 days is allowed. Castillo is a seasonal-rental building, not a nightly or weekly one.
Owners may keep two household pets such as a dog or cat, two caged birds and tropical fish; no reptiles, dogs leashed or carried, and no pets housed on lanais.
No. The recorded Castillo documents contain no age restriction, and the rules address children under 16.
Above the ground floor, hard-surface flooring needs Board approval under Section 6.3.3. Get the approval before the work.
With the Board’s prior written consent, and shutters must match the Board’s designated color, size, style or manufacturer. Windows and doors are the owner’s to maintain and replace.
Guests in the owner’s absence are limited to two visits a calendar year of up to 14 days each under Section 12.3, and all guests register on arrival.
At the 2026 preliminary millage of 9.4020, uncapped ad valorem tax runs $8,942 on a first-floor home, $10,524 on a second and $10,900 on a third, before the CDD and solid-waste lines. The 2025 certified median total was $12,650.
Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High for 2026-27, for every Castillo address in the district’s zoning service.
By Collier County custom the buyer usually chooses the closing agent and pays the owner’s title policy, the reverse of the Lee County custom. The contract controls.
Yes. Since August 17, 2024, a written agreement with your agent is required before touring, and every commission is negotiable.
Both are three-storey, one-home-per-floor condominiums with county medians within $8,000. Castillo has larger homes, 102 residences and eight listings; Bolero has 60, its own gated loop and mostly Zone X buildings.
Talk to your title agent and lender before you write: the association’s approval, the ban on split occupancy by period and the leasing rules apply to any owner, and lenders treat entity ownership differently.
Mostly seasonal. The county roll shows 29 of 102 residences homesteaded and 56 owners mailing tax bills outside Florida.
Decide your floor and budget, check the building’s flood result, and call Marc Comisar at (239) 287-5873 for the current listings, the same-floor sales and alerts for Castillo and Bolero.
Every Castillo at Tiburón figure on this page traces to a primary source below, as of September 30, 2026: recorded Collier County instruments, state records and statutes, the Pelican Marsh CDD, FEMA, a federal court, Collier County, its public schools, the developer’s archives and the Southwest Florida MLS. No listing portal or competing brokerage is cited.
Every row below links the authority that publishes the document, so a Castillo at Tiburón buyer always opens the official, current copy of the declaration, rules, master instruments, FEMA letter and District budgets we read for this page. Clerk images are non-certified copies, and we host nothing ourselves.
Document | What it tells a Castillo buyer | Official authority |
|---|---|---|
Amended and Restated Declaration and Bylaws, OR 5509, Page 3295 (May 15, 2018) | Shares, maintenance, approval, leasing, pets, guests, the special-assessment cap | |
Second Amended and Restated Rules and Regulations, OR 6358, Page 2364 (May 10, 2024) | Vehicles, parking, shutters, exterior, pets, pool, work hours | |
Declaration of Covenants and Restrictions for Castillo at Tiburon, OR 2916, Page 2913 (October 31, 2001) | Pool, clubhouse, lake, golf-course buffer, signs, shared assessments | |
Declaration of Condominium, Castillo I at Tiburon, OR 2909, Page 1802 (October 16, 2001) | The three-unit, three-story building form and the floor plans | |
Tiburón master declaration, OR 2579, Page 364 | Master covenants, master assessments, the club section | |
Master amendment, Capital Contribution Assessment, OR 6149, Page 45 | The one-time charge a new member pays at purchase | |
Letter of Map Amendment 13-04-5785A | Removal of buildings 2, 3, 5 and 6 from the 2012 flood zone | |
Pelican Marsh CDD fiscal 2027 adopted budget | The $1,879 operations assessment | |
Pelican Marsh CDD July 15, 2026 minutes | The Series 2022 bond range and May 2031 final payment | |
2026 Flood Protection Newsletter | The Class 5 discount and the 50 percent rule | |
NFIP summary of coverage, residential condominium buildings | How an association flood policy works | |
Florida Statutes 718.503, disclosure prior to sale | The documents you receive and your cancellation right | |
Association corporate record, N00000007850 | Filings and annual reports of the Castillo association |
McGreevy and Comisar represent buyers across Southwest Florida from an office in Bonita Springs, and Castillo at Tiburón sits inside the North Naples golf-community condominium market they work every week. The first conversation costs nothing, and with a floor, a building and an approval process this specific, it usually saves a buyer more than any negotiation later.
Marc Comisar: (239) 287-5873. Jesse McGreevy: (239) 898-6072, [email protected]. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Use the buyer form on this page, return to the buyer consultation section, or read how we represent buyers in Southwest Florida. Video walkthroughs are on McGreevy and Comisar on YouTube, and the team keeps a company page at McGreevy and Comisar on LinkedIn.
Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license 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. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Nothing on this page is legal, tax or insurance advice.
Market data from Southwest Florida MLS Matrix, pulled September 18, 2026, and from Collier County Property Appraiser files, 2026 preliminary roll and recorded sales dated August 29, 2026. Brokered by Domain Realty.