Updated September 2026
Thirty-one custom estate homes on lakes and golf, four recorded sales in three years and a board that approves every purchase. We match your budget to a lot and a build year, read the parcel's CDD line and flood record, and time the club transfer. Or call Marc at (239) 287-5873.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Buying a home in Escada at Tiburón means buying one of 31 custom estate homes on 32 platted lots inside gated Tiburón in North Naples, under a Chapter 720 homeowners association that must approve every sale, with a Pelican Marsh CDD bond line on the tax bill and no closed sale in the last twelve months.
The full record of the neighborhood, its plat, both recorded declarations, the lot-by-lot flood map and every recorded sale since 2001, is on our Escada 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 Escada at Tiburón homes or start with a free Escada at Tiburón home valuation. Call Marc Comisar at (239) 287-5873 to talk through a specific home.
If you are searching for the best buyer’s agent for Escada 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, moving up from a condominium or buying a primary residence on land, including in Tiburón, Pelican Marsh and the Airport-Pulling Road corridor, our team provides honest market guidance, pre-market awareness, partner-level negotiation and a clear plan to help you buy confidently.
Escada at Tiburón is the estate tier of Tiburón: WCI Communities, Inc. recorded its plat, ESCADA AT TIBURON, Plat Book 34, Pages 51 to 53, and its declaration on May 19, 2000, and sold the 32 lots as homesites for custom homes. Every home was built one at a time from 2002 on, and no vacant homesite remains. If you are comparing buyer’s agents for a purchase at this level, our guide to the best real estate agents in Naples sets the teams side by side on the public record.
Escada Court holds 14 homes, numbered 2530 to 2562, and Escada Drive holds 17, numbered 2552 to 2593, in ZIP 34109, unincorporated Collier County. Both streets are private, owned by the association since a January 2008 quitclaim. The neighborhood is also recorded as Escada Estates at Tiburón, the name on the county’s owner line for the association’s road and on the District’s neighborhood label; both names describe the same 32 lots.
Escada is entered from Tiburon Boulevard East at Escada Drive, inside Tiburón’s main gate, and every drive out runs back down Escada Drive and west to Airport-Pulling Road. Most of the plat is not houses: the 31 home parcels total 20.73 acres, and the other 88 acres are lakes, a wooded District tract, golf course and the private streets.
Escada has no neighborhood pool, clubhouse, tennis court or fitness room, no vacant lot, no seasonal rentals and no condominium building. The recreation is your own pool, every home has one, and the optional Tiburón Golf Club. A buyer who needs a monthly rental option, or a lower price on a newer detached home, should also look at Marsala at Tiburón, which we compare below.
Escada at Tiburón buyers work with McGreevy and Comisar because an Escada purchase turns on records a general agent rarely opens: the lot’s frontage and flood edge, the home’s permit file, the parcel’s own CDD line, the 2009 restated declaration and both estoppels. 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 recorded Escada sales your offer really competes with, which lake or golf edge the lot backs onto, whether any mapped flood zone reaches the lot or the house, what the parcel’s own tax bill carries for the District, how the club membership passes at closing, and how the board’s approval fits 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 Tiburón’s gate, inspections, contractor and insurance quotes and the walk-through. Jesse McGreevy runs the data, the documents and the association, District and club paperwork. Reach Marc at (239) 287-5873 or Jesse at (239) 898-6072, and read more on our about McGreevy and Comisar page.
Escada at Tiburón buyers should hold eight facts before touring: the home count and lots, the thin sale record, the two live listings, the three-layer cost stack, the District bond line, the flood map, the board approval and the one-lease-a-year rule. Each figure below names its source and window, and the sections that follow unpack every line.
We track the Escada at Tiburón market for a buyer from two independent records: the Southwest Florida MLS for listings, closings and price histories, and the Collier County Property Appraiser’s DOR-qualified recorded sales for every Escada deed back to the first homesite sale 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 recorded sales, files dated August 29, 2026)
In the twelve months to September 18, 2026 the MLS shows 32 Tiburón closings and no Escada closing, and the county file agrees: no deed of any kind was recorded on an Escada parcel after June 30, 2025. With the twelve-month window empty, we widen it until it holds real evidence and say which window we are using.
We publish no McGreevy and Comisar purchase count for Escada. With no Escada closing in the last twelve months there was no Escada sale for any team to represent, and a buyer needs the whole neighborhood’s record to judge a price, not a number about us. The whole record is what follows.
Every recorded Escada sale since 2001, the MLS history behind the recent ones, the two competing asks, the parcel’s District line, its flood reading and elevation certificate if one exists, its permit history, and the declaration’s approval, leasing and club clauses, assembled before you tour, so that when the right home is available you can write a clean offer in days rather than weeks.
The Escada at Tiburón market is thin and quiet for buyers: the Southwest Florida MLS shows no Escada closing in the twelve months to September 18, 2026, the county recorded four qualified sales in the prior 36 months at a $5,995,000 median, and the two live listings ask $6,700,000 and $7,250,000, above every recorded sale but two.
Data updated: September 2026 (Southwest Florida MLS Matrix, closed September 18, 2025 to September 18, 2026, pulled September 18, 2026; Collier County Property Appraiser sales file dated August 29, 2026)
Window: closings dated September 18, 2025 to September 18, 2026, Southwest Florida MLS Matrix, pulled September 18, 2026. Escada closings: 0. For Tiburón as a whole in the same window: 32 closings, a median of $1,850,000, a median of $697.70 per square foot of MLS living area, 86 median days on market and a 93.84% median sold-to-list ratio. The highest Tiburón sale of the year was $4,000,000, below every Escada sale recorded since 2021.
Window: September 2023 to August 2026, Collier County Property Appraiser sales file dated August 29, 2026, DOR-qualified improved sales. Under ten sales, so each is listed.
Recorded | Address | Lot | Year built (county) | Sale price | Official Records |
|---|---|---|---|---|---|
February 13, 2024 | 2531 Escada Ct | 11 | 2003 | $5,250,000 | OR 6330/64 |
March 13, 2024 | 2581 Escada Dr | 21 | 2021 | $6,190,000 | OR 6339/1104 |
March 19, 2024 | 2562 Escada Ct | 2 | 2007 | $5,800,000 | OR 6341/1533 |
June 30, 2025 | 2562 Escada Ct | 2 | 2007 | $6,225,000 | OR 6486/2128 |
Four sales, median $5,995,000 (the mean of the middle pair), range $5,250,000 to $6,225,000. Two are the same house: 2562 Escada Ct sold for $5,800,000 and again fifteen months later for $6,225,000, a 7.3% gain on the recorded prices, our arithmetic.
Address | Lot and setting | Beds and baths (MLS) | MLS living area | Year built | Lot | Asking price | Asking per MLS sq ft | Days on market | Last recorded sale |
|---|---|---|---|---|---|---|---|---|---|
2581 Escada Dr | Lot 21, golf course | 5 + den / 4 full, 1 half | 6,988 sq ft | 2021 | 0.63 ac | $7,250,000 | $1,037.49 | 43 | $6,190,000, March 2024 |
2558 Escada Ct | Lot 3, lake L-3 | 4 + den / 4 full, 1 half | 5,622 sq ft | 2013 | 0.66 ac | $6,700,000 | $1,191.75 | 10 | $3,950,000, July 2018 |
Source: Southwest Florida MLS Matrix, September 18, 2026, for beds, baths, living area, price and days; Collier County roll for year built, lot and last sale. The next-highest Tiburón ask that day was $3,995,000. Listings change weekly; your search is set up to catch the next Escada home the day it appears.
The asks sit 17.1% and 69.6% above each home’s last recorded sale, our arithmetic, and only two Escada deeds have ever been recorded at or above either ask: the $8,000,000 record in 2023 and $7,250,000 for 2577 Escada Dr in April 2022. The MLS record of 2581 Escada Dr’s last sale shows the path: listed at $6,895,000, reduced to $6,490,000, closed at $6,190,000 in March 2024, about 95.4% of its last ask and 89.8% of its first (MLS 223062912, our arithmetic). At Escada most of the negotiation happens between the first ask and the closing.
With no Escada closing in twelve months, a twelve-month months-of-supply figure cannot be computed. At the three-year county pace of four sales in 36 months, two listings represent about 18 months of supply, our arithmetic. Tiburón as a whole carried 20 listings against 32 closings, about 7.5 months. A prepared buyer has time and room at Escada; the seller has few competitors, and both sides know it.
Period | Sales | Median | Range |
|---|---|---|---|
2004 to 2008 | 8 | $3,842,850 | $3,320,000 to $4,931,500 |
2010 to 2014 | 9 | $2,650,000 | $2,300,000 to $3,100,000 |
2015 to 2020 | 11 | $3,800,000 | $2,475,000 to $5,000,000 |
2021 to 2025 | 10 | $5,782,500 | $4,650,000 to $8,000,000 |
Source: Collier County Property Appraiser sales file, DOR-qualified improved sales, excluding five 2001 to 2007 deeds priced like lots. The median fell about 31% into the 2010 to 2014 trough, recovered by 2015 to 2020 and stepped up about 52% in 2021 to 2025, our arithmetic. No qualified improved sale was recorded in 2006, 2009, 2019 or 2026 to date.
Escada at Tiburón homes have sold for $5,250,000 to $6,225,000 in the county’s last 36 months, and the lot decides much of the price: its acreage, whether it backs onto the golf course or which of four lakes, the house’s build year and its measured living area. The county roll values the 31 homes from $3,337,743 to $7,538,734.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll and parcel polygons, files dated August 29, 2026; Southwest Florida MLS listing records)
Frontage | Lots | Addresses |
|---|---|---|
Golf course only | 20 to 25 | 2577, 2581, 2585, 2589, 2593 and 2580 Escada Dr |
Golf course and lake | 10, 11, 19, 26 | 2530 and 2531 Escada Ct; 2573 and 2576 Escada Dr |
Lake L-3 | 1 to 6 (Lot 6 also on L-2) | 2555 Escada Dr; 2562, 2558, 2554, 2550, 2546 Escada Ct |
Lake L-2 | 7 to 9 | 2542, 2538, 2534 Escada Ct |
Interior lake L-1 | 12 to 18 | 2539, 2549, 2553, 2557 Escada Ct; 2561, 2565, 2569 Escada Dr |
Lake L-4 | 27, 28, 29 and 30, 31, 32 | 2572, 2568, 2564, 2556, 2552 Escada Dr |
Measured from the county’s parcel polygons, a shared edge of at least 3 meters, on September 24, 2026. Frontage is not view: lake width, planting and orientation decide what you see. Which of Tiburón’s two courses a given lot faces is not stated in any record we read, so we confirm the course and holes with the Club for the specific lot.
Measure (31 homes) | Smallest | 25th percentile | Median | 75th percentile | Largest |
|---|---|---|---|---|---|
Lot size (acres) | 0.51 | 0.58 | 0.62 | 0.72 | 1.25 |
County base area, main residence (sq ft) | 4,097 | 4,745 | 4,998 | 5,603 | 6,528 |
County adjusted area, main residence (sq ft) | 5,054 | 6,685 | 7,258 | 8,346 | 10,767 |
2026 preliminary just value | $3,337,743 | $4,829,532 | $5,331,624 | $6,076,571 | $7,538,734 |
The largest homesite is the combined Lots 29 and 30 at 2564 Escada Dr, 1.25 acres. Escada’s smallest lot, 0.51 acre, is larger than any lot in Serafina or The Norman Estates.
Home | MLS living area | County base area | County adjusted area |
|---|---|---|---|
2556 Escada Dr | 8,351 sq ft | 5,727 sq ft | 9,884 sq ft |
2581 Escada Dr | 6,988 sq ft | 4,998 sq ft | 8,214 sq ft |
2558 Escada Ct | 5,622 sq ft | 4,505 sq ft | 6,417 sq ft |
On the three Escada homes with a public MLS living area, the county’s base area runs 20% to 31% below it and its adjusted area 14% to 18% above it. A price per square foot can read $1,400 or $800 on the same sale depending on the county field. We quote per-foot figures only on MLS living area: about $958 on the $8,000,000 record and about $886 on 2581 Escada Dr’s 2024 sale, our arithmetic.
The county roll dates the 31 main houses from 2002 to 2021: four in 2002, six in 2003, three in 2004, one each in 2005 and 2007, four in 2008, two in 2009, one each in 2011 and 2012, two in 2013, three in 2014 and one each in 2015, 2018 and 2021. Fourteen homes went up from 2002 to 2005, eight from 2007 to 2009 and nine from 2011 on; the median is 2008. That span covers several editions of the Florida Building Code, and the earliest homes may predate the first statewide code of March 1, 2002, so the permit date of the specific house matters to your insurer.
The median 2026 preliminary just value is $5,331,624, up a median 27.4% per home from 2025 certified, with 29 of 31 homes rising. Just value is a January 1 mass appraisal, not a price: 2562 Escada Ct sold for $6,225,000 in June 2025 and carries a 2026 preliminary just value of $5,176,829, and 2531 Escada Ct sold for $5,250,000 against $4,921,207.
The county records a private pool at all 31 homes, a spa at 29 and a fountain at 14, and only four pools under a screen enclosure, so Escada’s pools are mostly open-air. Every main house carries county improvement-quality grade 6. The listings we read describe two-storey block-and-stucco homes under tile roofs with three- or four-car garages; the 2013 county permit for 2542 Escada Ct describes a one-storey home, so the form varies house by house.
With two listings and four recorded sales in three years, the buyer who knows the Escada record before touring negotiates from facts, not asks. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; call Marc Comisar at (239) 287-5873 or read how we represent buyers in Southwest Florida. Selling a home to buy here? Get a free Escada at Tiburón home valuation or call Jesse McGreevy direct at (239) 898-6072.
The steps to buy a home in Escada at Tiburón are: identify the lot and parcel, price the cost stack from the parcel’s own tax bill, settle the club question, write the offer, receive the disclosure summary, order both estoppels, file the board approval application, inspect and insure with the home’s records, and close with the master capital contribution paid.
Because the two streets’ numbers overlap, 2552 Escada Dr and 2550 Escada Ct, or 2556 Escada Dr and 2558 Escada Ct, are different homes on different streets. Confirm the street and the parcel number together, then pull the lot’s frontage, acreage and flood reading.
Read the parcel’s own tax bill for the Pelican Marsh CDD line, because four Escada homes carry no bond line and the combined Lots 29 and 30 carry two. Add the Escada and master assessments from the seller’s disclosure summary and your insurance quote before you write.
If golf or the club matters to you, confirm with the Club in writing, before contract, how the seller’s membership passes and what it costs. The Signature Membership transfer must be applied for at least 30 days before closing, so it shapes your closing date.
Write to the Escada record, not the ask: the recorded sales that fit the lot and the build year, adjusted for renovation, roof age and opening protection. Leave an inspection period long enough for private insurance quotes and a closing date that leaves room for the board’s 20-day approval.
Florida law requires the seller to give you the Chapter 720 disclosure summary before you sign; if the contract is signed without it, you may void it by written notice within 3 days of receiving it or before closing, whichever comes first (Section 720.401).
An Escada purchase needs one estoppel certificate from the Escada association and one from the Tiburón master association. Each discloses the assessments, any capital contribution or transfer fee, open violations and whether board approval is required (Section 720.30851).
No sale may close without the board’s prior written approval. Give 20 days’ notice with the contract; the board may interview and decides within 20 days of a complete application, with silence deemed approval. The processing fee is capped at $100 per applicant (Section 9.6).
Bring the home’s permit history, roof and opening permits, any elevation certificate or Letter of Map Amendment, and the wind-mitigation form to your inspector and your insurance agent in the first days of the inspection period.
Most Escada homes sit above Citizens’ eligibility cap, so quote the voluntary or surplus-lines market early, compare hurricane deductibles and replacement-cost terms, and decide on flood cover even in Zone X. At closing, pay the master capital contribution the master estoppel states and set up resident access with the District, since the seller’s transponders are deactivated on the sale.
The Tiburón Golf Club membership at Escada is governed by Section 4.8 of the 2009 restated declaration: the first buyer of each lot had to take a Signature Membership, and a resale buyer can take over the seller’s Signature Membership without a new membership fee if the transfer is arranged, while owning a lot conveys no right in the Club.
Data updated: September 2026 (2009 Amended and Restated Declaration, OR 4467, Page 3164; Tiburón Golf Club membership page)
“No owner or any other person has any right, easement or other use or ownership interest in the Club or the Club Facilities as the result of owning a Residential Lot” (Section 4.8(A)). “Each initial purchaser of a Residential Lot, other than any builder who acquires a Lot … for the sole purpose of resale shall be obligated to acquire a Signature Membership at the closing of the purchase” (Section 4.8(C)).
For a resale, the text says the buyer “should” contact the Club to confirm a Signature Membership is available without payment of a membership fee. Our reading: a resale buyer is not bound by the first-buyer obligation, and takes over the seller’s Signature Membership without a new fee if the seller is in good standing and resigns effective at closing, and the buyer applies at least 30 days before closing and is approved.
If the transfer is not arranged, the seller’s membership “shall be deemed resigned as of the date of the closing” with no refund. The Club’s Membership Plan controls over the declaration, so we confirm the current terms in writing with the Club and on the estoppel before contract.
The Club lists two resident-only categories: Medallion, with year-round golf for the cart fee and 60-day tee-time booking, and Signature, with golf from May through October at a reduced rate and 10-day booking. Members get dining at Sydney’s Pub, the member concierge program, The Reservoir water experience at the resort, and beach transportation and towel service. The Club publishes privileges, not prices, so no fee appears here.
An Escada at Tiburón owner pays three recurring layers, the Escada association assessment, the Tiburón master assessment and the Pelican Marsh CDD line on the county tax bill, plus property tax, insurance and optional club dues. The 2025 certified median tax bill was $41,213.66, including the District line; neither association publishes its assessment.
Data updated: September 2026 (Collier County Tax Collector 2025 bills; Collier County Property Appraiser 2025 certified and 2026 preliminary roll; Pelican Marsh CDD fiscal 2026 and 2027 adopted budgets and July 15, 2026 minutes)
No association-published budget or assessment figure for Escada was found in any public record, and we do not repeat agent-entered listing figures. What the recorded documents fix is the structure: each lot pays an undivided 1/32 share, billed quarterly in January, April, July and October on a calendar-year budget, and the buyer is jointly liable with the seller for anything unpaid at transfer.
The Pelican Marsh CDD operations and maintenance assessment was $1,725 per unit for fiscal 2026 and is $1,879 per equivalent residential unit for fiscal 2027, adopted at the District’s July 15, 2026 hearing. It pays for Tiburón’s gate and access control, District roads and landscaping, and the lakes and preserve land, including the lakes inside Escada’s plat.
The 2025 bill for Escada Lot 1 shows a “Pelican Marsh” line of $4,299.00. Less the $1,725 fiscal 2026 operations figure, that leaves about $2,574 of debt service per lot, our arithmetic. The District Manager described the fiscal 2027 schedule on July 15, 2026 as running “from approximately $2,532 for Escada,” the highest in Tiburón.
WCI’s recorded District consents set Escada’s fiscal 2001/02 assessment at $836.17 of operations plus a $4,000.00 capital line, $4,836.17 per lot, when Bolero, Norman Estates, Ventanas and Serafina carried $1,300 (OR 2887, Page 1304; OR 2967, Page 43). An Escada estate lot is the largest assessment class; under the Series 2012 bonds its line was $3,340.31 in fiscal 2019, and the 2022 refunding brought it down about 24%, our arithmetic.
The Series 2022 bonds have a final maturity of May 1, 2031, with $2,365,000 of principal outstanding at September 30, 2025. After the final payment an Escada lot pays the operations line alone. Four Escada homes show only $1,987.52 of non-ad valorem charges in every year from 2021 to 2025 against $4,560.91 on 25 others, the likely sign of a prepaid or released bond assessment; the parcel’s own bill confirms it.
Layer | Who levies it | Published amount | Where to find it for a specific home |
|---|---|---|---|
Escada association assessment | Escada at Tiburon Homeowners Association, Inc. | Not published; 1/32 per lot, quarterly | Disclosure summary; estoppel certificate |
Tiburón master assessment | Tiburon Estates Homeowner’s Association, Inc. | Not published | Master estoppel certificate |
Master capital contribution, one time | Tiburon Estates Homeowner’s Association, Inc. | One quarter of the annual Common Assessment (OR 6149, Page 45) | Master estoppel certificate |
Pelican Marsh CDD, operations | Pelican Marsh CDD | $1,725 (FY2026); $1,879 (FY2027) | County tax bill |
Pelican Marsh CDD, Series 2022 debt | Pelican Marsh CDD | About $2,574 per lot on the 2025 bill; about $2,532 for FY2027; final maturity May 1, 2031 | County tax bill |
County solid waste | Collier County | $261.91 on the 2025 bill | County tax bill |
Ad valorem property tax | Millage area 47 authorities | 9.4020 mills (2026 preliminary) | County tax bill |
Club dues | Tiburón Golf Club, members only | Not published by the Club | The Club, in writing |
Adding the fiscal 2027 operations figure to the District Manager’s Escada debt figure gives an estimated District line of about $4,411 per lot on the November 2026 bill, our arithmetic; the bill itself is the authority.
The association maintains the private streets, gates, fences, common landscaping, lighting, footpaths, shared utility lines and the rock waterfall and fountains in the lakes (Section 5.2). You maintain and insure the whole lot and house, the pool, patios, fixtures, lawn, landscaping, trees and even the mailbox (Sections 5.1, 7.17 and 8.2). Compare an Escada assessment only with another single-family association’s, never with a condominium’s.
Read the seller’s Chapter 720 disclosure summary first, then both estoppel certificates, then the 2009 Amended and Restated Declaration and its bylaws, then the unrecorded board rules and Architectural Planning Criteria. Florida law gives an Escada buyer the disclosure summary before contract, and the estoppels are the only public route to the assessment figures.
Section 720.401 requires the seller of a home in a mandatory homeowners association to present a disclosure summary before the contract is signed. It states the current assessment, the membership obligation and any special-district assessments. If it is not given first, you may void the contract within 3 days of receiving it or before closing.
The association must issue each within 10 business days of request; the base fee may not exceed $250, plus $100 for delivery within 3 business days on an expedited request and up to $150 more if the account is delinquent, subject to the state’s CPI adjustment (Section 720.30851). Read both for special assessments levied or pending.
This is the governing text for leasing, pets, sale approval, architectural review, maintenance, insurance and the club clause, recorded at OR 4467, Page 3164. Read Sections 4.8, 5, 6, 7, 8, 9 and 10 before you write; the sections below summarize each.
The board’s rules and the Architectural Review Board’s written Architectural Planning Criteria are not recorded with the Clerk. Request both, with the current budget, the most recent annual financial report and the last year of board minutes, inside your review period. When a rule and the declaration disagree, the declaration governs.
Escada is a Chapter 720 homeowners association of platted detached homes, not a condominium, so the Chapter 718 condominium resale package does not apply and Section 720.401 does. The Tiburón master association is also a Chapter 720 association. Your closing agent or attorney confirms which disclosures apply to your contract. This is information, not legal advice.
Collier County’s monthly permit reports list 44 distinct permits at Escada at Tiburón addresses from January 2024 to July 2026, touching 19 of the 31 homes: air conditioning leads, three homes were reroofed, four added standby generators, and one home is under a $1,520,230 remodel. Florida’s condominium milestone and reserve-study laws do not reach these detached homes.
Data updated: September 2026 (Collier County Growth Management, monthly building permit reports, January 2024 to July 2026)
County permit type | Distinct permits |
|---|---|
Mechanical (air conditioning) | 17 |
Electrical | 6 |
Shutters, doors and windows | 5 |
Roof and reroof | 4 |
Doors and windows only | 3 |
Building (alteration or remodel) | 2 |
Building revision | 2 |
Gas (generator) | 2 |
Fence | 2 |
Plumbing | 1 |
Total | 44 |
Four roof permits at three homes, declared $16,600 to $200,000; two of the three are among the 2002 originals, and none states a cause. Six window, door and shutter permits at four homes were declared $4,490 to $250,000. For every other home, ask for the roof permit date and the opening protection, because both drive a private insurer’s quote.
Four homes added standby generators through electrical and gas permits from January 2024 to June 2026. Section 7.14 of the declaration bars above-ground tanks of any liquid or gas outside the building, so our reading is that a generator’s fuel tank must be buried or fed from a supply that needs no outdoor tank; the Architectural Review Board decides.
Florida’s milestone-inspection law applies to condominium and cooperative buildings of three habitable stories or more (Section 553.899), and the structural integrity reserve study applies to residential condominium associations (Section 718.112). Escada’s original articles state, “THIS ASSOCIATION IS NOT A CONDOMINIUM ASSOCIATION.” The structural question at Escada is your own house, answered by your inspection, its permits and your insurance.
You check flood zone and insurance for an Escada home against FEMA panel 12021C0194J, effective February 8, 2024, where all 31 Escada homes read Zone X at their county address points and 30 of 31 footprints have no high-risk zone under them, then read any elevation certificate or map amendment and price private cover before you go firm.
Data updated: September 2026 (FEMA National Flood Hazard Layer, panel 12021C0194J; Collier County address points, building footprints, parcel layer and elevation certificates; overlay measured September 24, 2026)
Every Escada parcel sits on panel 12021C0194J, effective February 8, 2024, in NFIP community 120067, unincorporated Collier County. Collier County’s 2026 Flood Protection Newsletter confirms the county’s map became effective that day. Two earlier panels appear in Escada paperwork: 12021C0195G (November 17, 2005) and 12021C0194H (May 16, 2012). Check a specific parcel on FEMA’s Map Service Center viewer.
Lot | Address | Zone at the address point | Footprint in AE or AH | Lot in AE or AH | Footprint to nearest high-risk edge |
|---|---|---|---|---|---|
7 | 2542 Escada Ct | X (0.2% annual chance) | 0% | 0% | 38 ft |
8 | 2538 Escada Ct | X | 0% | 1.6% | 39 ft |
9 | 2534 Escada Ct | X | 0% | 6.0% | 6 ft |
10 | 2530 Escada Ct | X | 0% | 0.3% | 75 ft |
17 | 2565 Escada Dr | X | 0% | 1.0% | 34 ft |
18 | 2569 Escada Dr | X | 0% | 4.3% | 3 ft |
32 | 2552 Escada Dr | X | 8.9% (Zone AE) | 15.4% | touches |
The other 24 homes | Escada Ct and Escada Dr | X (minimal) | 0% | 0% | 25 to 185 ft |
Method: point-in-polygon at each county address point and area intersection of each county building footprint and parcel with FEMA’s AE and AH polygons, panel 12021C0194J, measured September 24, 2026. Footprints are traced from imagery and are approximations; distances are converted from metres and rounded.
At 2552 Escada Dr about 8.9% of the main footprint falls inside a Zone AE lake edge. At 2569 Escada Dr the footprint is about 3 feet from a mapped AE edge, and at 2534 Escada Ct about 6 feet, with Escada’s lowest lidar ground reading, 12.40 feet NAVD88. No Letter of Map Amendment has been issued for any of those three lots. The zone that governs a loan is set by the Standard Flood Hazard Determination, so we order it early.
Four county-held elevation certificates rated Escada homes Zone AH on the superseded May 16, 2012 panel, with base flood elevations of 10.0 to 11.5 feet NAVD88; on the 2024 panel all of those addresses are Zone X. Our reading, with high confidence, is that the 2024 revision withdrew the shallow-flooding area from the home sites and kept Zone AE on the lakes. A home bought from 2013 to 2023 may carry an old AH determination or policy; have it re-run. The six homes with county-held elevation certificates show surveyed first floors of 13.8 to 15.5 feet NAVD88; for the other 25, ask the seller for one.
FEMA case | Date | Lot and address | Lowest adjacent grade (NAVD88) | Outcome |
|---|---|---|---|---|
13-04-0296A | October 12, 2012 | Lot 10, 2530 Escada Ct | 15.0 ft | Structure removed, Zone X |
19-04-1292A | December 13, 2018 | Lot 6, 2546 Escada Ct | 12.5 ft | Structure removed, Zone X; portions of the lot remain in the SFHA |
Both letters state that the federal mandatory purchase requirement does not apply, but “the lender has the option to continue the flood insurance requirement to protect its financial risk on the loan.”
Collier County holds Community Rating System Class 5, under which eligible NFIP policies receive a 25% discount, and FEMA states the discount applies to all Regular Program NFIP policies, “including policies outside of the Special Flood Hazard Area.” An NFIP policy on a Zone X Escada home earns the same 25%.
Under Section 627.351(6)(a)3., a residential structure with a dwelling replacement cost of $700,000 or more is not eligible for Citizens, and the Florida Senate’s February 11, 2026 analysis of CS/SB 1028 confirms the higher cap applies only in Miami-Dade and Monroe. The 2013 new-construction permit for one Escada home declared $725,578.84 before finishes or pool. Expect every Escada home to be written in the voluntary or surplus-lines market.
Collier County’s layers place Escada in Hurricane Evacuation Zone C, outside the Coastal High Hazard Area, about 3.5 miles from the Gulf. The National Weather Service bounded Irma’s surge at less than a half-mile inland and Ian’s surge flooding in Collier at areas south and west of US 41; neither reached Escada, whose exposure is wind and rain. The county’s wind layer returns a 162 mph Risk Category II design wind speed.
After a casualty, the owner must begin repairs within 90 days and finish within nine months, restoring the home substantially to its original character, design and foundation; otherwise the association may do the work as the owner’s attorney-in-fact and lien the lot (Sections 8.3 and 8.4). Carry ordinance-or-law cover and know your contractor before hurricane season.
Property taxes after you buy at Escada start from Collier County’s assessed value after the sale, not from the seller’s bill. The 2025 certified median Escada bill was $41,213.66, from $27,154.29 to $65,658.74, and the 2026 preliminary rate is 9.4020 mills, with the District and solid-waste lines added on the same bill.
Data updated: September 2026 (Collier County Property Appraiser 2021 to 2025 certified rolls and 2026 preliminary roll; Collier County Tax Collector 2025 bills)
Tax year | Roll | Median just value | Median total tax bill | Most common non-ad valorem line |
|---|---|---|---|---|
2021 | Certified | $3,399,872 | $40,098.25 | $4,814.88 (25 homes) |
2022 | Certified | $4,163,420 | $41,722.89 | $4,253.14 (25 homes) |
2023 | Certified | $4,512,788 | $42,692.09 | $4,271.61 (25 homes) |
2024 | Certified | $4,193,620 | $41,254.72 | $4,421.91 (25 homes) |
2025 | Certified | $4,051,419 | $41,213.66 | $4,560.91 (25 homes) |
2026 | Preliminary | $5,331,624 | $41,220.26 (ad valorem only) | not yet loaded |
Florida’s assessment limits hold down the taxable value of a long-held home, and that benefit does not pass to a buyer. Multiplying the median 2026 just value by the millage gives about $50,128, our arithmetic, well above the $41,220 median preliminary tax. A homesteaded Escada Ct home with a $4,092,676 just value shows $22,954.92; a non-homestead Escada Dr home at $6,718,513 shows $58,539.38.
Budget taxes from your expected assessed value and the 9.4020-mill rate, then add the District and solid-waste lines. As an illustration only, a taxable value of $6,000,000 at 9.4020 mills is $56,412 of ad valorem tax, our arithmetic, before exemptions.
If Escada becomes your permanent Florida residence, apply for the homestead exemption with the Collier County Property Appraiser by the statutory deadline. Twenty of the 31 Escada homes, 64.5%, carry a homestead exemption today, and 25 owners receive their bill at a Florida address, so Escada is mostly a primary-home neighborhood.
The Pelican Marsh CDD operations and bond lines ride on the ad valorem bill and are prorated with the taxes at closing. Compare total bills, not millage, when you weigh Escada against Marsala, which carries no District line at all.
The Escada at Tiburón rules that decide fit are set by the 2009 Amended and Restated Declaration: board approval of every sale, one lease per calendar year for exactly one year, household pets with no number or weight cap, garage-only vehicle storage, no sale or open-house signs, architectural review of every exterior change, and a build clock for lot buyers.
“No residence may be leased more often than one (1) time in any calendar year, with the minimum lease term being one (1) year” (Section 10.2). The whole home only, to a natural person, with board approval on 10 days’ notice, no subleasing and no renewal option. An unapproved lease may be treated as a nullity. Escada is not a seasonal-rental address.
“Dogs and cats and other common household pets, provided they are not kept, bred or maintained for any commercial purpose, may be kept upon the property” (Section 7.6), with no number, size or weight cap. Pets are leashed or carried outside the owner’s lot, waste is picked up at once, and the board may order a nuisance pet removed. Assistance animals follow fair-housing law, not the pet rule.
Only vehicles that fit in the home’s garage may be kept at Escada, apart from guests’ and service vehicles temporarily present (Section 7.11). Boats, recreational vehicles, trailers and commercial vehicles stay inside a closed garage, garage spaces are filled before any resident parks on the driveway, and garage doors stay closed except in use.
No “For Sale,” “For Rent” or “Open House” sign anywhere in Escada, windows and vehicles included (Section 7.8); no solicitation (Section 7.7); no garage sales (Section 7.9). You will find Escada homes through the MLS and private showings, never a yard sign.
One family per residence. With the owner away and no lease, a parent, child, adult grandchild or sibling may stay up to 15 days at a time, up to four times and 60 days a year; other guests one week, twice a year, four people, with notice (Section 7.2). A company, trust or non-spouse co-ownership names one primary occupant (Section 9.1). Escada is not age-restricted: the declarations contain no 55-and-over rule.
No building, structure, grading, landscaping, color change or exterior change without the Architectural Review Board’s written approval (Section 6). No tree over 2 inches in trunk diameter removed without consent (Section 7.12), no artificial vegetation, and fences, hedges and walls need approval. Where the written criteria are silent, the standard is what already exists in Escada.
For any lot sold after the 2009 restatement, the buyer “must commence construction of a home on his lot within twenty-four (24) months from the date of closing of the lot and must complete the home within twenty-four (24) months” (Section 7.26). A 2014 recorded agreement set liquidated damages of $100 a day, rising to $250 after 90 days. A buyer planning to rebuild should settle the design, review and permit before closing.
Escada at Tiburón or Marsala at Tiburón is the real choice for a buyer who wants a detached Tiburón home: both are platted Chapter 720 neighborhoods under WCI Communities declarations. Choose Escada for larger land, custom construction and Zone X on every home; choose Marsala for newer homes, 30-day leasing and no District line on the tax bill.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll and sales file dated August 29, 2026; Southwest Florida MLS Matrix, pulled September 18, 2026; recorded declarations; FEMA National Flood Hazard Layer and letters; Collier County Public Schools, checked September 24, 2026)
Question | Escada at Tiburón | Marsala at Tiburón |
|---|---|---|
Homes | 31 on 32 platted lots | 56 |
Where in Tiburón | West of Livingston Road, entered at Escada Drive inside Tiburón’s main gate | The only Tiburón neighborhood east of Livingston Road, on Marsala Way, with its own gated entrance, not behind the staffed gatehouse |
Recorded declaration | WCI, OR 2677/1622 (2000), restated by the owners at OR 4467/3164 (2009) | WCI, OR 4094/1788 (2006) |
How the homes were built | Custom, one lot at a time over two decades | Developed by WCI, which marketed four plans on 70- and 75-foot lots |
Years built, county roll | 2002 to 2021, median 2008 | 2007 to 2020, median 2013 |
Lot size | 0.51 to 1.25 acre, median 0.62 | 0.32 to 0.89 acre, median 0.37 |
County base area, main residence (county label) | Median 4,998 sq ft | Median 3,510 sq ft |
County improvement quality | All 31 at quality 6 | 35 of 56 at quality 4, 20 at 5, 1 at 6 |
2026 county median just value | $5,331,624 | $2,166,654 |
County-qualified sales, Sep 2023 to Aug 2026 | 4, median $5,995,000 | 10, median $3,187,500 |
12-month MLS closings to September 18, 2026 | 0 | 5, median $3,500,000 |
Actives, September 18, 2026 | 2 | 2 |
Median 2026 preliminary ad valorem tax | $41,220 | $17,700 |
Pelican Marsh CDD line | Yes: operations plus the highest bond line in Tiburón, about $2,532 for FY2027 | None: Marsala’s declaration places it outside the District (OR 4094/1788, Section III) |
Flood map | All 31 homes Zone X at their address points, panel 12021C0194J (February 8, 2024) | 49 of 56 address points read Zone AH; three 2013 FEMA letters (13-04-3370A, 13-04-5566A, 13-04-6908A) removed 47 lots |
Middle school, 2026-27 | Pine Ridge Middle | North Naples Middle |
Leasing | One lease a calendar year, one-year minimum and maximum | 30-day minimum, up to three leases in 12 months, board approval |
Buyer approval on resale | Yes, board approval of every sale | No approval process for new owners |
Pets | Household pets, no number or weight cap | The declaration does not restrict size, type or number |
Homesteaded | 64.5% | 75.0% |
Choose Escada if the land is the point: half an acre or more on a lake or the golf course, a custom house at county quality 6, private streets owned by 32 lots, Zone X at every home, and a plan to live in the house rather than lease it by the season. Accept the price, the highest tax bill and District line in Tiburón, a thin resale market and board approval of your purchase. Choose Marsala at Tiburón if you want a newer WCI home at well under half Escada’s county value, the option to lease for 30 days or more, no District line and no buyer approval, and you will work through the flood determination and the LOMA question on the specific lot.
Serafina at Tiburón has 44 detached homes on a 0.18-acre median lot at a $1,967,435 median county value, and The Norman Estates at Tiburón has 27 on a 0.20-acre median at $2,005,110. Escada’s cheapest recorded sale in the last 36 months, $5,250,000, is above the most expensive sale in any of the other three detached neighborhoods over the same window.
We find you the right Escada home by matching your budget to a lot, a frontage and a build year, watching a market of a few sales a year so you hear of a home the day it is available, touring with the lot’s flood reading and the home’s permits in hand, and having the documents ready before you write.
Your budget buys a lot and a house. We show you what homes on golf-only lots, golf-and-lake lots and each of the four lakes have recorded, and what a 2002 house needs against a 2014 one, so you know what your number buys before the first showing.
The right Escada home may be available once a year or less. We keep your criteria on file and alert you when an Escada home comes to market, and when a Marsala home does, because many detached-home buyers in Tiburón weigh both.
Escada owners cannot put up a sign, and many prefer a quiet sale. We work the North Naples golf-community market every week and hear about homes before they reach the MLS, and we will tell you when one fits.
Every showing is by appointment through Tiburón’s gate. On tour, look at the rear of the lot and its edge to the lake or course, the roof and its permit date, the opening protection, the air conditioning’s age, the pool and screen, and the garage count, and walk the lot line where a mapped flood edge sits.
Ask Marc at (239) 287-5873 to set up a saved search for Escada and Marsala, 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 Escada at partner level, with the recorded Escada sales that fit the lot in hand, the gap between first ask and closing on recent sales, the home’s roof, openings and systems priced from the inspection, the insurance quote set before you go firm, and the approval and club timelines built into the contract.
A list price above the recorded sales that fit it has to show why, with frontage, lot size, build year, renovation or measured living area. If it cannot, we write to the record. Both current asks sit above every recorded Escada sale but two.
2581 Escada Dr closed in 2024 at 89.8% of its first ask and 95.4% of its last. Tiburón’s 32 closings in the last twelve months ran a 93.84% median sold-to-list ratio and 86 median days on market. That is the market’s own evidence of how it treats a price above its sales.
The 3-day disclosure right, the inspection period and the financing terms give you defined exits. We sequence them so your deposit is not at risk before you have both estoppels, the parcel’s tax bill, the flood determination and an insurance quote.
Closing costs when you buy at Escada include the Tiburón master capital contribution, equal to one quarter of the annual master Common Assessment, the association’s approval processing fee of no more than $100 per applicant, estoppel charges where the contract assigns them, and, by Collier County custom, the owner’s title policy, plus lender charges, prepaid insurance and prorations.
Data updated: September 2026 (recorded master amendment OR 6149, Page 45; 2009 Amended and Restated Declaration; Section 720.30851, Florida Statutes)
One-time charge | Amount | Source |
|---|---|---|
Tiburón master capital contribution | One quarter of the annual Common Assessment, set by master board resolution | OR 6149, Page 45 (2022); master estoppel |
Escada approval processing fee | Not more than $100 per applicant | 2009 declaration, Section 9.6 |
Escada resale capital contribution | None found in the recorded documents | Escada estoppel confirms |
Estoppel certificate, each of two | Base fee cap $250; $100 more expedited | Section 720.30851 |
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.
At Escada prices a mortgage is typically a large or jumbo loan, and your lender sets its own reserves, appraisal and insurance requirements. Florida’s intangible tax on a new mortgage is $0.002 per dollar borrowed, $8,000 on a $4,000,000 loan, our arithmetic. Your lender and closing agent quote the rest.
The Escada assessment, billed quarterly, and the master assessment are prorated to the closing date on the estoppel figures. The District lines ride on the county tax bill and are prorated with the property taxes; if the bill is already paid, the buyer credits the seller for the unused portion, per the contract.
By local custom the seller pays the documentary stamp tax on the deed at $0.70 per $100, about $41,965 at the $5,995,000 three-year 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 Escada 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 an Escada home 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 home and the seller before you write.
The recorded Escada sales that fit your lot, the parcel’s District line and payoff status, the flood determination and elevation record, the permit history, the club transfer arranged on time, both estoppels read, board approval filed on schedule, and a closing that lands on time.
Life around Escada at Tiburón runs on two private streets inside Tiburón’s gate, with a pool on every lot, lakes and golf behind every home, Tiburón Golf Club about 0.8 road miles away for members, and Mercato, NCH North Hospital and I-75 each about three and a half road miles from the entry.
Data updated: September 2026 (Collier County Public Schools zoning tool, checked September 24, 2026; OSRM public router, measured September 24, 2026; Collier County collection-day layer)
Level | Zoned 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 31 Escada addresses returned these three schools for 2025-26 and 2026-27 in the district’s zoning service. Confirm any specific address with Collier County Public Schools; school zones are set annually.
Destination | From 2555 Escada Dr | From 2593 Escada Dr |
|---|---|---|
Tiburón Golf Club | 0.8 road mile, 3 min | 1.0 road mile, 4 min |
NCH North Hospital | 3.2 road miles, 7 min | 3.4 road miles, 8 min |
Mercato | 3.4 road miles, 7 min | 3.7 road miles, 8 min |
I-75 Exit 111 | 3.5 road miles, 7 min | 3.8 road miles, 8 min |
Vanderbilt Beach | 4.3 road miles, 9 min | 4.6 road miles, 10 min |
Waterside Shops | 5.7 road miles, 11 min | 6.0 road miles, 12 min |
Southwest Florida International Airport | 23.1 road miles | 23.4 road miles |
Free-flow driving times are a floor; Collier traffic from January to April runs materially longer.
Guests are registered through the District’s resident web guest system. Commercial vehicles enter 7:00 a.m. to 7:00 p.m., Monday through Saturday, with no Sunday or holiday access except emergencies; landscaping and remodeling are not emergencies. Resident transponders are installed by the District and deactivated on the sale of the home, so a buyer sets up access after closing.
Water and sewer come from the Collier County Water-Sewer District and electricity from Florida Power and Light. Garbage is collected Tuesday and Friday, recycling, yard waste and bulk Friday. The association is a grantor on Tiburón’s 2021 bulk telecommunications easements with Hotwire Communications; the estoppel shows what the assessment covers.
You get a personalized Escada 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 the recorded Escada sales that fit the lots you want, walk through the three-layer cost stack and the club transfer, and set up alerts for Escada and Marsala.
Your budget against the Escada record, which frontage, lot size and build year fit how you will live, the full cost stack with the parcel’s District line, the club and its transfer timeline, the flood and insurance picture, the rules that affect you, the board approval 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 Escada, we sequence both sides with one calendar. Owners elsewhere in the community can read selling a Tiburón home or get a free Tiburón home valuation, 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
An Escada specialist matters when you buy because the price turns on the lot and the build year rather than a Naples average, the county’s square footage understates living area, the District line differs parcel by parcel, the club passes only on a timeline, and the board, not the seller, decides whether your purchase closes.
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 an Escada home off a Naples luxury average or a county per-foot figure, budget from the seller’s homesteaded tax bill, miss that the parcel’s bond line was prepaid or doubled, let the club transfer window close, skip the disclosure summary’s 3-day right, or leave the 2012-era AH certificate to surface in underwriting. Each one costs a buyer money or a closing date.
For the rest of the community, our Tiburón guide covers every neighborhood, buying a home in Tiburón covers the community-wide purchase, and our Naples guide covers the city around it.
These are the questions buyers ask most about Escada at Tiburón, answered from the recorded 2000 declaration and its 2009 restatement, Collier County Clerk, Property Appraiser and Tax Collector records, FEMA, the Pelican Marsh CDD’s documents, Collier County Public Schools and the Southwest Florida MLS Matrix, each with its window and source.
An enclave of 31 custom estate homes on 32 platted lots inside gated Tiburón in North Naples, ZIP 34109, on two private streets, Escada Drive and Escada Court. WCI Communities, Inc. recorded its plat and declaration on May 19, 2000, and a Chapter 720 homeowners association governs it today.
Four county-qualified sales from September 2023 to August 2026 ran $5,250,000 to $6,225,000, median $5,995,000. Across all recorded history there are 43 qualified sales, median $3,780,000, and the record is $8,000,000, recorded May 2023.
Two on September 18, 2026: 2581 Escada Dr at $7,250,000 and 2558 Escada Ct at $6,700,000, the two highest asks in Tiburón (Southwest Florida MLS Matrix). Ask Marc at (239) 287-5873 for the current list and alerts.
Escada is small and its owners hold. The MLS shows zero Escada closings in the twelve months to September 18, 2026, and no deed was recorded on an Escada parcel after June 30, 2025. With 31 homes, a year without a sale is a thin market, not a failed one.
On every public measure, yes: a 2026 preliminary median just value of $5,331,624, about 2.5 times Marsala’s, a 36-month sale median about 1.9 times Marsala’s, and Tiburón’s two highest asks on September 18, 2026.
From 0.51 to 1.25 acre, median 0.62 acre, on the 2026 preliminary county roll. That median is 3.4 times Serafina’s and 1.7 times Marsala’s.
The county’s base area for the main houses runs 4,097 to 6,528 square feet, median 4,998, but that is not living area: on the three homes with a public MLS living area it ran 20% to 31% below the listing figure. The two current listings show 5,622 and 6,988 square feet of living area.
Ten: Lots 20 to 25 on golf alone and Lots 10, 11, 19 and 26 on golf and a lake. The other 22 back onto one of four lakes, so every Escada lot backs onto water or golf.
Escada’s private streets sit inside Tiburón’s main gate, where the Pelican Marsh CDD runs access control, and the Escada declarations provide for an entry gate of its own at the Escada Drive entry. No recorded document we found describes how that entry gate is operated today; ask for it in writing.
It can. A seller’s Signature Membership passes to the buyer without a new membership fee if the seller is in good standing and resigns at closing and the buyer applies at least 30 days before closing and is approved; otherwise it is deemed resigned with no refund (Section 4.8).
Neither the Escada association nor the Tiburón master association publishes its assessment. Each lot pays a 1/32 share of the Escada budget, billed quarterly; the current amounts appear on the disclosure summary and the two estoppel certificates.
Yes. The Pelican Marsh CDD line on an Escada lot’s 2025 bill was $4,299.00: $1,725 of operations plus about $2,574 of Series 2022 debt service, our arithmetic. The District Manager put Escada’s fiscal 2027 bond line at about $2,532.
The Series 2022 bonds have a final maturity of May 1, 2031. The operations line, $1,879 per unit for fiscal 2027, continues as long as the District maintains Tiburón’s gate, roads and lakes.
The 2025 certified median bill was $41,213.66, from $27,154.29 to $65,658.74, including the District and solid-waste lines. The 2026 preliminary rate is 9.4020 mills.
Yes, at the master level: the Tiburón master association charges each new member one quarter of its annual Common Assessment (OR 6149, Page 45). We found no Escada-level resale contribution in the recorded documents; the estoppels confirm both.
Yes. No sale may close without the board’s prior written approval, on 20 days’ notice with the contract, decided within 20 days of a complete application, with silence deemed approval. Disapproval requires listed good cause and a written opinion of counsel.
The Chapter 720 disclosure summary. If the contract is signed without it, you may void it within 3 days of receiving it or before closing (Section 720.401).
No. Its original articles state “THIS ASSOCIATION IS NOT A CONDOMINIUM ASSOCIATION,” and Florida’s milestone-inspection and structural-integrity-reserve-study laws do not apply to its detached homes.
Once a calendar year, to a natural person, for exactly one year, with board approval and no subleasing (Section 10.2). Nightly, weekly and seasonal rentals are not allowed.
Yes: dogs, cats and other common household pets with no number or weight cap in the declaration, leashed or carried outside the owner’s lot (Section 7.6).
Yes, with the Architectural Review Board’s written approval under its Architectural Planning Criteria. Exterior work must finish within a year of starting, and a lot buyer after 2009 must start a home within 24 months and finish within 24 more.
All 31 homes read Zone X at their county address points on FEMA panel 12021C0194J, effective February 8, 2024. One footprint, 2552 Escada Dr, is 8.9% inside a Zone AE lake edge, and six lots carry AE at the back of the lot only.
Yes. The superseded 2012 panel rated several Escada homes Zone AH, and two homes won Letters of Map Amendment in 2012 and 2018. On the 2024 panel those homes are Zone X; have any older determination re-run.
For a Zone X home the federal mandatory purchase requirement generally does not apply, but a lender may keep its own, and NFIP building cover caps at $250,000, so full cover usually adds excess or private flood.
Almost certainly not. A home with a dwelling replacement cost of $700,000 or more is not eligible for Citizens in Collier County (Section 627.351), so Escada homes are written in the voluntary or surplus-lines market.
On a dwelling limit of $3 million or more an insurer need not offer the 2% option, so the smallest deductible offered may be 5%, $150,000 on $3 million (Section 627.701, our arithmetic).
Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High for 2026-27, for all 31 addresses. Marsala is the Tiburón exception, zoned to North Naples Middle.
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.
Escada has larger lots, custom quality 6 homes, Zone X at every home and the highest District line in Tiburón; Marsala has newer homes, 30-day leasing, no District line and a flood map read lot by lot. Escada’s 36-month median was $5,995,000 against Marsala’s $3,187,500.
Decide the lot type you want, read a sample Escada tax bill for the District line, and call Marc Comisar at (239) 287-5873 for the current listings, the recorded sales and alerts for Escada and Marsala.
Every Escada at Tiburón figure on this page traces to a primary source below, listed as of September 30, 2026: recorded Collier County instruments, state corporation records, the Pelican Marsh CDD and Tax Collector, statutes, FEMA, Collier County and its schools, archived developer records and the Southwest Florida MLS. No listing portal or competing brokerage is cited.
Every row below links the authority that publishes the document, so an Escada at Tiburón buyer always opens the official, current copy: the Collier County Clerk for recorded instruments, FEMA for map amendments, the Pelican Marsh CDD for budgets and the Florida Legislature for statutes. Clerk images are non-certified copies. We host nothing ourselves.
Document | What it tells an Escada buyer | Official authority |
|---|---|---|
Amended and Restated Declaration, Articles and Bylaws, OR 4467, Page 3164 | Approval, leasing, pets, signs, architectural review, maintenance, insurance, club clause, bylaws | |
Original Declaration, OR 2677, Page 1622 | The original design minimums and the District disclosure | |
Master amendment, Capital Contribution Assessment, OR 6149, Page 45 | The one-time charge at purchase | |
Letter of Map Amendment 13-04-0296A | Lot 10, 2530 Escada Court | |
Letter of Map Amendment 19-04-1292A | Lot 6, 2546 Escada Court | |
Pelican Marsh CDD fiscal 2027 adopted budget | The $1,879 operations assessment | |
Pelican Marsh CDD July 15, 2026 minutes | The Escada bond line of about $2,532 | |
Florida Statutes 720.401, disclosure summary | Your right before you sign | |
Florida Statutes 720.30851, estoppel certificates | What each estoppel must disclose and cost |
McGreevy and Comisar represent buyers across Southwest Florida from an office in Bonita Springs, and Escada at Tiburón sits at the top of the North Naples golf-community market they work every week. The first conversation costs nothing, and with an approval clock, a club transfer window and a parcel-specific District line, it often saves more than any later negotiation.
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. Brokered by Domain Realty.