Updated September 2026
Ninety WCI residences of 2,930 or 2,950 square feet in two recorded condominiums, about three resales a year and nothing listed today. We match your budget to a floor, a phase and a building, read both phases' rules and the FEMA letters with you, and line up the three estoppels before you write. Or call Marc at (239) 287-5873.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Buying a home in Esperanza at Tiburón means buying one of 90 WCI condominium residences of 2,930 or 2,950 square feet in 15 buildings on Tiburon Blvd E, Naples, inside one of two recorded condominiums, with board approval, three estoppels, a shared Mid-Rise association and a flood reading that changes building by building.
The full record of the neighborhood, both declarations, the plats, the FEMA letters and every recorded resale, is on our Esperanza 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 Esperanza at Tiburón homes or start with a free Esperanza 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 Esperanza 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 trading a house for a lock-and-leave residence, 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.
Esperanza looks uniform, two plans repeated 45 times each, which is why a buyer needs an agent who reads the floor, the phase and the building. If you are weighing teams, our guide to the best real estate agents in Naples sets them side by side on the public record. Ask each one to answer three questions for a specific Esperanza building and unit number: which floor’s sales set the price, which phase’s rules apply, and what the lender’s flood determination will read.
“Esperanza” is one name for two recorded condominiums. Esperanza I holds 42 residences in buildings 1 to 7 on the south side of the boulevard, declared by WCI Communities, LLC on July 16, 2013; Esperanza II holds 48 in buildings 8 to 15 on the north side, declared August 29, 2014. Each has its own association, board, budget and rules, and the MLS does not tell them apart.
Every building has an enclosed ground floor of parking, storage and services and three residential floors above it, two residences per floor. Every 01 stack is Residence 01 at 2,930 square feet and every 02 stack Residence 02 at 2,950, both three bedrooms plus den. One shared elevator in each building opens into each residence’s own vestibule.
Esperanza has no ground-floor residences, no private pool or yard, no fitness room, tennis court or clubhouse in its documents, no required club membership, no nightly or weekly rentals and, in Esperanza II, no pets for tenants or guests. The pools, spas and cabana are shared with the 82 homes of Ventanas through the Tiburon Mid-Rise Neighborhood Association.
Esperanza at Tiburón buyers work with McGreevy and Comisar because an Esperanza purchase turns on documents a general agent rarely reads: the phase’s declaration, the Mid-Rise cost formula, the two FEMA letters under the land and the parking assignment instrument. 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 competes with, which phase’s leasing and pet rules you are buying into, whether your building reads Zone X on the map or depends on a FEMA letter, and which parking spaces and storage room convey. That 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 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 an Esperanza at Tiburón buyer fit on one list: what the residences are, what they have sold for, what is listed, what the recorded costs are, how the flood map reads and where the structural record stands. Each figure names its source and window, and each one is expanded in the sections below.
We track the Esperanza 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 sales file and 2026 preliminary roll for every recorded resale back to WCI’s first closings in 2013. The county file, unlike the MLS, tells Esperanza I from Esperanza II.
Data updated: September 2026 (Southwest Florida MLS Matrix, Tiburón development report, pulled September 18, 2026; Collier County Property Appraiser sales file and 2026 preliminary roll)
In the last 12 months we tracked all four Esperanza closings in the MLS, and each one reproduces its recorded Collier County deed at the identical price. That match is how each closing was placed in its phase and on its floor. We tracked the 36-month county record the same way, ten qualified resales, and every one of the 90 original WCI closings on the roll.
The Matrix pull behind this page recorded the Esperanza count, range and price per foot, not the listing office on each closing, so we publish no McGreevy and Comisar purchase count for Esperanza. A buyer needs the whole neighborhood’s record to judge a price, not a number about us, and the whole record is what follows.
The same-floor sales, the phase’s rules, the published cost lines, the building’s flood reading and the FEMA letters behind it, and the structural and permit record, assembled before you tour, so that when the right residence lists you can write a clean offer inside days.
The Esperanza at Tiburón market is thin and steady: the Southwest Florida MLS counts four closings in the twelve months to September 18, 2026 at a $2,150,000 median and $731.36 a square foot, no Esperanza residence was listed that day, and the county records ten qualified resales in 36 months at a $2,195,000 median.
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, newest priced Esperanza sale April 22, 2026)
Building and residence | Phase | Floor and plan | Sold price | Per square foot |
|---|---|---|---|---|
13-302, 2739 Tiburon Blvd E | II | Third floor, Residence 02, 2,950 sq ft | $2,335,000 | $791.53 |
15-201, 2727 Tiburon Blvd E | II | Second floor, Residence 01, 2,930 sq ft | $2,200,000 | $750.85 |
4-202, 2768 Tiburon Blvd E | I | Second floor, Residence 02, 2,950 sq ft | $2,100,000 | $711.86 |
12-102, 2745 Tiburon Blvd E | II | First floor, Residence 02, 2,950 sq ft | $1,600,000 | $542.37 |
Window: the 12 months to September 18, 2026, Southwest Florida MLS Matrix. Four sales, median $2,150,000, total $8,235,000, range $1,600,000 to $2,335,000. Four sales are too few for a median to carry much weight, which is why the county record below leads.
County sale date | Residence | Phase | Floor | Deed price | Per square foot |
|---|---|---|---|---|---|
January 3, 2024 | 11-102 | II | 1 | $2,190,000 | $742.37 |
April 9, 2024 | 8-101 | II | 1 | $2,327,000 | $794.20 |
September 19, 2024 | 11-302 | II | 3 | $2,400,000 | $813.56 |
March 25, 2025 | 13-301 | II | 3 | $2,200,000 | $750.85 |
April 23, 2025 | 14-101 | II | 1 | $1,725,000 | $588.74 |
August 28, 2025 | 14-102 | II | 1 | $1,750,000 | $593.22 |
March 19, 2026 | 13-302 | II | 3 | $2,335,000 | $791.53 |
April 16, 2026 | 4-202 | I | 2 | $2,100,000 | $711.86 |
April 20, 2026 | 12-102 | II | 1 | $1,600,000 | $542.37 |
April 22, 2026 | 15-201 | II | 2 | $2,200,000 | $750.85 |
Window: the 36 months since September 2023, the first window with ten or more sales. Collier County Property Appraiser sales file, DOR-qualified resales only; median $2,195,000, total $20,827,000, median $746.61 a square foot by our arithmetic. None was a sale from the builder, and nine of the ten were in Esperanza II.
On September 18, 2026 the MLS showed no Esperanza listing, one of only two Tiburón neighborhoods with none, while Tiburón as a whole carried 20. Web pages that show a dozen Esperanza “condos for sale” are usually counting stale listings or seasonal rentals. Your search is set up to catch the next one the day it appears.
The Matrix pull did not break out Esperanza’s days on market or sale-to-list ratio, so we give them for Tiburón as a whole: 32 closings in the same twelve months, a median of 86 days on market and a median sold-to-list ratio of 93.84 percent. That is a market where prepared buyers negotiate, but an Esperanza listing priced to its own floor’s sales has had no competing Esperanza listing to lose to.
Ten qualified resales in 36 months is about one every three and a half months, and 37 of the 90 residences have never resold at a priced deed since WCI’s first sale. With zero listed there is no Esperanza months-of-supply figure; Tiburón as a whole sat at about 7.5 months.
Of the ten recorded resales, three closed from $1,600,000 to $1,750,000, all first-floor residences; two closed at $2,100,000 and $2,190,000; and five closed from $2,200,000 to $2,400,000, on every floor but mostly the third. Decide which floor and band you are shopping before you tour.
Esperanza at Tiburón residences have cost $1,600,000 to $2,400,000 on recorded resales since 2022, and the floor, not the plan, moves the price: third-floor resales carried a $767.06 median a square foot against $708.22 on the first floor and $711.86 on the second, and the four lowest resales were all first-floor residences.
Data updated: September 2026 (Collier County Property Appraiser qualified resales since January 1, 2022 and 2026 preliminary roll; Southwest Florida MLS Matrix, pulled September 18, 2026)
Plan | County size | Layout | Residences | Median per square foot, qualified resales since 2022 |
|---|---|---|---|---|
Residence 01 (01 stack: x-101, x-201, x-301) | 2,930 sq ft | Three bedrooms plus den, three and a half baths | 45 | $750.85 on 8 |
Residence 02 (02 stack: x-102, x-202, x-302) | 2,950 sq ft | Three bedrooms plus den, three and a half baths, wraparound loggia | 45 | $711.86 on 9 |
The gap between the stacks comes mostly from which floors happened to sell in each, so the plan makes little consistent difference. “3130” and “3152” in WCI’s plan schedules are plan codes, not square footage; no Esperanza residence measures 3,130 or 3,152 square feet on any record.
A unit number gives the floor and the plan: 7-302 is building 7, third residential floor, 02 stack. Residence 101 is not at ground level; it sits one full storey above the parking floor, about 11.6 feet up on the recorded elevation sheet. Its discount is about views and position, not access, which makes a first-floor residence Esperanza’s value entry and a third-floor residence, under volume ceilings with the widest view, its top.
In the market, barely: since 2022 Esperanza I’s four qualified resales ran a $2,168,000 median and Esperanza II’s thirteen a $2,200,000 median. Buyers have not paid less for Esperanza II. What the phase changes is rules and cost: Esperanza II’s 36-month leasing wait and tenant pet ban, and Esperanza I’s lower CDD line, set out below.
The county values every residence by position alone: on the 2026 preliminary roll $1,584,110 for a 101 up to $1,674,650 for a 302 in Esperanza I, exactly $40,000 more per floor, and exactly $100,000 less at every position in Esperanza II, a gap it has held since 2021 without publishing a reason. Every one of the ten recorded resales closed above the 2026 value for its position. An assessment is not a price.
WCI priced the plans “from $705,000” and “from $715,000” in April 2012, and all 90 first deeds, from July 2013 to August 2015, ran a $773,600 median. Qualified resales climbed from about $300 a square foot to about $480 by 2021, then rose to about $758 in 2022 and have held a band of about $714 to $794 since.
The steps to buy a home in Esperanza at Tiburón are: identify the phase, floor and plan from the building and unit number, check the building’s flood reading, write to the floor’s sales, apply for board approval, read the documents inside the review period, order three estoppels, inspect, bind insurance with the FEMA letters in hand, and close.
Buildings 1 to 7, at even numbers 2756 to 2780 Tiburon Blvd E, are Esperanza I; buildings 8 to 15, at odd numbers 2769 down to 2727, are Esperanza II. The first digit of the unit number is the residential floor and the last digit the plan. Every document request goes to the right association.
Before you write, place the building on FEMA panel 12021C0194J. Buildings 14 and 15 read wholly Zone X on the map itself; for the others, have the FEMA letter that covers the land ready for your lender and insurance agent, because revalidated letters are not sent to them.
Write to the floor’s recent sales, not the asking price, with an inspection period long enough for the insurance quotes, a financing contingency if you borrow, and a closing date that leaves room for the association’s approval window.
Both associations approve every sale. Esperanza I’s 2020 amendment allows disapproval for good cause only; Esperanza II’s 2022 restatement deems a sale approved if the board does not act within 20 days of a complete application or 60 days of notice, and bars any one person from holding title to more than two residences. An entity or several unrelated buyers name one primary occupant.
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 the structural integrity reserve study and any milestone inspection summary. You may cancel within the statutory review period after receiving them.
One from the Esperanza I or Esperanza II association, one from the Tiburon Mid-Rise Neighborhood Association and one from the Tiburón master association. Each discloses what is owed, any special assessment levied or pending, and its one-time capital charge. Order all three at contract so the closing does not wait on the slowest.
Bring the association’s insurance declarations, the reserve study and the permit record to your inspector and your insurance agent. The air conditioning is the owner’s, on a common pad outside the building, and every original system dates from 2013 to 2015 unless the permit record shows a change-out.
Quote an HO-6 policy with loss-assessment coverage well above Florida’s $2,000 minimum, sized to your phase’s share of the master hurricane deductible, plus flood coverage if your lender’s determination requires it.
Pay the one-time charges on the three estoppels, collect the seller’s parking and storage assignment instrument and match it to the association’s log, register with Tiburón’s gate, and ask where your mailbox is, because no Esperanza building has a mail room on its recorded plat.
With nothing listed and about three resales a year, the buyer who is ready when the right floor lists is the buyer who gets it. 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 Esperanza at Tiburón home valuation or call Jesse at (239) 898-6072.
Esperanza I and Esperanza II differ when you buy in five recorded ways: leasing, tenant pets, sale approval, the Pelican Marsh CDD line and the county’s value. The buildings, plans and prices are the same, so the phase decision is about how you will use the residence and what each board’s rules allow.
Data updated: September 2026 (recorded declarations, amendments and restatements, Collier County Clerk; Collier County Tax Collector 2025 bills; Collier County Property Appraiser 2026 preliminary roll)
Esperanza I still runs on WCI’s 2013 declaration, amended in 2014, 2019 and 2020. Esperanza II’s owners rewrote leasing and transfers in 2018 and restated the whole declaration in May 2022. Neither association has recorded its rules, so the current set is a document to request in writing.
Both phases require board approval of every tenant, whole residences only, and a minimum of 30 consecutive days. Esperanza I allows no more than three leases in any 12-month period; Esperanza II allows no more than three per calendar year, requires a natural-person tenant, bars advertising a stay under 30 days, and bars leasing in a new owner’s first 36 months, inheritance excepted.
In Esperanza I a tenant may keep pets on the owner’s terms under Section 18.7(e). Esperanza II’s restatement says “Tenants and Guests are prohibited from keeping pets.” If you may lease to a seasonal tenant with a dog, the phase decides it.
The two phases sit in different Pelican Marsh CDD classes: the 2025 bills carry $2,943.07 on every Esperanza I residence and $3,221.66 on every Esperanza II residence, $278.59 apart for the same floor plan.
Rule or cost | Esperanza I (buildings 1 to 7) | Esperanza II (buildings 8 to 15) |
|---|---|---|
Residences and share | 42, 1/42 each | 48, 1/48 each |
Governing text | 2013 declaration, amended 2014, 2019, 2020 | 2014 declaration, amended 2018, restated 2022 |
Sale approval | Yes, good cause only | Yes, 20 days after a complete application or 60 after notice |
Ownership limit | Primary occupant for entities | Primary occupant; no one owns more than two |
Leases allowed | Three in any 12 months, 30-day minimum | Three per calendar year, 30-day minimum |
New-owner leasing wait | None recorded | 36 months |
Tenant pets | Allowed on owner’s terms | Not allowed |
Remodeling season | None recorded | Heavy work May through October |
Windows | Common elements under WCI’s 2014 amendment | Association-maintained; impact glass without owner vote |
Pelican Marsh CDD line, 2025 bill | $2,943.07 | $3,221.66 |
County value, 2026 preliminary | $1,584,110 to $1,674,650 | $1,484,110 to $1,574,650 |
Homesteaded, 2026 roll | 24 of 42 | 28 of 48 |
An Esperanza at Tiburón owner pays four recurring layers: the Esperanza I or II condominium assessment, a Tiburon Mid-Rise share, the Tiburón master assessment and a Pelican Marsh CDD line, plus a county garbage line and property tax. Only the county-bill lines are published: $3,204.98 per Esperanza I residence and $3,483.57 per Esperanza II residence in 2025.
Data updated: September 2026 (Collier County Tax Collector 2025 bills; Collier County Property Appraiser 2025 certified roll; Pelican Marsh CDD fiscal 2026 budget and July 15, 2026 minutes; recorded declarations and Mid-Rise covenants)
No association-published budget or assessment figure for either Esperanza association appears in any public record, so we publish none. What the recorded declarations fix is the split: equal within each phase, 1/42 in Esperanza I and 1/48 in Esperanza II, whatever the floor or plan. The amount is in the adopted budget and on the condominium estoppel.
The Mid-Rise association owns and runs the pools, spas, cabana, entrances, roads, landscaping and irrigation shared by 172 homes. The owners’ 2022 restatement fixes each Esperanza residence at 1/90 of 275/357 of its budget, about 0.856 percent, roughly 3.06 times a Ventanas home’s 0.280 percent by our arithmetic, and the split cannot change without every owner and every mortgage holder. Together Esperanza’s 90 homes carry about 77 percent of the shared budget.
Every owner is a member of Tiburon Estates Homeowner’s Association, Inc., the Tiburón master association. It does not publish its assessment; the figure is on the master estoppel.
The District’s line on the 2025 bill was $2,943.07 in Esperanza I and $3,221.66 in Esperanza II. It has two parts: an operations and maintenance assessment of $1,725 a unit for fiscal 2026, and a Series 2022 debt line of about $1,218 and $1,497 by our arithmetic, which ends after the final payment in May 2031. Every Esperanza residence carries the full line within its phase.
Every Esperanza bill we sampled carries a “District 1 Garbage” line of $261.91 on the 2025 bill, a line the Ventanas bills do not carry, because Esperanza is on Collier County’s residential collection assessment.
Annual line | Esperanza I | Esperanza II | Where it is published |
|---|---|---|---|
Condominium assessment | Not published; 1/42 share | Not published; 1/48 share | Adopted budget; condominium estoppel |
Tiburon Mid-Rise assessment | Not published; 0.856% of the budget | Not published; 0.856% of the budget | Mid-Rise budget and estoppel |
Tiburón master assessment | Not published | Not published | Master estoppel |
Pelican Marsh CDD, 2025 bill | $2,943.07 | $3,221.66 | County tax bill |
District 1 Garbage, 2025 bill | $261.91 | $261.91 | County tax bill |
Published non-ad valorem total | $3,204.98 | $3,483.57 | County tax bill |
The table excludes ad valorem property tax, your HO-6 policy, any flood policy and Tiburón Golf Club dues if you join.
Listings often show three association fees typed in by agents. We do not repeat them, because none is published by the association that levies it. The three estoppel certificates are the binding figures for a specific residence, and we read them with you before your deposit is at risk.
Read the structural integrity reserve study and the current budget for the residence’s phase first, then the insurance declarations, then the declaration or restatement that governs the phase, then the Mid-Rise budget. Florida Statutes 718.503 entitles a resale buyer to the condominium package, and none of these documents is published, so the package is the only place to see them.
Section 718.112 required associations with buildings of three or more habitable stories to complete a structural integrity reserve study by December 31, 2025. The state’s database of studies submitted before July 2025 listed both Esperanza associations when it was read on September 23, 2026; a listing shows a filing, not the study’s contents. Read what the study schedules for the roofs, paint, waterproofing and elevator, and how reserves are funded.
Compare each budget with the assessment you were quoted, and read the Mid-Rise budget beside it, because Esperanza carries about three quarters of it. For Esperanza II, ask for the reserve study its bylaws require at least every 60 months.
Esperanza I’s 2013 declaration and its 2020 amendment, or Esperanza II’s 2022 restatement, are Collier County official records. Read the leasing, pets, flooring, remodeling and insurance sections before you write.
Section 720.401 of the Florida Statutes does not apply to associations regulated under Chapter 718, which both Esperanza associations are. Your closing agent or attorney confirms which disclosures apply to your contract and to the Mid-Rise and master layers. 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.
The structural and permit record for Esperanza shows young buildings: Collier County’s milestone map lists all 15 as not due, with first inspections in 2043 to 2045, and its permit reports from January 2020 to August 2026 show association fire-alarm work only, with no roof, structural, concrete, window or elevator permit on either condominium.
Data updated: September 2026 (Collier County Milestone Map, queried September 25, 2026; Collier County monthly building permit reports, January 2020 to August 2026; Collier County Clerk official records)
Buildings | Phase | First milestone inspection |
|---|---|---|
3 (2764) and 4 (2768) | I | 2043 |
1 (2756), 2 (2760), 5 (2772), 6 (2776), 7 (2780) | I | 2044 |
8 (2769) and 9 (2763) | II | 2043 |
10 (2757) | II | 2044 |
11 (2751) to 15 (2727) | II | 2045 |
Every building is listed “Not Due.” For comparison, the Ventanas buildings next door are listed for 2032.
Section 553.899 sets a 30-year first inspection and lets a county choose 25 years near salt water; Collier County applies the 25-year rule within three miles of salt water. Every Esperanza building sits outside that line, by about 208 meters at building 15 to 513 meters at building 7, so the 30-year schedule applies.
The milestone inspection is years away; the reserve study is not. Both associations’ first study was due by December 31, 2025, and budgets adopted on or after December 31, 2024 may not waive or underfund the study’s reserves. No Esperanza study, reserve schedule or budget is published, so we make no statement about what either study found.
Nineteen association permit numbers in 77 readable months, all life safety: fire-alarm communicators on all eight Esperanza II buildings in December 2022 and again in December 2024, a fire-alarm permit at building 10 in 2023, and a same-model panel replacement at building 2 in July 2026. No association storm-repair permit followed Hurricane Ian.
The same reports list 59 owner-level entries at 44 of the 90 residences, led by 16 air-conditioning change-outs, 13 storm-protection permits, 11 remodels declared at $6,416 to $575,000 and about ten radon-mitigation permits. Ask the seller for the residence’s permit history.
After turnover both associations brought construction claims against the developer, WCI Communities, LLC, over whether the buildings were built as they should have been: Collier County Circuit Court case 2016-CA-001119, dismissed with prejudice with each side bearing its own fees by an order recorded May 18, 2021, and case 2018-CA-003987, with partial dismissals recorded in 2021 and 2022 and no final disposition in the recorded index. The orders do not say what was found, repaired or paid.
You check flood zone and insurance for an Esperanza condo building by building on FEMA panel 12021C0194J, effective February 8, 2024, where buildings 14 and 15 read wholly Zone X and the other thirteen touch Zone AH or AE, then hand your lender FEMA’s two revalidated letters and price your HO-6.
Data updated: September 2026 (FEMA National Flood Hazard Layer, panel 12021C0194J; FEMA LOMA 12-04-4195A, LOMR-F 13-04-6253A and revalidation 18-04-0009V; FEMA preliminary panel 12021C0194K; Collier County building footprints and 2026 Flood Protection Newsletter, read September 24 and 25, 2026)
Building | Address | Phase | Zone at the building point | Share of footprint in the high-risk zone |
|---|---|---|---|---|
1 | 2756 Tiburon Blvd E | I | AH | 100% |
2 | 2760 Tiburon Blvd E | I | AH | 48.7% |
3 | 2764 Tiburon Blvd E | I | X, 1.0 m from AH | 53.4% |
4 | 2768 Tiburon Blvd E | I | AH | 99.0% |
5 | 2772 Tiburon Blvd E | I | AH | 100% |
6 | 2776 Tiburon Blvd E | I | AH | 100% |
7 | 2780 Tiburon Blvd E | I | AH | 97.0% |
8 | 2769 Tiburon Blvd E | II | AH | 100% |
9 | 2763 Tiburon Blvd E | II | AH | 100% |
10 | 2757 Tiburon Blvd E | II | AH | 100% |
11 | 2751 Tiburon Blvd E | II | AH | 100% |
12 | 2745 Tiburon Blvd E | II | AH | 100% |
13 | 2739 Tiburon Blvd E | II | AE | 77.1% |
14 | 2733 Tiburon Blvd E | II | X | 0% |
15 | 2727 Tiburon Blvd E | II | X | 0% |
FEMA panel 12021C0194J, effective February 8, 2024, read at the county’s 2025 building footprints. The map polygons do not draw the land FEMA’s letters removed.
LOMA 12-04-4195A, June 21, 2012, removed a 5.91-acre portion of Tract D, Esperanza I’s land, to Zone X (shaded), lowest lot elevation 10.7 feet NAVD88. LOMR-F 13-04-6253A, August 8, 2013, removed part of Tract C, Esperanza II’s land, by fill, lowest lot elevation 11.0 feet. FEMA’s revalidation letter 18-04-0009V, effective February 9, 2024, lists both as still valid, and revalidated letters are not sent to lenders or insurance agents. Whether a particular building sits inside the removed land is our reading of the legal descriptions, not a FEMA finding about that building.
A flood zone determination that honors a revalidated letter places a building inside the removed land in Zone X (shaded), outside the Special Flood Hazard Area, and the federal mandatory purchase requirement would not apply; a lender may still require flood coverage. Order the determination early and hand the lender both letters and the revalidation. For buildings 14 and 15 the map alone reads Zone X.
FEMA’s preliminary panel 12021C0194K, issued March 20, 2025 and not in effect, keeps most buildings in Zone AH, leaves 14 and 15 in Zone X and raises the nearby base flood elevation to 11 feet NAVD88; FEMA decides again which letters survive when it takes effect. USGS lidar puts the ground at the buildings at 13.0 to 13.5 feet, and no residential elevation certificate is on the county’s public layer.
Each association insures its own buildings under Section 718.111(11), and your HO-6 covers the interior finishes, fixtures, appliances and contents. Because shares are equal, a master hurricane deductible passed through as an assessment falls equally on 42 residences in Esperanza I or 48 in Esperanza II. Which carrier each association uses, its deductible and whether it carries a building flood policy are in its insurance declarations, not in any public record.
Section 627.714 requires every HO-6 policy to carry at least $2,000 of loss-assessment coverage. Work out your phase’s deductible from the master declarations page, divide by 42 or 48, and quote well above the minimum. Collier County’s Community Rating System Class 5 gives a 25 percent discount on eligible NFIP premiums, inside or outside the high-risk zone.
Citizens’ flood-purchase requirement does not apply to 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, and a 2,930 square foot residence with high-end interiors is the kind of unit where that cap should be checked before you assume Citizens is available.
Collier County’s permit reports show no roof, structural or association storm-repair permit at any Esperanza address in the five months after Hurricane Ian. The buildings are in Hurricane Evacuation Zone C and outside the Coastal High Hazard Area, and the county’s wind layer gives a Risk Category II design wind speed of 162 mph. All 15 were finished between 2013 and 2015, very likely under the 2010 Florida Building Code.
Property taxes after you buy at Esperanza start from Collier County’s assessed value, not the seller’s bill. The 2026 preliminary roll puts the median ad valorem tax at $14,924 in Esperanza I and $13,982 in Esperanza II at 9.4020 mills, before the $3,204.98 or $3,483.57 of District and garbage lines is added.
Data updated: September 2026 (Collier County Property Appraiser 2025 certified and 2026 preliminary rolls; Collier County Tax Collector 2025 bills)
Florida’s Save Our Homes cap holds down the taxable value of a long-held homestead, and a seller’s cap does not pass to you. Seventeen Esperanza residences pay under $9,000 in 2026 preliminary ad valorem tax, every one homesteaded with years of protection behind it. When you buy, the assessment resets toward full value in the following year.
The last complete bill, 2025 certified, showed a median total of $20,033 in Esperanza I and $19,484 in Esperanza II, all lines included. As a conservative budget, 9.4020 mills on a $2,195,000 purchase price is about $20,637 of ad valorem tax before exemptions, our arithmetic; the county’s own 2026 values for Esperanza positions run $1,484,110 to $1,674,650. Preliminary figures change when the roll is certified.
If Esperanza becomes your permanent Florida residence, apply for the homestead exemption with the Collier County Property Appraiser by the statutory deadline. Fifty-two of the 90 residences, 57.8 percent, are homesteaded today, the highest share of any Tiburón condominium. The exemption does not apply to the CDD or garbage lines.
The Esperanza rules that decide fit are set by the declaration for the residence’s phase, Esperanza I’s 2020 amendment or Esperanza II’s 2022 restatement, and the Tiburon Mid-Rise association’s 2022 covenants: two pets, 30-day leases, two assigned parking spaces, flooring and remodeling limits, guest rules in Esperanza II, and no “For Sale” signs anywhere on the shared land.
Owners in both phases may keep no more than two dogs, cats or birds in any combination, plus a reasonable number of fish. “Pit Bulls,” “Bull Terriers,” “Chows,” “Rottweilers” or like breeds are not permitted, the recorded rules set no weight limit, and no pet may enter the Mid-Rise pool areas. Esperanza II bars tenant and guest pets; Esperanza I does not. Assistance-animal law sits outside these rules.
Every lease runs at least 30 consecutive days, whole residences only, with board approval of every tenant and a board decision within 30 days of a complete application. Esperanza I allows three leases in any 12 months; Esperanza II allows three per calendar year and none in a new owner’s first 36 months. Esperanza is a seasonal-rental neighborhood, not a vacation-rental one.
Each residence is assigned two covered parking spaces and one storage room on the ground floor by an unrecorded instrument given at closing and kept in the association’s log; neither appears in the deed, and neither may be leased to a non-resident. On the Mid-Rise roads, recreational vehicles, boats, trailers, panel vans, motorcycles and idle commercial vehicles may not be parked.
Hard-surface flooring needs board approval and a sound-absorbing underlayment in both phases, and WCI disclaimed any warranty on sound transmission. Esperanza II allows heavy remodeling only from May through October with board approval. The owner maintains everything inside that serves only the residence, including its air conditioning and anything on the loggias, “including ceiling fans and tile flooring.”
Esperanza II’s restatement limits overnight sleepers to eight, allows unrelated overnight guests in the owner’s absence twice a calendar year, bars home-watch providers from the pool and parking areas, and treats anyone staying over 30 days a year as a resident who needs approval. A home office is allowed in both phases with no business visitors.
The Mid-Rise covenants bar “For Sale” and “For Rent” signs anywhere on the shared land, including on cars, and allow only a board-approved open-house sign while a residence is actually open. That is why Esperanza listings rarely announce themselves from the street, and why a registered search matters.
Esperanza is not age-restricted: no Esperanza or Mid-Rise document contains a 55-and-over restriction, and the pool rules provide for supervising children under 13. Any buyer the association approves may buy, and an entity or several unrelated owners name one natural person as primary occupant.
Esperanza at Tiburón or Marquesa Royale at Tiburón is a choice between two WCI condominiums built to the same floor plans. Buy at Esperanza for Tiburón’s newest buildings, the latest milestone years and a price about 12 to 14 percent lower; buy at Marquesa Royale for the clubhouse walk, its own gate and pool, and Zone X throughout.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 18, 2026; Collier County Property Appraiser 2026 preliminary roll and sales file; recorded declarations; FEMA panel 12021C0194J and LOMA 12-04-4196A; Collier County Milestone Map)
Question | Esperanza at Tiburón | Marquesa Royale at Tiburón |
|---|---|---|
Residences and buildings | 90 in 15 | 48 in 8 |
Years built | 2013 to 2015 | 2008 to 2009 and 2012 |
Floor plans | Residence 01 and 02, 2,930 and 2,950 sq ft, on all 90 | The same plans in buildings 1, 2, 3 and 8; an older 2,917 and 2,539 sq ft pair in buildings 4 to 7 |
Associations below the master | Condominium association plus the Tiburon Mid-Rise association | Its own condominium association only |
Pools | Shared with 82 Ventanas homes through the Mid-Rise association | Its own pool, deck and pavilion for 48 homes |
Gate | Inside Tiburón’s gated entry | Its own gated entrance, not behind the staffed gatehouse |
Road miles to the Tiburón clubhouse | 0.8 to 1.1 | About 0.5 |
Pelican Marsh CDD line, 2025 bill | $2,943.07 (I); $3,221.66 (II) | $3,008.93 |
Median total tax bill, 2025 | $20,033 (I); $19,484 (II) | $20,362.98 |
Leasing | 30-day minimum, three a year; Esperanza II 36-month wait | 30-day minimum, one-year maximum, four a year |
Tenant pets | Esperanza I yes; Esperanza II no | No |
Flood, panel 12021C0194J | Buildings 14 and 15 Zone X; 13 others touch AH or AE; two revalidated letters | All 8 buildings Zone X; LOMA 12-04-4196A |
First milestone inspection | 2043 to 2045 | 2038 to 2042 for seven buildings |
Qualified resales since 2022 | 17, median $2,200,000, $750.85 per sq ft | 10, median $2,475,000, $856.84 per sq ft |
MLS closings, 12 months to September 18, 2026 | 4, median $2,150,000, $731.36 per sq ft | 5, median $2,450,000, $830.51 per sq ft |
Actives, September 18, 2026 | 0 | 3, listed at $2,350,000 to $3,150,000 |
Homesteaded | 57.8% | 47.9% |
Schools, evacuation zone, club | Same schools; Zone C; no club required | Same schools; Zone C; no club required |
Choose Esperanza if you want the newest construction in Tiburón, the same WCI floor plan without the premium, the latest milestone inspection years of any Tiburón condominium, a lake or preserve outlook, and a full-time neighborhood; buildings 14 and 15 suit a buyer who wants a Zone X reading on the map itself, and Esperanza I suits an owner leasing to a tenant with a pet. Choose Marquesa Royale at Tiburón if you want the walk to the clubhouse, a private lane and pool for 48 households, a condominium wholly outside the high-risk zone and one association layer fewer.
You may read that Marquesa Royale is worth 29 to 37 percent more. That is the 2026 preliminary roll, which cut Esperanza and left Marquesa Royale unchanged. The market gap is smaller: 12.5 percent on price and 14.1 percent a square foot on qualified resales since 2022, almost exactly the 10 to 15 percent premium WCI set when both were new, citing Marquesa Royale’s place beside the resort and the clubhouse.
Ventanas at Tiburón shares Esperanza’s pools, roads and grounds at about a third of the Mid-Rise cost per home, in three five-storey buildings from 2002, with four MLS sales in the same twelve months at $715,000 to $1,500,000 and $530.72 a square foot. It is a smaller, older product with a 2032 first milestone year; the trade is space and age against price.
We find you the right Esperanza residence by matching your budget to a floor, a phase and a building, watching a neighborhood of about three resales a year so you hear about a listing the day it appears, and touring with the building’s flood reading and the phase’s documents in hand.
Your budget buys a floor, a phase and an outlook. We show you what each floor has actually sold for, so you know whether your number buys a third-floor residence or a first-floor one, and whether the phase’s leasing and pet rules fit how you will use it.
The right residence may list once a season, and no sign on the Mid-Rise land will announce it. We keep your criteria on file and alert you when an Esperanza residence comes to market, and when a Marquesa Royale one does, because most Esperanza buyers weigh both.
Some Esperanza owners prefer a quiet sale: the county file holds a November 2025 Esperanza deed at $1,850,000 that never appeared as an MLS closing. We work the North Naples condominium and golf-community market every week, and we will tell you when a residence fits.
Every showing passes Tiburón’s gate. On tour, look at the outlook at the time of day you will use the loggia, the lake behind buildings 4 to 7 or the preserve behind Esperanza II, the air conditioner’s age, any hard flooring, the two assigned parking spaces and the storage room, and the building’s lobby and elevator.
Ask Marc at (239) 287-5873 to set up a saved search for Esperanza and Marquesa Royale, 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 Esperanza at partner level, with the same-floor sales in hand, the residence’s original systems priced from the inspection, the building’s flood reading and the FEMA letters used to set your insurance cost before you go firm, and the reserve study and estoppels read before your deposit is at risk.
A list price above the floor’s recent sales has to show why, with renovation, outlook or furnishings. If it cannot, we write to the sales. The $735,000 gap between the first-floor residence in building 12 and the third-floor residence in building 13, same plan, same phase, a month apart, is the Esperanza market in one line.
The air conditioning, appliances, water heater and interior finishes are the owner’s under the declarations. An original 2013 to 2015 condenser is a fair subject for a credit, and the county permit record shows which residences have already changed theirs.
In a building mapped Zone AH or AE we put the FEMA letter and the revalidation in front of your insurance agent in the first days of the inspection period. If the reserve study schedules a roof or paint program the reserves do not cover, we price it before you go firm.
The condominium review period, the inspection period, the association approval and the financing terms give you defined exits. We sequence them so your deposit is not at risk before you have read the reserve study, the budget and all three estoppels.
Closing costs when you buy at Esperanza include up to three one-time community charges, a condominium working-capital contribution, a Mid-Rise initial capital payment and the master association’s quarter-year capital contribution, plus, by Collier County custom, the owner’s title policy and settlement fee, your lender’s charges, prepaid insurance and prorations.
Data updated: September 2026 (recorded Esperanza declarations, Section 14.9 and Section 13.4; Tiburón master amendment OR 6149, Page 45)
One-time charge | Paid to | Rule in the record | Where the amount appears |
|---|---|---|---|
Working-capital contribution | Condominium association | Two months of condominium assessments, not refundable (Section 14.9 of the original declarations) | Condominium estoppel |
Initial capital payment | Tiburon Mid-Rise Neighborhood Association | As the Mid-Rise association determines (Section 13.4) | Mid-Rise estoppel |
Capital Contribution Assessment | Tiburón master association | One quarter of the annual Common Assessment (OR 6149, Page 45) | Master estoppel |
Esperanza II’s 2022 restatement, as we read it, carries a transfer processing fee and an estoppel fee but no working-capital clause, so whether the two-month contribution still applies there is confirmed on its estoppel. The purchase contract allocates each charge; the recorded documents place each on the purchaser.
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 either Esperanza condominium carries a federal project approval was not established from a reliable public source, so ask your lender to check before you commit to a loan product.
Budget for your first year of HO-6 and any flood premium at closing, and for prorated condominium, Mid-Rise and master assessments from the closing date. The estoppels state what is due.
By custom the seller pays the documentary stamp tax on the deed at $0.70 per $100, $15,365 at the $2,195,000 36-month median, and any unpaid assessments on the estoppels. Those appear on the seller’s side of the closing statement.
Buyer’s agent compensation at Esperanza 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 Esperanza 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 phase’s rules side by side, the four recorded cost layers, the FEMA letters for your building, the document review inside the statutory period, all three estoppels read, the inspection priced against the declaration, and a closing that lands on time.
Life around Esperanza at Tiburón runs through the shared Mid-Rise pools, Tiburón’s gated entry and golf courses, and a short drive to North Naples: about 3.2 to 3.5 road miles to NCH North Hospital and 3.5 to 3.8 to Mercato. Every address is zoned to Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High.
Data updated: September 2026 (Collier County Public Schools zoning tool, 2026-27, checked September 25, 2026; OSRM public router from Census geocoder points, free-flow, measured September 25, 2026)
No Esperanza document requires club membership. Tiburón’s master declaration obliged each first buyer from the developer to take a Signature Membership, and WCI’s prices included one; a resale buyer applies to Tiburón Golf Club, which sells year-round Medallion and seasonal Signature memberships to residents and publishes privileges, not prices. The Ritz-Carlton Naples, Tiburón is open to residents through the club or as paying guests, not by right of ownership.
Esperanza sits behind Tiburón’s staffed gatehouse, which the Pelican Marsh Community Development District runs, and every route out leaves west on Tiburon Blvd E to Airport-Pulling Road. The Mid-Rise association’s covenants let it restrict access on its own roads; we found no record of a separate gate at the Esperanza entries.
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 105 Esperanza address records returned the same three schools for 2026-27 and 2025-26. Confirm a specific address with Collier County Public Schools; the district sets zones annually.
Destination | Road miles from the 15 buildings |
|---|---|
Tiburón clubhouse | 0.8 to 1.1 |
NCH North Hospital | 3.2 to 3.5 |
Mercato | 3.5 to 3.8 |
I-75 at Exit 111 | 3.6 to 3.9 |
Vanderbilt Beach | 4.4 to 4.7 |
Waterside Shops | 5.8 to 6.1 |
Naples Pier | 11.0 to 11.3 |
Southwest Florida International Airport | 23.1 to 23.5 |
Free-flow figures are a floor; allow materially longer in season. Esperanza II, nearer the exit, is 0.1 to 0.3 miles closer than Esperanza I on most trips.
Water and sewer come from Collier County and electricity from Florida Power and Light; the plats show gas service, and both associations granted bulk communications easements in 2021. Garbage is collected Tuesday and Friday and recycling Friday, with a trash chute on every floor. No mail room is drawn in any Esperanza building.
Behind Esperanza II lies a 35.44-acre conservation tract owned by the Pelican Marsh CDD; behind Esperanza I’s buildings 4 to 7 the plat draws a lake inside a drainage easement. No private development parcel adjoins either phase, and all 90 residences are built. The Mid-Rise association is resurfacing a pool and spa under an August 2026 notice of commencement.
You get a personalized Esperanza 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 phase rules and the four cost layers, check the flood reading for the buildings you like, and set up alerts for Esperanza and Marquesa Royale.
Your budget against the same-floor sales, which phase fits how you will use the residence, the recorded cost lines and the three estoppels, the flood reading and FEMA letters by building, the structural and reserve questions, the club decision, 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 Esperanza, we sequence both sides with one calendar. Owners elsewhere in the community can read selling a Tiburón home or start with a 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 Esperanza specialist matters when you buy because the price turns on floor rather than plan, the rules turn on phase rather than street, the flood reading turns on building and on two FEMA letters no online map draws, and the true carrying cost runs through four layers whose association figures appear only on three estoppels.
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 Esperanza residence off the last sale regardless of floor, read the 2026 county cut as the market, budget from listing fee entries rather than the estoppels, miss Esperanza II’s 36-month leasing wait, let a lender’s flood determination run without the FEMA letters, or close without the parking and storage assignment instrument. 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 Esperanza at Tiburón, answered from the two recorded declarations and their amendments, the Tiburon Mid-Rise covenants, Collier County’s tax, permit and milestone records, FEMA’s map and letters, and the Southwest Florida MLS, each with its window and source.
Two WCI condominiums, Esperanza I and Esperanza II, holding 90 residences in 15 buildings on Tiburon Blvd E, Naples FL 34109, certified complete from 2013 to 2015 inside Tiburón, the newest housing in the community.
Ten qualified resales in the 36 months since September 2023 ran $1,600,000 to $2,400,000 at a $2,195,000 median. Four MLS closings in the 12 months to September 18, 2026 ran a $2,150,000 median and $731.36 a square foot.
None were listed on September 18, 2026. Ask Marc to register your search.
A first-floor residence has been the value entry; all four of the lowest resales since 2022 were first-floor. The third floor carries about an 8 percent premium a square foot for its ceilings and view.
Residence 01 is 2,930 and Residence 02 is 2,950 air-conditioned square feet, both three bedrooms plus a den and three and a half baths. WCI, the county and the MLS use the same areas.
Yes. Each building has one shared elevator, a common element the association maintains, whose doors open into each residence’s own vestibule on every floor.
Each residence is assigned two covered parking spaces on the enclosed ground-floor parking level and one storage room, by an unrecorded instrument given at closing and kept in the association’s log.
Buildings 1 to 7 are Esperanza I and 8 to 15 are Esperanza II. They differ in leasing, tenant pets, sale approval, the CDD line and the county’s value, not in plans or prices.
Yes, for at least 30 consecutive days with board approval, no more than three leases a year. Esperanza II bars leasing in a new owner’s first 36 months.
Owners may keep two dogs, cats or birds in any combination plus fish, with named breeds barred and no weight limit. Esperanza I tenants may keep pets on the owner’s terms; Esperanza II tenants and guests may not.
Yes, in both phases. Esperanza I disapproves for good cause only; Esperanza II deems a sale approved if the board does not act within 20 days of a complete application or 60 days of notice.
The recorded provisions are approval rights, not a purchase option. Esperanza I’s 2020 amendment says the association has no duty to buy the residence or supply another buyer after a good-cause disapproval.
Yes, with one natural person named as primary occupant. Esperanza II allows no more than one change of primary occupant in 12 months and no one to hold title to more than two residences.
No association publishes its assessment, so no figure appears here. Within a phase every residence pays the same condominium share, and the amounts are on the three estoppels.
The Pelican Marsh line on the 2025 bill was $2,943.07 per Esperanza I residence and $3,221.66 per Esperanza II residence, collected on the county tax bill.
The Series 2022 bond portion ends after the final payment in May 2031. The operations and maintenance part, $1,725 a unit for fiscal 2026, continues.
Up to three one-time community charges shown on the estoppels, plus, by Collier County custom, the owner’s title policy, and your lender, insurance and proration costs.
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.
The 2026 preliminary median ad valorem tax is $14,924 in Esperanza I and $13,982 in Esperanza II before the District and garbage lines, and your assessment resets after purchase.
It depends on the building. On FEMA panel 12021C0194J, effective February 8, 2024, buildings 14 and 15 read wholly Zone X and the other thirteen touch Zone AH or AE, with two revalidated FEMA letters covering large parts of the land.
A federally backed lender requires flood coverage for a building its determination places in the high-risk zone; at Esperanza that depends on the building and on whether the determination honors the FEMA letters. A lender may require it anyway.
Preliminary panel 12021C0194K, not yet in effect, keeps most buildings in Zone AH with an 11-foot base flood elevation and leaves buildings 14 and 15 in Zone X. FEMA decides again which letters survive when it takes effect.
In 2043 for buildings 3, 4, 8 and 9, 2044 for buildings 1, 2, 5, 6, 7 and 10, and 2045 for buildings 11 to 15, on Collier County’s 30-year schedule.
Both associations appeared in the state’s database of studies submitted before July 2025. The studies are not published; read the one for your phase in the resale package.
Both associations brought construction claims against the developer after turnover, Collier cases 2016-CA-001119 and 2018-CA-003987. The recorded orders do not state findings, repairs or recoveries.
No. No Esperanza or Mid-Rise document contains an age restriction, and the pool rules provide for supervising children under 13.
No Esperanza document requires it, and WCI’s Esperanza deeds list no club covenant. A resale buyer who wants golf applies to the club, which publishes privileges, not prices.
Two pool and spa sets and a cabana shared with Ventanas through the Mid-Rise association, two roundabout entries, a fountain and landscaped grounds, and in each building an elevator, lobby, trash chute, parking and storage.
Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High for the 2026-27 school year, for every Esperanza address.
Mostly full-time: 52 of 90 residences, 57.8 percent, carry a homestead exemption on the 2026 preliminary roll, the highest share of any Tiburón condominium.
Yes. Since August 17, 2024, a written agreement with your agent is required before touring, and every commission is negotiable.
Same WCI plans. Marquesa Royale has resold for about 12.5 percent more on price since 2022, sits beside the clubhouse with its own gate and pool, and reads Zone X throughout; Esperanza is newer with later milestone years.
Decide your floor, phase and budget, read the published cost lines for your phase, and call Marc Comisar at (239) 287-5873 for the same-floor sales and alerts for Esperanza and Marquesa Royale.
Every Esperanza at Tiburón figure on this page traces to a primary source below, listed as of September 30, 2026: recorded Collier County instruments, state and county records, the Pelican Marsh CDD, FEMA, federal and state agencies, Collier County Public Schools 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 Esperanza at Tiburón buyer always opens the official, current copy. Esperanza I and Esperanza II are separate condominiums, so read the declaration for the phase your residence sits in. Clerk images are non-certified copies. We host nothing ourselves.
Document | What it tells an Esperanza buyer | Official authority |
|---|---|---|
Declaration of Condominium for Esperanza at Tiburon, OR 4944, Page 1446 | Esperanza I plats, shares, maintenance, pets, parking and storage, the Mid-Rise formula in Section 13.4 | |
Esperanza I Certificate of Amendment, OR 5743, Page 762 | Esperanza I sale approval, lease approval, primary occupant, home office | |
Declaration of Condominium for Esperanza II at Tiburon, OR 5071, Page 3823 | Esperanza II plats, including the elevator, parking and storage sheets | |
Esperanza II Amended and Restated Declaration, OR 6132, Page 2700 | The current Esperanza II rules: leasing wait, tenant pets, guests, remodeling season, windows | |
Tiburon Mid-Rise Amended and Restated Covenants, OR 6085, Page 297 | The shared pools and roads, the 1/90 of 275/357 share, signs, vehicles, pool rules | |
Master Capital Contribution Assessment, OR 6149, Page 45 | The master association’s one-time charge of one quarter of its annual assessment | |
LOMA 12-04-4195A | The removal of 5.91 acres of Tract D, Esperanza I’s land, to Zone X | |
LOMR-F 13-04-6253A | The removal by fill of part of Tract C, Esperanza II’s land, to Zone X | |
Revalidation letter 18-04-0009V | Both Esperanza letters still valid on panel 12021C0194J | |
Pelican Marsh CDD fiscal 2026 adopted budget | The $1,725 operations assessment on the tax bill | |
Pelican Marsh CDD July 15, 2026 minutes | The May 2031 final bond payment | |
Florida Statutes 718.503, disclosure prior to sale | The documents you receive and your cancellation right |
McGreevy and Comisar represent buyers across Southwest Florida from an office in Bonita Springs, and Esperanza at Tiburón sits inside the North Naples golf-community condominium market they work every week. The first conversation costs nothing, and with four cost layers and two sets of rules 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. Brokered by Domain Realty.