Naples, Florida
Buy a home in Esplanade by the Islands, Naples, with the record in hand: county resales by product, Taylor Morrison prices dated, assessment classes, Currents CDD rates, flood by address and closing costs, from McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated November 2026 · County figures from Collier County Property Appraiser qualified sales recorded through October 16, 2026; MLS figures from a Southwest Florida MLS (Matrix) pull of October 27, 2026
Buying a home in Esplanade by the Islands, Naples, means choosing between Taylor Morrison, which is still selling new homes inside the gate, and the owners who are reselling homes it delivered from 2020 on. This page is about the Taylor Morrison community on US 41 East in ZIP 34114, inside the Fiddler’s Creek and Marco Shores development entitlement, not Esplanade Golf and Country Club of Naples about twenty miles north, Esplanade Lake Club in Fort Myers, Esplanade at Starling or Esplanade on Marco Island. Our Esplanade by the Islands community guide covers the history, plats and amenity campus; this page covers what a buyer pays, signs, checks and negotiates, as part of our Naples coverage.
Esplanade by the Islands sells three products, never blended here without saying so: detached single-family homes on 52, 62 and 76 foot lot classes, twin villas (attached pairs on fee-simple lots on Tolmino, Sacile, Vittorio and Gavello Streets) and coach homes (Chapter 718 condominium units on Zeno Way, Lucerna Street and Giardino Drive), all under the Chapter 720 master association.
The short version: Collier County recorded 36 qualified Esplanade by the Islands resales from October 17, 2025 to October 16, 2026 at a $1,090,000 median. By product, that was 21 single-family homes at a $1,600,000 median, 6 twin villas at $642,500 and 9 coach homes at $565,000; the 74 builder-direct Taylor Morrison first sales recorded in the same window are not resales and are left out. The Southwest Florida MLS (Matrix) pull of October 27, 2026, a different record over a different window, showed 29 active listings at a $695,000 median list price and 3.4 months of supply. Our live guide still prints an August 2026 MLS pull; this page uses the newer October 27 pull.
Selling a home first? Read our guide to selling an Esplanade by the Islands home, or call Jesse direct at (239) 898-6072. To buy, call Marc at (239) 287-5873 before your first visit to the builder’s sales gallery; McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
McGreevy and Comisar represent Esplanade by the Islands buyers on both sides of the gate: at Taylor Morrison’s sales gallery, where the base price excludes the homesite and options, and on resales, where the assessment class, CDD lines and flood determination need reading before an offer. We are the #5 real estate team in Florida (RealTrends 2026).
With our Domain Realty Group team we have sold over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in sales. Those are career totals. For this page we tracked the 36 qualified Esplanade by the Islands resales Collier County recorded over the last 12 months, the 74 builder-direct sales it recorded beside them, and all 101 closings and 29 active listings in the Southwest Florida MLS (Matrix) pull of October 27, 2026, before writing a single figure. Comparing agents across the city? Start with our guide to the best real estate agents in Naples, then book your Esplanade by the Islands buyer consultation or call Marc at (239) 287-5873.
Honors and recognition:
Before you tour, we agree on the product, living area, bedroom and den count, lot class and the yearly cost across the association, the district and the county. Then we price the same plan new from the builder and as a resale, and write the offer with review periods long enough for the estoppel, the condominium documents and the insurance quotes. Call Marc at (239) 287-5873.
These are the facts an Esplanade by the Islands buyer needs in November 2026, drawn from the Collier County record, the MLS pull of October 27, 2026, Taylor Morrison’s pages read November 6, 2026, the association and CDD budgets, FEMA or Florida law, each explained below with its record, window and product named.
Buying in Esplanade by the Islands right now means choosing among the 29 homes the Southwest Florida MLS (Matrix) showed active on October 27, 2026, at a $695,000 median list price, plus any builder homes Taylor Morrison sells without an MLS listing. Against 101 closings in the prior 12 months, that was 3.4 months of supply on that date.
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix pull of October 27, 2026, labelled as such.
The MLS figures below come from one dated pull; the county figures in the budget section are a different record over a different window, never blended with these. Of the 101 MLS closings, 17 were sold-data-entry rows, the builder-style closings that each priced at exactly 100 percent of list. The other 84 were marketed through the MLS, and because builder-listed homes can appear among them, we never call all 84 resales.
| Measure (Southwest Florida MLS (Matrix), pulled October 27, 2026) | Single-family | Twin villa | Coach home |
|---|---|---|---|
| All closings, 12 months | 42 | 22 | 37 |
| Non-SDE closings | 33 | 17 | 34 |
| Non-SDE median sold price | $1,380,000 | $565,654 | $534,400 |
| Non-SDE median price per sq ft | $446.90 | $314.96 | $256.14 |
| Non-SDE median sale-to-list (last list price) | 94.5% | 97.1% | 97.2% |
| Non-SDE median days on market | 86 | 28 | 55.5 |
| Actives on October 27, 2026 | 14 | 3 | 12 |
| Median active list price | $1,287,500 | $669,000 | $617,348 |
Product follows the street: coach homes on Zeno, Lucerna, Giardino and Asti, twin villas on Tolmino, Sacile, Vittorio and Gavello, and single-family homes everywhere else. Every sale-to-list ratio is measured against the last list price, not the original one.
Across all 101 closings the median sold price was $636,990, the median sale-to-list ratio 97.1 percent and the median days on market 56. The 84 non-SDE closings had a $616,500 median and a 96.2 percent median sale-to-list; the 17 sold-data-entry rows had an $870,000 median at 100.0 percent, which is why the non-SDE figures describe a negotiation better.
| Living area (actives, October 27, 2026) | Actives | Products | List price range | Median list (our arithmetic) |
|---|---|---|---|---|
| 1,600 to 2,199 sq ft | 10 | 6 coach homes, 3 twin villas, 1 single-family | $466,155 to $823,868 | $630,856 |
| 2,200 to 2,999 sq ft | 15 | 9 single-family, 6 coach homes | $604,052 to $1,450,000 | $936,151 |
| 3,000 sq ft and over | 4 | 4 single-family | $2,450,000 to $2,599,000 | $2,545,000 |
| All actives | 29 | 14 single-family, 3 twin villas, 12 coach homes | $466,155 to $2,599,000 | $695,000 |
On the pull date, 15 of the 29 actives had been on the market 30 days or fewer and 2 more than 180 days (our count of the rows), at a $362.59 median list price per square foot. Months of supply is actives divided by closings per month, a dated reading rather than a forecast, and it understates choice because the builder’s homesites and to-be-built homes never appear in it.
More than the MLS labels show. Ten of the 12 coach-home actives were on Giardino Dr, and their ten list prices match, figure for figure, the ten coach-home inventory prices Taylor Morrison showed on November 6, 2026. Four single-family actives on Genova Dr and Modena St carry list prices equal to four of the builder’s quick move-in prices that day (our comparison of the two records). That leaves 15 actives that look like owner listings: 10 single-family homes, the 3 twin villas, and coach homes on Lucerna St and Zeno Way.
In Esplanade by the Islands a buyer chooses between a to-be-built or quick move-in Taylor Morrison home, whose published base price is house-only, and a nearly new resale whose homesite, landscaping, window treatments and finished lanai are already paid for. Taylor Morrison’s single-family base prices, read November 6, 2026, run from $599,999 to $1,110,999.
These are the builder’s published list prices on the date we read them, not values and not comparables. The single-family base prices were identical to the table our guide recorded on August 28, 2026.
| Plan (single-family, house-only base price) | Published base price |
|---|---|
| Monte | $599,999 |
| Marino | $667,999 |
| Lavello | $684,999 |
| Florence | $735,999 |
| Cresta | $767,999 |
| Cascata | $791,999 |
| Genoa | $829,999 |
| Palermo | $829,999 |
| Colina | $849,999 |
| Argenta | $975,999 |
| Ravenna | $1,110,999 |
The guide places Monte, Marino, Lavello, Florence and Genoa in the 50 foot Collection and Cresta, Cascata, Palermo, Colina, Argenta and Ravenna in the 60 foot Collection, where every plan carries a three car garage.
On November 6, 2026 Taylor Morrison showed five single-family quick move-in homes, each with a $100,000 reduction from its prior price: $823,868 (from $923,868), $932,933 (from $1,032,933), $936,151 (from $1,036,151), $997,707 (from $1,097,707) and $1,174,126 (from $1,274,126). On the coach-home side it showed ten inventory prices from $466,155 to $679,949 and no coach-home base price. These are published list prices on that date; the builder changes them, and its rate buydowns, closing cost contributions and design allowances are not published at all.
The builder’s base price is the house only. On August 28, 2026 Taylor Morrison published a per-lot figure on each of 24 available homesites, from $53,000 to $255,800, tiered by street: interior positions on Barcis and Modena at $53,000 to $59,500, Genova at $96,000 to $160,000, and the 60 foot Ravenna positions at $150,000 to $255,800. Design studio selections and closing costs come on top. On the same day the Monte plan’s base was $599,999 and the one Monte in inventory was $693,899; the Marino base was $667,999 and the one Marino in inventory was $852,018.
A resale here delivers now rather than on a build schedule; the builder’s own published delivery windows on August 28, 2026 ran from ready now through February and March 2027 for homes already under way. It comes with landscaping that has had seasons to grow, window treatments, a finished lanai and often a pool, and a known assessment class billed today. You can also negotiate possession, personal property, repairs and a real inspection remedy. Against that, a resale carries a shorter remaining builder warranty, no plan choice and the previous owner’s selections.
The Esplanade by the Islands home that fits your budget depends first on product. Over the 12 months to October 16, 2026, Collier County recorded coach-home resales at a $565,000 median, twin villas at $642,500 and single-family homes at $1,600,000. The MLS rows by size below show which streets, bedroom counts and living areas each price bought.
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix pull of October 27, 2026, labelled as such.
The county record has no product field, so product follows the roll: condominium units are coach homes, homes on the four twin villa streets are twin villas, and every other home is single-family. Builder-direct county sales, Taylor Morrison first sales recorded within a year of the year built, are excluded from every resale figure, because a builder price is not a resale comparable.
| Product (county class) | 12 months to Oct 16, 2026 | 24 months to Oct 16, 2026 | 60 months to Oct 16, 2026 |
|---|---|---|---|
| Single-family | 21 at $1,600,000 ($762,500 to $2,775,000) | 34 at $1,460,000 ($762,500 to $2,775,000) | 45 at $1,425,000 ($762,500 to $2,775,000) |
| Twin villa | 6 at $642,500 ($615,000 to $675,000) | 14 at $625,000 ($550,000 to $729,000) | 27 at $640,000 ($550,000 to $850,000) |
| Coach home (condominium) | 9 at $565,000 ($439,000 to $670,000) | 13 at $565,000 ($439,000 to $670,000) | 19 at $557,500 ($439,000 to $670,000) |
| All resales | 36 at $1,090,000 ($439,000 to $2,775,000) | 61 at $1,020,000 ($439,000 to $2,775,000) | 91 at $810,000 ($439,000 to $2,775,000) |
| Builder-direct sales, excluded above | 74 at $570,000 | 291 at $951,400 | 629 at $758,900 |
Each cell is the count of qualified resales and the median, with the low and high in brackets. The windows overlap, so read the wider ones as history rather than as a second opinion on today. The builder-direct row shows how much of this community’s recorded activity is still Taylor Morrison selling: 74 first sales against 36 resales in the latest 12 months.
In the county’s 12-month resale list, single-family resales recorded on Turin Dr (11 of the 21), Montello Ln, Arpino Ct, Triesta Ln, Cortina St, Pescara St and Motta Way; every twin villa resale was on Tolmino St or Sacile St, and the coach-home resales on Zeno Way and Lucerna St. No Giardino Dr, Vittorio St or Gavello St home recorded a resale in that window.
Every Esplanade by the Islands purchase starts with two prices and one yearly bill: the builder’s delivered price for the plan you want, the resale rows for the same plan, and the assessment class, CDD lines, tax and insurance for the exact address. Start your Esplanade by the Islands buyer consultation or call Marc at (239) 287-5873, and read how we represent buyers in Naples. Selling a home first? Start with an Esplanade by the Islands home valuation and call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008.
| Living area (non-SDE MLS closings, Oct 27, 2025 to Oct 27, 2026) | Sales | Products (our count) | Median sold | Median price per sq ft | Low | High |
|---|---|---|---|---|---|---|
| 1,600 to 2,199 sq ft | 36 | 18 coach homes, 17 twin villas, 1 single-family | $535,450 | $279.32 | $429,900 | $795,000 |
| 2,200 to 2,999 sq ft | 31 | 16 coach homes, 15 single-family | $761,151 | $318.07 | $532,900 | $1,470,000 |
| 3,000 sq ft and over | 17 | 17 single-family | $1,950,000 | $465.66 | $1,165,507 | $2,775,000 |
The median living area across all 101 MLS closings was 2,343 square feet. The middle tier mixes coach homes and single-family homes at very different prices, so we never price from a tier median alone.
Six representative non-SDE rows, low to high, from the October 27, 2026 pull:
| Street | Product | Bedrooms and baths | Living area (sq ft) | Sold price | Closed | Sale-to-list (last list) |
|---|---|---|---|---|---|---|
| Lucerna St | Coach home | 2 beds, 2 baths | 1,717 | $429,900 | Dec 2025 | 95.6% |
| Zeno Way | Coach home | 2 plus den, 2 full and 1 half baths | 1,956 | $487,500 | Jun 2026 | 95.6% |
| Gavello St | Twin villa | 3 beds, 2 baths | 1,905 | $535,000 | Jan 2026 | 94.6% |
| Vittorio St | Twin villa | 2 plus den, 2 baths | 1,647 | $580,000 | Oct 2026 | 96.7% |
| Tolmino St | Twin villa | 3 plus den, 2 baths | 1,913 | $720,000 | Sep 2026 | 98.6% |
| Genova Dr | Single-family | 3 beds, 3 baths | 2,083 | $795,000 | Aug 2026 | 99.4% |
The 1,717 and 1,956 square foot coach homes match the builder’s one-story Vitale and Marano plans.
Six representative non-SDE rows, low to high:
| Street | Product | Bedrooms and baths | Living area (sq ft) | Sold price | Closed | Sale-to-list (last list) |
|---|---|---|---|---|---|---|
| Lucerna St | Coach home | 3 beds, 2 full and 1 half baths | 2,343 | $532,900 | Oct 2025 | 93.8% |
| Giardino Dr | Coach home | 3 plus den, 3 baths | 2,393 | $761,151 | May 2026 | 96.2% |
| Motta Way | Single-family | 3 plus den, 3 baths | 2,332 | $762,500 | Dec 2025 | 92.4% |
| Derna St | Single-family | 3 beds, 3 baths | 2,435 | $975,000 | Dec 2025 | 97.5% |
| Pescara St | Single-family | 3 beds, 3 baths | 2,301 | $1,325,000 | May 2026 | 102.2% |
| Turin Dr | Single-family | 3 plus den, 3 full and 1 half baths | 2,931 | $1,470,000 | May 2026 | 91.9% |
A 2,393 square foot coach home and a 2,332 square foot single-family home closed within $1,349 of each other on this pull, while a 2,301 square foot Pescara St home closed at $1,325,000, above its last list price. Product, lot position and condition, not size alone, set the price here.
Six representative non-SDE rows, low to high:
| Street | Product | Bedrooms and baths | Living area (sq ft) | Sold price | Closed | Sale-to-list (last list) |
|---|---|---|---|---|---|---|
| Cortina St | Single-family | 3 plus den, 3 baths | 3,071 | $1,400,000 | Mar 2026 | 93.5% |
| Arpino Ct | Single-family | 3 plus den, 3 baths | 3,116 | $1,600,000 | Sep 2026 | 97.0% |
| Triesta Ln | Single-family | 3 plus den, 3 baths | 3,145 | $1,612,500 | Oct 2026 | 94.9% |
| Montello Ln | Single-family | 4 plus den, 4 full and 2 half baths | 4,435 | $1,900,000 | Jul 2026 | 90.5% |
| Turin Dr | Single-family | 4 plus den, 5 full and 1 half baths | 4,818 | $2,600,000 | Nov 2025 | 86.8% |
| Turin Dr | Single-family | 4 plus den, 4 full and 2 half baths | 4,456 | $2,775,000 | Mar 2026 | 92.7% |
The highest closing in the pull was a Turin Dr home at $2,775,000, and the larger 4,818 square foot Turin Dr home closed $175,000 lower at 86.8 percent of its last list price. The largest homes carried the widest gaps to list on this pull.
The same pull carried 17 sold-data-entry rows from $473,650 to $1,404,399 at an $870,000 median, on Cassio Way, Derna St, Gavello St, Genova Dr, Giardino Dr, Modena St and Ravenna Ln: 9 single-family homes, 5 twin villas and 3 coach homes by street. Each closed at 100 percent of its list price with no days on market recorded. They are builder-style closings, not resale comparables.
Every year an Esplanade by the Islands owner pays the master association’s quarterly assessment for the home’s class, an $800 annual food minimum, the Currents CDD operations and debt lines on the Collier County tax bill, county property tax at 10.3696 mills, insurance, and for a coach home a separate condominium assessment that no public document prints.
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix pull of October 27, 2026, labelled as such.
| Class (association’s adopted 2026 budget) | Annual | Quarterly |
|---|---|---|
| 52 ft single-family lot | $5,305.75 | $1,326.44 |
| 62 ft single-family lot | $5,456.00 | $1,364.00 |
| 76 ft single-family lot | $5,654.75 | $1,413.69 |
| Twin Villa | $5,481.79 | $1,370.45 |
| Coach Home (master only) | $3,750.00 | $937.50 |
Every single-family owner pays a $3,500.00 operating assessment and a $250.00 reserve assessment, plus a landscape benefit that rises with lot width: $1,555.75, $1,706.00 or $1,904.75. A twin villa adds a $33.00 operating add-on, a $647.04 reserve assessment and a $1,051.75 landscape benefit. The coach-home master line carries no landscape or reserve component, consistent with the building being maintained by its own condominium. The amenity membership is mandatory and bundled into these classes, with no separate club dues line, and the $800.00 food minimum is on top. The association bills quarterly. As of November 6, 2026 no 2027 association budget had been posted on the community’s site, so these are the 2026 adopted figures.
The adopted 2026 budget’s operating column, at 857 assessed units, shows a $2,082,176 shortfall the Declarant funds during build-out, an obligation that ends at turnover; the 1,250-unit build-out column shows the mature cost structure. The budget also states that the reserve allowance “is not created or established in accordance with Section 720.303(6)(d) of the HOA Act” and that it does not provide for fully funded reserves, which “MAY RESULT IN SPECIAL ASSESSMENTS.” Read that before you read the $250 reserve line.
A coach home sits in one of three recorded condominiums, Coach Homes on Zeno, Coach Homes on Lucerna or Coach Homes I on Giardino, each with its own association, budget and assessment on top of the $3,750.00 master line. No condominium association source we reached publishes that figure, and listing-reported numbers are not a source, so we print none. The binding figure is on that unit’s condominium estoppel certificate and in the condominium’s adopted budget, which a coach-home resale buyer receives under section 718.503.
The Currents Community Development District, established by Collier County Ordinance 2019-14, bills two kinds of assessment on the Collier County tax bill: operations and maintenance, set each year, and capital assessments that repay the bonds that built the community’s infrastructure. Its adopted budgets print per-unit rates by the district’s own product labels:
| District product label | O and M, FY2026 | O and M, FY2027 | Series 2020 A-1 debt | Series 2020 A-2 debt | Series 2024 debt |
|---|---|---|---|---|---|
| Single Family 30’ to 39’ | $525.94 | $529.22 | $529.45 | $473.95 | $963.00 |
| Single Family 50’ to 59’ | $687.77 | $692.06 | $1,640.65 | $619.78 | $2,246.13 |
| Single Family 60’ to 69’ | $809.14 | $814.18 | $1,930.18 | $729.14 | $2,567.05 |
| Single Family 70’ to 79’ | $890.05 | $895.60 | $2,123.20 | $802.06 | $3,048.37 |
| Multi-Family | $364.11 | $366.38 | $868.58 | $328.12 | $1,282.45 |
Sources: Currents CDD adopted FY2026 budget and Currents CDD adopted FY2027 budget; the debt columns print the same rates in both. Which bond series applies to a given parcel, and so which debt line it pays, is shown on that parcel’s own Collier tax bill and in the district’s parcel search; the debt columns are alternatives by series, never a menu to add up. Matching district labels to association classes is our inference from unit counts, not a statement by either entity: 52 ft to 50’ to 59’, 62 ft to 60’ to 69’, 76 ft to 70’ to 79’, twin villas to 30’ to 39’ and coach homes to Multi-Family. The budgets do not say whether the rates are gross or net of the early-payment discount.
The district’s own FAQ says an owner “may pay off this capital assessment early” through the District Office, and its budget notes that one bond series is being prepaid as lots are sold. A listing that calls the CDD paid is settled by the tax bill and the district’s payoff letter. At September 30, 2025 the district’s audit showed $36,690,000 of bonds outstanding and $68,281,009 of remaining debt service through 2054, all district-wide figures that are never divided into a per-home number.
The community straddles Collier County millage areas 25 and 223, and on the certified 2026 roll (county file dated October 27, 2026) both carry 10.3696 mills: Board of County Commissioners 3.8969, schools 4.1470, Greater Naples Fire Rescue District 2.0000, and water management and mosquito control 0.3257 together. Each $100,000 of taxable value carries about $1,036.96 of ad valorem tax; at an illustrative $565,000 of taxable value, about $5,858.82 before exemptions and before the CDD lines (our arithmetic on the guide’s rate). Florida puts the warning in the contract: “BUYER SHOULD NOT RELY ON THE SELLER’S CURRENT PROPERTY TAXES AS THE AMOUNT OF PROPERTY TAXES THAT THE BUYER MAY BE OBLIGATED TO PAY IN THE YEAR SUBSEQUENT TO PURCHASE” (section 689.261).
A homestead exemption on a qualifying permanent residence can reduce taxable value “by as much as $50,000,” and from the second year Save Our Homes limits the rise in assessed value to the lower of 3 percent or CPI, 2.7% for 2026; a second home does not qualify. Collier bills are due November 1, with a 4 percent discount in November stepping down 1 percent a month and delinquency on April 1. Taxes are paid in arrears, so the seller’s share of the year is credited to you at closing.
At closing, an Esplanade by the Islands buyer in Collier County customarily pays the owner’s title policy and chooses the closing agent, plus mortgage taxes, recording, lender charges and whatever the estoppel certificates show is due. No capital contribution, transfer or application fee is published, so we print none; the contract decides who pays.
A title company puts the Collier custom plainly: “Collier (Naples) Buyer pays Buyer chooses,” and “These are customs, not laws.” Florida promulgates the owner’s premium: $5.75 per $1,000 on the first $100,000, $5.00 per $1,000 to $1,000,000 and $2.50 per $1,000 from $1,000,000 to $5,000,000, before any reissue credit. Deed stamps, 70 cents per $100, are the seller’s by Collier custom. On a new Taylor Morrison home, ask in writing who chooses the title agent and who pays the owner’s policy; the builder’s contract controls.
No capital contribution, working fund, transfer, application or estoppel fee amount for this community appears in the association’s 2026 budget or in any primary record we reached, and the guide’s position is the same: no figure is verified, so none is printed. The recorded Declaration and the estoppel certificate on your contract are the documents that settle it; ask for the master association’s estoppel and, for a coach home, the condominium’s.
Florida caps what an association can charge for the estoppel certificate a sale needs: no more than $299 on a current account, plus $119 if it is rushed within 3 business days and up to $179 more if the account is delinquent (Florida DBPR’s adjusted amounts under sections 720.30851 and 718.116, next update due by July 1, 2027). A condominium association may charge up to $184 per applicant to approve a purchase or lease (Florida DBPR’s adjusted cap under section 718.112). A coach-home sale may need a certificate from both the master association and that condominium, each within its own cap.
The master association is a Chapter 720 association. Under section 720.401 a buyer must receive the association’s disclosure summary before signing, and if not, the contract is voidable “within 3 days after receipt of the disclosure summary or prior to closing, whichever occurs first.” Twin villas are fee-simple lots under the same master association, so the same summary applies.
Under section 718.503, a coach-home resale buyer is entitled “at the seller’s expense” to the declaration, articles, bylaws, rules, annual financial statement and budget, the milestone inspection summary “if applicable” and the most recent structural integrity reserve study “or a statement that one has not been completed.” The contract clause reads: “THIS AGREEMENT IS VOIDABLE BY BUYER BY DELIVERING WRITTEN NOTICE OF THE BUYER’S INTENTION TO CANCEL WITHIN 7 DAYS … EXCLUDING SATURDAYS, SUNDAYS, AND LEGAL HOLIDAYS.” Whether the Chapter 720 summary is also required on a coach-home sale is a question for your title agent.
Section 190.048 requires a bold, conspicuous CDD statement in “each contract for the initial sale of a parcel of real property” inside a district, so a Taylor Morrison contract carries it; on a resale we confirm the disclosure practice with the title agent, and the tax bill shows the lines either way.
$650,000 is a round illustrative price between the county’s 12-month twin villa resale median of $642,500 and the actives’ $695,000 median list, financed at 80 percent. The totals are our arithmetic; the real figures come from your loan estimate and the closing agent.
| Line (buyer side, illustrative) | Amount | Basis |
|---|---|---|
| Down payment, 20 percent | $130,000 | Price less a $520,000 loan |
| Documentary stamp tax on the note | $1,820 | 35 cents per $100 of $520,000 |
| Nonrecurring intangible tax | $1,040 | 0.002 times $520,000 |
| Owner’s title insurance premium (Collier custom: buyer) | $3,325 | Promulgated rate on $650,000, before any reissue credit |
| Deed recording | about $18.50 to $35.50 | $10 first page, $8.50 each added page |
| Settlement or closing fee | commonly $500 to $1,500 | Set by the title company, an estimate |
| Capital contribution, transfer or application charge | as the estoppel certificates show | No figure published; the contract decides |
| Estoppel certificate | per the contract | Capped at $299 for a current account; commonly a seller cost |
| Lender fees, appraisal, survey, inspections, prepaids | quoted by each provider | Not estimated here |
The three fixed lines total $6,185 (our arithmetic: $1,820 plus $1,040 plus $3,325) before recording and the settlement fee. Prorations of the quarterly assessment, the food minimum and the tax bill are set at closing from the estoppel and the bill.
Mortgage rates set much of what an Esplanade by the Islands home costs each month. Freddie Mac’s Primary Mortgage Market Survey put the 30-year fixed average at 7.18 percent for the week of November 5, 2026. At that rate, 20 percent down on a $650,000 home leaves principal and interest of about $3,522.66 a month.
The prices are the county’s 12-month coach-home resale median, the round $650,000 from the closing example and the MLS non-SDE single-family median; principal and interest only, 30-year fixed at 7.18 percent, 20 percent down, our arithmetic and illustrative.
| Price | Down payment (20 percent) | Loan | Monthly principal and interest |
|---|---|---|---|
| $565,000 | $113,000 | $452,000 | $3,062.01 |
| $650,000 | $130,000 | $520,000 | $3,522.66 |
| $1,380,000 | $276,000 | $1,104,000 | $7,478.88 |
The assessment class, food minimum, CDD lines, tax, insurance and any condominium assessment come on top. The 15-year fixed average that week was 6.57 percent; the prior week’s 30-year figure was 7.24 percent and the year-ago figure 6.22 percent.
A builder can buy down a buyer’s rate and change the monthly payment without cutting a published base price; a private seller cannot match that forward-commitment pricing, but can offer a closing cost credit or a seller-paid buydown through your lender. When you compare a Taylor Morrison home with a resale, compare the payment and the delivered price, not the headline price, and get the builder’s incentive in writing before you sign.
The land at Esplanade by the Islands is mapped Zone AE, a Special Flood Hazard Area, with a 7.0 foot NAVD88 base flood elevation on FEMA panels effective February 8, 2024, while 30 FEMA determinations have removed individual structures to Zone X (shaded). The community also sits in Hurricane Evacuation Zone A. Check each by address.
The effective panels are 12021C0616J and 12021C0620J. The 30 FEMA determinations break down as 21 filed under the Esplanade by the Islands name and 9 under Bella Tesoro, an Esplanade Community, covering structures in Phases 1 through 5 and in the Coach Homes on Lucerna condominium; FEMA case 25-04-6228A removed all nine Coach Homes on Lucerna buildings from the Special Flood Hazard Area. The determinations certify lowest adjacent grades of 7.1 to 7.5 feet NAVD88 against the 7.0 foot base flood elevation. Those are ground elevations beside the structure, not finished floor heights.
A removal changes the zone for that building, not the land around it. FEMA prints two qualifiers on the letters: a lender may still require flood insurance, and the parts of the lot not covered remain in the Special Flood Hazard Area. Ask the seller for the determination letter for the address, or pull it on the FEMA Map Service Center.
Collier County’s Hurricane Evacuation Zone A is the county’s first-out zone, verified at six points inside the community against the state’s evacuation zone service. It is an emergency management designation about surge risk and evacuation order, independent of the FEMA flood map, and a buyer should plan around it.
Unincorporated Collier County (NFIP community 120067) holds a Community Rating System Class 5 rating, worth a 25 percent discount on eligible NFIP policies; City of Naples and Marco Island classes do not apply here. A preliminary county flood map was released on March 20, 2025, its appeal period opened on August 19, 2026, and the county’s target for the new map to take effect is summer 2027. Whether it changes this community’s zone or base flood elevation is unknown, so ask your carrier what a change would mean for your structure. Since October 1, 2024 a seller must give a buyer a flood disclosure “at or before the time the sales contract is executed” (section 689.302); read it before you sign.
Get both before you finalize insurance: the wind report documents the features carriers credit, and the elevation certificate drives flood rating. Specifications vary by plan and option, so on a resale ask for the permit and product approval records.
A coach-home owner carries a unit-owner policy, and the condominium’s master policy deductible can reach owners through a special assessment, so ask for the master policy carrier, limits and deductible in writing. Florida’s milestone inspection and structural integrity reserve study rules are triggered by buildings of three habitable stories or more; the guide records the community’s residential buildings as one and two stories, below that threshold, and the builder’s coach plans are one- and two-story. The 718.503 resale package still has to include the reserve study “or a statement that one has not been completed,” so expect that statement.
An Esplanade by the Islands owner lives under the recorded master Declaration and the rules of Esplanade by the Islands Community Association, Inc., plus a condominium declaration for a coach home. The recorded Declaration sets leasing, pets, architectural review and parking, and the association approves leases, so read it before you rely on any rule.
The master association (Florida document N20000000794) is a Chapter 720 association under Declarant control while Taylor Morrison sells; the Currents CDD is a Chapter 190 unit of local government; and Coach Homes on Zeno, Coach Homes on Lucerna and Coach Homes I on Giardino are separate Chapter 718 condominiums, so read the declaration for your unit.
The association’s contact sheet assigns lease applications to the community association manager, so leasing runs through an association approval process. The minimum lease term and the number of leases allowed each year are set in the recorded Declaration, which we have not read, and figures that circulate on listings conflict with each other, so we print no number. If rental income matters to your purchase, get the current Declaration, rules and any condominium leasing rules before you sign.
Pet rules, including any breed, size or number limits, and truck, boat, trailer and RV restrictions live in the Declaration and, for a coach home, the condominium declaration.
Exterior changes, paint, landscaping, pools, cages and fences go through the association’s architectural review, under rules in the Declaration and the design guidelines, which are not public. Request them in writing during your inspection period if you plan any change.
Esplanade by the Islands has a built, open resort amenity campus, which opened to members on September 12, 2024, and one significant amenity that is still only a plan, the Culinary Center. Membership is mandatory and bundled into the master assessment, with the $800 food minimum on top, and there is no golf course inside the gate.
The resort pool with cabanas, the Bahama Bar (a poolside bar and restaurant that adds an 18 percent gratuity automatically, printed on its menus), Toasted Café, the Spa (Monday to Saturday 9 a.m. to 6 p.m., Sunday 12 to 6 p.m.), the Wellness Center with a fitness center open 24 hours a day per Taylor Morrison, tennis, pickleball and bocce courts (opened April 2024), The Venue (opened in the first quarter of 2026), fire pits, the Bark Park and a satellite cabana pool on Zeno Way. The guide publishes no court count and no square footage, because Taylor Morrison publishes none.
The Culinary Center is planned. Taylor Morrison’s own heading reads “The Planned Culinary Center,” and no primary record states an opening date. Barrel House Bistro and a second dining venue appear in the association’s 2026 budget as departments with no 2026 revenue, which proves they are intended and says nothing about a year. The developer’s own legal footer says described amenities are “subject to change and under no obligation to be completed.”
Esplanade by the Islands has no golf course, and the association’s 2026 budget carries no golf department, revenue or expense. Residents are offered a discounted Troon Access membership, described in the May and June 2026 resident magazine as 25 percent off across more than 150 Troon-managed courses, an off-site program with no tie to ownership.
There is no kayak launch, boat dock, marina or fishing pier inside the community; its Kayaking and Fishing clubs book outings at off-site launches around Isles of Capri, Goodland, Marco Island and Naples Bay.
Esplanade by the Islands is assigned to Manatee Elementary, Manatee Middle and Lely High, has a Publix 0.8 road miles from its entrance, sits 7.6 road miles from the nearest hospital emergency department, and has no beach within an errand’s drive. Every distance below is measured by road from the entrance at Bella Tesoro Street and US 41.
| School (district assignment, verified against Collier County Public Schools address records) | 2026 state grade | Road miles from the entrance |
|---|---|---|
| Manatee Elementary | A | 2.9 |
| Manatee Middle | A | 2.9 |
| Lely High | B (an A in 2025) | 7.3 |
Florida’s 2026 grades measure the 2025-26 school year. The district’s address service resolves the bare word “Esplanade” to a different community in ZIP 34119, so run the exact Esplanade by the Islands address through the zone tool.
The nearest hospital emergency department is 7.6 road miles from the entrance, about 12 minutes at free-flow speeds and an inferred 15 to 22 minutes in season. The Physicians Regional urgent care on Marco Island keeps weekday hours only, Monday to Friday 8 a.m. to 4 p.m., so plan on the emergency department outside those hours.
| Destination | Road miles | Free flow | In season (inferred from state traffic counts) |
|---|---|---|---|
| Publix, Shoppes at Fiddler’s Creek | 0.8 | about 2 minutes | not stated |
| US 41 and Collier Boulevard | 4.9 | about 9 minutes | not stated |
| Marco Island Executive Airport | 9.2 | about 20 minutes | longer in season |
| Tigertail Beach, Marco Island | 12.6 | 24 minutes | 34 to 45 minutes |
| Naples Pier and the city beach | 13.9 | longer than Tigertail | longer than Tigertail |
| Southwest Florida International Airport | 44.1 | 58 minutes | 75 to 95 minutes |
The free-flow minutes are a floor, not a January drive. Collier Boulevard, not US 41 East, is the pinch point on this side of the county, and there are two routes onto Marco Island. As residents of unincorporated Collier County, owners are eligible for the county beach parking permit, which is a different thing from the City of Marco Island residents’ beach.
Cassia Naples, 328 rental apartments in three- and four-story buildings, is under construction across US 41, less than a mile away, with first units expected in February 2027; a buyer paying for a preserve view on the northeast edge should know. On December 10, 2024 the county approved 750 multifamily units on Fiddler’s Creek Section 29, a different parcel never added to this community’s 1,250 units, and Sharon’s Corner, a 23,562 square foot retail center at US 41 East and Habitat Road, was targeted for November 2026.
Esplanade by the Islands buyers often look at Isles of Collier Preserve and Stonecreek alongside it. Our guide compares them on property terms only: the setting and amenity model, whether a builder is still selling inside the gate, and three structural questions to carry into any comparison.
| Attribute (from our Esplanade by the Islands guide’s comparison section) | Esplanade by the Islands | Isles of Collier Preserve | Stonecreek |
|---|---|---|---|
| How the guide frames the comparison | The reference community: resort amenity campus on US 41 East | Compares on natural setting and the resort amenity model | Compares as a completed, amenity-rich gated community |
| Corridor | US 41 East, about 4.9 road miles southeast of Collier Boulevard | A different corridor, closer to the city | Not stated in the guide’s comparison; check its own guide |
| Builder still selling inside the gate | Yes, Taylor Morrison, November 6, 2026 | Not stated in the guide’s comparison | Completed, per the guide’s comparison |
| CDD assessment on the tax bill | Yes, Currents CDD | Check on its own guide | Check on its own guide |
| Mandatory membership and a dining minimum | Yes, mandatory membership and an $800 food minimum | Check on its own guide | Check on its own guide |
The guide names three structural differences that change the cost of ownership: a CDD on the tax bill, a mandatory membership with a dining minimum, and a builder still selling inside the gate. Read each community’s own guide for its answers, and for the buying process on the Isles side, see our guide to buying a home in Isles of Collier Preserve.
We find the right Esplanade by the Islands home by fixing the product, lot class, size tier and the address’s flood status first, then pricing the builder’s delivered figure against the matching resale rows. We negotiate from the record: the sold rows, the last list price against the sale, the days on market and the estoppel figures.
On the October 27, 2026 pull, 24 of the 84 non-SDE closings recorded 30 or fewer days on market and 5 recorded more than 180 (our count of the rows). Coach homes closed at or above the last list price most often, 10 of 34, while single-family homes did so 2 times in 33. A home that has sat for months and one that just came to market are different negotiations, and we tell you which one you are in before the offer goes out. We tracked every one of those rows for this page, and we make no promise about price; the comparables do the arguing.
The county record shows 64 repeat-sale pairs, the same parcel sold twice with the later sale recorded on or after October 17, 2023, and in 61 of them the first sale was the Taylor Morrison builder sale, which is not a resale benchmark (our count of the rows). Six of those 61 recorded a lower price the second time, including a Turin Dr single-family home bought new for $1,827,600 in April 2025 and resold for $1,600,000 in June 2026. All three pairs where both sales were resales recorded lower: a Zeno Way coach home went from $610,000 in December 2023 to $475,000 in October 2025, a Tolmino St twin villa from $577,000 to $550,000, and a Turin Dr single-family home from $1,200,000 to $1,160,000.
With Taylor Morrison the negotiation is rarely the base price. It is the homesite figure, the design allowance, the closing cost contribution, the lender-tied rate incentive and the delivery date, none of which is published. We ask for every one in writing and compare the delivered monthly payment with the resale you are weighing.
Buyer’s agent compensation for an Esplanade by the Islands purchase follows the NAR settlement practice changes that took effect on August 17, 2024: you sign a written buyer agreement before touring, it states the compensation, and that compensation is fully negotiable. A seller, including a builder, may still agree to pay some or all of it.
NAR requires a written agreement with a buyer before touring a home, with “A specific and conspicuous disclosure of the amount or rate of compensation” and “A conspicuous statement that broker fees and commissions are fully negotiable and not set by law.” We go through it with you before the first Esplanade by the Islands showing or sales gallery visit.
NAR says offers of compensation “are no longer allowed on Multiple Listing Service (MLS) platforms. Sellers can still offer compensation off an MLS.” A resale seller or Taylor Morrison may still agree to pay some or all of your agent’s fee; we raise it in the offer, and with the builder at the first visit.
You can see current Esplanade by the Islands listings on our team’s listing site, Domain Realty Group, and have new ones sent to you. On the Southwest Florida MLS (Matrix) pull of October 27, 2026, 29 homes were active from $466,155 to $2,599,000: 14 single-family homes, 3 twin villas and 12 coach homes. Any day since, the count will differ.
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix pull of October 27, 2026, labelled as such.
For every active home in the community, see the current Esplanade by the Islands listings on Domain Realty Group, our team’s listing site, updated from the MLS. Taylor Morrison’s own pages show builder homesites and to-be-built plans that never reach the MLS.
Set up custom listing alerts through our buying page, where saved searches route to our team, and call Marc at (239) 287-5873 for homes that have come to market since the October 27, 2026 pull. Still choosing between parts of the city? Our Naples buyer guide covers the process citywide, and our Naples area guide covers the neighborhoods.
To start your Esplanade by the Islands buyer consultation, call Marc at (239) 287-5873 or use the buyer consultation form on this page. We reply with the active homes that fit your product and size, the builder’s current price for the same plan, the matching resale rows, the assessment class and CDD lines, and the flood checks for each address.
Matching homes and sold rows, a builder versus resale comparison on delivered price and payment, a yearly cost sheet, the Chapter 720 and 718 document lists, the FEMA status by address and a plan for your first offer. It is confidential and carries no obligation.
Marc Comisar and Jesse McGreevy are top-reviewed Southwest Florida realtors, and an Esplanade by the Islands buyer should know what working with us is like. These are clients from across Southwest Florida in their own words, quoted exactly as they posted; they describe our team, not Esplanade by the Islands or any home in it.
★★★★★ “Had an amazing experience with Domain Realty, working with Jesse Mcgreevy was great! He was helpful and helped me understand all of my questions! Highly recommend!” Verified Google review
★★★★★ “Marc was extremely professional in all of our interactions and highly responsive and reliable. I would strongly recommend his services for anyone looking to sell a home in the Ft Myers area.” Verified Zillow review
★★★★★ “Mark Comisar was great to work with! He was very knowledgeable in our area & made selling our house such an easy process! He always answered our calls or returned them in a very timely manner! We were also very happy with the money we made on the sale! We would highly recommend Mark to anyone selling their house. He will not disappoint!!” Verified Zillow review
These are the questions Esplanade by the Islands buyers ask, answered from the county record through October 16, 2026, the MLS pull of October 27, 2026, Taylor Morrison’s pages read November 6, 2026, the association and district budgets, FEMA and Florida law. For today’s count, call Marc at (239) 287-5873; we are Top 1% Real Estate Agents Nationally Since 2008.
Pick the product and size tier, price the builder’s delivered figure against resale rows for the same plan, check the address’s FEMA determination and CDD lines, and write an offer with review periods for the estoppel and association documents.
No. Esplanade by the Islands is the Taylor Morrison community on US 41 East in ZIP 34114, with no golf course. Esplanade Golf and Country Club of Naples is a different community about twenty miles north.
Only on the land-use map, inside the Marco Shores and Fiddler’s Creek entitlement under Ordinance 18-27. It has its own association, CDD, amenity campus and developer, and the 750 units approved on Fiddler’s Creek Section 29 are not part of it.
Taylor Morrison. On November 6, 2026 its pages showed single-family base prices from $599,999 to $1,110,999, five quick move-in homes and ten coach homes in inventory, so builder competition is part of every purchase here.
New gives plan choice and a full warranty at base price plus homesite plus options, on a build schedule. A resale gives delivery now, grown landscaping, window treatments, a finished lanai and a known assessment class. We price both before you choose.
You are entitled to one, and the practical rule here is to bring your agent on your first sales gallery visit, because builder registration policies typically expect the agent at first contact. Call Marc at (239) 287-5873 before you go.
A builder, like any seller, may agree to pay some or all of your agent’s compensation; since August 17, 2024 that is negotiated, not offered on the MLS. We confirm the builder’s position at the first visit and in the contract.
More than the headline. The base price is house-only; on August 28, 2026 the builder’s homesite figures ran from $53,000 to $255,800, with options and closing costs on top. That day a $599,999 Monte base compared with $693,899 for the one Monte in inventory.
A coach home is a Chapter 718 condominium unit with a $3,750.00 master class plus a condominium assessment. A twin villa is half of an attached pair on its own lot, at $5,481.79 a year. A single-family home is detached, at $5,305.75 to $5,654.75 by lot class.
The county’s 12-month resale record to October 16, 2026 ran from $439,000 to $2,775,000, a $1,090,000 median across 36 resales. The 29 MLS actives on October 27, 2026 listed from $466,155 to $2,599,000 at a $695,000 median.
Collier County recorded 9 coach-home resales in the 12 months to October 16, 2026 at a $565,000 median, from $439,000 to $670,000. The 34 non-SDE MLS coach-home closings on the October 27, 2026 pull had a $534,400 median.
Collier County recorded 6 twin villa resales in the 12 months to October 16, 2026 at a $642,500 median, all on Tolmino St and Sacile St. The 17 non-SDE MLS twin villa closings had a $565,654 median.
On the October 27, 2026 pull, non-SDE single-family homes had an 86-day median on market and a 94.5 percent median sale-to-list ratio; twin villas 28 days and 97.1 percent; coach homes 55.5 days and 97.2 percent.
The 2026 adopted classes are $5,305.75 a year for a 52 foot lot, $5,456.00 for 62 feet, $5,654.75 for 76 feet, $5,481.79 for a twin villa and $3,750.00 for a coach home (master only), billed quarterly, plus the $800 food minimum.
A mandatory annual minimum of $800.00 per lot or unit, on top of a mandatory amenity membership. In the budget’s words, “Food consumed at both the Bahama Bar and Toasted Café count towards this annual food minimum.”
No figure is published. The 2026 budget carries no such line and no primary record we reached prints one; the recorded Declaration and the estoppel certificates settle it, and the contract decides who pays.
Yes. Each coach home also pays its own condominium’s assessment. No condominium source we reached publishes the amount, so read it on that unit’s condominium estoppel and adopted budget.
Yes, the Currents Community Development District. It bills operations and bond debt as non-ad valorem lines on the Collier County property tax bill, separate from the association’s assessment.
The district’s FY2027 budget prints operations rates from $366.38 (Multi-Family) to $895.60 (Single Family 70’ to 79’), plus debt rates by bond series. The series for a parcel is on its own tax bill; matching labels to association classes is our inference.
Yes. The district’s FAQ says owners “may pay off this capital assessment early” through the District Office. Get the parcel’s payoff figure from the district and check the tax bill for any prior prepayment.
Both millage areas, 25 and 223, carry 10.3696 mills on the certified 2026 roll, about $1,036.96 per $100,000 of taxable value before exemptions (our arithmetic). Taxable value resets near the price the year after you buy, and the CDD lines are added.
The land is mapped Zone AE with a 7.0 foot base flood elevation on panels effective February 8, 2024, and 30 FEMA determinations have removed individual structures to Zone X (shaded). Check the specific address.
It depends on the structure and the lender. A removed structure may fall outside the federal mandate, but FEMA’s own letters say a lender may still require a policy. Get the determination letter and ask your lender.
Collier County Hurricane Evacuation Zone A, the county’s first-out zone, independent of the FEMA flood map.
No record we reached says either way. The National Weather Service reported major surge flooding over almost all of Collier County south and west of US 41, and the community lies south of US 41. Ask the seller for the claims history in writing.
We publish no premium. Citizens’ 2026 Collier County aggregates show an HO-3 average of $4,531 and an HO-6 average of $1,959 across the whole county, which is not a quote. Get two quotes on the address.
No. It is not age restricted.
No golf course and no bundled golf fee. Residents are offered a discounted Troon Access membership at off-site courses, a separate program with no tie to ownership.
The resort pool, Bahama Bar, Toasted Café, the Spa, the Wellness Center with a 24-hour fitness center, tennis, pickleball and bocce courts, The Venue, the Bark Park and a satellite cabana pool, open to members since September 12, 2024.
No. Taylor Morrison’s own page calls it “The Planned Culinary Center,” and no primary record states an opening date.
Leases go through an association approval process. The minimum term and the number of leases a year are set in the recorded Declaration, and listing figures conflict, so we print no number; read the Declaration before you buy for rental income.
Pet rules are in the recorded Declaration and, for a coach home, the condominium declaration, neither of which is public. Request them in writing before you sign.
Yes, with gate access run through an electronic database. No citable record says whether the gate is staffed.
Manatee Elementary, Manatee Middle and Lely High. On the 2026 state grades the first two carry an A and Lely High a B, after an A in 2025. Run your exact address through the district’s zone tool.
Tigertail Beach on Marco Island is 12.6 road miles, about 24 minutes at free flow, and Southwest Florida International Airport is 44.1 road miles, about 58 minutes, longer in season.
A Publix at the Shoppes at Fiddler’s Creek is 0.8 road miles from the entrance, outside the gates. The nearest hospital emergency department is 7.6 road miles, about 12 minutes at free flow.
The guide records the buildings as one and two stories, below the three-story trigger. The 718.503 resale package must still include the study “or a statement that one has not been completed.”
The recorded Declaration, the association’s adopted budget, the Currents CDD budget and the parcel’s tax bill, the FEMA determination for the structure if one exists, and for a coach home the condominium’s 718.503 resale package.
34114, with a Naples mailing address, in unincorporated Collier County.
1,250 units at build-out under the developer’s plan: 876 single-family and twin villa lots and a 374-unit coach-home program.
Over the 12 months to October 16, 2026, county resale recordings ran from 1 in December 2025 and January 2026 to 5 in February, 7 in March and 5 in May. Recording lags the contract, so these are closing months, not a forecast.
Still weighing an Esplanade by the Islands purchase? Call Marc at (239) 287-5873 or start your Esplanade by the Islands buyer consultation, and read our Esplanade by the Islands community guide for the full background.
If you are selling a home before you buy in Esplanade by the Islands, time the two contracts together: your down payment, the estoppel review, the insurance quotes and the association’s approval all fall due while your sale is closing. With a builder contract, the delivery date sets the schedule. Jesse leads listings; Marc leads the purchase.
We set the sale’s closing date first, then write the Esplanade by the Islands offer, or time the builder’s delivery, to fit it. If the home you are selling is in Esplanade by the Islands, read our guide to selling an Esplanade by the Islands home or start with a free Esplanade by the Islands home valuation, and call Jesse direct at (239) 898-6072. Our guide to Esplanade by the Islands has the community background.
Every Esplanade by the Islands figure on this page traces to a source below: the Collier County record, the Southwest Florida MLS, Taylor Morrison’s own pages, the association’s and the district’s published documents, the agencies that publish flood, storm, tax and school data, Freddie Mac, NAR and the Florida Statutes. No listing portal or competing brokerage site is cited.
These are the Esplanade by the Islands documents a buyer reads before an offer, each linked at its publisher: the association’s adopted budget and contact sheet, the Currents CDD’s adopted FY2027 budget, a FEMA determination letter, the county flood newsletter, the state fee schedule and the school boundary page.
| Document | Publisher | What it shows a buyer | Link |
|---|---|---|---|
| Adopted 2026 budget and assessment schedule | Esplanade by the Islands Community Association | The five assessment classes, the $800 food minimum and the reserve disclosures | Open the 2026 budget |
| Contact and responsibility sheet, August 2026 | Esplanade by the Islands Community Association | Who handles lease applications, the district manager’s number and the vendors | Open the contact sheet |
| Adopted FY2027 budget | Currents Community Development District | Operations and debt rates by district product label | Open the FY2027 budget |
| Determination letter, case 25-04-6228A | FEMA | The removal of the Coach Homes on Lucerna buildings and the effective map date | Open the Lucerna letter |
| Flood protection newsletter 2026 | Collier County | The CRS Class 5 rating and the 25 percent discount | Open the newsletter |
| Estoppel certificate and transfer fee amounts | Florida DBPR | The $299, $119 and $179 estoppel caps and the $184 condominium applicant cap | Open the fee schedule |
| Attendance boundaries | Collier County Public Schools | The assigned schools for a specific address | Check the boundaries |
The recorded Declaration and its amendments, each coach-home condominium’s declaration and budget, and the parcel’s payoff letter from the district come through the closing agent, the association, the district or the Collier County Clerk.
Your Esplanade by the Islands buyer’s agents are Jesse McGreevy and Marc Comisar of McGreevy and Comisar, the #5 real estate team in Florida in the 2026 RealTrends rankings. We read the builder contract and the association, CDD, condominium, tax, flood and insurance paperwork with you before an offer, and every figure here traces to the sources above.
If you’re searching for “the best buyer’s agent in Esplanade by the Islands, Naples, Florida,” McGreevy and Comisar represents homebuyers across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County and Babcock Ranch, including Esplanade by the Islands, Pelican Bay and Talis Park. Our team provides honest market guidance and partner-level negotiation, starting from our Esplanade by the Islands neighborhood guide.
Jesse McGreevy lists and sells homes across Naples, Bonita Springs, Estero and Marco Island; call Jesse direct at (239) 898-6072. Marc Comisar represents buyers and sellers across Southwest Florida; call Marc at (239) 287-5873.
Top 1% Real Estate Agents Nationally Since 2008
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#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
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Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
Buying in Esplanade by the Islands? Start your Esplanade by the Islands buyer consultation or call Marc at (239) 287-5873, and see how we represent buyers. Selling first? Call Jesse direct at (239) 898-6072. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com. Read more about McGreevy and Comisar or contact us.
Market data from Southwest Florida MLS, pulled October 27, 2026 (Matrix, Development ESPLANADE BY THE ISLANDS). Collier County Property Appraiser qualified sales recorded through October 16, 2026. McGreevy and Comisar, buy a home in Esplanade by the Islands with the #5 real estate team in Florida (RealTrends 2026). Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.