Updated September 2026
Forty-eight WCI residences on a private gated lane beside the Tiburón clubhouse, two plan generations, five sales a year and a whole-condominium Zone X flood record. We match your budget to a plan, floor and building and read the reserve study, estoppels and approval terms with you. Or call Marc at (239) 287-5873.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Buying a home in Marquesa Royale at Tiburón means buying one of 48 WCI condominium residences in eight buildings on a private gated lane beside the Tiburón clubhouse in North Naples, with two generations of floor plans, board approval, two estoppels and a whole-condominium Zone X flood record. Five closed in the last year at a $2,450,000 median.
The full record of the neighborhood, the declaration and its nine building amendments, the FEMA letter, the milestone map and every recorded sale since 2008, is on our Marquesa Royale 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 Marquesa Royale at Tiburón homes or start with a free Marquesa Royale 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 Marquesa Royale at Tiburón in Naples, Florida, McGreevy and Comisar represents homebuyers across Naples, Estero, Bonita Springs, Fort Myers, Collier County and Lee County. Whether you are relocating, buying a seasonal home or downsizing from a house, including in Tiburón, Pelican Marsh and the North Naples golf corridor, our team provides honest market guidance, pre-market awareness, partner-level negotiation and a clear plan to help you buy confidently.
Buyers comparing the best real estate agents in Naples should ask each one three questions about a specific Marquesa Royale building and unit number: which floor plan is it, which residential floor is it on, and what lies behind the building. Those three answers move a Marquesa Royale price by more than a million dollars, and this page answers all three.
Marquesa Royale at Tiburon, a Condominium, was created by WCI Communities, Inc. on August 1, 2008 (Official Records Book 4383, Page 1538) and is one Chapter 718 condominium with one association, one board and one budget. Its 48 residences stand on a private lane, Marquesa Royale Lane, Naples FL 34109, that serves nothing else, behind its own gated entrance off Tiburon Drive, outside Tiburón’s staffed gatehouse. The association owns the lane, the entrance, a pool with a fountain, a pool deck and a pavilion, and no other neighborhood shares them.
Each building has three residential floors of two residences over a ground-level parking floor, one shared elevator and a trash chute on every floor. Buildings 4, 5, 6 and 7 were finished in 2008 and 2009 with WCI’s first pair of plans; buildings 1, 2, 3 and 8 were finished in 2012 with the later pair WCI then repeated at Esperanza. Twelve residences, the x-02 side of buildings 4 to 7, are a smaller two-bedroom-plus-den plan.
Marquesa Royale has no fitness room, tennis court or clubhouse of its own, no ground-floor residence, no mail room on its recorded plans, no pets for tenants or guests, no rentals under 30 days and no required golf membership.
Marquesa Royale at Tiburón buyers work with McGreevy and Comisar because a purchase here turns on records a general agent rarely opens: the plan generation of the building, the floor, the recorded frontage, the FEMA letter, the milestone map and two estoppels. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Those are career numbers across Lee and Collier County, not a claim about one lane. 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 plan and floor your offer competes with, separate county from listing square footage, read FEMA’s letter for your building, budget the CDD line and both capital contributions, and read the reserve study with you inside the review period. That is the job we do.
Marc Comisar runs the buy side in the field: tours through the lane’s gate, inspections, contractor quotes and the walk-through. Jesse McGreevy runs the data, the documents and the association and club paperwork. Reach Marc at (239) 287-5873 or Jesse at (239) 898-6072, and read more on our about McGreevy and Comisar page.
The key takeaways for a Marquesa Royale at Tiburón buyer are the plan, the floor and the building, a thin market that trades in bursts, an equal 1/48 share of every association cost, two one-time charges at closing, a clean flood map and a reserve study you must request. The figures below carry their source and window.
We track the Marquesa Royale at Tiburón market for a buyer from two independent records: the Southwest Florida MLS for closings and listings, and Collier County’s recorded, DOR-qualified sales and 2026 preliminary roll for every residence back to WCI’s first closings in 2008. Each figure on this page names its window and source.
Data updated: September 2026 (Southwest Florida MLS Matrix, Tiburón development report, pulled September 18, 2026; Collier County Property Appraiser 2026 preliminary roll and recorded sales, files dated August 29, 2026)
In the last 12 months we tracked all five Marquesa Royale closings in the MLS, and each one matches a recorded Collier County deed at the identical price. We tracked every one of the twelve DOR-qualified resales in the 60-month county window the same way, and every one of WCI’s 48 first sales from 2008 to 2013.
Our rule is to read the first window that holds ten or more qualified sales. Twelve months at Marquesa Royale holds four qualified county sales, 24 months the same four and 36 months five, because nothing sold here from October 27, 2023 to January 21, 2026. The first window with ten or more is 60 months, which holds twelve.
We publish no McGreevy and Comisar purchase count for Marquesa Royale. The MLS pull behind this page recorded the count, range and median price per square foot, not the office on each closing, and a buyer needs the whole neighborhood’s record to judge a price, not a number about us. The whole record is what follows.
The same-plan and same-floor sales, the live competition, the full cost stack and the building’s flood and milestone records, assembled before you tour, so you can write a clean offer inside days.
The Marquesa Royale at Tiburón market is thin and split for buyers: five MLS closings in the twelve months to September 18, 2026 at a $2,450,000 median, three third-floor listings that day asking $2,350,000 to $3,150,000, and a 2026 record that includes both a $3,000,000 sale and the lowest qualified sale since 2022.
Data updated: September 2026 (Southwest Florida MLS Matrix, closings dated September 18, 2025 to September 18, 2026, pulled September 18, 2026; Collier County Property Appraiser sales file, files dated August 29, 2026)
County deed date | Building and residence | Floor | Plan and county size | Sale price | Per county sq ft |
|---|---|---|---|---|---|
January 22, 2026 | 5-101, 2538 Marquesa Royale Ln | 1 | Older three-bedroom plan, 2,917 | $2,825,000 | $968 |
January 23, 2026 | 6-301, 2542 Marquesa Royale Ln | 3 | Older three-bedroom plan, 2,917 | $3,000,000 | $1,028 |
January 27, 2026 | 1-202, 2555 Marquesa Royale Ln | 2 | 2012 plan, 2,917 county, 2,950 MLS | $2,450,000 | $840 |
April 27, 2026 | 8-101, 2550 Marquesa Royale Ln | 1 | 2012 plan, 2,917 county | $1,900,000 | $651 |
May 9, 2026 | 7-302, 2546 Marquesa Royale Ln | 3 | Smaller plan, 2,539 county, 2,767 MLS | $1,800,000 | $709 |
Window: the 12 months to September 18, 2026. Five sales, median $2,450,000, median $830.51 per MLS square foot, total $11,975,000 (our arithmetic). The county codes the $2,825,000 building 5 deed as not qualified, although it was an open-market MLS closing, so it counts in the MLS figures and not in the county’s qualified set. All five closed in fifteen weeks after a 27-month silence.
County sale date | Residence | Floor | Plan (county sq ft) | Deed price | Per county sq ft |
|---|---|---|---|---|---|
September 24, 2021 | 6-101 | 1 | Older three-bedroom, 2,917 | $1,550,000 | $531 |
October 26, 2021 | 6-301 | 3 | Older three-bedroom, 2,917 | $1,995,000 | $684 |
March 29, 2023 | 5-202 | 2 | Smaller, 2,539 | $1,975,000 | $778 |
April 7, 2023 | 5-102 | 1 | Smaller, 2,539 | $2,175,000 | $857 |
May 1, 2023 | 1-101 | 1 | 2012 plan, 2,917 | $2,500,000 | $857 |
June 8, 2023 | 3-202 | 2 | 2012 plan, 2,917 | $2,500,000 | $857 |
August 4, 2023 | 7-301 | 3 | Older three-bedroom, 2,917 | $2,900,000 | $994 |
October 26, 2023 | 1-301 | 3 | 2012 plan, 2,917 | $3,000,000 | $1,028 |
January 23, 2026 | 6-301 | 3 | Older three-bedroom, 2,917 | $3,000,000 | $1,028 |
January 27, 2026 | 1-202 | 2 | 2012 plan, 2,917 | $2,450,000 | $840 |
April 27, 2026 | 8-101 | 1 | 2012 plan, 2,917 | $1,900,000 | $651 |
May 9, 2026 | 7-302 | 3 | Smaller, 2,539 | $1,800,000 | $709 |
Window: the 60 months to May 9, 2026, the newest recorded sale, DOR-qualified resales only (Collier County Property Appraiser sales file). Twelve sales, median $2,312,500, total $27,745,000 (our arithmetic). None was a first sale from WCI, whose last Marquesa Royale deed was recorded in January 2013.
On September 18, 2026 the MLS showed three Marquesa Royale listings: the two third-floor residences of building 1, a 2012 building, asking $3,150,000 and $3,050,000 after 240 and 287 days on market, and a third-floor residence of the smaller plan in building 4 asking $2,350,000 after 100 days. Three listings against five closings a year is about 7.2 months of supply, close to Tiburón’s 7.5 (our arithmetic on the same pull).
The September 18, 2026 pull did not break out days on market or sale-to-list for Marquesa Royale’s own closings, so we give Tiburón’s: 32 closings at a median of 86 days on market and 93.84% of list. Applied to today’s three asks, that ratio points to about $2,205,000 to $2,956,000, our arithmetic, not a forecast.
Of the twelve qualified resales in the 60-month window, five closed under $2,000,000, two between $2,000,000 and $2,499,999, three between $2,500,000 and $2,999,999, and two at $3,000,000. Decide which plan, floor and band you are shopping before you tour, because at Marquesa Royale they are different markets.
Marquesa Royale at Tiburón residences have cost $1,800,000 to $3,000,000 in the last twelve months, and qualified resales since January 2022 put the third floor at a $2,950,000 median against $2,175,000 on the first. The plan decides the size, the floor decides most of the premium, and the building decides the outlook.
Data updated: September 2026 (Collier County Property Appraiser qualified resales since January 1, 2022, and 2026 preliminary roll; WCI Communities’ archived plan pages, 2006 to 2012; Southwest Florida MLS Matrix, pulled September 18, 2026)
Plan | Where it is | Residences | Bedrooms and baths (WCI) | County area | Area in MLS listings |
|---|---|---|---|---|---|
Residence 01, first generation | x-01 side of buildings 4, 5, 6 and 7 | 12 | 3 bedrooms plus den, 3.5 baths | 2,917 sq ft | not seen |
Residence 02, first generation | x-02 side of buildings 4, 5, 6 and 7 | 12 | 2 bedrooms plus den, 3 baths | 2,539 sq ft | 2,767 sq ft |
Residences 01 and 02, 2012 generation | Both sides of buildings 1, 2, 3 and 8 | 24 | 3 bedrooms plus den, 3.5 baths | 2,917 sq ft on all 24 | 2,950 sq ft |
WCI sold the 2012 residences at 2,930 and 2,950 air-conditioned square feet, and the county carries all 24 at 2,917, so a county price per foot on those buildings reads about 1% high against an MLS figure. On the smaller plan the listings carry 228 square feet more than the county, so a $1,800,000 sale is $709 per county square foot and about $651 per MLS square foot. Always ask which area a per-foot figure uses.
Qualified resales since January 1, 2022 ran a median of $857 per county square foot on three first-floor sales, $840 on three second-floor sales and $1,011 on four third-floor sales, and both $3,000,000 records were third-floor residences. The first residential floor still sits a full level above the parking, so its discount is about outlook and position, not access. The samples are small, so read them as direction.
On qualified resales since 2022 the x-01 stack’s median is $2,900,000 and $994 per county square foot on five sales, and the x-02 stack’s $2,175,000 and $840 on five, which mixes the smaller plan with the 2012 plan. The three smaller-plan resales in that stretch sold for $1,975,000, $2,175,000 and $1,800,000. In buildings 4 to 7 the x-02 side is a different, smaller home; in buildings 1, 2, 3 and 8 either side is the same home.
The building decides what is behind you. Buildings 1 to 4 back onto a golf strip with a mapped lake a few yards beyond, building 5 has golf land on two sides, buildings 6 and 7 back onto the main golf parcel, and building 8 backs onto the grounds of The Ritz-Carlton Golf Resort, Naples (Collier County parcel and footprint layers, measured September 25, 2026). No recorded sale set isolates a building premium, and no record names which course or hole a residence overlooks.
Collier County’s 2026 preliminary roll values every residence by plan and floor alone: $2,081,900 to $2,161,900 on the 2,917 square foot plan and $1,817,300 to $1,897,300 on the smaller plan, the same in every building. It adds $40,000 a floor, far less than buyers pay for height. An assessment is not a price.
WCI’s 24 first-phase deeds, recorded through its 2008 bankruptcy, had a $1,054,750 median; its 24 post-bankruptcy deeds of 2012 and early 2013 a $790,350 median. Resales climbed slowly to a $1,599,500 median in 2021, jumped to $2,500,000 on six sales in 2023, stopped entirely in 2024 and 2025, and ran $2,175,000 on four qualified sales in 2026 to May. Today’s buyer is buying a market that paused rather than fell.
With three listings, five closings a year and a $1,200,000 spread between the high and low sale, the buyer who knows the plan and floor before the right residence lists is the one who gets it. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; call Marc Comisar at (239) 287-5873 or read how we represent buyers in Southwest Florida. Selling a home to buy here? Get a free Marquesa Royale at Tiburón home valuation or call Jesse McGreevy direct at (239) 898-6072.
The steps to buy a home in Marquesa Royale at Tiburón are: read the building and unit number, price the full cost stack, write the offer, read the condominium documents inside the review period, file the association’s approval application, order both estoppels, inspect and insure with the building’s records, and close with both capital contributions paid.
A Marquesa Royale address has a street number, a building number and a unit number, such as 2543 Marquesa Royale Ln, 4-302. The building tells you the generation and plan pair, the first digit of the unit is the residential floor, and in buildings 4 to 7 a final 2 means the smaller plan. Every comparison starts there.
Ask for the condominium and master assessments from the seller’s statements, then add the $3,008.93 CDD line and $261.91 garbage line from the 2025 tax bill, your property tax at the new assessed value, your HO-6 policy and any flood policy you choose. Do it before you write, so the number you offer is the number you can carry.
Write to the plan’s and floor’s recorded sales, not the asking price, with an inspection period long enough for insurance quotes and a closing date that leaves room for the board’s approval period and both estoppels.
Florida’s condominium act entitles a resale buyer to the declaration, articles, bylaws and rules, the budget and financial information, and the structural integrity reserve study and any milestone inspection summary. You may cancel within the statutory review period after receiving them.
The declaration requires the board’s prior written approval of every sale, with notice at least 15 days before the transfer. The board acts within 15 days of complete information, and silence is approval (Sections 13.1 and 13.2). A complete application is the fastest one.
One estoppel comes from the Marquesa Royale association and one from the Tiburón master association. Each discloses what is owed on the residence, any special assessment levied or pending, and the capital contribution due from you at closing.
Bring FEMA’s 2012 letter, the building’s panel reading, its milestone year, the residence’s own shutter and window permits, and the association’s insurance declarations to your inspector and your insurance agent. The windows and glass are the owner’s to maintain here, so their age matters.
Quote an HO-6 policy on the interior finishes, fixtures and contents, with at least the $2,000 of loss-assessment coverage Florida law requires and more against the master policy’s hurricane deductible divided 48 ways, plus flood coverage if your lender asks or you choose it.
Pay both capital contributions, confirm your two assigned parking spaces and storage room against the association’s record, collect the gate access for the lane, and register any future guest or tenant with the association as its rules require.
Club membership at Marquesa Royale is optional: no Marquesa Royale document obliges an owner to join Tiburón Golf Club, and a resale buyer today is pointed to the Club’s current Membership Plan rather than bound by a recorded obligation. The clubhouse is about half a road mile away, the closest trip from any Tiburón neighborhood measured.
Data updated: September 2026 (Marquesa Royale declaration, OR 4383, Page 1538; Tiburon Estates master declaration, OR 2579, Page 364, and its 2011 amendment, OR 4716, Page 943; Tiburón Golf Club membership pages)
The only club clause in the Marquesa Royale declaration lets the association acquire “leaseholds, memberships, and other possessory or use interest in lands or facilities such as country clubs, golf courses, marinas” (Section 20). That is a power, not a duty, and no clause obliges an owner to join anything.
Section 17.3 of the 1999 Tiburon Estates master declaration obliged each initial purchaser from the developer to take a Signature Membership at closing and tells a resale purchaser to contact the Club, and a 2011 amendment locks that section against change without the Club’s recorded consent. WCI’s first Marquesa Royale buyers, 2008 to 2013, bought under that clause; a resale buyer inherits no membership automatically.
The Club sells resident-only Medallion and Signature memberships by application, Medallion with year-round golf and Signature with reduced summer golf. Members get golf on two Greg Norman courses, the clubhouse, fitness and spa access, dining and beach services. The Club publishes privileges, not prices, so no initiation or dues figure appears on this page; get the current terms in writing.
Parcels owned by the owner of The Ritz-Carlton Golf Resort, Naples share about 29% of the condominium’s boundary, and building 8 sits about two meters from that line. Owning a residence grants no resort privilege; resort amenities are open to residents through the Club or as paying guests.
A seller who wants you to take over a membership has to stay in good standing and follow the Club’s transfer procedure before closing. Whether a particular membership can pass to you is settled with the Club during the transaction, so raise it in the offer, not at the closing table.
A Marquesa Royale at Tiburón owner pays an equal 1/48 share of the condominium budget, the Tiburón master assessment, property tax, and a $3,008.93 Pelican Marsh CDD line and $261.91 garbage line on the 2025 county bill. Neither association publishes its assessment, so the two association figures come from the estoppels and budget.
Data updated: September 2026 (Collier County Tax Collector 2025 bills; Collier County Property Appraiser roll, tax years 2021 to 2025 certified; Pelican Marsh CDD fiscal 2026 assessments and July 15, 2026 minutes)
No association-published budget or assessment figure for Marquesa Royale was found in any public record: budgets are not recorded, and listing pages show agent-typed fee figures that do not agree with each other, so we do not repeat them. The declaration fixes the split: every residence owns 1/48 of the common elements and pays 1/48 of the common expenses, whatever its plan (Sections 7.1 and 21).
The association maintains the structure, roofs, exterior walls, painting, waterproofing and caulking, the eight elevators, the trash chutes and rooms, the parking levels and storage rooms, the loggia structures, the lane, entrance and gate, the landscaping, the pool, deck, fountain and pavilion, and the 2011 sewer force main and drainage easements across golf land. The declaration also makes bulk basic cable and water and sewer service to the residences common expenses (Section 4.9).
Section 25 of the declaration makes every owner a member of Tiburon Estates Homeowner’s Association, Inc. and “required to pay assessments” to it. The master association does not publish its assessment; the figure is on the master estoppel certificate.
The District’s line on the 2025 tax bill is $3,008.93 on every Marquesa Royale residence: an operations and maintenance assessment of $1,725 for fiscal 2026 and, by our arithmetic, about $1,284 of Series 2022 debt service. The bonds retire after the final payment in May 2031, according to the District Manager’s July 15, 2026 report; the operations line continues. No Marquesa Royale residence shows a lower line, so none appears to have prepaid its bond share.
Every Marquesa Royale tax bill carries a District 1 residential garbage line of $261.91 on the 2025 bill. With the CDD line, the non-ad valorem total is $3,270.84 on every residence.
Layer | Who levies it | Published amount | Where to find it for a specific residence |
|---|---|---|---|
Condominium assessment | Marquesa Royale at Tiburon Condominium Association, Inc. | Not published; equal 1/48 share | Adopted budget; condominium estoppel |
Tiburón master assessment | Tiburon Estates Homeowner’s Association, Inc. | Not published | Master estoppel |
Pelican Marsh CDD, operations | Pelican Marsh CDD | $1,725 (fiscal 2026) | County tax bill |
Pelican Marsh CDD, Series 2022 debt | Pelican Marsh CDD | About $1,284 on the 2025 bill; final payment May 2031 | County tax bill |
County garbage | Collier County | $261.91 (2025 bill) | County tax bill |
Property tax | Collier County taxing authorities | Median $17,275.41 ad valorem, 2026 preliminary roll | Your own bill after purchase |
Club dues | Tiburón Golf Club, only if you join | Not published by the Club | The Club, in writing |
The table excludes your HO-6 policy and any flood policy.
Read the structural integrity reserve study and the current budget first, then the insurance declarations, then the declaration with the amendment that added your building. Florida Statutes 718.503 entitles a resale buyer to the condominium documents, and Marquesa Royale’s study, budget and reserves are not public, so the package is the only place to see them.
Section 718.112 requires a structural integrity reserve study for each building of three or more habitable stories, and an association that existed on July 1, 2022 had to complete its first by December 31, 2025. Whether Marquesa Royale’s association completed its study, and what it found, is not published here; read the study, its date and its reserve schedule, with the roof and elevator lines, inside your review period.
For budgets adopted on or after December 31, 2024, reserves for study items can no longer be waived or reduced, which overrides the reserve-waiver language in Marquesa Royale’s 2008 bylaws. Compare the budget with the assessment you were quoted, and ask whether any loan, line of credit or special assessment funds the reserves.
Marquesa Royale is governed by WCI’s 2008 declaration, never restated, with nine developer amendments that added the buildings one at a time and five owner instruments since. For buildings 1 and 8, the three 2017 corrective amendments are the drawings that locate the residence. Read the leasing, pets, flooring, parking and insurance sections before you write.
Section 720.401 of the Florida Statutes does not apply to associations regulated under Chapter 718, which the Marquesa Royale association is, while the Tiburón master association is a homeowners association with its own estoppel under Section 720.30851. Your closing agent or attorney confirms which disclosures apply to your contract. This is information, not legal advice.
The statutory review period excludes weekends and legal holidays and runs from when you have both signed and received the documents. We read them with you inside that window, not after it.
Collier County’s milestone map shows every Marquesa Royale building as not due, with first inspections from 2038 to 2042 on the 30-year schedule, and its permit reports from January 2024 to July 2026 show association spending on fire alarms and mechanical work, with no roof, window, concrete or elevator program in that window.
Data updated: September 2026 (Collier County Milestone Map, queried September 25, 2026; Collier County milestone buildings by year, as of January 2026; Collier County monthly building permit reports, January 2024 to July 2026)
Building | Address | Generation | Certificate of occupancy | First milestone inspection |
|---|---|---|---|---|
1 | 2555 Marquesa Royale Ln | 2012 | December 13, 2012 | 2042 |
2 | 2551 Marquesa Royale Ln | 2012 | November 20, 2012 | 2042 |
3 | 2547 Marquesa Royale Ln | 2012 | May 31, 2012 | 2042 |
4 | 2543 Marquesa Royale Ln | 2008 | December 4, 2008 | 2038 |
5 | 2538 Marquesa Royale Ln | 2008 | August 1, 2008 | Not published here |
6 | 2542 Marquesa Royale Ln | 2008 | December 3, 2008 | 2038 |
7 | 2546 Marquesa Royale Ln | 2009 | June 18, 2009 | 2039 |
8 | 2550 Marquesa Royale Ln | 2012 | December 21, 2012 | 2042 |
Every record reads “Not Due.” Seven of the eight years are the certificate-of-occupancy year plus 30.
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 option within three miles of salt water. The county’s three-mile line clips the western tip of the Marquesa Royale tract and the gate, but every building point sits just outside it, by about 7 to 69 meters, and the county has placed the buildings on 30-year dates.
The county’s map shows a year for building 5 that matches neither the 30-year nor the 25-year rule for its August 1, 2008 certificate of occupancy. We treat it as a county data error and publish no year; by the rule the other 2008 buildings follow it would be 2038, and the association’s county notice settles it.
The association’s permits from January 2024 to July 2026 are fire-alarm work at building 1 in 2024, new fire-alarm communicators at all eight buildings in September 2024, fire-alarm panel replacement in six buildings in June 2025, about $48,100 declared in total, three building mechanical permits in March 2025, and electrical work at the pool and the gate. The Clerk’s index adds fire-alarm panel notices in 2019 and 2021.
No roof permit at any Marquesa Royale address appears in the 31 months of reports we read, and no roof notice of commencement appears in the Clerk’s index since 2008. The roofs are 14 to 18 years old; their condition and remaining life are set out in the reserve study. No window, concrete, structural or elevator permit by the association appears either.
The same reports list 15 owner entries at 14 residences, including three full remodels declared at $150,000, $150,000 and $255,000, three shutter or storm-protection permits at $34,092.99 to $37,890, four air-conditioning permits and two radon mitigation permits.
You check flood zone and insurance for a Marquesa Royale condo against FEMA panel 12021C0194J, effective February 8, 2024, where all eight buildings sit in Zone X, then read FEMA’s 2012 letter removing the whole condominium, and price the association’s master policy and your own HO-6 before you go firm.
Data updated: September 2026 (FEMA National Flood Hazard Layer, panel 12021C0194J, read September 24 and 25, 2026; FEMA preliminary panel 12021C0194K; FEMA LOMA 12-04-4196A; USGS 3DEP lidar; Collier County 2026 Flood Protection Newsletter)
Building | Address | Zone at the building point | Footprint | Lidar ground (ft NAVD88) |
|---|---|---|---|---|
1 | 2555 | X | X; lake-bank sliver beyond the parcel touches AE | 13.73 to 13.81 |
2 | 2551 | X | X; lake-bank sliver beyond the parcel touches AE | 13.65 |
3 | 2547 | X | X; lake-bank sliver beyond the parcel touches AE | 13.37 |
4 | 2543 | X | X, 0.2% annual chance edge | 13.53 |
5 | 2538 | X | X, 0.2% annual chance edge | 14.18 |
6 | 2542 | X | Wholly X | 13.52 |
7 | 2546 | X | Wholly X | 14.35 |
8 | 2550 | X | Wholly X | 13.98 |
The recorded condominium parcel contains no high-risk zone at all; the AE contact under buildings 1, 2 and 3 falls where the county’s traced footprints extend beyond the parcel line over a golf lake. The accurate description is “Zone X, beside a golf lake mapped as Zone AE.”
On May 17, 2012 FEMA’s Letter of Map Amendment 12-04-4196A removed “Marquesa Royale at Tiburon, a Condominium (all units inclusive)” from the Special Flood Hazard Area to Zone X (shaded), with a base flood elevation of 11.0 feet and a lowest lot elevation of 12.8 feet NAVD88, from a ponding source. On today’s map the whole parcel reads Zone X without it, so the letter is a safeguard to hand a lender rather than the thing holding the buildings out.
No Marquesa Royale building is in the high-risk zone on the effective map, so the federal mandatory purchase requirement does not apply by map. A lender may still require flood coverage, and the 2012 letter says so: “the lender has the option to continue the flood insurance requirement.” Your lender’s flood zone determination for the residence decides.
FEMA’s preliminary panel 12021C0194K, issued March 20, 2025 and not in effect, keeps every Marquesa Royale building point in Zone X; small new Zone AH patches touch the edges of building 3 (1.8% of its footprint) and building 4 (0.6%). A revised countywide map entered its appeal period on August 19, 2026 and is targeted for summer 2027. Until it takes effect, the 2024 map governs.
The association insures the buildings under Section 718.111(11), and your HO-6 covers interior finishes, fixtures and contents. A hurricane deductible on the master policy is a common expense, shared 1/48 per residence whatever its size, so take the deductible from the declarations page, divide by 48 and set your loss-assessment limit above the result. Section 627.714 requires at least $2,000 of loss-assessment coverage.
A standard HO-6 excludes flood, and whether the association carries a building flood policy is in its insurance declarations. Citizens’ flood-purchase requirement does not apply to condominium unit-owner policies, and a unit whose dwelling and contents replacement cost is $700,000 or more is not eligible for Citizens; a residence remodelled at today’s declared scale can approach that line.
Collier County holds a Community Rating System Class 5 rating, worth a 25% discount on eligible NFIP premiums, and FEMA applies the discount to Regular Program policies outside the high-risk zone too, so a Zone X policy at Marquesa Royale earns it.
At Marquesa Royale the windows and glass are the owner’s to maintain, and shutters on any window, sliding door or screened loggia need the board’s prior written consent under the board’s shutter specifications (Rules A.3 and A.21). Opening protection varies residence by residence, so bring the residence’s permits and product approvals to your wind-mitigation inspection.
Collier County’s layers place Marquesa Royale in Hurricane Evacuation Zone C, outside the Coastal High Hazard Area, with a Risk Category II design wind speed of 162 mph from a layer digitized from an earlier code edition. All eight buildings were standing for Irma in 2017 and Ian in 2022, and no Marquesa Royale storm-damage record was found in the court, permit and news records reviewed; the association’s minutes would say for certain.
Property taxes after you buy at Marquesa Royale start from Collier County’s assessed value, not the seller’s bill. The 2026 preliminary roll puts the median ad valorem tax at $17,275.41 at 9.4020 mills, and the 2025 certified bills ran $11,571.93 to $23,821.41 with the $3,270.84 of District and garbage lines included.
Data updated: September 2026 (Collier County Property Appraiser roll, tax years 2021 to 2025 certified and 2026 preliminary)
Florida’s Save Our Homes cap holds down the taxable value of a long-held homestead, and a sale resets it. Two third-floor residences with the same $2,161,900 just value paid $11,571.93 and $23,821.41 on the 2025 bill, the first homesteaded and the second not. A homesteaded seller’s bill tells you little about yours.
At the 2026 preliminary millage of 9.4020, each $1,000,000 of taxable value carries about $9,402 of ad valorem tax, before the District and garbage lines (our arithmetic). Your taxable value is set by the county after purchase, and preliminary figures change when the roll is certified.
Eleven residences pay under $12,000 in 2026 preliminary ad valorem tax, and all eleven are homesteaded. The median total bill has risen from $14,996 in 2021 to $20,363 in 2025 as county values rose 85% from 2021 to 2024 and then held.
If Marquesa Royale becomes your permanent Florida residence, apply for the homestead exemption with the Collier County Property Appraiser by the statutory deadline. Twenty-three of the 48 residences, 47.9%, carry one on the 2026 preliminary roll. The exemption does not change the CDD line.
The Marquesa Royale rules that decide fit are WCI’s recorded 2008 declaration and rules, unchanged on leasing, pets and occupancy: two household pets for owners and none for tenants or guests, leases of 30 days to one year and no more than four a year, board approval of every sale and lease, and limits on floors, shutters, vehicles and grills.
Owners may keep “no more than two commonly accepted household pets such as a dog or cat and no more than 2 caged birds, and a reasonable number of tropical fish” (Rule A.5), leashed or carried on common property. The record sets no breed list and no weight limit, a nuisance pet must go within four days of written notice, and “tenants and guests shall not be permitted to have pets” (Section 12.6). Assistance-animal law sits outside these rules.
Only whole residences may be leased, for no less than 30 consecutive days and no longer than one year, no more than four times a calendar year, each with the board’s prior written approval and every tenant registered (Section 13.1.2; Rule A.7). No new-owner waiting period is recorded, but the board may make leasing more restrictive, so ask for any leasing resolution before contract.
Each residence has “the exclusive use of two assigned parking spaces under building in which the Unit is located” and an assigned storage area, both limited common elements exchanged only through the association (Sections 12.5.1 and 12.5.2). Passenger cars, SUVs, mini-trucks, vans and street-legal motorcycles that fit a garage space are allowed; commercial vehicles, trucks, campers, motor homes, trailers and boats are not (Rule A.1). No guest spaces are labelled on the plans.
Grills are allowed only in areas the board designates, “if any,” and never on screened terraces or balconies (Rule A.11). Nothing may be affixed or displayed visible from outside a residence without board consent, window coverings must be white or off-white or so lined, and one portable American flag is allowed (Rules A.2 and A.3).
Hard-surface flooring needs the board’s prior written approval and an approved sound underlayment with perimeter isolation, inspected before the finish floor goes down (Section 6.3.3; Rule B.13). Contractors work Monday to Saturday, 8 a.m. to 5 p.m., licensed and carrying at least $250,000 per occurrence and $500,000 aggregate liability. The owner of both residences on one floor may join them with board approval (Section 6.5).
One family per residence; permanent occupants no more than two per bedroom, and overnight occupants no more than two per bedroom plus two. Guests may stay in the owner’s absence twice a calendar year for up to 14 days each, registered on arrival (Section 12.3; Rule A.7). Timeshare and vacation-club use is barred, and the association holds a pass key to each residence.
The board approves every sale, may disapprove only for cause, and if an owner demands it after disapproval must furnish an alternate purchaser or buy the residence, closing within 60 days (Section 13.2). No sale to a group planning to split occupancy by period is approved, and no residence may be sold at auction anywhere in Tiburon Estates (Sections 13.1.3 and 14.5).
Marquesa Royale at Tiburón and Esperanza at Tiburón are the two WCI condominiums built on the same 2012 floor plans. Choose Marquesa Royale for its own gated lane and pool beside the clubhouse and resort and a whole-condominium Zone X record; choose Esperanza for newer buildings and about 12% to 14% less per foot.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 18, 2026; Collier County Property Appraiser roll, tax year 2026 preliminary, and sales file; Collier County Tax Collector 2025 bills; FEMA National Flood Hazard Layer, panel 12021C0194J; Collier County Milestone Map)
Question | Marquesa Royale at Tiburón | Esperanza at Tiburón |
|---|---|---|
Residences and buildings | 48 in 8 | 90 in 15 (two condominiums, 42 and 48) |
Years built | 2008 to 2009 and 2012 | 2013 to 2015 |
Floor plans | 2012 plans in buildings 1, 2, 3 and 8; an older 2,917 plan and a 2,539 two-bedroom-plus-den plan in buildings 4 to 7 | Residence 01, 2,930 sq ft, and Residence 02, 2,950 sq ft, on all 90 |
Street and gate | Private lane behind its own gated entrance off Tiburon Drive, outside Tiburón’s staffed gatehouse | Fronts Tiburon Blvd E inside Tiburón’s gated entry |
Pool and amenities | Its own pool, deck, pavilion and fountain for 48 homes | Shared pools, spas and cabana with Ventanas, 172 homes |
Associations below the master | One | Two: its condominium association and the Tiburon Mid-Rise association |
Road miles to the clubhouse | About 0.5 | 0.8 to 1.1 |
12-month MLS closings | 5, median $2,450,000, $830.51 per sq ft | 4, median $2,150,000, $731.36 per sq ft |
Qualified resales since January 2022 | 10, median $2,475,000, $857 per county sq ft | 17, median $2,200,000, $751 per county sq ft |
Actives, September 18, 2026 | 3 | 0 |
Flood, panel 12021C0194J | All 8 buildings Zone X; 2012 LOMA removed the whole condominium | 12 of 15 footprints touch Zone AH or AE; buildings 14 and 15 wholly Zone X |
First milestone inspections | 2038 to 2042 | 2043 to 2045 |
Pelican Marsh CDD line, 2025 bill | $3,008.93 | $2,943.07 (I); $3,221.66 (II) |
Leasing | 30 days to one year, four a calendar year | 30-day minimum, three a year; Esperanza II adds a 36-month wait for new owners |
Tenant pets | Not allowed | Allowed (I); not allowed (II) |
Homesteaded | 47.9% | 57.8% |
Choose Marquesa Royale if you want the shortest trip in Tiburón to the clubhouse and The Ritz-Carlton Golf Resort, a private gated lane and a pool for 48 households, one association below the master instead of two, a condominium entirely outside the high-risk flood zone on both FEMA maps, or the only two-bedroom-plus-den plan in either neighborhood. Choose Esperanza at Tiburón if you want the newest construction, later milestone dates and the same WCI plan for about 12% to 14% less per foot.
The 2026 preliminary roll shows Marquesa Royale 29% to 37% above Esperanza, but that is a timing artifact: the county held Marquesa Royale flat for three rolls because nothing sold here in 2024 or 2025, and cut Esperanza 16% to 17%. Recorded resales since 2022 put the real premium at about 12.5% on price and 14.1% per square foot, largest on the third floor at about 32%, and only about 1.2% and 5.9% on the four 2026 sales each.
Ventanas at Tiburón is 82 residences in three five-storey buildings of 2002 with lobbies and shared corridors, at a twelve-month MLS median of $902,500 and $530.72 a foot. It shares the Mid-Rise amenities with Esperanza, and its first milestone year on the county map is 2032.
We find you the right Marquesa Royale residence by matching your budget to a plan, a floor and a building, watching a condominium of five closings a year so you hear about a listing the day it appears, touring through the lane’s gate with the building’s flood and milestone record in hand, and having the documents ready before you write.
Your budget buys a plan, a floor and a frontage. We show you what each has actually sold for, so you know whether your number buys a third-floor three-bedroom residence over the golf lake or a first-floor residence beside the resort grounds, and what the difference means for resale.
The right residence may list once in a year or two; 18 of the 48 have never resold since WCI’s first sale. We keep your criteria on file and alert you when a Marquesa Royale residence comes to market, and when an Esperanza residence does, because most Marquesa Royale buyers weigh both.
Some Marquesa Royale owners prefer a quiet sale, and 37.5% of them mail their tax bills outside Florida. We work the North Naples golf-condominium market every week, hear about residences before they reach the MLS, and tell you when one fits.
Every showing passes the lane’s own gate and is registered in advance. On tour, check the loggia outlook, the windows and shutters you will own, the air conditioner’s age and the two parking spaces and storage room that convey.
Ask Marc at (239) 287-5873 to set up a saved search for Marquesa Royale and Esperanza, 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 Marquesa Royale at partner level, with the same-plan and same-floor sales in hand, the residence’s windows, air conditioning and finishes priced from the inspection, the insurance cost set before you go firm, and the reserve study, budget and both estoppels read before your deposit is at risk.
A list price above the plan’s and floor’s recorded sales has to show why, with renovation, outlook or position. If it cannot, we write to the sales. The two building 1 listings, asking above the $3,000,000 record, had waited 240 and 287 days on September 18, 2026, which is the market’s own evidence of how Marquesa Royale treats a price above its sales.
A seller may point to the county’s $2,161,900 third-floor value or a buyer to the 29% to 37% gap with Esperanza. Neither is a price: the 2026 qualified sales closed from 0.91 to 1.39 times county value. We negotiate from the recorded sales.
The condominium review period, the inspection period, the financing terms and the board’s approval period give you defined exits. We sequence them so your deposit is not at risk before you have read the reserve study, the budget and both estoppels.
Closing costs when you buy at Marquesa Royale include the condominium capital contribution of one quarterly assessment, the master association’s contribution of one quarter of its annual assessment, any association transfer fee, and, by Collier County custom, the owner’s title policy and settlement fee, plus your lender’s charges, prepaid insurance and prorations.
Data updated: September 2026 (Marquesa Royale declaration amendment, OR 6206, Page 1117, 2023; Tiburón master amendment, OR 6149, Page 45, 2022; declaration Section 13.2)
One-time charge | Paid to | Recorded rule | Where the amount appears |
|---|---|---|---|
Capital Contribution Assessment | Marquesa Royale association | One quarterly condominium assessment, set by board resolution (Section 19.1.1) | Condominium estoppel |
Capital Contribution Assessment | Tiburón master association | One quarter of the annual master Common Assessment | Master estoppel |
Transfer fee on approval | Marquesa Royale association | Up to the Chapter 718 maximum, or $100 if the statute states none (Section 13.2) | Approval application |
The recorded documents put both capital contributions on the buyer; the contract can move who pays. The condominium contribution funds an account “for deferred maintenance, capital expenditures, and other operating expenses,” and it builds with every resale.
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. WCI recorded a special amendment in 2012 to meet Fannie Mae’s underwriting requirements, but whether the condominium carries a current federal project approval was not established from a public source, so ask your lender to check.
By custom the seller pays the documentary stamp tax on the deed at $0.70 per $100, $17,150 at the $2,450,000 median (our arithmetic), and any unpaid assessments on the estoppels. Those appear on the seller’s side of the closing statement.
Buyer’s agent compensation at Marquesa Royale at Tiburón in 2026 follows the NAR settlement rules in force since August 17, 2024: you sign a written agreement with your agent before touring, offers of compensation cannot be advertised in the MLS, and every commission is negotiable and not set by law.
Before we tour a Marquesa Royale 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-plan and same-floor sales, the areas reconciled, the full cost stack, the flood letter, the document review inside the statutory period, both estoppels read, the approval filed on time, and a closing that lands on schedule.
Life around Marquesa Royale at Tiburón runs through a private lane of 48 households, its own pool and pavilion, the Tiburón clubhouse and The Ritz-Carlton Golf Resort under half a road mile away, and golf land on about 57% of the boundary. The zoned public schools are Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High.
Data updated: September 2026 (Collier County Public Schools zoning tool, checked September 25, 2026; Collier County parcel, address and solid-waste layers; OSRM public router, measured September 25, 2026)
The lane runs about 1,060 feet from its gate at 2565 Marquesa Royale Ln to building 5 at the far end. The pool at 2539 sits beside building 4 with a pavilion of about 1,020 square feet, and the association may lease the pool deck to an owner for a private gathering (Section 12.7). The recorded pool rules are few: earphones for audio and no climbing, jumping or diving from the fountain (Rules A.10 and A.23).
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 59 Marquesa Royale address records returned the same three schools for 2026-27 and 2025-26 in the district’s zoning tool. Confirm any specific address with Collier County Public Schools; zoning is set annually.
The neighbors are a golf course and a resort, not developers. Collier County’s planning layer shows no project within about half a mile dated after 2021, the declaration caps the property at 48 units, and the resort’s two recent files, a ballroom expansion and a pool and pool bar addition, are complete.
Water and sewer come from the Collier County Water-Sewer District as a common expense, electricity from Florida Power and Light, and basic cable through the bulk contract. Each floor has a trash chute, and the county collects garbage Tuesday and Friday.
Destination | From mid-lane (road miles, free-flow) |
|---|---|
Tiburón clubhouse, 2620 Tiburon Dr | 0.5 mi, 2 min |
NCH North Hospital | 3.3 mi, 7 min |
Mercato | 3.5 mi, 8 min |
I-75 Exit 111 | 3.6 mi, 8 min |
Vanderbilt Beach | 4.4 mi, 10 min |
Waterside Shops | 5.9 mi, 11 min |
Naples Pier | 11.1 mi, 22 min |
Southwest Florida International Airport | 23.2 mi, 31 min |
Free-flow minutes are a floor, not an expected trip time; allow materially longer from January to April.
You get a personalized Marquesa Royale 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 plan’s and floor’s sales, walk through the full cost stack and the club question, and set up alerts for Marquesa Royale and Esperanza.
Your budget against the same-plan and same-floor sales, which building and frontage fit you, the full cost stack, the club question, the flood and insurance picture, the rules 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 Marquesa Royale, we sequence both sides with one calendar. Owners elsewhere in the community can read selling a Tiburón home, and buyers weighing the whole community can start with buying a home in Tiburón.
McGreevy and Comisar are a top-reviewed buyer’s team on Google, and the quotes below are genuine five-star client reviews reproduced in each reviewer’s own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ “Jesse listened to what we were looking for and found us exactly what we wanted. Jesse was always available to answer any questions and helped us through the entire process.” Andrew Capriglione, verified Google review
★★★★★ “Marc’s knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Christopher Dietz, verified Google review
★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.” Evie Darnell, verified Google review
A Marquesa Royale specialist matters when you buy because the price turns on plan, floor and frontage rather than the address, the county, WCI and the MLS each measure the residences differently, the club question lives in a master declaration, and the reserve study, estoppels and approval window decide whether a contract closes on time.
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 off Esperanza without the floor premium, confuse the smaller x-02 plan with a three-bedroom residence, mix county and listing square footage, or let the reserve study surface after the review period. 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 Marquesa Royale at Tiburón, answered from the recorded declaration and amendments, the Collier County roll and sales file, FEMA’s map and letter, the Pelican Marsh CDD line on the county bill and the Southwest Florida MLS, each with its window and source.
A Chapter 718 condominium of 48 residences in eight buildings on a private gated lane, Marquesa Royale Ln, inside Tiburón in North Naples, ZIP 34109, built by WCI Communities from 2008 to 2012. Each building has three residential floors of two residences over ground-level parking.
The last twelve months of MLS closings ran $1,800,000 to $3,000,000 at a $2,450,000 median. The twelve qualified county resales in the 60 months to May 2026 had a $2,312,500 median.
Three were listed on September 18, 2026, asking $2,350,000 to $3,150,000, all on third floors. Ask Marc at (239) 287-5873 for the current list and alerts.
A median of $830.51 per MLS square foot on the five closings in the twelve months to September 18, 2026, and $857 per county square foot on the ten qualified resales since January 2022. The county and the MLS use different areas, so name the source.
The county carries 2,917 square feet on every x-01 residence and on both sides of the 2012 buildings, and 2,539 on the x-02 side of buildings 4 to 7. WCI sold the 2012 residences at 2,930 and 2,950 air-conditioned square feet, and listings show 2,950 and 2,767.
Thirty-six are three bedrooms plus a den with three and a half baths. The twelve x-02 residences of buildings 4 to 7 were sold as two bedrooms plus a den with three baths, and listings often count the den as a bedroom.
Partly. Buildings 1, 2, 3 and 8 carry the plans WCI later repeated at Esperanza; buildings 4 to 7 carry an older pair, including a smaller plan Esperanza never had. The building form and elevator arrangement are the same.
No. Each building has one shared elevator, a common element the association maintains, whose doors open into each residence’s own vestibule. Two residences share each landing.
Two assigned spaces under the residence’s own building and an assigned storage room, limited common elements that can be exchanged only through the association. Confirm the assignment before closing.
Yes. The lane has its own gated entrance off Tiburon Drive, owned and maintained by the association, outside Tiburón’s staffed gatehouse. Ask the association how residents, guests and vendors are admitted.
No Marquesa Royale document requires it. The master declaration tied a Signature Membership to WCI’s first sales and points resale buyers to the Club’s current Membership Plan.
Neither the Marquesa Royale association nor the Tiburón master association publishes its assessment. Every residence pays 1/48 of the condominium budget, and the current amounts are in the budget and on the estoppels.
The 2025 tax bill carries a Pelican Marsh line of $3,008.93 on every residence, about $1,725 of operations and about $1,284 of Series 2022 debt by our arithmetic, plus a $261.91 garbage line.
A condominium capital contribution equal to one quarterly assessment, the master association’s one quarter of its annual assessment, any approval transfer fee, and by Collier County custom the owner’s title policy, plus lender, insurance and proration items.
By Collier County custom the buyer usually chooses the closing agent and pays the owner’s title policy, the reverse of the Lee County custom. The contract controls.
Yes. Every sale needs the board’s prior written approval; the board acts within 15 days of complete information, and silence is approval (Section 13.2).
Florida Statutes 718.503 gives a resale buyer a cancellation right for a set period after signing and receiving the documents, excluding weekends and legal holidays. Your closing agent confirms the period on your contract form.
Its first study was due by December 31, 2025. The study, its findings and the reserve schedule are not published here; read them in the association’s records during the review period.
In 2038 for buildings 4 and 6, 2039 for building 7 and 2042 for buildings 1, 2, 3 and 8 on Collier County’s map; building 5’s year is not published here because the county’s entry does not match its certificate of occupancy.
No roof permit appears in the county’s reports from January 2024 to July 2026 or in the Clerk’s index since 2008. Roof condition is in the reserve study.
No high-risk zone. All eight buildings are Zone X on FEMA panel 12021C0194J, effective February 8, 2024, and FEMA’s 2012 letter 12-04-4196A removed the whole condominium from the Special Flood Hazard Area.
Not by map, but a lender may still require it, and a standard HO-6 excludes flood. Collier County’s CRS Class 5 discount applies to eligible Zone X policies too.
An HO-6 on interior finishes, fixtures and contents, with at least $2,000 of loss-assessment coverage under Florida law and more against the master policy’s hurricane deductible divided 48 ways.
The owner. The declaration puts screens, screened terraces, windows and glass and the entry door on the owner, and shutters need the board’s consent under its specifications.
Yes, whole residences for 30 days to one year, no more than four leases a calendar year, each approved by the board. Tenants and guests may not keep pets.
Owners may keep two household pets such as a dog or cat, two caged birds and tropical fish, with no breed or weight limit in the record.
No. No age restriction appears in any recorded instrument, and the rules provide for children under 16.
Yes, with the board’s prior written approval and an approved sound underlayment with perimeter isolation, inspected before the finish floor goes down.
Nothing in the recorded documents bars it, and every transfer needs board approval in the usual way; fourteen owner lines on the 2026 roll name a trust. Talk to your title agent and lender first.
The 2026 preliminary median ad valorem tax is $17,275.41 at 9.4020 mills, and your assessment resets after purchase. The CDD and garbage lines ride on the same bill.
Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High for 2026-27, for every Marquesa Royale address in the district’s zoning tool.
Yes. Since August 17, 2024, a written agreement with your agent is required before touring, and every commission is negotiable.
Marquesa Royale’s recorded resales since 2022 run about 12.5% above Esperanza on price and 14.1% per foot, for its own lane, pool and gate, the shortest clubhouse trip and a Zone X map; Esperanza’s buildings are newer.
Decide your plan, floor and budget, price the full cost stack with the CDD line, and call Marc Comisar at (239) 287-5873 for the current listings, the same-plan sales and alerts for Marquesa Royale and Esperanza.
Every Marquesa Royale at Tiburón figure on this page traces to a primary source below, as of September 30, 2026: recorded Collier County instruments, the Florida Division of Corporations, the Pelican Marsh CDD, state statutes, FEMA and federal records, Collier County and its schools, WCI’s archived pages and the Southwest Florida MLS. No listing portal or competing brokerage is cited.
Every row below links the authority that publishes the document, so a Marquesa Royale at Tiburón buyer always opens the official, current copy. Clerk images are non-certified copies, and one declaration governs all 48 residences, read together with the amendment that added each building and the 2023 capital contribution amendment. We host nothing ourselves.
Document | What it tells a Marquesa Royale buyer | Official authority |
|---|---|---|
Declaration of Condominium, OR 4383, Page 1538, with articles, plot plan, bylaws and rules | Every rule on this page: plans, parking, storage, elevator, leasing, pets, approval, maintenance, floors, shutters | |
Eighth Amendment, OR 4867, Page 207 | Submits buildings 1 and 8, completing the 48 residences | |
Fourth Amendment, OR 4740, Page 913 | Revised drawings and the Tract A legal description | |
Capital Contribution amendment, OR 6206, Page 1117 | The one-time condominium charge on each buyer | |
Master Capital Contribution amendment, OR 6149, Page 45 | The one-time master charge on each buyer | |
Rules amendment, OR 5706, Page 1490 | Rule A.23 on the pool fountain | |
Utility and drainage easements, OR 4698, Pages 3387 and 3391 | The sewer and drainage lines the association maintains across golf land | |
Letter of Map Amendment 12-04-4196A | Removal of the whole condominium from the high-risk flood zone | |
Milestone buildings by year, January 2026 | Each building’s certificate of occupancy date | |
Pelican Marsh CDD fiscal 2026 adopted budget | The $1,725 operations assessment on your tax bill | |
Pelican Marsh CDD fiscal 2027 adopted budget | The District’s budget for the year ahead | |
NFIP summary of coverage, residential condominium buildings | How an association flood policy works | |
Florida Statutes 718.503, disclosure prior to sale | The documents you receive and your cancellation right | |
Marquesa Royale association corporate record, N08000006580 | Filings and annual reports of the association |
McGreevy and Comisar represent buyers across Southwest Florida from an office in Bonita Springs, and Marquesa Royale at Tiburón sits inside the North Naples golf-condominium market they work every week. The first conversation costs nothing, and in a condominium this thin and this varied, 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.