Updated September 2026
Fifty-six detached pool homes on the Black Course, five sales a year and a flood record that changes lot by lot. We match your budget to a lot and a plan, price the cost stack with no CDD line and read the FEMA letter for the home you want. Or call Marc at (239) 287-5873.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Buying a home in Marsala at Tiburón means buying one of 56 detached pool homes on Marsala Way, Naples FL 34109, the only Tiburón neighborhood east of Livingston Road, under a Chapter 720 homeowners association, outside the Pelican Marsh CDD, with a lot-by-lot flood record to read. Five sold in the last year at a $3,500,000 median.
The full record of the neighborhood, the recorded declaration and its fifteen amendments, the four WCI plans, the flood letters and the permit history, is on our Marsala 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 Marsala at Tiburón homes or start with a free Marsala at Tiburón home valuation. Call Marc Comisar at (239) 287-5873 to talk through a specific home.
If you are searching for the best buyer’s agent for Marsala 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 moving up to a detached golf home, including in Tiburón, Pelican Marsh and the North Naples corridor, our team provides honest market guidance, pre-market awareness, partner-level negotiation and a clear plan to help you buy confidently.
Marsala is a platted neighborhood of detached single-family homes, not a condominium: its association was formed “under Chapters 617 and 720, Florida Statutes,” and each owner holds a platted lot on Plat Book 47, Pages 11 to 14. Every home is on Marsala Way, a private association street with two cul-de-sacs. If you are comparing teams before you tour, our guide to the best real estate agents in Naples sets them side by side on the public record.
Marsala has its own gated entrance on Livingston Road, not behind Tiburón’s staffed gatehouse, and the association owns the gate, the street and the entry. Its recorded declaration places it outside the Pelican Marsh Community Development District, so a Marsala tax bill carries the county’s solid-waste charge and no District line at all.
Marsala has no neighborhood pool, clubhouse, tennis court or fitness room, no mandatory club membership, no buyer-approval process and no vacant lot left to build on. The recreation is your own pool, 55 of the 56 homes have one, and the Black Course behind every lot. A buyer who wants shared amenities or a new build should look elsewhere in Tiburón, and we cover every neighborhood in it.
Marsala at Tiburón buyers work with McGreevy and Comisar because a Marsala purchase turns on documents a general agent rarely reads: the lot’s FEMA panel and letter, the $3,000 resale capital assessment, the two estoppels, the club transfer window and the plan behind the square footage. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Those are career numbers across Lee and Collier County, not a claim about one street. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate; learn more at DomainRealtyGroup.com.
Your agent should tell you which lot you are really buying, lake or fairway, standard or cul-de-sac; which county square-foot figure sits under a listing’s price per foot; which FEMA panel and letter govern the home; what the $3,000 resale capital assessment and the master contribution add at closing; and whether the home’s club membership can transfer. That is the job, and it is the job we do.
Marc Comisar runs the buy side in the field: tours through Marsala’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 Marsala at Tiburón buyer are short: a small, active market at the top of Tiburón’s detached tier, a recurring cost stack without a District line, two one-time charges at closing, and a flood record that differs lot by lot. Each figure below names its source and window.
We track the Marsala at Tiburón market for a buyer from two independent records: the Southwest Florida MLS for closings and listings, and the Collier County recorded sales and 2026 preliminary roll for every qualified Marsala deed back to 2008. Each figure on this page names its window, its count and its date. We tracked every recorded county deed in that window alongside the MLS closings, so the figures above are the full public record, not a sample.
Data updated: September 2026 (Southwest Florida MLS Matrix, Tiburón development report, pulled September 18, 2026; Collier County Property Appraiser public roll, 2026 preliminary, and DOR-qualified recorded sales, files dated August 29, 2026)
A median needs ten or more sales behind it before we call it a market figure. Marsala has five sales in 12 months and seven in 24, so the county headline window is 36 months, the first with ten or more qualified sales. Where a window holds fewer than ten, we list the sales individually.
We publish no McGreevy and Comisar purchase count for Marsala or for Tiburón. The Matrix pull behind this page did not record the listing or buying 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 Marsala at Tiburón market is tight but not fast for buyers: the Southwest Florida MLS counts five closings in the twelve months to September 18, 2026 at a $3,500,000 median, the highest in Tiburón, two listings were active that day, and supply ran about 4.8 months against 7.5 for Tiburón as a whole.
Data updated: September 2026 (Southwest Florida MLS Matrix, closed September 18, 2025 to September 18, 2026, pulled September 18, 2026; Collier County recorded sales, files dated August 29, 2026)
Recorded | Address | Lot and setting | Year built (county) | Sale price | Previous recorded sale |
|---|---|---|---|---|---|
September 24, 2025 | 14472 Marsala Way | 12, water lot at the lake edge | 2012 | $3,500,000 | $1,047,200 new, June 2012 |
December 12, 2025 | 14500 Marsala Way | 5, water lot on the entry-road lake | 2012 | $3,095,000 | $930,000 new, March 2012 |
June 23, 2026 | 14459 Marsala Way | 42, non-water lot, 0.56 acre | 2013 | $3,950,000 | $2,349,000, October 2020 |
June 28, 2026 | 14495 Marsala Way | 51, non-water lot on the fairway | 2013 | $2,800,000 | $936,500 new, November 2013 |
July 2, 2026 | 14419 Marsala Way | 32, water lot, east branch | 2014 | $4,000,000 | $4,065,000, August 2023 |
Window: the 12 months to September 18, 2026. Five sales, median $3,500,000, a median of $809.79 per square foot of MLS living area. With five sales, read them one by one rather than as a rate. The $4,000,000 sale was the highest closing anywhere in Tiburón in the window.
The Collier County sales file carries ten DOR-qualified Marsala resales from September 2023 to August 2026, median $3,187,500, range $2,550,000 to $4,950,000. Every one was a resale; no builder sold a new Marsala home in the window. Five water-lot sales carried a $3,200,000 median and five non-water sales $2,800,000, too few a side to price a lake view.
On September 18, 2026 the MLS showed two Marsala listings: one on a water lot on the entry-road lake at $3,675,000, 6 days on market, and one on a wooded golf-edge lot near the gate at $2,795,000, 142 days on market. Listings change weekly; your search is set up to catch the next one the day it appears.
Two listings against five closings a year is about 4.8 months of supply, and about 7.2 months at the three-year county pace (our arithmetic). Tiburón carried 20 listings against 32 closings, about 7.5 months, with a median of 86 days on market for homes that sold (Southwest Florida MLS Matrix, September 18, 2026).
The Matrix pull recorded no Marsala sale-to-list ratio, so we publish none. For Tiburón as a whole the twelve-month median closed at 93.84 percent of list. At Marsala, the 142-day listing is the market’s own evidence of how Marsala treats a price above its sales; a buyer negotiates with the ten recorded sales in hand.
Window | Sales | Median | Range |
|---|---|---|---|
12 months, MLS closings to September 18, 2026 | 5 | $3,500,000 | $2,800,000 to $4,000,000 |
24 months, county, September 2024 to August 2026 | 7 | $3,095,000 | $2,550,000 to $4,950,000 |
36 months, county, September 2023 to August 2026 | 10 | $3,187,500 | $2,550,000 to $4,950,000 |
Marsala at Tiburón homes have cost $2,550,000 to $4,950,000 in the last three years of qualified county resales, and the lot, the plan, the storey count and the build year explain most of that spread. A standard third-of-an-acre WCI plan home and a custom home on a cul-de-sac lot are different purchases on the same street.
Data updated: September 2026 (Collier County Property Appraiser public roll, 2026 preliminary, and qualified recorded sales, files dated August 29, 2026; WCI Communities archived 2013 sales pages; Southwest Florida MLS Matrix, pulled September 18, 2026)
WCI’s recorded Developer Guidelines classify Lots 4 to 41 as “water lots” and Lots 1 to 3 and 42 to 56 as non-water lots. Every one of the 56 lots backs onto one 109.76-acre golf parcel owned by Tiburon Golf Ventures, carrying nine holes of the Black Course.
Lots | Where | What lies behind the homes |
|---|---|---|
1 to 3 | Entry, north side | Wooded golf land; no water |
4 to 11 | Entry road, east side | A long lake, with a par-3 across the water |
12 to 15 | The bend | Lake edge |
16 to 24 | East branch, north side | The largest lake |
25 to 28 | East cul-de-sac | Lake and fairway; the four largest lots, 0.85 to 0.89 acre |
29 to 37 | East branch, south side | A lake, with holes beyond |
38 to 41 | Southwest cul-de-sac | Lake and fairway; 0.50 to 0.77 acre |
42 to 53 | Entry road, west side | A long par-5 fairway directly behind; no lake |
54 to 56 | Entry, west side | Near a tee and a small pond |
Hole positions are approximate; frontage is not the same as view, and lake width, planting and orientation decide what a buyer sees from a specific lanai.
Seven lots measure 0.69 acre or more, all on the two cul-de-sacs: Lots 25 to 28 at the east end and Lots 39 to 41 at the southwest end. The median Marsala lot is 0.37 acre, about twice Serafina’s 0.18 and about 60 percent of Escada’s 0.62. If a buyer wants room at Marsala, it is on those seven lots.
WCI plan | Air-conditioned area | Bedrooms and baths as WCI listed them | Garage |
|---|---|---|---|
Palacio | 3,407 sq ft | 3 bedrooms plus den, 3.5 baths | 3-car |
Treviso | 3,526 sq ft | 4 bedrooms plus den, 3.5 baths | 3-car, split one- and two-car |
Cortez | 3,822 sq ft | 4 bedrooms plus den, 4 baths | 3-car |
Estrella, two storeys | 4,412 sq ft | 4 bedrooms plus den, 5 baths | 3-car |
WCI built about 29 of the 56 homes from 2011 to 2014 to these plans; the rest were custom-built by other builders or owners from 2007 to 2020. For most homes the plan is a claim until the original permit plans or the listing history back it.
On single-storey Marsala homes the county’s base area matches the listing’s living area within about 2 percent; on two-storey homes it records roughly the ground floor, 71 to 79 percent of living area. The same $3,500,000 sale works out to $1,128 per foot of county base area and $700 of county adjusted area. We quote per-foot figures only on living area, labelled.
The 2026 preliminary roll puts Marsala’s median just value at $2,166,654, down 8.6 percent from 2025, with 50 of 56 homes lower. Every Marsala sale of the last twelve months closed 36 to 56 percent above its home’s 2026 preliminary just value. A falling county value is a mass-appraisal figure set as of January 1; it is not a price and not a falling market.
The 33 qualified new-home sales of 2011 to 2014 carried a $1,027,900 median. The median then ran $1,274,500 in 2015 to 2019, $1,762,500 in 2020 to 2022 and $3,187,500 in 2023 to 2026. Three of the last five sales were homes WCI sold new in 2012 and 2013, which closed at 3.0 to 3.3 times their first price.
The steps to buy a home in Marsala at Tiburón are: identify the lot and the house, price the full cost stack, read the flood record, write the offer, receive the Chapter 720 disclosure summary, order both estoppels, arrange any club transfer 30 days ahead, inspect and insure, and close with the resale capital assessment paid.
The address gives the lot: Lots 1 to 26 carry even numbers from 14520 down to 14394, and Lots 27 to 56 odd numbers from 14395 up to 14521. The lot tells you whether it is a recorded water lot, its acreage and its flood panel. Then identify the plan, the storey count and the build year.
Add the Marsala assessment and the master assessment from the estoppels, the county solid-waste charge, your property tax at the purchase price, and your insurance. There is no CDD line to add. Do it before you write, so the number you offer is the number you can carry.
Find the home’s FIRM panel, whether one of the three 2013 FEMA letters names the lot, and whether the county holds an elevation certificate. Give all three to your insurance agent and lender in the first days, because six homes have mapped Zone AH and no letter.
Write to the comparable sales by lot type and plan, not the asking price, with an inspection period long enough for the insurance quotes, and a line that allocates the $3,000 resale capital assessment, because Section 7.13 charges it to the buyer unless the contract says otherwise.
Section 720.401 requires the seller to deliver the homeowners association disclosure summary before you sign. If the contract is signed without it, you may void the contract by written notice within 3 days of receiving it or before closing, whichever comes first. For Marsala it should show no Pelican Marsh CDD assessment.
A Marsala sale needs one estoppel certificate from the Marsala association and one from the Tiburon Estates master association. Each must be issued within 10 business days of a request, with a base fee capped by Section 720.30851, and must disclose every assessment, capital contribution, transfer fee and open violation.
If the seller holds a Signature Membership and you want to take it over, the declaration says you apply to the club at least 30 days before closing. If the transfer is not arranged, the membership is deemed resigned at closing. Put the date in the contract calendar on day one.
Bring the roof permit date, the elevation certificate or FEMA letter, the air-conditioning permit history and any generator, window or shutter permits to your inspector and your insurance agent. Citizens cannot write a dwelling with a replacement cost of $700,000 or more in Collier County, so shop the private market early.
Pay the $3,000 resale capital assessment and the master capital contribution at closing, then obtain gate credentials through the association, register your guests the way the association directs, and set up your irrigation zone for the even or odd watering days.
With two listings and five sales a year, the buyer who is ready when the right lot lists gets it. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. Selling a home to buy here? Get a free Marsala at Tiburón home valuation or call Jesse at (239) 898-6072.
The Tiburón Golf Club membership is optional when you buy at Marsala: the association says “Club memberships are not required for Marsala homeowners,” and the recorded declaration says the club facilities are privately owned and not common property. A seller’s Signature Membership can pass to you only by the club’s transfer procedure.
Data updated: September 2026 (recorded declaration OR 4094/1788, Article 17; association home page and FAQ, rev. January 2025; Tiburón Golf Club membership pages, read September 25, 2026)
The association’s FAQ reads: “Membership in the Tiburon Golf Club is not a requirement of owning a home in Marsala, nor does your homeownership automatically provide you with a membership.” Section 17.1 of the declaration adds that no owner acquires any right in the club facilities as the result of owning a home.
Section 17.3 obliged each first buyer from WCI or a builder to take a Signature Membership at closing. A resale buyer can take over the seller’s Signature Membership without a new membership fee if the seller is in good standing and resigns effective at closing, and the buyer applies at least 30 days before closing and is approved.
The club offers two resident categories, Medallion and Signature, and an Associate category for non-residents. Membership opens the two Greg Norman 18-hole courses, the clubhouse, Sydney’s Pub, the members-only fitness club, four Har-Tru tennis courts, and beach services and The Reservoir at the resort. The club publishes privileges, not prices, so no dues figure appears here.
A Marsala at Tiburón owner pays two recurring association layers, the Marsala assessment and the Tiburon Estates master assessment, plus the county’s $261.91 solid-waste charge, property tax and insurance, and no Pelican Marsh CDD line. The association publishes its budget; the per-home figure for a specific address is on its estoppel certificate.
Data updated: September 2026 (Marsala association 2025 compiled financial statements and 2024 reserve study; recorded declaration and by-laws; Collier County Tax Collector 2025 bills; Collier County Property Appraiser public roll, 2025 certified and 2026 preliminary)
Every home pays an equal share, billed quarterly on the first day of January, April, July and October. The association’s 2025 compiled financial statements put the 2025 operating budget for member dues at $124,068, and its engineer’s reserve study planned a 2025 reserve contribution of about $37,600. The by-laws bar a rise of more than 20 percent a year without the Board’s unanimous approval.
Every Marsala owner is a member of Tiburon Estates Homeowner’s Association, Inc., under Tiburón’s 1999 master declaration. It bills quarterly, separately, and its dues include bulk basic cable. The master association does not publish its assessment; the figure is on the master estoppel certificate.
Every other Tiburón neighborhood pays the Pelican Marsh CDD on its tax bill. Marsala’s recorded declaration says the District’s boundary “DOES NOT INCLUDE THE NEIGHBORHOOD,” and every Marsala home carried only the county’s garbage charge as a non-ad valorem line on each certified roll from 2021 to 2025.
Layer | Who levies it | Published amount | Where to find it for a specific home |
|---|---|---|---|
Marsala assessment | Marsala at Tiburon Homeowners Association, Inc. | 2025 operating budget $124,068 plus planned reserve funding of about $37,600; equal shares, quarterly | Adopted budget; disclosure summary; Marsala estoppel |
Tiburon Estates master assessment | Tiburon Estates Homeowner’s Association, Inc. | Not published; quarterly; includes basic cable | Master estoppel |
Pelican Marsh CDD | None | Marsala is outside the District (declaration Section III) | County tax bill shows no line |
County solid waste | Collier County | $261.91 on the 2025 bill | County tax bill |
Ad valorem property tax | Millage area 47 authorities | 9.4020 mills, 2026 preliminary | County tax bill |
Club dues | Tiburón Golf Club, only if you join or keep a membership | Not published by the club | The club, in writing |
The table excludes your homeowner’s policy, any flood policy and any lease fees.
On the 2025 certified roll the most common non-ad valorem total was $4,560.91 at Escada, $2,823.85 at Serafina and $2,752.71 at Norman Estates, against $261.91 on every Marsala home. That is roughly $2,500 to $4,300 a year less (our arithmetic), a recorded, recurring difference that belongs in any comparison.
Read the Chapter 720 disclosure summary and both estoppel certificates first, then the association’s budget and reserve study, then the recorded declaration and its amendments, then the lot’s FEMA letter and elevation certificate. Marsala’s association publishes more of its own records than any other Tiburón association, so much of this is available before you write.
The Declaration of Neighborhood Covenants, Conditions and Restrictions for Marsala at Tiburon was recorded on August 24, 2006 at OR 4094, Page 1788, 51 pages with the by-laws. Four WCI amendments from 2011 to 2014 and eleven owner-era instruments from 2015 to 2022 amend it. When a posted copy and the Clerk’s record differ, the recorded text governs.
The association posts compiled financial statements for 2022 to 2025 and a 2024 engineer’s reserve study covering 18 components, from the paver entry and asphalt to the gate operators, mailboxes, street lights and irrigation permit. The replacement fund held about $186,000 at December 31, 2025.
Section 720.401 applies to Marsala because its association is a Chapter 720 homeowners association, not a condominium association under Chapter 718. Florida’s condominium resale disclosures, milestone inspections and structural integrity reserve studies do not apply to a Marsala home. Your closing agent or attorney confirms which disclosures apply to your contract. This is information, not legal advice.
The declaration contains no transfer-approval article and no right of first refusal, and the association’s FAQ says it has no application process for new owners. What a Marsala sale does need is the two estoppels, the resale capital assessment at closing and, if you want it, the club transfer application.
You check flood zone for a Marsala home lot by lot: 42 homes sit on FIRM panel 12021C0401H, effective May 16, 2012, and 14 on panels 12021C0194J and 12021C0382J, effective February 8, 2024. There 49 of 56 address points read Zone AH, and three 2013 FEMA letters cover 47 lots.
Data updated: September 2026 (FEMA National Flood Hazard Layer, panels 12021C0401H, 12021C0194J and 12021C0382J, read September 24, 2026; FEMA Letters of Map Amendment 13-04-3370A, 13-04-5566A and 13-04-6908A; Collier County elevation certificates, read September 25, 2026)
Zone AH is FEMA’s shallow-flooding zone, the ponding kind. All three Marsala letters name the source as “PONDING/OVERLAND FLOW,” not the Gulf and not a river. The 2012 map drew the ponding area over ground later filled and graded for homes, which is what the letters and the surveyed floors show.
Lots | FIRM panel and effective date | Zone at the address point | FEMA letter | What a lender will likely do |
|---|---|---|---|---|
1 | 12021C0194J, February 8, 2024 | X | 13-04-3370A, whole lot | Confirm the letter was revalidated |
2 | 12021C0194J, February 8, 2024 | X (0.2% annual chance); 26.8% of footprint AH | None | Expect a flood requirement |
3 | 12021C0194J, February 8, 2024 | AH | None | Expect a flood requirement |
4 | 12021C0194J, February 8, 2024 | AH | 13-04-3370A, whole lot | Confirm revalidation |
5 | 12021C0401H, May 16, 2012 | X | 13-04-5566A, structure | Letter governs; lender may still require |
6, 7 and 8 | 12021C0401H, May 16, 2012 | X; footprints clear of the zone | None needed | No federal requirement |
9, 10, 15, 18, 19, 21, 22, 24, 32, 37, 40 and 46 | 12021C0401H, May 16, 2012 | AH (Lot 9 reads X at the point) | 13-04-3370A, whole lot | Letter governs; lender may still require |
11, 12, 13, 16, 26, 43, 44 and 45 | 12021C0401H, May 16, 2012 | AH | 13-04-5566A, structure | Letter governs; lender may still require |
14, 25, 27 to 31, 33 to 35, 38, 39, 41 and 42 | 12021C0401H, May 16, 2012 | AH | 13-04-6908A, structure | Letter governs; lender may still require |
17, 20, 23 and 36 | 12021C0401H, May 16, 2012 | AH | None | Expect a flood requirement |
47, 48 and 50 | 12021C0382J, February 8, 2024 | AH | 13-04-5566A, structure | Confirm revalidation |
49 | 12021C0382J, February 8, 2024 | AH | 13-04-6908A, structure | Confirm revalidation |
51, 52 and 53 | 12021C0382J, February 8, 2024 | AH | 13-04-3370A, whole lot | Confirm revalidation |
54, 55 and 56 | 12021C0194J, February 8, 2024 | AH | 13-04-3370A, whole lot | Confirm revalidation |
Every high-risk polygon that touches a Marsala home is Zone AH; no Zone AE, VE or floodway touches any Marsala footprint. Four house footprints, on Lots 1, 6, 7 and 8, have no mapped high-risk zone under them.
Lots 2, 3, 17, 20, 23 and 36, at 14516, 14512, 14430, 14418, 14406 and 14435 Marsala Way, have mapped Zone AH under the footprint and no FEMA letter. A buyer financing one with a federally backed or regulated mortgage should expect the lender to require a flood policy. Lots 17 and 36 hold certificates showing floors of 15.0 and 15.3 feet against a 10.5-foot base flood elevation.
Lots 1, 4 and 47 to 56 hold 2013 letters issued against the 2012 map, but now sit on panels FEMA revised in 2024. We did not locate FEMA’s revalidation letter for Collier’s February 8, 2024 map, so for those twelve homes the letter’s status is unknown, not assumed. Ask the lender’s flood determination company to confirm it before relying on it.
Collier County holds 23 elevation certificates for Marsala homes. Their surveyed floors run 14.91 to 17.7 feet NAVD88 against base flood elevations of 10.0 to 10.5 feet: 4.4 to 7.7 feet of freeboard. For any home without a certificate online, ask the seller for one before you accept a flood quote.
On FEMA’s preliminary maps issued March 20, 2025, all 56 Marsala address points are Zone X. The map is not in effect: Collier County opened a 90-day appeal period on August 19, 2026, with a target date of summer 2027, subject to change. Preliminary maps cannot be used to rate insurance, so the current panels govern.
Collier County holds a Class 5 rating in FEMA’s Community Rating System, worth a 25 percent discount on eligible NFIP premiums. FEMA applies it to NFIP policies in the Regular Program in a participating community, including policies outside the Special Flood Hazard Area.
You insure a Marsala home in the private or surplus-lines market, because Citizens Property Insurance cannot write a Collier County dwelling with a replacement cost of $700,000 or more. You carry the house and your liability yourself under by-laws Section 8.3, and the association insures only what it owns: the street, gate, entry and small tracts.
Data updated: September 2026 (Florida Statutes 627.351, 627.701, 627.0629 and 215.5586; FEMA NFIP coverage guide; Collier County monthly permit reports, January 2024 to July 2026)
Section 627.351 makes a residential structure with a dwelling replacement cost of $700,000 or more ineligible for Citizens in Collier County; the Senate’s February 2026 analysis confirms the higher cap applies only in Miami-Dade and Monroe. WCI’s plans ran 3,407 to 4,412 air-conditioned square feet with three-car garages, so replacement cost will almost always exceed the cap.
Section 627.701 requires insurers to offer hurricane deductibles of $500, 2, 5 and 10 percent of the dwelling limit, but a policy of $250,000 or more need not offer $500, and one of $3 million or more may omit 2 percent. On a $1.5 million to $3 million dwelling limit, a 2 percent deductible is $30,000 to $60,000 (our arithmetic).
The National Flood Insurance Program caps a residential building at $250,000 and contents at $100,000. A Marsala home’s replacement cost is several times that, so an owner who wants full flood cover buys an NFIP policy plus excess flood, or a private flood policy written to the dwelling limit. Being lettered out usually makes flood cover cheaper, not unnecessary.
The declaration allows only concrete or clay barrel tile at a minimum 6:12 pitch. No roof or reroof permit was pulled at any Marsala address from January 2024 to July 2026, so most roofs are the original 2011 to 2015 tile roofs. Wind-mitigation credits under Section 627.0629 are rated home by home on the state’s inspection form.
Property taxes after you buy at Marsala start from the Collier County assessment at your purchase, not the seller’s bill. The 2025 certified median total bill was $14,862.45, the 2026 preliminary median ad valorem tax is $17,699.90 at 9.4020 mills, and a home that sold in December 2025 about doubled its preliminary tax.
Data updated: September 2026 (Collier County Property Appraiser public roll, 2021 to 2025 certified and 2026 preliminary; Collier County Tax Collector 2025 bills)
Florida’s Save Our Homes cap holds down the taxable value of a long-held homestead, and 42 of Marsala’s 56 homes carry a homestead exemption. When you buy, the assessment resets. 14500 Marsala Way, sold in December 2025, went from a $9,757.22 bill for 2025 to a $19,640.57 preliminary ad valorem tax for 2026.
The 2025 certified bills among taxed Marsala homes ran $8,270.15 to $35,699.16. Two homesteaded homes bought new in 2012 and 2013 paid under $10,000 for 2025, while a non-homesteaded home of similar value paid $20,744.28. Preliminary figures change when the roll is certified.
Every Marsala parcel sits in millage area 47, at a 2026 preliminary rate of 9.4020 mills, the same rate as the rest of Tiburón. At the $3,500,000 twelve-month median the full rate comes to about $32,900 a year before any exemption, and at the $3,187,500 three-year median about $29,970 (our arithmetic), plus the $261.91 solid-waste charge. Treat those as ceilings.
If Marsala becomes your permanent Florida residence, apply for the homestead exemption with the Collier County Property Appraiser by the statutory deadline. Three-quarters of Marsala owners have, the highest share of any Tiburón neighborhood, and 49 of 56 owners receive their bill at a Florida address.
The Marsala rules that decide fit are set by the recorded 2006 declaration, its amendments and the Board’s 2018 rules: leases of at least 30 days and no more than three in any 12 months with Board approval, no limit on pets, no overnight street parking, no signs or open houses, and architectural approval for every exterior change.
A lease must cover the whole home for at least 30 consecutive days, no more than three leases in any 12 months, with written notice at least 20 days before occupancy and Board approval, which is due within 15 days; silence is deemed approval. The 2026 lease application carries a $100 transfer and administration fee. Subleasing is barred. Marsala allows a winter rental; it does not allow a weekly one.
The declaration contains no pet clause, and the association’s FAQ says “The Declaration does not restrict the size, type or number of pets.” Rule 2 requires pets on the street and other common property to be leashed or carried, with waste picked up. The golf land behind the lots is not common property.
Every home needs an attached garage for at least two cars, with doors closed except when entering or leaving. No more than three vehicles may park overnight in a driveway, and there is no overnight parking on the street. Boats, trailers, motor homes and commercial vehicles may be kept only fully enclosed.
Section 4.14 bars signs of any type without written consent, and Section 4.15 bars open houses, sales events and auctions and requires every viewing to be by appointment, “accompanied at all times by a licensed sales person.” As a buyer, you will not find a Marsala home by driving past a sign; you find it through the MLS and your agent.
No site work, construction, exterior alteration, landscaping change or color change without prior written approval under Section XII. A design committee reviews and recommends and the Board decides. WCI’s 2006 Developer Guidelines, still attached to the application, set a 2,800 square foot minimum, a 35-foot height limit and tile roofs.
Setback | Water lots (Lots 4 to 41) | Non-water lots (Lots 1 to 3 and 42 to 56) |
|---|---|---|
Front, from back of curb | 33 feet with a front-load garage; 21 feet with a side-load garage | Same |
Side | 7.5 feet | 7.5 feet |
Rear, principal structure | 25 feet | 20 feet |
Rear, pool, deck or enclosure | 20 feet | 10 feet |
A water-lot owner planning a larger pool deck or a rear addition has less room than the lot size suggests.
The guidelines strongly encourage impact glass, allow permanent roll-up or accordion shutters only if concealed or approved, and allow temporary shutters only after a Hurricane Watch, down within three days after the Warning is lifted. A standby generator or fuel tank needs approval, and new equipment inside an association drainage easement needs a written encroachment agreement.
Marsala is not age-restricted: the declaration and its amendments contain no 55-and-over restriction, and every address is zoned to public schools. Use is residential only, with no business buildings, business activity or professional office. Time-share and fractional use are barred.
Renovating a Marsala home involves the association’s architectural approval and, on a large project, Collier County’s 50 percent substantial-improvement review, because most Marsala home sites are mapped in Zone AH. From January 2024 to July 2026 the county listed 71 permits at 30 Marsala homes, including four large remodels.
Data updated: September 2026 (Collier County monthly building permit reports, January 2024 to July 2026; Collier County 2026 Flood Protection Newsletter)
Collier County applies the substantial-improvement rule within flood zones VE, AE, AH and A: an improvement or repair costing 50 percent or more of a structure’s market value can require it to meet current flood standards. The two 2013 structure letters say substantial improvement remains subject to local floodplain regulation. The county’s floodplain staff decide, at permit review.
County permit type, January 2024 to July 2026 | Distinct permits |
|---|---|
Mechanical (air conditioning) | 30 |
Gas, mostly generator fuel | 8 |
Electrical, mostly generators | 6 |
Building, alteration or remodel | 6 |
Building and electrical revisions | 9 |
Shutters, doors and windows | 6 |
Plumbing | 3 |
Aluminum structure, screen enclosures | 2 |
Solar | 1 |
Roof and reroof | 0 |
About ten homes added standby generators, and four took remodel permits declared at $173,495 to $500,000.
One of the four large remodels, a $300,000 alteration permitted in May 2026 at 14512 Marsala Way, is on a home mapped wholly in Zone AH with no FEMA letter, the clearest Marsala case where the county’s substantial-improvement review is likely to be engaged. A buyer of any of the six no-letter homes should budget that review into a renovation.
Marsala at Tiburón or Escada at Tiburón is the real choice for a buyer who wants a detached Tiburón home. Marsala gives newer homes, no District line on the tax bill, seasonal leasing, no buyer approval and its own gate; Escada gives larger land, custom construction at the county’s top grade and a Zone X flood map.
Data updated: September 2026 (Collier County Property Appraiser public roll, 2026 preliminary and 2025 certified; county recorded sales, files dated August 29, 2026; Southwest Florida MLS Matrix, pulled September 18, 2026; recorded declarations; FEMA National Flood Hazard Layer; Collier County Public Schools zoning tool, September 24, 2026)
Question | Marsala at Tiburón | Escada at Tiburón |
|---|---|---|
Homes | 56 detached homes, 61 parcels | 31 homes on 32 platted lots |
Where | East of Livingston Road, one private street with two cul-de-sacs | West of Livingston Road, Escada Drive and Escada Court |
Getting in | Its own gated entrance on Livingston Road, not behind the staffed gatehouse | Through Tiburón’s District-run gates |
Years built, county roll | 2007 to 2020, median 2013 | 2002 to 2021, median 2008 |
Median lot | 0.37 acre | 0.62 acre |
County quality grade | 35 at code 4, 20 at code 5, 1 at code 6 | All 31 at code 6 |
2026 county median just value | $2,166,654, down 8.6% | $5,331,624, up 27.4% |
County-qualified sales, September 2023 to August 2026 | 10, median $3,187,500 | 4, median $5,995,000 |
12-month MLS closings to September 18, 2026 | 5, median $3,500,000 | 0 |
Actives, September 18, 2026 | 2, $2,795,000 and $3,675,000 | 2, $6,700,000 and $7,250,000 |
Median 2026 preliminary ad valorem tax | $17,700 | $41,220 |
District line on the tax bill | None; 2025 bills carry only the $261.91 county charge | Pelican Marsh CDD, $4,299.00 on the 2025 bill for Lot 1 |
One-time charges to the buyer | $3,000 resale capital assessment plus the master contribution | The master contribution |
Buyer approval | None | Board approval of every sale |
Leasing | 30-day minimum, three in 12 months, Board approval | One lease a year, one-year minimum and maximum |
Flood map | 49 of 56 address points Zone AH; three 2013 letters cover 47 lots | All 31 homes Zone X on 12021C0194J, February 8, 2024 |
Hurricane evacuation zone | Zone D | Zone C |
Middle school, 2026-27 | North Naples Middle | Pine Ridge Middle |
Homesteaded | 75.0% | 64.5% |
Choose Marsala if you want a newer home on a lot that backs onto the Black Course, a gate of your own, no District line on the tax bill, an association that publishes its budget, the freedom to lease for 30 days or more and no buyer approval, at well under half Escada’s county value. Choose Escada at Tiburón if the land is the point: half an acre or more, custom construction and Zone X on every home, and accept the price, the higher tax bill and District line, a thin resale market and board approval.
Serafina at Tiburón is the detached neighborhood closest to Marsala in recorded price and furthest from it in land: 44 homes built 2002 to 2008 on 0.18-acre median lots, four qualified sales in 36 months at a $3,062,500 median, and a District line of $2,823.85 on 42 of its homes in 2025. It trades Marsala’s larger lot for a place in the Tiburón core.
We find you the right Marsala at Tiburón home by matching your budget to a lot type, a plan and a build year, watching a street of about five sales a year so you hear of a listing the day it appears, and having the flood record, cost stack and documents ready before you write.
Your budget buys a lot type and a house. We show you what water lots and golf-edge lots, WCI plan homes and custom homes, have actually sold for, so you know whether your number buys a cul-de-sac lot or a standard lot on the entry road, and what the difference means in insurance and tax.
The right home may list once a season. We keep your criteria on file and alert you when a Marsala home comes to market, and when a home in Escada, Serafina or Norman Estates does, because most detached Tiburón buyers weigh more than one.
Every showing is by appointment, with a licensed agent present, through Marsala’s gate. On tour, look at the lanai outlook at the time of day you will use it, the lake or fairway behind the lot, the roof’s age, the air conditioner’s age, the pool equipment and the screen enclosure, and ask which FEMA letter names the lot.
Ask Marc at (239) 287-5873 to set up a saved search for Marsala and Tiburón’s other detached neighborhoods, 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 Marsala at partner level, with the comparable sales by lot type and plan in hand, the roof and equipment priced from the inspection, the flood letter used to set your insurance cost, and the resale capital assessment and club transfer written into the contract, not left to closing.
A list price above the comparable sales has to show why, with lot, plan, renovation or roof. If it cannot, we write to the sales. The lower of the two September 18 listings had been on the market 142 days, the market’s own evidence of how Marsala treats a price above its sales.
Section 7.13 charges the resale capital assessment to the buyer “unless the transferor and transferee otherwise expressly agree.” That makes it a contract term, and a buyer can ask the seller to pay it. We raise it in the offer, not at the closing table.
On any of the six homes with mapped AH and no letter, and on the twelve lettered lots on 2024 panels, we get the flood quote and the lender’s determination inside the inspection period, and we price any mandatory flood premium into the offer.
Closing costs when you buy at Marsala include the $3,000 resale capital assessment, owed by the buyer unless the contract says otherwise, the Tiburon Estates master capital contribution of one quarter of its annual assessment, 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 (recorded declaration Section 7.13, OR 6199/2562; master amendment OR 6149/45; Florida Statutes 720.30851)
One-time charge | Amount | Authority |
|---|---|---|
Marsala resale capital assessment | $3,000, buyer pays unless the contract says otherwise | Declaration Section 7.13, OR 6199/2562 |
Tiburon Estates master capital contribution | One quarter of the master annual assessment, set by the master board | OR 6149/45 |
Estoppel certificates, one per association, where the contract assigns them to you | Base fee capped by statute, with an expedited charge allowed | Section 720.30851 |
Club transfer, only if you take over a Signature Membership | Transfer by the club’s procedure; the declaration says no new membership fee applies | Declaration Section 17.3 |
The master figure is not in any public record we found; the master estoppel states it.
In Collier County the buyer customarily chooses the closing agent and pays the owner’s title policy, the reverse of the Lee County custom. Florida sets the title premium by rule, so the rate is the same whichever title company is used. The contract controls the allocation.
A Marsala home is a detached house, so a lender underwrites the house, the lot and your flood determination rather than a condominium project. A new mortgage carries Florida’s nonrecurring intangible tax of 2 mills on the amount secured. Ask your lender early how it treats a 2013 FEMA letter on a lot now on a 2024 panel.
Budget for your first year of homeowner’s insurance and any flood premium at closing, and for prorated Marsala and master assessments and property tax from the closing date. The estoppels state what is due.
By custom the seller pays the documentary stamp tax on the deed at $0.70 per $100, $24,500 at the $3,500,000 median, and any unpaid assessments on the estoppels. Those appear on the seller’s side of the closing statement.
Buyer’s agent compensation at Marsala 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 Marsala home with you, we sign a written buyer agreement that states what we will do and how we are paid. It is short, and we walk through it line by line.
A seller may offer to contribute toward your agent’s compensation, you may ask for it in your offer, or you may pay it yourself. We tell you plainly which approach fits the home and the seller before you write.
The comparable sales by lot and plan, the full cost stack with no District line, the flood panel and letter for the lot, both estoppels read, the club transfer timed, the inspection priced against the permit record, the insurance quoted before you go firm, and a closing that lands on time.
Life around Marsala at Tiburón runs through its own gate on Livingston Road, a private street of 56 pool homes wrapped by nine holes of the Black Course, Publix and North Collier Regional Park about a mile and a half away, and I-75 about 2.5 miles. The zoned schools are Pelican Marsh Elementary, North Naples Middle and Aubrey Rogers High.
Data updated: September 2026 (Collier County Public Schools zoning tool, 2026-27, checked September 24, 2026; OSRM routing from Marsala’s gate, September 25, 2026; association FAQ, rev. January 2025)
Marsala Way’s only connection to the public road network is Livingston Road, and the gate there belongs to the Marsala association. Residents enter with credentials issued through the association, and visitors are admitted by the resident or on a pass the resident issues. Marsala Way is association property with a 20 mph limit and no overnight street parking.
Tiburón’s other gates are run by the Pelican Marsh CDD, and its transponder policy ties eligibility to property subject to District assessments or to club membership. Marsala pays none. A buyer who wants credentials for those gates should get eligibility in writing before closing.
Level | School | Drive from Marsala’s gate | 2025-26 grade |
|---|---|---|---|
Elementary | Pelican Marsh Elementary School | 2.6 road miles | A |
Middle | North Naples Middle School | 3.3 road miles | A |
High | Aubrey Rogers High School | 5.2 road miles | A |
All 56 Marsala Way addresses returned the same three schools for 2025-26 and 2026-27. Every other Tiburón street is zoned to Pine Ridge Middle. Confirm any specific address with Collier County Public Schools; the district does not guarantee placement.
Water and sewer come from the Collier County Water-Sewer District and electricity from Florida Power and Light. Lawns are watered from the association’s private pond supply: even addresses Tuesday, Thursday and Sunday, odd Monday, Wednesday and Saturday, no one on Friday and never 10:00 a.m. to 4:00 p.m. Garbage goes Tuesday and Friday, recycling Friday. Basic cable comes through the master association.
Destination | From Marsala’s gate |
|---|---|
Tiburón Golf Club clubhouse | 1.5 road miles |
Publix on Vanderbilt Beach Road | 1.5 road miles |
North Collier Regional Park and Sun-N-Fun Lagoon | 1.6 road miles |
I-75 Exit 111 | About 2.5 road miles |
Mercato | 3.6 road miles |
NCH North Naples Hospital | 3.9 road miles |
Vanderbilt Beach | 5.2 road miles |
Southwest Florida International Airport | 25.1 road miles |
Free-flow driving distances; season adds time.
Nothing inside Marsala, where every lot is built. Mattson at Vanderbilt, up to 150 rental apartments approved in October 2024, is under construction about 250 feet from the nearest Marsala parcel, and the county’s Vanderbilt Beach Road widening sits on Marsala’s drive west to Mercato and the beach, with a two-month lane reduction planned for spring 2027.
You get a personalized Marsala at Tiburón buyer consultation by using the buyer form on this page or calling Marc Comisar at (239) 287-5873. We review your budget against the comparable sales by lot and plan, walk through the cost stack, the flood record and the club transfer, and set up alerts for Marsala and Tiburón’s other detached neighborhoods.
Your budget against the comparable sales, which lot type, plan and build year fit how you will use the home, the full cost stack with no District line, the one-time charges at closing, the flood and insurance picture for specific lots, the rules that affect you, and a timeline that fits the season.
Call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072, or email [email protected]. The office of McGreevy and Comisar is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Read how we represent buyers in Southwest Florida.
If you are selling in Southwest Florida to buy at Marsala, we sequence both sides with one calendar. Owners elsewhere in the community can read selling a Tiburón home or start with a free Tiburón home valuation, and buyers weighing the whole community can start with buying a home in Tiburón.
McGreevy and Comisar are a top-reviewed buyer’s team on Google, and the quotes below are genuine five-star client reviews reproduced in each reviewer’s own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ “Jesse listened to what we were looking for and found us exactly what we wanted. Jesse was always available to answer any questions and helped us through the entire process.” Andrew Capriglione, verified Google review
★★★★★ “Marc’s knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Christopher Dietz, verified Google review
★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.” Evie Darnell, verified Google review
A Marsala specialist matters when you buy because the price turns on lot type, plan and storey count rather than size alone, the county square footage misreads two-storey homes, the flood record changes lot by lot across three panels, and the resale capital assessment and club transfer window live in recorded clauses a general agent rarely opens.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He started in Southwest Florida real estate in October 2004 and launched his own team in October 2008. He runs the documents and data. Reach him at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs tours, inspections and the negotiation in the field. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may price a Marsala home off a North Naples average, divide a sale by the county base area of a two-storey Estrella, budget a CDD line Marsala does not pay, leave the $3,000 assessment out of the contract, miss the 30-day club window, or let a 2013 FEMA letter on a 2024 panel surface in underwriting. Each one costs a buyer money or a closing date.
For the rest of the community, our Tiburón guide covers every neighborhood, 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 Marsala at Tiburón, answered from the recorded declaration and its amendments, the association’s published documents, the Collier County records, FEMA’s maps and letters and the Southwest Florida MLS, each with its window and source.
A gated neighborhood of 56 detached single-family homes on one private street, Marsala Way, Naples FL 34109, inside Tiburón, governed by a Chapter 720 homeowners association and built from 2007 to 2020.
It is the only Tiburón neighborhood east of Livingston Road, in Section 31, Township 48 South, Range 26 East. That is why it has its own gate, sits outside the Pelican Marsh CDD and is zoned to North Naples Middle.
The last twelve months of MLS sales ran $2,800,000 to $4,000,000 at a $3,500,000 median. Ten qualified county resales over 36 months carried a $3,187,500 median.
Two were listed on September 18, 2026, at $2,795,000 and $3,675,000. Ask Marc at (239) 287-5873 for the current list and alerts.
$4,950,000 for 14451 Marsala Way, a 2018 custom home on a 0.77-acre cul-de-sac water lot, recorded May 13, 2025.
Recorded prices rose from a $1,762,500 median in 2020 to 2022 to $3,187,500 in 2023 to 2026, and the last twelve months ran higher. County values fell 8.6 percent on the 2026 preliminary roll, which is an appraisal figure, not a price.
WCI’s four plans ran 3,407 to 4,412 air-conditioned square feet, each with a three-car garage. The county’s base area runs 3,099 to 4,651 square feet, but on two-storey homes it records little more than the ground floor.
Lots 4 to 41, 38 in all, are recorded water lots. Lots 1 to 3 and 42 to 56 back onto golf land or a fairway without a lake.
Yes. It has its own gated entrance on Livingston Road, owned by the association, not behind Tiburón’s staffed gatehouse.
The association’s 2025 operating budget was $124,068, with planned reserve funding of about $37,600, shared equally by 56 homes and billed quarterly. The Marsala estoppel states the current figure for a specific home, and the master association bills separately.
No. The recorded declaration places Marsala outside the District, and every Marsala home carried only the county’s $261.91 solid-waste charge on the 2025 bill.
A one-time charge under Section 7.13 of the declaration, levied on the buyer at closing unless the buyer and seller expressly agree otherwise.
Yes. A 2022 master amendment adds a capital contribution of one quarter of the master annual assessment, charged to each new member.
No. The declaration has no transfer-approval article, and the association’s FAQ says there is no application process for new owners.
No. The association says “Club memberships are not required for Marsala homeowners.”
If the seller holds a Signature Membership in good standing and resigns it effective at closing, you can apply to take it over without a new membership fee, at least 30 days before closing, subject to the club’s approval.
No. The resort is open to a Marsala owner as a club member or a paying guest; owning a home conveys no resort right.
On the effective maps 49 of 56 address points read Zone AH, FEMA’s shallow-ponding zone, on panels dated 2012 and 2024. Three 2013 FEMA letters cover 47 lots.
On Lots 2, 3, 17, 20, 23 and 36, expect a federally backed lender to require it. On the 47 lettered lots the federal requirement does not apply where the letter governs, though the lender may still require it.
The 23 county-held elevation certificates show floors of 14.91 to 17.7 feet NAVD88, 4.4 to 7.7 feet above the 10.0 to 10.5 foot base flood elevation.
Almost never. Citizens cannot write a Collier County dwelling with a replacement cost of $700,000 or more.
Marsala is in Hurricane Evacuation Zone D, outside the Coastal High Hazard Area, about 4.7 miles from the Gulf.
Budget from your purchase price at the 9.4020-mill 2026 preliminary rate, plus the $261.91 solid-waste charge. The 2025 median bill was $14,862.45, but a buyer’s assessment resets.
Yes, for at least 30 consecutive days, no more than three leases in any 12 months, with Board approval and a $100 application fee. Weekly rentals are not allowed.
Yes. The declaration does not restrict the size, type or number of pets; pets on common property must be leashed or carried.
No. The documents contain no age restriction, and every address is zoned to public schools.
Pelican Marsh Elementary, North Naples Middle and Aubrey Rogers High for 2026-27, each graded A for 2025-26.
No. Marsala’s homes are detached houses under a Chapter 720 association, and those laws reach condominium and cooperative buildings.
Yes, with the association’s written architectural approval and county permits. A project costing 50 percent or more of the structure’s value can trigger the county’s flood compliance review.
By Collier County custom the buyer usually chooses the closing agent and pays the owner’s title policy, the reverse of the Lee County custom. The contract controls.
Yes. Since August 17, 2024, a written agreement with your agent is required before touring, and every commission is negotiable.
Marsala closed five sales at a $3,500,000 twelve-month median, has newer homes, no District line and seasonal leasing; Escada had no closing in the window, sits on larger lots with custom homes, reads Zone X and requires board approval.
Decide your lot type and budget, price the full cost stack, and call Marc Comisar at (239) 287-5873 for the current listings, the comparable sales and alerts for Marsala and Tiburón’s other detached neighborhoods.
Every Marsala at Tiburón figure on this page traces to a primary source below, listed as of September 30, 2026: recorded Collier County instruments, the Marsala association’s published documents, District, county, state and federal records, Collier County Public Schools and the Southwest Florida MLS. No listing portal or competing brokerage is cited.
Every row below links the authority that publishes the document, so a Marsala at Tiburón buyer always opens the official, current copy: the Collier County Clerk for recorded instruments, FEMA for the map letters, and the Marsala association for its own published records. Clerk images are non-certified copies. We host nothing ourselves.
Document | What it tells a Marsala buyer | Official authority |
|---|---|---|
Declaration of Neighborhood Covenants, Conditions and Restrictions for Marsala at Tiburon, OR 4094, Page 1788, with the by-laws | Assessments, the Section III CDD exclusion, signs and showings, leasing, architectural control, the club article | |
Seventh Certificate of Amendment, OR 5447, Page 3375 | Lease approval, cameras, the maintenance standard, fines | |
Certificate of Amendment, Section 7.13, OR 6199, Page 2562 | The $3,000 resale capital assessment and its exemptions | |
Master association amendment, OR 6149, Page 45 | The master capital contribution at purchase | |
2024 to 2025 Policies and FAQs, rev. January 2025 | No buyer approval, pets, club membership, irrigation, trash | |
Rules and Regulations, 2018 | Trash carts, pets on common property, irrigation, speed limit | |
2025 compiled financial statements | The $124,068 operating budget, resale contributions and replacement fund | |
2024 financial statements with reserve study | The 18 components the association maintains and its 30-year reserve plan | |
Letter of Map Amendment 13-04-3370A | The 20 lots removed from the flood zone as whole lots | |
Letter of Map Amendment 13-04-5566A | The 12 lots whose structures were removed | |
Letter of Map Amendment 13-04-6908A | The 15 lots whose structures were removed | |
Florida Statutes 720.401, disclosure summary | The summary you receive before signing and your right to void |
McGreevy and Comisar represent buyers across Southwest Florida from an office in Bonita Springs, and Marsala at Tiburón sits inside the North Naples golf-community market they work every week. The first conversation costs nothing, and with a flood record, a cost stack and a club clause this specific, it usually saves a buyer more than any negotiation later.
Marc Comisar: (239) 287-5873. Jesse McGreevy: (239) 898-6072, [email protected]. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Use the buyer form on this page, return to the buyer consultation section, or read how we represent buyers in Southwest Florida. Video walkthroughs are on McGreevy and Comisar on YouTube, and the team keeps a company page at McGreevy and Comisar on LinkedIn.
Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Nothing on this page is legal, tax or insurance advice.
Market data from Southwest Florida MLS Matrix, pulled September 18, 2026, and from Collier County Property Appraiser files, 2026 preliminary roll. Brokered by Domain Realty.