Updated September 2026
Twenty-seven detached pool villas on one private loop beside the Tiburón clubhouse, two sales a year and a record the county splits into qualified and unqualified deeds. We match your budget to a lot and a house family, and read the roof, flood and covenant records with you. Or call Marc at (239) 287-5873.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Buying a home in The Norman Estates at Tiburón means buying one of 27 detached zero-lot-line pool villas on one private loop, Medallist Lane, built 2000 to 2003 under a Chapter 720 homeowners association, behind its own gate beside the Tiburón clubhouse. Two sold in the twelve months to September 18, 2026, at $2,700,000 and $2,825,000.
The full record of the neighborhood, every recorded deed since the first home sold in May 2000, the covenants, the flood map home by home and the permit history, is on our Norman Estates 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: which lot and which house, what to check and in what order, and what it costs to own. Owners on the other side of the table should read how we sell Norman Estates at Tiburón homes or start with a free Norman Estates at Tiburón home valuation. Call Marc Comisar at (239) 287-5873 to talk through a specific Medallist Lane address.
If you are searching for the best buyer’s agent for The Norman Estates at Tiburón in Naples, Florida, McGreevy and Comisar represents homebuyers across Naples, Estero, Bonita Springs, Fort Myers, Collier County and Lee County. Whether you are relocating, buying a seasonal home or trading a larger house for a lock-and-leave villa, including in Tiburón, Pelican Marsh and the Vanderbilt Beach Road corridor, our team provides honest market guidance, pre-market awareness, partner-level negotiation and a clear plan to help you buy confidently.
The Norman Estates is Tiburón’s first-platted neighborhood and its oldest detached one: Plat Book 31, Pages 43 to 44, recorded January 20, 1999, 27 homes on Lots 1 to 27 and four common tracts, every address on Medallist Lane, Naples FL 34109. Each home stands alone on its own fee-simple lot, built to a zero lot line on one side, with a private pool and spa. If you are comparing teams before you choose one to represent you, our guide to the best real estate agents in Naples sets them side by side on the public record.
The Norman Estates has its own gated entrance off Tiburon Drive, beside the Tiburón Golf Club and the Ritz-Carlton Golf Resort, and it is not behind Tiburón’s staffed gatehouse. The master association’s 2018 gatehouse post orders list Norman Estates apart from the “communities behind the gate.” The clubhouse is 0.1 road mile from Lot 1, the shortest drive of any Tiburón neighborhood.
The Norman Estates has no neighborhood pool, clubhouse or court, no association-owned lake, no short-term rentals, no “For Sale” yard signs and no recorded sale-approval procedure. A buyer who needs a shared clubhouse, seasonal rental income or room to add a second storey should look at another Tiburón neighborhood, and we cover every one.
Norman Estates at Tiburón buyers work with McGreevy and Comisar because the purchase turns on records a general agent rarely reads: what backs each of the 27 lots, the house’s roof and code era, the Pelican Marsh CDD line 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 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 and house family your offer is really competing with, separate the qualified county sales from the deeds the county did not qualify, show you the full cost stack with the District line, read the recorded covenants and the 2025 Architectural Standards with you before you plan a remodel, and put the flood determination and the roof permit in front of your insurance agent on day one. That is the job, and it is the job we do.
Marc Comisar runs the buy side in the field: tours through the Norman Estates 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 Norman Estates at Tiburón buyer are the lot, the house family, the thin sales record, the Zone X flood map, the three-layer cost stack and the recorded rules on leasing and building, each summarized below with its source and window and covered in full further down this page.
We track the Norman Estates at Tiburón market for a buyer from two independent records: the Southwest Florida MLS for closings, listings and living areas, and the Collier County Property Appraiser’s DOR-qualified recorded sales for every sale back to the first new home in May 2000. Each figure on this page names its window and its source beside it.
Data updated: September 2026 (Southwest Florida MLS Matrix, Tiburón development report, pulled September 18, 2026; Collier County Property Appraiser 2026 preliminary roll and DOR-qualified recorded sales, files dated August 29, 2026)
In the twelve months to September 18, 2026 we tracked both Norman Estates closings in the MLS against their recorded deeds, and the Property Appraiser’s sales file carries the same two houses at the same two prices as qualified sales, and no other. We tracked all 58 qualified Norman Estates sales on the county record the same way, and all 32 Tiburón closings in the same MLS window.
We publish no McGreevy and Comisar purchase count for The Norman Estates or for Tiburón: the MLS report behind this page recorded prices, not the office on each closing. A buyer needs the whole neighborhood’s record to judge a price, not a number about us, and the whole record is what follows.
The lot and house family behind every recent sale, the qualified and not-qualified deeds separated, the live competition across Tiburón’s detached neighborhoods, the full cost stack, the roof, permit and flood records for the house, and the recorded rules, assembled before you tour, so that when the right home comes up you can write a clean offer in days.
The Norman Estates at Tiburón market is thin and tightly held: the Southwest Florida MLS counts two closings in the twelve months to September 18, 2026, at $2,700,000 and $2,825,000, one listing was active that day, and the county’s record shows none to four qualified sales a year since 2015.
Data updated: September 2026 (Southwest Florida MLS Matrix, closed September 18, 2025 to September 18, 2026, pulled September 18, 2026; Collier County Property Appraiser sales file dated August 29, 2026)
Recorded | Address | Lot and what lies behind | Lot size | Year built (county) | House (MLS listing) | Sale price | Official Records |
|---|---|---|---|---|---|---|---|
February 23, 2026 | 2757 Medallist Ln | Lot 20, west side, association buffer | 0.25 ac | 2001 | One-storey, 3 bedrooms, 3,248 sq ft living | $2,700,000 | OR 6557/3110 |
June 23, 2026 | 2741 Medallist Ln | Lot 23, west side, association buffer | 0.25 ac | 2002 | Two-storey, 4 bedrooms, 4,049 sq ft living | $2,825,000 | OR 6602/3349 |
Window: the 12 months to September 18, 2026, Southwest Florida MLS Matrix, matched to the Collier County Property Appraiser sales file. On our arithmetic 2757 sold at about $831 per square foot of MLS living area and 2741 at about $698. 2741 listed at $3,250,000 in March 2026 and closed at about 87 percent of that first ask; 2757 took a $275,000 price reduction before it sold.
On September 18, 2026 the MLS showed one Norman Estates listing: 2749 Medallist Ln, Lot 21 on the west side, a two-storey home of 4,152 square feet of living area with five bedrooms, listed on August 19, 2026 at $3,995,000 and described as completely renovated with a new roof and impact windows. That ask is about 21 percent above the neighborhood’s qualified record and about $962 per living square foot, our arithmetic; until it closes it is an asking price, not a sale.
Three priced deeds of the last five years were coded not qualified by the Property Appraiser: $1,499,000 for 2765 in December 2021, $1,900,000 for 2749 in March 2024, and $3,513,000 for 2702 in February 2026 (OR 6552/2447), which never appeared as an MLS closing. We never price an offer off a deed the county did not qualify, and neither should your appraiser.
One listing against two closings a year is about six months of supply on September 18, 2026; Tiburón as a whole carried 20 listings against 32 closings, about 7.5 months, with an 86-day median on market and a 93.84 percent median sold-to-list ratio (Southwest Florida MLS Matrix, 12 months to September 18, 2026; our arithmetic). The Norman Estates is a thin market, not a fast one.
The county’s record shows no qualified Norman Estates sale at all in 2005, 2012, 2013, 2016, 2017, 2019, 2023 or 2024, and none to four in every other year since 2004. Five homes are still held by the families who bought them new. A Norman Estates purchase usually starts before a listing does.
Norman Estates at Tiburón homes have cost $2,625,000 to $3,300,000 on the four qualified county sales of the 36 months to August 2026, midpoint $2,762,500. No window shorter than the whole record holds ten sales, so the only published median is all history: 58 qualified sales since May 2000, median $1,451,100. Lot, house family and renovation move the price.
Data updated: September 2026 (Collier County Property Appraiser DOR-qualified recorded sales, May 2000 to August 2026, and 2026 preliminary roll; Southwest Florida MLS Matrix, pulled September 18, 2026)
Recorded | Address | Lot | Lot size | Year built | Sale price | Official Records |
|---|---|---|---|---|---|---|
May 11, 2022 | 2742 Medallist Ln | 11, golf and lake corner | 0.27 ac | 2001 | $2,901,000 | OR 6129/791 |
January 2, 2025 | 2718 Medallist Ln | 5, golf side | 0.20 ac | 2002 | $2,625,000 | OR 6428/243 |
May 16, 2025 | 2742 Medallist Ln | 11, golf and lake corner | 0.27 ac | 2001 | $3,300,000 | OR 6472/16 |
February 23, 2026 | 2757 Medallist Ln | 20, buffer side | 0.25 ac | 2001 | $2,700,000 | OR 6557/3110 |
June 23, 2026 | 2741 Medallist Ln | 23, buffer side | 0.25 ac | 2002 | $2,825,000 | OR 6602/3349 |
Window rule: 12, 24, 36 and 60-month windows hold 2, 4, 4 and 5 qualified sales, so each is listed sale by sale; the first window with ten or more is all history (Collier County Property Appraiser sales file, files dated August 29, 2026).
Every main house carries the same county construction class, RC-20, and quality grade 5, but the county’s measurements show two families. Eleven homes carry a total adjusted area of 3,830 to 3,869 square feet; the one of them that sold in 2026 was a one-storey, three-bedroom plan of 3,248 living square feet. Sixteen are larger, and the three recently listed are two-storey homes of 3,956 to 4,152 living square feet with four or five bedrooms.
The record sale, $3,300,000, went to a two-storey home on 0.27-acre Lot 11 at the golf and lake bend, enlarged at its first sale with golf land; the lowest recent sale, $2,625,000, was a 0.20-acre golf-side lot. The two 2026 sales were both buffer-side lots of 0.25 acre. Four sales cannot price each setting separately, but lot, family and update level explain most of the $675,000 spread.
The county records a base area of 2,750 to 3,427 square feet (median 3,243) and a total adjusted area of 3,351 to 4,718 (median 4,182), and no bedroom count. On a one-storey home the base area is the living area; on a two-storey home it is the ground floor only. We quote per-foot figures only on MLS living area, and a specific home’s listing history is the reliable source for its size.
Collier County’s 2026 preliminary roll puts Norman Estates just values at $1,759,153 to $2,457,414, median $2,005,110, down a median 6.4 percent from 2025, with 22 of 27 homes lower. The three recent resales closed 32 to 38 percent above their homes’ 2026 values, our arithmetic. An assessment is not a price, and a falling county value is not a falling market.
Period | Qualified sales | Median | Range |
|---|---|---|---|
2000 to 2003, new homes | 25 | $1,466,600 | $1,220,400 to $1,755,300 |
2004 to 2008 | 8 | $1,384,250 | $994,900 to $1,750,000 |
2009 to 2014 | 10 | $1,037,500 | $830,000 to $1,330,000 |
2015 to 2020 | 6 | $1,312,500 | $1,050,000 to $1,745,000 |
2021 to 2026 | 9 | $2,625,000 | $1,326,300 to $3,300,000 |
Source: Collier County Property Appraiser sales file, 58 qualified sales, May 2000 to August 2026. A home bought new took until about 2021 to clear its first price; today’s buyer pays about double what the first buyers did.
With two sales a year and one listing on September 18, 2026, the buyer who has the lot, house and cost homework done before a home comes up is the buyer who gets it. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. Selling a home to buy here? Get a free Norman Estates at Tiburón home valuation or call Jesse at (239) 898-6072.
The steps to buy a home in The Norman Estates at Tiburón are: identify the lot and house family, price the full cost stack, write the offer, read the Chapter 720 disclosure summary and the covenants, order both estoppels, name a primary occupant if a trust or company buys, inspect and insure with the home’s records, and close.
The address gives the lot: the even numbers 2702 to 2766 are Lots 1 to 17 on the east side, the odd numbers 2765 back to 2721 are Lots 18 to 27 on the west. Lots 1 to 14 back onto golf land, 18 to 27 onto the Tiburon Drive buffer. The listing history, with its MLS number, gives the storeys, bedrooms and living area.
Add the Norman Estates assessment and the master assessment from the estoppels, the Pelican Marsh CDD line from the home’s own tax bill, the full-rate property tax on your price, and the master capital contribution. Do it before you write, so the number you offer is the number you can carry.
Write to the recent sales of similar lots and houses, not the asking price, with an inspection period long enough for the roof, wind-mitigation and insurance quotes, and a closing date that leaves the 30-day club window open if you want the seller’s Signature Membership.
Section 720.401 of the Florida Statutes requires the seller to deliver the homeowners association disclosure summary before you sign; for The Norman Estates it should flag the Pelican Marsh Community Development District. If a contract is signed without it, the buyer may void it by written notice within three days of receiving it or before closing, whichever comes first. This is information, not legal advice.
A Norman Estates sale needs an estoppel certificate from the Norman Estates association and one from the Tiburon Estates master association. Under Section 720.30851 each must issue within 10 business days of a request, and each must state the assessments, any capital contribution or transfer fee, any open violation and whether approval of the transfer is required.
The recorded documents set no purchaser-approval procedure and no transfer fee for an ordinary sale. If a trust, a company or unmarried co-owners take title, the declaration requires one approved primary occupant, so build that approval into the timeline. After closing, deliver the recorded deed to the association to join its membership roll.
Bring the roof permit date, any window, door and shutter permits, the generator permit, any remodel permit and any elevation certificate to your inspector and your insurance agent, and commission a wind-mitigation inspection on the state form. Most Norman Estates homes were permitted before the statewide building code.
Quote the home’s wind and property cover from its replacement cost, roof age and opening protection, choose a hurricane deductible, and price optional flood cover. Ask your lender to order its flood determination early, especially on Lots 11, 12 and 17, whose footprints sit about 12 to 15 feet from mapped high-risk land.
Pay the master capital contribution and prorations, confirm resident and visitor access for the neighborhood gate and your District transponders in writing, complete any Signature Membership transfer the club approved, and deliver your recorded deed to the association.
The lot you should buy at The Norman Estates at Tiburón depends on what you want behind the pool: Lots 1 to 14 share a rear line with golf land along the Black Course’s first hole, Lots 11 to 17 have golf-owned water within 40 metres, and Lots 18 to 27 back onto the association’s landscaped buffer along Tiburon Drive.
Data updated: September 2026 (Collier County parcel polygons and 2026 preliminary roll, measured September 25, 2026)
Lots | Addresses | What lies behind |
|---|---|---|
1 to 10 | 2702 to 2738, east side | Golf-course land along Black 1, about 16 to 21 metres of rear line each |
11 | 2742 | Golf-course land, with the lake beginning at the rear corner |
12 | 2746 | Golf land and the golf-owned lake; the largest lot, 0.35 acre |
13 and 14 | 2750, 2754 | The golf-owned lake |
15 and 16 | 2758, 2762 | The lake across a narrow strip of former builder land |
17 | 2766 | The loop end, the buffer and the strip, near Vanderbilt Beach Road |
18 to 27 | 2765 to 2721, west side | The association’s landscaped buffer along Tiburon Drive |
The Club’s own course notes say the Black Course’s short par-4 first hole “runs adjacent to Tiburón’s prestigious residential development, Norman Estates.” Frontage conveys no right to play, and a recorded golf-ball easement runs over every lot next to the course, with owners assuming the risk. Stand on the lanai at the time of day you will use it.
The ten west-side homes back onto a landscaped buffer with a path, owned by the association, and beyond it Tiburon Drive, which also carries club and resort traffic; the lot lines at the south end, Lots 16 to 19, sit 28 to 48 metres from the Vanderbilt Beach Road centerline. Both 2026 sales were buffer-side homes.
Homesites run 0.17 to 0.35 acre, median 0.20. Between 2000 and 2003 the builder conveyed small pieces of adjoining golf land with several east-side homes, which is why a Norman Estates legal description can carry extra book and page references. Ask for a survey showing the lot lines, the zero-lot-line wall and any added land.
Every lot is built on, and none was ever sold vacant. The recorded standards bar vertical additions, so a one-storey home stays one storey. A buyer who wants more space should buy one of the larger, mostly two-storey homes rather than plan to build up.
The Tiburón Golf Club membership is optional when you buy at The Norman Estates today. WCI’s 1999 amendment obliged each first buyer to take a Signature Membership, the owners’ 2013 restatement dropped that obligation, and a seller’s Signature Membership can pass to you without a new membership fee if you apply at least 30 days before closing.
Data updated: September 2026 (recorded Norman Estates declaration chain, Collier County Clerk; Tiburón Golf Club membership page, read September 25, 2026)
Instrument | What it says about the club | Record |
|---|---|---|
First Amendment, 1999 | Each initial purchaser “shall be obligated to acquire a Signature Membership at closing” | OR 2509, Page 949 |
Amended and Restated Declaration, 2013 | Club facilities privately owned, not common areas; no obligation to join; the transfer route in Section 4.4 | OR 4914, Page 3520 |
Under Section 4.4, a seller’s Signature Membership passes to the buyer without a new membership fee only 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; otherwise it is deemed resigned at closing without refund. The Club’s Membership Plan controls.
The Club publishes privileges, not prices, so no fee or dues figure appears on this page. Its resident categories are Medallion and Signature; Signature golf runs from May to October with a 10-day booking window. The Club quotes current pricing to a prospective member directly, in writing.
A 1998 Membership Covenant tied first buyers to a Greg Norman “Norman Estates” lifestyle program. Owners of 17 lots released it in 2004, and its 20-year term ended in November 2018. It binds no buyer today and was never the Tiburón Golf Club membership.
A Norman Estates owner pays three recurring layers: an equal 1/27 quarterly assessment to the Norman Estates association, the Tiburón master assessment, and the Pelican Marsh CDD line on the county tax bill, $2,490.80 on the 2025 bill on 23 of 27 homes. Neither association publishes its assessment; the estoppels carry the figures.
Data updated: September 2026 (Collier County Tax Collector 2025 bills for accounts 76730000087 and 76730000485; Collier County Property Appraiser 2025 certified roll; Pelican Marsh CDD fiscal 2026 and 2027 adopted budgets and July 15, 2026 minutes)
Every lot pays 1/27 of annual and special assessments, quarterly in advance. The Board may not raise a member’s annual assessment more than 10 percent over the prior year without a majority of the entire membership, and special assessments are capped at 15 percent of the annual budget in a fiscal year without member consent. The current figure is in the budget, the disclosure summary and the estoppel.
Lawn care, fertilization and insect and disease treatment on every lot, the irrigation system and its control box at each home, Medallist Lane, the entrance corner and the buffer, the gate, the privacy wall easements and reserves. The owner keeps the house, roof, pool, spa and everything else, and insures the home, flood included.
Every owner belongs to Tiburon Estates Homeowner’s Association, Inc., whose 1999 declaration takes in the neighborhood as “Parcel 1000.” The master association does not publish its assessment; the master estoppel certificate states it for a specific home.
The 2025 bills show a “Pelican Marsh” line of $2,490.80 plus the county’s $261.91 garbage charge, $2,752.71 in all, on 23 homes. District operations were $1,725 a unit for fiscal 2026 and $1,879 for fiscal 2027. The rest, $765.19 on our arithmetic, is the Series 2022 bond share, which ends with the final payment in May 2031.
Lots 9, 12, 14 and 24, at 2734, 2746, 2754 and 2733 Medallist Lane, carried $1,987.52 of non-ad valorem charges on the 2025 roll, the District’s operations and garbage without the bond share. The likeliest reading is that their bond shares were prepaid; the home’s own tax bill is the authority.
Layer | Who levies it | Published amount | Where to find it for a specific home |
|---|---|---|---|
Norman Estates assessment | Norman Estates at Tiburon Homeowners Association, Inc. | Not published; 1/27 per home, quarterly | Budget, disclosure summary, estoppel |
Tiburón master assessment | Tiburon Estates Homeowner’s Association, Inc. | Not published | Master estoppel |
Pelican Marsh CDD operations | Pelican Marsh CDD | $1,725 (FY2026); $1,879 (FY2027) | County tax bill |
Pelican Marsh CDD debt | Pelican Marsh CDD | $765.19 on 23 homes on the 2025 roll, our arithmetic; none on 4; ends May 2031 | County tax bill |
County solid waste | Collier County | $261.91 on the 2025 bill | County tax bill |
Ad valorem tax | Millage area 47 authorities | 9.4020 mills, 2026 preliminary | Property Appraiser and tax bill |
Club dues | Tiburón Golf Club, only if you join | Not published | The club, in writing |
Pool service, if you want one, is yours to buy: the declaration lets members vote a pool, painting or pressure-washing program into the common expense, and no public record shows one in effect.
Read the 2013 Amended and Restated Declaration first, then the 2025 Architectural Standards and amendment, then both estoppels and the budget. The Norman Estates’ governing documents are recorded with the Collier County Clerk, so a buyer can read them before writing, but the budget, minutes and assessment figures are not public and come in the review package.
The 58-page 2013 restatement at OR 4914, Page 3520 replaced WCI’s 1998 declaration, articles and bylaws. It holds the maintenance split, the leasing article, the pet rule, the sign rule, the club transfer route, the primary-occupant rule and the rebuild clock after a casualty.
Two certificates recorded February 24, 2025 put the Architectural Standards on the public record (OR 6441, Page 2978) and added the lanai and zero-lot-line rules (OR 6441, Page 3000). Read them before you plan any remodel, roof, window or pool-cage work.
Compare the assessments on each estoppel with the budget, ask what reserves the Board has set for the road, gate and buffer, and ask whether any special assessment is levied or proposed. Florida associations do not record special assessments; the estoppel states them.
We found no separate rules document and no association website. The budget, reserve schedule, Board minutes, gate procedures and any Board resolutions on construction hours are not recorded, so request them inside your inspection period.
Collier County’s monthly permit reports list 94 distinct permits at Norman Estates homes from January 2020 to August 2026, touching all 27: roof permits at 7 homes, standby generators at about 8, window, door or shutter work at 9, and three whole-house remodel permits or applications of $250,000 to $500,000.
Data updated: September 2026 (Collier County monthly building permit reports, issued and applied files, January 2020 to August 2026; Collier County Property Appraiser 2026 preliminary roll and building footprint layers)
The 94 permits break down as 26 mechanical, mostly air conditioning; 14 gas and 11 electrical, largely generators; 12 window, door, shutter and garage-door permits; 7 roof permits at 7 homes; 7 screen-enclosure and 7 building-alteration permits; and 3 fence, 3 plumbing and 1 pool permit.
Original roofs date from 2000 to 2003, so any original roof is now about 23 to 26 years old. The seven reroof permits since 2020 were declared at $61,802 to $149,000. Permits before 2020 were not reviewed, so a home with no recent permit may have been reroofed earlier; ask for the permit date, because an underwriter asks it first.
2725 Medallist Ln took a $500,000 alteration permit in August 2022, 2749 a $250,000 permit in July 2024, and 2742 filed a $295,000 application in July 2025; 2718 took a $116,880 pool alteration permit in April 2026. There was no new-home permit and no teardown in the window.
Fifteen of the 27 homes carry a 2000 or 2001 year built, and 24 stood on the county’s 2002 aerial layer, so most were permitted before Florida’s first statewide building code took effect on March 1, 2002. The code that applies to a house is set by its original permit date, in the county’s permit files.
You check flood zone and insurance for a Norman Estates home against FEMA panel 12021C0382J, effective February 8, 2024, where all 27 homes read Zone X and no home footprint touches the high-risk area, then read any elevation certificate, order the lender’s flood determination, and price wind, property and optional flood cover before you go firm.
Data updated: September 2026 (FEMA National Flood Hazard Layer, panel 12021C0382J, and preliminary panel 12021C0382K, measured September 25, 2026 against Collier County address points, building footprints and parcels; USGS 3DEP lidar, 2018)
Lots | Addresses | Zone at every house | High-risk share of the lot | Ground above nearest base flood elevation |
|---|---|---|---|---|
1 to 11 | 2702 to 2742, east side | X | 0% | 1.8 to 2.4 ft |
12 | 2746 | X | 18.6%, Zone AH at the rear | 2.3 ft |
13 | 2750 | X | 12.0%, Zone AH at the rear | 2.3 ft |
14 | 2754 | X | 7.1%, Zone AH at the rear | 2.7 ft |
15 to 17 | 2758 to 2766, south end | X | 0% | 2.2 to 2.4 ft |
18 to 27 | 2765 to 2721, west side | X | 0% | 1.6 to 2.8 ft |
All 27 on panel 12021C0382J, effective February 8, 2024, measured lot by lot. Ground is USGS lidar beside the house, not a floor; the narrowest margins are Lot 25 at 1.6 feet and Lot 9 at 1.8.
Federal law requires flood insurance on a regulated mortgage only for a building in a Special Flood Hazard Area, and on the 2024 map no Norman Estates house is in one. A lender may still require it. For Lots 11, 12 and 17, whose footprints sit about 12 to 15 feet from mapped high-risk land, have the lender order its flood determination early.
FEMA’s preliminary panel 12021C0382K of March 20, 2025 keeps all 27 homes in Zone X, adding thin Zone AH edges at the rear or side of Lots 9, 11, 19, 20, 21 and 25. Collier County opened a 90-day appeal period on August 19, 2026, with a target of summer 2027; until then the 2024 map governs.
FEMA’s Letter of Map Amendment 16-04-2398A of January 15, 2016 removed the house on Lot 20 from the high-risk zone on the 2012 map; on today’s map the lot has no high-risk land. The county holds one public elevation certificate, for Lot 14, dated July 27, 2017, putting the top of the bottom floor at 13.3 feet NAVD88. For any other home, ask the seller for a certificate.
Citizens Property Insurance does not write a dwelling with a replacement cost of $700,000 or more, so most homes here are written in the private market, where roof age, roof covering and opening protection drive the premium. Commission a wind-mitigation inspection on the state form; the county’s design wind speed for a new house here is 162 mph.
Section 627.701 requires insurers to offer hurricane deductibles of 2, 5 and 10 percent of the dwelling limit, with the $500 and 2 percent options omitted at higher limits; on a $2 million limit, 2 percent is $40,000, our arithmetic. The declaration also requires an owner to begin repairs within 90 days of a casualty and finish within nine months.
Flood cover is optional under federal law on every Norman Estates home, but the local hazard FEMA names is ponding and overland flow, Collier’s Class 5 Community Rating System discount of 25 percent applies to NFIP policies outside the high-risk area too, and Citizens requires a flood policy on every wind-covered personal residential policy from January 1, 2027. The Norman Estates is in Evacuation Zone C, outside the Coastal High Hazard Area.
Property taxes after you buy at The Norman Estates start from your purchase price, not the seller’s bill. The 2025 certified median total bill was $20,204.79, from $12,124.60 to $28,222.81, and at the 2026 preliminary millage of 9.4020 the full rate on a $2,762,500 price comes to about $25,973 a year before any exemption, on our arithmetic.
Data updated: September 2026 (Collier County Property Appraiser 2025 certified and 2026 preliminary rolls, files dated August 29, 2026)
Florida’s Save Our Homes cap holds down a long-held homestead’s taxable value. The homesteaded home at 2722 Medallist Ln shows a 2026 preliminary ad valorem tax of $9,526.00; the non-homesteaded record-sale home at 2742 shows $22,532.79. When you buy, the assessment resets to market value as of the next January 1.
2718 Medallist Ln, bought in January 2025, went from a $13,091.19 total bill in 2025 on the seller’s capped value to $17,289.04 of ad valorem tax alone on the 2026 preliminary roll. Non-homestead Norman Estates homes run about $16,500 to $22,500 of 2026 preliminary ad valorem tax.
If The Norman Estates becomes your permanent Florida residence, apply for the homestead exemption with the Collier County Property Appraiser by the statutory deadline. Sixteen of the 27 homes, 59.3 percent, are homesteaded on the 2026 preliminary roll, and 8 owners receive their tax bill outside Florida.
The Pelican Marsh CDD line and the county garbage charge are collected on the tax bill and are not reduced by homestead. Compare total bills, not millage, when you weigh The Norman Estates against Marsala, which sits outside the District and paid only the $261.91 garbage charge in 2025.
The Norman Estates rules that decide fit are set by the recorded 2013 Amended and Restated Declaration and the 2025 Architectural Standards: one annual lease a year with no tenant dogs, household cats and dogs for owners, a two-car garage and a three-car driveway limit, no yard signs for sale, and firm building limits.
“No Home shall be leased except on an annual basis,” and no lease may run longer than one year. There is one lease per calendar year, a second only for hardship; the tenant must be a natural person; the executed lease reaches the association 20 days before occupancy and the Board decides within 10 days of complete information. An owner whose home is leased may not use the association’s recreation or parking facilities during the lease.
Owners may keep household cats and dogs with no limit on number or size, leashed or carried outside the home. Exotic animals, dog runs and invisible dog fences are not allowed, and “Tenants shall not be permitted to keep dogs as pets.” Assistance animals are a matter for fair-housing law and the association’s accommodation process.
Every home has a two-car attached garage with doors kept closed; no more than three vehicles may stay overnight in a driveway, none on the lawn or the street. Boats, trailers, motorcycles, golf carts and commercial vehicles stay inside the garage, and no one without a valid driver’s license may drive a motor vehicle, a golf cart included, on the common area unless a licensed driver supervises.
Trusts, companies and unmarried co-owners must designate one approved primary occupant, changeable once in 12 months; about half the titles are held in trusts. Anyone living in a home 14 days or more in a calendar month is treated as a tenant needing approval, and fractional or vacation-club use is barred.
“For Sale” and realtor signs are not permitted except open-house direction signs, and “No solicitation will be allowed at any time within the community.” We found no recorded ban on open houses. Every showing reaches the home through the neighborhood’s own gate, by appointment.
One family per home. Low-impact home businesses are allowed; day care, a salon, animal breeding or any business with outside impact is not. The Norman Estates is not age-restricted: we found no 55-and-over restriction in any recorded document, and all 27 addresses are zoned to public schools.
Garbage containers are stored out of sight, mailboxes are one approved type in black gloss, and sheds, carports, trampolines, permanent basketball hoops, window air conditioners and exterior antennas are not permitted. The declaration runs to 2040 and renews in 10-year periods, and amending it takes two-thirds of the total voting interests, 18 of the 27 owners.
After you buy a Norman Estates villa you can remodel inside, reroof, replace windows and doors and re-landscape with Architectural Review Board approval, but you cannot extend the lanai, add a second storey or open a new window or door in the zero-lot-line wall. The rules are recorded, in the declaration and the 2025 Architectural Standards.
Every exterior change, windows and doors included, needs prior written ARB approval. The ARB has 30 days to decide, and silence is deemed approval unless the Board denies; an owner may appeal to the Board within 30 days; approved work must be finished within 180 days. The Board may set construction days, hours and the construction entrance.
Section 9.23: “No Owner shall make, install or have installed any extension of the Owner’s lanai from its current location.” Section 9.24: “No Owner shall change, modify, install or have installed any windows, doors or other openings on the zero lot line of the Owner’s Home that face the adjacent Home.” Together with the ban on vertical additions, they fix every home’s footprint.
Roofs are barrel clay tile only at a 6:12 minimum pitch, with white gutters on every home. Replacement windows, doors and garage doors match the original builder’s type and style. Pool cages are bronze with black screening, no wider than the home and no deeper than the existing lanai. No fences or walls except pool safety fences inside cages; roof-mounted solar only off the front roof.
Clear or painted shutters may stay up all season; roll-downs are fully retracted on the front outside hurricane season. The homes are on natural gas: generators using the home’s existing gas service are allowed on a screened pad, while propane generators, propane pool heaters and underground tanks are barred.
Collier County’s 50 percent substantial-improvement rule applies within zones VE, AE, AH and A, and on the 2024 map no Norman Estates house sits in any of them, so a whole-house remodel is not pushed into elevation work the way it can be at Serafina. Work reaching into the rear Zone AH strip on Lots 12 to 14 would still be regulated where it sits.
The Norman Estates at Tiburón and Serafina at Tiburón are Tiburón’s two small-lot detached neighborhoods near $2 million of county value. Choose The Norman Estates for larger homes for the money, Zone X at every house, the clubhouse at its entrance; choose Serafina for newer homes, golf behind 42 of 44 lots and a weekly pool clean.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll and sales file dated August 29, 2026; Southwest Florida MLS Matrix, pulled September 18, 2026; FEMA National Flood Hazard Layer; recorded declarations of both neighborhoods)
Question | The Norman Estates at Tiburón | Serafina at Tiburón |
|---|---|---|
Homes | 27 detached zero-lot-line villas | 44 detached homes |
Years built, county roll | 2000 to 2003, median 2001 | 2002 to 2008, median 2006 |
House types | 11 one-storey and 16 larger, mostly two-storey | All two-storey WCI plans |
Median lot | 0.20 acre | 0.18 acre |
County base area, median | 3,243 sq ft | 2,862.5 sq ft |
County-qualified sales, Sep 2023 to Aug 2026 | 4, midpoint $2,762,500 | 4, midpoint $3,062,500 |
Record county-qualified sale | $3,300,000, May 2025 | $3,500,000, May 2026 |
12-month MLS closings to Sep 18, 2026 | $2,700,000 and $2,825,000 | $3,500,000 and $2,550,000 |
Median per MLS living sq ft of those closings | $764.49 | $926.30 |
Actives, Sep 18, 2026 | 1, at $3,995,000 | 0 |
2026 county median just value | $2,005,110 | $1,967,435 |
Flood map, February 8, 2024 | All 27 Zone X, panel 12021C0382J | 43 of 44 Zone AH, panel 12021C0194J |
Golf behind the lot | 14 of 27 | 42 of 44 |
To the Tiburón Golf Club from Lot 1 | 0.1 road mile | 1.5 road miles |
Getting in | Its own gate off Tiburon Drive, outside the staffed gatehouse | Its own gate inside Tiburón’s staffed main gate |
Association service | Lawn, fertilization, pest treatment and irrigation on every lot | Lawn, shrubs and a weekly pool clean |
Buyer approval | None recorded for an ordinary sale | Board approval, $150 plus $50 per adult |
District bond share, 2025 roll | $765.19 on 23 homes | $836.33 on 42 homes |
Leasing | One annual lease a year; no tenant dogs | One lease in any 12 months, one-year term under the rules |
Choose The Norman Estates if you want the clubhouse and the resort at the end of your street, Zone X at every home, more house for the money, an association that mows, feeds and irrigates your lawn and the shortest drive in Tiburón to Mercato and Vanderbilt Beach, and you will live in the home rather than rent it by the season. Choose Serafina at Tiburón if newer construction, golf behind almost every lot, a second gate inside the staffed main gate and a weekly pool clean matter more than price per foot and the current flood map.
The county values the two within about $38,000 of each other at the median, and the recorded sales separate them by about $300,000 on four sales a side. A budget near $2.6 to $3.0 million can buy either; the decision is age, roof and flood map against golf frontage and newer construction.
Marsala at Tiburón has 56 homes built 2007 to 2020 on 0.37-acre median lots, sits outside the Pelican Marsh District, allows leases of 30 days and up to three in any 12 months, and had ten qualified sales at a $3,187,500 median in the 36 months to August 2026. It costs more to buy and less in District charges.
We find you the right Norman Estates home by matching your budget to a lot and a house family, watching a neighborhood of none to four sales a year so you hear of a home early, touring through the gate with the roof, permit and flood record in hand, and having the cost stack ready before you write.
Your budget buys a setting and a house family, then an update level. We show you what similar lots and houses have actually sold for, so you know whether your number buys a golf-side two-storey home or a buffer-side one-storey home, and what a roof or window program adds to it.
The right Norman Estates home may come up once a year. We keep your criteria on file and alert you when one comes to market, and when a Serafina or Marsala home does, because most Norman Estates buyers weigh at least one of them.
With no yard signs allowed and five homes still held by their first families, many Norman Estates sales start quietly. We work the Naples golf-community market every week, keep a list of buyers waiting for The Norman Estates, and will tell you when an owner is ready.
Every showing is by appointment through the neighborhood gate. On tour, stand on the lanai at the hour you will use it, note what lies behind the lot, check the roof covering and age, the windows, doors and shutters, the air conditioning, the pool equipment, and which side the zero-lot-line wall faces.
Ask Marc at (239) 287-5873 to set up a saved search for The Norman Estates, Serafina and Marsala, or read how we represent buyers in Southwest Florida and use the buyer form on this page. Alerts route to us directly, so a new listing reaches both you and us the same day.
We negotiate for you at The Norman Estates at partner level, with the qualified sales of similar lots and houses in hand, the roof, windows and systems priced from the inspection, the insurance cost set before you go firm, and the disclosure summary and estoppels read before your deposit is at risk.
A list price above the recent qualified sales has to show why, with a larger lot, a two-storey plan, water, a new roof or a full renovation. If it cannot, we write to the sales. The one listing on September 18, 2026 asked about 21 percent above the neighborhood’s record, and 2741 closed at about 87 percent of its first ask.
An original roof of 2000 to 2003, original windows and doors, or an aging air conditioner or pool heater is a fair credit on a home built before the statewide code, especially when the recorded standards require barrel clay tile and matching windows on any replacement.
We put the roof permit, the wind-mitigation report and the flood determination in front of your insurance agent in the first days of the inspection period, so the carrying cost is a number before you go firm, not a surprise at closing.
The inspection period, the financing terms and the disclosure-summary right give you defined exits. We sequence them so your deposit is not at risk before you have read the covenants, both estoppels and the insurance quote.
Closing costs when you buy at The Norman Estates include the master association’s one-time capital contribution of one quarter of its annual assessment, estoppel charges where the contract assigns them to you, 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 master amendment OR 6149, Page 45; Section 720.30851, Florida Statutes)
One-time charge | Amount |
|---|---|
Master association capital contribution | One quarter of the annual master assessment, stated on the master estoppel |
Norman Estates capital contribution | None in the recorded declaration |
Norman Estates transfer or sale application fee | None in the recorded documents |
Estoppel certificates, two | Capped by Section 720.30851; allocated by the contract |
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 detached home under a homeowners association carries no condominium project review, but the appraisal rests on a thin record of four qualified sales in three years, so give the appraiser the sales table on this page. The lender will order its own flood determination; Zone X leaves flood cover to the lender’s choice.
Budget for the first year of the home’s wind and property policy and any flood premium at closing, and for prorated Norman Estates and master assessments from the closing date. The Pelican Marsh CDD line is prorated with the property tax. The estoppels state what is due.
By custom the seller pays the documentary stamp tax on the deed at $0.70 per $100, about $19,337.50 at the $2,762,500 midpoint of recent sales, our arithmetic, and any unpaid assessments on the estoppels. A new owner is jointly liable for a seller’s unpaid assessments under the declaration, which is why both estoppels matter.
Buyer’s agent compensation at The Norman Estates 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 Norman Estates 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 qualified sales separated from the unqualified deeds, the lot and house family behind each, the full cost stack with the District line, the recorded rules read against your plans, both estoppels, the inspection priced against the architectural standards, the insurance quoted from the roof and flood records, and a closing that lands on time.
Life at The Norman Estates at Tiburón runs through its own gate onto Tiburon Drive: the clubhouse and the Ritz-Carlton Golf Resort a tenth of a road mile away, a pool and spa at home, the lawn kept by the association. The zoned schools, Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High, are all graded A.
Data updated: September 2026 (Collier County Public Schools zoning tool, checked September 25, 2026; Florida Department of Education 2025-26 school grades; OSRM routing, September 25, 2026)
Destination | Road miles | Free-flow minutes |
|---|---|---|
Tiburón Golf Club and the Ritz-Carlton Golf Resort | 0.1 | 1 |
Mercato | 2.9 | 6 |
NCH North Naples Hospital | 3.7 | 8 |
Vanderbilt Beach | 3.8 | 8 |
I-75 at Exit 111 | 4.2 | 8 |
Waterside Shops | 5.3 | 10 |
Southwest Florida International Airport | 23.8 | 32 |
Free-flow minutes are a floor; season adds materially. Every route leaves by Tiburon Drive and Vanderbilt Beach Road and none passes Tiburón’s gatehouse.
Level | School | Road miles | 2025-26 grade |
|---|---|---|---|
Elementary | Pelican Marsh Elementary School | 0.7 | A |
Middle | Pine Ridge Middle School | 4.0 | A |
High | Aubrey Rogers High School | 6.7 | A |
All 27 addresses return the same three schools for 2026-27. Confirm a specific address with Collier County Public Schools; older listings that name Barron Collier or Gulf Coast High pre-date Aubrey Rogers.
Water, sewer and irrigation come from the Collier County Water-Sewer District, electricity from Florida Power and Light, and natural gas is piped to the homes. Garbage goes Tuesday and Friday and recycling Friday. The association is a grantor on the 2021 Hotwire bulk telecommunications easement; the estoppel shows which assessment carries it.
The Norman Estates gate is an association facility paid from assessments. A Pelican Marsh District transponder opens Tiburón’s other gates and is deactivated when a home sells; whether the Norman Estates gate reads the same device is not stated in any record we read, so get the current resident and visitor procedures in writing before closing.
You get a personalized Norman Estates 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 qualified sales, walk through the lot, house family and cost stack, and set up alerts for The Norman Estates, Serafina and Marsala.
Your budget against the recent sales, which lot and house family fit how you will use the home, the roof and code-era questions, the full cost stack with the District line, the club membership question, the flood and insurance picture, the rules that affect your plans, 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 The Norman Estates, 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 Norman Estates at Tiburón specialist matters when you buy because the price turns on lot, house family and roof rather than size, the neighborhood’s gate and clubhouse position differ from every other Tiburón street, the District line sits on the tax bill, and the zero-lot-line and lanai rules decide what you can do after closing.
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 Norman Estates home off a North Naples average or off the $3,513,000 deed the county did not qualify, place the neighborhood behind Tiburón’s staffed gate, budget without the District line, promise a lanai extension or second storey the 2025 rules bar, or let the roof age 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 The Norman Estates at Tiburón, answered from the recorded declaration chain, the Collier County Property Appraiser roll and sales file, the county tax bills, the Pelican Marsh CDD, FEMA’s maps and the Southwest Florida MLS, each with its window and source.
A gated neighborhood of 27 detached zero-lot-line villas on Medallist Lane, Naples FL 34109, built 2000 to 2003 on Tiburón’s first plat, governed by a Chapter 720 homeowners association filed in December 1998, the oldest in Tiburón.
The plat is recorded as Tiburon The Norman Estates at Pelican Marsh Unit 23, a replat of land from Pelican Marsh Unit Twenty. It is the same 27 homes; owning one makes no one a member of Pelican Marsh’s own club or master association.
The four county-qualified sales of the 36 months to August 2026 ran $2,625,000 to $3,300,000, midpoint $2,762,500. The two MLS closings of the 12 months to September 18, 2026 were $2,700,000 and $2,825,000.
$3,300,000 for 2742 Medallist Ln, a two-storey home on a 0.27-acre golf and lake lot, recorded May 16, 2025 (OR 6472/16). A $3,513,000 deed of February 2026 was not qualified by the Property Appraiser and is not a sale price.
One was listed on September 18, 2026: a renovated two-storey home on Lot 21 asking $3,995,000. Ask Marc at (239) 287-5873 for the current list and alerts.
Detached single-family homes on fee-simple lots, each built to one side lot line. The county classes all 27 as single-family residences; there are no shared walls and no condominium units.
Recent listings run 3,248 living square feet for a one-storey, three-bedroom home to 4,152 for a two-storey, five-bedroom home. The county’s base area runs 2,750 to 3,427 square feet and does not count a second floor.
Lots 1 to 14, the east side from 2702 to 2754, share a rear line with golf land along the Black Course’s first hole; Lots 11 to 17 have golf-owned water within 40 metres. Lots 18 to 27 back onto the association’s buffer.
Yes. All 27 have a private pool and a spa on the county roll, 25 with a screen enclosure and two with an aluminum pool fence.
No. It has its own gated entrance off Tiburon Drive beside the clubhouse and the resort, and the master association’s 2018 post orders list it apart from the communities behind the staffed gate.
No. The 1999 obligation on first buyers was dropped in the owners’ 2013 restatement. A seller’s Signature Membership can pass to you if you apply at least 30 days before closing and are approved.
The Club publishes no prices, so none appears here. It quotes current pricing for its Medallion and Signature categories to a prospective member directly.
The association assessment is set in its annual budget, billed quarterly and shared equally by the 27 homes; no public record states it. The estoppel certificate and the disclosure summary carry the figure, with the master assessment on the master estoppel.
Lawn care, fertilization and insect and disease treatment on every lot, every lot’s irrigation, the street, the entrance and buffer tracts, the gate and reserves. The owner keeps the house, roof and pool.
A “Pelican Marsh” line of $2,490.80 on the 2025 tax bill on 23 homes, about $765 of it the bond share that ends in May 2031. Four homes carried only the operations share.
Not to the Norman Estates association. The master association charges each new owner one quarter of its annual assessment under its 2022 amendment (OR 6149, Page 45); the master estoppel states the amount.
The recorded documents set no purchaser-approval procedure for an ordinary sale. Approval applies to a designated primary occupant when a trust, company or unmarried co-owners buy, and the estoppel must say whether approval of the transfer is required.
Yes, if it designates one approved primary occupant, changeable once in 12 months. Build that approval into the timeline and talk to your title agent and lender before you write.
Budget from your price at the 2026 preliminary millage of 9.4020, about $25,973 a year on $2,762,500 before any exemption, our arithmetic, plus the District and garbage lines. The seller’s bill may be far lower under Save Our Homes.
All 27 homes are in Zone X on FEMA panel 12021C0382J, effective February 8, 2024, and no home footprint touches the high-risk area. A rear strip of Zone AH sits behind the houses on Lots 12 to 14.
Federal law does not require it for a mortgage on any Norman Estates home on the current map, though a lender may. Flood cover is worth pricing, and Citizens requires it on wind-covered policies from January 1, 2027.
Preliminary panel 12021C0382K keeps all 27 homes in Zone X, with thin Zone AH edges added at the rear or side of six lots. It is in its appeal period and targeted for summer 2027.
Collier County places it in Evacuation Zone C, outside the Coastal High Hazard Area, the same zone as Serafina and Escada.
Citizens does not write a dwelling with a replacement cost of $700,000 or more, so most homes here are written in the private market. Ask your agent for the replacement-cost figure first.
Original roofs date from 2000 to 2003. Seven homes pulled roof permits from January 2020 to August 2026; ask for the permit date on any home you tour. Any reroof must be barrel clay tile.
No lanai extension beyond its February 2025 location, no vertical addition and no new opening in the zero-lot-line wall. Interior remodels, reroofs and window replacements proceed with ARB approval.
Only on an annual basis: one Board-approved lease per calendar year, none longer than one year, to a natural person, with no subleasing. Seasonal and short-term rentals are not allowed.
No. We found no age restriction in any recorded document, and all 27 addresses are zoned to public schools.
Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High for 2026-27, all graded A for 2025-26, for all 27 addresses.
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.
The Norman Estates’ four recent qualified sales had a $2,762,500 midpoint against Serafina’s $3,062,500, on larger, older homes, with Zone X at every house against Zone AH at 43 of 44 and the clubhouse 0.1 road mile away against 1.5.
Decide which setting you want behind the pool and which house family fits, price the full cost stack with the District line, and call Marc Comisar at (239) 287-5873 for the current listing, the sales record and alerts.
Every Norman Estates at Tiburón figure on this page traces to a primary source below, listed as of September 30, 2026: Collier County instruments, state corporate records, the Pelican Marsh CDD, Florida statutes and agencies, federal agencies, Collier County government and schools, WCI’s SEC filings, the club 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 Norman Estates at Tiburón buyer always opens the official, current copy. Clerk images are non-certified copies of the recorded instruments. Each is the version we read for this page, and the one a buyer should read before signing. We host nothing ourselves.
Document | What it tells a Norman Estates buyer | Official authority |
|---|---|---|
Amended and Restated Declaration, Articles and By-Laws, OR 4914, Page 3520 (2013) | The text in force: equal quarterly shares, lawn and irrigation service, gate, leasing, pets, signs, club transfer, primary occupant, rebuild clock | |
Architectural Standards, OR 6441, Page 2978 (2025) | Roofs, gutters, windows, cages, fences, shutters, generators, signs, mailboxes | |
Certificate of Amendment, OR 6441, Page 3000 (2025) | Architectural review, the lanai freeze and the zero-lot-line wall rule | |
Declaration for Tiburon Estates, OR 2579, Page 364 (1999) | Master association membership, Parcel 1000 | |
Master Capital Contribution amendment, OR 6149, Page 45 (2022) | The one-time charge of one quarter of the annual master assessment | |
Pelican Marsh CDD fiscal 2027 adopted budget | The District operations assessment on your tax bill | |
Pelican Marsh CDD minutes, July 15, 2026 | The bond schedule and the May 2031 final payment | |
Letter of Map Amendment 16-04-2398A, Lot 20 | The 2016 removal of the Lot 20 house from the 2012 high-risk zone | |
2026 Flood Protection Newsletter | The 50 percent rule zones and the CRS Class 5 discount | |
Florida Statutes 720.401, disclosure summary | The summary you receive before signing and your right to void | |
Association corporate record | Norman Estates at Tiburon Homeowners Association, Inc. filings |
McGreevy and Comisar represent buyers across Southwest Florida from an office in Bonita Springs, and The Norman Estates at Tiburón sits inside the North Naples golf-community market they work every week. The first conversation costs nothing, and with a thin record, a District line and recorded building limits 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 and recorded sales dated August 29, 2026. Brokered by Domain Realty.