Updated September 2026
Both estoppels, the club question, the CDD lines on the tax bill and every neighborhood's recorded sales, before you tour. McGreevy and Comisar, the #1 team in Southwest Florida since 2012. Start your buyer consultation or call Marc at (239) 287-5873.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Buying a home in Tiburón, the gated, fully built-out golf and resort community of 540 homes at Vanderbilt Beach Road and Airport-Pulling Road in North Naples, Collier County, Florida 34109, means buying into as many as five layers at once: the county tax bill, a Pelican Marsh Community Development District line on that bill on nine of the ten neighborhoods, a master association, a neighborhood association and, only if you choose it, Tiburón Golf Club. This page is the purchase path, neighborhood by neighborhood and document by document. For the community itself, its history, courses, governance and storm record, read our Tiburón community guide, and for the wider city our Naples real estate guide.
If you already own inside the gates and are selling to buy again, start with how we sell homes in Tiburón and a data-backed valuation of your Tiburón home. Weighing a coastal Naples community as well? Our Pelican Bay buyer guide applies the same record-first method a few miles south and west.
Call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072. We have been Top 1% Real Estate Agents Nationally Since 2008, and before you tour a single home we will show you which of the five layers apply to it and which documents hold the numbers nobody publishes.
Buying a home in Tiburón takes four things most Naples purchases do not: two association estoppel certificates instead of one, a club membership decision with a transfer application due at least 30 days before closing, a CDD line the MLS fee total leaves out, and a flood answer read building by building or lot by lot.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 18, 2026; Pelican Marsh CDD FY2027 adopted budget, adopted July 15, 2026; Collier County bulk property roll, tax year 2026 preliminary, files dated August 29 and 31, 2026)
Everything below comes from the Collier County property roll, the Pelican Marsh Community Development District’s adopted budgets, audited statements and minutes, recorded declarations, Florida’s corporate register, FEMA’s flood layers, the National Weather Service, the club’s and the resort’s own publications and the Southwest Florida MLS. Where the public record stops, this page says so in those words and names the document that holds the answer.
If you are still choosing an agent, our guide to the best real estate agents in Naples sets the city’s teams side by side on the public record. Inside Tiburón the choice that comes first is the neighborhood, because the ten recorded neighborhoods are ten different purchases:
Esperanza and Esperanza II are one product in two recorded phases, so buyers meet nine named places and we publish nine neighborhood guides. Every one has its own section further down this page.
A Tiburón owner pays county property tax at 9.4020 mills, the District’s operating assessment of $1,879 per equivalent residential unit for FY2027 and, in nine neighborhoods, a District bond line that retires May 1, 2031. Marsala pays neither District line. Every home also pays a master association and a neighborhood association, and neither publishes its assessment. That is why every purchase needs two estoppel certificates, one from each association.
Five absences decide purchases here. There is no marina, dock or boat slip; the community sits 3.4 to 4.7 miles inland. There is no private beach and no deeded beach access. There is no pickleball court of any kind. There is no full destination spa on the property; the Ritz-Carlton Spa is at the beach resort three miles away. And there is no new construction left: Tiburón is fully built out.
Across all eleven recorded Tiburón records the county roll carries exactly three parcels coded vacant residential, each an association-owned sliver assessed at $100, and the District said at its July 2026 budget hearing that “the community is built out.” There is no builder inventory, no phase releasing next season and no developer lot program. The 20 homes listed on September 18, 2026 were the entire supply.
Four name traps are worth knowing before you search. There is no Ventanas II; every county record reads “Ventanas I at Tiburon,” and listings that say “Ventanas II” usually mean building B or C. “Escada Estates” is the name on tax bills and District documents; the association is Escada at Tiburon Homeowners Association. The Norman Estates’ recorded plat name is “Tiburon The Norman Estates at Pelican Marsh Unit 23.” And Villa Grande, Avellino Isles, Cordoba and Falcon’s Glen are not Tiburón neighborhoods at all.
Tiburón sits inside the Pelican Marsh Community Development District and was platted inside the Pelican Marsh DRI and PUD, yet it is its own gated community with its own master association, club and resort. It is also unincorporated Collier County: the municipal line on a Tiburón tax bill is 0.0000 mills, whatever the “Naples, FL 34109” mailing address suggests.
McGreevy and Comisar represent Tiburón buyers from the record outward: the county roll, the District’s budget and bond schedule, the recorded declarations, the club’s own membership documents, FEMA’s flood layers and the Southwest Florida MLS. We have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.
Those are career numbers across Lee and Collier County, not a claim about any one community. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
You will not find a McGreevy and Comisar buyer count for Tiburón on this page, or a story about a Tiburón buyer we represented. We have no agent-side pull on record to publish, and we will not invent one. What we give you instead is the whole market, sale by sale where the market is thin, from the Southwest Florida MLS and the county’s recorded deeds, with the source, the window and the count beside every figure.
We are a top-reviewed Southwest Florida real estate team. The quotes below are genuine verified Google reviews in the client’s own words; none describes a Tiburón purchase, and every review is on our Google Business Profile.
★★★★★ “Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.” Verified Google review
★★★★★ “Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he’s helped us settle into the area. 100% recommendation!” 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.” Verified Google review
★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Verified Google review
★★★★★ “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.” Verified Google review
Eleven association assessments exist in Tiburón and exactly one figure among them is published anywhere; the club publishes privileges, not prices; the MLS fee field leaves out the District line; a membership can evaporate at closing if nobody files the transfer; and the flood map splits Castillo, Esperanza, Ventanas and Marsala inside themselves. What we owe you is specific: both estoppels ordered the day the contract is signed, the membership question raised in week one, the condominium package and structural study requested by name, the parcel run against the effective flood map with any Letter of Map Amendment found, and a carrying cost built on the bill you will actually pay.
The key takeaways for a Tiburón buyer are eight measured facts: optional golf with a transfer deadline, District lines on the tax bill, unpublished association assessments, a negotiating market, nine separate neighborhood markets, building-level flood readings and a post-Surfside split among the condominiums. Each is sourced in the sections below.
This Tiburón buyer page runs in the order a purchase actually happens: the market, the price of each neighborhood, the yearly cost layers, the closing items and the club, the documents, flood, insurance, storms and taxes, the rules and the land around the gates, and then how we find, negotiate and close. Jump to any section below.
We track Tiburón through the Southwest Florida MLS and the county’s recorded deeds rather than a portal: 32 MLS closings in the twelve months to September 18, 2026 and 20 active listings, read beside the DOR-qualified sales the county recorded for each neighborhood over the window that first reaches ten sales. Every figure is labeled with its window and count.
Data updated: September 2026 (Southwest Florida MLS Matrix, Development TIBURON, closed September 18, 2025 to September 18, 2026 and active on September 18, 2026, pulled September 18, 2026; Collier County recorded sales, files dated August 29, 2026)
In the last 12 months we tracked every Tiburón closing in the MLS: 32 closings and 20 active listings on the Development field, TIBURON, read back from the MLS criteria bar rather than typed from memory. We assigned each sale to its neighborhood and checked the neighborhood totals against the county’s recorded deeds, which reproduce the MLS prices sale for sale in Castillo, Ventanas and Serafina.
Every figure on this page describes the Tiburón market, not McGreevy and Comisar. A buyer deciding what to offer on a Castillo residence needs the Castillo record, not an agent’s scoreboard, and when we sit down with you we show the source line for every figure we use.
The MLS counts only homes listed through it and carries one value for both Esperanza phases. The county’s recorded deeds include transfers never listed, and the county codes some sales as not arm’s length, such as an $850,000 Castillo deed in 2026 that does not describe the market. We use the MLS for days on market and sale to list, the county deeds to widen thin neighborhoods, and neither to overrule the other.
A median of two sales is not a market. Where a Tiburón neighborhood recorded fewer than ten qualified county sales in twelve months, we widen the window to 24, 36 or 60 months until it reaches ten, and past that to all recorded history, and we say which window every figure uses. Where even 60 months does not reach ten, as in Escada and The Norman Estates, we list the recent sales beside the all-history figure.
Every price per square foot on this page uses MLS living area unless it says otherwise. The county roll’s “total adjusted area” includes garages, lanais and screen enclosures and runs roughly 21 percent larger on the same houses, which mechanically lowers a per-foot figure. We never set one against the other, and neither should any comparison a buyer is handed.
The Tiburón market favors a prepared buyer. The Southwest Florida MLS recorded 32 closings in the trailing twelve months, $65,845,000 in volume, a median 86 days on market and a median sale to list of 93.84 percent, against 20 active listings, roughly 7.5 months of supply, with Castillo’s condominiums the slowest-moving tier.
Data updated: September 2026 (Southwest Florida MLS Matrix, closed September 18, 2025 to September 18, 2026 and active on September 18, 2026, pulled September 18, 2026)
Measure, MLS, twelve months to Sep 18, 2026 | Value | Count and parity |
|---|---|---|
Closings | 32 | all sales on the Development field |
Median sold price | $1,850,000 | n=32, even: the mean of $1,800,000 and $1,900,000 |
Median list price of the closed set | $2,095,000 | n=32, even: $1,995,000 and $2,195,000 |
Median sold price per sq ft, MLS living area | $697.70 | n=31, odd; one sold-data-entry row has no living area |
Aggregate price per sq ft | $715.32 | n=31, total dollars over total living area |
Median days on market | 86 | n=31, odd; range 3 to 320 |
Median sale to list | 93.84 percent | n=32, computed per sale |
Sold volume | $65,845,000 | n=32 |
Sold price range | $715,000 to $4,000,000 | n=32 |
Active listings on Sep 18 | 20 | median asking $1,522,500 |
Months of supply | about 7.5 | our arithmetic: 20 divided by 32 over 12 |
The median Tiburón closing gave up about 6.2 percent from list. For a buyer that means real room on a well-chosen home, not a discount on every home: exactly one of the 32 closed above its asking price. Where a listing has sat, as 12 of the 20 active listings had for more than 100 days on September 18, the room is wider still.
The median sale ran $697.70 per square foot of MLS living area and the aggregate, total dollars over total area, $715.32, on the same 31 sales. Both are correct and they answer different questions. A buyer handed one unlabelled Tiburón per-foot number is being handed one of these two without being told which.
The median closed sale took 86 days; the median active listing on September 18 had been on the market 156.5 days, with actives ranging from 6 to 312 days. The gap is the market’s answer to asking prices: the closed set is what sold, and the active set is largely what the market has already declined once.
Neighborhood | Active on Sep 18, 2026 | Asking range |
|---|---|---|
Castillo | 8 | $1,099,000 to $1,595,000 |
Marquesa Royale | 3 | $2,350,000 to $3,150,000 |
Ventanas | 3 | $829,000 to $975,000 |
Marsala | 2 | $2,795,000 and $3,675,000 |
Escada | 2 | $6,700,000 and $7,250,000 |
The Norman Estates | 1 | $3,995,000 |
Bolero | 1 | $1,199,000 |
Esperanza, Esperanza II and Serafina | 0 | none active |
Our count of the 20 MLS rows. Ten of the 20 asked less than $1,500,000, and every one of those ten was a Ventanas, Castillo or Bolero condominium. A buyer who wants an Esperanza coach home or a Serafina house is waiting for inventory that did not exist on the open market that day.
This is a public record sale from the Southwest Florida MLS, not a McGreevy and Comisar transaction. A Serafina house at 2970 Tiburon Blvd E was listed at $3,250,000 and sold at $3,500,000 in three days, the only one of 32 to close above list. The county records it on May 13, 2026, the highest recorded sale in Serafina’s history. It is a datapoint about that house, not a forecast for yours.
The year’s lowest MLS closing was a Ventanas residence at $715,000; the highest was a Marsala home at $4,000,000, recorded July 2, 2026. The county record shows higher sales outside the twelve months, including $4,950,000 on Marsala Way in May 2025 and $8,000,000 on Escada Drive in May 2023. Tiburón spans more than five times from bottom to top in one year of sales, which is why a buyer chooses the neighborhood before the house.
Closings in the MLS pull | January to May | June to December |
|---|---|---|
Closings | 16 | 16 |
Median sold price | $2,000,000 | $1,537,500 |
Median days on market | 81 | 102.5 |
Median sale to list | 93.70 percent | 93.88 percent |
Tiburón’s closings split exactly in half. Sale to list is effectively identical in and out of season; days on market run about three weeks faster in season. The higher in-season median is a mix effect, the Marsala and Marquesa Royale tier trading, not the same house fetching more. For a buyer, an off-season offer is not a worse offer.
The most recent close in the twelve-month window was July 28, 2026, and the pull recorded no closings in August or in September through the 18th. Recording and reporting lag can surface a late-August close after a pull, so this is the picture on September 18, 2026 rather than a claim that nothing sold.
Condominium neighborhoods closed 23 of the 32 sales and held 15 of the 20 actives, about 7.8 months of supply; the single-family neighborhoods closed 9 and held 5, about 6.7 months, our arithmetic on the MLS counts. Castillo alone held 8 active listings against 9 closings in twelve months, the slowest tier in Tiburón and the one where a patient buyer has the most choice.
A home in Tiburón costs from about $715,000 for a Ventanas residence to $4,000,000 and more for a Marsala house, and far more on Escada Drive. The Southwest Florida MLS twelve-month medians ran from $902,500 in Ventanas to $3,500,000 in Marsala, and every thin neighborhood below is widened on the county record until it reaches ten sales.
Data updated: September 2026 (Southwest Florida MLS Matrix, closed September 18, 2025 to September 18, 2026, pulled September 18, 2026; Collier County DOR-qualified recorded sales, files dated August 29, 2026)
Neighborhood | Twelve-month MLS closings | Range | Median | Median $ per sq ft, MLS living area |
|---|---|---|---|---|
Castillo | 9 | $1,000,000 to $1,575,000 | $1,265,000 (an actual sale) | $522.73 |
Ventanas | 4 | $715,000 to $1,500,000 | $902,500 (mean of $840,000 and $965,000) | $530.72 |
Bolero | 1 | $1,275,000 | no median for one sale | not stated |
Esperanza I and II | 4 | $1,600,000 to $2,335,000 | $2,150,000 (mean of $2,100,000 and $2,200,000) | $731.36 |
Marquesa Royale | 5 | $1,800,000 to $3,000,000 | $2,450,000 (an actual sale) | $830.51 |
Marsala | 5 | $2,800,000 to $4,000,000 | $3,500,000 (an actual sale) | $809.79 |
Serafina | 2 | $2,550,000 and $3,500,000 | no median for two sales | not stated |
The Norman Estates | 2 | $2,700,000 and $2,825,000 | no median for two sales | not stated |
Escada | 0 | no MLS closing in the twelve months | none | none |
The per-foot figures use the living area the listing agent entered, the median of each sale’s own ratio. The twelve-month column is the freshest evidence; the widened county median below is the most reliable where a neighborhood sells rarely.
Neighborhood | First window with ten qualified sales | Sales | Median | Range |
|---|---|---|---|---|
Castillo | 24 months to Aug 29, 2026 | 17 | $1,300,000 | not stated |
Ventanas | 36 months, since Sep 2023 | 15 | $965,000 | $600,000 to $1,825,000 |
Bolero | 60 months, since Sep 2021 | 12 | $1,262,500 | $560,000 to $1,700,000 |
Esperanza I and II | 36 months, since Sep 2023 | 10 | $2,195,000 | $1,600,000 to $2,400,000 |
Marquesa Royale | 60 months, since Sep 2021 | 12 | $2,312,500 | $1,550,000 to $3,000,000 |
Marsala | 36 months, since Sep 2023 | 10 | $3,187,500 | $2,550,000 to $4,950,000 |
Serafina | 60 months, since Sep 2021 | 12 | $2,797,500 | $1,695,000 to $3,500,000 |
The Norman Estates | never in 60 months (5 sales); all history since May 2000 | 58 | $1,451,100 | $830,000 to $3,300,000 |
Escada | never in 60 months; all history since April 2001 | 43 | $3,780,000 | record $8,000,000 in May 2023 |
Collier County DOR-qualified improved sales, excluding deeds the county codes as not arm’s length. The all-history medians for The Norman Estates and Escada reach back to the builder era, so read them with the recent sales: The Norman Estates recorded 5 qualified sales in 60 months at a $2,825,000 median, $2,625,000 to $3,300,000, and Escada 4 in 36 months at a $5,995,000 median, $5,250,000 to $6,225,000, with no Escada deed of any kind in the twelve months to August 29, 2026.
Neighborhood | Units | Median 2026 just value | Median 2026 tax | Homesteaded |
|---|---|---|---|---|
Ventanas | 82 | $656,280 | $6,040 | 20.7 percent |
Bolero | 60 | $1,111,600 | $7,856 | 30.0 percent |
Castillo | 102 | $1,119,320 | $9,889 | 28.4 percent |
Esperanza II | 48 | $1,529,380 | $13,982 | 58.3 percent |
Esperanza | 42 | $1,629,380 | $14,924 | 57.1 percent |
Serafina | 44 | $1,967,435 | $16,836 | 54.5 percent |
The Norman Estates | 27 | $2,005,110 | $17,732 | 59.3 percent |
Marquesa Royale | 48 | $2,101,900 | $17,275 | 47.9 percent |
Marsala | 56 | $2,166,654 | $17,700 | 75.0 percent |
Escada | 31 | $5,331,624 | $41,220 | 64.5 percent |
Collier County bulk property roll, tax year 2026 preliminary, measured September 2, 2026. Just value is an assessor’s measure, not a sale price, and the tax column is what current owners pay after their own exemptions and caps, not what a buyer will pay. Escada’s median just value is 8.1 times Ventanas’, inside one set of gates.
The community’s median sale ran $697.70 per square foot of MLS living area, but neighborhoods ranged from $522.73 in Castillo to $830.51 in Marquesa Royale. A Castillo full-floor residence and a Marquesa Royale coach home are different products with different buyers, so use a per-foot figure only inside a neighborhood, never across one, and never against the county’s larger area field.
Marquesa Royale and Esperanza were built by WCI on the same shell and the same floor plans, and recorded resales since 2022 show Marquesa Royale about 12.5 percent higher on price and about 14.1 percent higher per square foot. The county’s 2026 preliminary roll shows a wider gap, 29 to 37 percent on the same plan, which is an artifact of that roll year rather than the market. Offer from the recorded sales.
The five condominium neighborhoods’ twelve-month MLS medians ran from $902,500 to $2,450,000; the single-family neighborhoods’ recorded sales ran from about $2.5 million to $4 million in the same year, with Escada above them all. A buyer with a budget under $1.3 million is shopping Ventanas, Castillo and Bolero; a buyer between $1.6 million and $3 million is shopping Esperanza, Marquesa Royale and the smaller houses.
Tiburón closed 32 homes through the MLS in twelve months at a 93.84 percent median sale to list, and only 20 were for sale on September 18, eight of them in Castillo. Before you tour, read how we represent buyers in Naples, use the contact form near the top of this page, or call Marc Comisar at (239) 287-5873. If you own here already and plan to move within the gates, start with a valuation of your Tiburón home.
The Tiburón neighborhood that fits you depends on four answers: condominium or house, stairs or elevator, year-round neighbors or a lock-and-leave, and how much flood and post-Surfside exposure you will accept. Below, all nine side by side and then one by one, each with a link to its full guide.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 18, 2026; Collier County bulk property roll, tax year 2026 preliminary; FEMA National Flood Hazard Layer as read for our neighborhood guides)
Neighborhood | Homes | Product | Built | Twelve-month MLS evidence | CDD bond line |
|---|---|---|---|---|---|
Castillo | 102 | Three-story condominium, one home per floor | 2001 to 2003 | 9 sales, $1,265,000 median | Condo I class |
Ventanas | 82 | Five-story mid-rise condominium | 2002 | 4 sales, $902,500 median | Condo II class |
Bolero | 60 | Three-story condominium, one home per floor | 1999 to 2000 | 1 sale, $1,275,000 | Condo I class |
Esperanza I and II | 90 | Three-story coach-home condominium | 2013 to 2015 | 4 sales, $2,150,000 median | Villa II and Villa III classes |
Marquesa Royale | 48 | Three-story coach-home condominium | 2008 to 2012 | 5 sales, $2,450,000 median | Villa class |
Marsala | 56 | Detached single-family | 2007 to 2020 | 5 sales, $3,500,000 median | none, and no District line at all |
Serafina | 44 | Detached single-family | 2002 to 2008 | 2 sales | Golf Villa class |
The Norman Estates | 27 | Detached villas | 2000 to 2003 | 2 sales | $765.19 per home on the 2025 roll |
Escada | 31 | Custom detached estates | 2002 to 2021 | no MLS closing | Est SF II, the highest, about $2,532 |
Bond classes are the District’s own designations from its FY2019 budget; the dollar figures are the District’s FY2027 bracket and, for The Norman Estates, the county’s 2025 tax roll.
Castillo at Tiburón is 102 residences in 34 three-story buildings, one full-floor home per story, created by four recorded declarations from 2001 to 2003 with WCI Communities as declarant. It is the largest neighborhood and, with 8 of the 20 active listings on September 18, the one with the most choice. The twelve-month median was $1,265,000 on nine sales, at $522.73 per square foot, the lowest per-foot figure in Tiburón. On panel 12021C0194J, effective February 8, 2024, 7 of its 34 buildings sit wholly in Zone AH, 6 partly and 21 outside it. Choose Castillo for a full floor of living space at the lowest per-foot price inside the gates.
Ventanas at Tiburón is 82 residences in three five-story buildings over parking, all completed in 2002: building A with 27, B with 28 and C with 27, and ten fifth-floor homes community-wide. It is the only Tiburón address under $500,000 on the county roll and carried a $902,500 twelve-month MLS median. On panel 12021C0194J, building A reads Zone X, building B Zone X with a small AH edge, and building C Zone AH. Its first milestone inspection falls in 2032. Choose Ventanas for the lowest price into Tiburón and a lock-and-leave, and read the structural study first.
Bolero at Tiburón is 60 residences in 20 three-story buildings, one home per floor, built 1999 and 2000, on 6.01 acres of association common ground that holds its streets, grounds, pool and clubhouse. It has its own gated entrance rather than sitting behind the staffed gatehouse. One MLS sale closed in twelve months, at $1,275,000; the 60-month county median is $1,262,500. On panel 12021C0382J, 18 of its 20 buildings are wholly Zone X. Choose Bolero for a full-floor home with a club-like association at a Castillo price.
Esperanza at Tiburón is 90 coach-home residences in 15 three-story WCI buildings, Esperanza’s buildings 1 to 7 and Esperanza II’s 8 to 15, one numbering series across two declarations, built 2013 to 2015. Four MLS sales ran $1,600,000 to $2,335,000, and none was listed on September 18. Each building has one shared elevator. On panel 12021C0194J, 12 of 15 footprints touch the high-risk zone and buildings 14 and 15 are entirely Zone X. Choose Esperanza for the newest construction in Tiburón, and choose the building.
Marquesa Royale at Tiburón is 48 coach-home residences in eight three-story buildings on a private lane beside the resort, with its own gated entrance and pool, built 2008 to 2012 and cut in half by the developer’s 2008 Chapter 11. It shares Esperanza’s WCI shell and plans and one shared elevator per building. Five MLS sales ran $1,800,000 to $3,000,000. A 2012 Letter of Map Amendment covers the condominium, and all eight buildings read Zone X on panel 12021C0194J. Choose Marquesa Royale for the best flood position among the condominiums.
Marsala at Tiburón is 56 detached homes on Marsala Way, the only neighborhood east of Livingston Road, wrapped by the Black Course, with its own gated entrance. Its recorded declaration places it outside the Pelican Marsh CDD, so its homes carry no District line at all, and it publishes the only association fee in Tiburón, a $3,000 resale capital assessment. Five MLS sales ran $2,800,000 to $4,000,000. It is 75 percent homesteaded and zoned to North Naples Middle. Choose Marsala for year-round neighbors and the most modern single-family stock.
Serafina at Tiburón is 44 WCI homes on Tiburón’s smallest single-family lots, a 0.18-acre median, across 54 county parcels, built 2002 to 2008, with association lawn care. Its two twelve-month sales were $2,550,000 and $3,500,000, and its 60-month county median is $2,797,500. On panel 12021C0194J, 43 of its 44 lots read Zone AH, so flood cost belongs in every Serafina budget. Nothing was listed on September 18. Choose Serafina for a detached house at the lower end of Tiburón’s single-family range.
The Norman Estates at Tiburón is 27 zero-lot-line villas on Medallist Lane, built 2000 to 2003 and sold, per WCI’s 2002 prospectus, as “27 villas priced from $1.2 million to $1.4 million.” It has its own gated entrance off Tiburon Drive, not behind the staffed gatehouse. All 27 homes read Zone X on panel 12021C0382J, and the county roll shows its District bond line at $765.19 per home in 2025, the lowest of the nine. Two sales closed at $2,700,000 and $2,825,000. Choose it for a detached home beside the clubhouse.
Escada at Tiburón is 31 custom estate homes on two dead-end streets, a 0.62-acre median lot, built out from 2002 to 2021 under the lot-sales program WCI introduced in 2001. It carries the highest District bond line, about $2,532, and the highest median 2026 tax, $41,220. No Escada home closed through the MLS in the twelve months; four qualified county sales in 36 months ran $5,250,000 to $6,225,000, and two listings asked $6,700,000 and $7,250,000. Choose Escada for a custom house at the top of the market.
Ventanas II does not exist in any county record. Villa Grande is in Grandezza, Estero, in Lee County. Avellino Isles, Cordoba at Lely Resort and Falcon’s Glen each fail the section, ZIP and millage tests, and a Cordoba Circle in Villages of Monterey shares Tiburón’s 34109 ZIP without being part of it. A shared ZIP code is not a membership test, so confirm the recorded name on the deed of any listing you are shown.
Owning a home in Tiburón costs, every year, county property tax at 9.4020 mills, the Pelican Marsh CDD’s $1,879 operating line for FY2027, a District bond line in nine neighborhoods, and two association assessments that no Tiburón association publishes. Club membership is optional and priced only by the club’s own quote. Marsala pays no District line.
Data updated: September 2026 (Pelican Marsh CDD FY2027 adopted budget, adopted July 15, 2026; District FY2025 audited financial statements; Collier County bulk property roll, tax year 2026 preliminary and 2025 certified)
Layer | Who pays | Amount | The document that states it |
|---|---|---|---|
County property tax, millage area 47 | Every home | 9.4020 mills on taxable value for 2026 | The county tax bill |
District operating assessment | Every home except Marsala | $1,879 per equivalent residential unit, FY2027 | The District’s adopted budget and the tax bill |
District Series 2022 bond assessment | Nine neighborhoods, not Marsala | roughly $833 to $2,532 a year until May 1, 2031 | The parcel’s own tax bill |
Master association assessment | Every home | not published, billed quarterly | The master association’s estoppel certificate |
Neighborhood association assessment | Every home | not published for any of the ten, billed quarterly | The neighborhood association’s estoppel certificate |
Tiburón Golf Club membership | Only members | not published | The club’s own written quote |
The MLS “total recurring fees” field is entered by listing agents and does not carry the District lines, which ride on the tax bill. The true yearly cost of a Tiburón home is the two association figures from the estoppels, plus the tax bill’s District lines, plus property tax and insurance.
Group, millage area 47, tax year 2026 | Mills |
|---|---|
County: general fund 3.0107, unincorporated general MSTD 0.6844, Conservation Collier 0.2096, water pollution control 0.0246 | 3.9293 |
School: state law 1.8990, local board 2.2480 | 4.1470 |
Municipal | 0.0000 |
Other: North Collier Fire Control and Rescue District 1.0000, Collier Mosquito Control 0.1331, Big Cypress Basin 0.0978, South Florida Water Management 0.0948 | 1.3257 |
Total | 9.4020 |
The total has fallen in each of six years, from 10.9183 in 2021, and is lower than 286 of Collier’s 314 millage areas. Millage area 47 is not a Tiburón district; it covers 7,173 North Naples parcels, and 38 areas share the identical total.
The District’s FY2027 general fund is $5,809,000 spread across 2,949 equivalent residential units, which is the $1,879 figure, up from $1,725 in FY2026 and about 18.0 percent over FY2025 to FY2027. The assessment base includes the three golf courses, the Ritz-Carlton hotel and the Galleria shops, so 2,949 units are not 2,949 homes, and the count did not move because the community is built out.
Cost center, Pelican Marsh CDD | FY2026 adopted | FY2027 adopted |
|---|---|---|
Landscaping | $1,932,900 | $1,994,450 |
Access control: gates, guards and roving patrol | $1,111,400 | $1,139,900 |
Professional and administrative | $509,900 | $546,400 |
Field management | $235,600 | $244,000 |
Water management: lakes, preserves and aerators | $222,000 | $230,000 |
Lighting, including $47,000 of holiday lighting | $126,500 | $132,500 |
Fountains | $113,500 | $113,500 |
Roadway | $44,000 | $74,000 |
Capital reserve contribution | $500,000 | $500,000 |
Landscaping and access control are 54.0 percent of the FY2027 fund. About $115 of every FY2027 assessment services a line of credit for the US 41 gatehouse on the Pelican Marsh side, a gate Tiburón residents do not drive through.
Every dollar of debt the District still owes is secured on nine Tiburón neighborhoods: the Series 2022 bonds, issued March 1, 2022 at an initial 2.41 percent to refund the Series 2012, with $2,365,000 outstanding at September 30, 2025 and a final maturity of May 1, 2031. A Pelican Marsh home outside Tiburón carries no District bond debt at all, and Marsala, whose declaration was recorded in 2006 on land outside the bond footprint, carries none either.
Fiscal year | Principal | Interest |
|---|---|---|
FY2026 | $385,000 | $56,997 |
FY2027 | $390,000 | $47,718 |
FY2028 | $400,000 | $38,320 |
FY2029 | $410,000 | $28,679 |
FY2030 | $415,000 | $18,678 |
FY2031 | $365,000 | $8,797 |
District FY2025 audited financial statements, filed with the Florida Auditor General. Remaining debt service is $2,365,000 of principal and $199,188 of interest. The bonds are redeemable at par, and the audit reported no instances of non-compliance or material weaknesses.
Neighborhood | District bond class | FY2019 per-unit assessment |
|---|---|---|
Escada | Est SF II | $3,340.31 |
Esperanza II | Villa III | $1,941.90 |
Marquesa Royale | Villa | $1,665.77 |
Esperanza | Villa II | $1,580.29 |
The Norman Estates | Est SF I | $1,085.57 |
Bolero | Condo I | $1,085.57 |
Castillo | Condo I | $1,085.57 |
Ventanas | Condo II | $1,085.57 |
Serafina | Golf Villa | $1,085.57 |
The 2022 refunding and seven years of amortization lowered every class: Escada from $3,340.31 to roughly $2,532 and the small condominium classes from $1,085.57 to roughly $833 to $853 for FY2027, per the District’s own bracket. The FY2025 audited range across the District was $836 to $2,573. The county’s 2025 roll shows The Norman Estates’ line at $765.19 per home, falling each year since 2021, with four lots carrying none.
On the county’s 2025 certified roll, 99 of Castillo’s 102 units carried $2,823.85 of non-ad valorem charges: a $261.91 county solid-waste charge, the District’s $1,725.61 operating line and an $836.33 bond line. Three Castillo units carried $1,987.52, without the bond line. Every Marsala home carried only the $261.91 solid-waste charge. That one line on the bill is how a buyer confirms whether a home carries one District line, two or none.
Tiburón’s master association and all ten neighborhood associations bill quarterly, and none publishes the amount. The one figure published anywhere is Marsala’s $3,000 resale capital assessment, paid once by the buyer at closing. Any Tiburón HOA fee you see elsewhere is a directory scrape or one listing’s entry on one date. The statutory estoppel certificate for the specific property states the real figure.
Basic cable television is part of the master association’s quarterly assessment, supplied by Hotwire Communications under the Fision brand, and owners contract directly with Hotwire for enhanced television, internet and telephone, per Marsala’s association FAQ. Whether the bulk agreement includes internet is not published. Everything else the assessments cover is stated in each association’s budget, which the estoppel and resale package deliver.
The median Tiburón residential parcel carries a 2026 just value of $1,534,650. Non-homesteaded, at 9.4020 mills, that is about $14,429 of ad valorem tax, plus $1,879 of District operations, plus a bond line of roughly $833 to $2,532 outside Marsala, plus the two unpublished assessments. The measured mean 2026 tax across 539 residential parcels was about $13,355, because homestead and caps hold long-time owners’ bills well below that ceiling.
The District certifies its budget to the county by September 15, and the assessment appears on the November tax bill under the uniform method of Chapter 197, Florida Statutes, due with the property tax and discounted with it for early payment. It is not an association bill, it cannot be paid separately or skipped, and unpaid it becomes a tax certificate that outranks an association lien.
Tiburón’s homes come in five forms: full-floor condominiums in three-story buildings at Castillo and Bolero, a five-story mid-rise at Ventanas, three-story coach homes at Esperanza and Marquesa Royale, and detached houses in four platted neighborhoods. Each form carries a different price per foot, a different elevator answer and a different post-Surfside obligation.
Data updated: September 2026 (Collier County bulk property roll, tax year 2026 preliminary; Collier County recorded sales, files dated August 29, 2026; recorded declarations as cited in our neighborhood guides)
Neighborhood | Median county base area | Base area range | Median total adjusted area | Median lot |
|---|---|---|---|---|
Ventanas | 1,420 | 1,120 to 3,230 | 1,420 | condominium |
Bolero | 2,256 | 1,768 to 2,341 | 2,256 | condominium |
Castillo | 2,420 | 2,159 to 2,502 | 2,420 | condominium |
Marquesa Royale | 2,917 | 2,539 to 2,917 | 2,917 | condominium |
Esperanza and Esperanza II | 2,940 | 2,930 to 2,950 | 2,940 | condominium |
Serafina | 2,862 | 358 to 3,387 | 3,665 | 0.18 acre |
The Norman Estates | 3,243 | 2,750 to 3,427 | 4,182 | 0.20 acre |
Marsala | 3,510 | 3,099 to 4,651 | 4,618 | 0.37 acre |
Escada | 4,985 | 834 to 6,528 | 7,113 | 0.62 acre |
County fields, not MLS living area. Base area is the county’s base-structure field; total adjusted area adds garages, lanais and screen enclosures. Escada’s median lot is 3.4 times Serafina’s.
Castillo’s recorded Castillo I declaration describes “three-unit, three story buildings,” one residence per floor, and the county fixes each unit’s area by its unit number: living areas of 2,159, 2,420 and 2,502 square feet appear on the active listings, with a two-car garage per residence. On the county’s recorded deeds over 36 months, first floors sold at a $1,150,000 median, second floors at $1,400,000 and third floors at $1,655,000. The floor is most of the price.
Bolero shares Castillo’s form, one home per floor in three-story buildings of three, with slightly smaller units, a 2,256 square foot county median. Over 36 months of recorded deeds Bolero’s first floors sold at a $1,100,000 median and its third floors at $1,387,500, and no second-floor deed recorded after May 2023. The county values Bolero almost exactly at Castillo’s level, $1,111,600 against $1,119,320 at the median.
Ventanas is the only elevator-served mid-rise in Tiburón: three five-story buildings over parking, with county base areas from 1,120 to 3,230 square feet and a 1,420 square foot median. The three active listings on September 18 offered 1,420 to 1,470 square feet of MLS living area at $829,000 to $975,000. It is the one place in Tiburón a buyer can own a two-bedroom residence for under $1 million.
Esperanza, Esperanza II and Marquesa Royale are three-story coach-home buildings of six residences, two per floor, on WCI’s plans 3130 and 3152. Each building has one shared elevator, a common element whose doors open into each residence’s own vestibule. County base areas run 2,930 to 2,950 at Esperanza and 2,539 to 2,917 at Marquesa Royale, where the smaller plan appears. The two neighborhoods differ in location, flood position and price, not in construction.
Marsala’s homes are WCI’s plans SF70-115 Treviso, SF70-116 Palacio, SF75-114 Cortez and SF75-215 Estrella, at a 3,510 square foot median base area on 0.37-acre lots. Serafina’s 44 houses share county quality code RC-25 on 0.18-acre lots. The Norman Estates’ 27 zero-lot-line villas sit on 0.20-acre lots. Escada’s custom houses carry county improvement quality code 6 on 32 of 33 structures.
Product | Building | Where the home sits | What to confirm |
|---|---|---|---|
Castillo and Bolero residence | Three-story building of three homes | One full floor | Elevator access and garage assignment in the declaration |
Ventanas residence | Five-story mid-rise over parking | Floors one to five | Under-building parking space and storage assignment |
Esperanza and Marquesa Royale coach home | Three-story building of six | One of two homes on a floor | One shared elevator per building |
Detached house | On its own lot | Single-family | Garage, lot width and any lot-specific flood letter |
Confirm the elevator, parking and storage arrangement for any condominium residence in its declaration and on the estoppel. Listings describe these features in their own words, and the recorded declaration is the document that settles them.
Tiburón prices fell from their 2004 to 2008 level into a 2009 to 2014 trough and then rose steeply after 2020 in every neighborhood with enough sales to measure: Marsala’s recorded median roughly tripled from its new-home era and Serafina’s rose about 87 percent from 2015 to 2020 into 2021 to 2026.
Data updated: September 2026 (Collier County DOR-qualified recorded sales, files dated August 29, 2026, period medians as measured for our neighborhood guides; WCI Communities SEC filings)
Neighborhood | Earlier period | Trough | Recent period |
|---|---|---|---|
Marsala | 2011 to 2014, $1,027,900 (n=33) | 2015 to 2019, $1,274,500 (n=12) | 2023 to 2026, $3,187,500 (n=12) |
Serafina | 2002 to 2008, $1,585,900 (n=43) | 2009 to 2014, $1,200,000 (n=15) | 2021 to 2026, $2,554,000 (n=16) |
Escada | 2004 to 2008, about $3.84 million (n=8) | 2010 to 2014, about $2.65 million (n=9) | 2021 to 2025, about $5.78 million (n=10) |
Bolero | 2002 to 2008, $623,000 (n=39) | 2009 to 2014, $487,550 (n=26) | 2021 to 2026, $860,000 (n=25) |
County qualified improved sales. Marsala’s middle row is its 2015 to 2019 period, not a trough; its 2020 to 2022 median was $1,762,500 (n=10). Several periods hold fewer than ten sales, so read direction rather than exact percentages.
Marquesa Royale’s recorded median ran $1,285,400 in 2008, fell to $815,750 in 2012 when the reorganized developer sold the second half, reached $1,599,500 in 2021 and $2,500,000 in 2023 on six sales, and was $2,175,000 on four sales in 2026. No Marquesa Royale sale recorded in 2024 or 2025. A buyer offering today is offering against a small, recent and uneven record.
WCI’s March 2002 prospectus priced The Norman Estates’ “27 villas priced from $1.2 million to $1.4 million.” Marquesa Royale’s first recorded closings in September 2008 ran $891,800 to $1,323,600; Esperanza’s in July 2013 $685,900 to $898,700; and Esperanza II’s in September 2014 $677,600 to $741,000. Early owners have large gains, which is one reason many sell without pressure and some list above the evidence.
The county dates every one of Tiburón’s 540 residences. 293 were completed from 1999 to 2003, 54 percent of the community; only 81 from 2004 to 2011, with a single residence in 2010; and 162 from 2012 to 2015, as the reorganized WCI finished Marquesa Royale, Marsala and Esperanza. Nothing has been completed since 2021.
On a condominium, offer from the county’s widened window and the last twelve months, not a five-year average, and weight the association’s structural study and reserves as heavily as the view. On a house, read the neighborhood’s own last five to ten recorded sales, and expect a seller who remembers 2023. In both, remember that 93.84 percent of list was the median outcome.
A Tiburón buyer pays whatever the two estoppel certificates state at closing, because only one association charge in the whole community is published: Marsala’s $3,000 resale capital assessment, levied on the buyer and due at closing. Whether the master association or the other nine neighborhoods charge a transfer or capital contribution is not published anywhere.
Data updated: September 2026 (Marsala at Tiburon HOA FAQ, retrieved September 1, 2026; Florida Statutes 720.30851 and 718.116)
Marsala’s association publishes a $3,000 resale capital assessment, due from the transferee at closing, in its own FAQ. It is the only association fee figure published anywhere in Tiburón. Budget it on a Marsala purchase, and for every other neighborhood read the estoppel before you budget anything.
A Tiburón purchase needs a statutory estoppel certificate from the master association and one from the neighborhood association, because they are separate corporations with separate assessments. There are eight management companies across the eleven associations, and in four of the ten neighborhoods the association’s address of record is a law firm or an accounting firm. Document review does not run from an on-site Tiburón office, so order both on the first business day.
Florida law requires the estoppel to state the current regular assessment and its frequency, any special assessment levied or pending, and any transfer or capital contribution fee payable on the sale, under Florida Statutes 720.30851 for a homeowners association and 718.116 for a condominium. That makes the certificate the one document that answers every closing-cost question the associations do not publish.
Eleven Tiburón association assessments exist, one master and ten neighborhood, and none publishes its recurring figure or its closing charges apart from Marsala’s. No estoppel fee and no estoppel turnaround time is published for any of them. A figure quoted to you from a listing is one agent’s entry for one property on one date, and your contract should rest on the certificate, not on the entry.
Golf membership at Tiburón is optional and separate from the house. Marsala’s recorded declaration says membership “is not a requirement of owning a home” and gives no owner any right in the club by ownership alone, and the club sells an Associate category only to non-residents. A transferable Signature Membership can pass to a buyer, on a deadline.
Data updated: September 2026 (Tiburón Golf Club 2025 Medallion, Signature and Associate privilege documents, re-verified September 18, 2026; Marsala at Tiburon Declaration, Collier County Official Records Book 4094, Page 1788)
“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,” the Marsala association’s FAQ states, citing Declaration section 17. Section 17.1 adds that no owner has “any right, easement or other use or ownership interest in the Club or the Club Facilities” by owning property. The other nine declarations were not retrieved, so confirm per neighborhood.
Marsala Declaration section 17.3 obliged “each initial purchaser of a Residential Unit” to acquire a Signature Membership at closing. That obligation ran to the first buyer from WCI. It does not run to a buyer purchasing a resale from a private seller, which is every purchase in Tiburón today.
Medallion | Signature | Associate | |
|---|---|---|---|
Eligibility, club’s words | “available to residents of the Tiburón community” | “available to residents of Tiburón communities” | “only available to non-residents of the Tiburón community” |
Golf | Year-round, for cart fee only | May through October only, at a reduced rate | Year-round, for cart fee only |
Tee-time booking window | 60 days | 10 days | 60 days |
Initiation fee refundability | “A portion of your initiation fee is refundable.” | no sentence published | “Membership initiation fee is nonrefundable.” |
Source: the club’s 2025 membership privilege documents. The public books 30 days ahead, so a Signature member’s window is shorter than a visitor’s, in the months the public competes for least.
All three categories publish the same core privileges: the members-only Fitness and Health Club, beach services, dining at Sydney’s Pub, a 20 percent Golf Shop discount, preferred access to the Tiburón Golf Academy, access to the Tiburón Tennis Academy’s four Har-Tru courts, complimentary access to The Reservoir at the resort, preferred reservations and charging privileges at the Ritz-Carlton resorts, The Vault simulator room, the Member Concierge Program and member grandstand passes for all three tour events.
Marsala Declaration Article 17 lets a Signature Membership transfer to the purchaser on four conditions: the seller is current and in good standing, the seller resigns effective on the date of sale, “the purchasing owner must apply for a transfer of Signature Membership a minimum of thirty (30) days prior to the date of closing,” and the buyer is approved. On a proper transfer the buyer does not pay the club’s current membership fee.
If the seller does not arrange the transfer, the membership “shall be deemed resigned as of the date of the closing” and the member “shall not be entitled to a refund of the membership fee, dues or other fees paid to the Club.” It does not revert to the seller and it is not refunded; it simply ends. That is why we raise the membership in the first week of a contract, not the last.
The club publishes privileges, not prices: no initiation fee, dues figure, food and beverage minimum, cart fee or trail fee appears on its site or in its 2025 membership documents as of September 18, 2026. Two contradictory sets of figures circulate on marketing sites, which is itself the evidence that neither is reliable. The club’s own written quote to a prospective member is the only document with a current number.
The club calls itself “The semi-private club.” Members, resort guests on Stay and Play packages and the public all reach the tee sheet, the public through a dynamic-pricing engine at “$99-$500 per player” plus a $40 rider fee. LINKS Magazine recorded in 2018 that access “used to be available only to members and guests at the Ritz-Carlton Naples; however, the course is now open to outside play.”
Tiburon Golf Ventures Limited Partnership owns the golf land and does business as Tiburón Golf Club; Host Hotels and Resorts has owned it outright since September 1, 2011, and Troon has managed it since 2016. No Tiburón association owns, controls or can assess for the courses, so an owner is not a part-owner of a golf course and is not exposed to a golf capital call.
The Gold | The Black | |
|---|---|---|
Opened | 1998 | 2001 |
Championship yardage | 7,382 | 6,949 |
Shortest published set | 5,112 yards | 3,975 yards, family tees |
Renovation | 2016, Greg Norman Design | 2017 to 2018, Greg Norman Design |
Tour event | CME Group Tour Championship, Grant Thornton Invitational | Chubb Classic |
Both courses carry stacked sod wall bunkers, coquina shell waste areas and no conventional rough, and the club’s first printed local rule lets players ground a club in the shell. The Gold was named the 2025 Florida Celebration Golf Course of the Year.
The club’s own collateral states in capitals that club members do not have “the right to use or access the swimming pool, sundeck, beach facilities or other facilities at the beach resort nor the right to use the health club facilities at the golf resort.” A homeowner who is not a member has no published entitlement to any resort amenity at all. Decide what you want from the club before you decide what the house is worth to you.
Buying a home in Tiburón runs in ten steps: choose the neighborhood, decide the club question, budget the five layers, check the flood map, write the offer on the right calendar, order both estoppels on day one, file any membership transfer, request the condominium package, clear inspections, and close with the gate set up.
Decide first between a condominium and a house, then between the forms: a full floor at Castillo or Bolero, the mid-rise at Ventanas, a coach home at Esperanza or Marquesa Royale, or a house in Marsala, Serafina, The Norman Estates or Escada. The neighborhood sets the price band, the District line, the post-Surfside regime, the zoned middle school and much of the flood answer.
Decide whether you want Tiburón Golf Club, and which category, before you fall for a house. Membership is optional on a resale, so a non-golfer is not paying for a course. A golfer should ask on day one whether the seller holds a transferable Signature Membership, because the transfer is the difference between assuming a membership and applying for one at the club’s current quote.
Build the yearly budget from the tax bill down: property tax at your own price, the District’s $1,879 operating line outside Marsala, the bond line for the neighborhood’s class, the two association assessments from the estoppels, insurance for the building type, and the club if you join. Only three of those lines can be priced from public records before you are under contract.
Look up the exact address on FEMA’s Map Service Center, identify the governing panel, and ask whether a Letter of Map Amendment or an elevation certificate is on file for the structure. In Castillo, Esperanza, Ventanas, Serafina and Marsala the answer changes building by building or lot by lot, and it changes the insurance quote.
A Tiburón contract runs on outside clocks: two estoppels from two corporations, a condominium resale package with its review period, a club transfer application due at least 30 days before closing, and, outside a loan, the 30-day wait before a new flood policy takes effect. We set the dates around the slowest of them.
On every home, the master association’s estoppel; on every home, the neighborhood association’s. The master certificate states the master assessment and any balance; the neighborhood certificate states its own assessment, any special assessment and any capital or transfer charge. With eight management companies and four law or accounting offices of record, the first business day matters.
If a Signature Membership is transferring, the buyer’s application must reach the club at least 30 days before closing, the seller must be current and in good standing, and the club must approve the buyer, under the recorded Marsala declaration and the club’s own process. On a 30-day contract that means filing in the first days, not the last week.
On a condominium, request the declaration, bylaws, rules, budget, financial statement, frequently asked questions sheet and the governance form under Florida Statutes 718.503; in Ventanas, Marquesa Royale, Esperanza and Esperanza II, the structural integrity reserve study and the milestone inspection summary. Ask for the master policy and the hurricane deductible in dollars.
On a house, a general inspection, a four-point and a wind mitigation report on the April 2026 form; on a condominium, the unit inspection and the association file. Get insurance quotes inside the inspection period. A lender’s appraiser will look for sales in the same neighborhood and form, which in Tiburón can mean a widened window.
At closing you pay the charges the estoppels state, the deed records, and your ownership begins. Transponders are installed only by District staff and require a Florida driver’s license and vehicle registration; an entity or trust owner also brings recorded documents naming its officers or trustees. Set up guest and housewatch authorizations before you leave for the season.
A Tiburón buyer should request both estoppel certificates on every home, the Chapter 718 resale package on a condominium, the structural integrity reserve study and milestone summary in the four condominiums the laws plainly reach, the flood determination and any Letter of Map Amendment, the recorded declaration for the neighborhood, and the club’s written terms if a membership is involved.
Every Tiburón purchase needs the master association’s estoppel and the neighborhood association’s, under Florida Statutes 720.30851 or 718.116. The certificates state the current assessments and their frequency, any special assessment and any transfer or capital contribution fee. Nothing else in the public record states those figures for Tiburón.
In Marsala, Serafina, Escada and The Norman Estates, the seller owes you the Florida Statutes 720.401 disclosure summary before contract, and a contract signed without it is voidable until closing. In the six condominiums, Chapter 718’s resale disclosure applies instead, with its own review period after you receive the documents. Every home also sits under the master association, so ask for both sets. This is information, not legal advice.
In Ventanas, Marquesa Royale, Esperanza and Esperanza II, request the completed structural integrity reserve study, whether the current budget’s reserves follow its funding plan, the milestone inspection summary the association was required to distribute, the independent insurance appraisal, and the master policy’s hurricane deductible in dollars. In Castillo and Bolero, ask the association for its written position on both laws.
Ask for the flood zone determination for the address, the elevation certificate if one exists, and any Letter of Map Amendment covering the structure. Tiburón’s recorded letters include three 2013 letters covering 47 Marsala lots, one covering four Castillo buildings, one for an Escada lot, one for a Norman Estates lot, a 2012 letter for Marquesa Royale and two for Esperanza.
The master declaration is recorded at Collier County Official Records Book 2579, Page 364; Marsala’s declaration at Book 4094, Page 1788; Castillo’s four declarations at Books 2909, 2910, 2987 and 3097, with a 2018 restatement at Book 5509, Page 3295; the District’s Notice of Establishment at Book 2585, Page 2901. The Collier County Clerk’s official records hold all of them.
No Tiburón association publishes its assessments, reserves, master policy, hurricane deductible or special assessment history; the association’s own records, delivered through the estoppel and the resale package, hold them. Only Marsala publishes its rules. The club’s prices sit in its written quote. A parcel’s District lines sit on its own tax bill.
A Tiburón condominium buyer should check five things before closing: whether the building sits inside Florida’s milestone and structural study laws, how its reserves are funded, what the master policy covers and what its hurricane deductible is, which rules the declaration sets, and how the elevator, parking and storage work for that residence.
Data updated: September 2026 (Florida Statutes 553.899, 718.111, 718.112 and 627.714 as amended in 2025; recorded declarations and FEMA readings as cited in our neighborhood guides)
Neighborhood | Stories | Milestone inspection | Structural integrity reserve study |
|---|---|---|---|
Ventanas | Five | Required; first due in 2032 | Required |
Marquesa Royale | Three, six homes per building | Required | Required |
Esperanza | Three, six homes per building | Required | Required |
Esperanza II | Three, six homes per building | Required | Required |
Castillo | Three, three homes per building | Unsettled | Unsettled |
Bolero | Three, three homes per building | Unsettled | Unsettled |
Marsala, Serafina, Escada, The Norman Estates | Detached single-family | Not applicable | Not applicable, Chapter 720 |
Both laws reach condominium buildings of three habitable stories or more, and both exclude a “three-family dwelling with three or fewer habitable stories,” which is what each Castillo and Bolero building is. No public record settles the exclusion, so no milestone year is stated for either.
The 2025 amendments moved the structural integrity reserve study deadline to December 31, 2025, and that date is behind us. Every association with a live obligation, Ventanas, Marquesa Royale, Esperanza and Esperanza II, should be able to hand a buyer a completed study today. A buyer told “we are working on it” is being told something that is, on its face, past the statutory deadline.
For a budget adopted on or after December 31, 2024, a unit-owner-controlled association that must obtain a structural study may not vote to fund less than the study’s items. The 2025 amendments also raised the reserve-item threshold from $10,000 to $25,000 and allowed reserves to be funded by special assessment, a line of credit or a loan with majority approval. Read the budget to see which route the board chose.
Under Florida Statutes 553.899, within 45 days of receiving a milestone inspection report the association must distribute the inspector’s summary to every unit owner, “regardless of the findings or recommendations in the report.” In a building that has had its inspection, the seller was mailed that summary, so ask the seller for it by name.
Castillo’s recorded declaration describes three-unit, three-story buildings, and Bolero’s association describes its buildings the same way. That meets the height wording of both laws, while the three-family exclusion may take each building out of them. Collier County’s milestone map lists no Bolero building. Ask each association, in writing, for its position, any study it has commissioned and its reserve schedule.
Florida Statutes 718.111(11) requires every condominium association to insure the building at replacement cost set by an independent appraisal at least every three years, and to exclude interior finishes, fixtures, appliances, cabinets, countertops and personal property, which are the owner’s to insure. An association may carry flood insurance on the building; it is not required to. Ask each association whether it does.
Under Florida Statutes 718.111(11)(j), deductibles and uninsured losses are a common expense assessed to the owners. On a multi-million-dollar building, a percentage hurricane deductible is a very large number. Under 718.111(11)(n) the association also need not rebuild improvements an owner or the developer installed that benefit only one unit, which matters in buildings owners have renovated for twenty-five years.
Florida Statutes 627.714 requires a unit-owner policy to include at least $2,000 of loss assessment coverage, and the limit that applies is the one in force the day before the loss. $2,000 is nowhere near a Tiburón building’s hurricane deductible share. A standard unit-owner policy also excludes flood, which is a live gap in the Zone AH buildings of Castillo, Esperanza and Ventanas. Raise the limit at closing, not after a storm is named.
Ventanas I at Tiburon Condominium Association governs Ventanas, while Tiburon Mid-Rise Neighborhood Association holds land shared with Esperanza and Esperanza II. Esperanza and Esperanza II are two separate associations with two different District bond classes, although buyers experience one neighborhood. Request documents from the association that actually governs the unit, identified on the state’s corporate register.
Only Marsala publishes its rules, and its declaration leaves pets unrestricted. The six condominiums’ declarations were not retrieved for this page, and condominium declarations commonly differ from a single-family association’s on pets, leasing and approvals. Read the declaration for your building before you bring a dog or plan a lease, and ask for the current rules with the resale package.
Tiburón is in three flood designations at once, AH, AE and X, on the February 8, 2024 countywide flood map, and the line runs through neighborhoods rather than between them. Four FIRM panels cross the community, no velocity zone touches it, and several neighborhoods split building by building or lot by lot.
Data updated: September 2026 (FEMA National Flood Hazard Layer, queried for our Tiburón guides; FEMA letters of map change; Collier County preliminary map notice, August 19, 2026)
Panel | Effective date | What sits on it |
|---|---|---|
12021C0194J | February 8, 2024 | Castillo, Ventanas, Esperanza, Marquesa Royale, Serafina, Escada and 7 Marsala homes |
12021C0382J | February 8, 2024 | The Norman Estates, Bolero and 7 Marsala homes |
12021C0401H | May 16, 2012 | 42 of Marsala’s 56 homes |
12021C0213H | May 16, 2012 | no home named in our readings |
The panel grid lines at longitude 81.75 west and latitude 26.25 north both run through Tiburón. Confirm the panel for any address on FEMA’s Map Service Center.
Neighborhood | Panel and date | What the effective map shows |
|---|---|---|
Castillo | 0194J, Feb 8, 2024 | 7 of 34 buildings wholly Zone AH, 6 partly, 21 outside; a 2013 letter covers four buildings |
Ventanas | 0194J, Feb 8, 2024 | Building A Zone X; building B Zone X with a small AH edge; building C Zone AH |
Esperanza I and II | 0194J, Feb 8, 2024 | 12 of 15 footprints touch the high-risk zone; buildings 14 and 15 entirely Zone X |
Marquesa Royale | 0194J, Feb 8, 2024 | All 8 buildings Zone X; a 2012 letter covers the condominium |
Serafina | 0194J, Feb 8, 2024 | 43 of 44 lots Zone AH; lot 24 Zone X |
Escada | 0194J, Feb 8, 2024 | All 31 home address points Zone X |
Bolero | 0382J, Feb 8, 2024 | 18 of 20 buildings wholly Zone X; about 20 percent of building 14 in a lake-edge AE area; building 16’s point reads AE |
The Norman Estates | 0382J, Feb 8, 2024 | All 27 homes Zone X |
Marsala | 0401H, May 16, 2012, for 42 homes; 0194J and 0382J for 14 | 49 of 56 address points Zone AH; three 2013 letters remove 47 of 56 lots |
Readings are from our neighborhood guides’ point and footprint queries against FEMA’s layer. Every buyer still needs a site-specific determination for the exact address.
FEMA defines Zone AH as shallow flooding, usually ponding, with average depths of one to three feet and determined base flood elevations. It is a Special Flood Hazard Area where a federally backed lender requires flood insurance, but it is not a velocity zone, not coastal high hazard and not a floodway. No Tiburón sample returned V, VE or any coastal high-hazard designation.
Marsala has the highest natural ground in Tiburón, 13.7 to 14.8 feet NAVD88, three to five feet above its 10.0 to 10.5 foot base flood elevation, and yet 49 of its 56 address points read Zone AH. The two facts agree: an AH zone follows the drainage basin that ponds, not the height of each pad. That is why FEMA’s 2013 letters removed 47 Marsala lots once their structures were shown to sit above the flood elevation.
Across Tiburón the base flood elevation runs 10.0 to 11.5 feet NAVD88, clustering at 10.0 to 11.0; Escada’s is 11.0 to 11.5. Older county documents and some elevation certificates use NGVD29, which in this area reads roughly 1.2 to 1.4 feet higher for the same point. Never compare an NGVD29 certificate directly to a NAVD88 base flood elevation.
Letter | What it covers | Completed |
|---|---|---|
13-04-6908A | Sixteen named Marsala lots on Marsala Way | August 30, 2013 |
13-04-5785A | Castillo I buildings 2 and 3, Castillo II buildings 5 and 6 | August 1, 2013 |
13-04-0296A | Escada lot 10, 2530 Escada Court | October 12, 2012 |
16-04-2398A | The Norman Estates lot 20, 2757 Medallist Lane | January 15, 2016 |
All four read “Not incorporated,” so the determination does not appear as a zone change on today’s map and the letter itself must be produced. Marsala also has 13-04-3370A and 13-04-5566A, Esperanza 12-04-4195A and LOMR-F 13-04-6253A, Escada 19-04-1292A and Marquesa Royale 12-04-4196A.
Collier County’s preliminary countywide flood map entered a 90-day appeal period on August 19, 2026, with a target effective date of summer 2027 that FEMA notes is subject to change. Preliminary maps cannot be used to rate a policy. Until the new map takes effect, the February 8, 2024 map governs; re-verify the zone at contract and again before closing.
Insuring a Tiburón home costs, at the county level, an average of $5,534 a year for a homeowners policy with wind and $2,271 for a condominium unit-owner policy, as of March 31, 2026, per Florida’s insurance regulator. No regulator publishes a Tiburón figure; your quote comes from the address, the flood zone, the code era and the wind mitigation form.
Data updated: September 2026 (Florida Office of Insurance Regulation, Insurer Stability Unit report, July 2026; Citizens Property Insurance 2026 rate kit; FEMA Community Rating System)
Coverage, Collier County average, March 31, 2026 | Annual premium |
|---|---|
Homeowners, including wind | $5,534 |
Homeowners, excluding wind | $3,169 |
Condominium unit owners, including wind | $2,271 |
Condominium unit owners, excluding wind | $1,566 |
County averages across every kind of Collier home, not a Tiburón quote. The condominium average is about $3,263 lower than the homeowners average, our arithmetic, because the association’s master policy carries the building.
Collier County has taken part in FEMA’s Community Rating System since October 1992 and holds a Class 5 rating, a 25 percent discount on eligible National Flood Insurance Program policies, community number 120067. The discount applies to Regular Program policies outside the high-risk zone as well, so it reaches the Zone X buildings too; what differs is the premium it is taken from.
Neighborhood | Built | Likely code edition |
|---|---|---|
Bolero | 1999 to 2000 | before the Florida Building Code took effect |
The Norman Estates and Castillo | 2000 to 2003 | straddling the March 1, 2002 code start |
Ventanas | 2002 | probably permitted before the code |
Serafina | 2002 to 2008 | 2001 and 2004 codes |
Marquesa Royale | 2008 to 2012 | 2004, 2007 and 2010 codes |
Marsala | 2007 to 2020 | mostly the 2010 code and the 2014 fifth edition |
Esperanza I and II | 2013 to 2015 | 2010 code, later units possibly the fifth edition |
Escada | 2002 to 2021 | at least five editions |
Mapped from year built; the permit date, which actually sets the code, is not on the county roll. Collier County is not in the High Velocity Hurricane Zone.
Florida Statutes 627.0629 requires rate filings to credit wind-resistant features, and meeting the Florida Building Code is itself a rateable credit. The inspection form, OIR-B1-1802, was revised effective April 1, 2026, and inspections on or after that date must use it, with photographs. Ask the seller for a current form on the 04/26 revision.
Citizens Property Insurance’s 2026 rate kit recorded its first statewide average decrease since 2015, 2.6 percent, and for Collier County 6,162 policies, 3,657 receiving a decrease, a recommended change of 0.8 percent down and a recommended average premium of $3,441. A market in which the insurer of last resort is shrinking is one where a well-built inland home should be placeable privately.
Citizens may write a new policy only when no private carrier will, or when private premiums run more than 20 percent above Citizens for comparable coverage. Its flood requirement reaches every personal residential policy with wind on January 1, 2027, regardless of value, while condominium unit-owner policies are exempt. A Tiburón house insured through Citizens will carry flood even in Zone X.
Collier County requires new machinery, air conditioners and generators, to sit at the base flood elevation plus one foot. Its 50 percent rule applies in Zones AE, AH and A: work or repairs costing half the building’s pre-improvement value bring the whole structure up to current elevation rules. It bites in the AH buildings of Castillo, Esperanza and Ventanas and in Serafina and parts of Marsala, and not in the Zone X buildings.
No primary source places hurricane storm surge at Tiburón’s position across twenty-one years and five named hurricanes, Wilma, Irma, Ian, Helene and Milton. The community sits 3.4 to 4.7 miles inland, entirely east of US 41, on natural ground averaging about 12.9 feet NAVD88. Its exposure is wind and rainfall.
Data updated: September 2026 (National Weather Service Miami storm summaries; National Hurricane Center reports; USGS 3D Elevation Program point queries)
Storm | Date | What the record shows nearest Tiburón | Surge at Tiburón |
|---|---|---|---|
Wilma | October 24, 2005 | Surge of 4 to 8 feet reported from coastal Collier County | No |
Irma | September 10, 2017 | Naples inundation at the Gulf and Naples Bay “extending less than a half-mile inland”; a North Naples station gusted 112 mph before failing | No |
Ian | September 28, 2022 | Surge over most areas south and west of US 41; 10.24 feet at Delnor-Wiggins Pass | No |
Helene | September 26, 2024 | Naples Bay North gauge 4.02 feet above high water; 3.55 inches of rain at a North Naples station | No |
Milton | October 9, 2024 | Storm tide about 5 feet above high water on the Collier coast | No |
National Weather Service and National Hurricane Center records. This is the record for the location, not a claim about damage to any Tiburón building, which no public record examined here describes.
The National Weather Service wrote of Ian that gusts of 100 to 110 mph “were measured at about 100 to 150 feet above ground level,” with peak near-surface gusts “likely in the 80 to 90 mph range.” The highest readings came off instruments on tall coastal buildings. For Irma, the station nearest Tiburón recorded a 112 mph gust and then failed, so the true peak there was higher.
Ian cost the City of Naples $989 million and unincorporated Collier County $948 million, about $2.2 billion countywide, with 33 buildings destroyed and 3,515 with major damage. The storm’s surge deaths all occurred within roughly half a mile of open water; Tiburón’s nearest point to the Gulf is more than three miles.
In October 2005 Bolero, The Norman Estates, Castillo, Ventanas and part of Serafina were standing; Marquesa Royale, Esperanza, Esperanza II, Marsala and most of Escada were not yet built. Any claim about how Tiburón fared in Wilma applies to fewer than half of today’s homes.
The flood map and the evacuation order are different instruments, so check the exact address in the state’s Know Your Zone lookup before the season. The District publishes a hurricane coordination and waste removal policy, and the master association’s resident site carries hurricane information and an emergency contact register for owners who are away.
Property taxes after you buy in Tiburón reset toward your purchase price, because Florida’s Save Our Homes cap follows the owner, not the house. The 2026 millage in area 47 is 9.4020, and the District lines ride on the same bill without resetting: $1,879 for operations outside Marsala and a bond line in nine neighborhoods until 2031.
The per-neighborhood median 2026 tax on the county roll runs from $6,040 in Ventanas to $41,220 in Escada, and those figures reflect current owners’ homesteads and years of capped increases. Florida Statutes 689.261 requires that you receive a property tax disclosure summary warning you not to rely on the seller’s taxes. Ask your lender to estimate the bill at your own price.
At 9.4020 mills, every $1,000,000 of taxable value costs about $9,402 of ad valorem tax, our arithmetic. The county’s just value, not your contract price, is the starting point, and a homestead exemption lowers the taxable value for a primary residence. Add the District lines for your neighborhood to reach the full bill.
The District’s operating and bond lines are non-ad valorem assessments collected by the Collier County Tax Collector with the property tax, billed in November and discounted with it for early payment. The bond line retires after May 1, 2031; the operating line continues. Whether any of it is deductible is a question for your CPA.
If the home will be your permanent Florida residence, file for homestead by March 1 of the year after you buy. A Florida homesteader who sold a previous Florida homestead may transfer accumulated Save Our Homes benefit, within limits, on the Department of Revenue’s Form DR-501T, filed with the new homestead application.
Across Tiburón 44.5 percent of parcels carry a homestead exemption and 37.5 percent an out-of-state or foreign mailing address. Marsala is 75.0 percent homesteaded and 12.5 percent out of state; Ventanas 20.7 percent homesteaded and 50.0 percent out of state. The homestead count tells a buyer which neighborhoods are full-time and which are lock-and-leave.
The Tiburón rules that decide whether a home works for you are each neighborhood’s recorded declaration on leasing, pets and approvals, of which only Marsala publishes its rules, plus the District’s gate, transponder and commercial vehicle policies, which apply everywhere inside the District and shape renovations, rentals and daily life.
Minimum lease terms and lease counts are set by each neighborhood’s own recorded declaration, nine of which were not retrieved for our guides, so there is no community-wide Tiburón answer. A confident leasing table that circulates for this community does not hold together, and one version claims a neighborhood allows one-day rentals 365 times a year. Read the declaration or the estoppel for the exact neighborhood.
Marsala’s declaration leaves pets unrestricted, and no other Tiburón neighborhood publishes its pet rules. The six condominiums’ declarations commonly differ from a single-family association’s on pets, so read the declaration for the specific building before you bring a dog, and confirm on the estoppel.
Marsala is the only neighborhood that publishes its rules: trash bins stored inside by 6 p.m. on collection day, association-chosen curbside mailboxes, irrigation off from 10 a.m. to midnight, no signage without written approval, and “no sales or promotional events or open houses,” with every showing by appointment and accompanied by a licensed salesperson. It holds its annual meeting in November and posts board notices at its exit gate.
Under the District’s Commercial Vehicle Access Policy, adopted March 22, 2023, contractors enter 7 a.m. to 7 p.m., Monday through Saturday, and not on Sundays or holidays except for emergencies, which the policy limits to air conditioning, water leaks, loss of power or serious damage and expressly not remodeling or painting. Parcel carriers may enter daily, 7 a.m. to 10 p.m. Every renovation here runs on a six-day week.
District staff install transponders; they need a Florida driver’s license and vehicle registration, are not issued to guests, domestic employees or commercial vehicles, and deactivate automatically when the property sells. Where a trust or company holds title, the District requires “legally recorded documents detailing the current corporate officers, managing members, or trustees.” “There are NO refunds,” the policy adds.
The District’s transponder rules state that “Tiburon registered residential property tenants’ transponders will only work for the private gates of Tiburon.” Whether tenants receive any club access is not published by the club. An owner who plans to lease should read the neighborhood’s declaration first and the club’s terms second.
The District’s realtor protocol requires the owner to file a signed form, not an electronic signature, telling access control the property is for sale, naming the listing agent and stating who may admit other agents and buyers. The published version is the west-of-Airport-Road protocol; the Tiburón-side protocol and staffing are not published.
Around Tiburón, two county road projects bracket the community: the $42.0 million six-laning of Airport Road from Vanderbilt Beach Road to Immokalee Road, anticipated to start in June 2026 and run up to two years, and the Vanderbilt Beach Road widening about two miles west, in construction since July 2026.
Data updated: September 2026 (Collier County Project 60190 design handout and comment responses; Collier County news release, July 6, 2026; Pelican Marsh CDD minutes, July 2025 to June 2026)
Collier County Project 60190, FDOT FPID 440441-1, widens Airport Road to six lanes with a 22 to 29 foot median, a 10-foot west sidewalk and street lighting, for $42.0 million, $37.3 million of it construction. It is funded by the county’s one-cent sales surtax, a state grant, impact fees and gas taxes, not by any assessment on Tiburón parcels. The county anticipated a June 2026 start; that it began has not been confirmed here.
The county answered four times, verbatim, that no noise wall will be built anywhere on the project, and that landscaping the new median would need a self-taxing municipal service taxing unit. It is acquiring drainage easements only, not residential land. It also wrote that it takes no position on property values, which is ordinary practice for a road agency.
The southbound Airport Road to eastbound Vanderbilt Beach Road left-turn lanes are being lengthened, but only as far as access to Galleria Drive allows, and commenters report the movement already queues past Galleria between about 3 and 6 p.m. That is the turn a Tiburón resident makes coming home from the north. The District asked its engineer in January 2026 to review the county’s plans at the Tiburón and Vanderbilt intersection.
About two miles west, the county is widening Vanderbilt Beach Road from east of US 41 to east of Goodlette-Frank Road, four lanes to six, on Tiburón’s route to Mercato, US 41 and the beach. Daytime closures run 9 a.m. to 3:30 p.m., Monday through Saturday, with a two-month single-lane stretch expected in spring 2027. Two other Vanderbilt Beach Road projects share the name and sit ten miles or more east.
Tiburón’s entrance road is a named District paving priority, unfunded in FY2027 pending an engineer’s assessment, with paving possible after Easter 2027. The District budgeted $28,250 for gate cameras and license plate readers and plans stone work at the Vanderbilt gatehouse. The District has told residents the Vanderbilt gate will remain open with all lanes during the county’s work.
The Ritz-Carlton Naples, Tiburón published a “May 18-September 2026” renovation of guest rooms, lobby and select dining, with a new 2,700 square foot ballroom, and remained open throughout. Its owner’s filing also describes a four-hotel capital program of $300 million to $350 million through 2029, not broken out by property, so expect some construction inside the gates across that window.
At 1100 Immokalee Road, 3.7 road miles away, the District’s December 2025 minutes record that NCH submitted a planned development amendment petition for the former newspaper site; the county file was not retrieved, so no unit count or status is stated here. The research behind this section is incomplete, and the absence of an item is not evidence that nothing is planned.
Life inside the gates at Tiburón centers on the 295-room Ritz-Carlton Naples, Tiburón, two Greg Norman golf courses and a 27,000 square foot clubhouse, with the resort’s restaurants and The Reservoir waterpark, tennis on four Har-Tru courts and three professional tournaments a season. Most of those privileges run through club membership, not through home ownership.
Data updated: September 2026 (Tiburón Golf Club 2025 membership documents; the resort’s own pages, re-verified September 18, 2026; Host Hotels and Resorts FY2025 Form 10-K)
The Ritz-Carlton Naples, Tiburón at 2600 Tiburón Drive has 295 rooms including 38 suites and 63,000 square feet of meeting space. Host Hotels and Resorts built it as a ground-up development and opened it in January 2002, and Marriott operates it. It was renamed from The Ritz-Carlton Golf Resort, Naples on December 1, 2022. The 450-room figure that circulates belongs to the beachfront hotel.
The resort publishes Palmera for the evening, Ría by the pool, Fenrose for breakfast and Café Fenrose as an all-day market. At the club, Sydney’s Pub serves American comfort food with a bar terrace over the course, and dining there is a membership privilege in all three categories. Mercato’s restaurants and cinema are 2.5 road miles away.
The Reservoir is the resort’s 61,000 square foot waterpark, with a 600-foot lazy river, three slides, a kids’ pool and cabanas, open 9 a.m. to 6 p.m.; club members of all three categories receive complimentary access. The $60 daily resort fee and the shuttle to the beach resort are hotel-guest benefits, not homeowner benefits.
The club’s membership documents name the Tiburón Tennis Academy “with four Har-Tru tennis courts,” and the resort runs The Mouratoglou Tennis Center on the same property, launched in 2024. Neither says whether they are the same courts, and no tennis fee is published. Tiburón publishes no pickleball facility; the nearest venue the club or resort names is off property.
Club members use a members-only Fitness and Health Club at the golf club, and the club runs its own massage and physical-therapy amenity. The resort’s fitness center, open 7 a.m. to 7 p.m., is a hotel-guest amenity, and its Massage and Facial Center works by appointment. The full Ritz-Carlton Spa is at the beach resort, three miles away.
Vanderbilt Beach’s county parking garage is about 3.9 road miles straight west on Vanderbilt Beach Road, the road Tiburón fronts; Clam Pass Park is 5.1 and Delnor-Wiggins Pass State Park 5.7. Club members receive published beach services, which the club describes as transportation and towel service. Tiburón has no private beach and no deeded beach access.
Tiburón has no marina, no boat slips and no dockage; its lakes are stormwater and irrigation water managed by the District and the associations, and none connects to the Gulf. A boat owner buys dockage elsewhere in Collier County, and should not assume a Tiburón association permits a boat or trailer at the house; only Marsala publishes vehicle rules.
The LPGA CME Group Tour Championship plays the Gold on November 19 to 22, 2026, the Grant Thornton Invitational the Gold on December 11 to 13, 2026, and the PGA TOUR Champions Chubb Classic the Black on February 8 to 14, 2027. Members receive passes to a member-only grandstand at the 18th green. The District licenses land at Vanderbilt Beach Road and Livingston Road for tournament staging.
The master association publishes its community and activities calendars behind a resident login, so no named resident club is verified in any public record. Marsala’s social committee sponsors events in season, and Bolero describes itself as “a unique, club-like community.” On the club side, the Member Concierge Program arranges airport transport, reservations, tickets and more.
Tiburón was built by WCI Communities, which in 1998 formed a golf partnership with an affiliate of Host Marriott to finish a 36-hole Greg Norman course; the first 27 holes opened in November 1998 and the clubhouse in December 2000. That history explains today’s two build waves, the District bond, and a golf club no association owns.
Data updated: September 2026 (WCI Communities and Host Hotels SEC filings; Collier County recorded plats; Florida Division of Corporations)
WCI Communities, Inc., the original company then headquartered in Bonita Springs, developed Tiburón. It held 51 percent of Tiburon Golf Ventures Limited Partnership with a Host Marriott affiliate at 49 percent, and in 2000 bought adjacent land for nine more holes “and for future residential property development,” the origin of Marsala.
“WCI Communities” names three legally distinct companies: the original company, which filed Chapter 11 on August 4, 2008; the reorganized private company; and a re-listed successor acquired by Lennar on February 10, 2017. Host bought WCI out of the golf partnership on September 1, 2011, five and a half years earlier. “The developer went bankrupt and Lennar bought it” compresses three events into one wrong sentence.
WCI’s 2001 filing recorded “the introduction of a new lot sales program in Tiburon,” selling finished homesites to outside builders and buyers. That single line explains why Escada’s 31 custom homes took from 2002 to 2021 to finish, and why Escada’s houses differ from one another more than any other neighborhood’s.
Marquesa Royale’s first 24 residences recorded their closings from September 9 to 17, 2008, five to six weeks after the Chapter 11 filing, and the other 24 waited four years. The golf partnership was never a debtor, and WCI asked the court on day one to keep paying its association and club obligations. The reorganized WCI finished Marquesa Royale, Marsala and Esperanza from 2012 to 2015.
Tiburón is Spanish for shark, and Greg Norman’s nickname is “the Great White Shark.” The registered marks associated with the community are a fin, a fin in a box and a fin with a squiggle, on the Florida and federal registers, reproduced in WCI’s 2013 filing.
For a buyer the history lands in four places: the District’s remaining debt is the refunded Phase III bond on nine neighborhoods; Marsala sits outside the District; the golf club belongs to a hotel company, not the owners; and the community is complete, so every home is a resale and no builder will compete with your purchase.
Tiburón is governed in layers: the Pelican Marsh Community Development District, a unit of local government; Tiburon Estates Homeowner’s Association as the master-level entity; and ten active neighborhood associations. Tiburón Golf Club and the Ritz-Carlton sit beside that tree, not inside it, and each layer holds a different document a buyer needs.
Body | What it governs | Record |
|---|---|---|
Pelican Marsh Community Development District | Gates, guards, roads, landscaping, lakes, lighting and irrigation water outside Marsala; the Series 2022 bond | Chapter 190 special district created December 14, 1993; Notice of Establishment, Official Records Book 2585, Page 2901 |
Tiburon Estates Homeowner’s Association, Inc. | The master common tracts, roads, lakes and recreation tracts across three plats; bulk basic cable | Florida document N99000002699, filed April 28, 1999, active |
Ten neighborhood associations | Each neighborhood’s buildings, grounds and rules | All active on the Division of Corporations register, September 18, 2026 |
Tiburon Golf Ventures Limited Partnership | The golf land and Tiburón Golf Club | Florida document B98000000435, active; owned by Host Hotels and Resorts |
The historically named Tiburon Master Property Owners’ Association, document N97000007079, is recorded as inactive on the state register. The estoppel names the association that actually assesses the property.
Association | Florida document |
|---|---|
Bolero at Tiburon Condominium Association | N99000001478 |
Castillo at Tiburon Condominium Association | N00000007850 |
Escada at Tiburon Homeowners Association | N00000003069 |
Esperanza at Tiburon Condominium Association | N13000005450 |
Esperanza II at Tiburon Condominium Association | N14000005729 |
Marquesa Royale at Tiburon Condominium Association | N08000006580 |
Marsala at Tiburon Homeowners Association | N06000007515 |
Norman Estates at Tiburon Homeowners Association | N98000007189, the oldest, filed December 21, 1998 |
Serafina at Tiburon Homeowners’ Association | N01000003327 |
Ventanas I at Tiburon Condominium Association | N01000002215, with Tiburon Mid-Rise Neighborhood Association, N01000002216, holding shared land |
Pulled individually from the Division of Corporations. Confirm the current standing on the day it matters.
District counsel put it on the record in 2017: “the CDD is not a master association, but a special purpose unit of local government,” with no zoning or permitting authority. Marsala’s declaration adds that the club facilities are not “the property of any community development district.” The District’s assessment does not pay for the golf courses.
Five District supervisors are elected to four-year staggered terms by registered voters inside the District, which includes Tiburón, and every meeting is open under Florida’s Sunshine Law. The board meets on the third Wednesday of each month at 9 a.m. at the Pelican Marsh Foundation Building, 1498 Pelican Marsh Blvd, across Airport-Pulling Road.
There is no single management company for Tiburón; there are eight, and in four of the ten neighborhoods the association’s address of record is a law firm or an accounting firm. We publish no manager name, because management contracts change, and no association telephone number. What a buyer needs is the consequence: two document requests to two offices, started on day one.
The District publishes a staffing policy describing one manned Tiburón gate, controlling the other Tiburón gates remotely, with a roving patrol across both sides of the District, and its access-control line is $1,139,900 in FY2027. Bolero, Marquesa Royale, The Norman Estates and Marsala have their own gated entrances rather than sitting behind the staffed gatehouse.
Tiburón’s neighborhoods rank differently on each thing a buyer weighs: Ventanas is the lowest price, Marquesa Royale the best flood position among the condominiums, Marsala the only one with no District line, Esperanza the newest construction and Escada the largest lots. Below are the rankings, each from a sourced figure.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 18, 2026; Collier County bulk property roll; FEMA readings and District bond classes as cited above)
Rank by twelve-month MLS evidence | Neighborhood | Figure |
|---|---|---|
1 | Ventanas | $902,500 median; three actives at $829,000 to $975,000 |
2 | Castillo | $1,265,000 median; eight actives from $1,099,000 |
3 | Bolero | one sale at $1,275,000; one active at $1,199,000 |
4 | Esperanza I and II | $2,150,000 median |
5 | Marquesa Royale | $2,450,000 median |
6 | Serafina and The Norman Estates | two sales each, $2,550,000 to $3,500,000 |
7 | Marsala | $3,500,000 median |
8 | Escada | no MLS sale; county sales $5,250,000 to $6,225,000 over 36 months |
Marsala carries no District line at all. Among the other nine, The Norman Estates’ bond line was the lowest on the 2025 roll at $765.19, the condominium classes run roughly $833 to $853 for FY2027, and Escada’s is the highest, about $2,532. The two association assessments are not published anywhere, so the full yearly ranking waits on the estoppels.
Among the condominiums, Marquesa Royale’s eight buildings read Zone X on panel 12021C0194J under a 2012 letter, and 18 of Bolero’s 20 buildings read Zone X on 12021C0382J. Among the houses, all 27 Norman Estates homes read Zone X on 0382J and all 31 Escada address points Zone X on 0194J. Serafina, with 43 of 44 lots in Zone AH on 0194J, carries the most flood cost.
Esperanza II’s buildings were completed in 2014 and 2015 and Esperanza’s in 2013 and 2014, the newest housing in Tiburón; Marsala’s houses run to 2020 and Escada’s to 2021, one house at a time. The oldest are Bolero’s, from 1999 and 2000.
Marsala is 75.0 percent homesteaded, Escada 64.5 percent and The Norman Estates 59.3 percent; Ventanas is 20.7 percent and Castillo 28.4 percent. A buyer who wants neighbors on the street in August is shopping a different part of Tiburón from a buyer who wants a lock-and-leave.
The four detached neighborhoods sit outside Chapter 718 entirely. Among the condominiums, the newest buildings reach their milestone years last, while Ventanas’ first milestone falls in 2032. Castillo and Bolero sit in the unsettled three-family question, which a careful buyer resolves with the association’s written position before going firm.
A seasonal or investment buyer in Tiburón should know four things before the first offer: leasing terms are set by each neighborhood’s declaration and are not published outside Marsala, tenants’ transponders work only at Tiburón’s private gates, the Housewatch Authorization Form is what lets a caretaker admit vendors, and a foreign seller’s sale requires withholding by the buyer.
Because nine of ten declarations set their own leasing terms, an investor’s first document is the recorded declaration for the exact neighborhood, then the estoppel. Our neighborhood guides carry what each has been able to verify. Assume nothing from another Tiburón neighborhood, and nothing from a listing’s remark.
The District’s Housewatch Authorization Form, completed “by the homeowner ONLY,” names up to two representatives at one of three authority levels: guests only, services only, or guests and services. That is how a home-watch company admits vendors while the house is empty. With 37.5 percent of Tiburón’s roll mailed out of state or abroad, set it up before you leave.
Guests enter through a resident-controlled web system alongside a paper form that must be signed by the resident. Under District policy, car services and food delivery must give a valid address and, if not on the guest list, are verified with the resident: “NO PAPER PASS WILL BE ISSUED OR ACCEPTED.”
When the seller is a foreign person, FIRPTA generally requires the buyer to withhold a share of the gross price at closing and remit it to the Internal Revenue Service, unless an exception or a withholding certificate applies, per the IRS. With so many out-of-country owners on the Tiburón roll, the closing agent should confirm the seller’s status early.
Florida closings routinely use remote signing and mail-away packages, and a buyer who cannot attend can close from anywhere. Marc Comisar handles the final walkthrough on site, and Jesse McGreevy coordinates both estoppels, the club transfer and the condominium package, so an out-of-state buyer need not fly down more than once.
Daily logistics in Tiburón run through the District and the county: District-run gates and irrigation water, Collier County water, sewer and trash, Florida Power and Light electricity and Hotwire television under the master association’s bulk agreement. Marsala differs on irrigation, trash timing and the District itself.
Water and sewer come from the Collier County Water-Sewer District, north service area, not the City of Naples, confirmed by point queries at four Tiburón addresses. Electricity is Florida Power and Light, not Lee County Electric Cooperative. Natural gas availability at a specific address is not published, so confirm it before you plan a gas generator or cooktop.
The District supplies irrigation water from county reclaimed water, and its July 2026 minutes record county rate increases of about 7.5 percent a year after 22 percent over the prior three years, with 9.5 percent for the next year. Marsala irrigates instead from a golf-course pond under its own water management permit, so its cost does not track the county’s rate.
Tiburón is in Collier County Solid Waste District 1: garbage Tuesday and Friday, recycling, yard waste and bulk on Friday, measured at four addresses. Carts go out after 6 p.m. the night before and back by 6 a.m. the day after, except inside Marsala, where bins must be stored inside by 6 p.m. on collection day.
Basic cable is inside the master association’s quarterly assessment, supplied by Hotwire’s Fision service, a fiber operator, and owners contract directly with Hotwire for enhanced television, internet and telephone. Whether the bulk agreement includes internet is not published, and no broadband speed is stated here.
On a Tiburón tour, ask the questions the listing does not answer: which two associations assess the home, whether the tax bill shows one District line, two or none, which flood panel and letter apply to the building, whether a transferable membership comes with it, and, for a condominium, what the association’s structural file shows.
Ask which floor, and how the residence reaches the upper floors; the garage assignment; the building’s flood reading and whether it is one of the four Castillo buildings covered by a 2013 letter; the association’s written position on the milestone and structural study laws; the master policy and hurricane deductible; and the roof history in the association’s records.
Ask which building, A, B or C, because the flood reading differs by building; which floor and which stack; the under-building parking and storage assignment; the association’s completed structural study and reserve funding; and the date of the building’s first milestone inspection, due in 2032.
Ask which building, because Esperanza’s flood reading changes by building and its two phases carry different District bond classes; which floor and plan; how the shared elevator is maintained and reserved for; the completed structural study; and, at Marquesa Royale, a copy of the 2012 Letter of Map Amendment.
Ask for the neighborhood’s District bond line on the tax bill, the roof and window permit history, a wind mitigation report on the April 2026 form, the flood zone and any lot-specific letter, the lot’s frontage, and in Marsala the $3,000 resale capital assessment and the published rules on signs, bins and showings.
Ask how long the home has been listed and at what prices, whether the seller holds a club membership and whether it is transferable, when the seller’s association accounts were last paid, and whether any assessment is pending. Then drive Airport Road and Vanderbilt Beach Road at the hour you would drive them in season.
We find the right Tiburón home by matching your budget, club plans and habits to a neighborhood first, then watching a market of about 32 MLS closings a year closely enough to hear about the right home early. The search weighs building, floor, flood panel, District lines, post-Surfside status and the club question before a showing is booked.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 18, 2026)
A portal price filter returns Ventanas residences, Castillo floors and Marsala houses that share a set of gates and little else. We start the other way round: tell us whether you want golf, whether stairs or an elevator matter, whether you want neighbors in August, whether you will ever lease and whether a dog is coming, and we will name the one or two neighborhoods that fit.
Tiburón’s closings split evenly between January to May and June to December, and sellers in season sell faster, not higher. With supply at about 7.5 months and 12 of 20 listings past 100 days on September 18, the prepared buyer’s advantage is choice and time. On the thin streets, a listing can appear once a year; we watch Serafina, Esperanza and Medallist Lane by name.
Every showing runs on the owner’s signed authorization at the gate, and in Marsala every showing is by appointment with a licensed salesperson present, with no open houses. That thins casual traffic and favors the buyer whose agent already knows which homes are coming and has the showing cleared.
On every tour we check what a listing does not say: which floor and building a condominium sits in and how it reaches the upper floors; the building’s flood panel and any letter; the tax bill’s District lines; the structural study in the four condominiums the laws reach; and whether a transferable membership comes with the home.
The right way to watch a community with a few sales a year per neighborhood is a saved search with alerts, tuned to the neighborhood, floor, building and features that matter to you. Call Marc Comisar at (239) 287-5873 and we will set it up and tune it for you, starting from our buyer resources for Naples.
We negotiate a Tiburón purchase on the record: a 93.84 percent median sale to list, only one of 32 sales above list, 86 median days on market against 156.5 on the active listings, 12 of 20 actives past 100 days, and a membership, a District line and two estoppels that belong in the price conversation from the start.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 18, 2026; Collier County recorded sales)
We price against the MLS and county sales in the same neighborhood, form and floor, the home’s full listing history and its condition. A Castillo third floor priced off a first-floor sale is asking for the wrong floor’s money; the county deeds put the gap at about half a million dollars. On a street that sells rarely, such as Medallist Lane or Escada Drive, we show you every sale rather than a median.
A transferable Signature Membership that a buyer can assume without paying the club’s current fee is worth something to a golfer and nothing to a non-golfer. We establish early whether the seller holds one, whether the seller is in good standing, and whether you want it, and we put the 30-day application into the contract calendar so the value is not lost at closing.
On a house, the roof, openings, air conditioning and flood reading show up in the inspection and the insurance quote, and quotes obtained inside the inspection period turn condition into numbers. On a condominium, a missing structural study, an underfunded reserve plan, a high hurricane deductible or a pending assessment is a legitimate item for the price conversation, raised in writing with the evidence attached.
On September 18, 12 of the 20 active listings had been on the market more than 100 days, five of the eight Castillo listings among them, and one Castillo residence had been listed for 312 days. A listing that has sat is a seller who has heard the market’s answer, and a well-supported offer below asking is a fair conversation there.
Your deposit is protected only if you act inside the contract’s deadlines. We diary every one, deliver every notice in writing, and make sure both estoppels, the club’s answer, the condominium package and the insurance quotes arrive before your deposit goes hard.
A Tiburón buyer pays ordinary Florida closing costs plus whatever the two estoppels state: the owner’s title policy, which Collier County custom assigns to the buyer, a Marsala buyer’s $3,000 resale capital assessment, prorations of the association and tax lines, and on a financed purchase the documentary stamp tax on the note and the intangible tax on the mortgage.
Data updated: September 2026 (Florida Administrative Code Rule 69O-186.003; Florida Department of Revenue; Marsala at Tiburon HOA FAQ)
Florida sets the owner’s title insurance premium by state rule, at $5.75 per $1,000 of coverage up to $100,000, $5.00 per $1,000 from $100,000 to $1 million and $2.50 per $1,000 from $1 million to $5 million. In Collier County the buyer customarily selects the closing agent and pays the owner’s title policy, though the contract controls.
Purchase price | Estimated owner’s policy premium, our arithmetic on the promulgated rate |
|---|---|
$902,500, the Ventanas median | about $4,588 |
$1,265,000, the Castillo median | about $5,738 |
$1,850,000, the Tiburón median | about $7,200 |
$2,450,000, the Marquesa Royale median | about $8,700 |
$3,500,000, the Marsala median | about $11,325 |
Estimates only; reissue credits and rounding change the figure, and the lender’s policy on a financed purchase is a separate buyer cost.
Documentary stamp tax on the note runs at $0.35 per $100, and the nonrecurring intangible tax on a new mortgage at 2 mills; neither applies to a cash purchase. On a $722,000 loan, 80 percent of the Ventanas median, that is about $2,527 and $1,444; on a $1,480,000 loan, 80 percent of the Tiburón median, about $5,180 and $2,960, our arithmetic. The documentary stamp tax on the deed, $0.70 per $100, is customarily the seller’s in Florida.
Your settlement statement carries whatever the master and neighborhood estoppels state: prorations of the quarterly assessments, any special assessment, and any transfer or capital contribution. On a Marsala purchase that includes the published $3,000 resale capital assessment. No other Tiburón association publishes a closing charge, so the certificates, not an estimate, set these lines.
Property taxes and the District lines are billed in November for the current year and paid in arrears, so at a mid-year closing the seller credits you for their share of the year, calculated on the seller’s bill, which is not a forecast of yours. Association assessments are prorated on the quarter the estoppel states.
Budget for a general inspection, a wind mitigation inspection on the April 2026 form and a four-point where the carrier asks for one, and an elevation certificate if none is on file and the home sits in a Special Flood Hazard Area. A survey is worth ordering on a single-family lot before you plan a pool, cage or driveway change the association will review.
Since the National Association of REALTORS practice changes took effect on August 17, 2024, a Tiburón buyer touring with an MLS agent must first sign a written buyer agreement that states the agent’s compensation in an objectively ascertainable way, and offers of compensation no longer appear on the MLS.
The agreement must be signed before the tour, in person or by live virtual tour. It must state the amount or rate of compensation, prohibit the agent from receiving more than that from any source, and state conspicuously that broker fees are not set by law and are fully negotiable. You need no agreement to talk to an agent, interview several or ask us to check an address’s flood panel; the line is the tour.
A seller can still cover a buyer’s broker or offer concessions, but that now happens in the transaction rather than in an MLS field, and your agreement caps what your agent may receive. You agree what your agent is paid first; whether a seller covers any of it is negotiated separately.
Here, representation earns its keep in the diligence: two estoppels from two corporations, a membership that ends at closing unless someone files the transfer, District lines missing from the MLS fee total, eleven associations that publish no assessments, a flood map that splits buildings, and four condominiums inside the structural study laws. Read any buyer agreement against that list, and read more about our team and our credentials.
A Tiburón address is zoned to Pelican Marsh Elementary and Aubrey Rogers High, with Pine Ridge Middle for seven streets and North Naples Middle for Marsala Way, all graded A for 2025-26, and sits 3.3 road miles from NCH North Hospital’s three emergency departments and about 3.9 road miles from Vanderbilt Beach.
Data updated: September 2026 (Collier County Public Schools address-level zoning record, queried September 2, 2026 for 2026-27; Florida Department of Education 2026 grades; our measured road distances from 2600 Tiburon Drive, September 16, 2026)
School | Serves | Road miles | 2025-26 grade |
|---|---|---|---|
Pelican Marsh Elementary | All 329 addresses queried | 0.7 | A, 79 percent of points |
Pine Ridge Middle | The 269 addresses on seven streets | 4.0 | A, 75 percent |
North Naples Middle | The 60 addresses on Marsala Way | 4.7, or 3.6 from Marsala Way | A, 85 percent, the county’s highest middle school |
Aubrey Rogers High | All 329 addresses queried | 6.7 | A, 75 percent, first among zoned high schools in the county |
The district’s address-level record returned no mixed results inside any street. Confirm your exact address in the district’s zoning tool, because boundaries are re-run each year, and never rely on an MLS school field, which is agent-entered.
Aubrey Rogers High opened for the 2023-24 school year, and much Tiburón copy was written before it. Barron Collier High is closer, at 2.8 road miles, which makes the stale claim look right on a map. Zoning is an assignment, not a distance, and the district returns Aubrey Rogers for every Tiburón address.
Collier runs controlled open enrollment under Board Policy 5120: out-of-zone transfers for documented need, and school choice applications open “without respect to or limitations upon their reasons,” but placement depends on capacity and a new application is required at each level change. A family cannot simply pick any school.
First Baptist Academy is 1.8 road miles away, Community School of Naples 3.6, The Village School of Naples 4.0, Mason Classical Academy’s new K-8 campus 5.1, Royal Palm Academy 5.6 and Seacrest Country Day School 10.1. Community School of Naples does not take Florida’s school-choice scholarships; Seacrest, Royal Palm Academy and The Village School do.
Facility | Road miles | Free-flow minutes |
|---|---|---|
NCH North Hospital, general, pediatric and obstetric emergency departments | 3.3 | 8 |
Physicians Regional North | 3.4 | 7 |
Physicians Regional Pine Ridge | 5.4 | 12 |
NCH Baker Hospital, downtown | 8.9 | 18 |
NCH states that it operates the only pediatric emergency department in Collier County. NCH’s urgent care accepts HMO plans only with an assigned NCH primary care provider, which matters to a household arriving with an out-of-state HMO.
Destination | Road miles | Free-flow minutes |
|---|---|---|
Nearest pharmacy | 0.6 | 2 |
Nearest Publix | 1.0 | 3 |
Mercato | 2.5 | 6 |
Costco and Whole Foods | 2.8 and 2.9 | 6 |
Vanderbilt Beach garage | 3.9 | 8 |
Waterside Shops | 5.3 | 10 |
Naples Municipal Airport | 6.8 | 13 |
Bonita Springs City Hall | 8.7 | 15 |
Fifth Avenue South | 9.4 | 18 |
Southwest Florida International Airport | 23.3 | 32 |
Every minute is a free-flow floor without traffic or season; reckon 35 to 50 minutes to the airport depending on the season and hour. Tiburón is a North Naples address: Bonita Springs City Hall is closer than Fifth Avenue South. For the wider city, see our Naples real estate guide.
Tiburón and Pelican Marsh are the two communities inside the Pelican Marsh Community Development District, on opposite sides of Airport-Pulling Road, and the District’s own records draw the practical differences between them. Tiburón carries the District’s only remaining bond debt, a semi-private club and a resort inside its gates; Pelican Marsh carries operating assessment only.
Data updated: September 2026 (Pelican Marsh CDD FY2027 adopted budget, FY2025 audited statements, transponder policy and minutes; Marsala at Tiburon HOA FAQ)
Question | Tiburón | Pelican Marsh |
|---|---|---|
District | Inside the Pelican Marsh CDD, except Marsala | Inside the Pelican Marsh CDD |
District bond debt | Series 2022 bond line on nine neighborhoods until May 1, 2031 | None: operating assessment only |
District operating line, FY2027 | $1,879 per equivalent residential unit | $1,879 per equivalent residential unit |
Master body | Tiburon Estates Homeowner’s Association | The Foundation of Pelican Marsh, Inc. |
Bulk television | Hotwire Fision basic cable in the master assessment | Bulk cable and internet from Comcast, per the Foundation |
Gatehouse | Tiburón’s private gates, including the Vanderbilt gatehouse | The US 41 gatehouse, under reconstruction for about $1,056,154, financed by a line of credit every District owner helps repay |
Golf | Tiburón Golf Club, semi-private and optional, 36 Greg Norman holes, three tour events | Information not available at time of publishing |
Resort | The Ritz-Carlton Naples, Tiburón inside the gates | Information not available at time of publishing |
Zoned schools | Pelican Marsh Elementary, Pine Ridge or North Naples Middle, Aubrey Rogers High | Information not available at time of publishing |
Association fees | Not published, except Marsala’s $3,000 resale capital assessment | Information not available at time of publishing |
We publish no Pelican Marsh fee or market figure we cannot source to a primary record. Whether Tiburón owners are members of the Foundation of Pelican Marsh is not stated here; the Foundation’s amenities are a Pelican Marsh benefit.
Choose Tiburón if you want a finished community with an optional semi-private club, a Ritz-Carlton inside the gates, a condominium or house among nine distinct neighborhoods, and a District bond that ends in 2031. Choose Pelican Marsh, and read our Pelican Marsh guide, if you want District services without any District bond line, and compare its own recorded documents line by line.
Tiburón is compared most often with Pelican Bay, Talis Park, Grey Oaks and Mediterra. We researched none of them to this page’s standard, so we carry no figure across. Ask the same questions of each: whether golf is bundled or optional, whether a district line rides on the tax bill, how many association layers bill the home, and how the flood map reads at the building.
Tiburón is the right purchase for a buyer who wants a finished, gated North Naples community with optional golf, a Ritz-Carlton inside the gates, A-graded zoned schools and high inland ground. It is the wrong purchase for a buyer who wants a boat at the house, pickleball, published association fees or a walk to Fifth Avenue South.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 18, 2026; the sources cited throughout this page)
A personalized Tiburón buyer consultation with McGreevy and Comisar is a working session, not a sales pitch. We match your budget, club plans and habits to one or two neighborhoods, set out the five cost layers and the documents behind them, check the flood panel and District lines, and tell you honestly whether Tiburón fits.
The consultation form sits near the top of this page. You can also call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or read how we represent buyers in Naples first. We have been Top 1% Real Estate Agents Nationally Since 2008.
Jesse McGreevy runs the data, marketing and systems side of the partnership, which is why this page is built on the county roll, the District’s budgets, the recorded declarations, the MLS and FEMA’s records rather than a portal feed. Reach him at (239) 898-6072 or [email protected].
Marc Comisar runs the field side: in the homes, at the inspections and at the closing table. For a Tiburón buyer that means the floor, building and elevator questions in each condominium, the roof, openings and flood reading on a house, and a calendar that lines up both estoppels, the club transfer and the condominium package with your closing. Reach him at (239) 287-5873.
A Tiburón specialist matters because the facts that decide a purchase here, two estoppels from two corporations, a membership that ends at closing unless the transfer is filed, District lines the MLS omits, eleven associations that publish no assessments, flood readings by building and a post-Surfside split, live in documents a general Naples search never surfaces.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 18, 2026; Pelican Marsh CDD and recorded documents)
This page is the purchase path. For the club, the courses, the resort, the history from WCI’s partnership to Host’s ownership, the governance tree, the District and the storm record, read our complete Tiburón community guide.
If you are selling to buy in Tiburón, including a move between neighborhoods, see how we sell Tiburón homes and request a valuation of your Tiburón home, or call Jesse McGreevy direct at (239) 898-6072.
Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, are the local real estate experts behind this Tiburón buyer page. They co-founded Domain Realty, lead a team of agent partners across Lee and Collier County, and run the business from the Bonita Springs office on Tamiami Trail. Reach Jesse direct at (239) 898-6072.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) 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 about our team at DomainRealtyGroup.com.
These are the questions buyers ask most about purchasing in Tiburón, Naples, Florida 34109, answered from the county roll, the District’s budgets and audits, the recorded declarations, the club’s own documents, FEMA and the Southwest Florida MLS. To talk any of them through, call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072.
At Vanderbilt Beach Road and Airport-Pulling Road in North Naples, unincorporated Collier County, ZIP 34109, with the resort at 2600 Tiburón Drive and the club at 2620. Marsala sits east of Livingston Road. Tiburón is outside the City of Naples, and the municipal line on its tax bill is 0.0000 mills.
540 residences in ten recorded neighborhoods, built from 1999 to 2021: 382 condominium residences in six condominiums and 158 detached homes in four platted neighborhoods, by the county roll. The independent roll total is 539, and the single-parcel difference is explained by how Serafina’s 44 lots are recorded.
Yes. Every home is a resale. The roll carries exactly three parcels coded vacant residential across the eleven Tiburón records, each an association-owned sliver assessed at $100, and the District stated at its July 2026 hearing that “the community is built out.” There is no builder inventory and no phase to come.
No. Marsala’s association states that membership “is not a requirement of owning a home in Marsala, nor does your homeownership automatically provide you with a membership,” citing its recorded declaration, and the club sells an Associate category only to non-residents. The other nine declarations were not retrieved, so confirm per neighborhood on the declaration or estoppel.
It can, if the seller holds a transferable Signature Membership and the transfer is arranged in advance. Under Marsala’s Declaration Article 17 the seller must be in good standing and resign as of the sale, the buyer must apply at least 30 days before closing, and the club must approve the buyer. On a proper transfer the buyer does not pay the club’s current fee.
It is deemed resigned as of the closing date, with no refund of the membership fee, dues or other fees, under the recorded Marsala declaration. It does not revert to the seller. That is why the membership belongs in the first week of the contract.
Not published. The club publishes privileges, not prices, with no initiation fee, dues, food and beverage minimum, cart fee or trail fee on its site or in its 2025 membership documents as of September 18, 2026. The club’s written quote to a prospective member is the only current figure.
Semi-private, in the club’s own words. Members book 60 days ahead, or 10 for Signature, the public books 30 days ahead through the club’s dynamic-pricing engine at $99 to $500 per player plus a $40 rider fee, and resort guests play on Stay and Play packages.
For Medallion, the club publishes only that “a portion of your initiation fee is refundable,” without the percentage, trigger or timing. For Associate, “Membership initiation fee is nonrefundable.” For Signature it publishes no refundability sentence at all.
No Tiburón association publishes its recurring assessment. Eleven exist, one master and ten neighborhood, and the only published association figure anywhere in Tiburón is Marsala’s $3,000 resale capital assessment, paid by the buyer at closing. The statutory estoppel certificate for the specific property states the real figures.
Yes, in nine of the ten neighborhoods. The Pelican Marsh Community Development District’s operating assessment is $1,879 per equivalent residential unit for FY2027, and a Series 2022 bond line runs roughly $833 to $2,532 until May 1, 2031. Both ride on the county tax bill. Marsala’s declaration places it outside the District, so it pays neither.
May 1, 2031. The Series 2022 bonds were issued March 1, 2022 at an initial 2.41 percent, with $2,365,000 outstanding at September 30, 2025, per the District’s audited statements. Every dollar of District debt is secured on nine Tiburón neighborhoods.
Escada, The Norman Estates, Marquesa Royale, Esperanza, Esperanza II, Bolero, Castillo, Ventanas and Serafina. Marsala does not. A parcel’s own tax bill shows whether it carries one District line, two or none, and a few individual units and lots carry no bond line on the roll.
The District assessed its bond by product class, not equally per home. In FY2019 Escada’s class paid $3,340.31 per unit and Castillo’s $1,085.57; after the 2022 refunding the District’s FY2027 bracket is about $2,532 for Escada and roughly $833 to $853 for the small condominium classes. The relative structure did not change.
Mostly the gates and the grass. Landscaping, $1,994,450, and access control, $1,139,900, are 54.0 percent of the District’s $5,809,000 FY2027 general fund; the rest runs to administration, field and water management, lighting, fountains, roadway and a $500,000 capital reserve contribution.
Up to five layers: county property tax, the District’s operating line, the District’s bond line in nine neighborhoods, the master association and the neighborhood association, plus the club if you join. The two association figures are published only on the estoppel.
32 homes through the MLS in the twelve months to September 18, 2026, from $715,000 in Ventanas to $4,000,000 in Marsala, at a $1,850,000 median, 86 median days on market and a 93.84 percent median sale to list, $65,845,000 in volume.
On September 18, 2026, 20: Castillo 8, Marquesa Royale 3, Ventanas 3, Marsala 2, Escada 2, The Norman Estates 1 and Bolero 1. Esperanza and Serafina had none. The median asking price was $1,522,500, and 12 of the 20 had been listed more than 100 days.
Ventanas, the five-story mid-rise: a $902,500 twelve-month MLS median, three listings at $829,000 to $975,000 on September 18, and the only Tiburón address under $500,000 on the county roll, with a $656,280 median just value.
Escada: a $5,331,624 median 2026 just value, 8.1 times Ventanas’, a $41,220 median tax, 0.62-acre median lots and the highest District bond line. Its four qualified county sales in 36 months ran $5,250,000 to $6,225,000, and the record is $8,000,000 in May 2023.
Not through the MLS, and the county recorded no Escada deed of any kind in the twelve months to August 29, 2026. Its last qualified sale was $6,225,000 on June 30, 2025. Two Escada homes were listed on September 18, at $6,700,000 and $7,250,000.
In the twelve months, Marsala’s five MLS sales ran $2,800,000 to $4,000,000 at a $3,500,000 median; Serafina’s two were $2,550,000 and $3,500,000; The Norman Estates’ two $2,700,000 and $2,825,000. Escada’s recent county sales ran above $5 million.
Twelve-month MLS medians ran $902,500 in Ventanas, $1,265,000 in Castillo, $2,150,000 in Esperanza I and II and $2,450,000 in Marquesa Royale, with Bolero’s one sale at $1,275,000. Floor matters: Castillo’s recorded third floors sold at a $1,655,000 median over 36 months against $1,150,000 for first floors.
They share WCI’s shell and plans, and recorded resales since 2022 put Marquesa Royale about 12.5 percent higher on price and 14.1 percent per square foot. Its private lane, own gated entrance and Zone X buildings are the visible differences. The 2026 preliminary roll’s wider gap is an artifact of that roll.
No. Every one of the 84 county legal rows reads “Ventanas I at Tiburon,” and “Ventanas II” returns nothing in the legal table, the subdivision register or the street index. Listings that say Ventanas II usually mean building B or C.
Three designations at once, AH, AE and X, on the February 8, 2024 countywide map across four panels, with no velocity zone. The split runs through neighborhoods: on panel 12021C0194J, 7 of Castillo’s 34 buildings are wholly Zone AH while all eight Marquesa Royale buildings are Zone X. Check the exact address on FEMA’s Map Service Center.
A federally backed lender requires it where the building sits in a Special Flood Hazard Area, such as Zone AH. Outside it, flood cover is optional and discounted 25 percent under Collier’s Community Rating System Class 5. A house insured through Citizens must carry flood from January 1, 2027.
No primary source places Ian’s storm surge at Tiburón. The National Weather Service bounded Collier’s surge flooding at areas “south and west of US 41,” and Tiburón lies entirely east of US 41. Its exposure was wind and rain. The county’s Ian damage totaled about $2.2 billion, so no one should call Ian mild.
About 10.5 to 14.8 feet NAVD88, with a residential mean of roughly 12.9 feet across 18 sample points, from the US Geological Survey’s 2018 elevation data. Base flood elevations run 10.0 to 11.5 feet NAVD88, so a finished floor comfortably above 11.5 feet is above the base flood elevation everywhere in the community.
Pelican Marsh Elementary and Aubrey Rogers High for every address, and Pine Ridge Middle for seven streets or North Naples Middle for Marsala Way, for 2026-27, per the district’s address-level record at 329 addresses. All four graded A for 2025-26.
About 3.9 road miles to the Vanderbilt Beach county garage, straight west on Vanderbilt Beach Road, 5.1 to Clam Pass Park and 5.7 to Delnor-Wiggins Pass State Park. Tiburón has no private beach and no deeded beach access; club members receive beach transportation and towel service.
No. There is no marina, slip or dock, and no Tiburón parcel fronts navigable water. Its lakes are stormwater and irrigation lakes. A boat owner keeps the boat elsewhere in Collier County and should not assume an association permits a boat or trailer at the house.
No. Tiburón publishes no pickleball facility, and the only venue the club or resort names is off property. Tennis is played on four Har-Tru courts through the Tiburón Tennis Academy, a club membership privilege, and the resort’s Mouratoglou Tennis Center.
No. A homeowner who is not a club member has no published entitlement to any resort amenity. The Reservoir, beach services, preferred reservations and charging privileges are club membership benefits, and the club’s own collateral excludes the beach resort’s pool, sundeck and beach facilities and the golf resort’s health club.
Yes, The Ritz-Carlton Naples, Tiburón, 295 rooms including 38 suites, at 2600 Tiburón Drive, built by Host Marriott and opened in January 2002. The 474-room beachfront Ritz-Carlton, Naples is a different hotel three miles away.
The LPGA CME Group Tour Championship on the Gold, November 19 to 22, 2026; the Grant Thornton Invitational on the Gold, December 11 to 13, 2026; and the PGA TOUR Champions Chubb Classic on the Black, February 8 to 14, 2027.
Both are Greg Norman designs. The Gold opened in 1998 at 7,382 championship yards, was renovated in 2016 and hosts two LPGA events; the Black opened in 2001 at 6,949 yards, was renovated in 2017 and 2018 with TifEagle greens and family tees, and hosts the Chubb Classic.
Tiburon Golf Ventures Limited Partnership, owned outright by Host Hotels and Resorts since September 1, 2011, and managed by Troon since 2016. No Tiburón association owns or can assess for the courses, and an owner is not exposed to a golf capital call.
Tiburón sits inside the Pelican Marsh Community Development District and was platted inside the Pelican Marsh DRI and PUD, but it is its own gated community with its own master association, club and resort. The “Pelican Marsh” on a Tiburón title report is a taxing and platting fact, not an amenity fact.
No. Tiburón is unincorporated Collier County with a Naples mailing address and ZIP 34109. County government, the county’s building and flood rules and the county’s utilities apply, and the municipal millage on the tax bill is 0.0000.
The 2026 millage in area 47 is 9.4020, about $9,402 per $1,000,000 of taxable value, our arithmetic, plus the District lines. The county’s median 2026 tax by neighborhood runs from $6,040 in Ventanas to $41,220 in Escada, reflecting current owners’ exemptions, so your bill will reset toward your price.
It depends on the neighborhood’s recorded declaration, and only Marsala publishes its rules. Leasing terms are not published for the other nine, so confirm on the declaration or the estoppel. Tenants’ transponders work only at Tiburón’s private gates, and whether tenants get club access is not published.
Marsala’s declaration leaves pets unrestricted, and no other neighborhood publishes its pet rules. Condominium declarations commonly set their own limits, so read the declaration for the specific building before you bring a dog.
WCI Communities developed Tiburón, was declarant of all four Castillo declarations and built Esperanza, Esperanza II, Marquesa Royale and Marsala; The Norman Estates was built by a partnership of WCI and Medallist Golf Developments. No builder is named in the record for Bolero, Ventanas, Serafina or the Escada custom homes.
WCI introduced a lot-sales program in 2001, selling finished homesites to outside builders and buyers, so Escada’s 31 homes were built one at a time from 2002 to 2021. That is also why Escada’s houses vary more than any other neighborhood’s.
Bolero’s date from 1999 and 2000, The Norman Estates’, Castillo’s and Ventanas’ from 2000 to 2003, Serafina’s from 2002 to 2008, Marquesa Royale’s from 2008 to 2012, Marsala’s from 2007 to 2020, Esperanza’s from 2013 to 2015 and Escada’s from 2002 to 2021.
The District’s published staffing policy describes one manned Tiburón gate that controls the other Tiburón gates remotely, with a roving patrol across the District, and access control is a $1,139,900 line in FY2027. Bolero, Marquesa Royale, The Norman Estates and Marsala have their own gated entrances rather than sitting behind the staffed gatehouse.
Not except in an emergency. District policy allows commercial vehicles 7 a.m. to 7 p.m., Monday through Saturday, not on Sundays or holidays, and defines an emergency as air conditioning, water leaks, loss of power or serious damage, not remodeling or painting.
Garbage on Tuesday and Friday; recycling, yard waste and bulk on Friday, in Collier County Solid Waste District 1. Inside Marsala, bins must be stored inside by 6 p.m. on collection day.
Collier County Water-Sewer District for water and sewer, Florida Power and Light for electricity, and Hotwire’s Fision service for basic cable under the master association’s bulk agreement. Owners contract with Hotwire directly for internet. Irrigation water comes from the District, except in Marsala, which irrigates from a golf-course pond.
NCH North Hospital is 3.3 road miles away, with general, pediatric and obstetric emergency departments on one campus, and Physicians Regional North 3.4. NCH states that it runs the only pediatric emergency department in Collier County.
About 23.3 road miles to Southwest Florida International Airport; reckon 35 to 50 minutes depending on season and hour. Naples Municipal Airport is 6.8 road miles.
The county’s $42.0 million six-laning of Airport Road from Vanderbilt Beach Road to Immokalee Road, anticipated to start June 2026 and run up to two years, with no noise wall, and the Vanderbilt Beach Road widening about two miles west, in construction since July 2026.
The resort published a “May 18-September 2026” renovation of guest rooms, lobby and select dining with a new ballroom, and stayed open. Its owner’s four-hotel capital program runs through 2029, not broken out by property.
It is zoned to four A-graded schools, with Pelican Marsh Elementary 0.7 road miles away and North Naples Middle, Marsala’s zoned school, the county’s highest-graded middle school for 2025-26. NCH North, 3.3 road miles away, runs the county’s only pediatric emergency department.
Choose Tiburón for an optional semi-private club, a resort inside the gates and nine distinct neighborhoods, with a District bond line that ends in 2031. Look at Pelican Marsh if you want District services with no District bond line at all, and compare its own recorded documents line by line.
It depends on financing and the documents: two estoppels, any condominium package and its review period, a club transfer application at least 30 days before closing, the appraisal and the insurance binder. Order the estoppels on day one and the calendar holds.
Yes, with an MLS agent, since August 17, 2024. It states the agent’s compensation and that fees are negotiable; you need none to talk to us or to ask about a flood panel.
Beyond what the two estoppels state, budget the owner’s title policy, which Collier custom assigns to the buyer, about $7,200 at the $1,850,000 median on the promulgated rate, inspections and, on a loan, the note stamps and intangible tax. A Marsala buyer adds the $3,000 resale capital assessment.
On a condominium, yes: the budget and financial statement are part of the Chapter 718 resale package the seller delivers, with the structural study in the four condominiums the laws reach. No Tiburón association posts its budget publicly. The District’s adopted budget is public on its website.
Decide your club answer, get financed, choose between a condominium and a house, and set a yearly budget that leaves room for two unpublished assessments. Sign a buyer agreement with the agent who will tour you, and ask for the flood panel and tax-bill District lines on every home.
Many out-of-state buyers buy after one visit or a live video tour, with inspections, both estoppels and the condominium package doing the work of a second trip. Marc Comisar walks the home for you and reports what the listing does not show.
The non-ad valorem section. On the 2025 roll, most Castillo units carried $2,823.85: a $261.91 solid-waste charge, a $1,725.61 District operating line and an $836.33 bond line. Every Marsala home carried only the $261.91 solid-waste charge. That section tells you which District lines a home carries.
No. District counsel stated on the public record in 2017 that the District “is not a master association, but a special purpose unit of local government,” and Marsala’s recorded declaration says the club facilities are not “the property of any community development district.” The courses belong to Tiburon Golf Ventures Limited Partnership.
A District form, completed “by the homeowner ONLY,” that names up to two representatives with authority to admit guests, services or both. It is how a seasonal owner lets a home-watch company or caretaker admit vendors while the house is empty.
Start with how we represent buyers in Naples, then call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072. Being financed, knowing your club answer and holding a budget for your neighborhood before the right home lists is worth more than any tactic afterward.
These questions come from buyers choosing among Castillo, Bolero, Ventanas, Esperanza and Marquesa Royale, where the building decides the flood reading, the District class and the post-Surfside obligation. Each answer draws on the recorded declarations, Florida Statutes and our neighborhood guides.
Ventanas, Marquesa Royale, Esperanza and Esperanza II, whose buildings are three habitable stories or more with more than three homes each. Their deadline was December 31, 2025. For Castillo and Bolero, three-home buildings of three stories, the law’s three-family exclusion may apply and no public record settles it.
In 2032, thirty years from the buildings’ 2002 completion. It is the first Tiburón condominium the milestone law reaches; the newer coach-home buildings follow in the late 2030s and 2040s.
No Tiburón association publishes its status. For the four associations with a live obligation, the completed study should be available today because the deadline has passed; ask for it, the board’s receipt and the current budget’s reserve funding in writing with the resale package.
One full floor in a three-story building of three homes, with living areas of about 2,159 to 2,502 square feet and a two-car garage per residence, per the recorded declaration and the listings. The floor sets much of the price: recorded third floors sold about $500,000 above first floors over 36 months.
The same form, one home per floor in three-story buildings of three, but a different condominium, association and street set, slightly smaller units, a year or more older, and 6.01 acres of its own common ground with a pool and clubhouse. It has its own gated entrance.
Yes. Each building has one shared elevator, a common element whose doors open into each residence’s own vestibule, per the recorded declarations. A listing’s description of the arrival does not change who owns the elevator.
The District assigned them different bond classes: Esperanza as Villa II at $1,580.29 per unit in FY2019 and Esperanza II as Villa III at $1,941.90. Buyers experience one neighborhood, but the tax bills differ, and so do the two associations.
Marquesa Royale: all eight buildings read Zone X on panel 12021C0194J, effective February 8, 2024, and a 2012 Letter of Map Amendment covers the condominium. At Bolero, 18 of 20 buildings are wholly Zone X on panel 12021C0382J.
On panel 12021C0194J, 7 of 34 buildings sit wholly in Zone AH, including 2863 Tiburon Blvd E and the six on Castillo Court, 6 sit partly inside and 21 are outside. A 2013 letter covers Castillo I buildings 2 and 3 and Castillo II buildings 5 and 6.
On panel 12021C0194J, building A at 2728 Tiburon Blvd E reads Zone X, building B at 2738 reads Zone X with a small AH edge, and building C at 2748 sits in Zone AH. Choose the building before the unit.
The association’s master policy insures the building as originally installed; your unit-owner policy insures interior finishes, fixtures and belongings and must carry at least $2,000 of loss assessment coverage. Ask the association for its hurricane deductible in dollars and whether it carries flood.
Only as its recorded declaration allows, and none of the six condominiums publishes its leasing rules. Read the declaration or the estoppel for the building, and remember that tenants’ transponders work only at Tiburón’s private gates.
It depends on the declaration, and no condominium publishes its pet rule. Only Marsala, a single-family neighborhood, publishes that its declaration leaves pets unrestricted. Read the building’s declaration before you commit.
Ventanas I at Tiburon Condominium Association governs the condominium, while Tiburon Mid-Rise Neighborhood Association holds land shared with Esperanza and Esperanza II. Order documents from the governing association on the state’s corporate record.
Yes, subject to the lender’s review of the association, which for the four condominiums inside the structural study laws increasingly includes the study, reserves and insurance. We request those documents early so the lender’s questionnaire does not delay closing.
They carry the most choice: 15 of the 20 active listings on September 18 were condominiums, and Castillo held 8 against 9 sales in twelve months. That gives a buyer room to negotiate; the structural file, flood reading and floor decide whether a given residence is good value.
The association repairs the building under its master policy and declaration, and any deductible or uninsured loss becomes a common expense that can reach owners as an assessment. That is why the deductible in dollars, the reserves and your loss assessment limit belong in your purchase file.
Ask for the declaration, rules, budget and structural study before you offer, and write the contract so the full Chapter 718 package and both estoppels arrive inside your review period. We request each by name the day you go under contract.
These questions come from buyers who also have a home to sell, elsewhere in Florida, out of state or in another Tiburón neighborhood. Each answer is a single paragraph, and our Tiburón seller page covers the selling side in full.
It depends on your financing and your tolerance for carrying two homes. Tiburón’s supply sat near 7.5 months on September 18, so the right home may stay available longer than in a tight market, but thin neighborhoods such as Esperanza and Serafina had nothing listed. We model both sequences with you.
You can, but a sale contingency weakens an offer against a buyer without one. If you need one, pair it with a firm timeline, strong proof of funds and a clean inspection approach, and expect a seller to ask for a kick-out clause. A listing past 100 days on market is more likely to accept one.
Not automatically. A transferable Signature Membership attaches to the home under the recorded declaration’s transfer rules, so line up both transactions with the club well ahead and confirm in writing how your membership is handled when you sell one home and buy another.
Florida portability can move some or all of an existing Florida homestead’s Save Our Homes benefit to a new homestead, within statutory limits, on Form DR-501T filed with the new homestead application.
Start with a valuation of your Tiburón home built from your own neighborhood’s sales and floor, then call Jesse McGreevy direct at (239) 898-6072. Medians run from $902,500 in Ventanas to $3,500,000 in Marsala, so a community figure says little about your home.
Tell District access control before the sale. The transponder policy says an owner who sells but keeps a golf membership must notify access control “prior to the sale of the property,” or the transponders are deleted and new ones must be purchased.
Yes, for each home: the master association’s and the neighborhood association’s. If both homes are in the same neighborhood the same associations issue them, but each certificate is for its own property.
Not in Marsala, whose published rules prohibit open houses and require every showing by appointment with a licensed salesperson present. District signage rules also limit temporary signs and require their removal by sunset. Other neighborhoods’ rules are in their declarations.
Every figure on this Tiburón buyer page traces to a primary source below, listed as of September 30, 2026. The Southwest Florida MLS Matrix, pulled September 18, 2026, is a subscriber system, and county parcel facts come from the county’s own bulk roll, the Collier County Property Appraiser public roll, read locally. No portal or outside brokerage is cited.
These are the primary documents behind this Tiburón buyer page, each linked to the authority that publishes it. The documents that matter most to a buyer, each association’s assessments, budget, reserves, structural study and master insurance, are not public; request them through the estoppels and the resale package as the sections above describe.
Document | Date | What it settles | Authority link |
|---|---|---|---|
PMCDD FY2027 adopted budget | July 15, 2026 | The $1,879 operating line and every cost center | |
PMCDD FY2019 budget | FY2019 | The bond classes for all nine bond-obligated neighborhoods | |
PMCDD FY2025 audited financial statements | September 30, 2025 | The Series 2022 terms, amortization and 2031 maturity | |
PMCDD transponder policies | current | Tenant gates, entity ownership and the pre-sale notice | |
PMCDD commercial vehicle access policy | March 22, 2023 | Contractor hours and the emergency definition | |
PMCDD housewatch authorization form | current | Who may admit guests and services while you are away | |
PMCDD realtor protocol | current | How showings clear the gate | |
Marsala at Tiburon declaration of covenants | recorded August 24, 2006 | Optional membership, the 30-day transfer rule and the District boundary | |
Marsala at Tiburon policies and FAQs | revision 01/25 | The $3,000 resale capital assessment and the published rules | |
Medallion membership privileges | 2025 | Medallion golf, booking window and refundability sentence | |
Signature membership privileges | 2025 | Signature’s May to October golf and privileges | |
Associate membership privileges | 2025 | The non-resident category | |
Collier County flood protection newsletter | 2025 edition | The CRS Class 5 discount, the equipment elevation rule and the 50 percent rule | |
Uniform Mitigation Verification Inspection Form OIR-B1-1802 | revised April 1, 2026 | The wind mitigation items insurers credit | |
Florida Building Code effective dates | current | Which code edition governed each build era | |
Form DR-501T | current form | Transferring a Save Our Homes benefit to a new Florida homestead |
Market data from the Southwest Florida MLS, pulled September 18, 2026. McGreevy and Comisar, 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, (239) 898-6072. Brokered by Domain Realty.