Updated September 2026
Bolero's recorded resales of the last three years ran from $1,025,000 to $1,580,000, and the floor decides where yours sits. We value your home from its own floor's sales, its building's roof and flood record and the cost stack your buyer will carry, in writing, at no cost. Or call Jesse direct at (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
A Bolero at Tiburón home has recently been worth between about $1,025,000 and $1,580,000, depending on floor, building and condition. The county recorded seven qualified Bolero resales in the 36 months since September 2023 at a $1,275,000 median, and twelve in 60 months at $1,262,500; the record is $1,700,000, a second-floor home in 2023.
Every Bolero building holds the same three homes, one to a floor, so your value comes down to floor, building and condition. The declarations, the elevator amendment, the flood map and the roof permits are covered in full on our Bolero at Tiburón guide, and the wider community on our Tiburón community guide. This page is about the number. If you are ready to sell, read how we sell Bolero at Tiburón homes; if you are buying, read our Bolero at Tiburón buyer guide.
Data updated: September 2026 (Collier County Property Appraiser sales file, DOR-qualified resales, September 2021 to March 16, 2026, files dated August 29, 2026; Collier County Property Appraiser public roll, tax year 2026 preliminary; Southwest Florida MLS Matrix, Tiburón development report, pulled September 18, 2026)
Since September 2023, first-floor homes of 1,768 county square feet have sold for $1,025,000 to $1,175,000 at a $1,100,000 median on three sales; third-floor homes of 2,341 square feet for $1,275,000 to $1,580,000 at a $1,387,500 median on four. The two second-floor sales of the last 60 months were $1,250,000 and the $1,700,000 record. If you are comparing teams before you ask one to value your home, our guide to the best real estate agents in Naples sets them side by side on the public record.
A median of $1,262,500 describes the neighborhood, not your home. Two first-floor homes of the same 1,768 square feet recorded $1,025,000 and $1,175,000 within seven months of each other, and the county’s own permit reports show owner remodels at Bolero declared at up to $229,902. Floor, building, setting, condition and timing separate one Bolero home from the next.
We use the recorded sales of your floor, the live listing and late-summer contracts, the county’s 2026 roll, your building’s roof permit and flood reading, the elevator line if you are upstairs, and your buyer’s cost stack. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and every figure carries its source and date.
The fastest route is the valuation form on this page, which takes about a minute: tell us your building, your unit number and your timeline, and Jesse follows up with a written opinion of value. You can also call Jesse McGreevy direct at (239) 898-6072. Buying instead? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
McGreevy and Comisar should value your Bolero residence because the valuation is built from every recorded Bolero deed back to WCI’s first closings in 1999, your building’s roof, flood and structural-law record, and the recorded condominium documents, by two partners who are 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 one street. We publish no McGreevy and Comisar sales count for Bolero or for Tiburón; we publish the neighborhood’s whole record instead.
Jesse McGreevy writes it, from the MLS, the county record and your home’s own documents, and Marc Comisar walks the home when an in-person look will change the number. Nobody hands your valuation to an assistant or a software template. Reach Jesse at (239) 898-6072.
One Bolero home closed on the MLS in the twelve months to September 18, 2026; the one listing that day had waited 225 days above its own 2025 sale, while three homes priced at $594 to $681 a county square foot went under contract within weeks. The gap is mostly price, and with so few sales a valuation that is right the first time matters more here than almost anywhere in Tiburón. We tracked every recorded county deed in that window alongside the MLS closings, so the figures above are the full public record, not a sample.
This valuation page gives you the number. Our seller page, how we sell Bolero at Tiburón homes, covers marketing, negotiation, costs, board approval and disclosure. Owners elsewhere in the community should start with the Tiburón home valuation page, because estate homes and the other condominiums price very differently; the guide to selling a Tiburón home and the guide to buying a home in Tiburón cover the whole community.
Bolero at Tiburón values come down to eight facts: three floor plans fixed by the unit number, a current recorded band of about $1.0 to $1.6 million, a county grid that values by floor alone, a record of $1.7 million, a long plateau and one step since WCI, and a market that trades a few homes a year.
A Bolero residence is valued by starting from the recorded sales of the same floor, then adjusting for building and setting, roof, flood reading, opening protection, condition, the elevator line and time, and finally testing the number against the live Bolero listing, the late-summer contracts and the Castillo listings a buyer will tour on the same afternoon.
Data updated: September 2026 (Collier County Property Appraiser sales file and public roll, tax year 2026 preliminary; Southwest Florida MLS Matrix, pulled September 18, 2026; Bolero listing status as of late September 2026)
A Bolero unit number is the building number followed by the floor: residence 403 is the third-floor home of building 4, residence 1601 the first-floor home of building 16. The floor sets the size, the county value and whether the elevator line comes with the home, so it sets the starting comparable before anything else.
A first-floor home starts from the $1,100,000 median of three qualified resales since September 2023; a third-floor home from $1,387,500 on four. A second-floor home has no qualified sale since May 2023, so it starts from the two 60-month sales, $1,250,000 and $1,700,000, the county’s $40,000 step between the second and third floors, and the $1,395,000 second-floor ask under contract in late September 2026.
The county values every building identically except buildings 1 and 20, $10,000 lower. The market reads setting: buildings 12 to 16 face Lake 30, buildings 8, 9 and 10 back onto golf land, building 17 sits beside Bolero’s clubhouse and building 20 is nearest the resort. Frontage is not a view, and on a third floor the outlook is worth checking in person.
Buildings 1, 2, 3, 4, 8, 9, 10, 12, 13, 14, 15, 16, 19 and 20 carry January 2020 county roof permits. Buildings 5, 6, 7, 11, 17 and 18 show none in the 2020 to 2026 reports; an April 2017 notice covers part of that group. A documented roof lowers a buyer’s insurance quote; an open roof question invites a discount unless the association’s roof date is in the file.
On FEMA panel 12021C0382J, effective February 8, 2024, 18 buildings are entirely Zone X. Building 14 has about a fifth of its drawn footprint in a lake-edge Zone AE area and building 16’s address point reads Zone AE. For a home in those two, the lender’s flood determination is a value input until it comes back.
Kitchens, baths, flooring, air conditioning and opening protection separate one Bolero home from the next on the same floor. At Bolero the windows, sliding doors and shutters are the owner’s, and seven owners pulled window, door or shutter permits from 2020 to 2025. We grade finish and permits against the homes that actually sold.
Every Bolero buyer carries the Pelican Marsh CDD line, $2,561.94 on the 2025 bill, and a one-time master capital contribution; an upper-floor buyer also carries 1/40 of the elevator, lobby and fire-stair costs. A buyer who sees the full stack early discounts less for surprise.
Bolero’s qualified yearly median was $579,000 in 2021, $1,225,000 in 2022, $1,360,000 in 2023, $1,025,000 on one sale in 2024, $1,405,000 in 2025 and $1,275,000 on one sale in 2026. A 2021 sale is not a 2026 comparable at all, and a single-sale year is a data point, not a trend.
On September 18, 2026 the MLS showed one Bolero listing, a first-floor home asking $1,199,000, $678 a county square foot, after 225 days. By late September three homes had gone under contract at asks of $1,050,000, $1,395,000 and $1,595,000, $594 to $681 a county square foot. Castillo showed eight listings that day. Your number has to make sense to a buyer standing in all of them.
Bolero residences sold twelve times in qualified county sales in the 60 months since September 2021, at a median of $1,262,500, from $560,000 to $1,700,000, for $14,990,000 in total. Twelve months holds one sale and 36 months seven, so 60 months is the first window with ten or more, and we list all twelve.
Data updated: September 2026 (Collier County Property Appraiser sales file, qualified sales, files dated August 29, 2026; Southwest Florida MLS Matrix, pulled September 18, 2026)
County sale date | Building | Floor | Sale price | Price per county sq ft | Against the 2026 county value of the same home |
|---|---|---|---|---|---|
September 2021 | 2630 Bolero Dr | First | $560,000 | $316.74 | 0.67 times |
February 2022 | 2658 Bolero Dr | Second | $1,250,000 | $554.08 | 1.12 times |
October 2022 | 2659 Bolero Dr | Third | $1,200,000 | $512.60 | 1.04 times |
May 2023 | 2655 Bolero Dr | Second | $1,700,000 | $753.55 | 1.53 times |
May 2023 | 2609 Estrella Ct | Third | $1,350,000 | $576.68 | 1.17 times |
September 2023 | 2626 Bolero Dr | Third | $1,370,000 | $585.22 | 1.20 times |
September 2023 | 2659 Bolero Dr | First | $1,100,000 | $622.17 | 1.32 times |
September 2024 | 2634 Bolero Dr | First | $1,025,000 | $579.75 | 1.23 times |
February 2025 | 2647 Bolero Dr | Third | $1,405,000 | $600.17 | 1.22 times |
February 2025 | 2617 Estrella Ct | Third | $1,580,000 | $674.93 | 1.37 times |
April 2025 | 2621 Estrella Ct | First | $1,175,000 | $664.59 | 1.41 times |
March 2026 | 2638 Bolero Dr | Third | $1,275,000 | $544.64 | 1.11 times |
Window: the 60 months since September 2021, qualified sales only. The last column is our division of each price by the same home’s 2026 preliminary county value; the buildings at 2626 Bolero Dr and 2605 Estrella Ct carry values $10,000 lower. The March 2026 sale is the one MLS closing of the twelve months to September 18, 2026, matched to its recorded deed.
Since January 2022, all eleven qualified sales fell between $1,025,000 and $1,700,000 and between $512.60 and $753.55 a county square foot, and nine of the eleven between $540 and $680. Three closed under $1,200,000, all first-floor homes; five between $1,200,000 and $1,400,000; three above $1,400,000. The 2021 sale at $560,000 is the last one at pre-2022 prices.
Over 60 months the first floor recorded four sales at a $1,062,500 median, the second two at $1,250,000 and $1,700,000, and the third six at a $1,360,000 median. The first-floor median includes the 2021 sale; the three first-floor sales since September 2023 are the current first-floor range. Cells of two to six sales show direction, not a precise premium.
Tiburón as a whole recorded 32 MLS closings in the twelve months to September 18, 2026 at a $1,850,000 median, with 20 listings active that day. That figure mixes detached estate homes with every condominium type. The Bolero figure on this page is the one that applies to your home, and every number here carries its window.
Bolero residences are worth most, in dollars, on the third floor and least on the first, on the record: since September 2023 third-floor resales held a $1,387,500 median and first-floor resales $1,100,000. Per county square foot the order reverses, about $601 on the third against $622 on the first, because the first-floor home is 573 square feet smaller.
Data updated: September 2026 (Collier County Property Appraiser public roll, tax year 2026 preliminary, and sales file, qualified resales since September 2021; recorded Bolero I declaration, OR 2611, Page 1577)
Floor | Unit ends in | County area | 2026 county value | Resales, 60 months | Resales since September 2023 | 2025 median total tax bill |
|---|---|---|---|---|---|---|
First | 1 | 1,768 sq ft | $835,600 | 4, median $1,062,500 | 3, median $1,100,000 | $9,688.71 |
Second | 2 | 2,256 sq ft | $1,111,600 | 2: $1,250,000 and $1,700,000 | none | $12,159.39 |
Third | 3 | 2,341 sq ft | $1,151,600 | 6, median $1,360,000 | 4, median $1,387,500 | $12,637.20 |
County values shown for buildings 2 to 19; buildings 1 and 20 carry $10,000 less on each floor. Every home on a floor carries the identical county area in every building.
The smallest plan and the entry point to a full-floor Tiburón home with its own garage: 1,768 county square feet, its own entry at ground level, marketed as two bedrooms plus a den and two baths, and no share of the elevator costs. Three qualified resales since September 2023 closed at $1,100,000, $1,025,000 and $1,175,000, a mean of about $622 a county square foot, the highest per-foot figure of the three floors.
2,256 county square feet, reached from the building’s shared foyer and elevator or from its own garage, and carrying 1/40 of the elevator, lobby and fire-stair costs. It holds the record, $1,700,000 in May 2023, and the only other qualified second-floor sale of 60 months was $1,250,000 in February 2022. With no sale since, the second floor is the least tested, and the county places it just $40,000 below the third.
2,341 county square feet, the largest plan, 85 square feet more than the second, and the one listings most often call a penthouse, although WCI used that word for every Bolero home. Six qualified resales in 60 months at a $1,360,000 median, from $1,200,000 to $1,580,000, make it Bolero’s deepest sale set. One current third-floor listing shows 2,450 square feet against the county’s 2,341, so read per-foot figures on the county area.
The $560,000 first-floor sale of September 2021, $316.74 a county square foot, is a pre-2022 price and a poor comparable for any Bolero home today. So is the $960,000 first-floor deed of July 2022, which the county codes as not qualified and does not treat as an open-market sale. A valuation that averages either in reads low.
Price per square foot at Bolero is a condition and timing index more than a size measure, because every home on a floor is identical in area. The 36-month mean was $610.21 a county square foot and the 60-month mean $582.09, and the eleven qualified sales since January 2022 ran from $512.60 to $753.55.
Data updated: September 2026 (Collier County Property Appraiser sales file and public roll; Southwest Florida MLS listing records, as of late September 2026)
The county roll and the MLS agree on the first and second floors, 1,768 and 2,256 square feet. The third floor is where the numbers drift: one current listing shows 2,450 square feet against the county’s 2,341, and a seasonal-rental listing shows 2,754 for a second-floor home, which looks like area under roof. On 2,450 square feet a $1,275,000 sale reads about $520 a foot; on the county’s area it reads $544.64. Use the county area.
Window, qualified county sales | Sales | Median | Mean price per county sq ft |
|---|---|---|---|
24 months, from August 29, 2024 | 5 | $1,275,000 | $612.82 |
36 months, since September 2023 | 7 | $1,275,000 | $610.21 |
60 months, since September 2021 | 12 | $1,262,500 | $582.09 |
Since January 2022 | 11 | $1,275,000 | median $585.22 |
The per-foot mean rises in the shorter windows because they leave out the 2021 and 2022 sales. The medians barely move, the best evidence that $1.25 to $1.3 million is Bolero’s current middle.
Bolero values roughly doubled from WCI’s original prices, but only after 2021. WCI closed its first sales from December 1999 to January 2001 at a $525,300 median; resales stayed between about $435,000 and $690,000 a year until 2021; since 2022 no year has recorded a qualified median below $1,025,000.
Data updated: September 2026 (Collier County Property Appraiser sales file, qualified priced deeds of $100,000 or more, 1999 to August 2026; WCI Communities archived press release and web pages)
WCI’s November 1998 press release announced “a penthouse condominium neighborhood called Bolero” with “prices starting in the $400s.” The first deeds bear it out: first-floor homes at a $444,500 median on 19 deeds, second-floor homes at $550,800 on 20 and third-floor homes at $598,600 on 19, from $348,600 to $686,500. The 1999 first sales held a $474,000 median and the 2000 sales $525,300 as WCI raised prices through the build-out.
Period, qualified sales | Sales | Median | Mean price per county sq ft |
|---|---|---|---|
1999 to 2001, WCI sales and first resales | 63 | $538,700 | $248.69 |
2002 to 2008 | 39 | $623,000 | $278.88 |
2009 to 2014 | 26 | $487,550 | $245.57 |
2015 to 2020 | 24 | $632,500 | $290.78 |
2021 to 2026 | 25 | $860,000 | $453.13 |
36 months since September 2023 | 7 | $1,275,000 | $610.21 |
The 2021 to 2026 row mixes sales from before and after the 2022 step, so the 36-month row is the current level. In every period the third floor sold for more than the first.
Against WCI’s first deeds, the 36-month median is about 2.4 times higher. But Bolero sat on a plateau for twenty years, and by 2020 it was selling near its 2005 level, so owners who bought in 2005 and in 2020 paid about the same and both gained mainly after 2021. Only the dated comparison helps your valuation.
An owner who bought before 2021 holds a large gain, and its size now depends on floor, building and condition more than purchase year. An owner who bought in 2022 or 2023 should compare the current floor band with their own price before listing. The series also warns against anchoring on the 2023 record, which no other Bolero sale has approached.
The Southwest Florida MLS pull did not break out days on market or sale-to-list for Bolero’s single closing, so the honest benchmark is Tiburón as a whole: 32 closings in the twelve months to September 18, 2026 at a median 86 days and 93.84 percent of list. Bolero’s one listing had waited 225 days.
Data updated: September 2026 (Southwest Florida MLS Matrix, Tiburón development report, pulled September 18, 2026; Bolero listing status as of late September 2026)
The Matrix pull broke out Bolero’s count and price, one closing at $1,275,000, but not its list price or days on market, so we show Tiburón’s figures and say so. Tiburón’s active listings that day had been listed a median of 156.5 days.
Two first-floor homes of the same 1,768 square feet tell the story at Bolero in late 2026: one asking $1,050,000, $594 a county square foot, went under contract, while one asking $1,199,000, $678 a foot and about 2% above its own April 2025 sale, had waited since February. A Bolero buyer acts on the home priced to Bolero’s recorded sales for its floor.
One Bolero listing against one closing in twelve months is, at face value, twelve months of supply, against 7.5 months for Tiburón as a whole and about 10.7 for Castillo, eight listings against nine closings; our arithmetic on the same pull. The three late-summer contracts change the Bolero picture: if they close near their asks, the next twelve-month count will be four sales from about $1,050,000 to $1,595,000.
Price to the band your floor, building and condition can honestly reach, present the home with its roof, flood and structural-law documents ready, and time the launch for the January-to-April season. In Tiburón the January-to-May closings took a median 81 days against 102.5 for June to December, at near-identical sold-to-list ratios: season buys speed, not a higher percentage of asking.
A Bolero buyer almost always compares Castillo at Tiburón, the only other Tiburón condominium built one home per floor in three-storey WCI buildings. Castillo offers larger plans and eight listings; Bolero answers with the shortest trip to the Tiburón clubhouse, its own gated entrance, a mostly Zone X flood map and higher recorded prices per foot.
Data updated: September 2026 (Collier County Property Appraiser public roll, tax year 2026 preliminary, and sales file dated August 29, 2026; Southwest Florida MLS Matrix, pulled September 18, 2026; FEMA National Flood Hazard Layer, effective February 8, 2024)
Measure | Bolero at Tiburón | Castillo at Tiburón |
|---|---|---|
Homes and buildings | 60 in 20 | 102 in 34 |
Years built, county roll | 1999 and 2000 | 2001 to 2003 |
Floor areas, first / second / third | 1,768 / 2,256 / 2,341 sq ft | 2,159 / 2,420 / 2,502 sq ft |
2026 county value, first / second / third | $835,600 / $1,111,600 / $1,151,600 | $951,098 / $1,119,320 / $1,159,320 |
County value per sq ft, second floor | $492.73 | $462.53 |
County value change, 2025 to 2026 | Unchanged | Down 5.9% |
Qualified deeds, 24 months | 5, median $1,275,000, $612.82 per sq ft | 17, median $1,300,000, $570.52 per sq ft |
First floor, 36 months | 3, median $1,100,000, about $622 per sq ft | 7, median $1,150,000, about $569 per sq ft |
Third floor, 36 months | 4, median $1,387,500, about $601 per sq ft | 4, median $1,655,000, about $668 per sq ft |
MLS closings, 12 months to September 18, 2026 | 1 | 9, median $1,265,000 |
Active listings, September 18, 2026 | 1 | 8 |
FEMA reading, map effective February 8, 2024 | Panel 12021C0382J: 18 of 20 buildings entirely Zone X | Panel 12021C0194J: 7 buildings wholly Zone AH, 6 partly touched |
Road miles to the Tiburón clubhouse | About 0.2 | About 1 |
A buyer should choose Bolero for the shortest trip to the clubhouse and The Ritz-Carlton Golf Resort, a gate and recreation area for 60 households and a first-floor home with no elevator costs. A buyer should choose Castillo at Tiburón for more square feet for the money and more listings to choose from. Your valuation has to sit where a Castillo shopper can say yes to Bolero’s smaller plan for its setting.
Per residence, the two trade at about the same price: $1,275,000 against $1,300,000 on 24-month county medians, and the county values their second and third floors within $8,000 of each other. Per foot, Bolero runs about 6 to 7 percent higher, because the same money buys a smaller home. A Bolero home priced inside that overlap competes on setting, gate and flood map; one priced above Castillo’s recent sales has to be the best home of its floor.
Bolero’s per-foot lead is widest on the first floor, about 9 percent over 36 months, where its plan is 391 square feet smaller than Castillo’s. On the third floor, where the plans differ by only 161 square feet, Castillo’s four resales sold about 10 percent higher per foot. A buyer who also looks beside the clubhouse will see Marquesa Royale at Tiburón, at a 2026 county median of $2,101,900, nearly double Bolero’s.
Online estimates miss on Bolero residences because they see a county roll that values every home on a floor identically, one MLS closing a year to learn from and a floor area that some listings overstate, while the price actually turns on setting, condition, opening protection, the roof and the elevator line that no automated model reads.
Data updated: September 2026 (Collier County Property Appraiser public roll, tax years 2021 to 2026, and sales file; Southwest Florida MLS Matrix, pulled September 18, 2026)
The 2026 preliminary roll values every first-floor home at $835,600, every second at $1,111,600 and every third at $1,151,600, $10,000 less in buildings 1 and 20, identically for three rolls. Estimates that lean on assessed values inherit that flatness, while every qualified sale since September 2023 closed at 1.11 to 1.41 times the county value of the same home.
A model needs sales to learn from, and Bolero gives it one MLS closing in twelve months and five priced deeds in 24. Models that borrow from Castillo’s larger plans, or from a Tiburón average that mixes estate homes with flats, read Bolero wrongly in both directions.
A model cannot see a remodeled kitchen, new impact glass, a replaced air conditioner, an approved hard floor above the ground floor, a lanai looking over Lake 30 or a building roof permitted in 2020. At Bolero those are the price, and county permits show owner remodels declared at up to $229,902.
An assessed just value is the county’s mass-appraisal figure for taxation. It does not distinguish a renovated home from an original one, a lake outlook from a golf one, or a roofed building from one awaiting its roof date. The county raised Bolero’s values 85.5 percent from 2021 to 2024 and has not moved them since; it is neither a price nor an appraisal.
Treat it as the number a buyer may have seen, not as your value. If it is low, your valuation should show why, with the same-floor sales and your building’s documents. If it is high, better to know before you list than after a season on the market.
A Bolero buyer prices in the condominium assessment, the elevator line on the upper floors, the Tiburón master assessment, a Pelican Marsh CDD line of $2,561.94 and a garbage line of $261.91 on the 2025 tax bill, a one-time master capital contribution at closing, and a tax bill that resets after purchase. Each shapes what a buyer will offer.
Data updated: September 2026 (2018 Amended and Restated Declaration, OR 5510, Page 1945; 2005 amendment, OR 3801, Page 2639; master amendment OR 6149, Page 45; Pelican Marsh CDD adopted budgets; Collier County Tax Collector 2025 bills; Collier County Property Appraiser public roll)
Each Bolero home pays 1/60 of the common expenses, whatever its floor. No association-published budget or assessment figure for Bolero appears in any public record, and listing-entered fee figures disagree with each other, so we publish none. The condominium estoppel certificate is the binding number for a specific home on a specific date.
Since the 2005 amendment, the elevator, the shared foyer, the fire stairs, the elevator telephones, the intercom and the air conditioning serving them are charged to the second- and third-floor owners only, 1/40 each (2018 declaration, Section 9.3). A buyer comparing a first-floor and a third-floor home compares them with that line included, so it belongs in the valuation.
Bolero owners must pay assessments to Tiburon Estates Homeowner’s Association (2018 declaration, Article 23), and a 2022 master amendment charges each new member at purchase one quarter of the annual Common Assessment (OR 6149, Page 45). The master does not publish its assessment; the figure is on the master estoppel. Bolero’s own documents set no condominium-level capital contribution.
The Pelican Marsh line was $2,561.94 on every floor on the 2025 bill: operations of $1,725 for fiscal 2026, rising to $1,879 for fiscal 2027, plus about $837 of Series 2022 bond debt whose final payment the District’s July 15, 2026 minutes put in May 2031. Five Bolero homes carry $836.33 less in non-ad valorem charges, a gap the size of the bond line.
The 2025 certified bills ran from $6,654.00 to $13,770.74, with an $11,283.88 median. A buyer’s bill resets toward the purchase price: on a $1,275,000 purchase without a homestead exemption, the 2026 preliminary millage of 9.4020 is about $11,988 of ad valorem tax before the CDD and garbage lines, our arithmetic. A seller’s homesteaded bill says little about it.
Section 720.401 of the Florida Statutes does not apply to associations regulated under Chapter 718, which the Bolero association is, while Tiburon Estates Homeowner’s Association is a Chapter 720 homeowners association. Your closing agent or attorney confirms how both regimes apply to your contract. This is information, not legal advice, and it does not change your number.
The Bolero rules that shape what a buyer will pay are the board’s approval of every sale, the leasing limits an investor reads, the pet rules a tenant pool inherits, and the flooring and May-to-October remodeling rules a renovator prices. Each narrows or widens the buyer pool for your home, and so moves its value at the margin.
No sale may close without the board’s prior written approval, and the board may interview the buyer and all proposed occupants and decide within 30 days of a complete application (2018 declaration, Article 17). A buyer prices the approval as time, not money, and a seller who files a complete application at once keeps it from becoming a discount.
Leases must run at least 30 continuous days, no more than four a calendar year, each approved by the board, and Airbnb-style use is barred (Article 16). The rules suit a winter seasonal lease and exclude a nightly-rental investor, which narrows the pool slightly and steadies the neighborhood.
Owners may keep two dogs, two cats, up to two birds and fish, with no breed list or weight limit in the 2018 declaration, but tenants and guests may keep no pets at all (Section 14.5.4). A buyer who plans to lease prices in the smaller tenant pool.
Above the first floor, hard flooring outside kitchens, baths, lanais, foyers and laundry needs board approval and inspected sound-deadening (Section 9.5), and heavy remodeling is allowed only from May through October (Section 9.6). A buyer planning a renovation prices the calendar, and an upper-floor home with approved hard floors already in place saves that buyer a season.
The roof, permit and structural record mostly supports a Bolero valuation: fourteen buildings carry January 2020 roof permits, the pool and clubhouse were renovated in 2021 and 2026, and no structural program appears in the permits. Six buildings lack a recent roof permit, and whether Florida’s milestone and reserve-study laws reach Bolero is unsettled.
Data updated: September 2026 (Collier County monthly building permit reports, January 2020 to August 2026; Collier County Clerk notices of commencement; Florida Statutes 553.899 and 718.112; Collier County MilestoneMap, read September 25, 2026)
Buildings | Roof record | Effect on value |
|---|---|---|
1, 2, 3, 4, 8, 9, 10, 12, 13, 14, 15, 16, 19, 20 | County roof permits issued January 14 to 17, 2020, $58,128 declared each; final affidavit April 2020 | A documented roof a buyer’s insurer will credit |
5, and part of 6 and 7 | April 2017 re-roof notice of commencement | Credit once the association confirms the date and scope |
6, 7, 11, 17, 18 | No roof permit in the 2020 to 2026 reports | An open question until the reserve schedule answers it |
Both Section 553.899 and Section 718.112(2)(g) reach buildings three habitable stories or higher, and both exclude a “three-family … dwelling with three or fewer habitable stories above ground,” which fits each three-home Bolero building word for word. Collier County’s milestone map lists no Bolero building, and no ruling on Bolero was found. We state no milestone year and do not say Bolero is covered or exempt.
Special assessments are not recorded, and no public record says how the 2017 to 2020 roof work was funded. Bolero’s bylaws let the board levy special assessments with notice and, unlike Castillo’s, set no cap tied to the budget. The estoppel certificate discloses any assessment levied or pending, and the reserve schedule shows what is set aside for roofs, painting and the 20 elevators.
A home whose file holds its building’s roof permit or the association’s roof date, the association’s written position on the structural laws, the budget and reserve schedule and a clean estoppel is valued at the full level of its floor. Where an answer is missing, we tell you how buyers are likely to discount it, and which document would remove the discount.
The flood zone supports most Bolero valuations: on FEMA panel 12021C0382J, effective February 8, 2024, 18 of 20 buildings sit entirely in Zone X, and the preliminary map keeps every building in Zone X. For homes in buildings 14 and 16, touched by a lake-edge Zone AE area, the lender’s determination is part of the number.
Data updated: September 2026 (FEMA National Flood Hazard Layer, panel 12021C0382J effective February 8, 2024; FEMA preliminary panel 12021C0382K; Collier County building footprints and address points, measured September 25, 2026; county-held elevation certificates)
Buildings 1 to 9, 11 to 13, 15 and 17 to 20 read Zone X with no high-risk zone under the footprint; building 10’s address point reads the 0.2 percent annual chance shade of Zone X. Building 14, 2643 Bolero Drive, has about 20.1 percent of its drawn footprint in Zone AE, and building 16, 2621 Estrella Court, has its address point and 4.8 percent of its footprint in Zone AE. No FEMA letter has ever been issued for Bolero.
FEMA’s preliminary panel 12021C0382K keeps every Bolero building point in Zone X and removes the AE contact at buildings 14 and 16, adding only a 2.1 percent Zone AH sliver on building 10’s footprint. Lenders and insurers rate from the effective map until the new one takes effect, so the relief is prospective.
The association insures the buildings at replacement value and carries flood insurance “on a best-efforts basis” (2018 declaration, Sections 12.2.1 and 12.2.2); the owner insures the interior under an HO-6. Every home carries 1/60 of any master hurricane deductible. Collier County’s Class 5 Community Rating System rating gives a 25 percent discount on eligible flood premiums, inside or outside the high-risk zone.
The county’s construction-stage elevation certificates for buildings 3, 4, 6 and 14 put ground-floor slabs about 3.1 to 3.8 feet above the nearest 10.0-foot base flood elevation line. Give buyers your building’s panel reading, any certificate, the association’s insurance declarations and your own window and shutter permits early. A buyer who can price flood and wind cover on day one discounts less for uncertainty.
The items that move a Bolero number before listing are the ones a buyer’s inspector and insurer will price: the air conditioner’s age and permit, the windows and shutters you own, your building’s roof documentation, approval letters for any hard flooring above the ground floor, and presentation that shows the lanai outlook over golf land or Lake 30.
Under the declaration the air conditioning, ductwork and dryer vents belong to the home (Section 9.2), and air conditioning is the most common owner permit at Bolero, 18 of 38 owner permits from 2020 to 2026. In homes built in 1999 and 2000, an original system will be priced as a credit; a documented recent one will not.
At Bolero the owner maintains the windows, glass, sliding doors and hurricane shutters, so opening protection varies home by home. Shutters must meet the board’s adopted specification (Section 9.13). A wind-mitigation report with your own permits and product approvals lets a buyer price insurance on day one, and a pre-2002 building earns roof-attachment credits only where an inspector documents them.
Section 9.5 of the declaration allows hard flooring above the first floor only in kitchens, baths, lanais, foyers and laundry unless the board approves sound-deadening underlayment. If your upper-floor home has tile or wood throughout, find the approval letter; a missing letter becomes a negotiation point in a building with a neighbor directly below.
The recorded sales say the floor explains most of the spread, and condition explains the rest: first-floor homes have sold from $1,025,000 to $1,175,000 since 2024 on identical areas. A refresh aimed at the band your floor can reach usually pays; one aimed beyond it rarely does. Heavy work must fall between May and October, so plan it for summer.
A free in-person Bolero at Tiburón valuation starts with a call to Jesse McGreevy at (239) 898-6072 or the valuation form on this page. Marc or Jesse walks the home, checks the air conditioning, openings, flooring approvals and outlook, and you receive a written opinion of value with the same-floor sales and a recommended price.
The same-floor recorded sales with dates and sources; the live competition at Bolero and Castillo; the cost stack, CDD line, elevator share and tax reset your buyer will underwrite; your building’s roof, flood and structural-law record; a list of items that would move your number before listing; and a recommended price with a defensible range.
Use the valuation form on this page, request it on the McGreevy and Comisar valuation form, or call Jesse McGreevy direct at (239) 898-6072. Email [email protected]. There is no cost and no obligation to list.
If you decide to sell, our Bolero at Tiburón seller page sets out the marketing, the board approval, negotiation, costs and disclosures. If you decide to wait, or to lease another season, the valuation tells you what to fix and when to list. Either way, the number is yours.
McGreevy and Comisar are a top-reviewed team on Google, and the quotes below are genuine five-star client reviews reproduced in each reviewer’s own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review
★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Ryan Mitchell, verified Google review
Bolero at Tiburón owners work directly with Jesse McGreevy and Marc Comisar, not a call center. Both have sold Southwest Florida real estate for more than twenty years, and for this page we matched Bolero’s one MLS closing of the last twelve months to its recorded deed and read every qualified Bolero resale back to 1999.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He started in Southwest Florida real estate in October 2004 and launched his own team in October 2008. He writes the valuations. Reach him at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He walks homes, meets contractors and inspectors, and handles showings at Bolero’s own gate for owners who are out of state. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Read about the partnership on our about McGreevy and Comisar page.
These are the questions Bolero at Tiburón owners ask about value, answered from the Collier County Property Appraiser public roll and sales file, the Southwest Florida MLS, the recorded Bolero and Tiburón instruments, the Pelican Marsh CDD and FEMA’s map, each with its window and source.
Recent qualified Bolero resales ran from $1,025,000 to $1,580,000, with a 36-month median of $1,275,000, and the record is $1,700,000. Your floor, building and condition place you in that range; the valuation form on this page gets you a written number.
Start from the recorded sales of your floor, then adjust for building, setting, roof, opening protection, condition and the elevator line. An automated estimate cannot make those adjustments, which is why a written, sourced valuation is worth asking for.
By widening the window and working by floor. One closing cannot carry a median, so we read the seven qualified resales of 36 months and the twelve of 60, set the price on your floor’s sales and test it against the late-summer contracts and Castillo’s same-floor sales.
Because they lean on a county grid that values every home on a floor identically, and on a market with one MLS closing a year. Recorded sales on one floor have spread $150,000 in seven months.
No. The 2026 preliminary roll values the floors at $835,600, $1,111,600 and $1,151,600, while every qualified sale since September 2023 closed at 1.11 to 1.41 times the county value of the same home. An assessment is a tax figure, not a price.
One MLS closing in the twelve months to September 18, 2026: $1,275,000 for a third-floor home, $544.64 a county square foot. Three more homes went under contract by late September at asks of $1,050,000 to $1,595,000.
The 36-month mean was $610.21 a county square foot and the 60-month mean $582.09. The eleven qualified sales since January 2022 ran from $512.60 to $753.55.
Three qualified first-floor resales since September 2023 closed at $1,025,000, $1,100,000 and $1,175,000, a $1,100,000 median and about $622 a county square foot.
The two qualified second-floor sales of 60 months were $1,250,000 in 2022 and the $1,700,000 record in 2023. None has sold since, and a second-floor home was under contract at an ask of $1,395,000 in late September 2026.
Four qualified third-floor resales since September 2023 carried a $1,387,500 median, from $1,275,000 to $1,580,000, and six in 60 months a $1,360,000 median.
The county values every building the same except buildings 1 and 20, $10,000 lower. The market reads setting, golf land or Lake 30, clubhouse or resort, but no sale set is large enough to price a building premium on its own.
It changes what a buyer compares. Upper-floor owners carry 1/40 of the elevator, lobby and fire-stair costs each; first-floor owners carry none. The record sale was a second-floor home, so the line is a cost, not a cap.
Not on the record. Qualified sales in 2025 held a $1,405,000 median and the one 2026 sale was $1,275,000, and the county held Bolero’s values flat for 2026 while cutting Castillo’s 5.9 percent.
WCI’s first deeds from 1999 to 2001 held a $525,300 median. The 36-month resale median is about 2.4 times that, with most of the gain coming after 2021.
One on September 18, 2026, a first-floor home asking $1,199,000 after 225 days, with three more under contract by late September 2026.
The MLS pull did not break out Bolero’s days on market. Across Tiburón the median closing took 86 days in the twelve months to September 18, 2026, and a Bolero sale adds up to 30 days for board approval.
Not published for Bolero’s single closing. Tiburón’s median was 93.84 percent across 32 closings in the twelve months to September 18, 2026.
For a home priced to its floor’s recorded sales and presented with its documents, yes: three homes went under contract in late summer 2026 and the county held Bolero’s values flat. For a home priced to the record, the listing that waited 225 days is the answer.
It removes a discount. Fourteen buildings carry January 2020 roof permits, which a buyer’s insurer and wind-mitigation inspector will credit. Document the scope and warranty.
It raises a question a buyer will price unless you answer it. For buildings 5, 6, 7, 11, 17 and 18, request the roof date and plan from the association in writing before listing.
For most homes, no: 18 of 20 buildings are entirely Zone X on panel 12021C0382J, effective February 8, 2024. For buildings 14 and 16 the lender’s determination is a value input until it comes back.
Bolero’s documents require no club membership, and the club conveys no membership automatically. Bolero’s setting, 0.2 road mile from the Tiburón clubhouse, is part of its value whether or not a buyer joins.
They shape it. Neither association publishes its assessment, so the estoppels carry the figures, and a buyer comparing floors weighs the elevator line on the upper two.
It affects what a buyer can afford. The $2,561.94 Pelican Marsh line is on the tax bill, about $837 of it bond debt ending with a May 2031 payment, and five homes carry a smaller line.
The buyer, under the recorded master amendment: one quarter of the master association’s annual assessment. Bolero’s own documents set no condominium-level capital contribution.
The 2025 certified bills ran from $6,654.00 to $13,770.74, with an $11,283.88 median. A buyer’s bill resets after purchase, about $11,988 of ad valorem tax on a $1,275,000 non-homestead purchase at 2026 preliminary millage.
Per residence they trade at about the same price; per foot, Bolero’s 24-month deeds ran $612.82 against Castillo’s $570.52. Castillo’s third floor has sold higher per foot, and Bolero’s first floor higher.
A valuation first. It prices your home against the market a buyer will see; an appraisal is a lender’s opinion for a specific loan, ordered by your buyer’s lender.
If the price sits inside your floor’s recent sales, it usually can. We hand the appraiser the same-floor sales, the county’s identical areas, your roof permit and your flood reading so the adjustments rest on documents.
It depends on your carrying cost, tax position and the market. Leases must run 30 days or more, no more than four a year, each approved by the board, with no pets for tenants. We run both scenarios with you.
Seasonal buyers like turnkey homes, but furniture rarely returns its cost. When it is part of the sale we list it on a separate inventory so the appraisal treats it correctly.
It affects your timing. Heavy remodeling is allowed only from May through October, so a refresh before a winter listing has to be finished by the end of October.
Request a written valuation with the form on this page, gather your roof, flood and window documents and your estoppel figures, and call Jesse McGreevy at (239) 898-6072.
Every Bolero at Tiburón figure on this valuation page traces to a primary source below, listed as of September 30, 2026: recorded Collier County instruments, the Florida Division of Corporations, the Pelican Marsh CDD, Collier County, state and federal agencies, WCI Communities’ archived developer pages and the Southwest Florida MLS. No listing portal or competing brokerage is cited.
Every row below links the authority that publishes the document, so a Bolero at Tiburón owner always opens the official, current copy rather than a copy of a copy. Clerk images are non-certified copies of the recorded instruments, and the county and District documents open on their publishers’ own sites. We host nothing ourselves.
Document | What it proves for a Bolero valuation | Official authority |
|---|---|---|
Amended and Restated Declaration, Articles and Bylaws, OR 5510, Page 1945 | The owner’s maintenance duties, the flooring and remodeling rules, leasing, pets and board approval of every sale | |
Certificate of Amendment, OR 3801, Page 2639 | The elevator line the upper floors carry at 1/40 each | |
Declaration of Condominium of Bolero I at Tiburon, OR 2611, Page 1577 | The three floor types stacked one per floor | |
Master amendment, Capital Contribution Assessment, OR 6149, Page 45 | The one-time charge a buyer prices in | |
Pelican Marsh CDD fiscal 2027 adopted budget | The operations line on every Bolero tax bill | |
Pelican Marsh CDD minutes, July 15, 2026 | The Series 2022 bond final payment in May 2031 | |
Milestone Buildings by Year, January 2026 | No Bolero building on the county’s list | |
2026 Flood Protection Newsletter | The effective map date and the Class 5 CRS discount | |
NFIP summary of coverage, residential condominium buildings | How an association flood policy works | |
Uniform mitigation verification inspection form OIR-B1-1802 | The wind-mitigation report a buyer’s insurer reads | |
Florida Statutes 553.899, milestone inspections | The height threshold and the three-family exclusion | |
Florida Statutes 718.503, disclosure prior to sale | What a buyer receives with the contract |
McGreevy and Comisar value and sell homes across Southwest Florida from an office in Bonita Springs, and Bolero at Tiburón sits inside the North Naples golf-community market they work every week. A valuation costs nothing, commits you to nothing, and gives you the one number that decides a sale in a neighborhood where a few homes trade each year.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Request your valuation with the form on this page, return to the valuation form section, or call Jesse direct. Video walkthroughs and market updates are on McGreevy and Comisar on YouTube, and the team keeps a company page at McGreevy and Comisar on LinkedIn.
Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Few Bolero homes come up for sale, so the next owner who sells should call us first. Nothing on this page is legal, tax or insurance advice, and a valuation is an opinion of value, not an appraisal.
Market data from Southwest Florida MLS Matrix, pulled September 18, 2026, and from Collier County Property Appraiser public roll and sales files dated August 29, 2026. Brokered by Domain Realty.