Updated September 2026
The same three WCI plans, one per floor, sold from $1,000,000 to $1,575,000 in the last twelve months. We value your home from its floor's sales, its building's flood record, its openings and the fee 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 Castillo at Tiburón home has recently been worth between about $1,000,000 and $1,575,000, depending on floor, building, openings and condition. Collier County recorded 17 Castillo sales in the 24 months to August 29, 2026 at a $1,300,000 median, and the Southwest Florida MLS counts nine in the last twelve months at a $1,265,000 median.
Data updated: September 2026 (Collier County recorded qualified sales, 24 months to August 29, 2026, files dated August 29, 2026; Southwest Florida MLS Matrix, Tiburón development report, Castillo closings 18 Sep 2025 to 18 Sep 2026, pulled September 18, 2026)
Every Castillo building stacks the same three WCI plans one above the other, so what your home is worth comes down to which floor, which building and what has been done to it. The four declarations, the 2018 merger, the floor plans and the building-by-building flood map are covered in full on our Castillo at Tiburón guide, and the wider community on our Tiburón community guide. This page is about the number, and how we arrive at it for your home. If you are ready to sell, read how we sell Castillo at Tiburón homes; if you are buying, read our Castillo at Tiburón buyer guide.
In the last twelve months three first-floor Crienza homes, 2,159 square feet, sold for $1,000,000 to $1,100,000; four second-floor Zamora homes, 2,420 square feet, for $1,145,000 to $1,575,000; and two third-floor Riaza homes, 2,502 square feet, for $1,375,000 and $1,410,000. If you are comparing teams before you choose one, our guide to the best real estate agents in Naples sets them side by side on the public record.
A median of $1,265,000 describes the neighborhood, not your home. The same Zamora plan closed at $1,145,000 at 2839 Tiburon Blvd E in April 2026 and at $1,575,000 at 2864 in December 2025. Building, flood zone, openings, condition and timing separate them, and a first-floor Crienza is a different product from a third-floor Riaza two floors up.
We use the recorded sales of your floor, the eight live listings, the county’s 2026 roll, your building’s flood zone and FEMA letter, your opening permits, the association’s records, and the fee stack and CDD line your buyer will underwrite. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and every figure in your valuation 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 floor and your timeline, and Jesse follows up with a written opinion of value. Call Jesse McGreevy direct at (239) 898-6072 if you would rather talk it through. Buying instead? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
McGreevy and Comisar should value your Castillo residence because the valuation is built from Castillo’s own sales back to WCI’s first closings in 2001, your building’s flood record, the recorded declarations and the county’s unit-by-unit roll, 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 Castillo or for Tiburón, because the MLS pull behind this page did not record the listing office on each closing; 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.
The county cut every Castillo value by $70,180 for 2026, Castillo’s recorded price per foot has fallen for two years, and the eight listings on September 18, 2026 had been on the market a median of 169 days. The gap between those listings and the sales is mostly price. A valuation that is right the first time is worth more in this market than in 2022.
This valuation page gives you the number. Our seller page, how we sell Castillo at Tiburón homes, covers marketing, negotiation, costs and disclosure. Owners elsewhere in the community should start with the Tiburón home valuation page, because estate homes, coach homes and mid-rise flats price very differently, and our guide to selling a Tiburón home covers the community’s listings.
A Castillo residence is valued by starting from the recorded sales on the same floor, then adjusting for building and flood zone, openings, condition, the CDD line, the association’s structural position and time, and finally testing the number against the eight live Castillo listings and the Bolero at Tiburón homes a buyer will compare on the same afternoon.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 18, 2026; Collier County Property Appraiser 2026 preliminary roll and recorded qualified sales, files dated August 29, 2026)
A Castillo unit number is 101, 102 or 103, and the last digit is the floor. Unit 101 is the first-floor Crienza, 102 the second-floor Zamora and 103 the third-floor Riaza, in every one of the 34 buildings. The floor sets the plan, the plan sets the size, and the size sets the starting comparable before anything else.
A Crienza starts from the three first-floor sales of the last twelve months, $1,000,000 to $1,100,000; a Zamora from four second-floor sales, $1,145,000 to $1,575,000; a Riaza from two third-floor sales, $1,375,000 and $1,410,000. The 24-month county record then tells us where the floor has traded over a longer run, which in 2026 is below the 2023 level.
The building sets the flood zone, the view and the side of the loop. Seven buildings, 2863 Tiburon Blvd E and the six on Castillo Ct, are wholly in Zone AH, six are touched by the zone, and 21 have none under the footprint. A buyer in a Zone AH building carries flood insurance cost that a buyer in a Zone X building often does not.
FEMA case 13-04-5785A removed 2809, 2813, 2835 and 2839 Tiburon Blvd E from the high-risk zone on the 2012 map, and on the 2024 map three of them are wholly outside it. A home in one of those buildings has a federal document behind its flood answer, and we put it in front of the buyer’s lender on day one.
Windows, glass, doors and screens are the owner’s under Section 6.2 of the 2018 restated declaration, and county permits show owners upgrading openings one unit at a time, with declared values from $5,700 to $52,000. Documented impact openings improve a buyer’s wind-mitigation report and insurance quote, so a permitted upgrade counts in the number.
Kitchens, baths, flooring, lighting and the age of the air conditioner and water heater separate a $1,145,000 Zamora from a $1,575,000 one. The buildings date from 2001 to 2003, and county permits in the last two years include interior remodels with declared values up to $300,000. We grade finish against the homes that actually sold.
Every Castillo buyer carries the Castillo assessment and the master assessment, neither published, plus the Pelican Marsh CDD line on the tax bill, $2,561.94 on the 2025 bill for a Castillo residence. Three homes carry about $836 less, most likely a prepaid bond line. A buyer who sees the full stack early discounts less for surprise.
Castillo’s recorded median ran $760,000 in 2021, $1,300,000 in 2022, $1,412,500 in 2023 on eight deeds and $1,325,000 in 2025. Its median price per foot fell from $577.58 for September 2024 to September 2025 to $522.73 for the last twelve months. A 2023 sale is not a 2026 comparable without a time adjustment.
On September 18, 2026 the MLS showed eight Castillo listings asking $1,099,000 to $1,595,000, median $1,387,500, with a 169-day median on market. Five were first-floor homes asking a mean of $588.05 a square foot against a sold mean of $494.06. Your number has to make sense to a buyer standing in all eight.
Castillo residences sold 17 times in the 24 months to August 29, 2026 at a recorded median of $1,300,000, the first window wide enough to hold ten or more sales. The last twelve months alone hold nine MLS closings at a $1,265,000 median, $1,000,000 to $1,575,000, so those nine are listed one by one rather than summarized.
Data updated: September 2026 (Collier County recorded qualified sales, files dated August 29, 2026; Southwest Florida MLS Matrix, closed 18 Sep 2025 to 18 Sep 2026, pulled September 18, 2026)
Recorded | Building | Floor and plan | Sale price | Price per sq ft |
|---|---|---|---|---|
October 2025 | 2859 Tiburon Blvd E | First, Crienza | $1,100,000 | $509.50 |
November 2025 | 2850 Tiburon Blvd E | First, Crienza | $1,100,000 | $509.50 |
December 2025 | 2809 Tiburon Blvd E | Second, Zamora | $1,265,000 | $522.73 |
December 2025 | 2864 Tiburon Blvd E | Second, Zamora | $1,575,000 | $650.83 |
January 2026 | 2859 Tiburon Blvd E | Third, Riaza | $1,410,000 | $563.55 |
February 2026 | 2830 Tiburon Blvd E | Second, Zamora | $1,450,000 | $599.17 |
April 2026 | 2839 Tiburon Blvd E | Second, Zamora | $1,145,000 | $473.14 |
June 2026 | 2842 Tiburon Blvd E | Third, Riaza | $1,375,000 | $549.56 |
July 2026 | 2858 Tiburon Blvd E | First, Crienza | $1,000,000 | $463.18 |
Window: the 12 months to September 18, 2026. These nine county deeds reproduce the MLS count, median, range and $522.73 median price per foot exactly, and total $11,420,000. Price per foot is on living area, which at Castillo equals the county base area to the square foot.
Widening to 24 months gives 17 recorded sales, a $1,300,000 median and a mean of $570.52 a square foot, excluding deeds the county codes as not qualified. The eight sales of September 2024 to September 2025 carried a $577.58 median price per foot, so the second year is the weaker of the two. We quote the 24-month median as the market level and the nine recent sales as the current edge.
Three of the nine closed at $1,100,000 or less, all first-floor homes. Two closed between $1,100,001 and $1,300,000, three between $1,300,001 and $1,500,000, and one at $1,575,000. Nothing closed under $1,000,000 as a qualified sale. Every sale above $1,300,000 was on the second or third floor.
Tiburón recorded 32 closings in the same twelve months at a $1,850,000 median, with 20 listings active on September 18, 2026. That figure mixes estate homes, coach homes, mid-rise flats and Castillo’s full-floor homes. The Castillo figures on this page are the ones that apply to your home, and every number here carries its window.
Castillo residences are worth least per foot on the first floor and most on the upper two, on the record: in the last twelve months the first-floor Crienza sold at a mean of $494.06 a square foot, the second-floor Zamora at $561.47 and the third-floor Riaza at $556.55, with two to four sales per floor.
Data updated: September 2026 (Collier County recorded qualified sales, the nine deeds reproducing the MLS set; Collier County Property Appraiser 2026 preliminary roll; WCI Communities archived plan pages, 2002)
Floor and unit | Plan | Living area | Sales, last 12 months | Price range | Mean of per-sale price per sq ft | 2026 county just value |
|---|---|---|---|---|---|---|
First, 101 | Crienza | 2,159 sq ft | 3 | $1,000,000 to $1,100,000 | $494.06 | $951,098 |
Second, 102 | Zamora | 2,420 sq ft | 4 | $1,145,000 to $1,575,000 | $561.47 | $1,119,320 |
Third, 103 | Riaza | 2,502 sq ft | 2 | $1,375,000 to $1,410,000 | $556.55 | $1,159,320 |
Each building holds one of each, 34 of every plan. With two to four sales in each row these are ranges with counts, not rates.
The ground-floor home, 2,159 square feet, listed by WCI in 2002 both as three bedrooms and as two bedrooms plus a den that “easily converts to a third bedroom.” It has no elevator of its own because it does not need one, which some buyers prefer. It has sold for the least per foot over the last year, and five of the eight listings on September 18, 2026 were Crienza homes.
The second-floor home, 2,420 square feet, with a den WCI said “easily converts into a third bedroom,” a tiled Florida room, a lanai and a master lanai, reached by the elevator the declaration lists among the limited common elements. It has the widest resale spread at Castillo, $1,145,000 to $1,575,000 in the last twelve months, which tells you condition, not the plan, decides the price.
The top-floor home, 2,502 square feet, the residence WCI’s own 2002 page had in mind when it called Castillo a “penthouse” condominium. The two Riaza sales of the last year closed in a narrow band, $1,375,000 and $1,410,000, and the one Riaza listing on September 18, 2026 was asking $1,595,000, about $637 a square foot.
An $850,000 deed on a first-floor home in May 2026 is coded by the county as not qualified, so it is not an arm’s-length market sale. It is a weak comparable for any Crienza, and we say so in writing when a buyer’s agent cites it.
Price per square foot at Castillo is a floor, building and condition index more than a size measure, because the three plans differ by only 343 square feet. The twelve-month MLS median was $522.73, the 24-month recorded mean $570.52, and single sales ran from $463.18 on a first floor to $650.83 on a second.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 18, 2026; Collier County recorded qualified sales, files dated August 29, 2026)
At Castillo the county’s base area, the MLS living area and WCI’s 2002 “Living Space” figure agree to the square foot on all 102 homes: 2,159, 2,420 and 2,502. WCI’s larger “Total” figures, 2,782, 3,503 and 3,585, include the garage, lanais and entry areas under roof and are never the right denominator. Use living area and every Castillo per-foot figure compares cleanly.
Floor | Mean of per-sale price per sq ft | Median price per sq ft | Sales |
|---|---|---|---|
First, Crienza | $494.06 | $509.50 | 3 |
Second, Zamora | $561.47 | $560.95 | 4 |
Third, Riaza | $556.55 | $556.55 | 2 |
All nine | $537.90 | $522.73 | 9 |
The county’s 2026 just value runs $440.53 a square foot on the first floor, $462.53 on the second and $463.36 on the third. The nine recent sales ran 2 to 41 percent above the just value of their floor, and the median sale, $1,265,000 on a second floor, sat 13 percent above it, our arithmetic from the two primary figures.
Place your home among the recent sales by floor and building, read off the price per foot of its closest matches, and multiply by your plan’s living area. At the floor means that gives about $1,066,700 for a Crienza, $1,358,800 for a Zamora and $1,392,500 for a Riaza, our arithmetic. That is a starting estimate, not a valuation, and the steps above adjust it.
Castillo values roughly doubled from their original WCI prices, but only after 2021. First recorded sales from 2001 to 2005 had medians of $584,400 to $775,700 by floor; resales fell to a $405,000 median in 2012, traded near $700,000 through 2021, then stepped to $1,300,000 in 2022 and peaked at $1,412,500 in 2023.
Data updated: September 2026 (Collier County Property Appraiser recorded-sales file and value history, files dated August 29, 2026; WCI Communities archived plan lists, February and June 2002)
WCI Communities listed the three plans in 2002 “priced from” $652,990 for the Crienza, $779,990 in March 2002 and $814,990 in June 2002 for the Zamora, and $844,990 for the Riaza. The county’s first recorded priced sale on each home, 2001 through 2005, has a median of $584,400 on the first floor (34 homes), $714,450 on the second (34) and $775,700 on the third (32).
Year | Priced deeds | Median priced deed | Range |
|---|---|---|---|
2018 | 18 | $717,500 | $485,000 to $880,000 |
2019 | 17 | $670,000 | $483,000 to $830,000 |
2020 | 14 | $702,500 | $500,000 to $807,000 |
2021 | 19 | $760,000 | $400,000 to $917,300 |
2022 | 12 | $1,300,000 | $970,000 to $1,450,000 |
2023 | 8 | $1,412,500 | $1,205,000 to $2,000,000 |
2024 | 3 | $1,245,000 | $1,150,000 to $1,600,000 |
2025 | 10 | $1,325,000 | $1,100,000 to $1,900,000 |
2026, to August 29 | 6 | $1,260,000 | $850,000 to $1,450,000 |
Recorded deed prices of $100,000 or more; quitclaims, trust transfers and nominal deeds excluded. The 2023 and 2024 rows are thin, and the 2026 row includes the $850,000 deed the county coded as not qualified.
Tax year | Roll | Median just value |
|---|---|---|
2021 | Certified | $620,000 |
2022 | Certified | $804,758 |
2023 | Certified | $1,022,200 |
2024 | Certified | $1,189,500 |
2025 | Certified | $1,189,500 |
2026 | Preliminary | $1,119,320 |
2026 is the first year Castillo’s county value fell: every floor was cut by the same $70,180, and the median fell 5.9 percent. Bolero at Tiburón’s 2026 values did not move, and Ventanas at Tiburón’s median fell 3.3 percent on the same roll.
An owner who bought before 2022 holds a large gain on paper, 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 recent same-floor sales with their own price before listing. The series also warns against anchoring on 2023: the last nine sales came in at $1,000,000 to $1,575,000.
Castillo residences take a season to sell. The Matrix pull did not break out Castillo’s days on market or sale-to-list for closed sales, but Tiburón’s 32 closings took a median of 86 days at 93.84 percent of list, and the eight Castillo listings on September 18, 2026 had a 169-day median on market.
Data updated: September 2026 (Southwest Florida MLS Matrix, Tiburón development report, pulled September 18, 2026)
The MLS report behind this page gives Castillo’s closed count, median, range and median price per foot, and the full row for each active listing, but not the days on market or sale-to-list of each closed Castillo sale. We show Tiburón’s figures, labelled, rather than invent Castillo ones, and your written valuation adds the closed Castillo rows when we pull them for your home.
Floor | Listings, September 18, 2026 | Asking range | Mean asking price per sq ft | Mean sold price per sq ft, last 12 months |
|---|---|---|---|---|
First, Crienza | 5 | $1,099,000 to $1,550,000 | $588.05 | $494.06 |
Second, Zamora | 2 | $1,425,000 to $1,495,000 | $603.31 | $561.47 |
Third, Riaza | 1 | $1,595,000 | $637.49 | $556.55 |
The first floor carries the widest gap, asks about 19 percent above what the floor has sold for, against about 7 percent on the second floor and 15 percent on the third, our arithmetic.
Eight listings against nine closings a year is about 10.7 months of supply, our arithmetic from the Matrix figures. Tiburón as a whole carried 20 listings against 32 closings, about 7.5 months, and Castillo alone held 8 of the 20. That is a buyer’s market. It rewards a home priced to its floor’s recent sales and punishes one priced to the 2023 median.
Price to the band your floor and building can honestly reach, present the home with its flood, roof, opening and association documents ready, and time the launch for the January-to-April season. In this market, the right price at launch sells faster and usually nets more than a high price followed by reductions.
A Castillo buyer almost always compares Bolero at Tiburón, the only other Tiburón condominium built as three-storey buildings with one full-floor home per storey. Bolero trades higher per foot on smaller homes; Castillo answers with more space for the money, newer buildings and far more choice, and the county values the two within $8,000 at the median.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll and recorded sales, files dated August 29, 2026; Southwest Florida MLS Matrix, pulled September 18, 2026; FEMA panels 12021C0194J and 12021C0382J, effective February 8, 2024)
Measure | Castillo at Tiburón | Bolero at Tiburón |
|---|---|---|
Homes and buildings | 102 in 34 | 60 in 20 |
Years built, county roll | 2001 to 2003 | 1999 to 2000 |
Middle-floor county area | 2,420 sq ft | 2,256 sq ft |
2026 county median just value | $1,119,320 | $1,111,600 |
County value per sq ft | $462.53 | $491.93 |
2026 county value change | Down 5.9% | Unchanged |
Recorded sales, 24 months to August 29, 2026 | 17, median $1,300,000 | 5, median $1,275,000 |
Mean recorded price per sq ft, same window | $570.52 | $612.82 |
12-month MLS closings | 9, median $1,265,000 | 1 sale, $1,275,000 |
Actives on September 18, 2026 | 8 | 1 |
Entrance | Behind Tiburón’s main gate | Own gated entrance, not behind the staffed gatehouse |
Flood, by building | 7 of 34 wholly Zone AH on 12021C0194J | 18 of 20 wholly Zone X on 12021C0382J |
A buyer should choose Castillo for the most square feet for the dollar, newer buildings, three plans and eight homes to choose among. A buyer should choose Bolero at Tiburón for a community of 60, its own gated loop and a flood map mostly in Zone X. Your valuation has to sit where a Bolero shopper can say yes to Castillo’s larger floor and newer building.
The county values the two within $8,000 at the median, and 24 months of recorded sales put Bolero about 7 percent higher per foot on smaller homes. Per-foot prices normally fall as size rises, which explains part of the gap. A Castillo home priced inside Bolero’s recent dollar range competes on size and age; one priced above it has to be the best home on its floor.
A buyer who decides a full floor is more home than they need tours Ventanas at Tiburón, three five-storey mid-rise buildings whose four sales in the last twelve months closed at a $902,500 median. Its median home is 1,420 square feet, about 40 percent below Castillo in dollars and close to it per foot on the county roll.
Online estimates miss on Castillo residences because they see three repeated plans, a county roll that values every home on a floor at one number, and a market that has turned since 2023, while the price actually turns on the building’s flood zone, the openings, condition, view and the CDD line that no automated model reads.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll; Southwest Florida MLS Matrix, pulled September 18, 2026)
The 2026 preliminary roll values every first-floor home at $951,098, every second-floor home at $1,119,320 and every third-floor home at $1,159,320, identically in all 34 buildings. Estimates that lean on assessed values inherit that flatness, while recorded sales on the same floor spread $430,000 apart in a single year.
Models trained on 2022 and 2023 sales carry the peak forward. Castillo’s recorded median peaked at $1,412,500 in 2023, the median price per foot fell from $577.58 to $522.73 across the last two years, and the county cut every value $70,180 for 2026. An estimate that has not caught the turn will read high.
A model cannot see impact glass, a renovated kitchen, an approved hard floor upstairs, a lanai looking over the golf-course buffer, a building wholly in Zone AH or a FEMA letter that took a building out of the zone. At Castillo those are the price.
An assessed just value is the county’s mass-appraisal figure for taxation, set as of January 1. It does not distinguish a renovated home from an original one or a Zone X building from a Zone AH one, and it valued Castillo’s floors $208,222 apart while the same Zamora plan sold $430,000 apart. 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 Castillo buyer prices in three recurring layers, the Castillo assessment and the master assessment, neither published, and the Pelican Marsh CDD line of $2,561.94 on the 2025 bill, plus a one-time master capital contribution and a Collier County tax bill that resets after purchase. Each shapes what a buyer will offer for your home.
Data updated: September 2026 (Collier County Tax Collector 2025 bills; Pelican Marsh CDD fiscal 2026 and 2027 adopted budgets and July 15, 2026 minutes; Collier County Property Appraiser 2025 certified and 2026 preliminary roll; OR 6149, Page 45)
Every Castillo home pays 1/102 of the condominium’s common expenses under the 2018 restated declaration, the same share on every floor, and every owner pays the Tiburon Estates Homeowner’s Association master assessment. Neither association publishes its amount, and listing figures are typed in by agents, so the two estoppel certificates are the binding numbers for a specific home on a specific date.
Section 4.8 of the 2018 restated declaration makes basic cable under a bulk contract, electronic security, and water and sewer service to the units common expenses. The assessment also pays for the roofs, exterior walls, structure, landscaping, pool, spa, clubhouse, lake, building insurance, management and reserves. A buyer comparing it with a single-family budget should count those lines.
The Pelican Marsh CDD line on a Castillo tax bill was $2,561.94 for 2025: the $1,725 fiscal 2026 operations assessment plus about $837 of Series 2022 debt service, our arithmetic. Operations rise to $1,879 for fiscal 2027, and the District Manager told the District’s July 15, 2026 meeting that the bonds are retired after the final payment in May 2031.
The recorded 2022 master amendment levies a Capital Contribution Assessment on each new member at purchase, equal to one quarter of the annual master assessment, with the figure on the master estoppel. The Castillo association’s transfer fee on approval is capped at “$100.00 or as permitted by” law. They do not reduce your net unless the contract shifts them, but a buyer counts them.
At the 2026 preliminary millage of 9.4020 mills, a non-homestead ad valorem bill on the county’s 2026 values runs about $8,942 on the first floor, $10,524 on the second and $10,900 on the third, before the CDD and solid-waste lines. The 2025 certified bills ran from $6,247 on protected homesteads to $14,511. A homesteaded seller’s bill says little about the buyer’s.
Section 720.401 of the Florida Statutes does not apply to associations regulated under Chapter 718, which the Castillo 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 structural record mostly supports a Castillo valuation: all 34 roofs were replaced under the master policy after Hurricane Irma, and no roof permit was needed in the last two years. The open item is Florida’s milestone and reserve-study laws, which Castillo’s buildings meet by height and may escape through the three-family exclusion; no public record settles it.
Data updated: September 2026 (federal court record, M.D. Fla. No. 2:20-cv-468; recorded notices of commencement, 2018 and 2019; Collier County monthly building permit reports, September 2024 to August 2026; Florida Statutes 553.899 and 718.112)
The association’s Hurricane Irma insurance case in federal court records a payment “for the replacement of the roofs on the 34 buildings,” and the association’s reroofing notices of commencement from November 2018 were closed out in May 2019 stating that all liens had been paid. That puts the roofs at roughly seven to eight years old in 2026. Confirm your building’s completion date.
Both laws reach condominium buildings of three habitable stories or more, and Castillo’s buildings are three residential storeys over a garage. Both also exclude a “three-family” dwelling with three or fewer habitable stories, and each Castillo building holds three homes. The association’s written position, and any study it holds, is what a careful buyer prices.
Florida associations do not record special assessments, and the 2018 bylaws cap those payable by all units in a fiscal year at 15 percent of the total budget without prior majority consent. Whether one is levied or pending is stated on the estoppel. A seller should request the association’s budget, reserve schedule and position before listing, because the answers move the number.
A home whose file holds the roof record, the association’s written structural position, the budget and a clean estoppel is valued at the floor’s level. 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 affects a Castillo valuation at the building level: on FEMA panel 12021C0194J, effective February 8, 2024, seven buildings sit wholly in Zone AH, six are touched by it and 21 have no mapped high-risk zone under the footprint, so a financed buyer’s insurance cost depends on your building number, not the neighborhood.
Data updated: September 2026 (FEMA National Flood Hazard Layer, panel 12021C0194J effective 8 Feb 2024; FEMA LOMA 13-04-5785A; Collier County building points and footprints, measured September 23, 2026; Collier County 2026 Flood Protection Newsletter)
Wholly in Zone AH: 2863 Tiburon Blvd E and 2866, 2870, 2874, 2878, 2882 and 2886 Castillo Ct. Substantially split: 2859 (37 percent), 2864 (30 percent) and 2868 (66 percent). Slivers under 6 percent: 2809, 2843 and 2847. The other 21 buildings have no mapped high-risk zone under the footprint. Check your parcel on FEMA’s Map Service Center.
FEMA’s 2013 Letter of Map Amendment removed 2809, 2813, 2835 and 2839 Tiburon Blvd E from the high-risk zone on the 2012 map; on the 2024 map three are wholly outside it and 2809 carries a 3 percent sliver. The letter notes that a lender may still require flood insurance, so it is a supporting document rather than a guarantee.
The association insures the buildings and each owner insures the interior with an HO-6 policy, whose loss-assessment coverage responds to a hurricane-deductible assessment. Collier County’s Community Rating System Class 5 gives a 25 percent discount on eligible flood premiums, and FEMA applies it outside the high-risk zone too. Citizens does not require flood cover on a condominium unit-owner policy.
Give buyers your building’s zone, the FEMA letter where it applies, the association’s insurance declarations and your HO-6 policy early. No elevation certificate for any Castillo address appears in the county’s online certificate map, so if you hold one, it is worth putting in the file. A buyer who can price flood and wind cover on day one discounts less for uncertainty.
The items that move a Castillo number before listing are the ones a buyer’s inspector and insurer will price: the openings and their permits, the age of the air conditioner and water heater, approval letters for hard floors and shutters, presentation that shows the lanai, and a full fee disclosure that removes the CDD surprise.
Roof covering and roof-deck attachment are rated at the building level, so the post-Irma roof is every unit’s roof fact. Opening protection is where units differ. A wind-mitigation report on documented impact openings can lower a buyer’s premium, which a buyer turns into price. Have the permit and the report ready.
Under Section 6.2 of the 2018 restated declaration the air-conditioning and heating equipment and the water heater serving the unit are the owner’s. On buildings from 2001 to 2003, an original or undocumented system will be priced as a credit. County permits show owners replacing mechanical equipment unit by unit, so a recent permitted system counts.
Section 6.3.3 of the 2018 restated declaration requires Board approval for hard-surface flooring above the ground floor, and the 2024 rules require Board consent for any exterior shutter, to the Board’s designated specification. If your Zamora or Riaza has tile or wood, or your home has shutters, find the approval letters; a missing letter becomes a negotiation point.
The recorded sales say floor and condition explain most of the spread from $1,000,000 to $1,575,000. A kitchen or bath refresh aimed at the band your floor can reach usually pays; one aimed beyond it rarely does. In the seven Zone AH buildings, a large remodel needs a substantial-improvement review, which a buyer will also weigh.
Most Castillo buyers are seasonal, and many want a home ready to use. Furniture can convey on a separate inventory, and a well-furnished home photographed for the lanai outlook often competes better than an empty one, although furniture rarely returns its full cost.
A free in-person Castillo at Tiburón valuation starts with a call to Jesse McGreevy at (239) 898-6072 or the valuation form on this page. Marc Comisar or Jesse walks the home, checks the floor, openings, air conditioning, flooring approvals and outlook, and you receive a written opinion of value with the same-floor sales and a recommended list price.
The same-floor MLS and recorded sales with dates and sources; the live competition among the eight Castillo listings and Bolero; the fee stack, CDD line and tax reset your buyer will underwrite; your building’s flood zone and roof 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 Castillo at Tiburón seller page sets out the marketing, 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. If you are buying elsewhere in the community, our guide to buying a home in Tiburón is the place to start. Either way, the number is yours.
McGreevy and Comisar are a top-reviewed team on Google, and Castillo at Tiburón owners can read the quotes below as 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
Castillo 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 before writing this page we tracked every Castillo closing of the last 12 months in the MLS against Collier County’s deeds, and every priced Castillo deed back to 2001.
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 through Tiburón’s 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 Castillo at Tiburón owners ask about value, answered from the Southwest Florida MLS, Collier County’s recorded sales and 2026 preliminary roll, the recorded Castillo documents, the Pelican Marsh CDD’s budgets and FEMA’s map, each with its window and source.
Recent Castillo sales ran from $1,000,000 to $1,575,000, with a twelve-month MLS median of $1,265,000 and a 24-month county median of $1,300,000. 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 on your floor, then adjust for building, flood zone, openings, condition and the fee stack. An automated estimate cannot make those adjustments, which is why a written, sourced valuation is worth asking for.
Because they lean on a county grid that values every home on a floor identically, and on 2022 and 2023 sales that have not caught the 2026 market. Recorded sales of the same Zamora plan spread $430,000 in one year.
No. The 2026 preliminary roll values the three floors at $951,098, $1,119,320 and $1,159,320, while the last nine sales ran $1,000,000 to $1,575,000. An assessment is a tax figure, not a price.
Nine closed in the MLS from $1,000,000 to $1,575,000, median $1,265,000, total $11,420,000, in the twelve months to September 18, 2026. They are listed one by one on this page.
The twelve-month MLS median was $522.73 and the 24-month recorded mean $570.52. By floor, the last year’s mean ran $494.06 on the first floor, $561.47 on the second and $556.55 on the third.
Three Crienza homes sold in the last twelve months at $1,000,000, $1,100,000 and $1,100,000. Five Crienza homes were listed on September 18, 2026 at $1,099,000 to $1,550,000, so pricing discipline matters most on this floor.
Four Zamora homes sold in the last twelve months for $1,145,000 to $1,575,000, the widest spread at Castillo, which makes condition the deciding factor.
Two Riaza homes sold in the last twelve months at $1,375,000 and $1,410,000. The one Riaza listing on September 18, 2026 was asking $1,595,000.
Yes. The first floor has sold for the least per foot, about $494 against $556 to $561 upstairs, and the county values the three floors $208,222 apart from bottom to top.
Yes, mainly through the flood zone. Seven buildings are wholly in Zone AH and 21 have no mapped high-risk zone under them, which changes a financed buyer’s insurance cost and the buyer pool.
Yes, from the 2023 peak. The recorded median price per foot fell from $577.58 for September 2024 to September 2025 to $522.73 for the last twelve months, and the county cut every Castillo value $70,180 for 2026.
First recorded sales from 2001 to 2005 had medians of $584,400 to $775,700 by floor, and the 2012 low was $405,000. The 24-month recorded median is now $1,300,000.
Eight on September 18, 2026, asking $1,099,000 to $1,595,000, median $1,387,500, with a 169-day median on market: five on the first floor, two on the second and one on the third.
The Matrix pull did not break out Castillo’s days on market for closed sales. Tiburón’s 32 closings took a median of 86 days, and the eight Castillo listings had a 169-day median.
It was not broken out for Castillo in the MLS pull. Across all 32 Tiburón closings in the same twelve months the median was 93.84 percent of list.
For a home priced to its floor’s recent sales and presented with its documents, yes: nine sold in twelve months. For a home priced to 2023, the eight listings sitting a median of 169 days are the answer.
It removes a question. If your home is at 2809, 2813, 2835 or 2839 Tiburon Blvd E, the letter documents the removal from the 2012 high-risk zone, which a buyer’s lender and insurer will read.
It shapes the buyer pool. A financed buyer in a Zone AH building needs flood insurance, and a buyer in a Zone X building often does not, though the highest recent sale came from a building about 30 percent in the zone.
Yes. All 34 roofs were replaced under the master policy after Irma, closed out in May 2019, so a buyer’s insurer sees a roof of roughly seven to eight years rather than an original.
It raises a question a buyer will price unless the association answers it. The buildings meet the height test, the three-family exclusion may apply and no public record settles it, so request the association’s written position.
It shapes it. Every home pays 1/102 of the common expenses, the same on every floor, and neither association publishes its amount, so the estoppel figures belong in the file before a buyer asks.
It affects what a buyer can afford. The line was $2,561.94 on the 2025 bill, and three homes carry about $836 less. A buyer who finds it late may reprice.
The buyer, under the recorded 2022 master amendment, unless the contract shifts it. It equals one quarter of the annual master assessment.
A non-homestead ad valorem bill on the 2026 preliminary values runs about $8,942, $10,524 and $10,900 by floor before the CDD and solid-waste lines. A homesteaded seller’s bill is lower.
The county values the two within $8,000 at the median, and 24 months of recorded sales put Bolero at a $1,275,000 median on five sales against Castillo’s $1,300,000 on 17, with Bolero about 7 percent higher per foot on smaller homes.
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. Your buyer’s lender orders the appraisal.
If the price sits inside the floor’s recent sales, it usually can. We hand the appraiser the same-floor sales, your building’s flood facts and the roof record so the adjustments rest on documents.
It depends on your carrying cost, the 30-day minimum lease, the four-lease cap, the tenant pet ban and the market direction. 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.
They can, through the buyer’s insurance quote. Openings are the owner’s at Castillo and vary unit by unit, so permitted impact openings and a wind-mitigation report help a buyer price the home.
Yes. Section 6.3.3 of the 2018 restated declaration requires Board approval for hard-surface flooring above the ground floor, and a missing letter becomes a negotiation point.
Request a written valuation with the form on this page, gather your building’s flood facts, your opening permits and the association’s records, and call Jesse McGreevy at (239) 898-6072.
Every Castillo at Tiburón figure on this page traces to a primary source below, listed as of September 30, 2026: recorded Collier County instruments, the Pelican Marsh CDD, the Collier County Tax Collector, Collier County and state records, federal agencies, the federal court record, WCI’s archived pages and the Southwest Florida MLS. No listing portal or competing brokerage is cited.
Every row below links the authority that publishes the document, so a Castillo at Tiburón owner always opens the official, current copy: the Collier County Clerk’s own viewer for recorded instruments, FEMA’s Map Service Center, the Pelican Marsh CDD, Collier County and the Florida Legislature. We host nothing ourselves, and each row names what it proves for your valuation.
Document | What it proves for a Castillo valuation | Official authority |
|---|---|---|
Declaration of Condominium, Castillo I at Tiburon, OR 2909, Page 1802 | Three-storey buildings, one home per floor, the surveyor’s exhibits | |
Amended and Restated Declaration and Bylaws, OR 5509, Page 3295 | The 1/102 share, the owner’s maintenance items, the flooring rule and the special-assessment cap | |
Second Amended and Restated Rules and Regulations, OR 6358, Page 2364 | Shutters, exterior, pets and leasing a buyer inherits | |
Master amendment, Capital Contribution Assessment, OR 6149, Page 45 | The one-time charge a buyer counts | |
Letter of Map Amendment 13-04-5785A | Buildings 2, 3, 5 and 6 removed from the 2012 high-risk zone | |
Pelican Marsh CDD fiscal 2026 adopted budget | The $1,725 operations line on the 2025 bill | |
Pelican Marsh CDD fiscal 2027 adopted budget | The $1,879 operations line on the next bill | |
Pelican Marsh CDD July 15, 2026 minutes | The May 2031 final bond payment | |
2026 Flood Protection Newsletter | The Class 5 CRS discount and the 50 percent rule in Zone AH | |
NFIP summary of coverage, residential condominium buildings | How an association flood policy works | |
Florida Statutes 553.899, milestone inspections | The height test and the three-family exclusion | |
Florida Statutes 718.112, structural integrity reserve studies | The study requirement and the non-waivable reserves | |
Florida Statutes 718.503, disclosure prior to sale | What a buyer receives |
McGreevy and Comisar value and sell homes across Southwest Florida from an office in Bonita Springs, and Castillo 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 Castillo sale when eight listings compete for nine buyers a 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. 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, pulled September 18, 2026, and from Collier County Property Appraiser files, 2026 preliminary roll. Brokered by Domain Realty.