Updated September 2026
Four recorded Escada sales in three years ran from $5,250,000 to $6,225,000, and none closed in the last twelve months. We value your home from the sales that fit its lot, frontage and build era, its roof and flood record and the costs 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
An Escada at Tiburón home has recently been worth about $5,250,000 to $6,225,000, the range of the four county-qualified sales from September 2023 to August 2026, median $5,995,000, with a record of $8,000,000 in May 2023. No Escada home closed in the twelve months to September 18, 2026, so your number is a judgment built from a handful of sales.
Every Escada home is custom, so what yours is worth comes down to its lot, its lake or golf frontage, its build year, its measured living area and what has been done to it. The declarations, the lot-by-lot frontage, the flood map home by home and every recorded sale since 2001 are covered in full on our Escada 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 Escada at Tiburón homes; if you are buying, read our Escada at Tiburón buyer guide.
Data updated: September 2026 (Southwest Florida MLS Matrix, Tiburón development report, closed September 18, 2025 to September 18, 2026 and active on September 18, 2026, pulled September 18, 2026; Collier County Property Appraiser public roll, tax year 2026 preliminary, and recorded-sales file dated August 29, 2026, DOR-qualified improved sales)
Jesse McGreevy writes every Escada valuation himself, from the county’s recorded sales, the MLS and your home’s own documents, and Marc Comisar walks the house when an in-person look will change the number. If you are comparing teams before you choose, our guide to the best real estate agents in Naples sets them side by side on the public record.
The Southwest Florida MLS shows no Escada closing in the twelve months to September 18, 2026. The county recorded one qualified sale in 24 months ($6,225,000), four in 36 months (median $5,995,000), seven in 60 months ($5,250,000 to $8,000,000) and 43 since 2001 (median $3,780,000). The ten sales of 2021 to 2025 carried a $5,782,500 median.
A median of $5,995,000 describes four sales, not your home. The same house, 2562 Escada Ct, recorded $5,800,000 in March 2024 and $6,225,000 fifteen months later, and the neighborhood’s recorded prices since 2021 run from $4,650,000 to $8,000,000. Lot, frontage, build year, living area, roof, openings and condition separate them, and no two Escada houses were built to one plan.
We use the recorded Escada sales that fit your home, the two live Escada asks, the county’s 2026 roll, your permit history, your flood determination, your tax bill’s District line and the association and club documents a buyer will read. 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 address, your lot 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 Escada home because the valuation is built from every recorded Escada sale back to the first homesite sale in 2001, the lot’s frontage on the county’s parcel polygons, the flood map home by home and the recorded declarations, by two partners who are Top 1% Real Estate Agents Nationally Since 2008.
Those are career numbers across Lee and Collier County, not a claim about one street. We publish no McGreevy and Comisar sales count for Escada or for Tiburón; with no Escada closing in a year there is none for any team to claim, and 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 house when condition, finish or view will move the number. Nobody hands your valuation to an assistant or a software template. Reach Jesse at (239) 898-6072.
The county raised Escada’s median just value 27.4% for 2026, while two listings asking $7,250,000 and $6,700,000 stood against no Escada closing in a year. When no recent sale sets the level, the next sale does, and a list price set above what the land, the house and its condition support sits. A valuation that is right the first time is worth more here than anywhere in Tiburón.
This valuation page gives you the number. Our seller page, how we sell Escada at Tiburón homes, covers marketing, negotiation, costs and disclosure. Owners elsewhere in the community should start with the Tiburón home valuation page, our guide to selling a Tiburón home and our guide to buying a home in Tiburón, because condominiums, coach homes and smaller detached homes price very differently.
The key takeaways on Escada at Tiburón values are few and specific: a 31-home market with no sale in the last year, four county-recorded sales in three years between $5,250,000 and $6,225,000, a county roll that jumped 27.4% for 2026, and two listings priced above almost every recorded sale.
An Escada home is valued by starting from the recorded Escada sales that share its frontage, lot size and build era, then adjusting for measured living area, renovation, roof, openings, flood file and time, and finally testing the number against the two live Escada asks and the estate listings a buyer tours across North Naples the same week.
Data updated: September 2026 (Collier County Property Appraiser recorded-sales file dated August 29, 2026 and tax year 2026 preliminary roll; county parcel polygons; Southwest Florida MLS Matrix, pulled September 18, 2026)
The lot number sets the setting. Lots 20 to 25 back onto the golf course alone; Lots 10, 11, 19 and 26 touch golf and a lake; Lots 1 to 6 back onto lake L-3, Lots 7 to 9 onto L-2, Lots 12 to 18 onto the interior lake L-1 with its rock waterfall, and Lots 27 to 32 onto L-4 (county parcel polygons, measured September 24, 2026). Acreage comes from the county roll.
We start from the ten qualified Escada sales of 2021 to 2025 and the most recent four, matched on frontage, lot size and build era. With so few sales we read every one closely: its lot, its build year, its MLS history and whether it was a repeat sale of the same house.
On the ten sales of 2021 to 2025, homes built from 2014 on carried a $6,190,000 median against $5,250,000 for homes built 2003 to 2009 (our arithmetic). Build year carries roof age, opening protection and code edition, which a buyer’s private insurer prices directly.
The county’s base area is not living area at Escada. We use the MLS living area or a measurement, and never divide a price by a county area and compare it with an MLS price per square foot. On MLS living area, the two Escada sales with a public figure closed at about $958 and $886 a square foot.
Three Escada homes carry 2024 or 2025 roof permits and four took window, door or shutter permits from January 2024 to July 2026 (Collier County monthly building permit reports). A documented roof and impact openings lower a buyer’s private insurance quote and remove a discount.
Kitchens, baths, systems, outdoor living and the pool separate two houses on similar lots. Escada owners invest heavily, including a $1,520,230 remodel permitted at 2568 Escada Dr in January 2026, so we grade finish against the houses that actually sold and the ones a buyer will tour.
All 31 homes read Zone X at their county address points on FEMA panel 12021C0194J, effective February 8, 2024. A home with a current determination, an elevation certificate or a Letter of Map Amendment in the file sells without the question; the one home whose footprint an AE lake edge touches needs its determination early.
The Escada period median ran $2,650,000 in 2010 to 2014, $3,800,000 in 2015 to 2020 and $5,782,500 in 2021 to 2025, and no Escada sale has been recorded since June 2025. A 2023 sale is not a 2026 comparable without a time adjustment, and the $8,000,000 record was one house on one lot.
On September 18, 2026 the MLS showed two Escada listings, at $7,250,000 and $6,700,000, about $1,037 and $1,192 per MLS square foot, 43 and 10 days on market (Southwest Florida MLS Matrix). Both sit above every recorded Escada sale except the $8,000,000 record and a $7,250,000 sale in 2022. Your number has to make sense to a buyer standing in both.
Escada homes sold four times in the 36 months to August 2026, at a county median of $5,995,000 and a range of $5,250,000 to $6,225,000, and seven times in 60 months, from $5,250,000 to $8,000,000. The first window with ten or more sales is all recorded history: 43 qualified sales since 2001 at a $3,780,000 median.
Data updated: September 2026 (Collier County Property Appraiser recorded-sales file dated August 29, 2026, DOR-qualified improved sales; Southwest Florida MLS Matrix, closed September 18, 2025 to September 18, 2026, pulled September 18, 2026)
Window | Source | Qualified sales | Result |
|---|---|---|---|
12 months to September 18, 2026 | Southwest Florida MLS Matrix | 0 | No Escada closing |
24 months, September 2024 to August 2026 | Collier County sales file | 1 | $6,225,000 |
36 months, September 2023 to August 2026 | Collier County sales file | 4 | Median $5,995,000 |
60 months, September 2021 to August 2026 | Collier County sales file | 7 | Listed below |
All history, 2001 to August 2026 | Collier County sales file | 43 | Median $3,780,000 |
Recorded | Address | Lot and frontage | Year built | Sale price |
|---|---|---|---|---|
November 2021 | 2581 Escada Dr | Lot 21, golf course | 2021 | $5,765,000 |
April 2022 | 2577 Escada Dr | Lot 20, golf course | 2015 | $7,250,000 |
May 2023 | 2556 Escada Dr | Lot 31, lake L-4 | 2018 | $8,000,000 |
February 2024 | 2531 Escada Ct | Lot 11, golf and lake | 2003 | $5,250,000 |
March 2024 | 2581 Escada Dr | Lot 21, golf course | 2021 | $6,190,000 |
March 2024 | 2562 Escada Ct | Lot 2, lake L-3 | 2007 | $5,800,000 |
June 2025 | 2562 Escada Ct | Lot 2, lake L-3 | 2007 | $6,225,000 |
Window: the 60 months to the county’s August 29, 2026 file. Seven sales, total $44,480,000 (our sum). Seven sales do not make a median worth quoting, so they are listed one by one.
Four sales make an even set, so the $5,995,000 median is the mean of the middle pair, $5,800,000 and $6,190,000. Only one of the four, the June 2025 sale, falls inside the last 24 months. Two of the four are the same house, 2562 Escada Ct, which gained 7.3% on its recorded prices in fifteen months (our arithmetic).
The highest recorded Escada sale is $8,000,000 for 2556 Escada Dr, a 2018 house on Lot 31 backing onto lake L-4, recorded May 2023 (OR 6247/114). Its MLS record shows 8,351 square feet of living area, about $958 a square foot (MLS 223035866; our arithmetic). It set the ceiling; it did not set the market, and a valuation that anchors on it will read high.
Tiburón recorded 32 MLS closings in the same twelve months at a $1,850,000 median, with a highest sale of $4,000,000 (Southwest Florida MLS Matrix, September 18, 2026). That figure mixes condominiums, coach homes and three smaller detached neighborhoods. Every Escada sale the county has recorded since 2021 closed above Tiburón’s highest sale of the last year.
Escada homes are worth most as newer, larger houses on well-placed lots: on the ten qualified sales of 2021 to 2025, homes built from 2014 on carried a $6,190,000 median against $5,250,000 for homes built 2003 to 2009. Frontage matters to the buyer, but golf and lake sales overlap too much to price a premium from the record.
Data updated: September 2026 (Collier County Property Appraiser recorded-sales file dated August 29, 2026 and tax year 2026 preliminary roll; county parcel polygons, measured September 24, 2026)
Recorded | Lot | Frontage | Lot size | Year built | Sale price |
|---|---|---|---|---|---|
April 2021 | 6 | Lakes L-3 and L-2 | 0.78 ac | 2004 | $4,650,000 |
May 2021 | 5 | Lake L-3 | 0.64 ac | 2014 | $5,300,000 |
August 2021 | 24 | Golf course | 0.60 ac | 2009 | $4,900,000 |
November 2021 | 21 | Golf course | 0.63 ac | 2021 | $5,765,000 |
April 2022 | 20 | Golf course | 0.61 ac | 2015 | $7,250,000 |
May 2023 | 31 | Lake L-4 | 0.62 ac | 2018 | $8,000,000 |
February 2024 | 11 | Golf and lake | 0.81 ac | 2003 | $5,250,000 |
March 2024 | 21 | Golf course | 0.63 ac | 2021 | $6,190,000 |
March 2024 | 2 | Lake L-3 | 0.69 ac | 2007 | $5,800,000 |
June 2025 | 2 | Lake L-3 | 0.69 ac | 2007 | $6,225,000 |
Ten of Escada’s 32 lots border the golf course. Golf-only lots sold from $4,900,000 to $7,250,000 in 2021 to 2025. Which of Tiburón’s two courses and which holes a lot faces is not stated in any record we can cite, so the club’s routing answers that question in writing.
Twenty-two lots back onto one of four lakes owned by the Pelican Marsh Community Development District, and the association runs the waterfall and fountains on them under recorded easements. Lake lots sold from $4,650,000 to $8,000,000 in 2021 to 2025. Several lake lots look across the water to golf holes, which is why view, not frontage alone, is what we price.
Twenty years of build dates mean twenty years of roofs, openings and code editions. The five sales of homes built from 2014 on ran $5,300,000 to $8,000,000; the five sales of homes built 2003 to 2009 ran $4,650,000 to $6,225,000 (county sales file; our grouping).
Escada lots run from 0.51 to 1.25 acre, and the county’s median land value per lot is $1,661,687 on the 2026 preliminary roll. The combined Lots 29 and 30 at 2564 Escada Dr are the only 1.25-acre homesite and pay two District assessments.
The $4,650,000 sale of 2546 Escada Ct in April 2021 is a 2004 house on a sale that predates every Escada sale since, and every qualified Escada sale recorded since 2023 has been above $5,000,000. A buyer’s agent who cites it to pull a number down gets the later sales in reply.
Price per square foot at Escada tells you little unless you know which square foot sits underneath it. On MLS living area, the two Escada sales with a public figure closed at about $958 and $886 a square foot, and the two current asks run about $1,037 and $1,192; on county areas the record sale alone reads $1,397 or $809.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 18, 2026; MLS 223035866, 223062912, 226028398 and 226025810; Collier County Property Appraiser public roll, tax year 2026 preliminary)
Home | MLS living area | County base area | County total adjusted area |
|---|---|---|---|
2556 Escada Dr | 8,351 sq ft | 5,727 sq ft | 9,884 sq ft |
2581 Escada Dr | 6,988 sq ft | 4,998 sq ft | 8,214 sq ft |
2558 Escada Ct | 5,622 sq ft | 4,505 sq ft | 6,417 sq ft |
The county’s base area runs 20% to 31% below the MLS living area and its total adjusted area 14% to 18% above it. Our reading, not a county statement, is that the base area captures less than total heated area on these two-storey homes.
The $8,000,000 record sale works out to about $958 per MLS square foot and 2581 Escada Dr’s $6,190,000 sale in March 2024 to about $886 (our arithmetic). Tiburón’s twelve-month median across 31 closings with a living area was $697.70 (Southwest Florida MLS Matrix). Those are the only Escada per-foot figures we quote.
2581 Escada Dr, the newer and larger golf-front house, asks about $1,037 per MLS square foot, while 2558 Escada Ct, the older lake-front house, asks about $1,192. That spread is the kind a buyer asks the listing side to explain with sales, not adjectives, and it is why we price the house and lot, not a per-foot figure.
Take your home’s measured living area, place it among the Escada sales that share its frontage and build era, and read off their per-foot figures on the same measure. That gives a starting range, not a valuation; the steps above adjust it for what the sales cannot show.
Escada values have moved through three cycles since WCI Communities sold the first homesites in December 2000: lots at $565,000 to $847,500, finished homes near $3.8 million by 2004 to 2008, a trough of $2.65 million in 2010 to 2014, and a 2021 to 2025 median of $5,782,500, with the county’s 2026 values up 27.4%.
Data updated: September 2026 (Collier County Property Appraiser recorded-sales file dated August 29, 2026; public roll, certified 2021 to 2025 and tax year 2026 preliminary; WCI Communities price lists archived 2002 and 2003)
The first vacant-lot sales, December 2000 to December 2002, ran $565,000 to $847,500; lots reached $1,000,000 three times in 2006 and 2007 and fell to $350,000 in December 2010; the last two sold in 2012 for $685,000 and $535,000. WCI’s own website priced its four Escada plans, homesite included, “from” $3,310,990 to $4,610,990 in February 2002 and $2,490,990 to $3,790,990 by November 2002.
Period | Qualified sales | Median | Range |
|---|---|---|---|
2004 to 2008 | 8 | $3,842,850 | $3,320,000 to $4,931,500 |
2010 to 2014 | 9 | $2,650,000 | $2,300,000 to $3,100,000 |
2015 to 2020 | 11 | $3,800,000 | $2,475,000 to $5,000,000 |
2021 to 2025 | 10 | $5,782,500 | $4,650,000 to $8,000,000 |
Five lot-era deeds from 2001 to 2007 are left out. The median fell about 31% into the trough and rose about 52% in 2021 to 2025 (our arithmetic).
2562 Escada Ct recorded $3,320,000 in 2007, $2,300,000 in 2011, $3,750,000 in 2016, $5,800,000 in March 2024 and $6,225,000 in June 2025. 2531 Escada Ct went from $2,775,000 in 2014 to $5,250,000 in 2024, and 2538 Escada Ct took fifteen years, 2005 to 2020, to get back to its first price (county sales file).
Tax year | Roll | Median just value | Total, 31 homes |
|---|---|---|---|
2021 | Certified | $3,399,872 | $110,738,152 |
2022 | Certified | $4,163,420 | $139,508,431 |
2023 | Certified | $4,512,788 | $149,659,109 |
2024 | Certified | $4,193,620 | $139,447,728 |
2025 | Certified | $4,051,419 | $134,715,577 |
2026 | Preliminary | $5,331,624 | $167,917,036 |
In the same 2026 roll the county cut Castillo at Tiburón’s median 5.9%, so it is moving Tiburón’s estate homes and its condominiums in opposite directions.
An owner who bought before 2021 very likely holds a large gain on the recorded prices. An owner who bought in 2021 to 2023 should compare the 2024 and 2025 sales with their own price before listing, because the level since 2023 has a floor above $5,000,000 but no sale since June 2025 to prove the next step.
Escada has no twelve-month days-on-market or sale-to-list figure, because no Escada home closed in the twelve months to September 18, 2026. Across Tiburón the 32 closings in that window took a median of 86 days and closed at a median 93.84% of list, and the one recent Escada price path closed at 89.8% of its first ask.
Data updated: September 2026 (Southwest Florida MLS Matrix, Tiburón development report, pulled September 18, 2026; MLS 223062912)
2581 Escada Dr was listed at $6,895,000, reduced to $6,490,000 and closed at $6,190,000 in March 2024, about 95.4% of its last ask and 89.8% of its first (MLS 223062912; our arithmetic). At Escada the path from first ask to closing is where most of the negotiation happens.
With no Escada closing in twelve months, a twelve-month supply figure cannot be computed. At the three-year county pace of four sales in 36 months, two listings are about 18 months of supply; Tiburón as a whole carried 20 listings against 32 closings, about 7.5 months (our arithmetic from the MLS and county figures).
Of Tiburón’s 32 closings in the year to September 18, 2026, 16 fell in January to May at a median of 81 days and 93.70% of list, and 16 in June to December at 102.5 days and 93.88% (Southwest Florida MLS Matrix). Listing in the fall catches the buyers who arrive in January.
Price to the band your lot, frontage and build era can honestly reach, present the house with its permits, flood file and club answer ready, and launch before the winter season. With a small buyer pool that has time, the right price at launch usually nets more than a high price followed by reductions.
An Escada buyer shopping larger detached homes in Tiburón almost always looks at Marsala too: both are platted Chapter 720 neighborhoods under WCI declarations. Escada’s lowest qualified sale in 36 months, $5,250,000, is above Marsala’s highest, $4,950,000, so the comparison shapes how a buyer weighs your price rather than setting it.
Data updated: September 2026 (Collier County Property Appraiser tax year 2026 preliminary roll and recorded-sales file dated August 29, 2026; Southwest Florida MLS Matrix, pulled September 18, 2026; recorded declarations; FEMA National Flood Hazard Layer, read September 2026)
Measure | Escada at Tiburón | Marsala at Tiburón |
|---|---|---|
Homes | 31 on 32 platted lots | 56 |
Years built, county roll | 2002 to 2021, median 2008 | 2007 to 2020, median 2013 |
Median lot | 0.62 acre | 0.37 acre |
Median county land value | $1,661,687 | $1,206,910 |
2026 county median just value | $5,331,624 | $2,166,654 |
County-qualified sales, September 2023 to August 2026 | 4, median $5,995,000 | 10, median $3,187,500 |
12-month MLS closings to September 18, 2026 | 0 | 5, median $3,500,000 |
Median 2026 preliminary ad valorem tax | $41,220 | $17,700 |
CDD line | Highest bond line in Tiburón, about $2,532 for FY2027, to May 1, 2031 | None; outside the District |
Flood map | All 31 homes Zone X at their address points, panel 12021C0194J, effective February 8, 2024 | 49 of 56 address points Zone AH on FEMA’s effective maps; three 2013 letters removed 47 lots |
Leasing | One lease a year, one-year term | 30-day minimum, up to three leases in 12 months |
A buyer should choose Escada for land, a custom house at the county’s top quality grade and Zone X at every address point on panel 12021C0194J, effective February 8, 2024, and should plan to live in it. A buyer should choose Marsala at Tiburón for a newer home at well under half Escada’s county value, no District line and seasonal leasing. Your valuation has to justify the gap with the lot, the frontage and the house.
Escada and Marsala do not overlap on recorded price: from September 2023 to August 2026 every Escada sale sat above every Marsala sale. A buyer who tours both is choosing a tier, not bargaining between two prices, so the Marsala comparison helps you explain value rather than cut it.
A buyer who wants a Tiburón house on a smaller lot at a lower entry price tours Serafina at Tiburón, 44 homes on a 0.18-acre median lot, whose four qualified sales from September 2023 to August 2026 carried a $3,062,500 median. Escada’s smallest lot, 0.51 acre, is larger than any Serafina lot.
Online estimates miss on Escada homes because they need frequent sales of similar homes and Escada had none in the twelve months to September 18, 2026, because they lean on county area fields that understate living area, and because the price turns on lot, frontage, roof, openings and renovation that no automated model reads.
Data updated: September 2026 (Collier County Property Appraiser public roll, tax year 2026 preliminary, and recorded-sales file dated August 29, 2026; Southwest Florida MLS Matrix, pulled September 18, 2026)
An automated model extrapolates from recent sales nearby. With no Escada closing in a year and four in three years, it falls back on Tiburón’s condominium and smaller-home sales or on the county’s values, neither of which describes an Escada house on half an acre or more.
A model that multiplies the county’s base area by a local price per foot starts 20% to 31% short on the homes we could check. One that uses the total adjusted area starts 14% to 18% long. At Escada either error is worth seven figures.
Home | 2026 preliminary just value | Recorded sale |
|---|---|---|
2562 Escada Ct | $5,176,829 | $6,225,000, June 2025 |
2531 Escada Ct | $4,921,207 | $5,250,000, February 2024 |
2581 Escada Dr | $6,214,460 | $6,190,000, March 2024 |
2556 Escada Dr | $7,494,909 | $8,000,000, May 2023 |
2577 Escada Dr | $6,718,513 | $7,250,000, April 2022 |
Sources: Collier County Property Appraiser public roll, tax year 2026 preliminary, and recorded-sales file. Four of the five recorded prices sit above the 2026 value.
A model cannot see a 2025 roof, impact openings, a standby generator, a $1.5 million renovation, a lake that looks across to a fairway, or a home whose tax bill carries no District debt line. At Escada those are the price.
An assessed just value is the county’s mass-appraisal figure for taxation as of January 1. It does not distinguish a renovated house from an original one, and on 2026’s roll it rose 27.4% at the median in a year with no Escada sale. 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 Escada sales that fit your home. If it is high, better to know before you list than after a season on the market.
An Escada buyer prices in the Escada association assessment, the Tiburón master assessment, a one-time master capital contribution, a county tax bill that carried a $41,213.66 median in 2025 including the Pelican Marsh CDD line, and a private insurance quote on a home beyond Citizens’ reach. Each shapes what a buyer will offer.
Data updated: September 2026 (Collier County Property Appraiser 2025 certified and 2026 preliminary rolls; Collier County Tax Collector 2025 bills; Pelican Marsh CDD fiscal 2026 and 2027 budgets and July 15, 2026 minutes; recorded declarations)
Every Escada lot pays a 1/32 share of the association’s assessments, billed quarterly, and a separate master assessment; neither amount is published, so the buyer reads both on the estoppel certificates and the disclosure summary. The master association’s 2022 amendment (OR 6149, Page 45) adds a one-time capital contribution at purchase equal to one quarter of the annual Common Assessment, which the buyer pays.
The 2025 bill for Escada Lot 1 carries a Pelican Marsh CDD line of $4,299.00: $1,725 of fiscal 2026 operations and about $2,574 of Series 2022 debt service by our arithmetic. The District Manager put Escada’s fiscal 2027 debt figure at approximately $2,532, the highest in Tiburón, and the bonds mature May 1, 2031.
Four Escada homes carried only $1,987.52 of non-ad valorem charges from 2021 to 2025, against $4,560.91 on 25 homes (Collier County Property Appraiser public roll). If your home is one of the four, your buyer carries about $2,573 a year less on the 2025 figures until the bonds retire, and the valuation says so.
Twenty of 31 Escada homes are homesteaded, and the 2026 preliminary ad valorem tax ranges from $22,954.92 on a homesteaded home to $58,539.38 on a non-homestead home. A buyer budgeting from a $5,995,000 price at 9.4020 mills sees about $56,365 before the District lines (our arithmetic), whatever the seller’s bill says.
Under Section 720.401, the seller of a home in a mandatory homeowners association must give the buyer the disclosure summary before the contract is signed; if it is not given, the buyer may void the contract within 3 days of receiving it or before closing, whichever occurs first, and the right cannot be waived. Escada is a Chapter 720 association, not a condominium. This is information, not legal advice, and it does not change your number.
Citizens will not write a home with a dwelling replacement cost of $700,000 or more in Collier County (Section 627.351), and on a dwelling limit of $3 million or more an insurer need not offer a hurricane deductible below 5%, which is $150,000 on $3 million (Section 627.701; our arithmetic). A buyer who prices that deductible and a private premium early discounts less for uncertainty.
The build-year, roof and permit record moves an Escada valuation because a buyer’s private insurer prices each house on its own: the 31 homes were built from 2002 to 2021 under several editions of the Florida Building Code, and from January 2024 to July 2026 the county issued 44 permits at 19 of them, including roofs, generators and openings.
Data updated: September 2026 (Collier County Property Appraiser public roll, tax year 2026 preliminary; Collier County monthly building permit reports, January 2024 to July 2026)
Year built, county roll | Homes |
|---|---|
2002 to 2005 | 14 |
2007 to 2009 | 7 |
2011 to 2015 | 8 |
2018 and 2021 | 2 |
The median build year is 2008. The first statewide Florida Building Code took effect March 1, 2002, so the earliest homes may predate it; the code that applies to a house is set by its original permit date.
Seventeen of the 44 permits were for air conditioning, several homes more than once, which is what a 2002 to 2015 housing stock looks like at 10 to 20 years of age. Four roof permits went to three homes, two of them 2002 originals, and standby generators went to four homes. No new single-family construction permit was issued in the window.
A home with a 2024 or 2025 roof, impact-rated windows and doors and a current wind-mitigation form is valued at the level of the newer sales; a home with an original roof and unprotected openings is valued with the buyer’s insurance quote in mind. We show you which documents close the gap.
Section 7.14 of the declaration bars above-ground tanks of any liquid or gas outside the building, so a propane-fed generator needs a buried tank, and the Architectural Review Board decides the installation. A permitted, finaled generator is a value point a buyer’s inspector will note.
An open or expired permit found by the buyer’s title agent turns into a renegotiation. Collier’s permit reports before January 2024 were not part of the review behind these figures, so pull your home’s full permit history before listing and close anything open.
The flood zone supports an Escada valuation: all 31 homes read Zone X at their county address points on FEMA panel 12021C0194J, effective February 8, 2024, and 30 of 31 house footprints have no high-risk zone under them. At 2552 Escada Dr an AE lake edge covers 8.9% of the footprint, and that home’s determination matters.
Data updated: September 2026 (FEMA National Flood Hazard Layer, panel 12021C0194J effective February 8, 2024, overlaid on county address points, footprints and parcels, measured September 24, 2026; county-held elevation certificates; FEMA Letters of Map Amendment)
On panel 12021C0194J (effective February 8, 2024), 30 address points read minimal-hazard Zone X and one, 2542 Escada Ct, the 0.2% annual-chance band. Six lots, 8, 9, 10, 17, 18 and 32, carry a strip of Zone AE at the back of the lot only, from 0.3% to 15.4% of lot area. The mapped high-risk land at Escada is mostly the District’s lakes and preserve and the golf tract.
On the same panel, 2552 Escada Dr (footprint touched), 2569 Escada Dr (about 3 feet from an AE edge) and 2534 Escada Ct (about 6 feet) should carry a Standard Flood Hazard Determination early in a sale. No Letter of Map Amendment has been issued for any of those three lots.
Four county-held elevation certificates rate Escada homes Zone AH on the superseded May 16, 2012 panel, 12021C0194H; on panel 12021C0194J, effective February 8, 2024, all four addresses read Zone X. A quote built on an old certificate can price the wrong zone, and a current determination in the file protects your number.
LOMA 13-04-0296A (October 12, 2012) removed the home on Lot 10, 2530 Escada Ct, and LOMA 19-04-1292A (December 13, 2018) removed the home on Lot 6, 2546 Escada Ct, from the 2012 high-risk zone. On panel 12021C0194J, effective February 8, 2024, both are wholly Zone X anyway; each letter is a second layer of proof.
The National Flood Insurance Program caps a residential building at $250,000 and contents at $100,000, so full flood cover on an Escada home means excess or private flood. Collier County’s Community Rating System Class 5 gives a 25% discount on eligible NFIP policies, including those outside the high-risk zone.
The club membership and the recorded rules affect an Escada valuation because they decide who can buy and how the house can be used: the board approves every sale, a Signature Membership passes without a new fee only on a 30-day timeline, the home may be leased once a year for a year, and every exterior change needs architectural approval.
Section 4.8 of the 2009 declaration obliged the first buyer of each lot to take a Tiburón Golf Club Signature Membership, and lets it pass to a resale buyer without a new membership fee only if the seller is in good standing, resigns effective at closing, and the buyer applies at least 30 days before closing and is approved. The club publishes no prices, and its Membership Plan controls.
The home may be leased only as a whole, to a natural person, once in a calendar year, for a one-year term with no subleasing (Section 10.2). That rules out seasonal rental income, which shapes an investor’s number, and it keeps Escada a primary-home neighborhood, which shapes an owner-occupant’s.
Dogs, cats and other common household pets are allowed with no number or weight cap in the declaration (Section 7.6), among the most permissive rules in Tiburón. With the owner away, family may stay up to 15 days at a time and other guests one week, twice a year (Section 7.2).
Every exterior change needs the Architectural Review Board’s written approval (Section 6), no tree over 2 inches in trunk diameter may be removed without consent (Section 7.12), and on any lot sold after 2009 construction must start within 24 months of closing and finish within 24 months (Section 7.26). A teardown buyer values the lot with that clock in mind.
The items that move an Escada number before listing are the ones a buyer’s insurer, inspector and appraiser will price: roof and opening documentation, closed permits, a current flood determination, measured living area, presentation of the pool and the lake or golf setting, and a written answer on the club transfer and the District line.
Gather the roof permit and final inspection, the window and door permits and a current wind-mitigation form. A buyer’s private carrier rates them directly, and a documented roof lifts confidence more than any cosmetic spend.
Have the living area measured or taken from permit plans. At Escada the county’s base area understates living area by 20% to 31% on the homes we could check, and a buyer who reads the county figure first will think your price per foot is high.
For any home, and especially one near a mapped AE edge, a current determination against panel 12021C0194J, effective February 8, 2024, and any elevation certificate or Letter of Map Amendment you hold belong in the file on day one.
Pull your own 2025 tax bill. If the District line shows no debt portion, that is worth about $2,573 a year to a buyer until 2031 on the 2025 figures, and we put it in the listing.
Work aimed at roofs, openings, systems and the outdoor living a buyer sees first usually pays; a finish upgrade aimed beyond what the lot and house can reach rarely does. Any exterior change needs the Architectural Review Board’s approval first, so plan the timeline before you plan the work.
Escada’s open-air pools are its signature: a pool at every home and only four screen enclosures. Photography that shows the pool, the lake or fairway and the light at the right hour does more for an Escada price than staging alone.
A free in-person Escada at Tiburón valuation starts with the form on this page or a call to Jesse McGreevy at (239) 898-6072. Jesse or Marc Comisar walks the house and lot, checks the frontage, roof, openings, living area and condition, and you receive a written opinion of value with the Escada sales that fit and a recommended list price.
The Escada sales that fit your home with their dates and sources; the live competition at Escada and across North Naples estate homes; the District line, tax reset and cost stack your buyer will underwrite; your permit and flood 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 Escada at Tiburón seller page sets out the marketing, negotiation, costs and disclosures. If you decide to wait, the valuation tells you what to document 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
Escada 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 recorded Escada sale back to 2001 in Collier County’s file and all 32 Tiburón closings in the MLS in the last 12 months.
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 away. 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 Escada at Tiburón owners ask about value, answered from Collier County’s recorded sales and 2026 preliminary roll, the Tax Collector’s bills, the Pelican Marsh CDD’s records, the recorded declarations, FEMA’s map and the Southwest Florida MLS, each with its window and source.
The four county-qualified Escada sales from September 2023 to August 2026 ran $5,250,000 to $6,225,000, median $5,995,000. Your lot, frontage, build year, living area and condition place you around that band; the valuation form on this page gets you a written number.
Start from the Escada sales that share your frontage and build era, then adjust for living area, roof, openings, renovation, flood file and time. An automated estimate cannot make those adjustments.
They have no Escada sale in the last year to learn from, and they lean on county area fields that run 20% to 31% below MLS living area on the homes we could check.
No. 2562 Escada Ct carries a $5,176,829 preliminary just value against a $6,225,000 sale in June 2025. An assessment is a tax figure, not a price.
None closed in the MLS in the twelve months to September 18, 2026, and the county recorded no Escada deed after June 30, 2025.
Four qualified sales: $5,250,000, $5,800,000, $6,190,000 and $6,225,000, the last recorded June 30, 2025 (Collier County sales file).
$8,000,000 for 2556 Escada Dr, recorded May 2023, about $958 per MLS square foot.
On MLS living area, the two sales with a public figure closed at about $958 and $886. County-area figures are not comparable and we do not mix them.
Buyers value it, but golf-only lots sold $4,900,000 to $7,250,000 and lake lots $4,650,000 to $8,000,000 in 2021 to 2025, too few sales to price a premium.
On the ten sales of 2021 to 2025, homes built from 2014 on carried a $6,190,000 median against $5,250,000 for homes built 2003 to 2009 (our arithmetic).
Yes, at the margin. Lots run 0.51 to 1.25 acre and the median county land value per lot is $1,661,687; the 1.25-acre combined Lots 29 and 30 are unique.
The record does not show a fall: the four sales since February 2024 ran $5,250,000 to $6,225,000. It does show no sale since June 2025, so the next sale sets the level.
The period median went from $2,650,000 in 2010 to 2014 to $5,782,500 in 2021 to 2025, and the county raised its 2026 median just value 27.4%.
Two on September 18, 2026, at $7,250,000 and $6,700,000, the two highest asks in Tiburón.
There is no twelve-month Escada figure. Tiburón’s 32 closings took a median of 86 days on market, and Escada adds the board and club windows.
Tiburón’s median was 93.84% in the last twelve months, and the one recent Escada price path closed at 95.4% of its last ask and 89.8% of its first.
For a home priced to the recorded sales and presented with its documents, yes: only two Escada homes were listed on September 18, 2026. For one priced to the record sale, the market will say otherwise.
It removes a discount. A buyer’s private insurer rates the roof directly, so document the permit, the final inspection and the wind-mitigation form.
Generally not: all 31 homes are Zone X at their address points on panel 12021C0194J, effective February 8, 2024. The one footprint an AE edge touches, 2552 Escada Dr, needs its determination early.
Only if a buyer relies on it. It was written under the superseded 2012 panel; on panel 12021C0194J, effective February 8, 2024, those homes read Zone X.
It affects what a buyer can carry: about $4,299 on the 2025 bill, of which about $2,574 is bond debt ending with the May 1, 2031 maturity. Four homes carry no debt line.
Budgeted from a $5,995,000 price at 9.4020 mills, about $56,365 of ad valorem tax before the District lines (our arithmetic), well above many homesteaded sellers’ bills.
It is part of the buyer’s carrying cost. The amount is not published; it appears on the estoppel and the disclosure summary, with a 1/32 share per lot.
It can help the right buyer if the Signature Membership can pass without a new fee under Section 4.8. Confirm the terms with the club in writing before listing.
It narrows the investor pool and suits owner-occupants, who are most Escada buyers: 64.5% of homes are homesteaded.
From September 2023 to August 2026 Escada’s four sales carried a $5,995,000 median against Marsala’s ten at $3,187,500, with no overlap between them.
A valuation first. It prices your home against the market a buyer will see; the buyer’s lender orders the appraisal for a specific loan.
If the price sits within the Escada sales that fit it, it usually can. We hand the appraiser the sales, the frontage, the living area and the permit and flood file.
Yes, with Architectural Review Board approval, and on any lot sold after 2009 construction must start within 24 months of closing and finish within 24 months.
Yes. The board approves every sale in writing, with a processing fee capped at $100 per applicant (Section 9.6).
By Collier County custom the buyer customarily pays the owner’s title policy and chooses the closing agent. The contract controls.
Permits and final inspections, the wind-mitigation form, a flood determination or LOMA, your tax bill, measured living area and the club’s written answer on the membership.
Request a written valuation with the form on this page, pull your permit history and tax bill, and call Jesse McGreevy at (239) 898-6072.
Every Escada 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 Community Development District, the Collier County Property Appraiser public roll and recorded-sales file, the Tax Collector, state and federal agencies and the Southwest Florida MLS. No listing portal or competing brokerage is cited.
Every row below links the authority that publishes the document, so an Escada at Tiburón owner always opens the official, current copy. We host nothing ourselves.
Document | What it proves for an Escada valuation | Official authority |
|---|---|---|
Amended and Restated Declaration, OR 4467, Page 3164 | Sale approval, leasing, pets, architecture, the club clause and the build clock | |
Plat reference sheet, Plat Book 34, Pages 51 to 53 | The 32 lots and the lake and golf tracts behind them | |
Master amendment, OR 6149, Page 45 | The buyer’s one-time capital contribution | |
2025 tax bill, Escada Lot 1 | The $4,299.00 District line | |
Pelican Marsh CDD, July 15, 2026 minutes | Escada’s approximately $2,532 fiscal 2027 debt figure | |
Pelican Marsh CDD fiscal 2027 adopted budget | The $1,879 operations assessment | |
Letter of Map Amendment 13-04-0296A | Lot 10 removed from the 2012 high-risk zone | |
Letter of Map Amendment 19-04-1292A | Lot 6 removed from the 2012 high-risk zone | |
2026 Flood Protection Newsletter | The CRS Class 5 discount and the 50 percent rule | |
Florida Statutes 720.401 | The disclosure summary a buyer receives before the contract | |
Florida Statutes 627.351 | The $700,000 Citizens eligibility cap |
McGreevy and Comisar value and sell homes across Southwest Florida from an office in Bonita Springs, and Escada at Tiburón sits at the top of the North Naples golf-community market they work every week. A valuation costs nothing, commits you to nothing, and gives you the number that decides an Escada sale when no recent sale sets it for you.
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 Matrix, pulled September 18, 2026, and from the Collier County Property Appraiser public roll, tax year 2026 preliminary, and recorded-sales file dated August 29, 2026. Brokered by Domain Realty.