Updated September 2026
The same two WCI plans recorded from $1,600,000 to $2,400,000 in the last three years. We value your residence from its own floor's sales, its building's flood record and the cost layers 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 Esperanza at Tiburón residence has recently been worth between about $1,600,000 and $2,400,000, depending on floor, phase, outlook and condition. Collier County records ten qualified Esperanza resales in the 36 months since September 2023 at a $2,195,000 median, and the Southwest Florida MLS counts four closings in the twelve months to September 18, 2026 at $731.36 a square foot.
We tracked every recorded county deed alongside the MLS closings for this page, so the figures below are the full public record, not a sample.
Every Esperanza building repeats the same two WCI plans in the same positions, so what your residence is worth comes down to which floor, which phase, which building and what has been done to it. The two condominiums, the Mid-Rise covenants, the FEMA letters and the county roll are covered in full on our Esperanza at Tiburón guide, and the wider community on our Tiburón community guide. This page is about the number. If you are ready to sell, read how we sell Esperanza at Tiburón homes; if you are buying, read our Esperanza at Tiburón buyer guide.
Data updated: September 2026 (Collier County Property Appraiser sales file, DOR-qualified resales 36 months since September 2023, files dated August 29, 2026; Southwest Florida MLS Matrix, Development TIBURON, closed September 18, 2025 to September 18, 2026, pulled September 18, 2026; Collier County Property Appraiser roll, tax year 2026 preliminary)
Qualified county resales since January 2022 put the first residential floor at a median of $708.22 a square foot on eight sales, the second at $711.86 on three and the third at $767.06 on six. On a 2,930 or 2,950 square foot residence that is roughly $2.1 million on the lower floors and $2.25 million on the top floor, before condition and outlook. If you are choosing who should write your number, our guide to the best real estate agents in Naples sets the teams side by side on the public record.
A median of $2,195,000 describes the neighborhood, not your residence. The same plan in the same phase recorded at $1,600,000 on a first floor in building 12 and at $2,335,000 on a third floor in building 13 a month apart in 2026. Floor, finish, outlook and timing separate them, which is why we never value an Esperanza residence off a neighborhood average.
We use the recorded sales of your floor, the four MLS closings of the last twelve months, the three Marquesa Royale listings a buyer will also tour, the county’s 2026 roll, your building’s flood reading and FEMA letter, your phase’s District line and the cost layers 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 unit number and your timeline, and Jesse follows up with a written opinion of value. You can also call Jesse McGreevy direct at (239) 898-6072. Buying instead? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
McGreevy and Comisar should value your Esperanza condo because the valuation is built from Esperanza’s own recorded sales back to WCI’s first closings in 2013, each building’s flood and milestone record, and the recorded condominium and Mid-Rise documents, by two partners who are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.
Those are career numbers across Lee and Collier County, not a claim about one boulevard. We publish no McGreevy and Comisar sales count for Esperanza or for Tiburón; we publish the neighborhood’s whole record instead.
Jesse McGreevy, one half of a team of Top 1% Real Estate Agents Nationally Since 2008, writes it, from the MLS, the county record and your residence’s own documents, and Marc Comisar walks the residence 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.
Esperanza had no listing on September 18, 2026 and records three or four qualified resales a year. With nothing on the shelf, the next listing sets the benchmark every later buyer reads. A valuation that is right the first time matters more here than in a building with a dozen listings to correct it.
This valuation page gives you the number. Our seller page, how we sell Esperanza 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 or our guide to buying a home in Tiburón, because detached homes and full-floor residences price very differently.
These key takeaways on Esperanza at Tiburón values condense the county’s recorded sales and roll, the Southwest Florida MLS pull and the recorded documents into the eight facts that set an Esperanza number. Each carries its window and source in the sections that follow, and each is a place where an automated estimate usually goes wrong.
An Esperanza condo is valued by starting from the recorded sales on the same floor, then adjusting for phase, building, outlook, condition, flood reading, the cost layers and time, and finally testing the number against the Marquesa Royale listings a buyer will tour on the same afternoon. Plan barely matters; floor and condition do.
Data updated: September 2026 (Collier County Property Appraiser sales file and 2026 preliminary roll; Southwest Florida MLS Matrix, pulled September 18, 2026)
The building number gives the phase: 1 to 7 is Esperanza I, 8 to 15 is Esperanza II. The first digit of the unit number is the residential floor and the last two are the plan: every 01 is Residence 01 and every 02 is Residence 02. Unit 101 sits one full storey above the parking floor, so “first floor” at Esperanza is not ground-floor living.
A first-floor residence starts from $708.22 a square foot, the median of eight qualified resales since 2022; a second-floor residence from $711.86 on three; a third-floor residence from $767.06 on six. The four MLS closings of the last twelve months then show where each floor is trading now.
The county values every Esperanza II position exactly $100,000 below Esperanza I, but buyers have not paid less: since 2022 Esperanza II’s median resale is $2,200,000 on thirteen sales against Esperanza I’s $2,168,000 on four. We adjust for phase only where its rules change the buyer pool, chiefly Esperanza II’s 36-month leasing wait and tenant pet ban.
Esperanza I’s buildings 4 to 7 back onto a lake inside a recorded drainage easement, and Esperanza II backs onto a conservation tract along its whole north line. Buildings 14 and 15 read Zone X on FEMA’s effective map. Mirror-image buildings mean the same unit number can face opposite ways, so we confirm the view in person.
Owner remodel permits from 2020 to August 2026 ran from $6,416 to $575,000, seven of them $50,000 or more. Kitchens, baths, flooring and lighting separate a $1.7 million residence from a $2.3 million one on the same floor. We grade finish against the residences that actually sold and ask what conveyed with each.
On panel 12021C0194J, February 8, 2024, buildings 14 and 15 are wholly Zone X and the other thirteen touch Zone AH or AE, with FEMA letters removing large parts of both tracts. A residence whose file carries its FEMA letter and FEMA’s 2024 revalidation lets a buyer price insurance on day one rather than discount for doubt.
Every Esperanza buyer carries four recurring layers. Only the county bill lines are published: a Pelican Marsh line of $2,943.07 in Esperanza I and $3,221.66 in Esperanza II, and $261.91 of county garbage, on the 2025 bill. A buyer who sees the District line and its May 2031 bond end date early discounts less for surprise.
Esperanza’s median resale ran $1,408,500 in 2021, $2,236,000 in 2022, $2,327,000 in 2024, $1,750,000 on three mostly first-floor sales in 2025 and $2,150,000 in 2026 to April. A 2022 sale is not a 2026 comparable without a time and floor adjustment.
With no Esperanza listing on September 18, 2026, the live competition is Marquesa Royale: three listings asking $2,350,000 to $3,150,000 that had waited 100 to 287 days. Those asks sit above every Esperanza sale on record. Your number has to make sense to a buyer standing in all three.
Esperanza condos recorded ten qualified resales in the 36 months since September 2023, at a Collier County median of $2,195,000, from $1,600,000 to $2,400,000, for $20,827,000 in total. Twelve months held only four, so we widened to the first window with ten, and every sale is listed.
Data updated: September 2026 (Collier County Property Appraiser sales file, qualified sales only, files dated August 29, 2026; Southwest Florida MLS Matrix, pulled September 18, 2026)
County sale date | Residence | Phase | Floor | Plan | Deed price | Price per sq ft |
|---|---|---|---|---|---|---|
January 2024 | 11-102 | II | 1 | 02 | $2,190,000 | $742.37 |
April 2024 | 8-101 | II | 1 | 01 | $2,327,000 | $794.20 |
September 2024 | 11-302 | II | 3 | 02 | $2,400,000 | $813.56 |
March 2025 | 13-301 | II | 3 | 01 | $2,200,000 | $750.85 |
April 2025 | 14-101 | II | 1 | 01 | $1,725,000 | $588.74 |
August 2025 | 14-102 | II | 1 | 02 | $1,750,000 | $593.22 |
March 2026 | 13-302 | II | 3 | 02 | $2,335,000 | $791.53 |
April 2026 | 4-202 | I | 2 | 02 | $2,100,000 | $711.86 |
April 2026 | 12-102 | II | 1 | 02 | $1,600,000 | $542.37 |
April 2026 | 15-201 | II | 2 | 01 | $2,200,000 | $750.85 |
Window: the 36 months since September 2023. Price per square foot is the deed price over the county’s area, which equals the MLS area at Esperanza.
The MLS counts four Esperanza closings in the twelve months to September 18, 2026, and the county file reproduces all four prices exactly: $2,335,000, $2,200,000, $2,100,000 and $1,600,000, total $8,235,000, median $731.36 a square foot. Four sales are too few for a median price to mean much, so we give the sales themselves.
Three of the ten closed under $1,800,000, all first-floor residences, and seven closed between $2,100,000 and $2,400,000. Nothing closed between $1,750,000 and $2,100,000. The market has split by floor and condition rather than spread evenly, which is why the floor is the first question in any Esperanza valuation.
The county file also holds $1,850,000 for residence 1-201 in November 2025, coded not qualified and absent from the MLS closings, so it most likely changed hands without a public listing. We exclude it from every figure, and we tell you so, because a buyer’s agent may cite it.
Tiburón as a whole recorded 32 closings in the same twelve months at a $1,850,000 median and $697.70 a square foot, with 20 listings active on September 18, 2026. That mixes detached homes, full-floor residences and Ventanas’ smaller homes. The Esperanza figures on this page are the ones that apply to your residence.
Esperanza condos are worth most on the third residential floor and least on the first, on the record. Qualified resales since 2022 put the third floor at $767.06 a square foot against $708.22 on the first and $711.86 on the second, and the four lowest resales in that period were all first-floor residences. The plan makes little consistent difference.
Data updated: September 2026 (Collier County Property Appraiser qualified resales since January 1, 2022, through April 22, 2026; 2026 preliminary roll)
Level | Residences | Height above the parking floor |
|---|---|---|
Ground floor | None: 12 parking spaces, lobby, elevator, trash room, six storage rooms | 0.0 ft |
First residential floor | x-101 and x-102 | 11.6 ft |
Second residential floor | x-201 and x-202 | 23.6 ft |
Third residential floor | x-301 and x-302 | 35.5 ft |
Heights are from the Esperanza I elevation sheet, OR 4944, Page 1446, on an assumed datum.
WCI’s one line for Residence 01: “Experience dramatic views from three sides.” It carries 2,930 air-conditioned square feet on the county roll and in WCI’s pages, with three bedrooms, a den and three and a half baths, on the 01 stack of every building, 45 residences in all. Since 2022 its median is $750.85 a square foot on eight qualified resales.
WCI described Residence 02 as “an expansive great room, wraparound loggia and volume ceilings,” reached through a double door from the vestibule where the building’s one shared elevator opens. It carries 2,950 square feet on the 02 stack, 45 residences, at a median of $711.86 a square foot on nine resales since 2022.
Since 2022 the top floor has carried about an 8% per-foot premium, with the widest view and volume ceilings under the roof. The county builds the floor in mechanically, exactly $40,000 per step in both phases, about 2.5% on a first-floor value, which is smaller than the premium buyers have paid for the third floor.
First-floor residence 12-102 recorded at $1,600,000 in April 2026, the lowest qualified resale since 2022. It is a weak comparable for any second or third-floor residence, and even for other first-floor residences, since 8-101 recorded at $2,327,000 in 2024. It says more about that residence than about Esperanza.
Price per square foot at Esperanza is a floor, condition and outlook index more than a size measure, because the two plans differ by only 20 square feet. The twelve-month MLS median was $731.36, the 36-month county median $746.61, and qualified resales since 2022 ran $542.37 to $813.56 a foot.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 18, 2026; Collier County Property Appraiser sales file and roll)
The county carries every 01 residence at exactly 2,930 square feet and every 02 at 2,950, matching WCI’s air-conditioned figures to the foot, and MLS listings use the same areas. The “3130” and “3152” in WCI’s plan schedules are plan codes, not square footage. At Esperanza a per-foot figure means the same thing whichever source it comes from.
Condominium, 12-month MLS median per sq ft | Price per sq ft |
|---|---|
Marquesa Royale at Tiburón | $830.51 |
Esperanza at Tiburón | $731.36 |
Ventanas at Tiburón | $530.72 |
Castillo at Tiburón | $522.73 |
Tiburón, all closings | $697.70 |
Southwest Florida MLS Matrix, closings September 18, 2025 to September 18, 2026.
Place your residence among the recent sales by floor, read off the price per square foot of its closest matches, and multiply by 2,930 or 2,950. That is a starting estimate, not a valuation, and the steps above adjust it for what the sales cannot show.
Esperanza values roughly tripled from their original WCI prices, mostly in one step. WCI closed all 90 residences from 2013 to 2015 at a $773,600 median; resales climbed slowly to about $480 a square foot by 2021, then jumped to about $758 in 2022 and have held a band of about $714 to $794 since.
Data updated: September 2026 (Collier County Property Appraiser sales file, first sales 2013 to 2015 and qualified resales to April 22, 2026; WCI Communities archived plan pages)
WCI’s archived pages priced the plans “from $705,000” and “from $715,000” in April 2012 and Residence 02 “from $825,000” by January 2015, with a Tiburón Golf Club Signature Membership initiation fee included. Recorded first deeds ran $651,000 to $1,101,200, with Esperanza I at a $786,750 median and Esperanza II at $764,800.
Year | Qualified resales | Median resale | Median per sq ft |
|---|---|---|---|
2016 | 5 | $1,200,000 | $406.78 |
2018 | 4 | $1,300,000 | $442.18 |
2019 | 8 | $1,272,500 | $432.80 |
2020 | 7 | $1,320,000 | $450.51 |
2021 | 10 | $1,408,500 | $480.72 |
2022 | 5 | $2,236,000 | $757.97 |
2023 | 2 | $2,100,000 | $714.41 |
2024 | 3 | $2,327,000 | $794.20 |
2025 | 3 | $1,750,000 | $593.22 |
2026, to April 22 | 4 | $2,150,000 | $731.36 |
Years with one resale (2013, 2014, 2017) and 2015’s four are omitted here; the full series is on our seller page.
Residence 9-101 went from $703,200 from WCI in 2014 to $2,350,000 in 2022, and 8-101 from $710,500 to $2,327,000 in 2024. Two 2021 buyers who sold in 2026 gained 58% and 80%. The weakest pairing, first-floor 12-102, rose from $1,160,000 in 2015 to $1,600,000 in 2026. None deducts improvements or costs.
An owner who bought before 2022 holds a large gain, and its size now depends on floor and condition more than purchase year. An owner who bought in 2022 should compare the 2026 sales on their floor with their own price before listing. The series also warns against anchoring on the $2,400,000 record: it was a third-floor residence.
How long Esperanza condos take to sell, and how close to asking, is not broken out in the September 18, 2026 Matrix pull. Across Tiburón the 32 closings of the last twelve months took a median of 86 days on market and closed at a median 93.84% of list, and active listings had waited a median of 156.5 days.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 18, 2026; Esperanza days on market and sale-to-list not in the pull)
A Tiburón-wide sold-to-list ratio near 94% says buyers here negotiate, and at Esperanza they negotiate with the ten recorded resales in hand. A list price that sits inside your floor’s recorded band leaves room to close near it; one set off a third-floor record for a first-floor residence invites a long wait and a deep cut.
Esperanza had no listing on September 18, 2026, while Tiburón carried 20 against 32 closings, about 7.5 months of supply. At the county’s 36-month pace of one Esperanza resale every three and a half months, a single new listing is its own supply, which rewards a well-priced residence and exposes an overpriced one.
An Esperanza sale also waits on board approval: Esperanza II’s board has 20 days after a complete application, or 60 days after notice, and Esperanza I requires notice with the contract and board approval. That time sits inside the contract, not the days on market, and it belongs in your plan.
Price to the band your floor and condition can honestly reach, present the residence with its FEMA letter, assignment instrument and association documents ready, and time the launch for the January to April season. All four Esperanza closings of the last twelve months carry March and April county sale dates.
An Esperanza buyer almost always compares Marquesa Royale, the only other Tiburón condominium WCI built with the same two plans. Marquesa Royale has resold for 12.5% more on price and 14.1% more per foot since 2022; Esperanza answers with newer buildings, later milestone years and a lower entry price for the same floor plan.
Data updated: September 2026 (Collier County Property Appraiser sales file and 2026 preliminary roll; Southwest Florida MLS Matrix, pulled September 18, 2026; Collier County Tax Collector 2025 bills; FEMA NFHL panel 12021C0194J; Collier County Milestone Map)
Measure | Esperanza at Tiburón | Marquesa Royale at Tiburón |
|---|---|---|
Residences and buildings | 90 in 15 | 48 in 8 |
Years built | 2013 to 2015 | 2008 to 2009 and 2012 |
WCI “priced from”, April 2012 | $705,000 and $715,000 | $810,000 and $790,000 |
Qualified resales since 2022 | 17, median $2,200,000, $750.85 per sq ft | 10, median $2,475,000, $856.84 per sq ft |
12-month MLS median per sq ft | $731.36 on 4 | $830.51 on 5 |
Listings, September 18, 2026 | 0 | 3, $2,350,000 to $3,150,000 |
2026 county median just value | $1,629,380 (I); $1,529,380 (II), down 16 to 17% | $2,101,900, unchanged since 2024 |
Pelican Marsh line, 2025 bill | $2,943.07 (I); $3,221.66 (II) | $3,008.93 |
Flood, map 12021C0194J | 12 of 15 footprints touch Zone AH or AE; buildings 14 and 15 Zone X | All 8 buildings Zone X |
First milestone inspections | 2043 to 2045 | 2038 to 2042 for seven buildings |
Setting | Tiburon Blvd E, shared Mid-Rise pools | Its own gated entrance and pool, not behind the staffed gatehouse |
A buyer should choose Esperanza for the same WCI plans at a lower price, the newest buildings in Tiburón and later milestone years. A buyer should choose Marquesa Royale for the clubhouse walk, a private lane and pool and an all Zone X reading. Your valuation has to sit where a Marquesa Royale shopper can say yes to Esperanza.
In 2026 alone the four qualified sales on each side sat at medians of $2,150,000 and $2,175,000, about 1% apart on price and 6% per foot. The premium is largest on third floors. An Esperanza residence priced inside that overlap competes on age and cost; one priced above Esperanza’s own recorded sales has to be the best residence of its floor.
The 2026 preliminary roll values Marquesa Royale 29 to 37% above Esperanza because it cut Esperanza 16 to 17% and held Marquesa Royale flat; in 2023 the county valued Esperanza I above it. A buyer quoting that gap is quoting a tax roll. Buyers who want the shared Mid-Rise pools at a far lower price look at Ventanas at Tiburón, at $530.72 a foot.
Online estimates miss on Esperanza condos because they see two nearly identical plans, a county roll that values every position identically in every building and cut values 16 to 17% in 2026, and only four MLS sales a year, while the price actually turns on floor, condition, outlook and the building’s flood reading, which no automated model reads.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll and 2021 to 2025 certified rolls; Southwest Florida MLS Matrix, pulled September 18, 2026)
The 2026 preliminary roll values a first-floor 01 in Esperanza I at $1,584,110, adds exactly $40,000 per floor and $10,540 for the 02 stack, and places every Esperanza II position exactly $100,000 lower, identically in all seven or eight buildings of the phase. Estimates that lean on assessed values inherit that flatness.
The county cut Esperanza I’s median just value 16.3% and Esperanza II’s 17.2% on the 2026 preliminary roll, the largest one-year cut among the Tiburón condominiums on that roll. Yet every one of the ten resales of the last 36 months closed above its position’s 2026 value, and the four 2026 closings ran at a median of 1.36 times it.
Four MLS closings a year gives a model almost nothing to learn from, and it cannot tell Esperanza I from Esperanza II, since the MLS carries both under one name. The county’s deed file can, which is how we match each closing to its phase and floor.
A model cannot see a $575,000 remodel, a lake or preserve outlook, a third-floor volume ceiling, a building that reads Zone X on the map itself, a permitted air-conditioning change-out or a phase’s leasing rules. At Esperanza those are the price.
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.
The county says your Esperanza residence is worth between $1,484,110 and $1,674,650 on the 2026 preliminary roll, set by position and phase alone, after a 16 to 17% cut from 2025. That figure drives your tax bill and many online estimates, and it sits well below what Esperanza residences have actually sold for.
Data updated: September 2026 (Collier County Property Appraiser roll, tax year 2026 preliminary, with 2025 certified values)
Position | Esperanza I 2026 | Esperanza II 2026 | Esperanza I 2025 | Esperanza II 2025 |
|---|---|---|---|---|
101 | $1,584,110 | $1,484,110 | $1,900,550 | $1,800,550 |
102 | $1,594,650 | $1,494,650 | $1,913,250 | $1,813,250 |
201 | $1,624,110 | $1,524,110 | $1,940,550 | $1,840,550 |
202 | $1,634,650 | $1,534,650 | $1,953,250 | $1,853,250 |
301 | $1,664,110 | $1,564,110 | $1,980,550 | $1,880,550 |
302 | $1,674,650 | $1,574,650 | $1,993,250 | $1,893,250 |
The county’s median just value rose from $1,166,500 in 2021 to $1,946,900 in 2025 in Esperanza I, and from $1,066,500 to $1,846,900 in Esperanza II, then fell to $1,629,380 and $1,529,380 on the 2026 preliminary roll. Just value is set as of January 1 by mass appraisal.
An assessed just value is a tax figure. It does not distinguish a renovated residence from an original one, a lake view from a parking view, or a Zone X building from a Zone AH one, and since 2021 it has held Esperanza II exactly $100,000 below Esperanza I while buyers paid no such gap. It is neither a price nor an appraisal.
An Esperanza buyer prices in four recurring layers, the condominium, the Tiburon Mid-Rise association, the Tiburón master association and the Pelican Marsh CDD, plus county garbage, up to three one-time charges at closing and a tax bill that resets after purchase. Each shapes what a buyer will offer.
Data updated: September 2026 (Collier County Tax Collector 2025 bills; Collier County Property Appraiser roll, tax years 2025 certified and 2026 preliminary; recorded Esperanza, Mid-Rise and master instruments)
No association-published budget or assessment figure for either Esperanza association is in any public record, so we publish none. The recorded declarations fix the split: 1/42 per residence in Esperanza I and 1/48 in Esperanza II, whatever the floor or plan. The condominium estoppel is the binding figure for a specific residence.
Each Esperanza residence pays “1/90th of (275/357)” of the Tiburon Mid-Rise budget under the 2022 restated covenants (OR 6085, Page 297), about 0.856% against 0.280% for a Ventanas home, our arithmetic. The split needs every owner and mortgagee to change. The amount is on the Mid-Rise estoppel.
The Pelican Marsh line on the 2025 bill was $2,943.07 on every Esperanza I residence and $3,221.66 on every Esperanza II residence: $1,725 of fiscal 2026 operations plus about $1,218 or $1,497 of Series 2022 bond debt, our arithmetic, which makes its final payment in May 2031.
The recorded documents put three charges on the purchaser: two months’ condominium assessments as working capital (Section 14.9), a Mid-Rise initial capital payment (Section 13.4) and a master charge of one quarter of the annual Common Assessment (OR 6149, Page 45). None is published; each is on its estoppel. They do not reduce your net, but a buyer counts them.
The 2025 bills carried a median total of $20,033 in Esperanza I and $19,484 in Esperanza II. The 2026 preliminary roll applies 9.4020 mills to the reduced values, for a median ad valorem tax of $14,924 and $13,982 before the District and garbage lines. A buyer’s bill resets toward the purchase price, and a seller’s homestead bill says little about it.
Section 720.401 of the Florida Statutes does not apply to associations regulated under Chapter 718, which each Esperanza association is, while the Mid-Rise and master associations are covenant associations above it. 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 supports an Esperanza valuation: Collier County’s milestone map lists all 15 buildings as “Not Due” with first inspections in 2043 to 2045, the latest in Tiburón, both associations appear in the state’s reserve study database, and county permits from 2020 to August 2026 show no roof, concrete or window program.
Data updated: September 2026 (Collier County Milestone Map, queried September 25, 2026; Collier County monthly building permit reports, January 2020 to August 2026; Florida DBPR SIRS database, reviewed September 23, 2026)
Buildings 3, 4, 8 and 9 are listed for 2043; buildings 1, 2, 5, 6, 7 and 10 for 2044; and buildings 11 to 15 for 2045, thirty years after each certificate of occupancy, because every building sits outside the county’s three-mile saltwater buffer. Ventanas’ first milestone year, by comparison, is 2032.
Both associations had to complete a structural integrity reserve study by December 31, 2025, and both appear in the state’s database of studies submitted before July 2025. The database shows a submission, not contents, and neither study is published. The study and its reserve schedule go to your buyer in the resale package, and a careful buyer prices whatever they say.
Association permits from January 2020 to August 2026 are fire-alarm work only: communicators on all eight Esperanza II buildings in 2022 and 2024, a permit at building 10 in 2023 and a panel replacement at building 2 in 2026. The roofs are very probably the 2013 to 2015 originals.
Collier Circuit Court Case No. 2016-CA-001119, over the Esperanza I buildings, ended with all claims dismissed with prejudice and each side bearing its own fees; Case No. 2018-CA-003987, over Esperanza II’s, shows partial dismissals and no final disposition in the recorded index. The legal question was whether the envelope was built as it should have been. Get your association’s written answer on whether anything remains open.
A residence whose file holds the reserve study or its summary, the budget, the insurance declarations and clean estoppels is valued at the building’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 an Esperanza valuation at the building level: on FEMA’s February 8, 2024 map, panel 12021C0194J, buildings 14 and 15 are wholly Zone X, building 13 is mostly Zone AE, buildings 2 and 3 are about half Zone AH and the other ten wholly or almost wholly Zone AH, over two revalidated FEMA letters.
Data updated: September 2026 (FEMA NFHL panel 12021C0194J effective February 8, 2024, read at county 2025 footprints September 24 and 25, 2026; FEMA LOMC-VALID 18-04-0009V; FEMA preliminary panel 12021C0194K; Collier County 2026 Flood Protection Newsletter)
LOMA 12-04-4195A removed a 5.91-acre portion of Esperanza I’s tract to Zone X (shaded) in 2012, and LOMR-F 13-04-6253A removed part of Esperanza II’s tract by fill in 2013. FEMA’s Case 18-04-0009V lists both as valid on the 2024 map and states that revalidated letters “will not be reprinted or distributed to primary map users, such as local insurance agents and mortgage lenders.”
Whether a particular building sits inside the removed land is our inference from the letters’ legal descriptions, not a FEMA finding about that building. Buildings 14 and 15 read Zone X on the map itself, with or without the letters. The lender’s flood zone determination decides, which is why it should have the letters in front of it.
FEMA’s preliminary panel 12021C0194K, not in effect, keeps most Esperanza buildings in Zone AH with nearby base flood elevation lines raised to 11 feet NAVD88; buildings 14 and 15 stay Zone X. USGS lidar puts the ground at the 15 building points at 13.0 to 13.5 feet. Preliminary maps cannot rate a policy.
Each association insures its buildings, and each owner insures the interior with an HO-6; a hurricane deductible falls equally on the 42 or 48 residences of the phase. Collier County’s Community Rating System Class 5 gives a 25% discount on eligible NFIP premiums, including outside the high-risk zone, and Citizens’ flood requirement does not apply to condominium unit-owner policies.
Give buyers your building’s map reading, the FEMA letter for your tract, the 2024 revalidation letter, the association’s insurance declarations and your HO-6 early. No residential elevation certificate for any Esperanza building is on the county’s public layer, so request any from the association’s records. A buyer who can price flood cover on day one discounts less for uncertainty.
The items that move an Esperanza number before listing are the ones a buyer’s inspector, insurer and attorney will price: the air conditioner’s age and permit, approval letters for hard flooring, the parking and storage assignment instrument, presentation that shows the loggias and the outlook, the status of any lease, and a full disclosure of the cost layers.
Under Section 3.3(b)(v) the air-conditioning equipment belongs to the residence even though its pad is a common element. County reports list 16 owner change-outs from 2020 to 2026, $4,875 to $20,475 each. An original 2013 to 2015 system will be priced as a credit; a permitted replacement answers the question.
Hard-surface flooring needs board approval and a sound-absorbing underlayment in both phases (Section 18.6). If your residence has tile or wood throughout, find the approval letter; a missing letter becomes a negotiation point in a building with neighbors directly below.
Your two parking spaces and storage room were assigned by an unrecorded instrument at closing and logged by the association (Section 3.3). On the Esperanza II plat the first-floor storage rooms are drawn 15.0 by 3.0 feet and the upper-floor rooms 9.8 by 11.3 feet. Knowing which conveys, and proving it, protects your number.
The recorded sales say floor and condition explain most of the spread from $1,600,000 to $2,400,000. A kitchen or bath refresh aimed at the band your floor can reach usually pays; one aimed beyond it rarely does. In Esperanza II heavy work runs only May through October with board approval, so plan the calendar before the listing.
Most Esperanza buyers will live here, and many bring their own furniture. Clearing the loggias and opening the lake or preserve view does more than new furniture. Furniture can convey on a separate inventory, but it is personal property with no county value, so we price the real estate and negotiate furnishings separately.
A lease does not stop a sale, but the buyer takes subject to it. An Esperanza II buyer cannot lease in their own name for 36 months, which narrows the investor pool for a leased Esperanza II residence; an Esperanza I residence can be marketed to tenants with pets. Both facts belong in the valuation.
A free in-person Esperanza 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 residence, checks the floor, finish, 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 recorded and MLS sales with dates and sources; the live competition at Marquesa Royale; the cost layers, District line and tax reset your buyer will underwrite; your building’s flood reading, FEMA letter and milestone year; 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 Esperanza 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. 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
Esperanza 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 matched every Esperanza MLS closing of the last twelve months to its Collier County deed and traced every qualified resale back to WCI’s first closings.
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 residences, meets contractors and inspectors, and handles showings through the Tiburón 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 Esperanza at Tiburón owners ask about value, answered from the Southwest Florida MLS, Collier County’s recorded sales and 2026 preliminary roll, the Collier County Tax Collector’s bills, the recorded condominium and Mid-Rise documents and FEMA’s maps and letters, each with its window and source.
Recent qualified resales ran from $1,600,000 to $2,400,000, with a 36-month median of $2,195,000. Your floor, phase, outlook 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 phase, building, outlook, condition and the cost layers. 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 position identically by phase, cut 16 to 17% in 2026, and on only four MLS sales a year. Recorded resales on the same plan spread $735,000 in a single month of 2026.
No. The 2026 preliminary roll runs $1,484,110 to $1,674,650, while every resale of the last 36 months closed above its position’s value. An assessment is a tax figure, not a price.
Four MLS closings to September 18, 2026: $2,335,000, $2,200,000, $2,100,000 and $1,600,000, at a median of $731.36 a square foot.
Because twelve months held only four qualified resales, and a median of four is not a market. Thirty-six months is the first window with ten, so it is the one we publish, with every sale listed.
The twelve-month MLS median was $731.36 and the 36-month county median $746.61. Qualified resales since 2022 ran from $542.37 to $813.56 a foot.
Yes. Since 2022 the third floor has carried about an 8% per-foot premium over the first and second, and the four lowest resales were all first-floor residences. The county adds only $40,000 per floor.
Very little. The plans differ by 20 square feet, and the per-foot gap between the stacks since 2022 tracks which floors sold more than the plan.
Not to buyers. The county values Esperanza II exactly $100,000 lower at every position, but since 2022 Esperanza II’s median resale is $2,200,000 against Esperanza I’s $2,168,000.
The highest qualified sale is $2,400,000, or $813.56 a foot, for third-floor 11-302 in September 2024. A $2,500,000 deed for 15-302 in June 2022 is coded not qualified by the county.
Prices leveled rather than fell: the 2025 median of $1,750,000 reflects mostly first-floor sales, and 2026’s four sales returned to $731.36 a foot. The county’s values did fall, 16 to 17% on the 2026 preliminary roll.
WCI’s first deeds from 2013 to 2015 carried a $773,600 median; today’s 36-month median is about 2.8 times that. Residences bought from WCI and resold in 2022 or 2024 roughly tripled.
None on September 18, 2026. Marquesa Royale, built with the same plans, held three listings at $2,350,000 to $3,150,000 that had waited 100 to 287 days.
The Matrix pull did not break out Esperanza’s days on market. Across Tiburón the median was 86 days in the same twelve months, plus the board approval period inside the contract.
Not broken out for Esperanza in the September 18, 2026 pull. For Tiburón as a whole the median sold-to-list ratio was 93.84% on 32 closings.
For a residence priced to its floor’s recorded sales and presented with its documents, yes: nothing competes in the neighborhood. For a residence priced off the $2,400,000 record, the three stale Marquesa Royale listings are the warning.
Marquesa Royale has resold 12.5% higher on price and 14.1% per foot since 2022, close to WCI’s 2012 premium. In 2026 alone the medians sat about 1% apart on price.
It changes the buyer’s insurance conversation. Buildings 14 and 15 read Zone X on the effective map; the rest touch Zone AH or AE, with FEMA letters under the land. A file with the letters discounts less for doubt.
They remove a discount. Both letters are revalidated on the 2024 map, but FEMA does not send them to lenders or insurance agents, so the value depends on handing them over.
It affects what a buyer can afford: $2,943.07 in Esperanza I or $3,221.66 in Esperanza II on the 2025 bill, with the bond portion ending after May 2031. Explaining it early prevents a late reprice.
It shapes it, but no association publishes its assessment, so the buyer reads it from the estoppels. Within each phase every residence pays the same share, 1/42 or 1/48.
The recorded documents put all three on the buyer: two months’ condominium assessments, the Mid-Rise initial capital payment and one quarter of the annual master assessment.
The 2026 preliminary median ad valorem tax is $14,924 in Esperanza I and $13,982 in Esperanza II; seventeen long-held homesteads pay under $9,000. A buyer’s bill resets after purchase.
Yes. All 15 buildings are “Not Due,” with first inspections in 2043 to 2045, the latest in Tiburón, and no association roof or concrete program appears in permits since 2020.
Both associations appear in the state’s database of studies submitted before July 2025; neither study is published. The study and reserve schedule go to your buyer, and we request them before we value.
Only if a question stays open. Cases 2016-CA-001119 and 2018-CA-003987 against the developer show dismissals in 2021 and 2022; a written association answer on whether anything remains open removes the question.
Recorded resales on the same plan have ranged $800,000 apart since 2023, and owner remodels ran up to $575,000. Permits, flooring approvals and, in Esperanza II, work in the May to October window strengthen the case.
A valuation first. It prices your residence against the market a buyer will see; an appraisal is a lender’s opinion for a specific loan, ordered by your buyer’s lender.
If the price sits inside your floor’s recent sales, it usually can. We hand the appraiser the same-floor sales, the plat and the FEMA letter so the adjustments rest on documents.
Weigh the 30-day minimum, the three-lease limit, board approval of tenants and, in Esperanza II, no tenant pets. Those suit seasonal leasing. We run both scenarios with you.
It can narrow the buyer pool, since the buyer takes subject to the lease and an Esperanza II buyer cannot lease in their own name for 36 months. A disclosed lease with a clear end date limits the effect.
No Esperanza document ties a club membership to the residence, and WCI’s deeds list no club covenant. Whether a membership can pass to a buyer is a club matter confirmed during the sale.
Request a written valuation with the form on this page, gather your assignment instrument, FEMA letter and the association’s estoppel figures, and call Jesse McGreevy at (239) 898-6072.
Every Esperanza at Tiburón figure on this page traces to a primary source below, listed as of September 30, 2026: recorded Collier County instruments, the Mid-Rise and master documents, the Pelican Marsh CDD, county and state records, FEMA and federal agencies, 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 an Esperanza at Tiburón owner always opens the official, current copy: the Collier County Clerk for recorded instruments, FEMA for the flood letters, Collier County for its milestone list and the Florida Legislature for statutes. We host nothing ourselves.
Document | What it proves for an Esperanza valuation | Official authority |
|---|---|---|
Declaration of Condominium for Esperanza at Tiburon, OR 4944, Page 1446 | The two plans, equal shares, the elevator, parking and storage, the Mid-Rise formula | |
Esperanza II Amended and Restated Declaration, OR 6132, Page 2700 | The leasing wait, tenant pet ban and remodeling season a buyer prices | |
Tiburon Mid-Rise Amended and Restated Covenants, OR 6085, Page 297 | Each Esperanza residence’s fixed share of the shared budget | |
Master Capital Contribution Assessment, OR 6149, Page 45 | The buyer’s one-time master charge | |
LOMA 12-04-4195A | Removal of part of Esperanza I’s tract from the high-risk zone | |
LOMR-F 13-04-6253A | Removal by fill of part of Esperanza II’s tract | |
Revalidation letter 18-04-0009V | Both letters valid on the 2024 map | |
Pelican Marsh CDD fiscal 2026 adopted budget | The $1,725 operations line | |
Milestone Buildings by Year, January 2026 | The county’s milestone list | |
2026 Flood Protection Newsletter | The CRS Class 5 discount and the 50 percent rule | |
NFIP Residential Condominium Building Association Policy | How an association flood policy works | |
Florida Statutes 718.503, disclosure prior to sale | What a buyer receives, including the reserve study |
McGreevy and Comisar value and sell homes across Southwest Florida from an office in Bonita Springs, and Esperanza 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 an Esperanza sale in a neighborhood with nothing else for sale.
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, tax year 2026 preliminary roll and sales file. Brokered by Domain Realty.