Naples, Florida
What is your Esplanade by the Islands home worth? County resales by product, every MLS closing by size, Taylor Morrison prices, the CDD and assessment classes behind a Naples value, with a free valuation from McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated November 2026 · County sales recorded through October 16, 2026; MLS figures from a Southwest Florida MLS (Matrix) pull of October 27, 2026
What an Esplanade by the Islands home in Naples is worth turns on two questions most valuation tools never ask: which of the three products do you own, and what is Taylor Morrison asking for a new one this week? This page is the Taylor Morrison community on US 41 East in ZIP 34114, inside the Fiddler’s Creek and Marco Shores DRI, with single-family homes, twin villas and condominium coach homes; it is not Esplanade Golf and Country Club in Naples, Esplanade Lake Club in Fort Myers, Esplanade at Starling in Punta Gorda or the Esplanade condominiums on Marco Island. Our Esplanade by the Islands community guide covers the plats, the amenity campus, governance and the flood map; this page is its valuation companion among our Naples seller pages.
We tracked the 36 qualified resales Collier County recorded here from October 17, 2025 to October 16, 2026, leaving out the 74 builder-direct first sales recorded in the same window. The 36 resales recorded at a $1,090,000 median, and that number is not your value: single-family homes recorded at $1,600,000, twin villas at $642,500 and coach homes at $565,000. If you are deciding whether to list, our Esplanade by the Islands seller’s guide turns a value into a pricing plan against the builder; if you will buy again, read our guide to buying a home in Esplanade by the Islands. To get your range first, use the valuation form or call Jesse direct at (239) 898-6072.
To get a free Esplanade by the Islands valuation, enter your address in the valuation form on this page or call Jesse direct at (239) 898-6072. We answer with a range built from the recorded Esplanade by the Islands resales and MLS closings closest to your product, living area and street, the builder’s current price for a comparable new home, and your flood determination by address.
Your range; every sale we used, with builder sales marked; the competing MLS listings and Taylor Morrison inventory; your 2026 assessment class and CDD lines; and your FEMA determination status. You are working with Top 1% Real Estate Agents Nationally Since 2008, the #5 real estate team in Florida (RealTrends 2026).
Your street, product, lot width class if single-family, living area, bedrooms and den, pool, view, the design studio options you chose and anything added after closing.
These are the eight Esplanade by the Islands facts an owner needs before asking what a home is worth, each with its record and window named: county resales through October 16, 2026, the MLS pull of October 27, 2026 and Taylor Morrison’s pages read November 6, 2026.
Esplanade by the Islands resales recorded at a $1,090,000 median across 36 qualified sales from October 17, 2025 to October 16, 2026, Collier County’s record: single-family homes at $1,600,000, twin villas at $642,500 and coach homes at $565,000. A community median describes the market, not your home, and a blended one hides all three products.
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix pull of October 27, 2026, labelled as such.
Coach homes are exact, by their condominium use code; twin villas are the homes on Tolmino, Sacile, Vittorio and Gavello Streets; every other lot is counted single-family.
| Product | Resales | Median | Low | High |
|---|---|---|---|---|
| Single-family | 21 | $1,600,000 | $762,500 | $2,775,000 |
| Twin villa | 6 | $642,500 | $615,000 | $675,000 |
| Coach home (condominium) | 9 | $565,000 | $439,000 | $670,000 |
| All resales | 36 | $1,090,000 | $439,000 | $2,775,000 |
Collier County Property Appraiser sales file, qualified resales recorded October 17, 2025 to October 16, 2026.
A builder-direct sale is Taylor Morrison’s first sale of a new home, recorded within a year of the year built. It prices from the builder’s sheet, homesite figure and options, so it is not a resale comparable.
| Product | 24 months to October 16, 2026 | 60 months to October 16, 2026 |
|---|---|---|
| Single-family | 34 at $1,460,000 | 45 at $1,425,000 |
| Twin villa | 14 at $625,000 | 27 at $640,000 |
| Coach home | 13 at $565,000 | 19 at $557,500 |
| All resales | 61 at $1,020,000 | 91 at $810,000 |
Builder-direct sales excluded: 291 over 24 months at a $951,400 median, 629 over 60 months at $758,900. Each window holds a different mix of homes: in the calendar years 2021 to 2024, 20 of the 32 recorded resales were twin villas or coach homes (our count), which pulls the 60-month all-resale median down, so a median is not a growth rate for your house.
The Southwest Florida MLS (Matrix) pull of October 27, 2026 holds 101 closings from October 27, 2025 to October 27, 2026 at a $636,990 median, $323.22 a square foot and 97.1 percent of the last list price. Of those, 17 are builder-style Sold Data Entry rows at a $870,000 median and 100 percent of list. The other 84 closed at a $616,500 median, 96.2 percent of the last list price and a median 56 days on market; because the builder also lists homes on the MLS, we never call all 84 resales. Our guide still prints an August 2026 pull; this page uses the newer October 27 pull.
| Product (street rule) | MLS closings | MLS-marketed | MLS-marketed median | Median per sq ft | Sale-to-list (last list) | Median days on market | Active October 27 | Active median list |
|---|---|---|---|---|---|---|---|---|
| Single-family | 42 | 33 | $1,380,000 | $446.90 | 94.5% | 86 | 14 | $1,287,500 |
| Twin villa | 22 | 17 | $565,654 | $314.96 | 97.1% | 28 | 3 | $669,000 |
| Coach home | 37 | 34 | $534,400 | $256.14 | 97.2% | 55.5 | 12 | $617,348 |
Southwest Florida MLS (Matrix), pulled October 27, 2026: 29 active listings at a $695,000 median list price, 3.4 months of supply. The county and MLS records cover different windows and populations, so we never blend them.
A Zestimate misses in Esplanade by the Islands because an automated model learns from closings where builder deliveries outnumber resales, and it cannot see the product, lot width class, homesite, design studio options or pool. In the October 27, 2026 MLS pull, two 2,306 square foot Genova Dr homes closed $209,698 apart within three weeks (our arithmetic).
The county recorded 74 builder-direct first sales and 36 resales in the last twelve months. A model that cannot tell a builder delivery from a resale prices your home off homes nobody has lived in.
On August 28, 2026, our guide found 24 available homesites on Taylor Morrison’s site plan carrying per-lot figures from $53,000 to $255,800, and the one Marino in inventory listed at $852,018 against a $667,999 house-only base. Neither figure appears in any field a model reads.
Neither the county roll nor the MLS row names the product. A model that treats a 1,905 square foot twin villa on a fee lot and a 1,956 square foot coach home condominium as near twins misses a line the association assesses differently.
Among 1,717 square foot coach homes, MLS-marketed closings ran from $429,900 to $476,990; among 4,456 square foot homes on Turin Dr and Montello Ln, from $1,850,000 to $2,775,000 (MLS rows).
We name the Zestimate because owners ask about it; we do not link to it. Our Esplanade by the Islands community guide carries the plats, collections and cost layers the models leave out.
In Esplanade by the Islands, Taylor Morrison’s current price for a comparable new home sets the ceiling most buyers will pay for your resale, and its discounted standing inventory sets the floor they will compare you against. Those are published list prices with the date we read them, not values, and the house-only base price excludes the homesite, options and closing costs.
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix pull of October 27, 2026, labelled as such.
Taylor Morrison’s single-family page showed the same house-only base prices on November 6, 2026 as our guide recorded on August 28, 2026.
| Plan | Collection | House-only base price | Published living area |
|---|---|---|---|
| Monte | 50 foot | $599,999 | 1,843 |
| Marino | 50 foot | $667,999 | 2,085 |
| Lavello | 50 foot | $684,999 | 2,306 |
| Florence | 50 foot | $735,999 | 2,628 |
| Genoa | 50 foot | $829,999 | 2,903 |
| Cresta | 60 foot | $767,999 | 2,475 |
| Cascata | 60 foot | $791,999 | 2,573 |
| Palermo | 60 foot | $829,999 | 2,833 |
| Colina | 60 foot | $849,999 | 2,861 |
| Argenta | 60 foot | $975,999 | 3,745 |
| Ravenna | 60 foot | $1,110,999 | 4,591 |
Taylor Morrison, base prices read November 6, 2026; plan sizes from our guide. A base price is never an entry price or a median.
On November 6, 2026 the same page showed five single-family quick move-in homes, each with a $100,000 reduction from its prior price.
| Quick move-in list price, November 6, 2026 | Prior price shown |
|---|---|
| $823,868 | $923,868 |
| $932,933 | $1,032,933 |
| $936,151 | $1,036,151 |
| $997,707 | $1,097,707 |
| $1,174,126 | $1,274,126 |
Taylor Morrison, page data read November 6, 2026. The builder’s plan and lot for each home were not published in the data we read.
The builder publishes 2,306 square feet for its Lavello plan at a $684,999 base; two 2,306 square foot Genova Dr homes closed as builder-style rows at $788,561 and $998,259, $103,562 and $313,260 above it (our arithmetic). Our guide notes Lazio II shares Lavello’s footprint, so we never assume which plan a row is.
Taylor Morrison published no coach home base price on November 6, 2026. It showed ten coach homes in inventory, eight of them with a struck-through prior price.
| Coach home list price, November 6, 2026 | Prior price shown |
|---|---|
| $466,155 | $516,155 |
| $540,059 | none shown |
| $547,058 | $597,058 |
| $604,052 | none shown |
| $611,745 | $711,745 |
| $622,950 | $722,950 |
| $625,778 | $725,778 |
| $629,476 | $669,476 |
| $632,236 | $672,236 |
| $679,949 | $729,949 |
Taylor Morrison, Esplanade by the Islands Coach Homes page, read November 6, 2026; plan mapping was not published in the data we read. The builder’s lowest coach home price, $466,155, is on a 1,717 square foot home on Giardino Dr. A resale of the same size on Zeno Way was listed at $475,900 on October 27, 2026, and MLS-marketed 1,717 square foot closings ran from $429,900 to $476,990 over the year.
| Street | Beds | Sq ft | List price | Builder price match |
|---|---|---|---|---|
| Turin Dr | 4+den | 4,456 | $2,599,000 | No |
| Motta Way | 4+den | 4,825 | $2,595,000 | No |
| Turin Dr | 4+den | 4,456 | $2,495,000 | No |
| Turin Dr | 4+den | 4,456 | $2,450,000 | No |
| Pescara St | 3+den | 2,371 | $1,450,000 | No |
| Triesta Ln | 3+den | 2,362 | $1,425,000 | No |
| Triesta Ln | 3+den | 2,440 | $1,325,000 | No |
| Derna St | 3+den | 2,410 | $1,250,000 | No |
| Triesta Ln | 3+den | 2,275 | $1,150,000 | No |
| Triesta Ln | 3+den | 2,275 | $1,125,000 | No |
| Modena St | 3+den | 2,861 | $997,707 | Quick move-in |
| Genova Dr | 3+den | 2,306 | $936,151 | Quick move-in |
| Modena St | 3+den | 2,573 | $932,933 | Quick move-in |
| Genova Dr | 3+den | 2,085 | $823,868 | Quick move-in |
| Lucerna St | 3 | 2,343 | $695,000 | No |
| Vittorio St | 3+den | 1,905 | $695,000 | No |
| Giardino Dr | 3 | 2,393 | $679,949 | Coach inventory |
| Tolmino St | 3+den | 1,912 | $669,000 | No |
| Vittorio St | 3+den | 1,905 | $649,900 | No |
| Giardino Dr | 2+den | 1,956 | $632,236 | Coach inventory |
| Giardino Dr | 2 | 1,717 | $629,476 | Coach inventory |
| Giardino Dr | 3 | 2,343 | $625,778 | Coach inventory |
| Giardino Dr | 3 | 2,343 | $622,950 | Coach inventory |
| Giardino Dr | 3 | 2,343 | $611,745 | Coach inventory |
| Giardino Dr | 3 | 2,343 | $604,052 | Coach inventory |
| Giardino Dr | 2 | 1,956 | $547,058 | Coach inventory |
| Giardino Dr | 2+den | 1,956 | $540,059 | Coach inventory |
| Zeno Way | 2 | 1,717 | $475,900 | No |
| Giardino Dr | 2 | 1,717 | $466,155 | Coach inventory |
Southwest Florida MLS (Matrix), active listings as of October 27, 2026, compared with Taylor Morrison’s prices read November 6, 2026 (our comparison of two dated records). Ten Giardino Dr rows match the ten coach inventory prices and four Genova Dr and Modena St rows match four of the five quick move-in prices; the other 15 had a $1,250,000 median list (our arithmetic).
Taylor Morrison offers no twin villa today, per our guide. A twin villa resale competes with the other twin villa listings, three on October 27, 2026 from $649,900 to $695,000, and with the builder’s coach homes and smallest single-family plans on price.
Start with a free Esplanade by the Islands home valuation that sets your home against the builder’s current price for the same living area and against the resales of your product, or call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008. Buying here as well? Call Marc at (239) 287-5873 or read how we represent buyers.
We value an Esplanade by the Islands home in six steps: the product, the lot width class and homesite, the plan and living area, the options and upgrades already in the home, the year, roof, pool and flood determination, and a test against both the MLS listings and Taylor Morrison’s current inventory. Each step narrows the recorded Esplanade by the Islands sales to the few that match your home.
If you are comparing agents first, our comparison of the best real estate agents in Naples shows how local agents stack up on the public record.
Single-family home, twin villa or coach home. A coach home buyer reads two associations’ documents; a twin villa sits on a fee lot with its own assessment class. We never price one product off another’s sales.
The association assesses single-family lots in 52, 62 and 76 foot classes. Our guide found homesite figures tiered by street, from $53,000 to $59,500 on interior Barcis and Modena positions to $150,000 to $255,800 on Ravenna 60 foot positions, with the largest lots in the premium water and preserve positions. We name your lot’s position without a dollar figure.
Repeated living areas are the fingerprint of a repeated plan. In the MLS pull, 1,905 square feet appears on 13 twin villa rows, 1,717 square feet on 12 coach home rows and 4,456 square feet on 7 single-family rows (our count). We start with your twins, then check the builder’s published size for the same plan.
Our guide lists what a nearly new resale offers that a to-be-built home does not: delivery now, mature landscaping, window treatments, a finished lanai, often a pool, and a currently billed assessment. We itemise each, with no invented dollar figure.
We record the roof, the opening protection, the pool and cage, any permitted change, and whether a FEMA letter removed your structure from the Special Flood Hazard Area.
On October 27, 2026 the MLS showed 29 active Esplanade by the Islands listings from $466,155 to $2,599,000, and 14 of them carried a builder price. Our Esplanade by the Islands seller’s guide turns the range into a pricing plan against that inventory.
Esplanade by the Islands floor plan sizes sold in three bands in the Southwest Florida MLS (Matrix) pull of October 27, 2026: 36 MLS-marketed closings from 1,600 to 2,199 square feet at a $535,450 median, 31 from 2,200 to 2,999 at $761,151, and 17 of 3,000 square feet and over at $1,950,000.
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix pull of October 27, 2026, labelled as such.
Every one of the 101 closings in that pull (October 27, 2025 to October 27, 2026) is below, by product and then by MLS living area, with the 17 builder-style Sold Data Entry rows marked “Yes” in the SDE column. Closed is the year and month; street names only. Beds shows a den as “+den”; baths shows half baths as “+1h”. Product follows the street rule: coach homes on Zeno, Lucerna, Giardino and Asti; twin villas on Tolmino, Sacile, Vittorio and Gavello; every other street single-family.
| Living area | Closings | Median sold | Median per sq ft | Low | High |
|---|---|---|---|---|---|
| 1,600 to 2,199 sq ft | 36 | $535,450 | $279.32 | $429,900 | $795,000 |
| 2,200 to 2,999 sq ft | 31 | $761,151 | $318.07 | $532,900 | $1,470,000 |
| 3,000 sq ft and over | 17 | $1,950,000 | $465.66 | $1,165,507 | $2,775,000 |
Southwest Florida MLS (Matrix), pulled October 27, 2026; Sold Data Entry rows excluded. The 2,200 to 2,999 band holds coach homes, which is why it runs from $532,900 to $1,470,000.
| Closed | Street | Beds | Baths | Sq ft | Sold | SDE |
|---|---|---|---|---|---|---|
| 2026-08 | Genova Dr | 3 | 3 | 2,083 | $795,000 | No |
| 2026-06 | Genova Dr | 3+den | 3 | 2,083 | $870,000 | Yes |
| 2025-11 | Cassio Way | 3 | 3 | 2,085 | $1,404,399 | Yes |
| 2026-01 | Turin Dr | 3+den | 3 | 2,275 | $985,000 | No |
| 2025-12 | Derna St | 3+den | 3 | 2,300 | $1,005,293 | No |
| 2026-05 | Pescara St | 3 | 3 | 2,301 | $1,325,000 | No |
| 2026-09 | Genova Dr | 3 | 3+3h | 2,306 | $788,561 | Yes |
| 2026-10 | Genova Dr | 3+den | 3+1h | 2,306 | $998,259 | Yes |
| 2025-12 | Motta Way | 3+den | 3 | 2,332 | $762,500 | No |
| 2026-02 | Triesta Ln | 3+den | 3 | 2,380 | $1,015,000 | No |
| 2026-02 | Arpino Ct | 3+den | 3 | 2,380 | $1,020,000 | No |
| 2025-11 | Derna St | 3+den | 3 | 2,400 | $989,510 | Yes |
| 2026-08 | Turin Dr | 3+den | 3 | 2,410 | $1,160,000 | No |
| 2025-12 | Derna St | 3 | 3 | 2,435 | $975,000 | No |
| 2026-09 | Triesta Ln | 3+den | 3 | 2,440 | $1,060,000 | No |
| 2026-05 | Cassio Way | 3+den | 3+1h | 2,823 | $1,278,079 | No |
| 2026-09 | Modena St | 3+den | 3 | 2,825 | $1,262,500 | No |
| 2026-09 | Modena St | 3+den | 3+1h | 2,833 | $1,028,069 | Yes |
| 2026-04 | Arpino Ct | 3+den | 3+1h | 2,930 | $1,450,000 | No |
| 2026-05 | Turin Dr | 3+den | 3+1h | 2,931 | $1,470,000 | No |
| 2026-04 | Turin Dr | 3+den | 3+2h | 2,941 | $1,275,000 | No |
| 2026-10 | Arpino Ct | 3+den | 3 | 2,946 | $1,215,000 | No |
| 2025-12 | Cassio Way | 3+den | 3 | 3,004 | $1,246,708 | Yes |
| 2026-03 | Cortina St | 3+den | 3 | 3,071 | $1,400,000 | No |
| 2026-04 | Cassio Way | 3+den | 3 | 3,105 | $1,165,507 | No |
| 2026-09 | Arpino Ct | 3+den | 3 | 3,116 | $1,600,000 | No |
| 2026-03 | Cassio Way | 3 | 3 | 3,142 | $1,189,872 | Yes |
| 2026-04 | Cassio Way | 3+den | 3 | 3,145 | $1,185,589 | No |
| 2025-10 | Triesta Ln | 3+den | 3 | 3,145 | $1,380,000 | No |
| 2026-10 | Triesta Ln | 3+den | 3 | 3,145 | $1,612,500 | No |
| 2026-10 | Ravenna Ln | 4+den | 3 | 3,318 | $1,320,044 | Yes |
| 2026-07 | Montello Ln | 4+den | 4+2h | 4,435 | $1,900,000 | No |
| 2025-12 | Turin Dr | 4+den | 4+2h | 4,456 | $1,850,000 | No |
| 2025-11 | Montello Ln | 4+den | 4+2h | 4,456 | $2,000,000 | No |
| 2026-06 | Turin Dr | 4+den | 4+2h | 4,456 | $2,075,000 | No |
| 2026-05 | Turin Dr | 4+den | 5+1h | 4,456 | $2,100,000 | No |
| 2026-07 | Turin Dr | 4+den | 4+2h | 4,456 | $2,275,000 | No |
| 2026-02 | Montello Ln | 4+den | 4+2h | 4,456 | $2,600,000 | No |
| 2026-03 | Turin Dr | 4+den | 4+2h | 4,456 | $2,775,000 | No |
| 2025-12 | Turin Dr | 4+den | 5 | 4,458 | $1,950,000 | No |
| 2026-01 | Turin Dr | 4+den | 4+2h | 4,536 | $2,175,000 | No |
| 2025-11 | Turin Dr | 4+den | 5+1h | 4,818 | $2,600,000 | No |
Southwest Florida MLS (Matrix), pulled October 27, 2026. The 33 MLS-marketed single-family closings had a $1,380,000 median at $446.90 a square foot. The seven 4,456 square foot homes on Turin Dr and Montello Ln closed from $1,850,000 to $2,775,000.
| Closed | Street | Beds | Baths | Sq ft | Sold | SDE |
|---|---|---|---|---|---|---|
| 2026-10 | Vittorio St | 2+den | 2 | 1,647 | $580,000 | No |
| 2025-11 | Gavello St | 2 | 2 | 1,676 | $545,900 | No |
| 2025-12 | Gavello St | 3+den | 2 | 1,905 | $520,000 | No |
| 2025-12 | Gavello St | 3 | 2 | 1,905 | $533,678 | Yes |
| 2026-01 | Gavello St | 3 | 2 | 1,905 | $535,000 | No |
| 2025-10 | Gavello St | 3 | 2 | 1,905 | $535,900 | No |
| 2025-12 | Gavello St | 2+den | 2 | 1,905 | $541,243 | No |
| 2025-12 | Gavello St | 3+den | 2 | 1,905 | $545,000 | No |
| 2025-12 | Gavello St | 3+den | 2 | 1,905 | $549,000 | No |
| 2025-10 | Gavello St | 3+den | 2 | 1,905 | $556,882 | Yes |
| 2025-12 | Gavello St | 3 | 2 | 1,905 | $562,000 | No |
| 2025-12 | Gavello St | 3 | 2 | 1,905 | $565,654 | No |
| 2025-12 | Gavello St | not entered | 2 | 1,905 | $566,593 | Yes |
| 2026-09 | Sacile St | 3+den | 2 | 1,905 | $600,000 | No |
| 2026-03 | Gavello St | 3+den | 2 | 1,905 | $737,275 | Yes |
| 2026-03 | Tolmino St | 3+den | 2 | 1,912 | $618,000 | No |
| 2026-09 | Tolmino St | 3+den | 2 | 1,912 | $675,000 | No |
| 2026-09 | Tolmino St | 3+den | 2 | 1,913 | $720,000 | No |
| 2026-03 | Tolmino St | 3+den | 2 | 1,920 | $660,000 | No |
| 2026-06 | Tolmino St | 3+den | 2 | 1,950 | $615,000 | No |
| 2026-03 | Sacile St | 3+den | 2 | 1,950 | $625,000 | No |
| 2026-04 | Gavello St | 4+den | 3 | 3,278 | $1,370,968 | Yes |
Southwest Florida MLS (Matrix), pulled October 27, 2026. The 17 MLS-marketed twin villa closings had a $565,654 median. Our sub-community roster records the builder’s twin villa plans at 1,676 and 1,905 square feet, so the 3,278 square foot builder-style Gavello St row is larger than any twin villa plan; the street rule may place it wrongly, and we do not use it as a twin villa comparable.
| Closed | Street | Beds | Baths | Sq ft | Sold | SDE |
|---|---|---|---|---|---|---|
| 2026-10 | Lucerna St | 2 | 2 | 1,624 | $445,000 | No |
| 2026-07 | Giardino Dr | 2 | 2 | 1,624 | $473,650 | Yes |
| 2025-12 | Lucerna St | 2 | 2 | 1,717 | $429,900 | No |
| 2026-03 | Lucerna St | 2 | 2 | 1,717 | $435,900 | No |
| 2025-10 | Lucerna St | 2 | 2 | 1,717 | $439,900 | No |
| 2025-11 | Lucerna St | 2 | 2 | 1,717 | $439,900 | No |
| 2025-12 | Lucerna St | 2 | 2 | 1,717 | $449,900 | No |
| 2026-03 | Lucerna St | 2 | 2 | 1,717 | $449,900 | No |
| 2026-04 | Lucerna St | 2 | 2 | 1,717 | $450,900 | No |
| 2026-06 | Giardino Dr | 2 | 2 | 1,717 | $463,990 | No |
| 2026-01 | Lucerna St | 2 | 2 | 1,717 | $465,900 | No |
| 2026-07 | Giardino Dr | 2 | 2 | 1,717 | $473,650 | No |
| 2026-08 | Giardino Dr | 2 | 2 | 1,717 | $476,990 | No |
| 2026-05 | Giardino Dr | not entered | 2 | 1,717 | $559,988 | Yes |
| 2025-11 | Zeno Way | 2+den | 2+1h | 1,956 | $475,000 | No |
| 2025-10 | Lucerna St | 2 | 2+1h | 1,956 | $476,920 | No |
| 2026-02 | Zeno Way | 2+den | 2+1h | 1,956 | $484,900 | No |
| 2026-06 | Zeno Way | 2+den | 2+1h | 1,956 | $487,500 | No |
| 2026-05 | Giardino Dr | 2+den | 2+1h | 1,956 | $540,182 | No |
| 2026-05 | Giardino Dr | 2+den | 2+1h | 1,956 | $572,990 | No |
| 2025-10 | Lucerna St | 3 | 2+1h | 2,343 | $532,900 | No |
| 2025-11 | Lucerna St | 3 | 2+1h | 2,343 | $535,900 | No |
| 2025-12 | Lucerna St | 3 | 2+1h | 2,343 | $555,900 | No |
| 2025-12 | Lucerna St | 3 | 2+1h | 2,343 | $565,000 | No |
| 2026-05 | Giardino Dr | 3 | 2+1h | 2,343 | $579,950 | No |
| 2026-05 | Zeno Way | 3 | 2+1h | 2,343 | $600,000 | No |
| 2026-07 | Lucerna St | 3 | 2+1h | 2,343 | $615,000 | No |
| 2026-05 | Giardino Dr | 3 | 2+1h | 2,343 | $699,000 | No |
| 2026-04 | Zeno Way | 3+den | 3 | 2,393 | $565,000 | No |
| 2026-01 | Lucerna St | 3 | 3 | 2,393 | $570,000 | No |
| 2025-12 | Lucerna St | 3 | 3 | 2,393 | $592,000 | No |
| 2025-11 | Lucerna St | 3 | 3 | 2,393 | $592,900 | No |
| 2026-03 | Zeno Way | 3 | 3 | 2,393 | $610,000 | No |
| 2026-05 | Giardino Dr | 3 | 2+1h | 2,393 | $629,990 | Yes |
| 2026-05 | Giardino Dr | 3 | 3 | 2,393 | $636,990 | No |
| 2026-03 | Zeno Way | 3 | 3 | 2,393 | $670,000 | No |
| 2026-05 | Giardino Dr | 3+den | 3 | 2,393 | $761,151 | No |
Southwest Florida MLS (Matrix), pulled October 27, 2026. The 34 MLS-marketed coach home closings had a $534,400 median at $256.14 a square foot. Giardino Dr is where Taylor Morrison was still selling coach homes, per our guide, so an MLS-marketed Giardino Dr row can be a builder-listed home rather than a resale.
The county lists below are the deed record: every qualified Esplanade by the Islands resale recorded from October 17, 2025 to October 16, 2026, by product and recording month, with no living area and no builder sales.
| Recorded | Street | Price |
|---|---|---|
| 2025-10 | Montello Ln | $2,000,000 |
| 2025-11 | Turin Dr | $2,600,000 |
| 2025-11 | Motta Way | $762,500 |
| 2025-12 | Turin Dr | $1,850,000 |
| 2026-01 | Turin Dr | $2,175,000 |
| 2026-02 | Triesta Ln | $1,015,000 |
| 2026-02 | Montello Ln | $2,600,000 |
| 2026-02 | Arpino Ct | $1,020,000 |
| 2026-03 | Cortina St | $1,400,000 |
| 2026-03 | Turin Dr | $2,775,000 |
| 2026-04 | Turin Dr | $1,275,000 |
| 2026-04 | Arpino Ct | $1,450,000 |
| 2026-05 | Turin Dr | $2,100,000 |
| 2026-05 | Turin Dr | $1,470,000 |
| 2026-05 | Pescara St | $1,325,000 |
| 2026-06 | Turin Dr | $2,075,000 |
| 2026-06 | Turin Dr | $1,600,000 |
| 2026-07 | Turin Dr | $2,275,000 |
| 2026-07 | Montello Ln | $1,900,000 |
| 2026-07 | Turin Dr | $1,160,000 |
| 2026-08 | Arpino Ct | $1,600,000 |
| Recorded | Street | Price |
|---|---|---|
| 2026-02 | Tolmino St | $660,000 |
| 2026-03 | Tolmino St | $618,000 |
| 2026-03 | Sacile St | $625,000 |
| 2026-03 | Tolmino St | $660,000 |
| 2026-06 | Tolmino St | $615,000 |
| 2026-08 | Tolmino St | $675,000 |
| Recorded | Street | Price |
|---|---|---|
| 2025-10 | Lucerna St | $439,000 |
| 2025-10 | Zeno Way | $475,000 |
| 2026-02 | Zeno Way | $484,900 |
| 2026-03 | Zeno Way | $610,000 |
| 2026-03 | Zeno Way | $670,000 |
| 2026-04 | Zeno Way | $565,000 |
| 2026-05 | Zeno Way | $600,000 |
| 2026-05 | Zeno Way | $487,500 |
| 2026-07 | Lucerna St | $615,000 |
Collier County Property Appraiser sales file, qualified resales recorded October 17, 2025 to October 16, 2026. Recording follows the contract by weeks, so a county month and an MLS closing month can differ for the same sale.
No. Just value is the Collier County Property Appraiser’s January 1 mass-appraisal estimate for the tax roll, not a sale price and not an appraisal of your Esplanade by the Islands home’s product, lot, options or condition. Your tax bill turns on your folio’s taxable value, its exemptions and the Currents CDD lines, which is why two neighbors’ bills can differ widely.
Our guide reads the certified 2026 roll: millage areas 25 and 223 both carry 10.3696 mills, about $10,370 per $1,000,000 of taxable value before exemptions (our guide’s arithmetic), so we print no community tax figure.
Save Our Homes limits a homestead’s annual assessed-value increase to the lower of 3 percent or the Consumer Price Index change, 2.7 percent for 2026 per the Florida Department of Revenue, and the homestead exemption can cut taxable value by as much as $50,000. That gap is the owner’s tax benefit, not a value, and it does not pass to a buyer: the home is reassessed at just value as of January 1 of the year after a change of ownership.
A lender’s appraiser works from the closest sales of the same product, adjusted for size, lot, view, pool and condition, not from just value. An opinion of value from a licensee is not an appraisal; a loan, estate, divorce or tax matter needs a state-certified appraiser.
Esplanade by the Islands has been a builder’s market since 2021: Collier County recorded 59 to 187 builder-direct sales a year from 2021 through 2025, against 1 to 29 resales. Resales rose to 30 in 2026 to October 16, more than the 27 builder-direct sales recorded so far that year, at a $1,090,000 median.
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix pull of October 27, 2026, labelled as such.
| Year | Builder-direct sales | Builder-direct median | Resales | Resale median | Single-family resales | Single-family resale median |
|---|---|---|---|---|---|---|
| 2021 | 94 | $514,050 | 1 | Fewer than 3, no median | 1 | Fewer than 3, no median |
| 2022 | 140 | $749,900 | 5 | $850,000 | 2 | Fewer than 3, no median |
| 2023 | 59 | $621,200 | 13 | $640,000 | 4 | $1,300,000 |
| 2024 | 181 | $993,000 | 13 | $761,500 | 5 | $1,425,000 |
| 2025 | 187 | $1,000,000 | 29 | $830,000 | 16 | $1,412,500 |
| 2026 (to Oct 16) | 27 | $570,000 | 30 | $1,090,000 | 17 | $1,600,000 |
Collier County Property Appraiser sales file. Builder-direct means Taylor Morrison’s first sale, recorded within a year of the year built.
The builder-direct median moves with what the builder delivered that year, not with any home’s value. The resale counts are small, and the all-resale median moves with the single-family share, 16 of 29 in 2025 and 17 of 30 in 2026. We claim no trend beyond those counts.
The county file holds 64 parcels that sold twice with the later sale recorded from October 17, 2023 to October 16, 2026: 55 rose and 9 fell (our count). In 61 of the 64 the earlier sale was Taylor Morrison’s builder sale, and 55 of those rose, at a median change of 24.0 percent; a builder-to-resale change includes the homesite figure and options, not just the market. All 3 resale-to-resale pairs fell, by 3.3 to 22.1 percent.
| Year bought from the builder | Pairs | Resold higher | Median change |
|---|---|---|---|
| 2021 | 15 | 15 | up 46.5% |
| 2022 | 22 | 20 | up 35.7% |
| 2023 | 9 | 9 | up 8.6% |
| 2024 | 12 | 10 | up 12.1% |
| 2025 | 3 | 1 | down 11.9% |
Our count from the county pairs. By product, 26 of 29 single-family, all 19 twin villa and 10 of 13 coach home builder-first pairs rose.
| Product | Street | Earlier sale | Later sale | Change | Earlier sale was the builder sale |
|---|---|---|---|---|---|
| Single-family | Montello Ln | Jun 2022 at $1,044,200 | Oct 2025 at $2,000,000 | up 91.5% | Yes |
| Single-family | Turin Dr | Apr 2025 at $1,827,600 | Jun 2026 at $1,600,000 | down 12.5% | Yes |
| Single-family | Turin Dr | Jan 2025 at $1,200,000 | Jul 2026 at $1,160,000 | down 3.3% | No |
| Twin villa | Tolmino St | Aug 2021 at $472,100 | Sep 2024 at $810,000 | up 71.6% | Yes |
| Twin villa | Tolmino St | Sep 2024 at $577,000 | Oct 2025 at $550,000 | down 4.7% | No |
| Coach home | Zeno Way | Aug 2021 at $351,800 | Dec 2023 at $545,000 | up 54.9% | Yes |
| Coach home | Lucerna St | Nov 2024 at $568,700 | Oct 2025 at $439,000 | down 22.8% | Yes |
| Coach home | Zeno Way | Dec 2023 at $610,000 | Oct 2025 at $475,000 | down 22.1% | No |
Collier County Property Appraiser sales file; examples from the 64 pairs, including all 3 resale-to-resale pairs, street only. Of the 26 pairs whose later sale recorded from November 2025, 23 rose and 3 fell (our count). Recorded sales, not a forecast.
An Esplanade by the Islands assessment class and the Currents CDD lines do not set your value, but a buyer adds them to the payment beside your price: the 2026 master assessment runs $3,750.00 to $5,654.75 a year by class, plus an $800 food minimum, and the district’s operations and debt rates arrive on the Collier tax bill.
The association’s board-adopted 2026 budget sets these annual totals, billed quarterly.
| Class | Annual total | Quarterly | Monthly equivalent (our arithmetic) |
|---|---|---|---|
| 52 foot single-family | $5,305.75 | $1,326.44 | $442.15 |
| 62 foot single-family | $5,456.00 | $1,364.00 | $454.67 |
| 76 foot single-family | $5,654.75 | $1,413.69 | $471.23 |
| Twin villa | $5,481.79 | $1,370.45 | $456.82 |
| Coach home (master only) | $3,750.00 | $937.50 | $312.50 |
Esplanade by the Islands Community Association, Inc., 2026 Annual Budget. Every owner also owes an annual food minimum of $800.00 per lot or unit at the Bahama Bar and Toasted Cafe. No 2027 budget was posted on the association’s site as of November 6, 2026, so these are the current figures until it is.
Each coach home also pays its own condominium’s assessment, to Coach Homes on Zeno, on Lucerna or I on Giardino; no amount is published, so we print none. The condominium’s estoppel certificate or 718.503 resale package states it.
Our guide reads the 2026 operating column at 857 assessed units: a $2,082,176 shortfall the Declarant funds during build-out, an obligation that ends at turnover. The budget also discloses that its reserve allowance “is not created or established in accordance with Section 720.303(6)(d) of the HOA Act.” A buyer reads both.
The Currents Community Development District, established by Collier County Ordinance 2019-14, prints per-unit rates by its own product labels.
| District product label | FY2026 adopted | FY2027 adopted |
|---|---|---|
| Single Family 30’ to 39’ | $525.94 | $529.22 |
| Single Family 50’ to 59’ | $687.77 | $692.06 |
| Single Family 60’ to 69’ | $809.14 | $814.18 |
| Single Family 70’ to 79’ | $890.05 | $895.60 |
| Multi-Family | $364.11 | $366.38 |
Currents CDD adopted FY2026 budget (June 12, 2025) and adopted FY2027 budget (May 14, 2026).
| District product label | Series 2020 A-1 | Series 2020 A-2 | Series 2024 |
|---|---|---|---|
| Single Family 30’ to 39’ | $529.45 | $473.95 | $963.00 |
| Single Family 50’ to 59’ | $1,640.65 | $619.78 | $2,246.13 |
| Single Family 60’ to 69’ | $1,930.18 | $729.14 | $2,567.05 |
| Single Family 70’ to 79’ | $2,123.20 | $802.06 | $3,048.37 |
| Multi-Family | $868.58 | $328.12 | $1,282.45 |
Currents CDD adopted FY2026 and FY2027 budgets; the rates are the same in both. Which bond series applies to a given parcel, and so the debt line, is shown on that parcel’s Collier tax bill; do not add the columns together. Matching the district’s labels to the association’s classes (50’ to 59’ with 52 foot, 60’ to 69’ with 62 foot, 70’ to 79’ with 76 foot, 30’ to 39’ with the twin villas, Multi-Family with the coach homes) is our inference from unit counts, and the budgets do not say whether rates are before or after the early-payment discount.
The district’s FAQ says owners “may pay off this capital assessment early” through the District Office, and the FY2026 budget notes the 2020B bonds are “being prepaid as lots are sold.” The FY2025 audit puts outstanding principal at $36,690,000 on September 30, 2025, a district-wide total, not a per-unit figure. Your payoff figure comes from the district manager.
Section 190.048 requires a boldfaced CDD statement in “each contract for the initial sale” of a parcel or unit; how a resale contract carries it is a question for your closing agent. No Esplanade by the Islands record isolates what a buyer pays for a prepaid parcel.
Esplanade by the Islands is valued against the Naples communities a buyer also tours, and our guide names Isles of Collier Preserve and Stonecreek among them. The comparison is structural before it is a price, because each community’s records and windows differ, and no sale in either is an Esplanade by the Islands comparable.
| Feature | Esplanade by the Islands | Isles of Collier Preserve | Stonecreek |
|---|---|---|---|
| What our guide compares | The base community | The natural setting and the resort amenity model, on a different corridor closer to the city | A completed, amenity-rich gated community against one that is still selling |
| Builder still selling inside the gate | Yes, Taylor Morrison | Read its own page | Completed, per our guide |
| CDD on the tax bill | Yes, the Currents CDD | Read its own page | Read its own page |
| Mandatory membership or dining minimum | Mandatory amenity membership and an $800 food minimum | Read its own page | Read its own page |
| Price record on this page | 36 county resales and 101 MLS closings, dated above | Not pulled here | Not pulled here |
Source: the Comparable Naples and South Collier Communities section of our Esplanade by the Islands guide, which names the three structural differences to carry into any comparison.
Read Isles of Collier Preserve and Stonecreek on their own pages. If you own in Isles of Collier Preserve, our Isles of Collier Preserve home valuation works from its own record; for the city, see our Naples home valuation page. Here we use only Esplanade by the Islands sales.
An Esplanade by the Islands value moves with the product and lot width class, the homesite and view, the options already in the home, the FEMA determination for the structure, Evacuation Zone A and the insurance quote, the roof and pool, and how much the builder is selling in your product that month. We name each factor and attach no invented dollar adjustment to any.
No Esplanade by the Islands record isolates the price of a lake or preserve view, a pool, a plan, a lot width or the upgrades. The same-size spreads on this page ($209,698 on two 2,306 square foot Genova Dr homes, $925,000 across seven 4,456 square foot homes) carry several factors at once.
The land is mapped Zone AE on the FEMA map effective February 8, 2024, panels 12021C0616J and 12021C0620J, at a 7.0 foot base flood elevation (NAVD88). Our guide counts 30 FEMA determinations that removed individual structures to Zone X (shaded), certifying lowest adjacent grades of 7.1 to 7.5 feet; case 25-04-6228A covers all nine Coach Homes on Lucerna buildings. A lender may still require flood insurance, and the rest of each lot stays in the Special Flood Hazard Area, so we read your value by address. A preliminary county flood map targets summer 2027, and whether it changes anything here is unknown. Section 689.302 requires the seller’s flood disclosure “at or before the time the sales contract is executed.”
The community sits in Collier County Hurricane Evacuation Zone A, the county’s first-out zone. Unincorporated Collier County is at Community Rating System Class 5, which gives eligible NFIP policies a 25 percent discount. Our guide holds only Citizens’ 2026 county-wide averages, a $3,470 average across 6,162 Collier personal lines policies, which is not a premium for any home here; bring the wind mitigation report, elevation certificate and determination letter to a quote.
The twelve-month resales carry a 2020 to 2025 year built on the county roll, so the roof usually dates from the original build, and our guide notes a resale carries a shorter remaining structural warranty than a new home. A finished pool is a cost a new build still has to add, so it is one of the advantages we name.
On August 28, 2026 the builder’s site plans marked 335 units in future phases, with Phases 4 and 5 on Genova Dr, Modena St and Ravenna Ln as the delivery front, per our guide. A Phase 2 or 3 owner competes with the builder on price and amenity; a Phase 4 owner sells beside the delivery front; a Zeno Way or Lucerna St coach owner competes with the Giardino Dr inventory.
The resort pool, Bahama Bar, Toasted Cafe, Spa, Wellness Center, fitness center, courts and The Venue are open; the Culinary Center is planned with no stated opening year. There is no golf course, and the community is not age restricted; both are rule facts.
Cassia Naples, 328 rental apartments in three and four story buildings, is under construction across US 41 with first units expected in February 2027. Our guide flags it for homes with a view along the northeast edge; we name it for those streets and price nothing on it.
Leasing requires association approval, and the recorded Declaration sets the minimum term and the number of leases a year; we print no number. Our guide notes the coach home buildings are one and two stories, below the three-story threshold for milestone inspections and structural integrity reserve studies, and a coach seller still delivers the section 718.503 resale package, which includes the reserve study “or a statement that one has not been completed.”
Your Esplanade by the Islands equity is the value range minus the loan payoff and the cost of selling, and the year you bought from the builder shapes it. Of 61 recorded pairs whose first sale was Taylor Morrison’s, all 15 bought in 2021 and all 9 bought in 2023 resold higher, while 2 of the 3 bought in 2025 resold lower (our count).
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix pull of October 27, 2026, labelled as such.
If you bought from the builder in 2021 or 2022, 35 of 37 builder-first pairs resold higher. If you bought in 2024 or 2025, check your range first: 4 of those 15 builder-first pairs resold lower, from 5.8 percent on a Lucerna St coach home to 22.8 percent on another Lucerna St coach home bought in November 2024, and those builder-first changes carry the homesite figure and options the first buyer paid for.
The seller customarily pays deed documentary stamps at $0.70 per $100: about $3,955 at the $565,000 coach home median, $4,497.50 at the $642,500 twin villa median and $11,200 at the $1,600,000 single-family median (illustrative, our arithmetic). In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent; the contract controls. The master association’s estoppel certificate, and for a coach home the condominium’s as well, is capped: no more than $299 on a current account, plus $119 if it is rushed within 3 business days and up to $179 more if the account is delinquent (Florida DBPR’s adjusted amounts under sections 720.30851 and 718.116, next update due by July 1, 2027). Commission is negotiable, and taxes, the CDD lines on the tax bill and the quarterly assessment are prorated.
No capital contribution, transfer or application fee for this community is published, so we print no figure. Ask for the estoppel certificate from the master association and, for a coach home, from that condominium; each itemises what is owed.
Start with a free Esplanade by the Islands home valuation; our Esplanade by the Islands seller’s guide works full net sheets against the builder’s inventory. If you will buy again here or anywhere in Naples, our guide to buying a home in Esplanade by the Islands covers the other side, and our Esplanade by the Islands community guide holds the full governance and cost detail.
A free in-person CMA, a comparative market analysis, is a visit from Jesse or Marc to your Esplanade by the Islands home followed by a written range built from the recorded resales of your product closest to your living area, the builder’s current price for the same size, the competing listings, your flood and roof paperwork and your assessment class, with no obligation and in confidence.
You are working with Top 1% Real Estate Agents Nationally Since 2008, and the range lists every Esplanade by the Islands sale we used, with builder sales kept apart.
McGreevy and Comisar are the #5 real estate team in Florida (RealTrends 2026). Use the valuation form or start with the form at the top, or call Jesse direct at (239) 898-6072. Buying as well? Call Marc at (239) 287-5873 or see our buying page.
Jesse McGreevy and Marc Comisar are top-reviewed Southwest Florida realtors, and Esplanade by the Islands owners who call us get the same team. Each review is quoted exactly and labelled with its site; they are about working with us, not about Esplanade by the Islands.
★★★★★ “Jesse was the best. He always kept me informed as to the progress of the sale of my Condo. Even when the first sale fell through, he had the condo right back on the market with many, many showing and a second offer within 3 weeks. When that sale fell through because of financing on the part of the buyer, he quickly had it back on the market and an CASH offer within 3 days…” Verified Zillow review
★★★★★ “Excellent knowledge and rapport. Great understanding and and ability to negotiate a great deal. Marc and his assistant Beth were timely and had great attention to detail. A pleasure working with them!!” Verified Zillow review
★★★★★ “Jesse took time every single day for months to help me locate my first home. He did a great job of making suggestions but allowing me to ultimately make decisions on my own. He was extremely knowledgeable and had an outstanding relationship with other local realtors and banks around SWFL…” Verified Zillow review
These are the questions Esplanade by the Islands owners ask about value, answered from Collier County’s recorded resales through October 16, 2026, the Southwest Florida MLS (Matrix) pull of October 27, 2026, Taylor Morrison’s pages read November 6, 2026, the association and Currents CDD budgets and FEMA. For your own home, call Jesse direct at (239) 898-6072.
What the recorded resales of homes like yours support, set against the builder’s current price for a comparable new home. We tracked 36 county resales in the last twelve months, from $439,000 to $2,775,000, so the $1,090,000 median cannot place your home.
$1,090,000 across 36 county resales recorded October 17, 2025 to October 16, 2026, and $636,990 across all 101 MLS closings from October 27, 2025 to October 27, 2026, a set with 17 builder-style rows and more coach homes.
The county records deeds and lets us separate the builder’s first sales; the MLS records closings its members entered, over different months, and many builder sales never reach it. We never blend the two.
The county recorded 21 single-family resales at a $1,600,000 median, from $762,500 to $2,775,000. The 33 MLS-marketed single-family closings had a $1,380,000 median.
The county recorded 6 twin villa resales at a $642,500 median, from $615,000 to $675,000, and 14 over 24 months at $625,000. Three twin villas were listed from $649,900 to $695,000 on October 27, 2026.
The county recorded 9 coach home resales at a $565,000 median, from $439,000 to $670,000. Taylor Morrison listed ten new coach homes from $466,155 to $679,949 on November 6, 2026, so we read your range against both.
No record here isolates lot width from plan and position. The 60 foot plans are larger and carry three car garages, so we compare your home with sales of the same width class and living area.
The October 27, 2026 MLS pull shows $315.17 for the 84 MLS-marketed closings: $446.90 for single-family homes, $314.96 for twin villas and $256.14 for coach homes. We print no county per-foot figure.
MLS-marketed closings sold at a median 96.2 percent of the last list price in the October 27, 2026 pull, and 14 of the 84 closed at or above it (our count).
The median MLS-marketed closing took 56 days on market, from 0 to 339 days; 24 of the 84 closed within 30 days (our count).
Not directly. A builder sale prices a new home from the builder’s sheet, homesite and options. We flag the 17 Sold Data Entry rows and keep the county’s 74 builder-direct sales out of every resale figure.
It sets the competition: base prices unchanged since August 28, five quick move-in homes reduced by $100,000 each on November 6, 2026, and 14 of 29 MLS listings carrying a builder price.
Often, on the recorded pairs: 55 of 61 builder-first pairs resold higher, but 2 of the 3 bought in 2025 resold lower (our count).
No record here isolates them. A buyer weighing a new home is pricing what it still needs, so we itemise what yours already has.
Not reliably. It learns from closings where builder deliveries outnumber resales and cannot see the homesite figure, the options or the product.
Often, but no resale record isolates it. The builder’s homesite figures, $53,000 to $255,800 on August 28, 2026, show position is priced heavily.
No record here isolates it. We name the pool, cage and permit in your range, because a new build would still need one.
No record isolates the effect. A buyer adds the master class, the $800 food minimum, any condominium assessment and the CDD lines to the payment, so we put each beside your range.
No record here isolates it. The district allows early payoff of the capital assessment; we test what a buyer pays for it rather than print a figure.
Your parcel’s Collier tax bill and the district’s parcel search show it. Never add the Series 2020 A-1, 2020 A-2 and 2024 columns together.
The 2026 master classes run $3,750.00 for a coach home to $5,654.75 for a 76 foot lot a year, billed quarterly, plus an $800 food minimum; a coach home adds an unpublished condominium assessment.
None is published for this community, so we print no figure. The estoppel certificate from each association itemises what is owed.
No more than $299 on a current account, plus $119 if rushed and up to $179 if delinquent, per Florida DBPR under sections 720.30851 and 718.116.
It is part of what a buyer and insurer read: the land is Zone AE, and 30 determinations removed individual structures to Zone X (shaded). No record isolates the price effect.
They enter a buyer’s payment. The only figures our guide holds are Citizens’ county-wide 2026 averages, not a premium for any home here.
Often, if you hold a homestead: the home is reassessed at just value as of January 1 after the sale, and section 689.261 tells the buyer not to rely on the seller’s taxes.
The record does not settle it. The single-family resale median recorded $1,412,500 in 2025 and $1,600,000 in 2026 to October 16, on 16 and 17 sales. Recorded sales, not a forecast.
No primary record states a date, per our guide; 335 units were marked future phase on August 28, 2026.
Leasing requires association approval, and the recorded Declaration sets the minimum term and count; we print no number until a primary document confirms one.
No. An opinion of value from a licensee is not an appraisal; a lender, estate or court needs a state-certified appraiser.
Use the valuation form or call Jesse direct at (239) 898-6072 for a range with every Esplanade by the Islands sale behind it.
Every Esplanade by the Islands figure on this page traces to a primary source below: county records, the Southwest Florida MLS (Matrix), Taylor Morrison, the association and the Currents CDD, Florida statutes and agencies, and FEMA. We cite no listing portal.
The association and the community’s own site
The Currents Community Development District
The developer
Collier County records
Florida statutes, DBPR and the Department of Revenue
Flood, storm and insurance
The US 41 corridor
Sales records and reviews
These official documents bear most directly on what an Esplanade by the Islands home is worth and what a buyer reads before signing. Each link opens the issuing authority’s own copy.
| Document | Issued by | What it tells an Esplanade by the Islands owner |
|---|---|---|
| 2026 budget and assessment schedule (PDF) | Esplanade by the Islands Community Association | Your class and the food minimum |
| Currents CDD adopted FY2027 budget (PDF) | Currents Community Development District | Per-unit rates by product label |
| Currents CDD adopted FY2026 budget (PDF) | Currents Community Development District | Prior rates and bond notes |
| District parcel search | Currents Community Development District | Your parcel’s record |
| FEMA determination letter, Coach Homes on Lucerna (PDF) | FEMA | Panel, elevation and removal |
| FEMA Map Service Center, address search | FEMA | Your zone by address |
| Estoppel certificate fees (PDF) | Florida DBPR | The estoppel caps |
| Section 720.401 | Florida Legislature | The disclosure summary |
| Section 718.503 | Florida Legislature | The coach home resale package |
| Section 689.302 | Florida Legislature | The seller’s flood disclosure |
| Section 190.048 | Florida Legislature | The CDD contract statement |
The recorded Declaration, the condominium declarations and each condominium’s budget are not posted as public files; request them from the association or your closing agent. Section 720.401 requires the disclosure summary before a single-family or twin villa contract is signed; for a coach home, section 718.503 governs, and whether 720.401 also applies is a question for your closing agent. This is information, not legal advice.
Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #5 real estate team in Florida (RealTrends 2026), and when you call, you reach us directly. Jesse McGreevy leads listings and seller strategy across Naples, Bonita Springs, Estero and Marco Island, and Marc Comisar leads buyer representation across Southwest Florida. Read more about McGreevy and Comisar, or return to the full Esplanade by the Islands community guide.
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Jesse McGreevy: (239) 898-6072 · [email protected]
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Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Want an Esplanade by the Islands range? Use the valuation form or call Jesse direct at (239) 898-6072. Buying a home as well? Call Marc at (239) 287-5873, or see how we represent buyers.
Market data from Southwest Florida MLS, pulled October 27, 2026. Collier County recorded sales through October 16, 2026. Taylor Morrison prices read November 6, 2026. McGreevy and Comisar, value your Esplanade by the Islands home with Top 1% Real Estate Agents Nationally Since 2008. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.