What Is My Esplanade Golf and Country Club Home Worth?

Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty

If you own a home in Esplanade Golf and Country Club of Naples, the honest answer to what it is worth starts with your product line, your lot width and your deed, not with the community median. Esplanade Golf and Country Club is a sold-out, gated golf community of 1,184 homes on Immokalee Road in ZIP 34119 in Naples, Florida, and the Southwest Florida MLS recorded 83 closings there in the 12 months to October 13, 2026, from $357,500 to $3,700,000, at a $1,480,000 median. The full community picture, from the club and the golf course to the flood maps, the schools and the history, lives on our Esplanade Golf and Country Club community guide. This page does one job: it shows how an Esplanade home is valued, product line by product line, from MLS closings and public records, and it gives you two ways to get your own number. Use the Home Valuation form at the top of this page, get your free Esplanade Golf and Country Club home valuation, or call Jesse McGreevy direct at (239) 898-6072.

One note before the numbers. This page is about the Immokalee Road community in 34119 only, the one Collier County records as the planned unit development “Esplanade Golf and Country Club of Naples, aka Mirasol.” Esplanade by the Islands and Esplanade at Hacienda Lakes are separate communities in ZIP 34114 in East Naples, with their own associations, districts and sales, and none of their figures appear here.

What Is My Esplanade Golf and Country Club Home Worth?

An Esplanade Golf and Country Club home is worth what its product line, lot width, Golf or Club deed, Flow Way CDD class, view, flood file and condition support, not what a community average says. In the last 12 months the Southwest Florida MLS recorded 83 closings here, from $357,500 to $3,700,000, at a $1,480,000 median.

Data updated: October 2026 (Southwest Florida MLS, closed sales 10/13/2025 to 10/13/2026, pulled October 13, 2026; Florida Department of Revenue 2026 parcel roll).

In the last 12 months we tracked 83 Esplanade Golf and Country Club closings in the Southwest Florida MLS, $120,375,506 in total volume, with 20 of those sales at $2,000,000 or more. Then we read them beside the public record. The Florida Department of Revenue 2026 parcel roll, clipped to the county PUD boundary, carries 1,184 homes: 768 single-family parcels and 416 condominium units. The Flow Way CDD FY2022 assessment methodology (July 15, 2021) and the Collier County PUD Master List dated February 26, 2026 agree on the same 768 and 416 split, which is the denominator every Esplanade valuation should start from.

The MLS records every one of those 83 sales under a single community name, so the single-family homes on five lot widths, the coach homes and the garden condominiums all blend into one figure. That blend is the first thing a valuation has to undo, because a 1,528 square foot garden condominium and a 4,808 square foot estate home on Esplanade Boulevard are not the same market and never sell to the same buyer.

The short answer, by product

Esplanade Golf and Country Club is three products that share one gate, one club and one district. The single-family homes sit on 52, 62, 76, 90 and 100-foot lots, the coach homes sit in two-story, eight-unit buildings on Bellano Court and Montelanico Loop, and the Vercelli garden condominiums sit on Benvenuto Court and Pocida Court. The 2026 parcel roll shows the shape of that ladder in its assessment values, which are tax figures and not sale prices:

Source for every row: the Florida Department of Revenue 2026 parcel roll, with lot widths from the Flow Way CDD FY2022 assessment methodology. The ladder tells you where your product sits. It does not tell you what your home will sell for; closed sales on the same lot width or in the same condominium product do.

Why one Esplanade number cannot describe your home

Take the two ends of the community. Every Vercelli garden condominium is recorded at 1,528 square feet of appraiser living area, and the 17 estate homes on 100-foot lots along Esplanade Boulevard carry a median of 4,808 square feet on the same 2026 parcel roll. Blend those with 768 single-family homes on five widths, with Golf and Club deeds, and with a Flow Way CDD bill that runs from $1,845.00 to $6,518.82 a year depending on the bond area, and the community median of $1,480,000 describes very few actual homes. An Esplanade valuation therefore starts by naming your product and your width, then narrows to your deed, your bond class, your view and your condition before a single comparable is chosen.

What we use instead of an automated estimate

We lay four records over one another. The Southwest Florida MLS gives us brokered closings and their dates. The public record gives us the 2026 parcel roll, the lot width the CDD assigned your folio, your tax bill and the county’s address points. The association record gives us the 2026 Budget and Assessment Information, the Master Re-Sale Application of June 2026 and the posted Amended and Restated Declaration. The flood record gives us FEMA’s National Flood Hazard Layer, your lot’s LOMR-F letter if it has one, and your Elevation Certificate. Then Marc Comisar walks the home, because view, condition, the pool, the roof and the kitchen are the variables no record captures.

The 12-month numbers, and the fields the pull does not hold

These are the community-wide figures from the October 13, 2026 pull. Days on market and sale-to-list ratio (sold price over final list price) are measured only on sales that carry a days-on-market figure above zero and a list price, and nothing is estimated in place of a missing field.

Source: Southwest Florida MLS, closed sales 10/13/2025 to 10/13/2026, pulled October 13, 2026. The one sale entered into the MLS after it closed is a real recorded sale, so it counts in the closing count, the median, the range and the volume, and it is excluded only from days on market and sale to list; five other sales with no recorded days on market are excluded from those two measures as well. The average sits $29,693 below the median, a narrow gap, because the 15 sales under $500,000 offset the 7 sales at $3,000,000 and up.

Get Your Free Esplanade Golf and Country Club Home Valuation in 60 Seconds

A free Esplanade Golf and Country Club home valuation from McGreevy and Comisar starts with the Home Valuation form at the top of this page or a call to Jesse McGreevy at (239) 898-6072. The form takes about a minute, costs nothing and carries no obligation, and you receive a written opinion of value built from closings on your lot width or in your condominium product.

What the form asks

The form asks for your address, a line about condition and how to reach you. For a single-family home, the street address is enough for us to pull your lot width, your plat, your Golf or Club designation question and your CDD class from the records. For a coach home or a garden condominium, the unit number matters, because it tells us your building, your floor (units 101 to 104 are on the first floor and 201 to 204 on the second in every Esplanade condominium building, per Collier County address points) and your plan. You do not need to know your flood zone, your bond area or your millage code; we pull those from the public record.

What comes back

You receive a written opinion of value for your address, built from MLS closings matched for product line, lot width, deed and view, adjusted for time, with every source named. Beside it you receive the carrying-cost picture your buyer will underwrite: the 2026 master assessment for your exact product, your Flow Way CDD figure from your own tax bill, the property tax reset your buyer should expect, your flood file and the $15,000 capital contribution your buyer pays at closing. Last comes a plain recommendation on list price and timing, including the case for waiting if the evidence says wait.

If you would rather talk first

Call Jesse McGreevy at (239) 898-6072 or email [email protected]. Marc Comisar is at (239) 287-5873. Many Esplanade owners are seasonal and are not in Naples the week they decide to ask, and you can get your free Esplanade Golf and Country Club home valuation from anywhere; we will arrange the walk-through around the gate, your property manager or a neighbor with a key.

Why Should McGreevy and Comisar Value Your Esplanade Golf and Country Club Home?

McGreevy and Comisar should value your Esplanade Golf and Country Club home because we build every number from MLS closings and public records by product line, we read the deed, the CDD schedule and the flood file before we price, and we have been Top 1% Real Estate Agents Nationally Since 2008. In a community split by width and deed, method decides the outcome.

Data updated: October 2026 (Southwest Florida MLS, closed sales 10/13/2025 to 10/13/2026).

McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse and Marc personally account for more than $900 million of that total.

Career totals and recognition

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Jesse McGreevy has been selling Southwest Florida real estate since 2004, and the team he and Marc Comisar built has operated since 2008. If you are comparing agents before you choose who values your home, our guide to the best real estate agents in Naples sets out how to compare teams on the public record: reviews, license history and published production.

Who actually writes your valuation

You get Jesse and Marc, not an assistant with a template. Jesse McGreevy builds the pricing analysis and assembles the association, CDD, flood and tax paperwork your buyer will ask for. Marc Comisar walks the home and judges view, condition and finish against what is actually selling in North Naples gated golf communities, which is what lets a seasonal owner get a real opinion of value without flying down. Read more on the about McGreevy and Comisar page.

Why a deed-split, width-split market makes the valuation matter more

Esplanade Golf and Country Club turned over 83 times in 12 months across 1,184 homes, about 7.0 percent of the community by our arithmetic on the MLS and the 2026 parcel roll. That sounds like plenty of evidence until you split it. Every home is deeded either GOLF or CLUB, the club’s Community Overview says a Club home cannot be upgraded to Golf, and golf memberships are capped at 850 under the posted Declaration. Cross five lot widths and two condominium products with two deed classes and a dozen CDD bond classes, and many cells of that grid see one sale a year or none. Only 42 estate homes exist on the 90-foot and 100-foot lots combined. At that depth your listing competes with the one or two homes most like yours, and with the buyer’s memory of the last one that closed, so the number has to be right on the first day.

The three pages that work together for an Esplanade seller

This page answers what your home is worth. If you have decided to sell and want the full listing plan, read our guide to selling your home in Esplanade Golf and Country Club. If you are buying inside the same community, or buying your next Esplanade home as you sell this one, start with buying a home in Esplanade Golf and Country Club. And for the club, the golf course, the schools and the history, go back to the Esplanade Golf and Country Club community guide. For valuations elsewhere in the city, our Naples home valuation page covers the wider market.

Contact McGreevy and Comisar

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).

Why Does Our Valuation Beat an Online Automated Estimate?

Our Esplanade Golf and Country Club valuation beats an online automated estimate because a model cannot see what separates one Esplanade address from the next: the Golf or Club deed, the lot width, the Flow Way CDD bond class, the LOMR-F letter and the view. An online estimate is a model; a McGreevy and Comisar valuation is a person reading your records and walking your home.

Data updated: October 2026 (Southwest Florida MLS, closed sales 10/13/2025 to 10/13/2026; association and CDD documents as dated below).

What an automated model cannot see here

A model sees a square footage, a bedroom count and a recent-sale pattern for the community name. It cannot see that two identical 52-foot homes on the same street differ by $4,664.18 a year in master assessment because one is golf-deeded and one is not, per the 2026 Budget and Assessment Information. It cannot see that the same two homes can differ again by more than $4,000 a year in Flow Way CDD debt because they sit in different bond areas, per the Flow Way CDD FY2027 adopted budget of June 18, 2026. It cannot read the FEMA letter that removes your lot from the Special Flood Hazard Area even though the printed map still says Zone AH. And because the MLS files every sale under one name, a model that learns from whatever sold last can swing toward a garden condominium one month and a 76-foot golf home the next.

Where a model and a person disagree most

The gap is widest where the market is thinnest and where the records carry the most weight. The 25 estate homes on 90-foot lots along Arrezo Court and the 17 on 100-foot lots along Esplanade Boulevard (2026 parcel roll) produce only a handful of sales in a year. The 34 Hatcher Parcel homes on Scarlotti Place and Cappello Court are the only homes in the community with no CDD debt and are Club Series homes by design, so a model that treats them as ordinary 52-foot homes misprices both the carrying cost and the buyer pool. The roll also carries 43 single-family records with recorded living area over 6,000 square feet, far above any builder band for this community, which a model may read as real. We would rather tell you “the evidence supports a range, and here is why” than hand you a figure that looks precise and is not.

What a McGreevy and Comisar valuation adds

We add four things a model cannot. First, we match the home: product line, lot width, Golf or Club deed, bond class, view and renovation. Second, we read the carrying costs your buyer underwrites, from the master assessment to the CDD line on your tax bill to the property tax reset. Third, we test the number against the live listings and pending sales at the moment you list, not only against the past. Fourth, we tell you the cost of being wrong in either direction, because at a $1,480,000 community median, a few percent either way is tens of thousands of dollars.

Key Takeaways on Esplanade Golf and Country Club Home Values

These are the Esplanade Golf and Country Club valuation facts that decide most prices, each drawn from the Southwest Florida MLS, the 2026 parcel roll, the association’s posted documents, the Flow Way CDD budget or FEMA, and each repeated with its source further down this page. Read them before you read any online estimate.

Data updated: October 2026 (Southwest Florida MLS, closed sales 10/13/2025 to 10/13/2026).

• The market in 12 months: 83 closings, $120,375,506 in volume, a $1,480,000 median, a range of $357,500 to $3,700,000 and 20 sales at $2,000,000 or more (Southwest Florida MLS). The median sale took 59 days on market, closed at 96.2% sale-to-list and sold at $651 per square foot, and on October 13, 2026 there were 12 active listings, 1.7 months of supply.
• Three products under one name: 768 single-family homes on five lot widths, 248 coach homes in five condominiums and 168 Vercelli garden condominiums in three (2026 parcel roll; Flow Way CDD FY2022 methodology).
• The assessment ladder: median 2026 just values run from $371,304 for a garden condominium to $2,559,799 for a 100-foot estate home, an assessment ladder and not a sale price (2026 parcel roll).
• The deed is permanent: every home is deeded GOLF or CLUB, a Club home cannot be upgraded to Golf, and golf memberships are capped at 850 of 1,184 homes (club Community Overview; posted Declaration).
• The fee stack is wide: 2026 master assessments run $8,138.44 to $16,020.51 a year, and the FY2027 Flow Way CDD runs $1,845.00 to $6,518.82, so published layers alone run roughly $12,000 to $22,000 a year before tax on our worked examples.
• The buyer pays the capital contribution: $15,000 at closing for contracts signed on or after February 15, 2026, with no initiation fee and no equity purchase (Master Re-Sale Application, June 2026).
• Flood is lot by lot: FEMA panels 12021C0212H and 12021C0214H, effective May 16, 2012, map nearly the whole community Zone AH with base flood elevations of 13.5 and 14.0 feet NAVD88, and 13 LOMR-F letters issued from 2014 to 2023 remove listed lots and tracts from the Special Flood Hazard Area.
• No builder competition: Taylor Morrison lists the community as sold out, and county parcel data (layer edited September 3, 2026) shows no parcel inside the PUD owned by any Taylor Morrison entity, so every listing competes only with resales.
• In Collier County the buyer customarily pays the owner’s title policy, and the contract controls.

How Do We Value Esplanade Golf and Country Club Homes?

We value an Esplanade Golf and Country Club home by narrowing the product and widening the window: same lot width or same condominium product, same Golf or Club deed, same CDD bond class and a similar view, then closings across enough months to mean something, tested against the live listings when you are ready to list.

Data updated: October 2026 (Southwest Florida MLS, closed sales 10/13/2025 to 10/13/2026; Florida Department of Revenue 2026 parcel roll; Flow Way CDD FY2027 adopted budget, June 18, 2026).

The steps below are the order we work in. The first five define what your home is; the next five, in the following section, define what your buyer will pay to own it. Skipping any of them is how a blended community median ends up on the wrong home.

Step one: name the product line

Every Esplanade home is one of three products on the 2026 parcel roll: a single-family home on a platted lot (768), a coach home in a two-story, eight-unit condominium building (248) or a Vercelli garden condominium (168). There is no villa or attached paired-home product, and no high-rise or mid-rise building; the roll shows only the single-family and condominium use codes inside the PUD. The product decides the comparable set before anything else, because the three products carry different associations, different insurance structures and different buyers.

Step two: pin the lot width or the condominium plan

For a single-family home, the width class the Flow Way CDD assigned your folio in its FY2022 methodology is the first filter: 331 homes on 52-foot lots, 238 on 62-foot, 157 on 76-foot, 25 on 90-foot and 17 on 100-foot. Width is not cosmetic here. The median appraiser living area on the 2026 parcel roll is 2,814 square feet on 52-foot lots, 3,547 on 62-foot, 4,160 on 76-foot, 4,504 on 90-foot and 4,808 on 100-foot, so a wider lot usually buys a larger home and not just a wider facade. For a coach home, the plan is the filter: the roll records four plans of 1,624, 1,850, 2,148 and 2,183 square feet. For a garden condominium, every unit is recorded at 1,528 square feet, so floor, position in the building and condition carry the weight.

Step three: read the deed, Golf or Club

Article V of the posted Amended and Restated Declaration provides that every owner is either a Golf Member or a Club Member and that membership is “appurtenant to, and may not be separated from, ownership of a Lot.” The club’s Community Overview states that all homes are deeded GOLF or CLUB and that a Club home cannot be upgraded to Golf. A golf-deeded home pays $4,664.18 a year more in master assessment than the same home with a Club deed (2026 Budget and Assessment Information), and it sells to a different buyer. We compare golf-deeded homes with golf-deeded homes and Club homes with Club homes, and we confirm the designation with the association before the number is written, because the current list of golf-deeded lots is not published.

Step four: read the Flow Way CDD class on your tax bill

Every one of the 1,184 units pays the same $1,845.00 operations and maintenance assessment for FY2027, and most also pay a bond debt assessment that depends on the bond area and product class, for annual totals of $1,845.00 to $6,518.82 (Flow Way CDD FY2027 adopted budget, June 18, 2026). Two 52-foot homes that look identical can carry different CDD bills, and buyers price the difference. We read the CDD line from your own tax bill on the Collier Tax Collector’s property search, never from a street name or a build year.

Step five: price the view and the position

A golf view and a golf membership are two different things at Esplanade. A home that backs onto a fairway can be a Club home, and a golf-deeded home can face a lake or a preserve. View is not a field on the parcel roll, so we confirm it from the plat and a site visit. The setting gives each view a story: the course is lined by preserves along its western and northern edge (C.W. Golf Architecture), and the CDD maps 190.81 acres of lakes and flow way (Flow Way CDD lake map, September 9, 2024). View premiums by type are not published for this community, because the MLS does not split these sales by view and the export carries no view field.

Thinking About Selling in Esplanade Golf and Country Club With 20 Sales at $2 Million or More in 12 Months?

Esplanade Golf and Country Club closed 20 sales at $2,000,000 or more in the 12 months to October 13, 2026 (Southwest Florida MLS), so the top of this market is deep enough to price against real comparables, and every one of them was a resale because the builder is sold out. If you are selling, get your free Esplanade Golf and Country Club home valuation, read our plan for selling your home in Esplanade Golf and Country Club, or call Jesse direct at (239) 898-6072, text or call, confidential conversations welcome. If you are buying, call Marc at (239) 287-5873 or read buying a home in Esplanade Golf and Country Club and how we represent buyers.

What Records Do We Read Before We Price an Esplanade Golf and Country Club Home?

Before we price an Esplanade Golf and Country Club home we read the flood file, the tax bill, the association’s resale and assessment documents, the build year and permit history, and the full run of closings for the product. Each record changes what a buyer will pay, and each is public or in the seller’s own file.

Data updated: October 2026 (Southwest Florida MLS, closed sales 10/13/2025 to 10/13/2026; FEMA National Flood Hazard Layer, read October 7, 2026; association documents as dated).

Step six: read the flood zone, the LOMR-F and the Elevation Certificate

On FEMA’s effective map, nearly the whole community is Zone AH, shallow ponding, on panels 12021C0212H and 12021C0214H, effective May 16, 2012, with base flood elevation lines of 13.5 feet NAVD88 across the south and 14.0 feet across the north (FEMA NFHL base flood elevations). At the same time, FEMA issued 13 Letters of Map Revision based on Fill for Esplanade lots and tracts between June 5, 2014 and January 6, 2023, each removing the listed property from the Special Flood Hazard Area, and the certified lowest lot elevations in the 12 lot determinations run from 14.2 to 15.1 feet NAVD88 (FEMA NFHL Letters of Map Change layer). Whether your lot is named in one of those letters, and what your Elevation Certificate says about your finished floor, changes the conversation with your buyer’s lender and insurer. We pull both before we price.

Step seven: read the tax bill, then estimate the buyer’s

Esplanade sits in unincorporated Collier County, millage code 222, which carries 9.3696 mills on the county’s certified 2026 roll (file dated October 27, 2026) and carried 9.5058 mills for 2025 on the Florida Department of Revenue 2025 Collier taxing authority list. A 2025 bill for a single-family lot shows $12,416.77 of ad valorem tax on a $1,067,172 assessed value with no exemption, plus $3,663.21 of non-ad valorem charges (the Flow Way CDD and $261.91 of District 1 garbage), for a total of $16,079.98 (Collier Tax Collector, 2025 bill). Your buyer’s bill will differ from yours, because a Florida homestead’s capped assessed value does not pass to the buyer, so we estimate the buyer’s likely bill at the current rate and put it in the listing file.

Step eight: read the association’s resale and assessment documents

The club’s Master Re-Sale Application, June 2026 sets a one-time $15,000 Working Fund Capital Contribution, paid by the buyer at closing, for contracts signed on or after February 15, 2026, and adds a $100 rush fee when the application goes in fewer than 14 days before closing. The 2026 Budget and Assessment Information sets the master assessment for your exact product, payable quarterly on January 25, April 25, July 25 and October 25. The estoppel certificate shows what is paid and what is owed. A buyer’s offer is shaped by all three, so we put them in front of the buyer before the first showing.

Step nine: read the build year, the code edition and the permits

The 2026 parcel roll records single-family homes built from 2014 to 2022, coach homes from 2015 to 2022 and garden condominiums from 2017 to 2021. The earliest homes are now more than a decade old, which is when roofs, air-conditioning systems, water heaters and pool equipment start to show up in a buyer’s inspection report. Documenting a replacement is one of the simplest ways to protect price. Every one of the 31 Esplanade addresses sampled on October 7, 2026 sits at a 159 mph Risk Category II design wind speed on Collier County’s Florida Building Code 8th edition wind layer, and impact glass or shutters belong in the listing file.

Step ten: widen the window, then test the number

The 12-month pull gives 83 closings for the whole community, but a single cell of the grid, say a golf-deeded 76-foot home in one bond area, may have one or two. When a cell is thin we widen the window across earlier months and report each sale by date and price rather than a median of three. Then we test the result against the active and pending listings at the moment you list: on October 13, 2026 the MLS showed 4 active and 6 pending single-family listings and 8 active and 4 pending low-rise condominium listings. We also widen the window by Building Design. Over 24 months (October 13, 2024 to October 13, 2026) there were 85 single-family sales at a $1,750,000 median and 68 low-rise condominium sales at a $697,500 median, and over 36 months (October 13, 2023 to October 13, 2026) 128 single-family sales at a $1,750,000 median and 114 low-rise condominium sales at a $699,900 median (Southwest Florida MLS), with one townhouse-coded sale in each window and one attached-villa sale in the 36 months. A valuation that cannot survive the current competition is a wish, not a price.

What Are Esplanade Golf and Country Club Single-Family Homes Worth, by Lot Width?

Esplanade Golf and Country Club’s 768 single-family homes sit on five lot widths, and width sets the comparable set. Median 2026 just values run from $1,255,338 on 52-foot lots to $2,559,799 on 100-foot lots on the state parcel roll, and median living area runs from 2,814 to 4,808 square feet.

Data updated: October 2026 (Southwest Florida MLS, closed sales 10/13/2025 to 10/13/2026; Florida Department of Revenue 2026 parcel roll; Flow Way CDD FY2022 methodology).

The MLS export does not carry lot width, so we publish no sale medians by lot width and infer nothing from price. It does carry Building Design: in the last 12 months 49 single-family sales closed at a $1,750,000 median, and seven closed on the two estate streets, Arrezo Court and Esplanade Boulevard, from $1,750,000 to $3,700,000, too few for a median. What the public record does split is size, build years and assessment, and that is the frame we price inside.

Source: Florida Department of Revenue 2026 parcel roll, with lot widths from the Flow Way CDD FY2022 methodology; 43 implausible single-family records over 6,000 square feet excluded. Just value is an assessment set for property tax, not a sale price, and it typically trails the market.

52-foot homes: the largest line and the widest CDD spread

The 52-foot line is the largest single-family group in Esplanade Golf and Country Club: 331 homes, built from 2014 to 2022, with appraiser living area of 2,163 to 3,341 square feet and a median of 2,814 (2026 parcel roll). They sit in the original plat (Vaccaro Court, Savona Court, Amour Court, Cavano Street), all of Phase 2 on Trivoli Terrace, Blocks D, F and H, the Benvenuto Court Replat on Terresina Drive, Phase 3, Phase 5, and all of the DiLillo and Hatcher parcels. The 52-foot line carries the widest spread of CDD classes in the community, from no debt in the Hatcher Parcel ($1,845.00 a year) to the Series 2019 rate in Phases 7 and 8 ($3,836.94 a year) on the FY2027 adopted budget. That spread is why two 52-foot homes on neighboring streets can deserve different prices, and why the tax bill belongs in every 52-foot pricing file. With a Club deed the 2026 master assessment is $10,307.78; with a Golf deed it is $14,971.96.

62-foot homes: more house, not just more frontage

Esplanade Golf and Country Club has 238 homes on 62-foot lots, built from 2014 to 2020, with appraiser living area of 2,878 to 4,311 square feet and a median of 3,547 (2026 parcel roll). They are spread across the original plat, the Lots 6 to 8 replat, Blocks E and G2 on Rialto Lane, Blocks D, F and H, Phase 3, Phase 4 Parcel L on Rapallo Street and Phase 5. The extra ten feet usually buys about 730 more square feet of median living area than the 52-foot line on the same roll, which is the comparison buyers make when they step up. The 2026 master assessment is $10,407.07 with a Club deed and $15,071.25 with a Golf deed, and the FY2027 CDD total for a 62-foot home runs from $3,401.30 in the Series 2024 area to $4,770.95 in the Series 2019 area.

76-foot homes: the original plat’s anchor

The 76-foot line holds 157 homes, built from 2014 to 2022, with appraiser living area of 3,332 to 4,566 square feet and a median of 4,160 on the 2026 parcel roll. Sixty of them sit in the original plat, the largest concentration, with the rest in the Lots 6 to 8 replat, Blocks D, F and H, Phase 4 Parcel L and Phase 5. This is the width where the parcel roll’s data errors cluster: the roll carries 43 single-family records with living area over 6,000 square feet, far above the builder’s 2,700 to 4,000 square foot band for the 76-foot product in the Series 2016 bond disclosure. We confirm the true living area from the permit or a measured floor plan before pricing, because a buyer’s appraiser will. The 76-foot line also carries the highest CDD bill in the community, $6,518.82 a year in the Series 2019 area (FY2027).

Estate homes on 90-foot and 100-foot lots

The estate tier is small and precisely located: 25 homes on 90-foot lots, all on Arrezo Court, built 2015 to 2018 with a median of 4,504 square feet, and 17 homes on 100-foot lots, all on Esplanade Boulevard, built 2016 to 2020 with a median of 4,808 square feet (2026 parcel roll; Flow Way CDD FY2022 methodology). Stock Development bought 25 estate lots, Lots 1000 to 1024 in Block E, from Taylor Morrison Esplanade Naples, LLC for $6.08 million in January 2015, according to the Business Observer, and the public record does not tie a specific builder to each Arrezo Court address, so the builder of any one estate home is confirmed from its permit. With 42 estate homes in all, a 12-month window holds only a handful of estate sales, so we report each one at its price, never a median, and we widen the comparison to earlier estate sales and to 76-foot homes of comparable size. The 2026 master assessment on a 100-foot Golf home is $16,020.51, the top of the schedule.

The Hatcher Parcel: Club Series homes with no CDD debt

The Hatcher Parcel is the last neighborhood built: 34 single-family homes on 52-foot lots along Scarlotti Place and Cappello Court, built 2021 to 2022, with a median of 2,885 square feet (2026 parcel roll). The 10.00 acres were annexed into the Flow Way CDD by Collier Ordinance 2020-30, effective October 15, 2020, and Hatcher homes pay CDD operations and maintenance only, $1,845.00 for FY2027 with $0 of bond debt. Taylor Morrison marketed the phase as “34 single-family home opportunities with no CDD debt and an exciting Club Series lifestyle (non-golf).” For a seller that is the lowest CDD bill in the community on a home of recent construction, and the valuation should show the buyer that saving in dollars. For a buyer who wants golf, Hatcher is the wrong street, because a Club home cannot be upgraded to Golf, and the price has to reflect a buyer pool that chose the club lifestyle on purpose.

The DiLillo Parcel

The DiLillo Parcel holds 47 single-family homes, all on 52-foot lots, on Cavano Street East and DiLillo Court, built 2017 to 2019, with a median of 2,817 square feet (2026 parcel roll). Its 19.66 acres joined the district under Collier Ordinance 2016-35, and unlike Hatcher, DiLillo homes carry CDD bond debt as part of the Series 2016 Phase 5 financing (Series 2016 bond disclosure). The two parcels are often confused because both are late 52-foot additions; they are separate annexations with separate CDD treatment, and a valuation that treats them alike will be wrong on one of them.

The recorded plats, street by street

Plat names do not match the CDD’s bond phase numbers, so a home’s CDD class is read from its tax bill, not inferred from its plat name. The roll-up below is how we locate a single-family home before we price it.

Source: Florida Department of Revenue 2026 parcel roll for homes and years; Collier County address points for streets.

What Are Esplanade Coach Homes and Garden Condos Worth?

Esplanade Golf and Country Club’s 416 condominium units split into 248 coach homes in five condominiums and 168 Vercelli garden condos in three, all in two-story, eight-unit buildings. Median 2026 just values run $628,706 to $678,706 for coach homes and $371,304 to $391,304 for garden condos on the state parcel roll.

Data updated: October 2026 (Southwest Florida MLS, closed sales 10/13/2025 to 10/13/2026; Florida Department of Revenue 2026 parcel roll).

A condominium valuation inside Esplanade has two association layers to read, the master association and the condominium’s own, and the club does not publish the condominium dues (2026 Budget and Assessment Information). The condominium’s budget and estoppel carry them, and we read both before pricing. The MLS export separates condominiums from single-family homes by Building Design but does not separate coach homes from garden condos, so we group them by street address. In the last 12 months 18 coach-home sales on Bellano Court and Montelanico Loop closed from $637,000 to $935,000 at a $785,000 median, and 15 garden-condo sales on Pocida Court and Benvenuto Court closed from $357,500 to $499,000 at a $445,000 median (Southwest Florida MLS).

Coach homes at Esplanade: four plans, five condominiums

Coach homes are the larger of the two condominium products: 248 units in 31 two-story buildings of eight units, built 2015 to 2022, in four recorded plans of 1,624, 1,850, 2,148 and 2,183 square feet (2026 parcel roll; Collier County address points). The CDD calls the product “MF Esplanade,” and its FY2027 classes run $2,682.10 to $3,416.81 a year. The 2026 master assessment is $8,138.44 with a Club deed and $12,802.62 with a Golf deed. A dedicated Coach Homes at Esplanade neighborhood page is coming, with its own market snapshot and its association details.

Source: Florida Department of Revenue 2026 parcel roll and Collier County address points; just value is an assessment, not a sale price.

Bellano I and Bellano II on Bellano Court

Bellano I is the first coach-home condominium, 48 units in six buildings built 2015 to 2016, and Bellano II continues the same four plans on the same street, 48 units built 2016 to 2017 (2026 parcel roll). Both associations are active on the state corporate register (Sunbiz, Bellano; documents N15000000557 and N16000004168). Both carry a median 2026 just value of $678,706, the highest of the eight condominiums. Two Bellano Court buildings, 8764 and 8776, sit in Zone AH with a 13.5-foot base flood elevation on panel 12021C0212H in the FEMA sample, and FEMA’s Letters of Map Change layer shows no LOMR-F covering the Bellano Court condominium tracts, so a Bellano unit is priced against a buyer who will see Zone AH on every lookup.

Coach Homes I, II and III on Montelanico

The three Montelanico condominiums moved the coach-home product to the north side of the community: Coach Homes I (48 units, all built in 2018), Coach Homes II (48 units, 2019 to 2020) and Coach Homes III (56 units, 2020 to 2022), all active on Sunbiz (Coach Homes I on Montelanico, Coach Homes II, Coach Homes III). A 2025 tax bill for a Coach Homes I unit shows a Flow Way CDD charge of $3,023.68 (Collier Tax Collector); other units in the same condominium can sit in a different class, so each unit’s own bill governs. The Elevation Certificate for Building 29 at 9646 Montelanico Loop records a first floor at 17.1 feet and a second floor at 28.1 feet NAVD88, a useful reference for owners in the same building group.

Vercelli garden condos: the entry point

The Vercelli garden condominiums are Esplanade Golf and Country Club’s entry point: 168 units in three condominiums and 21 two-story buildings, built 2017 to 2021, every unit recorded at 1,528 square feet of appraiser living area (2026 parcel roll). Taylor Morrison’s sold-out condo page describes two floor plans of about 1,616 to 1,632 square feet with 2 bedrooms plus a study, 2 baths and a detached 1-car garage; the gap between the two figures is the difference between the appraiser’s and the builder’s measure, and a listing should say which it uses. The CDD calls the product “MF Vercelli,” at $2,862.51 to $3,261.74 a year for FY2027. A dedicated Vercelli Garden Condos at Esplanade neighborhood page is coming, with its own market snapshot and its association details.

Source: Florida Department of Revenue 2026 parcel roll and Collier County address points; just value is an assessment, not a sale price.

Benvenuto I and Garden Homes I and II on Pocida

Benvenuto I holds 56 units in seven buildings on Benvenuto Court, built 2017 to 2018, at the lowest median just value of the eight condominiums, $371,304 (Sunbiz, Benvenuto I at Esplanade). Benvenuto Court the condominium street should not be confused with the Benvenuto Court Replat, an eight-home single-family plat on Terresina Drive. Garden Homes I on Pocida is the largest of the eight condominiums at 64 units, and Garden Homes II completed the line with 48 (both active on Sunbiz: Garden Homes I on Pocida, Garden Homes II on Pocida). A 2025 bill for a Garden Homes I unit shows a Flow Way CDD charge of $2,862.50 (Collier Tax Collector), and the 9366 Pocida Court Elevation Certificate records a top of bottom floor at 17.3 feet NAVD88. With every unit the same recorded size, a garden condominium’s price turns on floor, building position, garage, condition and the deed.

Why the condominium buildings help a seller’s file

Every Esplanade condominium building is two-story, which is below the three-story threshold in Florida’s structural integrity reserve study law (Florida Statutes s. 718.112) and milestone inspection law (Florida Statutes s. 553.899), and Collier County’s milestone inspection layer has no record inside the PUD (queried October 2026). That removes a question buyers raise about condominiums elsewhere in Naples. Reserves and budgets still matter, and they are set by each condominium’s own budget, which the buyer will read. Under Florida Statutes s. 718.111, the condominium’s master policy covers the building as originally installed and the owner insures the interior, which is a lighter insurance load for a coach or garden buyer than a single-family buyer carries.

Coach home or single-family: how the two compare for value

Sources: 2026 parcel roll; 2026 Budget and Assessment Information; posted Amended and Restated Declaration (text dated July 2021); Florida Statutes s. 718.111. Each condominium’s own declaration may add further limits.

What Does Price per Square Foot Tell You About an Esplanade Golf and Country Club Home?

The October 13, 2026 MLS pull holds living area for every closed sale, and the median sold price per square foot across all 83 sales is $651, but that figure blends products that never compete with each other. The public record holds the denominator, appraiser living area by product, and a per-foot comparison only means something inside one product line.

Data updated: October 2026 (Southwest Florida MLS, closed sales 10/13/2025 to 10/13/2026; Florida Department of Revenue 2026 parcel roll).

By product line, the 49 single-family sales closed at a median of $702 per square foot and the 33 low-rise condominium sales at $319 (Southwest Florida MLS, MLS living area). By address, the 18 coach-home sales closed at a median of $391 per square foot and the 15 garden-condo sales at $282.

The living-area ladder behind every per-foot figure

Source: Florida Department of Revenue 2026 parcel roll, with 43 implausible single-family records over 6,000 square feet excluded. A 1,528 square foot garden condominium and a 4,808 square foot estate home price on different curves, so a community-wide per-foot figure, wherever you see one quoted, blends products that never compete with each other.

Living area is not a single number

Three measures of the same home circulate in an Esplanade sale. The appraiser’s living area on the parcel roll usually excludes garages and lanais. The builder’s marketing figure often counts more: Taylor Morrison marketed the garden condominiums at about 1,616 to 1,632 square feet against 1,528 on the roll, and its 2016 bond-era description put single-family product at 1,800 to 4,000 square feet across the three original widths (Series 2016 bond disclosure). And the listing agent’s figure is whatever was entered into the MLS. Before we divide a price by a size, we decide which measure we are using and use the same one for every comparable, because a per-foot figure that mixes measures is wrong by construction.

What Have Esplanade Golf and Country Club Homes Sold For Recently?

Esplanade Golf and Country Club homes sold for $357,500 to $3,700,000 in the 12 months to October 13, 2026, with a $1,480,000 median across 83 closings in the Southwest Florida MLS. Twenty sales closed at $2,000,000 or more, and the highest, at $3,700,000, closed on September 18, 2026.

Data updated: October 2026 (Southwest Florida MLS, closed sales 10/13/2025 to 10/13/2026).

The pull holds the sale price, closing date, Building Design and living area for each of the 83 closings, and days on market for 77 of them, but not the lot width or the Golf or Club deed. The list below therefore names the product line of each sale and gives days on market where the MLS records it; matching each sale to its lot width and deed is part of the work we do on a pricing call.

The twelve highest closings in 12 months

Source: Southwest Florida MLS, closed sales 10/13/2025 to 10/13/2026. The top eight alone add up to $26,000,000, about 22 percent of the 12-month volume of $120,375,506 (our arithmetic on the same pull). Six of the eight closed between December 30, 2025 and March 31, 2026, the heart of the Naples season.

The entry end of the range

At the other end of the pull, 15 sales closed under $500,000: $357,500 on October 7, 2026, $385,000 on August 24, 2026, $395,000 on June 1, 2026, $415,000 on October 2, 2026, $435,000 on June 15, 2026, $440,000 on April 29 and on September 21, 2026, $445,000 on June 17, 2026, $460,000 on September 30, 2026, $470,670 on October 17, 2025, $475,000 on June 25 and on July 15, 2026, $480,000 on October 29, 2025, $482,500 on November 20, 2025 and $499,000 on July 21, 2026 (Southwest Florida MLS). Six of the 15 closed in June and July 2026 and five more between August 24 and October 7, 2026. The MLS Building Design field files all 15 under Low Rise (1-3), the condominium product, but it does not say whether each is a coach home or a garden condominium, and we do not infer it from the price. An owner of either should read this end of the range with care, because these are the closings a buyer’s appraiser will see first.

Price bands for 12 months of closings

Source: Southwest Florida MLS, closed sales 10/13/2025 to 10/13/2026; bands and band medians are our arithmetic on the same pull, and a band with fewer than 10 closings shows its range, not a median. The largest single band, 21 closings from $1,500,000 to $1,999,999, holds about a quarter of the year’s sales. Thirty-four closings came in under $1,000,000 and 20 at $2,000,000 or more, so the community trades at both ends at once.

Closings by month

Source: Southwest Florida MLS, closed sales 10/13/2025 to 10/13/2026, counted by closing date (our arithmetic). Closings trail contracts by weeks, so a June closing often reflects a spring contract. Monthly contract dates and new listings are not held in the pull; it does show 10 sales pending on October 13, 2026. For comparison, the prior 12 months (October 13, 2024 to October 12, 2025) recorded 71 closings, with a February 2025 peak of 11.

Three sales, three lessons

The $3,700,000 sale on September 18, 2026 sets the ceiling of the year, and it closed after 17 days on market at 97.5% of its final list price, outside the January to March peak, which shows the top of the market does not wait for season. The $1,685,000 closing on December 22, 2025 is the one sale entered into the MLS after it closed; it counts in the median and the volume as a real recorded sale, and it reminds us that some Esplanade homes trade without public marketing, which is why we check the public record and not only the MLS. And the cluster of 11 sub-$500,000 closings from June through early October 2026, six in June and July and five between August 24 and October 7, is a reminder that the summer and early-fall buyer is a different buyer: a home priced for February can sit in July, and a home that must sell in summer needs a summer price.

How Long Do Esplanade Golf and Country Club Homes Take to Sell, and How Close to Asking?

How long an Esplanade Golf and Country Club home takes to sell, and how close to asking it closes, are measured in the October 13, 2026 MLS pull: the median sale took 59 days on market (average 74) and closed at a median sale-to-list of 96.2% (average 95.7%), measured on the 77 sales that carry a days-on-market figure above zero and a list price. The pull also shows pace: 83 closings in 12 months, an average of seven a month, clustered in season.

Data updated: October 2026 (Southwest Florida MLS, closed sales 10/13/2025 to 10/13/2026).

By product line (MLS Building Design), single-family homes took a median 42 days on market (46 sales with a recorded figure) and low-rise condominiums a median 82 days (30 sales). By address, the coach-home sales took a median 84 days (16 sales) and the garden-condo sales 80 days (14 sales). The prior 12 months, measured the same way on 68 sales, ran a median 52 days overall and the same 52 days for each product line.

The median final list price of the marketed sales was $1,575,000 against a $1,480,000 median sold price. The median sale-to-list was 96.2%, 95.8% for single-family homes and 96.6% for low-rise condominiums, with the sale entered after closing excluded; the prior 12 months ran 96.3% overall, 94.9% for single-family homes and 97.0% for low-rise condominiums.

What the speed numbers will mean for pricing

Read days on market and sale to list by product, never for the whole community. A garden condominium and a 100-foot estate home sit in different buyer pools, so their speeds differ for reasons unrelated to price: single-family homes sold in a median 42 days and low-rise condominiums in 82. Both measures are taken on the 77 sales that carry a days-on-market figure above zero and a list price; the one sale entered after it closed is excluded from both measures under our data rules, as are five other sales with no recorded days on market. The practical test is the one every Esplanade seller can run: how many homes of your product, width and deed are listed today, and how many closed in the last 90 days.

Months of supply, the seller’s yardstick

Months of supply divides the active listings by the monthly closing pace. At 83 closings in 12 months the community-wide pace is about seven a month (6.9), so the 12 active listings on October 13, 2026 equal 1.7 months of supply. By product line, single-family homes had 4 active listings against 49 closings in the year (1.0 months of supply) and low-rise condominiums 8 active against 33 closings (2.9 months); 10 sales were pending, 6 single-family and 4 low-rise. We compute it by product line, because a high supply of coach homes says nothing about 76-foot golf homes, and we benchmark it against neighboring gated golf communities from the same pull before we recommend a list price.

After the contract: the steps that set the closing date

After a contract, the Esplanade-specific steps are predictable. The buyer files the club’s Master Re-Sale Application, ideally within days of contract and at least 14 days before closing to avoid the $100 rush fee (Master Re-Sale Application, June 2026); the public copy does not publish a review timetable beyond that rule. The estoppel certificate is ordered from the master association, and from the condominium association too for a coach home or garden condominium. Then come the buyer’s financing, appraisal, inspection and insurance steps, where the flood file and the wind mitigation report earn their keep.

How Have Esplanade Golf and Country Club Home Values Changed?

Esplanade Golf and Country Club homes sold new from Taylor Morrison at base prices that the Flow Way CDD bond disclosures recorded in 2016 and 2019, from $280,000 for condominiums to $650,000 for 76-foot homes. Today the community resells at a $1,480,000 median across 83 closings, with 20 sales at $2,000,000 or more.

Data updated: October 2026 (Southwest Florida MLS, closed sales 10/13/2025 to 10/13/2026; Flow Way CDD Series 2016 and Series 2019 Limited Offering Memoranda).

Then and now: developer prices against today’s resales

Sources: Series 2016 Limited Offering Memorandum and Series 2019 Limited Offering Memorandum. Developer bands were base prices before options and lot premiums, so the gap between those columns and today’s $1,480,000 median is not a clean appreciation rate, and we never quote it as one.

Why the 12-month median moves with the mix

Because the MLS blends three products under one name, the community median moves whenever the mix of closings moves. The last 12 months closed 83 sales at a $1,480,000 median against 71 sales at $990,000 in the prior 12 months (October 13, 2024 to October 12, 2025), up 49.5 percent, but single-family homes were 49 of the 83 sales this year against 36 of 71 last year. Split by product line, the single-family median was $1,750,000 against $1,755,000, essentially flat (down 0.3 percent), and the low-rise condominium median was $650,000 against $775,000, down 16.1 percent (our arithmetic on the Southwest Florida MLS pull). That tells you the community median rose because of mix: single-family prices held and condominium prices softened, and the like-for-like change is the one that applies to your home.

What has changed for certain: the cost of carrying a home

The fee schedule has changed beyond doubt. The Series 2016 memorandum quoted developer-era master dues of $170 a month for multi-family homes and $780 to $870 a quarter for single-family homes, with golf at $219 a month where bundled; the Series 2019 memorandum quoted $180 a month, $807 to $870 a quarter and $225 a month for golf. The 2026 schedule now runs $2,034.62 to $4,005.14 a quarter (2026 Budget and Assessment Information), reflecting a resident-run club that carries its full operating and reserve costs. Buyers price that carrying cost into what they offer, which is why the fee stack is part of every Esplanade valuation, not an afterthought.

How Do the Golf or Club Deed and the Fee Stack Affect Your Esplanade Home Value?

The Golf or Club deed and the fee stack affect an Esplanade Golf and Country Club home’s value because buyers price total annual cost. Published layers alone run from about $12,000 to $22,000 a year before property tax on our worked examples, driven by the deed, the lot width and the Flow Way CDD bond area.

Data updated: August 2026 (2026 Budget and Assessment Information; Flow Way CDD FY2027 adopted budget, June 18, 2026; Master Re-Sale Application, June 2026).

2026 master assessments by product, width and deed

Source: Esplanade Golf and Country Club 2026 Budget and Assessment Information. Quarterly installments are due January 25, April 25, July 25 and October 25.

Golf deed or Club deed: what the difference does to a buyer pool

A Golf home sells only to buyers willing to carry the $4,664.18 annual golf assessment, and a Club home sells to buyers who want the clubhouse, the Culinary Center, the Wellness Center, the pool and the courts without it. Club members may still play golf on a space-available basis on payment of greens and cart fees, under the posted Declaration and the Articles of Incorporation. Golf memberships are capped at 850 of the 1,184 homes, and the deed is permanent, so a golf-deeded home in a community where buyers cannot convert a Club home is a scarce product. The price difference between matched Golf and Club homes is not published, because the MLS does not split sales by membership class and the export carries no Golf or Club field. We build matched pairs, same width, same bond area, different deed, before we price either kind.

The Flow Way CDD layer, by bond area

Source: Flow Way CDD FY2027 adopted budget, June 18, 2026. Every unit pays the same $1,845.00 operations and maintenance assessment; the rest is bond debt. The FY2025 audit reports $26,285,000 of bonds outstanding at September 30, 2025 across six series maturing from 2044 to 2049. The debt piece ends when its series is repaid, and it does not rise with your home’s assessed value, which is a point worth making to a buyer.

Worked annual examples

These are McGreevy and Comisar sums of the published 2026 master layer and FY2027 CDD layer, before ad valorem tax, the food minimum, condominium dues and insurance (2026 assessments; FY2027 CDD budget; 2025 tax bill). The drivers are clear: Golf or Club adds $4,664.18, lot width adds up to $1,048.55 of landscaping, and the bond area can swing the CDD bill by more than $4,000.

The $15,000 capital contribution and the in-community rebate

The buyer pays a one-time $15,000 Working Fund Capital Contribution at closing for contracts signed on or after February 15, 2026 (Master Re-Sale Application, June 2026). The posted Declaration, Article VII, Section 8, sets a base of $5,000 “or as otherwise determined by the Board,” so a buyer who reads only the Declaration will underestimate the current figure by $10,000. There is relief for owners moving inside the gate: the club’s 2026 Working Fund Capital Contribution Rebate guide provides a 50 percent ($7,500) rebate when an existing owner buys another Esplanade home and sells the prior one within the rebate window, with both homes used as personal residences. Esplanade has no initiation fee and no equity membership to buy in any governing document, which keeps the buyer’s cash to close lower than at many equity clubs.

Layers that are not published

Several real charges have no published amount, and a valuation should say so rather than guess. The food minimum is adopted by the Board each year, applies to food only and is billed for any unused balance on or about December 31 (Rules and Regulations, January 2026), but its dollar amount is not in any club-published document; it appears on the owner’s statement and the estoppel certificate. Condominium association dues are set by each of the eight condominiums. The estoppel fee is shown on the certificate, and Florida law caps it. Only the $100 rush fee on the resale application is published. No special assessment appears in the club’s published 2026 budget documents; the estoppel certificate is where to confirm it for a specific home.

What Does It Cost to Sell an Esplanade Golf and Country Club Home, and What Will Your Buyer Price In?

Selling an Esplanade Golf and Country Club home costs the seller mainly brokerage compensation, Florida documentary stamp tax on the deed, settlement charges and prorated assessments. The buyer, under the association’s documents and Collier County custom, pays the $15,000 capital contribution and the owner’s title policy, and prices in every annual layer.

Data updated: August 2026 (Master Re-Sale Application, June 2026; 2026 Budget and Assessment Information; Flow Way CDD FY2027 adopted budget, June 18, 2026).

What a Collier County seller customarily pays

A seller in Esplanade Golf and Country Club typically pays the brokerage compensation set in the listing agreement, Florida documentary stamp tax on the deed (customarily a seller cost in Florida; the contract controls), any mortgage payoff, the seller’s settlement charges, the prorated share of the master assessment and the property tax bill that carries the Flow Way CDD, and a $100 rush fee if the resale application is submitted fewer than 14 days before closing (Master Re-Sale Application, June 2026). In Collier County the buyer customarily pays the owner’s title insurance policy and chooses the closing agent, and the contract controls, so the owner’s policy never belongs on an Esplanade seller’s cost sheet. We give every seller a written net sheet before listing.

What the buyer pays, and why it still matters to your price

The buyer’s one-time costs are the $15,000 Working Fund Capital Contribution for contracts signed on or after February 15, 2026, the owner’s title policy by Collier custom, the buyer’s own lender and inspection costs, and any condominium association application. None of those are your costs, but every one of them comes out of the same budget the buyer uses to decide what to offer. A seller can offer a closing credit equal to some or all of the capital contribution as a negotiating tool, which can be more effective than an equal price cut on a home that is already well priced, because it lowers the buyer’s cash to close without changing the recorded sale price your neighbors’ appraisals will use.

Prorations at closing

The quarterly master assessment, due January 25, April 25, July 25 and October 25 (2026 Budget and Assessment Information), is prorated between buyer and seller under the contract, and the estoppel certificate states what is paid and what is owed. The Flow Way CDD rides on the November property tax bill and is prorated with the tax. The food minimum’s unused balance is billed on or about December 31 (Rules and Regulations, January 2026), and how a mid-year sale handles it is shown on the estoppel. Late assessments carry the greater of $25 or 5 percent, a 1.5 percent monthly finance charge, amenity suspension at three months and referral to collections at 120 days (Payment Policy, March 2025), so keep the account current through closing.

The tax reset your buyer will see

In Florida a homestead’s capped assessed value does not pass to the buyer, so the home is reassessed at market value for the following tax year and your buyer’s bill may be higher than yours. For the 2026 tax year, Collier County’s Resolution 2026-164, adopted September 17, 2026, keeps the General Fund at 3.0107 mills and the unincorporated rate at 0.6844 and lowers Conservation Collier to 0.1772. We estimate your buyer’s likely bill at the current rate so the number arrives early in the conversation, not late in the inspection period.

Insurance and the flood file

Flood insurance at an Esplanade home is the lender’s call on a LOMR-F lot and a federal requirement on a lot still in the Special Flood Hazard Area with a federally backed loan. Each Esplanade LOMR-F states that the federal mandatory purchase requirement does not apply to the removed property but that “the lender has the option to continue the flood insurance requirement,” per FEMA’s LOMA and LOMR-F process page. Florida’s wind mitigation form OIR-B1-1802 was updated effective April 1, 2026 (Florida OIR Wind Mitigation Resources), and a current report can lower your buyer’s premium. Both belong in the listing file before the first showing.

What Does an Esplanade Golf and Country Club Seller Owe a Buyer Before Contract?

An Esplanade Golf and Country Club seller owes a buyer the known facts that materially affect value, and, because the master association is a mandatory homeowners’ association, a statutory disclosure summary before the contract is signed. Condominium sellers fall under a separate statute, and every seller owes the CDD disclosure the Declaration requires.

Data updated: August 2026 (Florida Statutes as linked; posted Amended and Restated Declaration, text dated July 2021).

This section is information, not legal advice. The structure below comes from the statutes and the posted Declaration; your closing agent or attorney applies them to your sale.

Every seller: known defects and the facts that affect value

Florida sellers must disclose known facts that materially affect a home’s value and are not readily observable to the buyer. For an Esplanade home that list usually includes flood history, flood insurance claims and any flood assistance received, known roof, water-intrusion or system problems, unpermitted improvements and open association violations. Use the current Florida seller disclosure form, answer it from your own knowledge and records, and attach your lot’s LOMR-F letter and Elevation Certificate where you have them.

Single-family sellers: the chapter 720 disclosure summary comes before the contract

The master association, ESPLANADE GOLF & COUNTRY CLUB OF NAPLES, INC., is a mandatory homeowners’ association, so a resale of a single-family home falls under Florida Statutes s. 720.401. Four facts about that statute matter to a seller. The timing is pre-contract: the summary is supplied “before executing the contract for sale,” never at closing. On a resale, the duty sits with the seller, because the statute places it on the parcel owner when the sale is by an owner that is not the developer. The contract must carry the statute’s voidability clause in conspicuous type. And if the summary is not supplied, the buyer may cancel “within 3 days after receipt of the disclosure summary or prior to closing, whichever occurs first,” a right the buyer cannot waive and that ends at closing. We attach the summary to the listing file so it reaches the buyer before an offer is written.

Coach home and garden condominium sellers: chapter 718 applies

Section 720.401 states that it does not apply to associations governed by chapter 718, which is the condominium statute. Esplanade’s 416 condominium units sit in eight condominiums, each with its own association and declaration, inside a master association governed as a homeowners’ association. That is a real fork: a coach home or garden condominium seller is dealing with the condominium regime for the unit and the master association for the community, and the documents and rights that apply are not the same as for a single-family seller. We name both regimes in the listing file, request both estoppels at contract, and route the specific disclosure questions to your closing agent or attorney rather than writing a one-size rule here.

The Flow Way CDD disclosure

Article XIV of the Amended and Restated Declaration states that the community is part of the Flow Way CDD and requires the statutory CDD disclosure in every sales contract. The disclosure tells the buyer that the property is subject to the district’s operations and maintenance and debt assessments, which appear on the county tax bill. Pairing it with your own tax bill, which shows the actual CDD figure for your folio, answers the buyer’s next question before it is asked.

Who owes what, in one table

Documents we collect before we list

We gather your deed (it shows the Golf or Club designation), your latest property tax bill (it shows your Flow Way CDD amount), your most recent master assessment statement, your condominium association contacts if applicable, your Elevation Certificate (the county holds 254 inside the PUD on its Elevation Certificates layer), any LOMR-F letter naming your lot, your insurance declarations pages, permits for improvements, warranties, and receipts for roof, air-conditioning and pool work. The listing file is built from these on day one.

What Moves the Number Before You List an Esplanade Golf and Country Club Home?

What moves the number before you list an Esplanade Golf and Country Club home is the file a buyer can read in the first hour: proof of the deed and the CDD class, the flood letter and Elevation Certificate, the wind mitigation report, documented system replacements and a clear leasing status.

Data updated: August 2026 (association documents and public records as dated below).

The membership and fee file

Buyers at Esplanade ask about total cost before they ask about countertops. We hand them the 2026 master assessment for your exact product, from $8,138.44 a year for a Club-deeded coach or condominium unit to $16,020.51 for a 100-foot Golf home, your home’s actual Flow Way CDD amount from its own tax bill, the $15,000 capital contribution and the food minimum rule. Confirming the Golf or Club designation in writing before the first showing avoids the most expensive mistake in this community: a buyer who toured, fell in love and then learned the home is not golf-deeded.

The flood and wind file

The effective map paints almost every Esplanade lot Zone AH, and FEMA’s Letters of Map Change layer lists every Esplanade LOMR-F as “Not incorporated,” so the printed FIRM and every online flood lookup keep showing Zone AH even at lots a letter has removed from the Special Flood Hazard Area (checked October 7, 2026). A lender’s flood vendor may flag the home until it is shown the letter. In eight sampled Elevation Certificates (2014 to 2019, NAVD88), surveyed finished floors run from 16.7 to 18.6 feet against BFEs of 13.5 to 14.0 feet, roughly 2.7 to 5.1 feet above BFE by our arithmetic, and every sampled floor clears Collier County’s current rule of BFE plus 1 foot for new construction (Collier County, Building Within the Floodplain). Your letter, your certificate and a wind mitigation report together turn a flood question into a flood answer.

The condition file

Homes built in 2014 to 2016 are now old enough for roofs, air-conditioning systems, water heaters and pool equipment to show their age. A pre-listing inspection lets you fix or disclose before a buyer’s inspector finds it, and receipts for any replacement protect price at the inspection stage. A seller should also confirm the home’s true living area from the permit or a measured floor plan, because the parcel roll carries 43 single-family records with implausible living areas over 6,000 square feet, and a buyer’s appraiser will measure.

The leasing file

If your home is leased, the rules shape both your showing schedule and your buyer pool. The posted Declaration, Article X, Section 7, allows only whole-home leases with a one-month minimum and caps leasing at four leases in any 12 months for a single-family home and five for a condominium unit; during a lease the owner’s amenity access passes to the tenant (Rules and Regulations, January 2026). Seasonal-lease investors fit those rules and nightly-rental investors do not, so the listing should be marketed to the buyer the rules allow, with the lease end date written around your planned closing.

How Do Flood Maps, Schools and Storms Affect Esplanade Golf and Country Club Values?

Flood maps, schools and storms each touch Esplanade Golf and Country Club values through the buyer’s lender, insurer and family. The community is mapped Zone AH with 13 LOMR-F letters, zoned to three A-rated public schools, inland in Evacuation Zone E and built to a 159 mph design wind speed.

Data updated: August 2026 (FEMA NFHL and Collier County GIS, read October 7, 2026; Florida Department of Education 2025-26 school grades).

The effective flood map and the LOMR-F letters

Running every residential address point inside the community against FEMA’s flood hazard layer on October 7, 2026 returned 1,257 of 1,258 points in Zone AH and one point, 8920 Cappello Court, in Zone AE; by area, Zone AH covers about 99.7 percent of the PUD. FEMA issued 13 LOMR-F letters for Esplanade between June 5, 2014 and January 6, 2023, for example LOMR-F 14-04-5670A, LOMR-F 20-04-2764A and, for the Hatcher Parcel, LOMR-F 22-04-1664A. Not every lot or building is listed: no letter was found for some Phase 2 lots, the Bellano Court condominium tracts and most of the Montelanico condominium tracts. A valuation should say which side of that line your home sits on, because a buyer’s lender will.

The preliminary maps

FEMA issued preliminary panels 12021C0205J, 0212J and 0214J for this area on March 20, 2025, and they are not yet effective (FEMA Preliminary NFHL). On the preliminary data, 1,255 of 1,258 residential address points stay Zone AH and three move to Zone X: 8885 Scarlotti Place and 8944 and 8948 Cappello Court. Preliminary base flood elevation lines inside the community read 13, 13.5 and 14 feet NAVD88. The Esplanade LOMR-F lowest lot elevations of 14.2 to 15.1 feet sit at or above those preliminary BFEs, which points toward revalidation under FEMA’s Summary of Map Actions guidance; no effective date has been published, so the 2012 panels govern your listing today.

Schools by address

The Collier County Public Schools address lookup, run on October 7, 2026 across the community, assigns Esplanade addresses to Laurel Oak Elementary, Oakridge Middle and Gulf Coast High for 2026-27, and all three earned an A in the Florida Department of Education 2025-26 school grades: Laurel Oak at 85 percent of points, Oakridge at 79 and Gulf Coast at 69. For a family buyer that is a pricing fact, and it belongs in the listing. Attendance zones are set by the School Board and can change, so the buyer re-runs the exact address before contract.

What the storms left on the record

Every one of the 31 sampled addresses falls in Collier County Evacuation Zone E on the county’s hurricane evacuation zone layer, and the nearest line of the county’s Coastal High Hazard Area is about 4.7 miles west of the community boundary. In Hurricane Ian, the Flow Way CDD chair credited pre-storm work, about $80,000 to clean the lake-interconnect pipes and about $15,000 to repair the south weir, saying “we possibly averted a disaster” (Flow Way CDD minutes, October 27, 2022). No primary source reviewed documents structure flooding inside Esplanade during Ian, and no primary record ties a change in Esplanade values to the storm. ZIP-wide data for 34119, not community-specific, lists 11 NFIP claims coded to Ian with $70,722 paid (OpenFEMA). Storm cleanup on the common lakes and preserves is a budgeted district function, which is a fair point to make to a buyer from another state.

Which Esplanade Is Your Home In, and Why Does It Matter to Its Value?

Your home is in Esplanade Golf and Country Club of Naples if it is in ZIP 34119 on one of the community’s 24 streets off Immokalee Road. Esplanade by the Islands and Esplanade at Hacienda Lakes are separate East Naples communities in 34114, and their sales, fees and districts never belong in your valuation.

Data updated: October 2026 (Collier County GIS PUD and CDD layers, read October 2026; Southwest Florida MLS, closed sales 10/13/2025 to 10/13/2026).

Taylor Morrison has used the Esplanade name on several Florida communities, which is why a search for “esplanade naples” returns places that share a name and little else. A valuation built from the wrong Esplanade is wrong from the first line, so we sort them out before we pull a single comparable.

The Naples Esplanades side by side

Sources: Collier County GIS PUD record; Collier County community development district layer; Flow Way CDD, About the District; Taylor Morrison, Esplanade by the Islands; Collier CivicClerk agenda index, “Esplanade”.

Esplanade by the Islands is a different market

Esplanade by the Islands is a separate Taylor Morrison community in 34114 on US 41 East near Greenway Road. It does not share a homeowners’ association, a club, a golf course or a special district with the Immokalee Road community, and county agenda items for it are filed under its own phase names in Section 18, Township 51 South, Range 27 East. Its own coach-home condominium names, such as Giardino, Zeno and Lucerna, appear on Sunbiz under that community. A sale there is not a comparable for a home here, whatever the listing calls it.

Esplanade at Hacienda Lakes is a different district

Collier County’s district layer places Esplanade at Hacienda Lakes inside the Hacienda Lakes CDD polygon in 34114, while Esplanade Golf and Country Club sits inside the Flow Way CDD in 34119. Different district, different association, different side of the county. None of the fee, CDD, flood or golf figures on this page apply to it.

The Lakewood Ranch club and the plan names

Esplanade Golf and Country Club at Lakewood Ranch is a separate Taylor Morrison community near Sarasota, related to the Naples club only by builder. Fees, menus and membership figures published for it do not apply here. Lazio and Mercedes are Taylor Morrison floor-plan names, not streets; no street of either name exists anywhere in Collier County on the 2026 parcel roll or the county address layer, and a Lazio II plan is currently offered at Esplanade by the Islands. The plan of a specific 34119 home is confirmed from its own building permit, not from a plan name in a listing.

How we keep your valuation and your listing clean

Three habits keep an Esplanade Golf and Country Club valuation clean. We lead with the full legal name and ZIP, “Esplanade Golf and Country Club of Naples, 34119,” which matches the PUD record and the association’s corporate name. We pull comparables only from the 24 community streets in the county address layer. And we put this community’s own fee documents in the file, so a buyer arriving from an “esplanade naples” search with someone else’s fee or price expectations gets corrected on the first page. A valuation that reflects this community’s real comps rather than a blended “Esplanade” average starts with a call to Jesse direct at (239) 898-6072.

Want a Free In-Person Esplanade Golf and Country Club CMA?

A free in-person Esplanade Golf and Country Club comparative market analysis from McGreevy and Comisar starts with the Home Valuation form at the top of this page or a call to Jesse McGreevy at (239) 898-6072. Marc Comisar walks the home, Jesse builds the analysis from your product line’s closings, and you receive a written opinion of value.

Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008, and every in-person valuation is prepared by one of them. Getting inside the gate is our job, not yours: tell us who can let us in, and we will arrange it.

What you receive

A written opinion of value for your address, built from the MLS closings for your product line, lot width and deed, adjusted for time, with every source named. Beside it, the carrying-cost picture your buyer will underwrite: the master assessment for your exact product, your CDD line, the property tax reset, the flood file and the capital contribution. And a plain recommendation on list price and timing, including the case for waiting if the evidence says wait.

What we will ask you for

Your deed or the Golf or Club designation, your latest tax bill, your most recent master assessment statement, your Elevation Certificate and any LOMR-F letter if you have them, and a list of improvements with dates. For a coach home or garden condominium, your condominium association’s contact and its latest budget. If you do not have a document, we will pull it from the public record.

Request a written Esplanade Golf and Country Club valuation today

Get your free Esplanade Golf and Country Club home valuation with the Home Valuation form at the top of this page, request our free home valuation from anywhere, or call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Marc Comisar is at (239) 287-5873, and our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. There is no charge and no obligation to list. If you have already decided to sell, our plan for selling your home in Esplanade Golf and Country Club covers pricing, marketing, negotiation and the resale package in full, and our guide to selling a home in Naples covers the wider city.

Reviews From Clients of McGreevy and Comisar

McGreevy and Comisar is a top-reviewed Esplanade Golf and Country Club realtor, and every quote below is a five-star review on our Google Business Profile.

★★★★★ “Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please.” Verified Google review

★★★★★ “Working with Jesse and his team was truly an amazing experience. From the very beginning, they were professional, attentive, and incredibly knowledgeable. They guided us through every step of the process with patience and clarity, always making sure we felt comfortable and informed with every decision.” Verified Google review

Your Local Real Estate Experts

Jesse McGreevy and Marc Comisar are the local real estate experts behind this Esplanade Golf and Country Club valuation page. They co-founded Domain Realty, lead a team of agent partners across Southwest Florida, and build every valuation from the Southwest Florida MLS and the public record. Reach Jesse direct at (239) 898-6072.

If you are thinking, “I need to know what my home in Esplanade Golf and Country Club is worth before I sell,” McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Naples, Estero, Bonita Springs, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in Esplanade Golf and Country Club, Heritage Bay, The Quarry, Olde Cypress, TwinEagles, Mediterra, Talis Park, or Naples Reserve, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.

The accolades

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Jesse McGreevy

Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar. He has been in Southwest Florida real estate since 2004 and has lived in Estero since 2003. He runs the pricing analysis, the record work and the association paperwork on every valuation the team writes. Reach him at (239) 898-6072 or [email protected], and read his full profile on the Jesse McGreevy agent page.

Marc Comisar

Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar, whose partnership alone has over $900 million in sales. He runs the field side, in the homes, at the inspections and at the closing table, and he is the one who walks your Esplanade home before any number is written down. Reach him at (239) 287-5873, and read his full profile on the Marc Comisar agent page.

How to reach us

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). Our Naples office is at 9180 Galleria Ct #200, Naples, FL 34109.

Frequently Asked Questions, Seller Edition: Valuing a Home in Esplanade Golf and Country Club

These are the valuation questions Esplanade Golf and Country Club owners actually ask, answered from the Southwest Florida MLS (closed sales 10/13/2025 to 10/13/2026), the 2026 parcel roll, the association’s posted documents, the Flow Way CDD budget and FEMA’s records. Nothing here is tax or legal advice, and none of it replaces a written valuation of your specific home.

Data updated: October 2026 (Southwest Florida MLS, closed sales 10/13/2025 to 10/13/2026).

What is my Esplanade Golf and Country Club home worth?

It depends on your product line, lot width or condominium plan, Golf or Club deed, CDD bond class, view and condition. The MLS recorded 83 closings in the last 12 months at a $1,480,000 median and a range of $357,500 to $3,700,000, and the 2026 parcel roll’s median just values run from $371,304 for a garden condominium to $2,559,799 for a 100-foot estate home. For a number on your address, use the Home Valuation form at the top of this page or call Jesse McGreevy at (239) 898-6072.

How do I get an accurate valuation of my Esplanade single-family home?

Start from your lot width, which the Flow Way CDD assigned your folio in its FY2022 methodology, then add your Golf or Club deed, your CDD bond class from your tax bill, your view and your condition. Compare only against closings with the same width and deed, and widen the window when that cell is thin rather than using a median of three. That is the method on this page, and it is what we deliver in writing, free, when you request your Esplanade Golf and Country Club valuation.

What is my Esplanade coach home worth?

Price a coach home against coach homes only. Esplanade has 248 coach homes in five condominiums, in two-story eight-unit buildings with recorded plans of 1,624, 1,850, 2,148 and 2,183 square feet (2026 parcel roll). Match plan, floor, Golf or Club deed and CDD class, which runs $2,682.10 to $3,416.81 a year for coach homes in FY2027. For context only, the roll’s median just values run $628,706 to $678,706 by condominium, an assessment and not a sale price. In the last 12 months 18 coach-home sales closed on Bellano Court and Montelanico Loop addresses, from $637,000 to $935,000, at a $785,000 median after a median 84 days on market (Southwest Florida MLS, Building Design Low Rise, grouped by address).

What is my Vercelli garden condo worth?

Every Vercelli garden condominium is recorded at 1,528 square feet, so floor, building position, the detached garage, condition and the deed carry the weight. The three garden condominiums, Benvenuto I and Garden Homes I and II on Pocida, carry median 2026 just values of $371,304 to $391,304 (2026 parcel roll), the lowest in the community, and a CDD bill of $2,862.51 to $3,261.74 a year for FY2027. Fifteen of the 83 closings in the last 12 months came in under $500,000, all of them low-rise condominiums, and those are the sales a buyer’s appraiser will read first; the 15 garden-condo sales on Pocida Court and Benvenuto Court closed from $357,500 to $499,000 at a $445,000 median after a median 80 days on market.

Why is the online estimate for my Esplanade home different from your valuation?

Because a model cannot see your deed, your lot width, your CDD bond class, your LOMR-F letter or your view, and because the MLS files all 83 Esplanade sales under one name, so the model learns from a blend of garden condominiums and estate homes. A golf-deeded home pays $4,664.18 a year more in master assessment than the same Club home, and two similar homes can differ by more than $4,000 a year in CDD debt. A person reading those records will price your home differently from a model, and should.

How much do Esplanade homes sell for?

In the 12 months to October 13, 2026, Esplanade Golf and Country Club homes sold for $357,500 to $3,700,000, at a $1,480,000 median and an average of $1,450,307 across 83 closings and $120,375,506 of volume (Southwest Florida MLS). Twenty-one closed between $1,500,000 and $1,999,999, the largest single price band, and 20 closed at $2,000,000 or more.

What was the highest sale price in Esplanade in the last year?

The highest was $3,700,000, closed September 18, 2026, followed by $3,400,000 on January 5, 2026 and $3,400,000 on August 11, 2026 (Southwest Florida MLS, closed sales 10/13/2025 to 10/13/2026). The MLS files all three as single-family but does not hold the lot width or deed, so we match each to its lot width and deed before using it as a comparable.

What was the lowest sale price in Esplanade in the last year?

The lowest was $357,500, closed October 7, 2026, and 15 sales closed under $500,000 in the 12 months, six of them in June and July 2026 and five more between August 24 and October 7, 2026 (Southwest Florida MLS). The MLS files all 15 as low-rise condominiums but does not say whether each was a coach home or a garden condominium, and we do not infer it from the price.

How many homes sold in Esplanade in the last 12 months?

Eighty-three: 82 marketed through the MLS and one entered after it closed, which counts as a real recorded sale (Southwest Florida MLS, closed sales 10/13/2025 to 10/13/2026). Against 1,184 homes on the 2026 parcel roll, that is about 7.0 percent of the community changing hands in a year, an average of seven closings a month, with 12 in June 2026 the busiest month.

How long does it take to sell a home in Esplanade?

The median Esplanade sale took 59 days on market, 42 days for single-family homes and 82 days for low-rise condominiums (Southwest Florida MLS, closed sales 10/13/2025 to 10/13/2026). After a contract, allow for the club’s resale application (filed at least 14 days before closing to avoid the $100 rush fee), the estoppel certificate, any condominium association requirements and the buyer’s financing, appraisal, inspection and insurance steps. We review days to contract for your product line with you before you choose a list date.

Is it a good time to sell a home in Esplanade?

The conditions favor a prepared seller: no builder inventory inside the gate because Taylor Morrison is sold out, 20 sales at $2,000,000 or more in 12 months, and public fee and flood documents that let a listing answer a buyer’s questions before the showing. The risk is mispricing by blending products. Whether now is right for you depends on your product’s supply at the moment you list, which we pull fresh, and on your next move.

Are Esplanade home prices dropping?

The community median rose from $990,000 on 71 closings in the prior 12 months to $1,480,000 on 83 closings in the last 12 (our arithmetic on the Southwest Florida MLS pull), but single-family homes were a larger share of the mix: the single-family median was flat at $1,750,000 against $1,755,000, while the low-rise condominium median fell from $775,000 to $650,000. That tells you the mix of products changed and that condominium prices softened; it does not show that single-family homes gained value.

Is a golf-deeded home worth more than a Club home at Esplanade?

The price gap is not published, because the MLS does not split Esplanade sales by membership class and the export carries no Golf or Club field. What is published is the carrying-cost gap: a Golf home pays $4,664.18 a year more in master assessment (2026 Budget and Assessment Information). Golf memberships are capped at 850 of 1,184 homes and a Club home cannot be upgraded, so we build matched pairs before we price either.

Can my buyer upgrade my Club home to golf after closing?

No. The club’s Community Overview states that all homes are deeded GOLF or CLUB and that a Club home cannot be upgraded to Golf, and the membership is “appurtenant to, and may not be separated from, ownership of a Lot” under Article V of the posted Declaration. A Club home sells to buyers who want the club lifestyle without the golf assessment, and Club members may still play space-available golf on payment of greens and cart fees.

Does lot width change my home’s value?

Yes, mainly because it changes the home. Median appraiser living area on the 2026 parcel roll runs 2,814 square feet on 52-foot lots, 3,547 on 62-foot, 4,160 on 76-foot, 4,504 on 90-foot and 4,808 on 100-foot, and median just value climbs from $1,255,338 to $2,559,799 across the same widths. Width also sets the Landscape Benefit Assessment, from $2,169.34 to $3,217.89 a year. We never compare across widths without adjusting.

Does the Flow Way CDD balance lower my home’s value?

It affects what buyers will pay because it affects what they will carry. FY2027 CDD totals run from $1,845.00 a year in the Hatcher Parcel, which carries no debt, to $6,518.82 for a 76-foot home in the Series 2019 area, and the bonds mature between 2044 and 2049 (FY2027 adopted budget; FY2025 audit). Two similar homes in different bond areas can differ by thousands of dollars a year, so we compare like with like and show buyers your actual tax-bill figure.

Should I pay off my CDD debt before I sell?

Usually not, but run the numbers. Lot debt can be prepaid, and partial buydown classes already exist on the FY2027 schedule. A payoff lowers the buyer’s annual bill to the $1,845.00 operations assessment but costs you the principal now, and buyers do not always pay a dollar-for-dollar premium for it. Request the payoff figure from the district manager, PFM Management Services, and we will model the trade-off against your comparables.

Is my Hatcher Parcel home worth more because it has no CDD debt?

It has a real selling point: the 34 Hatcher homes on Scarlotti Place and Cappello Court pay only the $1,845.00 CDD operations assessment, the lowest CDD bill in the community, on homes built in 2021 and 2022. They are also Club Series homes, non-golf by design, so the buyer pool is the one that wants the club without golf. We price a Hatcher home against other recent 52-foot Club homes and show the buyer the annual CDD saving in dollars.

What will a buyer of my home pay each year in fees?

Published layers alone run roughly $12,000 to $22,000 a year before property tax on our worked examples: $12,152.78 for a 52-foot Club home in the Hatcher Parcel, $15,826.30 plus condominium dues for a coach home with golf in Phase 4, $18,734.46 for a 62-foot golf home in the Phase 1 and 2 area and $21,845.79 for a 76-foot golf home in the Series 2019 area (2026 master assessments; FY2027 CDD budget). Property tax, the food minimum, condominium dues and insurance sit on top.

Who pays the $15,000 capital contribution?

The buyer. The club’s Master Re-Sale Application of June 2026 sets a one-time $15,000 Working Fund Capital Contribution, paid at closing, for contracts signed on or after February 15, 2026. The posted Declaration’s base is $5,000 “or as otherwise determined by the Board,” so the Board can change it, and we verify the figure in force on your contract date. An existing owner buying another Esplanade home may qualify for a $7,500 rebate under the 2026 rebate guide.

Does the capital contribution lower what a buyer will pay me?

It comes out of the same budget, so it can. A buyer who expects only the Declaration’s $5,000 figure will be $10,000 short. The fix is disclosure, not a price cut: put the June 2026 resale application in the listing file so the buyer prices it in from the start. Where a credit makes sense, a closing credit toward the contribution lowers the buyer’s cash to close without lowering the recorded price your neighbors’ appraisals will use.

Who pays the owner’s title policy in Collier County?

In Collier County the buyer customarily pays the owner’s title insurance policy and chooses the closing agent, and the contract controls. It is never listed as a seller cost on an Esplanade net sheet. The seller customarily pays Florida documentary stamp tax on the deed, again subject to the contract.

What does it cost to sell a home in Esplanade?

A seller typically pays brokerage compensation under the listing agreement, Florida documentary stamp tax on the deed, any mortgage payoff, settlement charges, the prorated master assessment and property tax with the CDD line, and a $100 rush fee if the resale application goes in fewer than 14 days before closing. The $15,000 capital contribution and, by Collier custom, the owner’s title policy are the buyer’s. We give every seller a written net sheet before listing.

What flood zone is my Esplanade home in, and does it affect value?

On the effective map, nearly the whole community is Zone AH on panels 12021C0212H and 12021C0214H, effective May 16, 2012, with base flood elevations of 13.5 feet NAVD88 in the south and 14.0 feet in the north; one address point, 8920 Cappello Court, is Zone AE. FEMA has issued 13 LOMR-F letters removing listed lots from the Special Flood Hazard Area, which leaves flood insurance to the lender. A lot with a letter and a strong Elevation Certificate is an easier sale.

Does a LOMR-F or an Elevation Certificate help me sell?

Yes. Every Esplanade LOMR-F is listed by FEMA as “Not incorporated,” so online lookups still show Zone AH at lots a letter has removed, and a lender’s flood vendor may flag the home until it sees the letter. Sampled Esplanade Elevation Certificates show finished floors 2.7 to 5.1 feet above BFE. Handing a buyer both documents on day one turns the flood question into a flood answer and protects your price.

Will FEMA’s preliminary flood maps change my home’s value?

Not yet. The preliminary J panels issued March 20, 2025 are not effective and no effective date has been published. On the preliminary data, 1,255 of 1,258 residential address points stay Zone AH and three move to Zone X, and the LOMR-F lowest lot elevations of 14.2 to 15.1 feet sit at or above the preliminary BFEs of 13 to 14 feet, which points toward revalidation. The 2012 panels govern your listing today.

Did Hurricane Ian change values in Esplanade?

No primary record ties a change in Esplanade values to Ian. The Flow Way CDD chair credited about $80,000 of lake-pipe cleaning and about $15,000 of south weir repair with possibly averting a disaster (CDD minutes, October 27, 2022), and no primary record of structure flooding inside Esplanade in Ian was found. ZIP-wide data for 34119, not community-specific, shows 11 Ian claims and $70,722 paid (OpenFEMA).

Will my buyer’s property taxes be higher than mine?

Often, yes. A Florida homestead’s capped assessed value does not pass to the buyer, so the home is reassessed at market value for the following tax year. Esplanade is in millage code 222, at 9.3696 mills on the certified 2026 roll (9.5058 for 2025, Florida Department of Revenue), and a 2025 single-family bill shows $16,079.98 in total on a $1,067,172 assessed value with no exemption. It does not change your sale price, but buyers notice it, so we estimate their bill early.

Does the just value on my tax bill tell me what my home is worth?

No. Just value is an assessment set for property tax, and it typically trails the market. The 2026 parcel roll is useful because it is the one public record that already splits value by product line, from $371,304 for a garden condominium to $2,559,799 for a 100-foot estate home, but market value is set by closed sales, which is why our valuation leans on MLS closings matched to your product.

Do the leasing rules affect the value of my Esplanade home?

They shape your buyer pool. The posted Declaration allows whole-home leases only, with a one-month minimum, capped at four leases in any 12 months for single-family homes and five for condominium units, and the owner’s amenity access passes to the tenant during a lease. Seasonal-lease investors fit those rules and nightly-rental investors do not, so we market each listing to the buyer the rules allow.

What disclosures must an Esplanade seller make before contract?

Every seller discloses known facts that materially affect value. A single-family seller supplies the homeowners’ association disclosure summary under Florida Statutes s. 720.401 before the contract is signed; the duty is the seller’s on a resale and the buyer’s cancellation right ends at closing. Coach home and garden condominium sellers fall under chapter 718 instead. Every contract carries the CDD disclosure required by Article XIV of the Declaration. Your closing agent or attorney applies these to your sale.

Is Esplanade by the Islands data used to value my home?

Never. Esplanade by the Islands and Esplanade at Hacienda Lakes are separate communities in ZIP 34114, with their own associations and districts, and neither is in the Flow Way CDD. Our valuation uses only closings from Esplanade Golf and Country Club of Naples in 34119, on the community’s 24 streets in the county address layer.

Do Esplanade condominiums need a SIRS or milestone inspection before I sell?

No. Every Esplanade condominium building is two-story, below the three-story threshold in Florida’s structural integrity reserve study law (s. 718.112) and milestone inspection law (s. 553.899), and Collier County’s milestone inspection layer has no record inside the PUD (queried October 2026). That removes a question buyers raise about condominiums elsewhere. Each condominium’s budget and reserves still matter, and the buyer will read them.

How much does an Esplanade home valuation cost?

Nothing. A written Esplanade Golf and Country Club valuation from McGreevy and Comisar is free and carries no obligation to list. Use the Home Valuation form at the top of this page or call Jesse McGreevy direct at (239) 898-6072.

Do I need to be in Naples for a valuation?

No. Many Esplanade owners are seasonal. Jesse builds the analysis from the records, Marc walks the home with whoever can let him through the gate, your property manager, a neighbor or a cleaner, and you receive the written opinion of value wherever you are. We review it with you by phone or video.

Should I sell or rent my Esplanade home?

That depends on your numbers and the leasing rules. A rental must be a whole-home lease of at least one month, capped at four a year for single-family homes and five for condominiums, and the tenant takes your amenity access during the lease. The MLS recorded 16 Esplanade leases rented from October 13, 2025 to October 13, 2026, all two- or three-bedroom homes of 1,528 to 2,393 square feet. Eight rented at $2,200 to $3,000, seven with monthly rates recorded and one with only an off-season rate, and eight rented at $5,500 to $14,000 with seasonal rates recorded, six of them also with off-season rates of $3,000 to $7,000. With fewer than 10 leases in each group we show ranges, not medians. We will lay the sale net beside a realistic seasonal-lease net so you can choose.

Can I sell my Esplanade home without an agent?

You can, but the resale is document-heavy: the club’s resale application and capital contribution, the estoppel, the HOA or condominium disclosures, the CDD disclosure, the Golf or Club designation, the flood file and gate access for showings. Most of the value we add at Esplanade is pricing by product and handling those items before they reach the buyer’s attorney. Call Jesse direct at (239) 898-6072 for a no-obligation comparison.

Who is the best realtor to value and sell my Esplanade home?

Choose the team that can separate the 83 MLS closings into true comparables by width, product and deed, and that can explain the fee stack, the CDD and the flood file to a buyer before the buyer asks. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, lead Domain Realty Group, the #1 team in Southwest Florida since 2012, and have over $900 million in personal sales. Call Jesse direct at (239) 898-6072.

Sources

Every figure on this Esplanade Golf and Country Club valuation page traces to a primary source below: the Southwest Florida MLS, Collier County records and GIS layers, the Flow Way CDD’s budgets, audits and ordinances, the association’s posted documents, Florida Statutes and state agencies, and FEMA. Nothing comes from a listing aggregator or another brokerage, and the county, state, district and federal links were retrieved in October 2026.

Southwest Florida MLS figures, closed sales 10/13/2025 to 10/13/2026 and pulled October 13, 2026, are cited rather than linked because the MLS is members-only.

1. Southwest Florida MLS, Matrix, residential closed sales for Esplanade Golf and Country Club of Naples, closed 10/13/2025 to 10/13/2026, pulled October 13, 2026 (members-only; cited, not linked)
2. Florida GIO, FDOR Cadastral Centroids 2026, retrieved October 2026
3. Collier County GIS, PUD layer 5, record ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES, retrieved October 2026
4. Collier County GIS, Site Address Points layer 3, retrieved October 2026
5. Collier County GIS, Parcels Join layer 42, retrieved October 2026
6. Collier County GIS, Community Development Districts view, retrieved October 2026
7. Collier County GIS, Hurricane Evacuation Zone layer (Zone E), retrieved October 2026
8. Collier County GIS, Coastal High Hazard Area view, retrieved October 2026
9. Collier County GIS, FEMA24_FloodZones, retrieved October 2026
10. Collier County GIS, FEMA24_BFE, retrieved October 2026
11. Collier County GIS, FEMA24_Panels, retrieved October 2026
12. Collier County GIS, Elevation Certificates layer 36, retrieved October 2026
13. Collier County GIS, FBC 8th edition wind load, Risk Category II, retrieved October 2026
14. Collier County GIS, MilestoneMap points, retrieved October 2026
15. Collier County, Planned Unit Developments Master List, 2-26-26, retrieved October 2026
16. Collier County Resolution 2026-164, FY2026-27 millage rates, retrieved October 2026
17. Collier County 2026 Flood Protection Newsletter, retrieved October 2026
18. Collier County, Building Within the Floodplain, retrieved October 2026
19. Collier CivicClerk search, “Esplanade”, retrieved October 2026
20. Collier Tax Collector property search, folio 31347513562, retrieved October 2026
21. Collier Tax Collector 2025 bill, Esplanade Golf and Country Club of Naples Lot 75, retrieved October 2026
22. Collier Tax Collector 2025 bill, Coach Homes I on Montelanico unit, retrieved October 2026
23. Collier Tax Collector 2025 bill, Garden Homes I on Pocida unit, retrieved October 2026
24. Elevation Certificate, 8854 Vaccaro Ct (PRBD20140408830), retrieved October 2026
25. Elevation Certificate, 8669 Cavano St (PRBD20140512505), retrieved October 2026
26. Elevation Certificate, 9210 Rialto Ln (PRBD20150102503), retrieved October 2026
27. Elevation Certificate, 9464 Livorno Ct (PRBD20170520955), retrieved October 2026
28. Elevation Certificate, 9646 Montelanico Loop Bldg 29, condominium, retrieved October 2026
29. Elevation Certificate, 9366 Pocida Ct, condominium, retrieved October 2026
30. Florida Division of Corporations (Sunbiz), ESPLANADE GOLF & COUNTRY CLUB OF NAPLES, INC., N13000004697, retrieved October 2026
31. Sunbiz search, BELLANO, retrieved October 2026
32. Sunbiz search, BENVENUTO I AT ESPLANADE (N16000004165), retrieved October 2026
33. Sunbiz search, COACH HOMES I ON MONTELANICO (N17000008779), retrieved October 2026
34. Sunbiz search, COACH HOMES II ON MONTELANICO (N19000005108), retrieved October 2026
35. Sunbiz search, COACH HOMES III ON MONTELANICO (N20000001833), retrieved October 2026
36. Sunbiz search, GARDEN HOMES I ON POCIDA (N19000005135), retrieved October 2026
37. Sunbiz search, GARDEN HOMES II ON POCIDA (N20000005215), retrieved October 2026
38. Florida Commerce, Official List of Special Districts, retrieved October 2026
39. Florida Retirement System, Appendix K special district list, retrieved October 2026
40. Florida Auditor General, Flow Way CDD audit FY2023, retrieved October 2026
41. Florida Department of Revenue, 2025 Collier Taxing Authority Code Descriptions, retrieved October 2026
42. Florida Statutes s. 718.111 (condominium insurance), retrieved October 2026
43. Florida Statutes s. 718.112 (SIRS, three habitable stories), retrieved October 2026
44. Florida Statutes s. 553.899 (milestone inspections), retrieved October 2026
45. Florida Department of Education, School Grades page, retrieved October 2026
46. Florida Department of Education, 2025-26 School Grades spreadsheet, retrieved October 2026
47. Florida Building Commission, Florida Building Code effective dates, retrieved October 2026
48. Florida OIR, Wind Mitigation Resources, retrieved October 2026
49. Florida Division of Emergency Management, Know Your Zone, retrieved October 2026
50. FEMA National Flood Hazard Layer, layer 28, flood hazard zones, retrieved October 2026
51. FEMA NFHL, layer 3, FIRM panels, retrieved October 2026
52. FEMA NFHL, layer 16, base flood elevations, retrieved October 2026
53. FEMA NFHL, layer 34, LOMAs and LOMR-Fs, retrieved October 2026
54. FEMA Preliminary NFHL, layer 28 (issued 2025-03-20), retrieved October 2026
55. FEMA Preliminary NFHL, layer 0, retrieved October 2026
56. FEMA LOMR-F 14-04-5670A, retrieved October 2026
57. FEMA LOMR-F 15-04-7467A, retrieved October 2026
58. FEMA LOMR-F 17-04-5865A, retrieved October 2026
59. FEMA LOMR-F 20-04-2764A, retrieved October 2026
60. FEMA LOMR-F 22-04-1664A (2022-01-27, Cappello Ct and Scarlotti Pl (Hatcher), PB 68 pp 61-64), retrieved October 2026
61. FEMA, LOMA and LOMR-F process, retrieved October 2026
62. FEMA, Summary of Map Actions and Revalidation guidance, retrieved October 2026
63. OpenFEMA NFIP claims, ZIP 34119, retrieved October 2026
64. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian, retrieved October 2026
65. Flow Way CDD, About the District, retrieved October 2026
66. Flow Way CDD, Meeting Information, retrieved October 2026
67. Flow Way CDD, document index FY2025-26, retrieved October 2026
68. Flow Way CDD, FY2027 Adopted Budget, 06/18/2026, retrieved October 2026
69. Flow Way CDD, Asset Replacement Cost report, February 2025, retrieved October 2026
70. Flow Way CDD, Map of Lakes and Hole Numbers v3, 9/9/2024, retrieved October 2026
71. Flow Way CDD, minutes 08/27/2026 (draft), retrieved October 2026
72. Flow Way CDD, minutes 10/27/2022 (Hurricane Ian statement), retrieved October 2026
73. Collier Ordinance 2016-35, Flow Way CDD boundary expansion to 849.40 acres, retrieved October 2026
74. Collier Ordinance 2020-30, Flow Way CDD Hatcher annexation to 859.40 acres, retrieved October 2026
75. Flow Way CDD Limited Offering Memorandum, Series 2016, retrieved October 2026
76. Flow Way CDD Limited Offering Memorandum, Series 2019, retrieved October 2026
77. Flow Way CDD agenda 07/15/2021, retrieved October 2026
78. Club, Community Overview, retrieved October 2026
79. Club, Golf (Wilczynski; Troon Prive managed), retrieved October 2026
80. Club, Member Dining, retrieved October 2026
81. Club, Tennis and Racquets, retrieved October 2026
82. Amended and Restated Declaration, as posted by the club, retrieved October 2026
83. Articles of Incorporation as amended, with 05/27/2022 cover memo, retrieved October 2026
84. Restated Bylaws, amended 2-6-24, retrieved October 2026
85. 2026 Budget and Assessment Information, retrieved October 2026
86. Master Re-Sale Application, June 2026, retrieved October 2026
87. 2026 Working Fund Capital Contribution Rebate guide, retrieved October 2026
88. Rules and Regulations, January 2026, retrieved October 2026
89. Payment Policy, Policy Handbook excerpt, March 2025, retrieved October 2026
90. Taylor Morrison, Esplanade Golf and Country Club of Naples, retrieved October 2026
91. Taylor Morrison, Esplanade Golf and Country Club of Naples Condos, retrieved October 2026
92. Taylor Morrison, Esplanade by the Islands, retrieved October 2026
93. C.W. Golf Architecture, Esplanade Naples project page, retrieved October 2026
94. ASGCA, Wilczynski on Golf Digest Best New Courses list, retrieved October 2026
95. Business Observer, Stock Development buys estate lots in Esplanade, retrieved October 2026
96. Collier County Public Schools Address_v3 lookup, retrieved October 2026
97. Gulf Coast High School, retrieved October 2026
98. Laurel Oak Elementary School, retrieved October 2026
99. Oakridge Middle School, retrieved October 2026
100. Florida Statutes s. 720.401, Florida Senate (homeowners’ association disclosure summary), retrieved October 2026
101. Florida Auditor General, Flow Way CDD audit FY2025, retrieved October 2026

Downloadable Documents

Every Esplanade Golf and Country Club document below links its official host: the club, the Flow Way CDD, FEMA, the State of Florida or Collier County. You see the authoritative version, not a copy we made. The club’s posted Declaration is an unsigned courtesy copy, so the recorded instrument in the Collier County Official Records controls if the two ever differ.

How Do You Reach the Esplanade Golf and Country Club Valuation Team Today?

You reach the Esplanade Golf and Country Club valuation team by using the Home Valuation form at the top of this page, requesting a free home valuation, calling Jesse McGreevy direct at (239) 898-6072, or calling Marc Comisar at (239) 287-5873. The first conversation costs nothing, and you will be working with Top 1% Real Estate Agents Nationally Since 2008.

Get your free Esplanade Golf and Country Club home valuation from anywhere, or use our general free home valuation request. If you have decided to sell, read our plan for selling your home in Esplanade Golf and Country Club. If you are moving within the community, an existing owner who buys another Esplanade home may qualify for the $7,500 capital contribution rebate, so start with buying a home in Esplanade Golf and Country Club and call Marc at (239) 287-5873.

The accolades, verbatim

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Contact McGreevy and Comisar

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) 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. Read more about the team on the about McGreevy and Comisar page, and about the community on our Esplanade Golf and Country Club community guide. Nothing on this page is legal, tax or insurance advice. Confirm anything that affects your transaction with your closing agent, attorney, accountant or insurance professional.

Market data from the Southwest Florida MLS, closed sales 10/13/2025 to 10/13/2026, pulled October 13, 2026, and from Collier County and State of Florida public records. Brokered by Domain Realty.