Updated September 2026
Five Marquesa Royale residences closed from $1,800,000 to $3,000,000 in the last twelve months. We value yours from its own plan and floor's recorded sales, its outlook, its finish and the costs your buyer will carry, in writing, at no cost. Or call Jesse direct at (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
A Marquesa Royale at Tiburón residence has recently been worth between about $1,800,000 and $3,000,000, depending on plan, floor, building and condition. The Southwest Florida MLS counts five closings in the twelve months to September 18, 2026 at a $2,450,000 median, and the county records 12 qualified resales in 60 months at a $2,312,500 median.
We tracked every recorded county deed alongside the MLS closings for this page, so the figures below are the full public record, not a sample.
The eight Marquesa Royale buildings repeat the same stacked positions, but in two plan generations, so what your residence is worth comes down to which plan, which floor, which building and what has been done to it. The declaration, the amendments, the 2012 FEMA letter and the county’s unit roll are covered in full on our Marquesa Royale at Tiburón guide, and the wider community on our Tiburón community guide. This page is about the number. If you are ready to sell, read how we sell Marquesa Royale at Tiburón homes; if you are buying, read our Marquesa Royale at Tiburón buyer guide.
Data updated: September 2026 (Southwest Florida MLS Matrix, Tiburón development report, Marquesa Royale closings 18 Sep 2025 to 18 Sep 2026, pulled 18 Sep 2026; Collier County Property Appraiser 2026 preliminary roll and sales file, files dated 29 Aug 2026)
Since 2022 the third floor has sold at a median $1,011 per county square foot on four qualified resales, against $857 on the first floor and $840 on the second, and the x-01 stack at a $2,900,000 median against $2,175,000 for the x-02 stack. If you are weighing who should value it, our guide to the best real estate agents in Naples sets the teams side by side on the public record.
A median of $2,450,000 describes the lane, not your residence. In the same twelve months a first-floor older Residence 01 in building 5 closed at $2,825,000 and a first-floor 2012-plan residence in building 8 at $1,900,000, $925,000 apart. Plan, floor, outlook, condition and timing separate them, and a smaller Residence 02 in buildings 4 to 7 is a different home from a larger plan across the elevator.
We use the recorded sales of your plan and floor, the three live listings, Esperanza’s same-plan sales as the comparison a buyer will raise, the county’s 2026 roll, your building’s flood and milestone record, and the cost stack your buyer will underwrite. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and every figure in your valuation carries its source and date.
The fastest route is the valuation form on this page, which takes about a minute: tell us your building, your residence number and your timeline, and Jesse follows up with a written opinion of value. You can also call Jesse McGreevy direct at (239) 898-6072. Buying instead? Call Marc Comisar at (239) 287-5873 or read how we represent buyers in Southwest Florida.
McGreevy and Comisar should value your Marquesa Royale residence because the valuation is built from every recorded Marquesa Royale deed back to WCI’s first closings in 2008, the plan and floor of each sale, the building’s flood and milestone record and the recorded condominium documents, by two partners who are Top 1% Real Estate Agents Nationally Since 2008.
Those are career numbers across Lee and Collier County, not a claim about one lane. We publish no McGreevy and Comisar sales count for Marquesa Royale or for Tiburón; we publish the neighborhood’s whole record instead, because the MLS pull and the county deed file carry no listing office for these sales.
Jesse McGreevy writes it, from the MLS, the county record and your residence’s own documents, and Marc Comisar walks the residence when an in-person look will change the number, which at Marquesa Royale it usually does, because outlook and finish move the price as much as size. Nobody hands your valuation to an assistant or a software template. Reach Jesse at (239) 898-6072.
The 2026 sales included a $3,000,000 record-tying sale and the two weakest per-foot sales since 2022, and the three listings on September 18, 2026 had sat 100, 240 and 287 days. The gap between what sold and what sits is mostly price against plan and floor. A valuation that places your residence on the right side of that split is worth more now than in 2023.
This valuation page gives you the number. Our seller page, how we sell Marquesa Royale at Tiburón homes, covers marketing, negotiation, costs and disclosure. Owners elsewhere in the community should start with the Tiburón home valuation page, our guide to selling a Tiburón home or our guide to buying a home in Tiburón, because detached homes and the other condominiums price very differently.
These are the figures a Marquesa Royale at Tiburón owner needs before reading any estimate, each drawn from the Southwest Florida MLS Matrix pulled September 18, 2026, the Collier County Property Appraiser roll and sales file, and the recorded condominium documents, with the window named. Every one is explained in the sections below.
A Marquesa Royale residence is valued by starting from the recorded sales of the same plan on the same floor, then adjusting for building and outlook, condition and finish, the square footage source and time, and finally testing the number against the three live Marquesa Royale listings and the Esperanza sales a buyer will bring to the conversation.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled 18 Sep 2026; Collier County Property Appraiser 2026 preliminary roll and qualified resales)
A Marquesa Royale residence number is the building, then the floor, then the side: 4-302 is building 4, third residential floor, x-02 side. Buildings 4 to 7 are the 2008 and 2009 buildings with WCI’s first plans, and their x-02 side is the smaller two-bedroom-plus-den plan. Buildings 1, 2, 3 and 8 are the 2012 buildings, where both sides carry the larger later plans.
A larger-plan residence starts from the x-01 stack’s $2,900,000 median on five qualified resales since 2022 and the 2012 plans’ recent sales. A smaller-plan residence starts from its own three resales since 2022, at $1,975,000, $2,175,000 and $1,800,000. The county values the smaller plan $264,600 below the larger one on the same floor.
On qualified resales since 2022 the third floor sold at a median $1,011 per county square foot, the first at $857 and the second at $840, so the top floor has carried about 18 to 20 percent more per foot. The county adds only $40,000 a floor, so the market’s floor premium is far larger than the county’s.
Buildings 1 to 4 back onto a golf strip with a mapped lake beyond, building 5 has golf on two sides, buildings 6 and 7 back onto the main golf parcel, and building 8 faces The Ritz-Carlton Golf Resort’s grounds. No recorded sale set isolates a building premium, and the county values every building alike, so outlook is priced on site, from the loggia.
Owners have declared full remodels of $150,000, $150,000 and $255,000 in 2024 and 2025 on the county’s permit reports, and those sit beside residences with original WCI finishes. Kitchens, baths, flooring with the approved underlayment, window and shutter upgrades and the air conditioning’s age separate the lower and upper ends of the range for the same plan and floor.
The county, WCI and the MLS measure the same residence differently: 2,917 against 2,930 or 2,950 on the 2012 plans, and 2,539 against 2,767 on the smaller plan. A per-foot figure is only meaningful with its denominator named, so we value on one system and state it, and we never mix a county numerator with an MLS denominator.
A buyer weighs the condominium and master assessments, the two one-time capital contributions at closing, the $3,008.93 Pelican Marsh CDD line on the 2025 bill, the $261.91 garbage line and a tax bill that resets after purchase. None of those differs by building, but a buyer who sees the whole stack early discounts less for surprise.
Marquesa Royale’s qualified median ran $1,599,500 in 2021, $2,500,000 in 2023 and $2,175,000 in 2026 to May 9, with no sale at all in 2022, 2024 or 2025. A 2023 sale is not a 2026 comparable without a time adjustment, and the 2023 burst ran hotter per foot than 2026.
On September 18, 2026 the MLS showed three Marquesa Royale listings: 1-302 at $3,150,000 and 1-301 at $3,050,000, both third-floor 2012-plan residences at 240 and 287 days, and 4-302, a third-floor smaller plan, at $2,350,000 and 100 days. Your number has to make sense to a buyer who has seen all three and Esperanza’s recent sales.
Marquesa Royale residences sold five times in the twelve months to September 18, 2026, at a Southwest Florida MLS median of $2,450,000, from $1,800,000 to $3,000,000, for $11,975,000 in total. All five closed between January 22 and May 9, 2026, after 27 months with no recorded sale, and each matches its recorded county deed at the identical price.
Data updated: September 2026 (Southwest Florida MLS Matrix, closed 18 Sep 2025 to 18 Sep 2026, pulled 18 Sep 2026; Collier County Property Appraiser sales file, files dated 29 Aug 2026)
County deed date | Building and residence | Floor | Plan | Sale price | Per county sq ft | Per MLS sq ft |
|---|---|---|---|---|---|---|
January 22, 2026 | 5-101 | 1 | Older Residence 01 | $2,825,000 | $968 | Not stated |
January 23, 2026 | 6-301 | 3 | Older Residence 01 | $3,000,000 | $1,028 | Not stated |
January 27, 2026 | 1-202 | 2 | 2012 plan | $2,450,000 | $840 | $830.51 |
April 27, 2026 | 8-101 | 1 | 2012 plan | $1,900,000 | $651 | $644 |
May 9, 2026 | 7-302 | 3 | Smaller Residence 02 | $1,800,000 | $709 | $651 |
Window: the 12 months to September 18, 2026. Five sales are too few for a median to stand as a market figure, so they are listed one by one. Per MLS square foot uses 2,950 for the 2012 plans and 2,767 for the smaller plan, our division; the MLS figure for the older Residence 01 was not in the pull.
Two first-floor residences sold $925,000 apart, and a third-floor smaller plan sold for $1,200,000 less than a third-floor older Residence 01. That spread is the Marquesa Royale market in one table: plan, floor, finish and outlook move the price far more than the address does. Three of the five closed above their 2026 county value and two below it.
The county’s qualified windows hold four sales in 12 months, four in 24, five in 36 and twelve in 60, so 60 months is the first window with ten or more. Those twelve resales, from September 2021 to May 9, 2026, carry a $2,312,500 median, a $1,550,000 low and a $3,000,000 high, and total $27,745,000. The middle pair is $2,175,000 and $2,450,000.
Tiburón as a whole recorded 32 closings in the same twelve months at a $1,850,000 median and $697.70 per square foot, with 20 listings active on September 18, 2026. That figure mixes Castillo, Ventanas and Esperanza condominiums with detached homes. The Marquesa Royale figures on this page are the ones that apply to your residence, and each carries its window.
Marquesa Royale residences are worth most as larger-plan residences on the third floor and least as the smaller plan or on lower floors, on the record. Since 2022 the x-01 stack carried a $2,900,000 median on five qualified resales, and the third floor sold at a median $1,011 per county square foot against $840 to $857 below.
Data updated: September 2026 (Collier County Property Appraiser qualified resales January 1, 2022 to May 9, 2026, and 2026 preliminary roll; WCI Communities archived plan pages)
Plan | Where it is | Residences | Bedrooms and baths, WCI | County area | MLS area |
|---|---|---|---|---|---|
Older Residence 01 | x-01 side of buildings 4 to 7 | 12 | 3 bedrooms plus den, 3.5 baths | 2,917 | Not seen in the pull |
Smaller Residence 02 | x-02 side of buildings 4 to 7 | 12 | 2 bedrooms plus den, 3 baths | 2,539 | 2,767 |
2012 Residences 01 and 02 | Both sides of buildings 1, 2, 3 and 8 | 24 | 3 bedrooms plus den, 3.5 baths | 2,917 | 2,950 |
WCI’s original page opened with “breathtaking panoramic golf course views,” a wraparound loggia, volume ceilings and an owner’s suite with loggia access, 2,917 square feet, three bedrooms plus a den. Twelve residences use it. Both older-plan third floors that traded since 2022 set or neared the top: 7-301 at $2,900,000 in 2023 and 6-301 at $3,000,000 in 2026.
WCI sold it as “this two-bedroom, three-bath residence” with “dramatic views from three sides,” 2,539 square feet, two bedrooms plus a den. Listings often show three bedrooms and 2,767 square feet, the den counted and a different measurement. Its best qualified sale is $2,175,000 (April 2023), and its latest $1,800,000 (May 2026).
When WCI came out of bankruptcy it built buildings 1, 2, 3 and 8 to its later pair of plans, 2,930 and 2,950 air-conditioned square feet, both three bedrooms, a den and three and a half baths, the same plans it then built at Esperanza. The county carries all 24 at 2,917. Recent sales include 1-301 at $3,000,000 in 2023, 1-202 at $2,450,000 and 8-101 at $1,900,000 in 2026.
Floor, qualified resales since 2022 | Sales | Median price | Median per county sq ft | County 2026 value, larger plan |
|---|---|---|---|---|
First | 3 | $2,175,000 | $857 | $2,081,900 |
Second | 3 | $2,450,000 | $840 | $2,121,900 |
Third | 4 | $2,950,000 | $1,011 | $2,161,900 |
The samples are small, three or four sales a floor, so read the direction, not a precise rate. The direction is clear, and both records sit on the third floor.
A county-only analysis drops the $2,825,000 building 5 first-floor closing, which the county codes as not qualified even though it was an open-market MLS sale, and it may pull in the unqualified $2,400,000 deed for 5-202 recorded five weeks after the same residence sold at $1,975,000. Neither should set your number without an explanation beside it.
Price per square foot at Marquesa Royale is a floor, plan and outlook index more than a size measure, because the county carries 36 of 48 residences at the same 2,917 square feet. The twelve-month MLS median was $830.51, and qualified county resales since 2022 ran from $651 to $1,028 per county square foot.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled 18 Sep 2026; Collier County Property Appraiser qualified resales)
The county carries 2,917 and 2,539; WCI marketed 2,917, 2,539, 2,930 and 2,950; and the MLS uses 2,950 and 2,767. The MLS median of $830.51 is exactly the $2,450,000 building 1 sale divided by 2,950, which shows the MLS figure uses WCI’s area. On the 2012 buildings the county area reads per-foot prices about 1 percent high; on the smaller plan the MLS area reads them about 8 percent low.
Era | Buildings | Residences | Qualified resales since 2022 | Range |
|---|---|---|---|---|
2008 and 2009 | 4, 5, 6, 7 | 24 | 5 | $1,800,000 to $3,000,000 |
2012 | 1, 2, 3, 8 | 24 | 5 | $1,900,000 to $3,000,000 |
The county values the same plan identically in both eras, and no recorded sale set shows an era discount. What the era changes is the plan mix and the milestone year, not the price per foot on its own.
Place your residence among the recent sales by plan and floor, read off the price per county square foot of its closest matches, and multiply by your plan’s county area. That is a starting estimate, not a valuation, and the steps above adjust it for outlook, finish and the live competition.
Marquesa Royale values more than doubled from WCI’s 2012 prices, but the first-phase buyers of 2008 waited a decade. WCI’s first deeds in buildings 4 to 7 closed at a $1,054,750 median from 2008 to 2010 and its 2012 deeds in buildings 1, 2, 3 and 8 at $790,350; today’s 60-month resale median is $2,312,500.
Data updated: September 2026 (Collier County Property Appraiser sales file, WCI first deeds 2008 to 2013 and resales to May 9, 2026; WCI Communities archived plan pages 2011 and 2012)
Twenty of the 24 first-phase closings happened while WCI was in Chapter 11, between August 4, 2008 and September 3, 2009, at $725,000 to $1,323,600. The reorganized WCI then sold the 2012 buildings at $709,700 to $917,100, a median of $790,350, exactly in its April 2012 “from the $790s.” On the same size of three-bedroom plan, the 2012 buyers paid about 29 percent less.
Residence | Bought | Sold | Change |
|---|---|---|---|
1-301 | $845,900 from WCI, 2012 | $3,000,000, 2023 | +255% |
7-301 | $925,000 from WCI, 2009 | $2,900,000, 2023 | +214% |
8-101 | $822,800 from WCI, 2012 | $1,900,000, 2026 | +131% |
5-101 | $1,323,600 from WCI, 2008 | $2,825,000, 2026 | +113% |
6-301 | $1,995,000, 2021 | $3,000,000, 2026 | +50% |
4-301 | $1,286,000 from WCI, 2008 | $1,140,000, 2013 | minus 11% |
5-302 | $1,167,500 from WCI, 2008 | $1,100,000, 2018 | minus 6% |
Percentages are our arithmetic on recorded prices, before improvements, carrying costs and selling costs.
Year | Qualified sales | Median qualified sale | Median per county sq ft |
|---|---|---|---|
2017 | 5 | $1,200,000 | $414 |
2019 | 2 | $1,310,000 | $449 |
2020 | 2 | $1,401,900 | $515 |
2021 | 4 | $1,599,500 | $590 |
2022 | 0 | None | None |
2023 | 6 | $2,500,000 | $857 |
2024 and 2025 | 0 | None | None |
2026, to May 9 | 4 | $2,175,000 | $774 |
A gain measured from a 2012 WCI price and one measured from a 2008 WCI price describe different starting points on the same plan, about 29 percent apart. A gain measured from a 2023 purchase may be negative today. Only the dated comparison from your own purchase to your plan and floor’s 2026 sales is useful for your valuation.
An owner who bought before 2021 holds a large gain on paper, and its size now depends on floor and plan more than purchase year. An owner who bought in 2023 should compare the 2026 median of $2,175,000 with their own price before listing. The series also warns against anchoring on 2023: the 2026 sales came in at $1,800,000 to $3,000,000.
How long a Marquesa Royale residence takes to sell, and how close to asking, is the one pair of figures the September 18, 2026 Matrix pull did not break out for its five closings. Across Tiburón the twelve-month medians were 86 days and 93.84 percent of list, and the three Marquesa Royale listings had sat 100 to 287 days.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled 18 Sep 2026; the Matrix could not be re-pulled before this page was written, so no Marquesa Royale days-on-market or sale-to-list figure is published)
The pull recorded Marquesa Royale’s count, price range, median price and median price per foot. It did not record days on market or sale-to-list for those five closings, and we do not borrow Tiburón’s figures as if they were Marquesa Royale’s. What the county file does show is timing: all five recorded in fifteen weeks, after 27 months with no sale at all.
The three listings on September 18, 2026 asked 1.24 to 1.46 times their 2026 county values. The two asking above the $3,000,000 record had sat 240 and 287 days; the smaller-plan listing asking 1.24 times its county value had sat 100. At Marquesa Royale, as everywhere, the listings that ask past the record for their plan and floor are the ones that wait.
Condominium, same Matrix pull | 12-month closings | Actives, September 18, 2026 | Months of supply, our arithmetic |
|---|---|---|---|
Marquesa Royale at Tiburón | 5 | 3 | 7.2 |
Esperanza at Tiburón | 4 | 0 | None listed |
Ventanas at Tiburón | 4 | 3 | 9.0 |
Tiburón, all neighborhoods | 32 | 20 | 7.5 |
Marquesa Royale’s supply sits close to Tiburón’s, tighter than Ventanas’, while Esperanza had nothing listed. That rewards a residence priced to its plan’s recent sales and punishes one priced to the top asking number on the lane.
Price to the band your plan, floor and outlook can honestly reach, present the residence with its flood letter, parking assignment and association documents ready, and time the launch for the January-to-April season. Across Tiburón’s 32 closings, the January-to-May half sold at a median 81 days and the June-to-December half at 102.5, with sold-to-list nearly identical: season buys speed, not a higher percentage.
A Marquesa Royale buyer almost always compares Esperanza at Tiburón, the only other place in Tiburón with WCI’s 2012 plans. Esperanza trades about 12 to 14 percent lower per foot on recorded resales since 2022; Marquesa Royale answers with its own gated lane and pool, the half-mile to the clubhouse and a whole-condominium Zone X reading.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled 18 Sep 2026; Collier County Property Appraiser roll, tax years 2021 to 2026, and sales file; FEMA National Flood Hazard Layer, panel 12021C0194J effective 8 Feb 2024; Collier County milestone map)
Measure | Marquesa Royale at Tiburón | Esperanza at Tiburón (I and II) |
|---|---|---|
Residences and buildings | 48 in 8 | 90 in 15 |
Years built, county certificates | 2008 to 2009 and 2012 | 2013 to 2015 |
WCI list, April 2012 | $810,000 and $790,000 | $705,000 and $715,000 |
Qualified resales since 2022 | 10, median $2,475,000, $857 per county sq ft | 17, median $2,200,000, $751 per county sq ft |
Third floor since 2022, per county sq ft | $1,011 | $767 |
First floor since 2022, per county sq ft | $857 | $708 |
12-month MLS median per sq ft | $830.51 | $731.36 |
2026 preliminary county median value | $2,101,900 | $1,629,380 (I); $1,529,380 (II) |
Flood, panel 12021C0194J | All 8 buildings Zone X | 12 of 15 footprints touch Zone AH or AE |
Pool, lane and gate | Its own, 48 homes | Shared with Ventanas, 172 homes |
First milestone inspections | 2038 to 2042 | 2043 to 2045 |
Actives, September 18, 2026 | 3 | 0 |
A buyer should choose Marquesa Royale for the clubhouse and resort half a mile away, a private gated lane and pool for 48 households, one association below the master and a Zone X reading at every building. A buyer should choose Esperanza at Tiburón for newer buildings and the same plan for less per foot. Your valuation has to sit where an Esperanza shopper can say yes to Marquesa Royale’s setting.
By floor since 2022 the Marquesa Royale premium over Esperanza runs about 21 percent per foot on the first floor, 18 percent on the second and 32 percent on the third. In 2026 alone it narrowed to about 1 percent on price and 6 percent per foot, on four sales each. A top-floor valuation carries the strongest premium; a first-floor valuation should not assume the 2023 gap.
The 2026 preliminary roll values Marquesa Royale 29.0 percent above Esperanza I and 37.4 percent above Esperanza II, but in 2021 and 2023 it valued Marquesa Royale slightly below Esperanza I. The swing came from timing: Marquesa Royale had no sale in 2024 or 2025, so its value froze, while Esperanza’s was cut after first-floor sales. Value from the recorded resales.
A buyer who decides the Marquesa Royale premium is not worth it for the setting tours Ventanas at Tiburón, three five-storey mid-rises of 2002 at a twelve-month MLS median of $530.72 a foot, about 56 percent below Marquesa Royale’s $830.51. That gap is space, form and position, and it frames the top of the ladder your residence sits on.
Online estimates miss on Marquesa Royale residences because they see a county grid that values every building identically by plan and floor, a condominium that stopped trading for 27 months, and three different square footages, while the price actually turns on floor height, plan, outlook and finish that no automated model reads.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll and value history 2021 to 2026; Southwest Florida MLS Matrix, pulled 18 Sep 2026)
The 2026 preliminary roll values the larger plan at $2,081,900, $2,121,900 and $2,161,900 by floor and the smaller plan at $1,817,300, $1,857,300 and $1,897,300, identically in all eight buildings. Estimates that lean on assessed values inherit that flatness, while recorded sales put the third floor about 18 to 20 percent above the lower floors per foot.
With no sale in 2024 or 2025, the county carried the whole condominium at the same $98,676,000 for three rolls, 2024, 2025 and 2026 preliminary. The four qualified 2026 sales then closed from 0.91 to 1.39 times those values. A model trained on the roll cannot tell which end of that range your residence belongs at.
Forty-eight residences produce anywhere from zero to seven priced sales a year, and five MLS closings in twelve months is too few for a statistical model to separate plan, floor and finish. An automated figure at Marquesa Royale is mostly the county grid with a market factor on top.
An assessed just value is the county’s mass-appraisal figure for taxation, set as of January 1 from the year before. It does not distinguish a remodelled residence from an original one, a golf-lake outlook from a resort-edge one, or a third floor at record prices from a first floor below its county value. It is neither a price nor an appraisal.
Treat it as the number a buyer may have seen, not as your value. If it is low, your valuation should show why, with the same-plan, same-floor sales. If it is high, better to know before you list than after a season on the market beside two listings asking past the record.
A Marquesa Royale buyer prices in the condominium and master assessments, two one-time capital contributions at closing, the Pelican Marsh CDD line of $3,008.93 and the garbage line of $261.91 on the 2025 bill, and a tax bill that resets after purchase. Each of those shapes what a buyer will offer for your residence.
Data updated: September 2026 (Collier County Tax Collector 2025 bills; Collier County Property Appraiser roll, 2025 certified and 2026 preliminary; Pelican Marsh CDD fiscal 2026 budget and July 15, 2026 minutes; declaration amendment OR 6206, Page 1117; master amendment OR 6149, Page 45)
Neither association publishes its assessment, and the listing-entered fee figures in circulation disagree with each other, so we do not repeat them. The declaration fixes the split: every residence pays 1/48 of one budget that carries the lane, gate, pool, eight elevators and the building insurance. The estoppel certificates carry the binding figures for a specific residence.
The buyer pays a condominium Capital Contribution Assessment “currently equal to one quarterly assessment” (Section 19.1.1, OR 6206, Page 1117, 2023) and a master Capital Contribution Assessment of one quarter of the annual master assessment (OR 6149, Page 45, 2022). They do not reduce your net, but a buyer counts them in the cost of getting in.
Every residence carries the same $3,008.93 Pelican Marsh line on the 2025 bill: $1,725 of District operations for fiscal 2026 and about $1,284 of Series 2022 debt service, our arithmetic. The District Manager’s July 15, 2026 report puts the final bond payment in May 2031. A buyer who knows the debt part ends discounts it less.
The 2025 total bills ran from $11,571.93 to $23,821.41, with a $20,362.98 median, and the 2026 preliminary median ad valorem tax is $17,275.41 at 9.4020 mills. A buyer’s bill resets toward the purchase price, and a long-held homesteaded seller’s bill says little about it.
Section 720.401 of the Florida Statutes does not apply to associations regulated under Chapter 718, which the Marquesa Royale association is, while Tiburon Estates Homeowner’s Association is a Chapter 720 homeowners association. Your closing agent or attorney confirms how both regimes apply to your contract. This is information, not legal advice, and it does not change your number.
In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent, and the contract controls. A buyer includes that policy in their own cost of purchase at a $2,000,000-plus price, which is one more reason the buyer’s side of the ledger matters to what they will offer you.
The structural record supports a Marquesa Royale valuation: Collier County’s map lists all eight buildings as not due for their first milestone inspection until 2038 to 2042, and the association’s permits from January 2024 to July 2026 show life-safety work rather than a roof or concrete program. The unpublished reserve study is the open question a buyer will price.
Data updated: September 2026 (Collier County Milestone Map, queried 25 Sep 2026; Milestone Buildings by Year, January 2026; Collier County monthly building permit reports, January 2024 to July 2026)
Building | Address | Certificate of occupancy | First milestone inspection |
|---|---|---|---|
1 | 2555 Marquesa Royale Ln | December 13, 2012 | 2042 |
2 | 2551 Marquesa Royale Ln | November 20, 2012 | 2042 |
3 | 2547 Marquesa Royale Ln | May 31, 2012 | 2042 |
4 | 2543 Marquesa Royale Ln | December 4, 2008 | 2038 |
5 | 2538 Marquesa Royale Ln | August 1, 2008 | Not published here; the county’s year matches neither rule |
6 | 2542 Marquesa Royale Ln | December 3, 2008 | 2038 |
7 | 2546 Marquesa Royale Ln | June 18, 2009 | 2039 |
8 | 2550 Marquesa Royale Ln | December 21, 2012 | 2042 |
Each building has three habitable storeys, so the association’s first structural integrity reserve study was due by December 31, 2025, and for budgets adopted on or after December 31, 2024 its reserves cannot be waived. No Marquesa Royale study or reserve schedule is published. The study goes to your buyer in the resale package, and a careful buyer prices whatever it says.
Fire-alarm panels in six buildings in June 2025, about $48,100 declared in total, alarm communicators at all eight in 2024, three mechanical permits in 2025 and pool and gate meter work. No roof, window, concrete, structural or elevator permit appears in the 31 months read. Roof age and remaining life sit in the reserve study, not in any public record.
A residence whose file holds the reserve study or its summary, the budget, the insurance declarations and a clean estoppel is valued at the building’s level. Where an answer is missing, we tell you how buyers are likely to discount it, and which document would remove the discount.
The flood zone supports a Marquesa Royale valuation: FEMA’s 2012 Letter of Map Amendment removed the whole condominium from the high-risk zone, and all eight building points read Zone X on panel 12021C0194J, effective February 8, 2024. It is one evidence-backed reason, alongside location and the private amenities, for the premium over Esperanza.
Data updated: September 2026 (FEMA National Flood Hazard Layer, panel 12021C0194J effective 8 Feb 2024; FEMA preliminary panel 12021C0194K; LOMA 12-04-4196A, 17 May 2012; Collier County 2026 Flood Protection Newsletter)
All eight building points read Zone X, “Area of Minimal Flood Hazard.” Buildings 6, 7 and 8 sit wholly in the minimal-hazard zone; buildings 4 and 5 carry a thin 0.2 percent annual chance edge; buildings 1, 2 and 3 are Zone X at the building, beside a golf lake mapped Zone AE beyond the parcel line. The recorded parcel contains no high-risk zone.
FEMA’s preliminary panel 12021C0194K keeps every building point in Zone X, with small new AH edges touching the footprints of buildings 3 and 4. Lenders and insurers rate from the effective map until a new one takes effect, and a revised countywide map entered its appeal period on August 19, 2026.
The association insures the eight buildings, and each owner insures the interior and contents with an HO-6 policy, with any hurricane deductible assessed 48 ways. Collier County’s Class 5 Community Rating System rating gives a 25 percent discount on eligible NFIP premiums, including outside the high-risk zone. A heavily remodelled residence may approach Citizens’ $700,000 condominium-unit eligibility line.
Give buyers the FEMA letter, the building’s panel reading, the association’s insurance declarations and your HO-6 policy early. The owner maintains the windows here, so impact glass or permitted shutters documented for a wind-mitigation inspection lower a buyer’s quote. A buyer who can price wind and flood cover on day one discounts less for uncertainty.
The items that move a Marquesa Royale number before listing are the ones a buyer’s inspector, insurer and appraiser will price: the windows and shutters the owner maintains, approval letters for hard floors, the air conditioning’s age, presentation that shows the loggia outlook, and a document file that answers the square footage, parking and flood questions at once.
Under Section 6.2 of the declaration the owner maintains the windows, glass, screens and screened terraces, and shutters need the board’s consent under its specifications. Owners have pulled storm-protection permits declared at $34,092.99 to $37,890 since 2024. Permits and product approvals in the file are worth more to a buyer than a verbal assurance.
Hard-surface flooring needs the board’s prior written approval and an approved, inspected sound underlayment (Section 6.3.3; Rule B.13). If your residence has tile or wood above a neighbor, find the approval letter; a missing letter becomes a negotiation point.
The residence’s air-conditioning and heating equipment is the owner’s (Section 6.2.7), and owner mechanical permits at Marquesa Royale since 2024 were declared at $9,950 to $16,302. An original condenser will be priced as a credit; a recent permitted replacement counts in your favor.
The recorded sales say floor and plan explain most of the spread from $1,800,000 to $3,000,000. A kitchen or bath refresh aimed at the band your residence can reach usually pays; one aimed past it rarely does. Remodels of $150,000 to $255,000 are on the permit record, so buyers will compare your finish with those.
WCI sold these residences on the great room, the wraparound loggia and the outlook. Clearing the loggias and opening the view does more than new furniture. With more than a third of owners mailing tax bills outside Florida, many buyers want a residence ready to use, and furniture can convey on a separate inventory, although it rarely returns its full cost.
A free in-person Marquesa Royale at Tiburón valuation starts with a call to Jesse McGreevy at (239) 898-6072 or the valuation form on this page. Marc Comisar or Jesse walks the residence, checks the plan, floor, outlook, windows, flooring approvals and finish, and you receive a written opinion of value with the same-plan sales and a recommended list price.
The same-plan, same-floor MLS and recorded sales with dates and sources; the three live listings and Esperanza’s recent sales; the square footage each source uses; the cost stack, CDD line and tax reset your buyer will underwrite; your building’s flood and milestone record; a list of items that would move your number before listing; and a recommended price with a defensible range.
Use the valuation form on this page, request it on the McGreevy and Comisar valuation form, or call Jesse McGreevy direct at (239) 898-6072. Email [email protected]. There is no cost and no obligation to list. Few homes here come up for sale, so the next owner who sells should call us first.
If you decide to sell, our Marquesa Royale at Tiburón seller page sets out the marketing, negotiation, costs and disclosures. If you decide to wait, or to lease another season, the valuation tells you what to fix and when to list. Either way, the number is yours.
McGreevy and Comisar are a top-reviewed team on Google, and the quotes below are genuine five-star client reviews reproduced in each reviewer’s own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review
★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Ryan Mitchell, verified Google review
Marquesa Royale at Tiburón owners work directly with Jesse McGreevy and Marc Comisar, not a call center. Both have sold Southwest Florida real estate for more than twenty years, and for this page we matched all five Marquesa Royale MLS closings of the last twelve months to their deeds and traced every qualified resale back to WCI’s 2008 closings.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He started in Southwest Florida real estate in October 2004 and launched his own team in October 2008. He writes the valuations. Reach him at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He walks residences, meets contractors and inspectors, and handles showings through the lane’s own gate for owners who are out of state. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Read about the partnership on our about McGreevy and Comisar page.
These are the questions Marquesa Royale at Tiburón owners ask about value, answered from the Southwest Florida MLS Matrix pulled September 18, 2026, Collier County’s recorded sales and 2026 preliminary roll, the recorded condominium documents and FEMA’s map and letter, each with its window and source.
Recent sales ran from $1,800,000 to $3,000,000, with a twelve-month MLS median of $2,450,000 on five closings. Your plan, floor, building and condition place you in that range; the valuation form on this page gets you a written number.
Start from the recorded sales of your plan on your floor, then adjust for outlook, condition and the square footage source. An automated estimate cannot make those adjustments, which is why a written, sourced valuation is worth asking for.
Because they lean on a county grid that values every building identically by plan and floor and has not moved since 2024, and on too few sales to separate floor from finish. The 2026 sales closed from 0.91 to 1.39 times the county figures.
No. The 2026 preliminary roll runs from $1,817,300 to $2,161,900, with a $2,101,900 median, while the twelve-month sale median was $2,450,000. An assessment is a tax figure, not a price.
Five closed in the MLS from $1,800,000 to $3,000,000, median $2,450,000, total $11,975,000, in the twelve months to September 18, 2026, all between January 22 and May 9, 2026.
Because the county’s qualified windows hold four sales in 12 months, four in 24 and five in 36; 60 months is the first with ten or more. Its twelve resales carry a $2,312,500 median.
The twelve-month MLS median was $830.51 on the MLS area. Qualified county resales since 2022 ran from $651 to $1,028 per county square foot, with the third floor at a median $1,011.
Third-floor resales of the larger plans have sold for $2,900,000 to $3,000,000 whenever one has traded since 2023, and both records sit there. The third-floor smaller plan sold at $1,800,000 in May 2026.
Since 2022 the first floor sold at a $2,175,000 median and the second at $2,450,000 on three qualified sales each. The open-market $2,825,000 building 5 first-floor sale in January 2026 sits above that, and the $1,900,000 building 8 first-floor sale below it.
Its three qualified resales since 2022 sold for $1,975,000, $2,175,000 and $1,800,000. The county values it $264,600 below the larger plan on each floor.
Yes. Since 2022 the third floor has sold about 18 to 20 percent higher per county square foot than the floors below, while the county adds only $40,000 a floor.
The county says no, valuing every building alike. The market prices outlook: golf lake, main golf parcel or resort grounds. No recorded sale set isolates a building premium, so we price outlook on site.
Not on the record. The county values the same plan identically in both eras, and since 2022 each era has five qualified resales with nearly the same range. The era changes the plan mix and the milestone year.
Mixed. The qualified median ran $2,500,000 in 2023 and $2,175,000 in 2026 to May, with more first-floor and smaller-plan sales in the 2026 mix, and the 2026 set still included a $3,000,000 record-tying sale.
The record shows no priced deed at all from October 27, 2023 to January 21, 2026. It shows no reason. Then five residences closed in fifteen weeks.
Residence 1-301 went from $845,900 new in 2012 to $3,000,000 in 2023, and 5-101 from $1,323,600 new in 2008 to $2,825,000 in 2026. Some 2008 buyers who sold between 2010 and 2018 took a loss.
Three on September 18, 2026: two third-floor 2012-plan residences in building 1 at $3,150,000 and $3,050,000, and a third-floor smaller plan in building 4 at $2,350,000, at 240, 287 and 100 days.
The Matrix pull did not break out days on market for its five closings. Across Tiburón the twelve-month median was 86 days, and plan on a season plus the board’s approval period.
Not published here: the pull did not break it out for Marquesa Royale’s five closings. Tiburón’s twelve-month median was 93.84 percent, which we give only as context.
For a residence priced to its plan and floor’s 2026 sales and presented with its documents, yes: five sold in twelve months. For a residence priced past the $3,000,000 record, the two building 1 listings at 240 and 287 days are the answer.
Qualified resales since 2022 run about 12.5 percent higher on price and 14.1 percent per square foot at Marquesa Royale, and about 32 percent per foot on third floors. In 2026 alone the gap narrowed to about 1 percent on price.
Timing. No Marquesa Royale residence sold in 2024 or 2025, so the county held its values flat, while it cut Esperanza’s by 16 to 17 percent. The market gap is about 12 to 14 percent per foot.
It removes a cost and a question. FEMA’s LOMA 12-04-4196A removed the whole condominium in 2012, and every building reads Zone X on panel 12021C0194J, effective February 8, 2024. Most Esperanza footprints touch Zone AH or AE.
WCI priced it that way in 2012, listing Marquesa Royale 10 to 15 percent above Esperanza for the setting, and recorded resales have held a premium since. The trade is that 48 owners carry those amenities alone.
It shapes what a buyer can pay. No association publishes its assessment, so the estoppel carries the binding figure, and every residence pays an equal 1/48 share whatever its plan.
It affects what a buyer budgets. The $3,008.93 Pelican Marsh line on the 2025 bill includes about $1,284 of bond debt that ends after the May 2031 payment, which a buyer should know.
The recorded documents put both on the buyer: one quarterly condominium assessment and one quarter of the annual master assessment, each on its estoppel. The contract can shift them.
The 2025 total bills ran from $11,571.93 to $23,821.41, with a $20,362.98 median. A buyer’s bill resets after purchase toward the price paid.
A valuation first. It prices your residence against the market a buyer will see; an appraisal is a lender’s opinion for a specific loan, ordered by your buyer’s lender.
If the price sits inside the plan and floor’s recent sales, it usually can. We hand the appraiser the matched sales with their square footage source, the FEMA letter and the declaration pages for your stack.
Weigh the recorded limits: 30 days minimum, one year maximum, four rentals a calendar year, board approval of each and no tenant pets. We run both scenarios with you.
Usually, when it is aimed at the band your plan and floor can reach, permitted, and backed by the board’s approval for any hard flooring. Remodels of $150,000 to $255,000 since 2024 set the finish buyers now compare.
Request a written valuation with the form on this page, gather the FEMA letter, your parking assignment and the association’s documents, and call Jesse McGreevy at (239) 898-6072.
Every Marquesa Royale at Tiburón figure on this page traces to a primary source below, listed as of September 30, 2026: recorded Collier County instruments, the Pelican Marsh CDD, Collier County and state records, FEMA and other federal agencies, WCI’s archived developer pages and the Southwest Florida MLS. No listing portal or competing brokerage is cited.
Every row below links the authority that publishes the document, so a Marquesa Royale at Tiburón owner always opens the official, current copy. Clerk images are non-certified copies of recorded instruments, FEMA’s letter comes from its Map Service Center, and county and District files come from their own sites. We host nothing ourselves.
Document | What it proves for a Marquesa Royale valuation | Official authority |
|---|---|---|
Declaration of Condominium, OR 4383, Page 1538 | The plans, the equal 1/48 share, the owner’s window and air-conditioning duties, the flooring rule | |
Fourth Amendment, OR 4740, Page 913 | The condominium land described as Tract A of the plat | |
Capital contribution amendment, OR 6206, Page 1117 | The buyer’s one-time condominium charge | |
Master capital contribution amendment, OR 6149, Page 45 | The buyer’s one-time master charge | |
Letter of Map Amendment 12-04-4196A | The whole condominium outside the high-risk flood zone | |
Milestone Buildings by Year, January 2026 | Each building’s certificate of occupancy date | |
Ordinance 2023-41, milestone inspections | The county’s 25-year and 30-year schedule | |
2026 Flood Protection Newsletter | The effective map date and the Class 5 CRS discount | |
Pelican Marsh CDD fiscal 2026 adopted budget | The $1,725 operations line a buyer carries | |
Pelican Marsh CDD, July 15, 2026 minutes | The May 2031 final bond payment | |
NFIP Residential Condominium Building Association Policy | How an association flood policy works | |
Florida Statutes 718.503, disclosure prior to sale | What a buyer receives, including the reserve study and milestone summary |
McGreevy and Comisar value and sell homes across Southwest Florida from an office in Bonita Springs, and Marquesa Royale at Tiburón sits inside the North Naples golf-community market they work every week. A valuation costs nothing, commits you to nothing, and gives you the one number that decides a sale on a lane where five residences sold in a year.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Request your valuation with the form on this page, return to the valuation form section, or call Jesse direct. Video walkthroughs and market updates are on McGreevy and Comisar on YouTube, and the team keeps a company page at McGreevy and Comisar on LinkedIn.
Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Nothing on this page is legal, tax or insurance advice, and a valuation is an opinion of value, not an appraisal.
Market data from Southwest Florida MLS Matrix, pulled September 18, 2026, and from the Collier County Property Appraiser public roll, 2026 preliminary. Brokered by Domain Realty.