Updated September 2026
Ten recorded Marsala sales in three years ran from $2,550,000 to $4,950,000. We value your home from the sales that fit its lot and house, its roof and flood record and the cost stack 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 Marsala at Tiburón home has recently been worth between about $2,550,000 and $4,950,000, depending on lot, house, build and condition. Collier County recorded ten qualified Marsala sales in the 36 months to August 2026 at a $3,187,500 median, and the Southwest Florida MLS counts five closings from $2,800,000 to $4,000,000 in the year to September 18, 2026.
Every Marsala lot backs onto the same golf parcel, but no two Marsala homes price alike, so what yours is worth comes down to its lot, what lies behind it, its plan and storey count, its build and its condition. The declaration, the water lots, the three FEMA letters and the missing district line are covered in full on our Marsala at Tiburón guide, and the wider community on our Tiburón community guide. This page is about the number, and how we arrive at it for your home. If you are ready to sell, read how we sell Marsala at Tiburón homes; if you are buying, read our Marsala at Tiburón buyer guide.
Data updated: September 2026 (Southwest Florida MLS Matrix, Tiburón development, closed September 18, 2025 to September 18, 2026 and actives, pulled September 18, 2026; Collier County Property Appraiser 2026 preliminary roll and sales file dated August 29, 2026)
Five MLS closings in the twelve months to September 18, 2026 ran $2,800,000 to $4,000,000; seven county-qualified sales in 24 months carried a $3,095,000 median; and ten in 36 months, the first window with ten or more, a $3,187,500 median. The record is $4,950,000, set in May 2025. If you are still choosing who should value your home, our guide to the best real estate agents in Naples sets the teams side by side on the public record.
A median of $3,187,500 describes the neighborhood, not your home. In the same 36 months a one-storey home on a golf-edge lot at 14471 Marsala Way closed at $2,550,000 and a 2018 custom home on a 0.77-acre cul-de-sac lot at 14451 closed at $4,950,000. Lot size, frontage, storeys, build and condition separate them, and a two-storey Estrella is a different product from a Palacio next door.
We use the recorded Marsala sales that fit your lot and house, the repeat sales that hold a house constant, the two live listings, the county’s 2026 roll read correctly, your permit history, your lot’s FEMA letter, 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 lot number and your timeline, and Jesse follows up with a written opinion of value. You can also call Jesse McGreevy direct at (239) 898-6072. Buying instead? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
McGreevy and Comisar should value your Marsala at Tiburón home because the valuation is built from every qualified Marsala sale back to 2008, the lot’s FEMA record, the permit history and the recorded declaration, by two partners who are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.
Those are career numbers across Lee and Collier County, not a claim about one street. We publish no McGreevy and Comisar sales count for Marsala or for Tiburón; we publish the neighborhood’s whole record instead.
Jesse McGreevy writes it, from the MLS, the county record and your home’s own documents, and Marc Comisar walks the home when an in-person look will change the number. Nobody hands your valuation to an assistant or a software template. Reach Jesse at (239) 898-6072.
The county cut Marsala’s median just value 8.6 percent for 2026 while recorded prices held near their highs, and the one Marsala home to resell after the 2023 run-up, 14419 Marsala Way, closed about 1.6 percent below its 2023 price. When the roll and the sales point in different directions, a number built on the right sales is worth more than it was in 2022.
This valuation page gives you the number. Our seller page, how we sell Marsala at Tiburón homes, covers marketing without a sign, negotiation, costs and disclosure. Owners elsewhere in the community should start with the Tiburón home valuation page, because condominiums, coach homes and detached homes inside the district price very differently, and our guide to selling a Tiburón home covers the whole community.
Marsala at Tiburón values in one list: what the homes and lots are, what they sold for in the last twelve and thirty-six months, the record, what the county says and why it differs, how far prices have come since WCI, how much is for sale, and the tax line Marsala does not carry.
A Marsala at Tiburón home is valued by starting from the recorded Marsala sales of similar lots and houses, then adjusting for lot size and frontage, plan and storeys, build and grade, roof and openings, the flood file, condition and time, and finally testing the number against the homes a buyer tours that week.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 18, 2026; Collier County Property Appraiser 2026 preliminary roll and sales file dated August 29, 2026)
Marsala addresses follow the lot numbers: Lots 1 to 26 carry even numbers from 14520 down to 14394, and Lots 27 to 56 odd numbers from 14395 up to 14521. The recorded Developer Guidelines make Lots 4 to 41 water lots and the rest non-water lots, and the county roll gives the acreage. The lot sets the starting comparable before anything else.
A one-storey WCI home on a standard water lot starts from sales like 14472 at $3,500,000 and 14500 at $3,095,000; one on a golf-edge lot from 14495 and 14501 at $2,800,000 and 14471 at $2,550,000. A larger custom home on a big lot starts from 14459 at $3,950,000 and the record at $4,950,000.
WCI’s four plans ran 3,407 air-conditioned square feet for the Palacio, 3,526 for the Treviso, 3,822 for the Cortez and 4,412 for the two-storey Estrella. About half the homes are custom. We confirm the plan from the permit or listing history and measure the living area, because the county’s base area misses most of a second floor.
The county grades 35 homes at quality 4, 20 at quality 5 and one at quality 6, and Marsala’s homes date from 2007 to 2020. A later, higher-grade custom home sits in a different band from a 2012 production home, though a well-renovated production home can outsell a tired custom one.
Kitchens, baths, flooring, the pool and cage, the air conditioning and the lanai separate a $2,800,000 golf-edge sale from a $3,500,000 water-lot sale as much as the lot does. We grade finish against the homes that actually sold, not against a brochure.
No Marsala home pulled a roof permit from January 2024 to July 2026, so a documented newer roof stands out, and impact openings, a permitted generator and a current wind-mitigation report all lower a buyer’s premium. Each is worth more to a buyer than its cost suggests, because it answers an insurer’s question.
Which effective panel the lot sits on, which of the three 2013 FEMA letters names it, and whether the county holds an elevation certificate for the home all shape the buyer’s flood cost. Six homes with mapped Zone AH under the footprint and no letter carry a likely lender requirement a buyer will price.
A Marsala buyer carries no Pelican Marsh CDD line, against $2,752.71 to $4,560.91 of non-ad valorem charges on most homes in Escada, Serafina and Norman Estates in 2025. A buyer who sees that early values it; one who never hears it does not.
Marsala’s qualified-sale median ran $1,762,500 in 2020 to 2022 and $3,187,500 in 2023 to 2026, and the top has leveled since 2023. A 2020 or 2021 sale is not a 2026 comparable without a time adjustment, and the 2023 run-up is a ceiling, not a floor.
On September 18, 2026 the MLS showed two Marsala listings, 14484 at $3,675,000 after six days and 14516 at $2,795,000 after 142 days. Your number has to make sense to a buyer standing in both, and in the Serafina and Norman Estates homes they will see that week.
Marsala homes sold five times in the twelve months to September 18, 2026, from $2,800,000 to $4,000,000, for $17,345,000 in total. Each of the five matches a recorded Collier County deed at the same price, and the county sales file dated August 29, 2026 carries the same five houses, so the MLS count is complete.
Data updated: September 2026 (Southwest Florida MLS Matrix, closed September 18, 2025 to September 18, 2026, pulled September 18, 2026; Collier County recorded deeds and sales file dated August 29, 2026)
Recorded | Address | Lot and setting | Year built | Sale price | County 2026 preliminary just value | Sale above county value |
|---|---|---|---|---|---|---|
September 24, 2025 | 14472 Marsala Way | 12, water lot | 2012 | $3,500,000 | $2,327,744 | 50% |
December 12, 2025 | 14500 Marsala Way | 5, water lot | 2012 | $3,095,000 | $2,128,741 | 45% |
June 23, 2026 | 14459 Marsala Way | 42, non-water lot, 0.56 acre | 2013 | $3,950,000 | $2,853,523 | 38% |
June 28, 2026 | 14495 Marsala Way | 51, non-water lot | 2013 | $2,800,000 | $2,057,770 | 36% |
July 2, 2026 | 14419 Marsala Way | 32, water lot | 2014 | $4,000,000 | $2,569,445 | 56% |
Window: the 12 months to September 18, 2026. Five sales are fewer than ten, so we list them rather than lean on their median. The percentages are our arithmetic. The July 2026 deed was recorded after the county’s newest qualification date; we count it because the MLS records it as a closed arm’s-length sale at the same price.
Three of the five closed at $3,500,000 or more, and the $4,000,000 sale was the highest closing anywhere in Tiburón in the window. On listing-entered living area, 14495 closed at about $822 a square foot, 14419 at about $828 and 14459 at about $766 (our arithmetic), and the MLS median across the five was $809.79.
The Tiburón community recorded 32 closings in the same twelve months at a $1,850,000 median and $697.70 a square foot, with 20 listings active on September 18, 2026. That figure mixes condominiums, coach homes and detached homes. The Marsala sales above are the ones that apply to your home.
Marsala homes sold ten times in the 36 months to August 2026 on the Collier County record, at a $3,187,500 median and a range of $2,550,000 to $4,950,000, every one a resale. That is the first window with ten or more sales, so it is the headline figure for a Marsala valuation.
Data updated: September 2026 (Collier County Property Appraiser sales file dated August 29, 2026, DOR-qualified improved sales, September 2023 to August 2026)
Recorded | Address | Lot and setting | Year built | Sale price |
|---|---|---|---|---|
November 9, 2023 | 14426 Marsala Way | 18, water lot, largest lake | 2013 | $3,175,000 |
December 8, 2023 | 14517 Marsala Way | 55, non-water lot, the Cortez | 2014 | $3,200,000 |
March 7, 2024 | 14468 Marsala Way | 13, water lot | 2012 | $3,200,000 |
December 27, 2024 | 14471 Marsala Way | 45, non-water lot | 2011 | $2,550,000 |
May 13, 2025 | 14451 Marsala Way | 40, water lot, 0.77 acre | 2018 | $4,950,000 |
August 21, 2025 | 14501 Marsala Way | 52, non-water lot | 2013 | $2,800,000 |
September 24, 2025 | 14472 Marsala Way | 12, water lot | 2012 | $3,500,000 |
December 12, 2025 | 14500 Marsala Way | 5, water lot | 2012 | $3,095,000 |
June 23, 2026 | 14459 Marsala Way | 42, non-water lot | 2013 | $3,950,000 |
June 28, 2026 | 14495 Marsala Way | 51, non-water lot | 2013 | $2,800,000 |
The median is the mean of the middle pair, $3,175,000 and $3,200,000.
Window | Sales | Median | Range |
|---|---|---|---|
12 months, MLS, to September 18, 2026 | 5 | Listed individually | $2,800,000 to $4,000,000 |
24 months, county, September 2024 to August 2026 | 7 | $3,095,000 | $2,550,000 to $4,950,000 |
36 months, county, September 2023 to August 2026 | 10 | $3,187,500 | $2,550,000 to $4,950,000 |
The five water-lot sales in the 36-month window carry a $3,200,000 median and the five non-water sales $2,800,000 (our arithmetic). Five a side is too few to price a lake view as a number, and the two highest sales split one each way, but the direction is the one we would expect.
$4,950,000 for 14451 Marsala Way, Lot 40, recorded May 13, 2025 (OR 6470, Page 3491): a 2018 custom home, Marsala’s largest county base area at 4,651 square feet, the only home at county quality 6, on a 0.77-acre cul-de-sac lot bought vacant for $527,000 in 2013. It is not a typical Marsala house, and a WCI plan home on a standard lot should not be valued from it.
Marsala homes are worth most on the seven big cul-de-sac lots and on water lots with larger, later houses, and least on standard golf-edge lots with original one-storey homes, on the record. Water-lot sales in the 36-month window carried a $3,200,000 median against $2,800,000 for golf-edge lots, and the record sits on a 0.77-acre cul-de-sac lot.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll and sales file dated August 29, 2026; recorded Developer Guidelines; WCI Communities pages archived 2013 and 2014)
Lots | Where | What lies behind the homes |
|---|---|---|
1 to 3 | Entry, north side | Wooded golf land; no water |
4 to 11 | Entry road, east side | A long lake, with a par-3 across the water |
12 to 15 | The bend | Lake edge |
16 to 24 | East branch, north side | The largest lake |
25 to 28 | East cul-de-sac | Lake and fairway; the four largest lots, 0.85 to 0.89 acre |
29 to 37 | East branch, south side | A lake, with golf beyond |
38 to 41 | Southwest cul-de-sac | Lake and fairway; 0.50 to 0.77 acre |
42 to 53 | Entry road, west side | A long par-5 fairway directly behind; no lake |
54 to 56 | Entry, west side | Near a tee and a small pond |
Lot classes come from the recorded Developer Guidelines; acreage from the county roll. Frontage is not the same as view: lake width, planting and orientation decide what a buyer sees from a specific lanai.
Lots 4 to 41, 38 in all, back onto open water, and they carry the larger rear setbacks: 25 feet for the house and 20 feet for a pool, deck or enclosure. The water-lot sales of the last three years, $3,095,000 to $4,950,000, carry a higher median than the golf-edge sales, although the top golf-edge sale beat four of the five water-lot sales.
Lots 1 to 3 and 42 to 56 back onto a fairway or a wooded golf edge, with 20-foot and 10-foot rear setbacks. Their sales in the window ran $2,550,000 to $3,950,000, the top one a larger home on a 0.56-acre lot. A golf-edge home is not a lesser home, but it trades in a lower band on the evidence.
Lots 25 to 28, 0.85 to 0.89 acre, and Lots 39 to 41, 0.69 to 0.77 acre, are the only Marsala lots of 0.69 acre or more. The median lot is 0.37 acre. The record sale sits on one of them, and the highest county land value, $1,493,805, belongs to Lot 27. An owner of one of the seven should be valued on the big-lot evidence, not the neighborhood median.
WCI plan | Air-conditioned area | Bedrooms and baths as WCI listed them | Garage | Priced from, May 2013 |
|---|---|---|---|---|
Palacio | 3,407 sq ft | 3 bedrooms + den / 3.5 baths | 3-car | $868,000 |
Treviso | 3,526 sq ft | 4 bedrooms + den / 3.5 baths | 3-car, split | $881,000 |
Cortez | 3,822 sq ft | 4 bedrooms + den / 4 baths | 3-car | $920,000 |
Estrella, two-storey | 4,412 sq ft | 4 bedrooms + den / 5 baths | 3-car | $1,001,000 |
WCI built about 29 of the 56 homes from 2011 to 2014. Three are tied to a plan by WCI’s own pages: 14394 and 14491 Marsala Way were Estrellas and 14517 a Cortez.
About half of Marsala was built by other builders or owners on lots bought from 2006 to 2013, from the 2007 houses on Lots 3 and 35 to the 2018 house on Lot 40 and the 2020 house on Lot 36. Most carry the county’s higher quality grades, and each is valued on its own measured size and finish rather than on a plan.
Price per square foot at Marsala depends on which square footage sits underneath it, because the county’s base area matches living area on one-storey homes but captures only the ground floor of two-storey homes. On MLS living area, the twelve-month Marsala median was $809.79, about 16 percent above Tiburón’s $697.70.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 18, 2026; Collier County Property Appraiser 2026 preliminary roll; WCI Communities plan pages)
Home | Living area (source) | County base area | County total adjusted area |
|---|---|---|---|
14516 Marsala Way, Lot 2 | 3,099 sq ft (MLS) | 3,099 sq ft | 3,891 sq ft |
14495 Marsala Way, Lot 51, Palacio | 3,407 sq ft (MLS) | 3,366 sq ft | 4,178 sq ft |
14517 Marsala Way, Lot 55, Cortez | 3,822 sq ft a/c (WCI) | 3,903 sq ft | 4,705 sq ft |
14394 Marsala Way, Lot 26, Estrella | 4,412 sq ft a/c (WCI) | 3,111 sq ft | 5,007 sq ft |
14491 Marsala Way, Lot 50, Estrella | 4,412 sq ft a/c (WCI) | 3,155 sq ft | 5,023 sq ft |
14484 Marsala Way, Lot 9 | 4,471 sq ft (MLS) | 3,178 sq ft | 5,113 sq ft |
14472 Marsala Way’s $3,500,000 sale works out to $1,128 a square foot of county base area and $700 a square foot of county total adjusted area (our arithmetic). Neither is a living-area figure. We quote per-foot numbers only on measured living area, labelled, and never set a county per-foot figure beside a listing figure.
Take your measured living area, not the county’s, and place your home among the recent sales by lot and storeys. Multiply by the per-foot figure of its closest matches. That is a starting estimate, not a valuation, and the steps above adjust it for what the sales cannot show.
Marsala values roughly tripled from their new-home prices. WCI and the first builders sold finished homes from 2008 to 2014 at $808,000 to $1,350,000, the qualified-sale median ran $1,027,900 in the 2011 to 2014 era, and the 2023 to 2026 median is $3,187,500, with most of the rise between 2020 and 2023.
Data updated: September 2026 (Collier County Property Appraiser sales file dated August 29, 2026, 69 DOR-qualified improved sales since 2008; WCI Communities pages archived 2013 and 2014)
Marsala began as a lot market that collapsed. Qualified vacant-lot sales ran $480,200 in January 2007 and $540,000 in June 2008; from October 2009 to October 2010, 21 lots sold for $95,000 to $210,000; and by 2012 and 2013 lots were selling for $275,000 to $527,000. The land under a Marsala home now carries a median county land value of $1,206,910.
In May 2013 WCI listed its four plans from $868,000 to $1,001,000. Finished homes with lots and options priced higher: an Estrella at 14394 Marsala Way recorded at $1,202,000 in August 2013 and a Cortez at 14517 at $1,190,600 in May 2014. The 32 first sales of new Marsala homes, 2008 to 2014, carried a $1,020,650 median.
Period | Qualified sales | Median | Range |
|---|---|---|---|
2008 | 2 | $1,343,700 | $1,343,600 to $1,343,800 |
2011 to 2014 | 33 | $1,027,900 | $808,000 to $1,450,000 |
2015 to 2019 | 12 | $1,274,500 | $1,027,000 to $1,450,000 |
2020 to 2022 | 10 | $1,762,500 | $1,175,000 to $2,750,000 |
2023 to 2026 | 12 | $3,187,500 | $2,550,000 to $4,950,000 |
Address and lot | First recorded sale | Latest recorded sale | Multiple |
|---|---|---|---|
14472 Marsala Way, Lot 12 | $1,047,200 new, 2012 | $3,500,000, 2025 | 3.34 times |
14500 Marsala Way, Lot 5 | $930,000 new, 2012 | $3,095,000, 2025 | 3.33 times |
14426 Marsala Way, Lot 18 | $981,400 new, 2013 | $3,175,000, 2023 | 3.24 times |
14471 Marsala Way, Lot 45 | $815,000 new, 2012 | $2,550,000, 2024 | 3.13 times |
14495 Marsala Way, Lot 51 | $936,500 new, 2013 | $2,800,000, 2026 | 2.99 times |
14517 Marsala Way, Lot 55 | $1,190,600 new, 2014 | $3,200,000, 2023 | 2.69 times |
14501 Marsala Way, Lot 52 | $1,065,500 new, 2013 | $2,800,000, 2025 | 2.63 times |
14419 Marsala Way, Lot 32 | $4,065,000, 2023 | $4,000,000, 2026 | 0.98 times |
Multiples are our arithmetic from the Collier County sales file.
How long a Marsala home takes to sell, and how close to asking, is the one figure the September 18, 2026 Matrix pull did not break out for Marsala. Tiburón’s 32 closings of the prior year ran a median 86 days on market and 93.84 percent of list; the two Marsala listings stood at 6 and 142 days.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 18, 2026; Marsala days on market and sale-to-list not broken out, so the community figures are shown)
The pull gave Marsala’s closing count, prices and median price per square foot. It did not give Marsala’s days on market or sale-to-list ratio, so we state neither, rather than estimate them. Your written valuation carries them from a fresh pull when we prepare it.
Two Marsala listings against five closings in twelve months is about 4.8 months of supply; at the three-year county pace of ten sales in 36 months it is about 7.2 months (our arithmetic). Tiburón as a whole carried about 7.5 months. Marsala is tighter than its community, but not fast.
Of Tiburón’s 32 closings in the year to September 18, 2026, 16 fell in January to May and 16 in June to December; median days on market was 81 against 102.5, while the median sold-to-list ratio was 93.70 against 93.88 percent. Season buys speed, not price.
Price to the band your lot and house can honestly reach, present the home with its roof, flood and permit documents ready, and launch before the January buyers arrive. In a market with ten sales in three years, the right price at launch usually nets more than a high price followed by reductions.
A Marsala buyer at the top of the detached market almost always weighs Escada at Tiburón, the only Tiburón neighborhood priced above it. Escada trades far higher on land and custom construction; Marsala answers with newer homes, no district line, seasonal leasing, no buyer approval and a gate of its own.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll and sales file dated August 29, 2026; Southwest Florida MLS Matrix, pulled September 18, 2026; Collier County Tax Collector 2025 bills; FEMA National Flood Hazard Layer, read September 2026)
Measure | Marsala at Tiburón | Escada at Tiburón |
|---|---|---|
Homes | 56 | 31 on 32 platted lots |
Years built, county roll | 2007 to 2020, median 2013 | 2002 to 2021, median 2008 |
Median lot | 0.37 acre | 0.62 acre |
County quality grade | Mostly 4 and 5; one at 6 | All at 6 |
Median county base area, county label | 3,510 sq ft | 4,998 sq ft |
2026 county median just value | $2,166,654, down 8.6% | $5,331,624, up 27.4% |
County-qualified sales, Sep 2023 to Aug 2026 | 10, median $3,187,500 | 4, median $5,995,000 |
12-month MLS closings to September 18, 2026 | 5 | 0 |
Recorded record sale | $4,950,000 | $8,000,000 |
District line, 2025 bill | None | $4,299.00 on Lot 1 |
Median 2026 preliminary ad valorem tax | $17,700 | $41,220 |
Buyer approval | None | Board approval of every sale |
Leasing | 30-day minimum, up to 3 in 12 months | One a year, one-year term |
Flood map | 49 of 56 address points Zone AH on panels 12021C0401H (May 16, 2012) and 12021C0194J and 12021C0382J (February 8, 2024); 47 lots lettered in 2013 | All 31 homes Zone X on panel 12021C0194J (February 8, 2024) |
A buyer should choose Marsala for a newer home behind its own gate, no district line, the right to lease by the season and no buyer approval, at well under half Escada’s county value. A buyer should choose Escada at Tiburón for land, custom construction and Zone X on every home. Your valuation has to sit where an Escada shopper can say yes to Marsala’s newer house and lower carrying cost.
They barely do. Marsala’s record, $4,950,000, sits below Escada’s lowest sale of the window, $5,250,000. Only a larger, later Marsala home on one of the seven big lots competes with Escada directly, and it has to be the best house of its kind to hold that price.
Below Marsala, Serafina at Tiburón recorded four qualified sales in the same 36 months at a $3,062,500 median on 0.18-acre median lots, and Norman Estates four at $2,762,500 on 0.20-acre lots, both carrying the district line. They bound a Marsala price from below rather than set it.
Online estimates miss on Marsala homes because they lean on a county roll that fell 8.6 percent for 2026 while sales held near their highs, on county square footage that misses the upper floor of two-storey homes, and on records that cannot tell a lake lot from a fairway lot or a new roof from an original one.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll; Southwest Florida MLS Matrix, pulled September 18, 2026)
The median Marsala just value peaked at $2,569,949 on the 2024 roll and fell to $2,166,654 on the 2026 preliminary roll, with 50 of 56 homes lower, by as much as 34.6 percent. In the same period recorded sales rose. An estimate that leans on assessed values inherits that drop.
On two-storey Marsala homes the county’s base area captures only about 71 to 79 percent of living area, and its total adjusted area runs 8 to 26 percent above living area on every home. A model that divides by the wrong figure produces a per-foot number that looks either far too high or far too low.
A model cannot see the lake behind a water lot, the fairway behind a golf-edge lot, a renovated kitchen, a permitted generator, impact glass, a roof’s true age, or the FEMA letter on a specific lot. At Marsala those are the price.
An assessed just value is the county’s mass-appraisal figure for taxation, set as of January 1. It does not distinguish a renovated home from an original one, and in 2026 it moved Marsala and Escada in opposite directions while both kept selling. 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 Marsala sales that fit your home. If it is high, better to know before you list than after a season on the market.
A Marsala at Tiburón buyer prices in the Marsala association’s quarterly assessment, the Tiburon Estates master assessment, a one-time $3,000 resale capital assessment, the master association’s one-time contribution, a Collier County tax bill that resets after purchase and a private-market insurance policy, but no Pelican Marsh CDD line.
Data updated: September 2026 (Marsala association 2025 compiled financial statements dated February 16, 2026; 2024 reserve study dated September 30, 2024; recorded declaration and amendments; Collier County Property Appraiser 2025 certified and 2026 preliminary roll; Collier County Tax Collector 2025 bills)
The association’s 2025 compiled financial statements put its 2025 operating budget for member dues at $124,068, and the 2024 reserve study planned a 2025 reserve contribution of about $37,600. Every home pays an equal share, billed quarterly. The documents state no per-home figure; the estoppel certificate states the current one for your home.
Every Marsala owner is a member of Tiburon Estates, Tiburón’s master association, which bills quarterly and separately, and whose dues include bulk basic cable. The master association does not publish its assessment; the figure appears on the master estoppel certificate.
Section 7.13 of the declaration (OR 6199, Page 2562) levies $3,000 on the buyer at closing unless the contract says otherwise, and the master association’s 2022 amendment (OR 6149, Page 45) adds a one-time contribution equal to a quarter of its annual assessment. Neither reduces your net unless you agree to pay it, but a buyer counts both in the cost of getting in.
Every Marsala home carried a single non-ad valorem charge on the 2025 certified roll, the county’s $261.91 garbage charge, because Section III of the declaration places Marsala outside the Pelican Marsh CDD. Most homes in Escada, Serafina and Norman Estates carried $2,752.71 to $4,560.91. That difference, about $2,500 to $4,300 a year on our arithmetic, is value a buyer should credit.
The 2025 certified median Marsala tax bill was $14,862.45, and 75.0 percent of homes are homesteaded, so most sellers’ bills are held down by Save Our Homes. A buyer’s bill resets from the price: at the 36-month median of $3,187,500 and the 2026 preliminary rate of 9.4020 mills, the full rate is about $29,970 a year before any exemption (our arithmetic).
Citizens Property Insurance will not write a dwelling with a replacement cost of $700,000 or more in Collier County under Section 627.351, so a Marsala buyer shops the private or surplus market. Roof age, opening protection and the hurricane deductible drive that premium, and a buyer who cannot get a clean quote discounts the offer.
Section 720.401 of the Florida Statutes requires the seller to give the buyer the association disclosure summary before the contract is signed; if it is not given first, the buyer may void the contract within 3 days after receiving it or before closing. For Marsala it should list no CDD assessment. This is information, not legal advice, and it does not change your number.
The permit and insurance record moves a Marsala valuation through the buyer’s insurance quote: Collier County lists 71 permits at 30 of the 56 homes from January 2024 to July 2026, mostly air conditioning and standby generators, and not one roof permit, so most roofs are original tile from the 2011 to 2015 build.
Data updated: September 2026 (Collier County Growth Management monthly building permit reports, January 2024 to July 2026; Florida Statutes 627.351, 627.701, 553.899 and 718.112)
Thirty mechanical permits for air conditioning, eight gas and six electrical permits mostly for standby generators at about ten homes, six building permits for alterations or remodels, six window, door and shutter permits at five homes, two screen-enclosure permits, one solar permit and no roof permit. That is what a housing stock at 11 to 15 years of age looks like.
An original tile roof is not a defect, but a buyer’s carrier asks the date first. A home with a documented newer roof, or a roof inspection showing remaining life, removes a discount the buyer would otherwise take.
Impact openings, a permitted generator and a current wind-mitigation report on Form OIR-B1-1802 all lower a buyer’s premium. On a Marsala dwelling limit of $1.5 million to $3 million, a 2 percent hurricane deductible is $30,000 to $60,000 (our arithmetic), so a buyer reads every credit.
Florida’s milestone-inspection law and the structural integrity reserve study law apply to condominium and cooperative buildings. Marsala’s homes are detached houses under a Chapter 720 association, so neither applies, and no shared-building reserve or special assessment for structural work sits over a Marsala valuation.
A home whose file holds the roof’s permit date, the opening protection record, a wind-mitigation report and any generator permit is valued at the top of its band. Where a document is missing, we tell you how buyers are likely to discount it, and which document would remove the discount.
The flood map affects a Marsala valuation lot by lot: 49 of 56 address points read Zone AH on the effective panels, three 2013 FEMA letters cover 47 lots, six homes have mapped AH under the footprint and no letter, and surveyed floors sit 4.4 to 7.7 feet above the base flood elevation on the 23 county-held certificates.
Data updated: September 2026 (FEMA National Flood Hazard Layer, panels 12021C0401H effective May 16, 2012 and 12021C0194J and 12021C0382J effective February 8, 2024, read September 24 and 25, 2026; FEMA Letters of Map Amendment; Collier County elevation certificates; Collier County release of August 19, 2026)
Lots 5 to 46 sit on panel 12021C0401H, effective May 16, 2012, which FEMA did not revise in 2024. Lots 1 to 4 and 54 to 56 sit on 12021C0194J and Lots 47 to 53 on 12021C0382J, both effective February 8, 2024. The panel belongs on every quote.
FEMA case | Date | Lots | What it removed |
|---|---|---|---|
13-04-3370A | April 16, 2013 | 1, 4, 9, 10, 15, 18, 19, 21, 22, 24, 32, 37, 40, 46, 51 to 56 | The whole lot |
13-04-5566A | July 11, 2013 | 5, 11, 12, 13, 16, 26, 43, 44, 45, 47, 48, 50 | The structure |
13-04-6908A | August 30, 2013 | 14, 25, 27 to 31, 33, 34, 35, 38, 39, 41, 42, 49 | The structure |
Lots 2 and 3 on panel 12021C0194J (February 8, 2024) and Lots 17, 20, 23 and 36 on panel 12021C0401H (May 16, 2012) have mapped Zone AH under the footprint and no FEMA letter, so a federally backed lender will ordinarily require flood insurance. A buyer prices that cost, and a seller of one of the six should have a current elevation certificate and quote ready.
For Lots 1, 4 and 47 to 56, the 2013 letters were issued against the 2012 panels, and those lots now sit on the February 8, 2024 panels. FEMA lists the letters as not incorporated, and we did not locate the revalidation letter, so the status is unknown; the buyer’s flood determination should confirm it early.
The county’s 23 certificates show floors of 14.91 to 17.7 feet NAVD88 against base flood elevations of 10.0 to 10.5 feet, and the footprints on Lots 6, 7 and 8, all on panel 12021C0401H, sit outside the mapped zone. Freeboard of four feet or more is the fact that most drives a Marsala flood premium.
FEMA’s preliminary Collier County maps of March 20, 2025 show all 56 Marsala address points in Zone X, with a target effective date of summer 2027 after the appeal period that opened August 19, 2026. Preliminary maps cannot be used to rate insurance, so today’s panels govern the buyer’s quote.
The items that move a Marsala number before listing are the ones a buyer’s insurer and inspector will price: the roof’s documented age, the air conditioning, the opening protection, the flood file for your lot, architectural approvals for past changes, presentation of the lanai and the view, and a full cost disclosure that shows the missing district line.
Find the roof’s original permit date and any repair records, and consider a roof inspection. On a street where no roof was replaced under permit in 31 months, a documented roof separates your home from the others.
Thirty air-conditioning permits in 31 months show systems from the original build being replaced. A newer, permitted system counts; an original one will be priced as a credit.
Impact glass is strongly encouraged by the design guidelines, and permanent shutters need approval. If your home has either, have the permits and the approval letters ready.
Get the FEMA letter that names your lot by case number, any elevation certificate, and a current flood determination. If you own one of the six unlettered homes, a certificate is the evidence an owner would take to FEMA for a letter of their own.
Systems, openings and a documented roof usually repay better than a kitchen, because a buyer’s insurer prices them. Most Marsala footprints sit in Zone AH on the effective panels, so a project costing half the building’s value can trigger the county’s substantial-improvement review; plan any large project with that in view.
A free in-person Marsala 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 home, checks the lot, the house, the roof, the openings and the view, and you receive a written opinion of value with the sales that fit.
The Marsala sales that fit your lot and house, with dates and sources; the live competition on Marsala Way and in Serafina, Norman Estates and Escada; the cost stack and tax reset your buyer will underwrite; your lot’s FEMA panel and letter; a list of items that would move your number before listing; and a recommended price with a defensible range.
Use the valuation form on this page, request it on the McGreevy and Comisar valuation form, or call Jesse McGreevy direct at (239) 898-6072. Email [email protected]. There is no cost and no obligation to list.
If you decide to sell, our Marsala at Tiburón seller page sets out the marketing, negotiation, costs and disclosures. If you decide to wait, the valuation tells you what to document and when to list. Either way, the number is yours.
McGreevy and Comisar are a top-reviewed Marsala at Tiburón listing 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
Marsala at Tiburón owners work directly with Jesse McGreevy and Marc Comisar, not a call center. Both have sold Southwest Florida real estate for more than twenty years, and before writing this page we tracked all five Marsala closings of the last twelve months against Collier County’s deeds and every qualified Marsala sale back to 2008.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He started in Southwest Florida real estate in October 2004 and launched his own team in October 2008. He writes the valuations. Reach him at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He walks homes, meets contractors and inspectors, and handles accompanied showings for owners who are away. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Read about the partnership on our about McGreevy and Comisar page, and if you are buying your next home in Tiburón, our guide to buying a home in Tiburón covers the whole community.
These are the questions Marsala at Tiburón owners ask about value, answered from the Southwest Florida MLS, Collier County’s recorded sales and 2026 preliminary roll, the Marsala association’s published documents, the recorded declaration and FEMA’s map and letters, each with its window and source.
The ten qualified Marsala resales of the 36 months to August 2026 ran from $2,550,000 to $4,950,000, median $3,187,500. Your lot, house, build and condition place you in that range; the valuation form on this page gets you a written number.
Start from the recorded Marsala sales of similar lots and houses, then adjust for storeys, frontage, build, roof, openings, the flood file and condition. An automated estimate cannot make those adjustments, which is why a written, sourced valuation is worth asking for.
Five closed from $2,800,000 to $4,000,000 in the year to September 18, 2026: 14472 at $3,500,000, 14500 at $3,095,000, 14459 at $3,950,000, 14495 at $2,800,000 and 14419 at $4,000,000, $17,345,000 in all.
Because five sales are too few for a median to mean much, and 24 months holds only seven. The 36-month county window is the first with ten or more qualified sales, so it carries the headline median of $3,187,500.
$4,950,000 for 14451 Marsala Way, recorded May 13, 2025, a 2018 custom home on 0.77 acre and the only Marsala home at county quality 6. The next highest is $4,065,000 for 14419 Marsala Way in August 2023.
Because they lean on a county roll that fell 8.6 percent for 2026 while sales held, on county square footage that misses the upper floor of two-storey homes, and on records that cannot see the lake or fairway behind a lot.
No. The median 2026 preliminary just value is $2,166,654, and every sale of the last twelve months closed 36 to 56 percent above its home’s county value. An assessment is a tax figure, not a price.
On the record, yes in direction: the five water-lot sales of the last 36 months carried a $3,200,000 median against $2,800,000 for the five golf-edge sales. Five a side is too few to put an exact premium on a lake view.
The seven lots of 0.69 acre or more, all on the two cul-de-sacs, hold the record sale and the highest county land value. A home on one of them is valued on the big-lot evidence, not the neighborhood median.
It measures differently. The county’s base area captures only the ground floor of a two-storey home, so we value on measured living area. An Estrella’s 4,412 air-conditioned square feet show as about 3,111 to 3,155 in the county’s base area.
On MLS living area, the median across the five closings of the last twelve months was $809.79, about 16 percent above Tiburón’s $697.70. County figures are not living area and should never be compared with it.
Homes bought new from WCI in 2011 to 2014 have resold at 2.6 to 3.3 times their first price. The qualified-sale median rose from $1,027,900 in 2011 to 2014 to $3,187,500 in 2023 to 2026.
Recorded sale prices did not fall, but the top leveled: 14419 Marsala Way resold in July 2026 at $4,000,000, about 1.6 percent below its 2023 price. The county’s median just value fell 8.6 percent for 2026.
Two on September 18, 2026: 14484 at $3,675,000, six days on market, and 14516 at $2,795,000, 142 days on market. That is about 4.8 months of supply against five closings a year.
The September 18, 2026 pull did not break out Marsala’s days on market. Tiburón’s 32 closings of the prior twelve months ran a median of 86 days, and the two Marsala listings stood at 6 and 142 days.
The pull did not break it out for Marsala, so we do not state one. For Tiburón as a whole the median sold-to-list ratio was 93.84 percent in the twelve months to September 18, 2026.
For a home priced to the sales that fit it and presented with its documents, yes: supply is tighter than in the rest of Tiburón. For a home priced to the record, the 142-day listing is the answer.
It adds to what a buyer can afford. Marsala’s 2025 bills carry only the $261.91 county charge, against $2,752.71 to $4,560.91 on most homes in Escada, Serafina and Norman Estates, about $2,500 to $4,300 a year less.
Not unless you agree to pay it. Section 7.13 puts it on the buyer unless the contract says otherwise, alongside the master association’s one-time contribution, and a buyer counts both in the cost of getting in.
It sets a lot-level cost. Most address points read Zone AH on the effective panels, but 47 lots are lettered and surveyed floors sit 4.4 to 7.7 feet above the base flood elevation; the six unlettered homes carry the likeliest lender requirement.
It may help buyers’ confidence, not today’s rating. The preliminary maps show every Marsala address point in Zone X, but they are not effective; the target is summer 2027, subject to the appeal process.
It invites a question a buyer’s insurer will price. No Marsala roof was replaced under permit from January 2024 to July 2026, so a documented roof or inspection separates your home.
Membership is optional in Marsala. A transferable Signature Membership can pass to your buyer without a new membership fee if the buyer applies at least 30 days before closing and is approved, which some buyers value and others do not.
It will usually be higher if you hold a homestead. 14500 Marsala Way went from $9,757.22 for 2025 to a 2026 preliminary ad valorem tax of $19,640.57 after its sale. A buyer’s bill resets from the price.
Escada’s four qualified sales of the same 36 months carried a $5,995,000 median against Marsala’s $3,187,500, on larger lots with custom construction. Marsala’s record sits below Escada’s lowest sale of the window.
Serafina’s four sales carried a $3,062,500 median and Norman Estates’ four $2,762,500, on lots about half Marsala’s size and with the district line. They bound a Marsala value from below.
A valuation first. It prices your home 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 recent sales of similar lots and houses, it usually can. We hand the appraiser the sales that fit, the measured living area and the permit history so the adjustments rest on documents.
Selectively. A documented roof, systems and openings usually repay better than a kitchen, and a large project on a Zone AH footprint can trigger the county’s substantial-improvement review.
Marsala allows leases of 30 days or more, up to three in twelve months, with board approval. Whether that beats a sale depends on your carrying cost, tax position and plans; we run both with you.
Rarely by the furniture’s cost. When furniture is part of the sale we list it on a separate inventory so the appraisal and the lender treat it correctly.
Request a written valuation with the form on this page, gather your roof permit, FEMA letter and any elevation certificate, and call Jesse McGreevy at (239) 898-6072.
Every Marsala at Tiburón figure on this page traces to a primary source below, listed as of September 30, 2026: recorded Collier County instruments, the Marsala association’s own published documents, the Tiburón master instruments, Collier County and state records, federal agencies, the developer’s archived pages and the Southwest Florida MLS. No listing portal or competing brokerage is cited.
Every row below links the authority that publishes the document, so a Marsala at Tiburón owner always opens the official, current copy of the declaration, the amendments, the published financial statements, the FEMA letters and the tax bill behind this valuation page. Clerk images are non-certified copies. We host nothing ourselves.
Document | What it proves for a Marsala valuation | Official authority |
|---|---|---|
Declaration of Neighborhood Covenants, Conditions and Restrictions, OR 4094, Page 1788 | The District exclusion in Section III, roof and garage standards, the club clause | |
Certificate of Amendment, Section 7.13, OR 6199, Page 2562 | The $3,000 resale capital assessment and who pays it | |
Seventh Certificate of Amendment, OR 5447, Page 3375 | The leasing rules a rent-or-sell decision turns on | |
2025 compiled financial statements | The published operating budget and replacement fund | |
2024 financial statements with reserve study | The 18 components the association maintains and its 30-year plan | |
Letter of Map Amendment 13-04-3370A | Removal of 20 lots from the flood zone on the 2012 panels | |
Letter of Map Amendment 13-04-5566A | Removal of the structures on 12 lots | |
Letter of Map Amendment 13-04-6908A | Removal of the structures on 15 lots | |
2025 tax bill, Marsala Lot 2 | The single $261.91 county charge and no CDD line | |
2026 Flood Protection Newsletter | The substantial-improvement rule and the CRS discount | |
Proposed Flood Insurance Rate Map release, August 19, 2026 | The preliminary map’s appeal period and target date | |
Florida Statutes 720.401, disclosure summary | What a buyer receives before the contract |
McGreevy and Comisar value and sell homes across Southwest Florida from Bonita Springs, and Marsala at Tiburón sits at the top of the North Naples golf market they work every week. A valuation costs nothing, commits you to nothing, and gives you the number that decides a Marsala sale.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Request your valuation with the form on this page, return to the valuation form section, or call Jesse direct. Video walkthroughs and market updates are on McGreevy and Comisar on YouTube, and the team keeps a company page at McGreevy and Comisar on LinkedIn.
Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Nothing on this page is legal, tax or insurance advice, and a valuation is an opinion of value, not an appraisal.
Market data from Southwest Florida MLS Matrix, pulled September 18, 2026, and from Collier County Property Appraiser files dated August 29, 2026, 2026 preliminary roll. Brokered by Domain Realty.