Updated September 2026
Four recorded sales in three years ran from $2,625,000 to $3,300,000. We value your home from its own house family's sales, its lot, its roof, openings and flood reading 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 Norman Estates at Tiburón home has recently been worth about $2,625,000 to $3,300,000, depending on house family, lot, renovation and roof. The Collier County sales file records four qualified sales in that range in the 36 months to August 2026, and the Southwest Florida MLS counts two closings in the year to September 18, 2026.
Data updated: September 2026 (Southwest Florida MLS Matrix, Tiburón development report, closed 18 Sep 2025 to 18 Sep 2026, pulled 18 Sep 2026; Collier County Property Appraiser 2026 preliminary roll and DOR-qualified sales, files dated 29 Aug 2026)
Every Norman Estates home sits on the same private loop, Medallist Lane, and carries the same county construction class, so what your home is worth comes down to one storey or two, the lot and what lies behind it, and what has been done to a house built from 2000 to 2003. The declaration, the flood map home by home and every recorded sale since May 2000 are covered in full on our Norman Estates 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 Norman Estates at Tiburón homes; if you are buying, read our Norman Estates at Tiburón buyer guide.
On our reading of the county measurements, the two one-storey homes that sold in the last 36 months closed at $2,625,000 and $2,700,000, and the two two-storey homes at $2,825,000 and $3,300,000, the last the neighborhood’s qualified record. If you are comparing teams before you ask one to value your home, our guide to the best real estate agents in Naples sets them side by side on the public record.
A midpoint of $2,762,500 describes four sales, not your home. The same street holds an original 2001 interior and a home remodelled under a $500,000 permit, a one-storey plan of about 3,250 square feet and a two-storey plan of about 4,000, a 0.20-acre lot on the Tiburon Drive buffer and a 0.35-acre lot on the golf lake. Those differences move a Norman Estates price by hundreds of thousands of dollars.
We use the recorded Norman Estates sales, qualified and not, each matched to its deed; the one live listing; the county’s 2026 roll; your home’s listing history for its living area; its roof, opening and remodel permits; its flood reading; 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 address 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 Norman Estates home because the valuation is built from every qualified Norman Estates sale back to WCI’s first closing in May 2000, the house family the county field hides, the permit and flood record of your address and the recorded covenants, 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 street. We publish no McGreevy and Comisar sales count for The Norman Estates or for Tiburón; the MLS pull behind this page recorded the closings, not the listing office on each, so 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.
Two Norman Estates homes closed in the last twelve months, one after a $275,000 reduction and one at about 87 percent of its first ask, while the one live listing asks 21 percent above the qualified record. In a market that thin, every buyer prices from the same four recorded sales, and a valuation that is right the first time is worth more than in a deep market.
This valuation page gives you the number. Our seller page, how we sell Norman Estates 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 and our guide to buying a home in Tiburón, because condominiums, coach homes and estate homes price very differently.
These are the value facts a Norman Estates at Tiburón owner should hold before asking anyone for a number, each drawn from the Southwest Florida MLS pull of September 18, 2026, the Collier County Property Appraiser roll and sales file, and the recorded Norman Estates documents, with the window named beside every figure on this page.
A Norman Estates home is valued by identifying its house family from the listing history, starting from the recorded sales of that family, then adjusting for the lot, what lies behind it, renovation, roof and openings, flood reading and time, and finally testing the number against the one live listing and the Serafina and Marsala homes a buyer will tour.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled 18 Sep 2026; Collier County Property Appraiser 2026 preliminary roll and qualified sales; Collier County monthly permit reports, January 2020 to August 2026)
The county’s base area matches living area on a one-storey Norman Estates home and records only the ground floor of a two-storey one. So the first step is your listing history: a one-storey home near 3,250 square feet of living area, or a two-storey home near 4,000. The family sets the starting comparable before anything else.
A one-storey home starts from 2718 Medallist Ln at $2,625,000 in January 2025 and 2757 at $2,700,000 in February 2026. A two-storey home starts from 2741 at $2,825,000 in June 2026 and 2742 at $3,300,000 in May 2025. Two sales a family is thin, so the repeat sales and the older record tell us how much weight each carries.
Norman Estates lots run from 0.17 to 0.35 acre, median 0.20. The three large lots, 11, 12 and 13, sit where the golf frontage meets the lake, and the west-side lots from 20 to 24 run 0.23 to 0.26 acre. About a dozen lots were enlarged at first sale with slivers of golf or tract land, which shows as extra book and page references in the deed.
Lots 1 to 14 back onto golf land along the Black Course’s first hole, Lots 12 to 14 onto a golf-owned lake, Lots 15 to 17 look toward that lake across a strip, and Lots 18 to 27 back onto the association’s landscaped buffer along Tiburon Drive. The recorded sales do not yet price that difference on their own, so we weigh it as a buyer would, standing on the lanai.
Kitchens, baths, flooring, windows and systems separate an original home from a renovated one. Three homes took or applied for remodel permits declared at $250,000 to $500,000 since 2022, and the one listing is described as completely renovated. We grade finish against the homes that actually sold, not against the listing.
Seven homes reroofed from January 2020 to August 2026, opening-protection permits appear at nine, and most homes were permitted before the March 2002 statewide code. A documented roof and impact openings lower a buyer’s insurance quote; an original roof invites a discount unless an inspection shows its remaining life.
Every Norman Estates home reads Zone X on panel 12021C0382J, and no home footprint touches the high-risk area. Lots 12 to 14 carry a rear strip of Zone AH behind the houses. For most homes the flood reading supports the number; for the three lake lots we document the footprint so a lender’s determination does not surprise the buyer.
The Norman Estates’ qualified sales ran a median of $1,312,500 from 2015 to 2020 and $2,625,000 from 2021 to 2026, and the same house, 2742, sold for $2,901,000 in 2022 and $3,300,000 in 2025. A 2021 or 2022 sale is not a 2026 comparable without a time adjustment, and the county’s 2026 cut is not a market signal on its own.
On September 18, 2026 the MLS showed one Norman Estates listing, 2749 Medallist Ln at $3,995,000, about $962 a square foot of living area, and two Marsala homes at $2,795,000 and $3,675,000; Serafina had none. Your number has to make sense to a buyer standing in all three and holding the four recorded Norman Estates sales.
Norman Estates homes sold twice in the twelve months to September 18, 2026, at $2,700,000 and $2,825,000 on the Southwest Florida MLS, $5,525,000 in all, and the Collier County sales file carries the same two houses at the same two prices as qualified market sales and no other, which is how we know the MLS count is complete.
Data updated: September 2026 (Southwest Florida MLS Matrix, closed 18 Sep 2025 to 18 Sep 2026, pulled 18 Sep 2026; Collier County recorded deeds and sales file dated 29 Aug 2026)
Recorded | Address | Lot and setting | House, from the listing record | Sale price | Price per living sq ft, our arithmetic | 2026 county just value |
|---|---|---|---|---|---|---|
February 23, 2026 | 2757 Medallist Ln | Lot 20, 0.25 ac, west side, buffer behind | One storey, 3 bedrooms, 3,248 sq ft | $2,700,000 | About $831 | $1,966,237 |
June 23, 2026 | 2741 Medallist Ln | Lot 23, 0.25 ac, west side, buffer behind | Two storey, 4 bedrooms, 4,049 sq ft | $2,825,000 | About $698 | $2,134,629 |
Window: the 12 months to September 18, 2026. The MLS report puts the pair at a median of $764.49 per square foot of living area; on two sales that describes two houses, not a rate.
Both homes sit on the west side of the loop, on 0.25-acre lots backing onto the association’s buffer, so the pair holds the lot nearly constant. The one-storey home sold for $125,000 less than the two-storey home four months later, and for about $133 more per square foot of living area. That is the size of the gap between the two families on the only pair of recent sales we hold, not a rule.
The county file carries a third priced deed in the same months: $3,513,000 for 2702 Medallist Ln in February 2026, which the Property Appraiser did not qualify as a market sale and which never appeared as an MLS closing (OR 6552/2447). We never treat it as a comparable, and a buyer’s appraiser will not either.
Tiburón as a whole recorded 32 closings in the same twelve months at a $1,850,000 median, with 20 listings active on September 18, 2026. That figure mixes Ventanas mid-rise residences at a $902,500 median, Castillo condominiums at $1,265,000, coach homes and detached homes. The Norman Estates figures on this page are the ones that apply to your home, and every number here carries its window.
The wider windows show a narrow recent band on a long, cyclical record: four qualified Norman Estates sales in the 36 months to August 2026 from $2,625,000 to $3,300,000, five in 60 months, and 58 across all recorded history at a $1,451,100 median, the first window that holds ten or more sales.
Data updated: September 2026 (Collier County Property Appraiser sales file, DOR-qualified improved sales, May 2000 to August 2026, files dated 29 Aug 2026)
We use the shortest window with ten or more recorded sales and name it beside the figure. At The Norman Estates, 12 months holds 2 sales, 24 and 36 months hold 4 each, because no qualified sale was recorded from September 2023 to December 2024, and 60 months holds 5. None reaches ten, so the headline median is all recorded history, and every recent sale is listed.
Recorded | Address | Lot | Lot size | House family, our reading | Sale price | Official Records |
|---|---|---|---|---|---|---|
January 2, 2025 | 2718 Medallist Ln | 5, golf side | 0.20 ac | One storey | $2,625,000 | OR 6428/243 |
May 16, 2025 | 2742 Medallist Ln | 11, golf and lake | 0.27 ac | Two storey | $3,300,000 | OR 6472/16 |
February 23, 2026 | 2757 Medallist Ln | 20, buffer side | 0.25 ac | One storey | $2,700,000 | OR 6557/3110 |
June 23, 2026 | 2741 Medallist Ln | 23, buffer side | 0.25 ac | Two storey | $2,825,000 | OR 6602/3349 |
Midpoint $2,762,500 on four sales, a description rather than a market median.
The 60-month window, September 2021 to August 2026, adds one sale: $2,901,000 for 2742 Medallist Ln in May 2022, the same house that set the record three years later, about 14 percent higher. The middle of the five is $2,825,000. Three other deeds in those five years carried a price but were not qualified: $1,499,000, $1,900,000 and the $3,513,000 deed of 2026.
All recorded history, May 2000 to August 2026, holds 58 qualified sales at a $1,451,100 median, from $830,000 to $3,300,000. Twenty-five were WCI’s new-home sales at a $1,466,600 median and 33 were resales at $1,315,000. That median is honest and nearly useless for pricing a home today, because most of those sales were recorded at 2000 to 2020 prices.
The windows agree on one thing: the recent band is narrow and the old record is not a floor. A typical, unrenovated Norman Estates home prices on the recorded sales of the last three years in about the $2.6 million to $2.9 million range, with the larger golf and lake lots, the two-storey homes and the renovated houses above it.
Norman Estates homes are worth most as renovated two-storey homes on the large golf and lake lots and least as original one-storey homes, on the record. The two-storey record sale closed at $3,300,000 on a 0.27-acre golf and lake lot, and the two one-storey sales of the last 36 months closed at $2,625,000 and $2,700,000.
Data updated: September 2026 (Collier County Property Appraiser roll, tax year 2026 preliminary; Collier County sales file dated 29 Aug 2026; Southwest Florida MLS Matrix listing records, pulled 18 Sep 2026)
County base area / adjusted area (sq ft) | Lots | Year built | House type, our reading |
|---|---|---|---|
3,243 / 3,837 to 3,838 | 6, 18, 20, 27 | 2000 to 2001 | One storey |
3,217 / 3,830 | 5, 19 | 2002 | One storey |
3,261 / 3,856 | 13, 26 | 2001 | One storey |
3,271 / 3,866 to 3,869 | 2, 10 | 2000 to 2001 | One storey |
3,245 / 3,858 | 16 | 2002 | One storey |
2,871 / 4,182 to 4,681 | 9, 22, 24 | 2001 | Two storey |
3,217 / 4,443 to 4,554 | 3, 8 | 2002 | Two storey on the one-storey ground floor |
3,202 to 3,427 / 4,386 to 4,718 | 4, 11, 12, 14, 17, 21, 23 | 2000 to 2003 | Two storey |
2,750 / 4,106; 2,877 / 4,216; 3,011 / 4,445 | 1, 25, 7 | 2000 to 2003 | Two storey |
2,876 / 3,351 | 15 | 2002 | Undetermined |
Source: Collier County Property Appraiser roll, tax year 2026 preliminary. The families are an inference from the measurements, calibrated by four listing records; no primary record names the Norman Estates plans.
Eleven homes, a county base area of about 3,217 to 3,271 square feet, and a living area that matches it: 2757 Medallist Ln was listed at 3,248 square feet with three bedrooms. The recorded sales of the last 36 months, $2,625,000 on a golf-side 0.20-acre lot and $2,700,000 on a buffer-side 0.25-acre lot, are the starting point for any one-storey valuation.
The larger homes carry adjusted areas of 4,106 to 4,718 square feet, and the three recently listed are two-storey homes of 3,956 to 4,152 square feet of living area with four or five bedrooms. The recorded sales of the last 36 months, $2,825,000 on the buffer side and $3,300,000 on a golf and lake lot, bracket a two-storey valuation, and the $3,995,000 renovated listing tests the top.
Lots | Addresses | What lies behind |
|---|---|---|
1 to 10 | 2702 to 2738, east side | Golf-course land along Black 1 |
11 | 2742 | Golf land, with water beginning at the rear corner |
12 | 2746 | Golf land and the golf-owned lake; the largest lot, 0.35 acre |
13 and 14 | 2750, 2754 | The golf-owned lake |
15 and 16 | 2758, 2762 | The lake across a narrow strip |
17 | 2766 | The loop end, buffer and strip, near Vanderbilt Beach Road |
18 to 27 | 2765 to 2721, west side | The association’s landscaped buffer along Tiburon Drive |
Source: Collier County parcel polygons and roll, measured September 25, 2026. Frontage is not the same as a view.
The three large lots, 2742 at 0.27 acre, 2750 at 0.31 and 2746 at 0.35, sit where the east side meets the golf lake. Lot 12 carries the highest land value on the roll, $1,546,143, and the record sale is on Lot 11. A home on one of those lots, especially a two-storey one, is valued from the top of the band, not the middle.
The lowest of the four recent sales, $2,625,000 for 2718, is a golf-side lot. A buyer’s agent may cite it to argue golf frontage adds nothing, or to pull a one-storey buffer-side home down. It sold in January 2025, and a pool rebuild, screen enclosure, generator and impact openings followed the sale, so it measures the house as bought, not as it stands today.
Price per square foot at The Norman Estates depends on which square footage sits underneath it. On MLS living area the two twelve-month closings ran about $831 and $698, a $764.49 median; on the county’s base area the $3,300,000 record works out to $973, and on the county’s adjusted area to $700.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled 18 Sep 2026; Collier County Property Appraiser roll, tax year 2026 preliminary)
Measure | Range | Median | Source |
|---|---|---|---|
Living area, recent listings | 3,248 sq ft (one storey) to 4,152 sq ft (two storey) | Not applicable | MLS listing records, 2026 |
County base area, 27 main houses | 2,750 to 3,427 sq ft | 3,243 sq ft | Collier County Property Appraiser roll |
County total adjusted area, 27 main houses | 3,351 to 4,718 sq ft | 4,182 sq ft | Collier County Property Appraiser roll |
The county carries no bedroom or bathroom count. We quote per-foot figures only on MLS living area and label them, and we never set a county per-foot figure beside a listing per-foot figure.
The one-storey home closed at about $831 a square foot of living area and the two-storey home at about $698, almost exactly Tiburón’s $697.70 median. A larger two-storey home spreads its price over more square feet, so its per-foot figure falls even as its price rises. Price per foot at The Norman Estates is a family-by-family measure, not a street-wide one.
Take your living area from your listing history or a measurement, not the county field. Place your home against the recent sale of the same family, read its price per living foot, and multiply. That is a starting estimate, not a valuation; the steps above adjust it for the lot, renovation, roof and time the sales cannot show on their own.
Norman Estates values roughly doubled from their original WCI prices, but only after 2021. The 25 new-home sales of 2000 to 2003 ran a median of $1,466,600, resales fell about 29 percent to the 2009 to 2014 median, and the nine qualified sales from 2021 to 2026 ran a median of $2,625,000, about 79 percent above the new-home median.
Data updated: September 2026 (Collier County Property Appraiser qualified sales, May 2000 to August 2026; WCI Communities SEC filings, 2001 to 2004)
WCI’s prospectuses described “27 villas priced from $1.2 million to $1.4 million.” The 27 first priced deeds ran from $1,220,400 for 2721 Medallist Ln in February 2002 to $1,755,300 for 2754 in April 2003, with a median of $1,466,300, consistent with base prices before lot premiums and options. WCI reported 25 of the 27 sold by March 31, 2001, and the last home closed in March 2003.
Period | Qualified sales | Median | Range |
|---|---|---|---|
2000 to 2003, new-home sales | 25 | $1,466,600 | $1,220,400 to $1,755,300 |
2004 to 2008 | 8 | $1,384,250 | $994,900 to $1,750,000 |
2009 to 2014 | 10 | $1,037,500 | $830,000 to $1,330,000 |
2015 to 2020 | 6 | $1,312,500 | $1,050,000 to $1,745,000 |
2021 to 2026 | 9 | $2,625,000 | $1,326,300 to $3,300,000 |
Measured from an owner’s own purchase price, a Norman Estates gain can look like anything from a loss to a doubling, because the neighborhood’s prices sat below their new-home level for most of twenty years. A home bought new in 2001 took until about 2021 to clear its first price. Your own purchase price is not a guide to value in either direction; the dated sales are.
An owner who bought before 2020 holds a large gain on paper, and its size now depends on house family, lot and renovation more than purchase year. An owner who bought in 2021 or 2022 should compare the 2026 band with their own price before listing. The series also warns against anchoring on the record: the 2026 sales came in at $2,700,000 and $2,825,000.
The county says less than the market. The Collier County Property Appraiser’s 2026 preliminary roll puts the Norman Estates median just value at $2,005,110, from $1,759,153 to $2,457,414, down 6.4 percent on the year, while every recent resale closed about 32 to 38 percent above its own 2026 county value.
Data updated: September 2026 (Collier County Property Appraiser roll, certified 2021 to 2025 and tax year 2026 preliminary, files dated 29 Aug 2026)
Measure | Lowest | Median | Highest |
|---|---|---|---|
2026 just value (preliminary) | $1,759,153 | $2,005,110 | $2,457,414 |
2026 land value (preliminary) | $1,076,286 | $1,153,759 | $1,546,143 |
Twenty-two of the 27 homes fell on the 2026 roll, one by 26.2 percent, while five rose by up to 7.4 percent. The preliminary values of all 27 homes total $55,736,155.
Tax year | Median just value | Total, 27 homes |
|---|---|---|
2021 | $1,224,404 | $33,787,776 |
2022 | $1,793,639 | $49,049,634 |
2023 | $2,195,730 | $61,275,223 |
2024 | $1,997,578 | $55,463,108 |
2025 | $2,132,147 | $60,719,270 |
2026 (preliminary) | $2,005,110 | $55,736,155 |
Certified values except 2026. The county’s median peaked in 2023 and is about 9 percent below that peak, though still about 62 percent above 2021.
2757 Medallist Ln sold for $2,700,000 against a 2026 just value of $1,966,237, about 1.37 times; 2741 for $2,825,000 against $2,134,629, about 1.32 times; and the record, 2742, for $3,300,000 against $2,396,594, about 1.38 times. A seller who prices from the county value leaves money on the table.
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 on a two-storey home it rests on a county measure that differs from living area. Since 2023 it has moved down while recorded prices held. It is neither a price nor an appraisal.
Norman Estates homes sell as fast as their price allows. The Matrix pull did not record days on market or a sale-to-list ratio for the two Norman Estates closings, but the listing histories show one under contract 17 days after listing at about 87 percent of its first ask and the other after a $275,000 reduction.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled 18 Sep 2026; listing histories for MLS 225079944 and 226002159)
2741 Medallist Ln listed at $3,250,000 on March 18, 2026, went under contract on April 4 and closed at $2,825,000, about 86.9 percent of that first ask. 2757 took a $275,000 price reduction before its February 2026 sale at $2,700,000. In both, the price the market accepted was set by the recorded sales, not by the opening ask.
Tiburón’s 32 closings in the twelve months to September 18, 2026 took a median of 86 days on market and closed at a median 93.84 percent of list, with one of 32 above list, a Serafina home. Season bought speed, 81 days against 102.5, not price, 93.70 percent against 93.88.
One Norman Estates listing against two closings a year is about six months of supply; Tiburón as a whole carried 20 listings against 32 closings, about 7.5 months. With one competing listing priced well above every recorded sale, a Norman Estates home priced to the recent band stands nearly alone in front of buyers.
Price to the band your house family and lot can honestly reach, present the home with its roof, permit and flood documents ready, and time the launch for the January-to-April season. In this market the right price at launch sells faster and usually nets more than a high price followed by reductions, as 2757’s history shows.
A Norman Estates buyer almost always compares Serafina, Tiburón’s other small-lot detached neighborhood near $2 million of county value. Serafina’s recent sales ran higher on smaller, newer homes; The Norman Estates answers with more house for the money, Zone X at every home and the clubhouse a tenth of a road mile from its entrance.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll and sales file dated 29 Aug 2026; Southwest Florida MLS Matrix, pulled 18 Sep 2026; FEMA National Flood Hazard Layer, read 25 Sep 2026)
Measure | The Norman Estates at Tiburón | Serafina at Tiburón |
|---|---|---|
Homes | 27 | 44 |
Years built, county roll | 2000 to 2003 | 2002 to 2008 |
Median lot | 0.20 acre | 0.18 acre |
County base area, median (county label) | 3,243 sq ft | 2,862.5 sq ft |
County land value per acre, median | $5.39 million | $5.75 million |
Qualified sales, Sep 2023 to Aug 2026 | 4, midpoint $2,762,500 | 4, midpoint $3,062,500 |
Record qualified sale | $3,300,000 | $3,500,000 |
Price per MLS living sq ft, 12-month closings | $764.49 | $926.30 |
2026 county median just value | $2,005,110, down 6.4% | $1,967,435, down 4.8% |
Flood zone at the homes, 2024 map | All 27 Zone X | 43 of 44 Zone AH |
Getting in | Its own gated entrance off Tiburon Drive | Its own gate inside the staffed main gate |
Association yard service | Lawn, fertilization, pest treatment and irrigation | Lawn, shrubs and a weekly pool clean |
Buyer approval | No recorded procedure | Board approval of every sale |
A buyer should choose The Norman Estates for more house for the money, Zone X at every home, the clubhouse at the end of the street and the lawn and irrigation looked after. A buyer should choose Serafina at Tiburón for newer construction, golf behind 42 of 44 lots and a weekly pool clean. Your valuation has to sit where a Serafina shopper can say yes to your extra square footage and your flood map.
The county values the two neighborhoods within $40,000 of each other at the median, while Serafina’s recorded sales ran about $300,000 higher at the midpoint and about 21 percent more per living square foot. A Norman Estates home priced as value per foot competes on size, map and location; one priced to Serafina’s record has to be the best Norman Estates home of its family to hold.
A buyer who wants a bigger lot tours Marsala, where ten qualified sales in 36 months carried a $3,187,500 median on lots nearly twice the size, outside the Pelican Marsh District. A buyer with a larger budget tours Escada at Tiburón, the other detached neighborhood where every home reads Zone X, at a $5,995,000 midpoint on four sales.
Online estimates miss on Norman Estates homes because they lean on a county roll that fell 6.4 percent while recorded prices held, on a county square footage field that misses the upper floor of a two-storey home, and on a sales record so thin that one unqualified deed or one renovated listing can pull a model off course.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll and sales file; Southwest Florida MLS Matrix listing records, pulled 18 Sep 2026)
The county cut the median just value to $2,005,110 for 2026, in the same year two homes closed at $2,700,000 and $2,825,000. Estimates that lean on assessed values inherit the cut, and read low.
On a two-storey Norman Estates home the county base area records only the ground floor, so listed living area runs 800 to 1,200 square feet higher. A model that reads the base area understates a two-storey home’s size, and its value with it.
A model cannot see a $500,000 remodel, a new barrel tile roof, impact windows, a natural-gas generator, a lanai looking across the golf lake, or a lot enlarged with golf land at its first sale. At The Norman Estates those are the price.
Treat it as the number a buyer may have seen, not as your value. If it is low, your valuation should show why, with the recorded sales of your house family and your home’s own documents. If it is high, better to know before you list than after a season on the market.
A Norman Estates buyer prices in the neighborhood and master assessments, the master’s one-time capital contribution, the “Pelican Marsh” District line of $2,490.80 on most 2025 bills, a tax bill that resets on purchase and a private-market insurance premium on a pre-code home. Each of those shapes what a buyer will offer.
Data updated: September 2026 (Collier County Tax Collector 2025 bills for accounts 76730000087 and 76730000485; Collier County Property Appraiser roll; Pelican Marsh CDD fiscal 2026 and 2027 adopted budgets; recorded declarations)
The Norman Estates assessment is shared equally by the 27 homes and billed quarterly in advance; the association does not publish it, and the adopted budget, the disclosure summary and the estoppel carry the figure. It buys lawn care, fertilization, pest treatment and irrigation on every lot, the street, the gate and the buffers, and increases above 10 percent a year need a majority of the entire membership.
Every owner also belongs to the Tiburon Estates master association, which does not publish its assessment either. Its 2022 amendment charges each new member a one-time contribution of one quarter of the annual master assessment (OR 6149, Page 45). The buyer pays it at closing, and the master estoppel states it.
The 2025 bills show a “Pelican Marsh” line of $2,490.80 on 23 of 27 homes, $765.19 of it the District’s bond share on our arithmetic, beside the $261.91 garbage charge. Four homes carry no bond share. The bonds retire after May 2031, and a buyer who sees a declining line discounts less for it.
The 2025 certified bills ran from $12,124.60 to $28,222.81, median $20,204.79, and the 2026 preliminary ad valorem median is $17,732.48 at 9.4020 mills. At the 36-month midpoint price the full rate comes to about $25,973 a year before any exemption, our arithmetic. A homesteaded seller’s bill says little about the buyer’s.
Citizens does not write a dwelling with a replacement cost of $700,000 or more, so most Norman Estates buyers insure in the private market, where roof age and opening protection drive the premium, and most homes were permitted before the March 2002 statewide code. A buyer who can price wind cover on day one discounts less for uncertainty.
The Norman Estates association is a Chapter 720 homeowners association, so the seller delivers the Section 720.401 disclosure summary before the contract is signed, naming the Pelican Marsh District. A contract signed without it is voidable by the buyer. This is information, not legal advice, and it does not change your number.
The roof and permit record moves a Norman Estates valuation more than any other single file. Collier County’s reports list 94 permits at the 27 homes from January 2020 to August 2026, with reroofs at seven, opening protection at nine and standby generators at about eight, and three whole-house remodel permits of $250,000 to $500,000.
Data updated: September 2026 (Collier County Growth Management monthly building permit reports, January 2020 to August 2026)
Seven Norman Estates homes pulled roof or reroof permits from 2020 to August 2026, declared at $61,802 to $149,000, one in 2020, one in 2021, two in 2023, two in 2024 and one in 2026. The other 20 carry roofs from 2000 to 2003 unless replaced before 2020, which the reports we read do not cover. Any reroof must be barrel clay tile under the recorded standards.
Opening-protection permits appear at nine homes, declared at about $1,800 to $37,000, and about eight homes added standby generators on natural gas. Both are features a buyer’s insurer and a seasonal buyer ask about first, and both lift a valuation when they are permitted and documented.
Address (lot) | Permit type | Date | Declared value | Status in the reports |
|---|---|---|---|---|
2725 Medallist Ln (26) | Alteration and remodel | Issued August 2022 | $500,000 | Inspections commenced |
2749 Medallist Ln (21) | Alteration and remodel | Issued July 2024 | $250,000 | Inspections commenced |
2742 Medallist Ln (11) | Alteration and remodel | Applied July 2025 | $295,000 | Under review through August 2026 |
2718 Medallist Ln (5) | Pool alteration | Issued April 2026 | $116,880 | Issued |
Four of the neighborhood’s biggest projects since 2022 started within months of a purchase: buy, then renovate.
The reports show the remodel permits at 2725 and 2749 still at “inspections commenced.” An open permit on a valued home is a negotiation point for the buyer and a question for the lender. Closing it before listing protects the number we give you.
A home whose file holds a recent permitted roof, permitted impact openings, a wind-mitigation report and closed-out remodel permits is valued at the top of its family’s 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 supports a Norman Estates valuation: all 27 homes read Zone X on FEMA panel 12021C0382J, effective February 8, 2024, no home footprint touches the high-risk area, and no federally regulated lender must require flood insurance on any of them. It is one of the clearest reasons a buyer chooses The Norman Estates over Serafina.
Data updated: September 2026 (FEMA National Flood Hazard Layer, panel 12021C0382J effective 8 Feb 2024, and preliminary panel 12021C0382K, read 25 Sep 2026; Collier County 2026 Flood Protection Newsletter)
Measured home by home against the county’s 2025 building footprints, every one of the 27 address points reads Zone X, and USGS lidar puts the ground beside the homes 1.6 to 2.8 feet above the nearest base flood elevations of 10.5 and 11.0 feet. Collier County’s 50 percent rule, which applies in Zones VE, AE, AH and A, does not reach a Norman Estates house.
The only high-risk land on any home lot is a strip of Zone AH at the back of 2746, 2750 and 2754 Medallist Lane, 18.6, 12.0 and 7.1 percent of those lots, behind the houses. For those three lots we document the footprint, and the buyer’s lender should order its flood determination early.
FEMA’s preliminary panel 12021C0382K, in its appeal period since August 19, 2026, keeps all 27 homes in Zone X, with thin new Zone AH edges at the rear or side of Lots 9, 11, 19, 20, 21 and 25. Preliminary maps cannot be used to rate insurance, and the effective map governs today.
Flood cover is optional under federal law on every Norman Estates home, and an NFIP policy still earns Collier County’s Community Rating System Class 5 discount of 25 percent outside the high-risk area. Citizens requires flood cover on its wind policies from January 1, 2027. A buyer who prices wind and flood on day one discounts less.
Give buyers any elevation certificate or FEMA letter you hold, the panel number, your flood declarations page and your wind-mitigation report. FEMA’s 2016 letter for Lot 20 and the county’s 2017 certificate for Lot 14 are the two public documents on file, and both are history the 2024 map has overtaken.
The items that move a Norman Estates number before listing are the ones a buyer’s inspector and insurer will price: the roof’s age and permit, the opening protection and wind report, closed permits on past work, approvals for exterior changes, presentation that shows the pool and lanai, and a full disclosure of the cost stack.
If your roof is original, get a roof inspection and the original permit date; if you reroof before listing, it must be barrel clay tile with Architectural Review Board approval, which has 30 days to decide. A documented roof lifts a buyer’s confidence more than any cosmetic spend.
On a home permitted before March 2002, a wind-mitigation report on the state’s form records the roof covering, deck attachment, roof-to-wall connection and opening protection. Replacement windows and doors must match the original builder’s type and style under the recorded standards, and approvals take time, so start early.
Every exterior change needs written Architectural Review Board approval under the declaration and the recorded standards. If a past owner changed windows, the pool cage, the paint or the landscaping, find the approval letter; a missing letter becomes a negotiation point.
The recorded sales say house family and lot explain most of the spread, and renovation explains the rest. A kitchen or bath refresh aimed at the band your home can reach usually pays; work aimed beyond it rarely does. The 2025 rules bar lanai extensions, vertical additions and new openings in the zero-lot-line wall, so plan inside the walls you have.
Many Norman Estates buyers are seasonal, and many want a home ready to use. Stage or furnish to show scale and light, because the two families differ by 800 to 1,200 square feet of living space and buyers need to see which they are touring. Furniture can convey on a separate inventory, although it rarely returns its full cost.
A free in-person Norman Estates 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 house family, lot, roof, openings and renovation, and you receive a written opinion of value with the recorded sales and a recommended list price.
The recorded Norman Estates sales with dates, deeds and sources; the live competition in The Norman Estates, Serafina and Marsala; the cost stack, District line and tax reset your buyer will underwrite; your roof, permit and flood 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.
If you decide to sell, our Norman Estates at Tiburón seller page sets out the marketing, negotiation, costs and disclosures. If you decide to wait, renovate or lease for a year, 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
Norman Estates 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 every qualified Norman Estates sale back to May 2000, and in the last 12 months we tracked both Norman Estates closings against their deeds.
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 showings through the neighborhood 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 Norman Estates at Tiburón owners ask about value, answered from the Southwest Florida MLS, Collier County’s recorded sales and 2026 preliminary roll, the county’s permit reports, the recorded Norman Estates documents and FEMA’s map, each with its window and source.
Recent qualified sales ran from $2,625,000 to $3,300,000, and the two twelve-month MLS closings were $2,700,000 and $2,825,000. Your house family, lot, renovation and roof place you in that range; the valuation form on this page gets you a written number.
Start from the recorded sales of your house family, then adjust for the lot, renovation, roof, openings and time. An automated estimate cannot make those adjustments, which is why a written, sourced valuation is worth asking for.
Because they lean on a county value that fell 6.4 percent for 2026, on a county square footage field that misses the upper floor of a two-storey home, and on a record of two sales a year.
No. The 2026 preliminary median is $2,005,110, while the two 2026 sales closed at 1.37 and 1.32 times their own county values. An assessment is a tax figure, not a price.
Two closed: 2757 Medallist Ln at $2,700,000 in February 2026 and 2741 at $2,825,000 in June 2026, both qualified county sales.
Two sales are not a market. The first window with ten or more qualified sales is all recorded history, 58 sales since May 2000 at a $1,451,100 median, so we list the recent sales instead.
$3,300,000 for 2742 Medallist Ln, Lot 11, recorded May 16, 2025, a two-storey home on an enlarged 0.27-acre golf and lake lot.
The Property Appraiser did not qualify the February 2026 deed on 2702 Medallist Ln as a market sale, and it never appeared among the MLS closings. It is not a comparable.
The two one-storey sales of the last 36 months, on our reading of the county measurements, closed at $2,625,000 and $2,700,000. Renovation, lot and roof move a specific home from there.
The two two-storey sales of the last 36 months closed at $2,825,000 and $3,300,000, and a renovated two-storey home is listed at $3,995,000. The lot and renovation decide where yours sits.
From your listing history or the house itself. The county’s base area matches living area on a one-storey home and records only the ground floor of a two-storey one; the county carries no bedroom count.
On MLS living area the two twelve-month closings ran about $831 and $698, a $764.49 median. Per-foot figures on county areas measure something else and should never be mixed with living-area figures.
The record points that way but does not prove it: the record sale is on a golf and lake lot, yet a golf-side home closed at $2,625,000 and two buffer-side homes closed higher in 2026.
On the county roll, yes: Lot 12, the largest at 0.35 acre, carries the highest land value, $1,546,143. On sales, the record is on Lot 11 at 0.27 acre, so size, frontage and house are hard to separate on four sales.
County values did, 6.4 percent at the median. Recorded prices did not: the two 2026 sales both cleared $2,700,000, and the record was set in May 2025.
The new-home median was $1,466,600 from 2000 to 2003; the 2021 to 2026 median was $2,625,000, about 79 percent higher, after a trough of $1,037,500 from 2009 to 2014.
One on September 18, 2026: 2749 Medallist Ln, a renovated two-storey home asking $3,995,000, about 21 percent above the qualified record.
As long as its price allows. One 2026 sale went under contract 17 days after listing; the other sold after a $275,000 reduction. Tiburón’s median was 86 days on market.
It removes a discount. A permitted barrel clay tile roof lowers a buyer’s insurance quote and answers the first question an underwriter asks. Seven homes reroofed from 2020 to August 2026.
It raises a question a buyer will price unless you answer it with an inspection showing the roof’s remaining life, or a replacement plan with Architectural Review Board approval.
Yes, once its permits are closed. An open permit is a negotiation point; the reports show two large remodels still at “inspections commenced.”
No. Every Norman Estates home reads Zone X on the 2024 map, and FEMA’s preliminary map keeps them there, which supports value against Serafina, where 43 of 44 homes read Zone AH.
It affects what a buyer can afford. The “Pelican Marsh” line was $2,490.80 on most 2025 bills, its bond share ends after May 2031, and four homes carry no bond share at all.
It shapes it. The assessment is not published, but it buys lawn care, fertilization, pest treatment and irrigation on every lot, which a seasonal buyer values; the estoppel carries the figure.
The buyer: one quarter of the annual master assessment, charged to each new member under the master association’s 2022 amendment (OR 6149, Page 45).
The 2025 certified bills ran from $12,124.60 to $28,222.81, and a buyer’s assessment resets after purchase. At the 36-month midpoint price the full rate is about $25,973 a year before exemptions, our arithmetic.
Serafina’s four recent qualified sales carried a $3,062,500 midpoint against $2,762,500 here, and about 21 percent more per living foot, on smaller, newer homes. The county values the two within $40,000 at the median.
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 recorded band for your house family, it usually can. We hand the appraiser the recorded sales, your living area and your roof and flood documents, so the adjustments rest on documents.
It depends on your carrying cost, tax position and plans. The Norman Estates allows one Board-approved annual lease a year, no lease over one year and no dogs for tenants, so we run both scenarios with you.
Seasonal buyers like turnkey homes, but furniture rarely returns its cost. When it is part of the sale we list it on a separate inventory so the appraisal treats it correctly.
They limit what a buyer can add: no lanai extension, no vertical addition and no new opening in the zero-lot-line wall. A home’s value is what it is today, so size and finish matter more here than potential.
No. It charged nothing on a resale, owners of 17 lots released it in 2004, and its 20-year term ended in November 2018.
Request a written valuation with the form on this page, gather your roof, permit and any flood documents, and call Jesse McGreevy at (239) 898-6072.
Every Norman Estates at Tiburón figure on this page traces to a primary source below, listed as of September 30, 2026: recorded Collier County instruments, the master association’s recorded amendments, the Pelican Marsh Community Development District, Collier County and state records, federal agencies, WCI’s SEC filings 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 Norman Estates at Tiburón owner always opens the official, current copy. Clerk images are non-certified copies of the recorded instruments, and each link opens the issuing authority’s own record. We host nothing ourselves, and each document bears directly on value.
Document | What it proves for a Norman Estates valuation | Official authority |
|---|---|---|
Amended and Restated Declaration, OR 4914, Page 3520 | The lawn and irrigation service, leasing, the club transfer window and the rebuild clock a buyer weighs | |
Architectural Standards, OR 6441, Page 2978 | Barrel clay tile roofs, replacement windows and the ban on vertical additions | |
Certificate of Amendment, OR 6441, Page 3000 | The lanai and zero-lot-line wall limits on what a buyer can add | |
Master Capital Contribution amendment, OR 6149, Page 45 | The one-time charge a buyer counts in the cost of getting in | |
Letter of Map Amendment 16-04-2398A | The Lot 20 map history | |
2026 Flood Protection Newsletter | The 50 percent rule zones and the CRS discount | |
Pelican Marsh CDD fiscal 2027 adopted budget | The District operations line a buyer carries | |
Pelican Marsh CDD minutes, July 15, 2026 | The bond schedule ending in May 2031 | |
WCI prospectus, March 12, 2002 | The original villa price band | |
Florida Statutes 720.401, disclosure summary | The pre-contract disclosure a buyer’s agent will expect | |
Florida Statutes 720.30851, estoppel certificates | Where the assessment figures a buyer prices come from | |
Uniform Mitigation Verification Inspection Form | The wind report that prices a pre-code home’s insurance |
McGreevy and Comisar value and sell homes across Southwest Florida from an office in Bonita Springs, and The Norman Estates 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 27-home street.
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, 2026 preliminary roll. Brokered by Domain Realty.