Tiburón, North Naples, Florida
A written valuation built from your own Tiburón neighborhood's MLS and recorded sales, your floor or lot and your flood file. Free, no obligation, from McGreevy and Comisar. Or call Jesse direct at (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
If you own a home inside the gates of Tiburón in North Naples, the honest answer to what it is worth starts with your neighborhood, your ownership regime and your position in the building or on the street, not with the community. Tiburón holds 540 homes in ten recorded neighborhoods, from a Ventanas mid-rise condominium to a custom Escada estate on more than half an acre, and the Southwest Florida MLS shows twelve-month neighborhood medians from $902,500 in Ventanas to $3,500,000 on Marsala Way. The full community picture, from the club and the Ritz-Carlton to the Pelican Marsh Community Development District, flood and schools, lives on our Tiburón community guide. This page does one job: it shows how a Tiburón home is actually valued, neighborhood by neighborhood, from the MLS, the county’s recorded sales and the recorded documents, and it gives you two ways to get your own number. Use the Home Valuation form at the top of this page, or call Jesse McGreevy direct at (239) 898-6072.
A Tiburón home is worth what its neighborhood, regime, plan, floor or lot, view, flood file and condition support. Across 32 Southwest Florida MLS closings in the twelve months to September 18, 2026, neighborhood medians ran from $902,500 in Ventanas to $3,500,000 in Marsala, and the community’s $1,850,000 median described almost no single home.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 18, 2026; Development is TIBURON, closed September 18, 2025 to September 18, 2026 and active on September 18, 2026)
We tracked every one of the 32 Tiburón closings recorded in the Southwest Florida MLS in that window, matched them to the deeds on the Collier County Property Appraiser public roll, and widened each neighborhood’s window on the county’s DOR-qualified recorded sales until it reached ten.
Tiburón resolves into four price bands. Ventanas is the entry band, with four MLS closings from $715,000 to $1,500,000 and a 36-month county median of $965,000. Castillo and Bolero form the one-home-per-floor band, Castillo’s nine closings at a $1,265,000 median and Bolero’s single sale at $1,275,000. Esperanza and Marquesa Royale are the coach-home band, at $2,150,000 and $2,450,000. The houses run from $2,550,000 in Serafina to $4,000,000 on Marsala Way, with Escada’s recorded sales far above. Those numbers come from McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008; if you are weighing 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.
Divide the MLS’s $65,845,000 of closed volume by its 32 sales and you get about $2,057,656, above every Castillo, Ventanas and Bolero sale of the year and below every house sale. The $1,850,000 community median is the mean of a $1,800,000 sale and a $1,900,000 sale that happened to sit in the middle of the list. A blend like that describes no home inside the gates, so no figure on this page is ever blended across neighborhoods when we value a home.
We value a Tiburón home from three primary records laid over one another. The Southwest Florida MLS gives us brokered closings, days on market, the sale-to-list ratio and the living area each listing agent entered. The county roll gives us the recorded, DOR-qualified sales the MLS never saw, and the recorded declarations tell us each home’s regime and rules. The District’s budgets and FEMA’s flood layers give us the charges and the flood reading a buyer will underwrite. Then we walk the home, because floor, view, roof, openings and the kitchen are the variables no record captures.
A Tiburón buyer’s first five questions are nearly always the same: does a club membership come with it, what are the District lines and the association assessments, what flood zone is the building in, is the condominium inside Florida’s milestone and reserve laws, and when can I see it through the gate. A valuation that answers all five before the listing goes live protects the price, because every unanswered question becomes a negotiation later.
McGreevy and Comisar should value your Tiburón home because we build every number from the Southwest Florida MLS and the county’s recorded sales, neighborhood by neighborhood, we read the District’s budgets and the club’s documents before we price, and we have been Top 1% Real Estate Agents Nationally Since 2008. In a nine-market community, method decides the outcome.
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate. Those are career numbers across Lee and Collier County, not a claim about any one community, and we say so on purpose.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
You will not find a McGreevy and Comisar sales count for Tiburón on this page, or a story about a Tiburón sale we handled. We have none on record to show you, and we would rather say so than dress up a career number as a local one. What you will find is the whole market, 32 MLS closings in twelve months and the county’s recorded sales behind them, each with its source and date. Where this page needs a worked example, it walks through a recent public record sale inside the gates, labelled as a public sale and not ours.
You get Jesse and Marc, not an assistant with a template. Jesse McGreevy builds the pricing analysis and assembles the master association, neighborhood association, District and club paperwork your buyer will ask for. Marc Comisar walks the home and judges floor, view and condition against what is actually selling in North Naples, which is what lets a seasonal owner in the Northeast, the Midwest or Canada get a real opinion of value without flying down. Read more on the about McGreevy and Comisar page.
Tiburón is one master association and nine markets. No neighborhood produced ten MLS closings in the last twelve months, and Escada produced none. At that pace your listing competes with the one or two homes of your own plan and position for sale at the same time, and with the buyer’s memory of the last one that closed. A Bolero seller is not helped by a Marquesa Royale sale, and a mispriced listing has nothing nearby to reset the conversation.
This page answers what your home is worth. If you have decided to sell and want the full listing plan, pricing, marketing, negotiation, the two estoppels and the club transfer, read our guide to selling your home in Tiburón. If you are buying your next home inside the same gates, perhaps moving from a condominium to a house, start with buying a home in Tiburón. And for the nine neighborhoods one at a time, each has its own guide, linked in the neighborhood section below.
These are the Tiburón valuation facts that decide most prices inside the gates, each drawn from the Southwest Florida MLS, the county roll, the recorded documents or the District’s published budgets, and each repeated with its source further down this page. Read them before you read any online estimate.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 18, 2026; Collier County Property Appraiser public roll, tax year 2026 preliminary; Pelican Marsh CDD FY2027 adopted budget)
A Tiburón home is valued in nine steps: neighborhood and recorded entity, regime and plan, floor or lot, club membership position, condition and code era, the fee layers, the flood file, time, and a test against today’s competition. Each step uses a recorded or MLS source, and the result is a range a financed buyer’s appraiser can support.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 18, 2026; Collier County Property Appraiser public roll; recorded declarations as summarized in our neighborhood guides)
The MLS files every home under the development code TIBURON and a neighborhood name, and the recorded entity sits underneath: Castillo is four sequential declarations merged in 2007, Ventanas is recorded as Ventanas I at Tiburon and there is no Ventanas II, Esperanza is two declarations sold as one product, and The Norman Estates’ plat is Tiburon The Norman Estates at Pelican Marsh Unit 23. We start from the recorded entity, because that is what the buyer’s title work and estoppels will read.
A mid-rise condominium, a one-per-floor villa condominium, a coach home and a house are four products under two statutes. Inside Castillo, the first-floor plan of 2,159 square feet, the second of 2,420 and the third of 2,502 are three price points; inside Ventanas, the Tortosa, Medina and Santona plans trade in three separate bands; inside Esperanza and Marquesa Royale, the WCI plans of the same shell. We compare your plan with the same plan first, and only then with neighbors.
In a Castillo or Bolero building each home is a whole floor, and the second and third floors have sold well above the first. In Ventanas the upper floors carry the view and the fifth floor the top prices. In the single-family streets, the lot matters: Escada’s median lot is 0.62 acre, Marsala’s 0.37, The Norman Estates’ 0.20 and Serafina’s 0.18, and golf and lake frontage move price within each.
Membership is optional at Tiburón, so the valuation question is whether a transferable membership can come with your home. Under Marsala’s recorded declaration, a buyer who takes over a transferable Signature Membership pays no membership fee to the club, if the buyer applies thirty days before closing and is approved. The club publishes no price, so nobody can put an honest dollar figure on that, but a golf buyer weighs it, and we confirm your position before we write a number.
Tiburón spans the whole modern history of Florida’s building code: Bolero was built before the statewide code took effect in March 2002, Castillo, The Norman Estates and Ventanas straddle it, and Marsala and Esperanza were built under the 2010 code and later. A carrier prices that history, so the roof, the openings and a current wind mitigation form on the April 2026 revision are part of the valuation file, not an afterthought.
Every buyer pays Collier County tax at 9.4020 mills, reset after the sale. In nine neighborhoods the buyer also pays the District’s operating line, $1,879 per unit for FY2027, and a bond line of about $765 to $2,532 through May 1, 2031. The master and neighborhood assessments publish no figure, and the club is optional. Your price has to fit the buyer who can carry your home’s full stack, so we state the lines from your own tax bill and estoppels.
Tiburón is a mosaic of Zones AH, AE and X across four FIRM panels. Your panel, your zone, any FEMA letter of map amendment on your structure and the elevation certificate the county may hold together decide a buyer’s flood quote, and a letter nobody finds is a premium a buyer pays for years. We read the file before we price, and the answer for a Castillo Court building is not the answer for a building three hundred yards away.
Every Tiburón neighborhood stepped up sharply between 2021 and 2023, and since then they have moved apart: Castillo’s per-foot price has eased for two years, Marsala and Escada kept rising into 2025, and Marquesa Royale went two years without a sale. We adjust older sales by the direction and size of your own neighborhood’s movement, never by a countywide index, and we say which window every comparable came from.
On September 18, 2026, 20 homes were active, eight of them in Castillo, and none in Esperanza or Serafina. A Castillo valuation has to beat seven other listings of the same building type; an Esperanza or Serafina valuation may have no competition at all. The final number is the one that wins that comparison, not the one that merely matches the last sale.
Tiburón homes are worth from about $600,000 for a Ventanas condominium on the county’s recent record to more than $6 million for an Escada estate. Below are the MLS figures for all nine neighborhoods, each window widened on the county’s recorded sales until it reaches ten, and the sales listed where it never does.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 18, 2026; Collier County Property Appraiser public roll, DOR-qualified recorded sales, windows widened 12 to 24 to 36 to 60 months to all history, files read September 24 and 25, 2026)
Neighborhood | Twelve-month MLS record | First window with ten county-qualified sales | Median in that window | Regime |
|---|---|---|---|---|
Ventanas | 4 closings, $715,000 to $1,500,000 | 36 months, n=15 | $965,000 | Condominium |
Castillo | 9 closings, $1,000,000 to $1,575,000 | 24 months, 17 recorded priced deeds | $1,300,000 | Condominium |
Bolero | 1 closing, $1,275,000 | 60 months, n=12 | $1,262,500 (mean of $1,250,000 and $1,275,000) | Condominium |
Esperanza and Esperanza II | 4 closings, $1,600,000 to $2,335,000 | 36 months, n=10 | $2,195,000 | Condominium |
Marquesa Royale | 5 closings, $1,800,000 to $3,000,000 | 60 months, n=12 | $2,312,500 (mean of $2,175,000 and $2,450,000) | Condominium |
Serafina | 2 closings, $2,550,000 and $3,500,000 | 60 months, n=12 | $2,797,500 (mean of $2,600,000 and $2,995,000) | Homeowners association |
The Norman Estates | 2 closings, $2,700,000 and $2,825,000 | never inside 60 months (n=5) | no median; sales listed below | Homeowners association |
Marsala | 5 closings, $2,800,000 to $4,000,000 | 36 months, n=10 | $3,187,500 (mean of $3,175,000 and $3,200,000) | Homeowners association |
Escada | no MLS closing | never inside 60 months (n=7) | no median; sales listed below | Homeowners association |
The twelve-month column is the most recent evidence; the widened column is the most reliable. Where the two disagree, as in Marsala, where the last twelve months ran ahead of the 36-month median, the recent sales tell a buyer more about today and the wider window about the neighborhood’s range.
Ventanas at Tiburón is 82 homes in three five-storey buildings over parking, completed in 2002, the only mid-rise in Tiburón. No Ventanas unit has recorded a qualified sale under $500,000 since October 2021, and the lowest qualified sale since January 2024 was $600,000. Since 2022, by plan, Tortosa units sold at a $645,000 median (n=9), Medina units at $840,000 (n=11) and Santona units at $1,125,000 (n=7). A Ventanas home is worth its plan and floor first, and the fifth-floor sale at $1,500,000 in September 2025 shows what the top of the building can bring.
Castillo at Tiburón is 102 homes in 34 three-storey buildings, one full-floor home per storey, built 2001 to 2003. Its nine MLS closings of the year, which equal nine county deeds exactly, ran $1,000,000 to $1,100,000 on the first floor, $1,145,000 to $1,575,000 on the second and $1,375,000 to $1,410,000 on the third, at a $522.73 median per square foot. With eight active listings on September 18, a Castillo valuation is a floor-by-floor comparison against homes a buyer can walk the same day.
Bolero at Tiburón is 60 homes in 20 three-storey buildings, one home per floor, built in 1999 and 2000, on 6.01 acres of association common ground. Its 60-month county record of 12 qualified resales ran from $560,000 to a record $1,700,000 for a second-floor home in May 2023, and its latest 36 months hold seven sales at a $1,275,000 median. Bolero’s plans run 1,768, 2,256 and 2,341 county square feet by floor, each smaller than Castillo’s, and the build era is the question a buyer’s insurer asks first.
Esperanza at Tiburón is 90 homes in 15 three-storey WCI buildings built 2013 to 2015, recorded as two phases and sold as one product. Its four 2026 sales, $1,600,000 on a first floor, $2,100,000 and $2,200,000 on second floors and $2,335,000 on a third, set the current range, and its highest qualified sale is $2,400,000 in September 2024. No Esperanza home was active on September 18, so an Esperanza valuation sets the market’s next reference point rather than meeting one.
Marquesa Royale at Tiburón is 48 homes in eight three-storey buildings on its own private lane, architecturally the same WCI shell and plans as Esperanza. Since January 2022 its recorded resales run about 12.5 percent above Esperanza’s on price and 14.1 percent per square foot, a gap narrower than the county’s 2026 roll suggests. Its record is $3,000,000, reached twice, in October 2023 and January 2026, and two 2026 sales closed below the county’s just value. Three Marquesa Royale homes were active on September 18, two of them top-floor units above $3,000,000.
Serafina at Tiburón is 44 two-storey homes on 0.18-acre median lots, built 2002 to 2008. Its 60-month county record of 12 qualified sales ran $1,695,000 to $3,500,000 at a $2,797,500 median, and the latest sales are the highest: $3,000,000 in May 2025, the record $3,500,000 in May 2026 after three days on market and above its $3,250,000 list price, and $2,550,000 in July 2026. With no Serafina listing active, a Serafina valuation depends on lot, pool, renovation and the flood file for its lot.
The Norman Estates at Tiburón is 27 villas on Medallist Lane built 2000 to 2003. Five DOR-qualified sales in 60 months is too few for a median, so we list them: $2,901,000 in May 2022, $2,625,000 in January 2025, $3,300,000 in May 2025, $2,700,000 in February 2026 and $2,825,000 in June 2026. A $3,513,000 deed in February 2026 is coded not qualified and is not the street’s record. A Norman Estates valuation is a house-by-house exercise against those five and the one active listing at $3,995,000.
Marsala at Tiburón is 56 homes on Marsala Way, built 2007 to 2020, outside the Pelican Marsh District entirely. Its 36-month county record of 10 qualified sales runs from $2,550,000 to a record $4,950,000, and its five MLS closings of the year ran $2,800,000 to $4,000,000 at a $3,500,000 median, the highest in Tiburón. Two 2013 homes sold at $2,800,000 and $3,950,000 within a week in June 2026, which is the clearest proof that the house, not the street, sets a Marsala number.
Escada at Tiburón is 31 custom estates on the largest lots in Tiburón. It recorded no MLS closing in the last twelve months, so we list the seven DOR-qualified sales of the last 60 months: $5,765,000 (November 2021), $7,250,000 (April 2022), $8,000,000 (May 2023), $5,250,000 (February 2024), $6,190,000 (March 2024), $5,800,000 (March 2024) and $6,225,000 (June 2025). With two listings asking $6,700,000 and $7,250,000, an Escada valuation prices one custom house against a handful of custom houses, and the recorded repeat sales of the same address are the best evidence.
Tiburón closed 32 homes through the MLS last year, and your number depends on which of these rows your home belongs to and where it sits inside it. Use the Home Valuation form at the top of this page or our free home valuation request, or call Jesse McGreevy at (239) 898-6072. If you have already decided to sell, read how we sell homes in Tiburón; if you are buying, see how we represent buyers in Naples.
A median of four is not a market rate, and a median of 17 across 26 years is not one either. The rule we follow is the first window that reaches ten qualified sales: 12 months, then 24, then 36, then 60, then all recorded history. It gives Castillo 24 months, Ventanas, Esperanza and Marsala 36, and Bolero, Marquesa Royale and Serafina 60, and it gives The Norman Estates and Escada no honest median at all, which is why we list their sales instead of inventing a rate.
Price per square foot at Tiburón tells you about a neighborhood’s position, not about your home’s value. On MLS living area, the twelve-month medians ran from $522.73 in Castillo to $830.51 in Marquesa Royale, and the community’s $697.70 median sits between products that never compete with each other.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 18, 2026; Collier County Property Appraiser public roll, tax year 2026 preliminary)
The MLS divides a sale price by the living area an agent enters. The county roll carries a base-structure area and a total adjusted area that includes garages, lanais and screen enclosures and runs roughly 21 percent larger than MLS living area on the same houses. At Castillo the county’s unit areas happen to equal the MLS living area; in the single-family streets they never do. A per-foot figure from one system is never restated against the other’s denominator on this page, and it should not be in your valuation either.
Neighborhood | MLS median $ per sq ft of living area, twelve months | n | Note |
|---|---|---|---|
Castillo | $522.73 | 9 | Odd count, an actual sale; equals the county deed figure |
Ventanas | $530.72 | 4 | Even count |
Esperanza and Esperanza II | $731.36 | 4 | Even count |
Marsala | $809.79 | 5 | Odd count, an actual sale |
Marquesa Royale | $830.51 | 5 | Odd count, an actual sale |
Serafina, The Norman Estates, Bolero | two, two and one sale | 5 | Too thin to read as a rate |
All Tiburón | $697.70 median; $715.32 aggregate | 31 | One sold data entry carried no living area |
The median of each sale’s own ratio and the aggregate, total dollars over total square feet, are both shown because a portal that prints one unlabelled number is printing one of these two and not saying which.
Esperanza and Marquesa Royale are the same shell and plans, and their per-foot medians sit $99 apart; Castillo and Ventanas sit $8 apart per foot while their homes differ in form, floor and size. Inside Castillo, a first-floor sale at $463 per square foot and a second-floor sale at $651 happened in the same twelve months. The square foot tells you which band you are in; the neighborhood, position and condition tell you where in the band.
Use it to check a comparable, never to set a price. Take the per-foot figure of a sale of your own plan and position in your own neighborhood, apply it to your own MLS living area, and then adjust for the differences: condition, view, the flood reading of the building, the membership position and time. If the answer is far from the recorded sales of your plan, the per-foot figure is wrong for your home, not the sales.
Tiburón homes sold for $715,000 to $4,000,000 through the MLS in the twelve months to September 18, 2026, 32 closings and $65,845,000 in all, at a $1,850,000 median and 93.84 percent of list. The county’s recorded sales add the transfers the MLS never saw, including Escada’s, which sit far above the MLS range.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 18, 2026; Collier County Property Appraiser public roll, DOR-qualified recorded sales, files read September 24 and 25, 2026)
Tier, MLS, twelve months to Sep 18, 2026 | Closed (n) | Median price | Active on Sep 18 | Months of supply |
|---|---|---|---|---|
Condominiums | 23 | $1,450,000 (odd count, an actual sale) | 15 | about 7.8 |
Single-family | 9 | $3,095,000 (odd count, an actual sale) | 5 | about 6.7 |
All Tiburón | 32 | $1,850,000 (mean of $1,800,000 and $1,900,000) | 20 | about 7.5 |
Tier medians are our arithmetic on the individual sales that the MLS neighborhood figures and the matched county deeds share. The condominiums closed two and a half times as many homes as the houses and carry three times the listings.
This is a public record sale from the Southwest Florida MLS and the county roll, not a McGreevy and Comisar transaction. A four-bedroom villa on Medallist Lane in The Norman Estates, 4,049 square feet of MLS living area, was listed at $3,250,000 on March 18, 2026, went under contract on April 4 and closed on June 24, 2026 at $2,825,000, 86.9 percent of list and about $697.70 per square foot, our arithmetic. For a valuation, the lesson is that the buyer arrived in 17 days and still negotiated $425,000, because the street’s qualified record was $3,300,000 and a $2,700,000 sale four months earlier gave the buyer’s appraiser a nearby number.
The only one of 32 closings above list was a Serafina house listed at $3,250,000 that sold at $3,500,000 in three days in May 2026, now Serafina’s highest qualified sale on the county roll. It shows what a well-presented house on a street with no competing listing can draw. It is one house, not a market rate, and a valuation that leans on it for a neighbor is leaning on the exception.
The county roll carries sales the MLS does not: all seven of Escada’s qualified sales of the last five years sit outside the MLS twelve-month window, the latest at $6,225,000 in June 2025, and a Medallist Lane deed of $3,513,000 in February 2026 has no MLS closing behind it and is coded not qualified. We read both systems, dedupe them by parcel and date, and use only qualified sales as evidence.
Castillo’s nine MLS closings ran $1,000,000 to $1,575,000; Ventanas’ four ran $715,000, $840,000, $965,000 and $1,500,000; Esperanza’s four ran $1,600,000 to $2,335,000; Marquesa Royale’s five ran $1,800,000 to $3,000,000; and Bolero’s single sale was $1,275,000 for a third-floor home in March 2026. In Castillo, Ventanas and Esperanza every MLS price equals a county deed exactly, and the floor explains more of each spread than the square footage.
Marsala’s five ran $2,800,000 to $4,000,000, including $3,500,000 in September 2025, $3,095,000 in December 2025 and $3,950,000 and $2,800,000 in the same June week; Serafina’s two were $3,500,000 and $2,550,000; and The Norman Estates’ two were $2,700,000 and $2,825,000. Escada recorded none through the MLS. Nine house closings, from $2,550,000 to $4,000,000, is the whole single-family MLS year.
Tiburón homes took a median 86 days on market across 31 MLS closings with a days figure, and sold at a median 93.84 percent of list across 32. The 20 listings active on September 18 had sat a median 156.5 days, and only one sale of the year closed above list.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 18, 2026)
The median Tiburón closing gave up about 6.2 percent from list, and 31 of 32 sellers took less than they asked. That is not a reason to price low; it is the reason to price correctly the first time, because the listings that start high are the ones that sit. A valuation that tells you what the house will close at, and a list price that leaves a measured margin above it, is the pairing the record supports.
Neighborhood | Active on Sep 18 | MLS closings, twelve months | Months of supply, our arithmetic |
|---|---|---|---|
Castillo | 8 | 9 | about 10.7 |
Ventanas | 3 | 4 | about 9.0 |
Marquesa Royale | 3 | 5 | about 7.2 |
Bolero | 1 | 1 | about 12 |
The Norman Estates | 1 | 2 | about 6 |
Marsala | 2 | 5 | about 4.8 |
Esperanza | 0 | 4 | none |
Serafina | 0 | 2 | none |
Escada | 2 | 0 | not measurable on the MLS |
Months of supply is active listings divided by the monthly closing pace. Against the community’s 7.5 months, Castillo and Ventanas carry more supply than their pace absorbs, and Marsala, Esperanza and Serafina less.
The 20 active listings asked a median $1,522,500, against a $2,095,000 median list price for the year’s closings and a $1,850,000 median sold price. Castillo’s eight asked $1,099,000 to $1,595,000, where its closings ran $1,000,000 to $1,575,000; Ventanas’ three asked $829,000 to $975,000; Marquesa Royale’s three asked $2,350,000 to $3,150,000 against closings of $1,800,000 to $3,000,000. Where the asking range sits above the closing range, the days on market show it.
The fastest closing of the year took three days, the Serafina sale above list; the slowest took 320. On the pull date the longest-listed active home had sat 312 days, a Castillo unit, and five of Castillo’s eight had sat more than 150 days. The fast sales share a price the market already accepted and a house ready to show; the slow ones share an asking price above the neighborhood’s own evidence.
Closings split 16 and 16 between January to May and June to December. In-season closings ran a median 81 days on market and 93.70 percent of list; off-season closings 102.5 days and 93.88 percent. The in-season median price of $2,000,000 against $1,537,500 is a mix effect, more Marsala and Marquesa Royale sales in season, not appreciation. For a valuation, the season changes the expected days on market, not the number.
Price to the neighborhood’s own evidence, leave a measured margin for a market that negotiates about six percent, and launch with the file complete so the buyer has nothing to discount. In a Castillo building with seven competing listings, that means winning the comparison on the first day. On a Serafina or Esperanza street with no competing listing, it means setting the next reference point rather than testing the ceiling.
Tiburón home values stepped up sharply between 2021 and 2023 in every neighborhood on the county’s recorded sales, then moved apart: Castillo’s per-foot price has eased for two years, Marsala and Escada kept climbing into 2025, Marquesa Royale went two years without a sale, and Ventanas lost its sub-$500,000 floor entirely.
Data updated: September 2026 (Collier County Property Appraiser public roll, DOR-qualified recorded sales, files read September 24 and 25, 2026)
Calendar year, county qualified sales | Castillo median (n) | Esperanza, both phases, median (n) | Marquesa Royale median (n) |
|---|---|---|---|
2021 | $759,500 (18) | $1,408,500 | $1,599,500 |
2022 | $1,262,500 (10) | $2,236,000 | no sale |
2023 | $1,495,000 (7) | $2,100,000 | $2,500,000 (6) |
2024 | $1,245,000 (3) | $2,327,000 | no sale |
2025 | $1,325,000 (10) | $1,750,000 (3, two of them first-floor) | no sale |
2026 to date | $1,392,500 (4) | $2,150,000 (4) | $2,175,000 (4) |
Thin years swing on floor and condition; Esperanza’s 2025 median is pulled down by first-floor sales, not by a market fall. Where a count is not shown, our neighborhood guides record the year’s median without restating the count here.
Period, county qualified improved sales | Marsala | Escada | Serafina |
|---|---|---|---|
Earlier period | 2011 to 2014: $1,027,900 (n=33, WCI new homes) | 2010 to 2014: $2,650,000 (n=9) | 2009 to 2014: $1,200,000 (n=15) |
Middle period | 2015 to 2019: $1,274,500 (n=12) | 2015 to 2020: $3,800,000 (n=11) | 2015 to 2020: $1,367,500 |
Recent period | 2020 to 2022: $1,762,500 (n=10); 2023 to 2026: $3,187,500 (n=12) | 2021 to 2025: $5,782,500 (n=10) | 2021 to 2026: 16 qualified sales from $1,350,000 to $3,500,000, plus one awaiting its county code |
Marsala roughly tripled from its new-home era; Escada fell about 30 percent from 2004 to 2008 into the 2010 to 2014 trough and then rose about 52 percent in the 2021 to 2025 window.
Ventanas sold under $500,000 routinely from 2002 to 2021, and its last qualified sale under that line was $350,000 in October 2021. Since January 2022 the lowest qualified sale was $540,000, and since January 2024 $600,000. The 2023 median of $1,125,000 reflects a year heavy with larger units, not a doubling; the plan medians since 2022, $645,000 for the Tortosa, $840,000 for the Medina and $1,125,000 for the Santona, are the honest yardstick.
The step change arrived in every neighborhood within about eighteen months: Castillo’s median rose about 66 percent from 2021 to 2022, Esperanza’s about 59 percent, Serafina’s from $1,705,000 in 2021 to $2,527,000 in 2022, and Marquesa Royale’s from $1,599,500 in 2021 to $2,500,000 in 2023. A valuation that adjusts a 2021 sale to today with a small annual index misses the repricing entirely, and one that treats a 2023 peak sale as today’s floor misses what happened since.
Castillo’s median recorded price per square foot of county area fell from $661.16 in the year to August 2024, on three sales, to $577.58 in the year to September 2025 and $522.73 in the latest twelve months, and the county cut Castillo’s median just value 5.9 percent for 2026. For a Castillo or Bolero owner, the latest twelve months set the buyer’s expectation, and the 2023 sales are history. For Esperanza and Marquesa Royale, the 2026 sales are the first evidence after a quiet spell.
The houses have not eased the way Castillo has. Marsala’s record came in May 2025 at $4,950,000 and a $4,000,000 deed followed in July 2026; Serafina’s record came in May 2026; Escada’s latest sale, $6,225,000 in June 2025, was a repeat sale of a house that had recorded $5,800,000 fifteen months earlier. For a house, the recent record is the evidence, and the older periods show how far the street has come.
The MLS twelve-month pull holds 32 closings, and the county’s recorded sales show the same thin turnover in every neighborhood: Castillo recorded 10 qualified sales in 2025, Marsala 10 in 36 months, Escada seven in five years and The Norman Estates five. In a fully built-out community of 540 homes, that is roughly six percent turnover a year, and it is why each sale moves the next valuation on its street.
Tiburón and Pelican Marsh are the two communities inside one Community Development District, on either side of Airport-Pulling Road, and Pelican Marsh is the neighbor our guide measures Tiburón against most directly. The value difference a buyer can document is the District bond line, which nine Tiburón neighborhoods carry to May 1, 2031.
Data updated: September 2026 (Pelican Marsh CDD FY2027 adopted budget, adopted July 15, 2026, and FY2025 audited financial statements; District transponder policy; master association published inclusions)
Question | Tiburón | Pelican Marsh |
|---|---|---|
Relationship to the District | Inside the Pelican Marsh CDD boundary, except Marsala | Inside the Pelican Marsh CDD |
District bond debt | Nine neighborhoods, about $765 to $2,532 a year, retiring May 1, 2031 | None on a home outside Tiburón; operating line only |
Master association | Tiburon Estates Homeowner’s Association | The Foundation of Pelican Marsh |
Private gates | Tiburón’s own gates; tenant transponders work only at Tiburón’s private gates | The District’s west-side gates |
Bulk television | Hotwire Fision basic cable | Bulk Comcast including internet |
Club inside the gates | Tiburón Golf Club, semi-private, optional | Information not available at time of publishing |
Resort inside the gates | The Ritz-Carlton Naples, Tiburón | Information not available at time of publishing |
MLS twelve-month median | $1,850,000 (n=32) | Information not available at time of publishing |
We publish no Pelican Marsh figure we did not source from the District or Tiburón’s own record, which is why several rows say so.
A buyer who chooses Tiburón is choosing optional membership in a semi-private club, a resort and three tournaments inside the gates, and a bond line with under five years to run. A buyer who chooses Pelican Marsh is choosing the larger master community across the road and its Foundation; our Pelican Marsh guide is the place to compare it. For your valuation, the point is that the buyer comparing the two will price the bond line, so your listing should state it with its payoff date.
Our community guide records that Tiburón is compared most often with Pelican Bay, Talis Park, Grey Oaks and Mediterra. None was measured to the standard of this page, so we carry no figure from any of them into your valuation. The axes to compare are ours to state: optional or bundled golf, a District line or none, published fees or none, and the flood reading building by building.
It changes the buyer pool, not the comparable set. We never value a Tiburón home from a sale outside Tiburón’s gates, because the District lines, the membership position and the flood reading do not carry across Airport-Pulling Road. What the comparison changes is the story the listing tells the buyer who has just toured the other community, and that story can protect the price.
Online automated estimates miss on Tiburón homes because they blend sales they cannot tell apart: a Ventanas mid-rise and a Castillo villa on the same boulevard, a Zone AH building and a Zone X building in one condominium, a home whose membership transfers and one whose does not, and Escada estates that went a year without an MLS closing.
Whether a transferable membership can come with a home is established from the recorded declaration and the club’s own records for that property. No automated model reads either, and none knows that the membership lapses at closing if nobody arranges the transfer thirty days ahead. A golf buyer knows, and prices it.
A Tiburón home carries county tax, a District operating line, in nine neighborhoods a District bond line, a master assessment and a neighborhood assessment, and two of those five publish no figure. A portal’s fee field shows whatever an agent typed; it cannot know that Marsala pays no District line or that The Norman Estates’ bond line is the lowest of the nine.
Castillo, Ventanas, Esperanza, Serafina and Bolero homes can all carry a Tiburon Boulevard East or nearby address. A model that weights by distance treats a $715,000 Ventanas sale and a $3,500,000 Serafina sale as neighbors. The regime and the recorded entity separate them in seconds, and a model does not look.
Inside Castillo, seven buildings read wholly Zone AH on panel 12021C0194J, effective February 8, 2024, and 21 read outside it; FEMA letter 13-04-5785A removed four more from the high-risk area. At Esperanza, buildings 14 and 15 read entirely Zone X while 12 of 15 footprints touch the high-risk zone. A model that knows only the ZIP code prices every one of those buildings alike.
In Castillo and Bolero every home is a whole floor, and a second-floor Castillo home has sold $400,000 above a first-floor one in the same year. In Ventanas the plan decides the band, from the Tortosa to the Santona. A model that knows square footage but not floor or plan misses the variable that moves the price most.
There is no Ventanas II, whatever a listing says; “Escada Estates” is a tax-bill variant, not a corporation; and Villa Grande, Avellino Isles, Cordoba and Falcon’s Glen are not Tiburón neighborhoods, though some sites file them as such. A model trained on those records inherits the errors.
Treat it as a guess about the community, not your home. If it is higher than the recorded sales of your plan and position, it will cost you days on market; if it is lower, it will cost you money at the offer. The fix is the same either way: a written valuation built from your own neighborhood’s qualified sales, with every source named.
Carrying costs change a Tiburón buyer’s offer because the buyer prices the whole stack: county tax reset after the sale, the District’s operating line and, in nine neighborhoods, a bond line to 2031, two unpublished association assessments and optional club dues. Lines stated up front are priced calmly; lines that surface late are discounted.
Data updated: September 2026 (Collier County Property Appraiser public roll, tax year 2026 preliminary; Pelican Marsh CDD FY2027 adopted budget and FY2019 budget; CR-120 roll figure for The Norman Estates)
Neighborhood | District operating line | District bond line | Median 2026 tax on the roll, ad valorem, preliminary |
|---|---|---|---|
Ventanas | Yes | Condo II class, about $833 to $853 | $6,040 |
Bolero | Yes | Condo I class, about $833 to $853 | $7,856 |
Castillo | Yes | $836.33 on the 2025 roll | $9,889 |
Esperanza II | Yes | Villa III class | $13,982 |
Esperanza | Yes | Villa II class | $14,924 |
Serafina | Yes | $836.33 on the 2025 roll | $16,836 |
Marquesa Royale | Yes | Villa class | $17,275 |
Marsala | No | None | $17,700 |
The Norman Estates | Yes | $765.19 on the 2025 roll, the lowest | $17,732 |
Escada | Yes | Est SF II class, about $2,532 | $41,220 |
The operating line is $1,879 per equivalent residential unit for FY2027; the District does not publish how units are assigned to home types, so the figure on your own tax bill is the one a buyer should see. Median tax reflects long-held homesteads and resets for a buyer.
No Tiburón association publishes its recurring assessment, so a buyer cannot price the full stack before an offer unless you give it to them. The one published association figure is Marsala’s $3,000 resale capital assessment, paid by the buyer at closing. We gather your master and neighborhood figures before listing so the offer is written on a real number.
The Series 2022 bonds retire on May 1, 2031, so a 2026 buyer takes on at most five more years of the bond line. The operating line rose from $1,725 per unit in FY2026 to $1,879 in FY2027, and 18.0 percent across FY2025 to FY2027, while the millage fell every year for six years. Both belong in the buyer’s arithmetic, and both belong in your listing.
A buyer comparing a Castillo home at a $9,889 median tax and a Serafina house at $16,836 is comparing two different annual budgets before either association figure is known. The buyer does not separate price from carrying cost; they trade one against the other. We model both before recommending a number, because a price that ignores the stack is a price the buyer will correct for you.
Flood and insurance change a Tiburón valuation building by building. The community spans Zones AH, AE and X on four FIRM panels, several neighborhoods split internally, FEMA letters have removed structures from the high-risk area, and the building’s code era and wind mitigation form decide the wind premium.
Data updated: September 2026 (FEMA National Flood Hazard Layer, queried September 2026; effective panels of February 8, 2024 and May 16, 2012; Citizens Property Insurance 2026 rate kit; Florida Office of Insurance Regulation)
On panel 12021C0194J, effective February 8, 2024, seven Castillo buildings read wholly Zone AH, six partly and 21 outside, and 12 of Esperanza’s 15 footprints touch the high-risk zone while buildings 14 and 15 are entirely Zone X. On panel 12021C0382J, all 27 Norman Estates homes read Zone X and 18 of Bolero’s 20 buildings wholly Zone X. Marquesa Royale read Zone X, minimal hazard, at every sample point, and 43 of Serafina’s 44 lots read Zone AH. Marsala’s homes sit mostly on panel 12021C0401H, effective May 16, 2012.
FEMA letters of map amendment are on file for four Castillo buildings (13-04-5785A), 47 of Marsala’s 56 lots (13-04-6908A, 13-04-3370A and 13-04-5566A), Esperanza (LOMA 12-04-4195A and LOMR-F 13-04-6253A), Marquesa Royale (12-04-4196A), Escada (13-04-0296A and 19-04-1292A) and a Norman Estates lot (16-04-2398A). Each listed Tiburón letter carries a status of “Not incorporated,” so it does not show on the current map, and the letter itself must be produced. A letter on your structure is value a buyer will pay for, if someone finds it.
Tiburón’s base flood elevations run 10.0 to 11.5 feet NAVD88, and its natural ground averages about 12.9 feet NAVD88 on the USGS 2018 elevation data. An elevation certificate in NGVD29 reads roughly 1.2 to 1.4 feet higher for the same point, so a certificate is never compared to a NAVD88 base flood elevation without conversion. The comparison decides whether your first floor is above the line, and a buyer’s insurer will make it.
No premium for a specific home appears here, because a premium is a quote against a structure. The direction is favorable: Citizens’ 2026 rate kit records a 2.6 percent statewide average decrease, the first since 2015, and for Collier County a recommended change of minus 0.8 percent on 6,162 policies. Collier’s Community Rating System Class 5 gives a 25 percent discount on eligible flood policies, including those outside the Special Flood Hazard Area.
A revised Uniform Mitigation Verification Inspection Form, OIR-B1-1802, took effect April 1, 2026, and inspections since then must use it. Bolero predates the statewide building code and Castillo, Ventanas and The Norman Estates straddle its March 2002 start, while Marsala and Esperanza were built under the 2010 code and later. A current form lets a buyer’s carrier credit what your home has, and a form that predates April 2026 invites a discount while the buyer waits for a new one.
In the six condominiums, the association insures the building and the owner insures the interior, and deductibles and uninsured losses become a common expense. A buyer who asks for the master policy, the hurricane deductible and the replacement cost appraisal is pricing the assessment risk behind your unit. A condominium valuation that has those documents in hand is one a buyer can underwrite in days rather than weeks.
The condominium layer changes a Tiburón valuation through Florida’s milestone inspection and structural integrity reserve study laws, which reach four of the six condominiums plainly, and through the association’s reserves, insurance and documents. For Castillo and Bolero, whether those laws apply is unsettled, and a valuation should say so rather than guess.
Condominium | Form | Milestone inspection and SIRS | First milestone, per its guide |
|---|---|---|---|
Ventanas | 82 homes, three five-storey buildings over parking | Required | about 2032 on the statute’s 30-year clock |
Marquesa Royale | 48 homes, eight three-storey buildings of six | Required | about 2038 to 2042 on the statute’s 30-year clock |
Esperanza and Esperanza II | 90 homes, 15 three-storey buildings of six | Required | 2043 to 2045 |
Castillo | 102 homes, 34 three-storey buildings of three | Unsettled: the three-family exclusion may apply | not stated |
Bolero | 60 homes, 20 three-storey buildings of three | Unsettled: the three-family exclusion may apply | not stated |
Florida Statutes 553.899 and 718.112(2)(g) reach condominium buildings of three habitable stories or more, and both exclude a three-family dwelling of three or fewer habitable stories. The four single-family neighborhoods are outside Chapter 718 entirely.
For a budget adopted on or after December 31, 2024, an association required to obtain a structural integrity reserve study may not vote to fund less than the study calls for, and the 2025 law set the completion deadline at December 31, 2025, raised the reserve-item threshold from $10,000 to $25,000, and allowed funding by special assessment, line of credit or loan. For Ventanas, Marquesa Royale and Esperanza, a completed study and a funded plan support the price; a gap between the study and the budget is something a buyer will price for you.
Castillo’s recorded declaration describes three-unit, three-storey buildings, and Bolero’s association describes the same form, so both meet the height test and both may fall within the three-family exclusion. No public record settles it, and Collier County’s milestone map lists no Bolero building. For a valuation, the honest line is that the question is open and the association’s own position is part of the document file, not a feature to promise and not a defect to discount.
At Esperanza, Esperanza II and Marquesa Royale, the recorded documents show one shared elevator per building, a common element whose doors open into each home’s own vestibule. Garage configuration is per plan and per unit. We value from the declaration and the plans, because a buyer’s attorney reads the same documents, and a listing that overstates a feature invites a price reduction at the contract stage.
Tiburón has ten neighborhood associations, all active on the state’s corporate register, and eight management companies; in four neighborhoods the association’s address of record is a law firm or an accounting firm. A condominium valuation that includes the association’s budget, reserves, insurance and study is worth more to a buyer than one that leaves them to the contract period, because the buyer’s review clock is short and the documents route to different offices in different cities.
A buyer touring Tiburón in 2026 and 2027 will see two county road projects on its approaches, a resort mid-renovation inside the gates and District capital work at the entrance, and will read about a petition three and a half miles away. None is a special assessment on a Tiburón parcel, and each belongs in the valuation conversation.
Data updated: September 2026 (Collier County Project No. 60190 public meeting record; Collier County news release of July 6, 2026; Pelican Marsh CDD minutes and FY2027 budget; the resort’s published renovation window; Host Hotels and Resorts FY2025 Form 10-K)
Collier County Project No. 60190 widens Airport Road from Vanderbilt Beach Road to Immokalee Road to six lanes, at a budget of $42.0 million funded from the sales surtax, a state grant, impact fees and gas taxes. The county anticipated construction from June 2026 for up to two years. No sound wall and no median landscaping are in its scope, and no land is taken from Tiburón. Tiburón’s entrances are on Vanderbilt Beach Road, not on the segment being rebuilt.
About two miles west, between US 41 and Goodlette-Frank Road, the county is widening Vanderbilt Beach Road from four lanes to six, with mobilisation the week of July 6, 2026, daytime closures from 9:00 a.m. to 3:30 p.m. Monday to Saturday, and a two-month single-lane stretch expected in spring 2027. It sits on Tiburón’s main route to US 41, Mercato and the beach, so a buyer will drive it.
The District’s December 2025 minutes record that NCH submitted a planned unit development amendment petition for the former Naples Daily News site at 1100 Immokalee Road, 3.7 road miles away. The county land-use file was not retrieved for our guide, so no unit count, hearing date or status is stated here, and nothing on this page says apartments have been approved there.
The Ritz-Carlton Naples, Tiburón publishes a renovation window of May 18 to September 2026 for guest rooms, the lobby, select dining and a new event space, with the resort open throughout. Its owner, Host Hotels and Resorts, disclosed in its FY2025 Form 10-K a capital programme with Marriott of $300 million to $350 million across four hotels through 2029, one of them this resort. It is a strong forward signal about the asset at the community’s centre, and it means construction inside the gates over those years.
The District named Tiburón’s entrance road a paving priority and held the FY2027 paving line in reserve pending an engineer’s assessment, with paving possible after Easter 2027. Gate camera and plate-reader upgrades carry $28,250 in FY2027, and $115 of every FY2027 assessment services the loan on the US 41 gatehouse on the Pelican Marsh side. A buyer comparing District budgets will see all three lines.
Your valuation would use the qualified sales of your own neighborhood in the first window that reaches ten, and where no window does, every sale on the record. Below are the county’s recorded, DOR-qualified sales for the neighborhoods where the MLS year is too thin to stand alone, by month, street and price, with no unit numbers or house numbers.
Data updated: September 2026 (Collier County Property Appraiser public roll, DOR-qualified recorded sales, files read September 24 and 25, 2026)
Recorded | Year built | Sold |
|---|---|---|
November 2023 | 2013 | $3,175,000 |
December 2023 | 2014 | $3,200,000 |
March 2024 | 2012 | $3,200,000 |
December 2024 | 2011 | $2,550,000 |
May 2025 | 2018 | $4,950,000, the record |
August 2025 | 2013 | $2,800,000 |
September 2025 | 2012 | $3,500,000 |
December 2025 | 2012 | $3,095,000 |
June 2026 | 2013 | $3,950,000 |
June 2026 | 2013 | $2,800,000 |
Median $3,187,500, the mean of $3,175,000 and $3,200,000. A $4,000,000 deed recorded on July 2, 2026 awaited its county qualification code at the file date.
Recorded | Sold |
|---|---|
September 2021 | $1,695,000 |
October 2021 | $1,900,000 |
November 2021 | $2,581,000 |
January 2022 | $2,130,000 |
February 2022 | $2,527,000 |
August 2022 | $2,995,000 |
February 2023 | $3,100,000 |
April 2023 | $3,450,000 |
May 2024 | $2,600,000 |
May 2024 | $3,125,000 |
May 2025 | $3,000,000 |
May 2026 | $3,500,000, the record |
Median $2,797,500, the mean of $2,600,000 and $2,995,000. A $2,550,000 deed of July 2026, which matches an MLS closing, awaited its county code at the file date.
Recorded | Floor | Sold |
|---|---|---|
September 2021 | first | $560,000 |
February 2022 | second | $1,250,000 |
October 2022 | third | $1,200,000 |
May 2023 | second | $1,700,000, the record |
May 2023 | third | $1,350,000 |
September 2023 | third | $1,370,000 |
September 2023 | first | $1,100,000 |
September 2024 | first | $1,025,000 |
February 2025 | third | $1,405,000 |
February 2025 | third | $1,580,000 |
April 2025 | first | $1,175,000 |
March 2026 | third | $1,275,000 |
Median $1,262,500, the mean of $1,250,000 and $1,275,000. The September 2021 sale predates the repricing, which is why the 36-month window, seven sales at $1,275,000, reads closer to today.
Escada: $5,765,000 (November 2021), $7,250,000 (April 2022), $8,000,000 (May 2023), $5,250,000 (February 2024), $6,190,000 (March 2024), $5,800,000 (March 2024) and $6,225,000 (June 2025). The Norman Estates: $2,901,000 (May 2022), $2,625,000 (January 2025), $3,300,000 (May 2025), $2,700,000 (February 2026) and $2,825,000 (June 2026). Neither reaches ten in 60 months, so neither gets a median, and each valuation is built house by house from these sales and their repeat-sale histories.
Castillo reaches ten in 24 months, with 17 recorded priced deeds excluding those coded not qualified at a $1,300,000 median, and its nine MLS closings of the year equal nine county deeds. Ventanas reaches ten in 36 months, 15 qualified sales at $965,000, from $600,000 to $1,825,000. Esperanza reaches ten in 36 months, at $2,195,000, from $1,600,000 to $2,400,000. Marquesa Royale reaches ten only in 60 months, 12 qualified sales at $2,312,500, from $1,550,000 to $3,000,000, because it recorded no sale in 2022, 2024 or 2025.
The lists show three things a model never will. The houses kept setting records into 2026 while Castillo eased. The quiet years in Marquesa Royale mean its 2026 sales carry more weight than their count suggests. And in every neighborhood, a handful of recorded sales, read by floor, plan, build year and date, is better evidence than any community median.
The governance stack shows up in a Tiburón valuation as the lines on a buyer’s tax bill, the two estoppels and the documents a buyer’s attorney reads. Tiburón sits inside the Pelican Marsh District and its DRI and PUD, with its own master association, ten neighborhood associations, a club that is not an association and a resort parcel.
The State of Florida sits at the top; then the Pelican Marsh Community Development District, a Chapter 190 special district created December 14, 1993; then, on the Tiburón side, Tiburon Estates Homeowner’s Association, Inc., document N99000002699, active, which holds the master common tracts; then the ten neighborhood associations. Beside the tree, not inside it, sit Tiburón Golf Club, owned through Tiburon Golf Ventures Limited Partnership, and the Ritz-Carlton hotel parcel. A historically named master entity, Tiburon Master Property Owners’ Association, is recorded inactive on the state register.
Association | Florida document number |
|---|---|
Bolero at Tiburon Condominium Association | N99000001478 |
Castillo at Tiburon Condominium Association | N00000007850 |
Escada at Tiburon Homeowners Association | N00000003069 |
Esperanza at Tiburon Condominium Association | N13000005450 |
Esperanza II at Tiburon Condominium Association | N14000005729 |
Marquesa Royale at Tiburon Condominium Association | N08000006580 |
Marsala at Tiburon Homeowners Association | N06000007515 |
Norman Estates at Tiburon Homeowners Association | N98000007189 |
Serafina at Tiburon Homeowners’ Association | N01000003327 |
Ventanas I at Tiburon Condominium Association | N01000002215 |
All were active on the Florida Division of Corporations register when checked in September 2026. At Ventanas, the condominium association governs and the Tiburon Mid-Rise Neighborhood Association holds the shared land.
FY2027 adopted general fund line | Amount |
|---|---|
Landscaping | $1,994,450 |
Access control, gates, guards and roving patrol | $1,139,900 |
Professional and administrative | $546,400 |
Field management | $244,000 |
Water management, lakes, preserves and aerators | $230,000 |
Lighting, including $47,000 of holiday lighting | $132,500 |
Fountains | $113,500 |
Roadway | $74,000 |
Capital reserve contribution | $500,000 |
The fund totals $5,809,000 over 2,949 equivalent residential units, $1,879 each. The assessment base includes the golf courses, the hotel and commercial parcels as well as homes, and the unit count is frozen because the community is built out.
District fiscal year | Principal | Interest |
|---|---|---|
FY2026 | $385,000 | $56,997 |
FY2027 | $390,000 | $47,718 |
FY2028 | $400,000 | $38,320 |
FY2029 | $410,000 | $28,679 |
FY2030 | $415,000 | $18,678 |
FY2031 | $365,000 | $8,797 |
That is $2,365,000 of principal and $199,188 of interest remaining after September 30, 2025, on bonds issued at 2.41 percent and maturing May 1, 2031, per the District’s FY2025 audited statements, which record no instances of non-compliance or material weaknesses.
A buyer’s lender, title agent and attorney read the same stack. A home whose District lines, association figures and documents are in the listing file sells on the evidence; a home whose stack surfaces during the contract sells at a discount for uncertainty. The stack does not raise or lower a price by itself, but an unanswered layer always costs the seller.
Life inside the gates adds what a buyer pays for beyond the house: two Greg Norman courses and three tournaments a season, a Ritz-Carlton resort, an A-rated elementary school seven-tenths of a mile away, a beach under four road miles west, and errands and a hospital close by. It also carries what a buyer weighs against it.
The Gold opened in 1998 at 7,382 championship yards and the Black in 2001 at 6,949, both Greg Norman designs with stacked sod wall bunkers, coquina shell waste areas and no conventional rough, both Audubon Cooperative Sanctuaries since 2001. The club is semi-private: members book 60 days ahead, or 10 for Signature, the public 30 days ahead at $99 to $500 per player under dynamic pricing. A buyer who wants a strictly private club should know that; a buyer who wants optional membership will value it.
The LPGA CME Group Tour Championship on the Gold, November 19 to 22, 2026; the Grant Thornton Invitational on the Gold, December 11 to 13, 2026; and the Chubb Classic on the Black, February 8 to 14, 2027. Members receive passes to a member-only grandstand at the 18th green. For some buyers that is the reason to buy here; for others it is a week to plan around, and the valuation is the same either way.
The Ritz-Carlton Naples, Tiburón has 295 rooms including 38 suites and opened in January 2002. Resort amenities run through club membership, not home ownership, and the club’s own documents state in capitals that members do not have the right to use the beach resort’s pool, sundeck or beach facilities. A valuation that credits resort access to a home without a membership is crediting something the record does not give.
Club members have a members-only fitness club and the Tiburón Tennis Academy’s four Har-Tru courts, and the resort runs The Mouratoglou Tennis Center on the same property; neither says whether they are the same courts. Tiburón publishes no pickleball facility and has no full destination spa on the property; the full Ritz-Carlton Spa is at the beach resort three miles away. Buyers ask, and a listing that answers first is trusted.
Every Tiburón address is zoned to Pelican Marsh Elementary, 0.7 road miles away, and Aubrey Rogers High, and the middle school splits: North Naples Middle for Marsala Way and Pine Ridge Middle for the other seven streets. All four schools graded A for 2025-26, and North Naples Middle posted the highest grade of any middle school in Collier County. For a house, the assignment belongs in the valuation conversation, because family buyers pay for it.
From 2600 Tiburon Drive, measured September 16, 2026: the nearest pharmacy 0.6 road miles, the nearest Publix 1.0, Mercato 2.5, NCH North Hospital 3.3, Vanderbilt Beach about 3.9 straight west, Fifth Avenue South 9.4 and Southwest Florida International Airport about 23. Minutes are a free-flow floor, and season adds time. Bonita Springs City Hall is nearer than Fifth Avenue South, which is the honest description of a North Naples address.
A Tiburón buyer prices in county tax at 9.4020 mills on a reset assessment, the District’s operating line and, in nine neighborhoods, its bond line, the master and neighborhood assessments from the two estoppels, Marsala’s $3,000 at closing if the home is in Marsala, and the owner’s title policy, which the buyer customarily pays in Collier County.
Data updated: September 2026 (Collier County Property Appraiser public roll, millage area 47, tax year 2026; Pelican Marsh CDD FY2027 adopted budget; Marsala at Tiburon association FAQ, retrieved September 1, 2026)
Millage area 47 carries 9.4020 mills for tax year 2026: county 3.9293, school 4.1470, municipal zero because Tiburón is unincorporated, and other 1.3257, of which North Collier Fire Control levies exactly 1.0000. The total is lower than 286 of Collier’s 314 millage areas and has fallen every year for six years, from 10.9183 in 2021. Millage area 47 is not a Tiburón-specific district; it covers 7,173 parcels across North Naples.
The District’s FY2027 operating assessment is $1,879 per equivalent residential unit, up from $1,725 in FY2026, collected on the November tax bill under Chapter 197 and due April 1. Landscaping and access control take 54.0 percent of it. It cannot be paid separately or skipped, and non-payment leads to a tax certificate, which outranks an association lien. Marsala, outside the District, does not pay it.
Nine neighborhoods pay a Series 2022 debt-service line assessed by product class, roughly $833 to $853 for smaller condominium classes, $836.33 for Castillo and Serafina and $765.19 for The Norman Estates on the 2025 roll, and about $2,532 for Escada, until the bonds mature on May 1, 2031. Escada’s class has always carried about three times a condominium unit’s. The line on your own tax bill is the one your buyer should see.
The master and neighborhood associations bill quarterly and publish no figure. Florida law requires each estoppel certificate to state the current regular assessment and its frequency, any special assessment, and any transfer or capital contribution fee payable on the sale. We gather your figures before listing so your buyer’s offer is written on them rather than on a directory scrape.
Marsala’s $3,000 resale capital assessment, levied on the buyer and due at closing, is the only one-time association charge published anywhere in Tiburón; whether the other nine levy one is disclosed only on the estoppel. In Collier County the buyer also customarily pays the owner’s title policy and chooses the closing agent. A buyer who joins the club pays the club’s quoted fee, unless a transferable Signature Membership is taken over under the recorded terms.
Save Our Homes caps, homestead exemptions and portability follow the owner, not the house, so a buyer’s assessment resets after the sale. The county’s per-neighborhood median actual tax runs from $6,040 in Ventanas to $41,220 in Escada because long-held homes are taxed well below just value. Your buyer should budget from the purchase price and the District lines, not from your bill, and a valuation that shows the buyer’s likely tax is one that heads off a late objection.
A Tiburón seller in Marsala, Serafina, Escada or The Norman Estates owes the Chapter 720 disclosure summary before the contract is signed; a condominium seller owes the Chapter 718 resale package; and every seller owes the flood and property tax disclosures and known material facts. Two estoppels follow at contract.
Florida Statutes 720.401 requires that a prospective buyer “must be presented a disclosure summary before executing the contract for sale,” supplied on a resale by the parcel owner, and the contract must carry the statutory voidability warning in conspicuous type. If the summary is not delivered, the buyer may cancel within three days after receiving it or before closing, whichever comes first, and the right cannot be waived.
Section 720.401(2) excludes associations regulated under Chapter 718, so a Castillo, Ventanas, Bolero, Esperanza, Esperanza II or Marquesa Royale seller follows the condominium resale rules in 718.503. Every Tiburón condominium also sits under the master homeowners association, so the careful course is to deliver the master summary as well. Confirm your own duty with your closing agent or attorney; this is information, not legal advice.
A condominium buyer is entitled to the declaration, articles, bylaws and rules, the annual financial statement and budget, the frequently asked questions document and a governance form and, under the current statute, any milestone inspection summary and the most recent structural integrity reserve study, or a statement that none exists. A contract signed before the core documents arrive is voidable for 7 days, excluding weekends and legal holidays, after the buyer receives them.
Every Tiburón sale needs a certificate from the master association and one from the neighborhood association. The statutory fee cap set in 2024 is $299 per certificate for a current account, $119 more for delivery within three business days and $179 more if the account is delinquent, under Florida Statutes 720.30851 and 718.116(8). Who pays is a contract term, and no Tiburón association publishes its fee or turnaround.
Since October 1, 2024, Florida Statutes 689.302 requires a flood disclosure at or before contract covering flood insurance claims, federal flood assistance and, since 2025, known flooding during your ownership. Florida Statutes 689.261 requires the property tax disclosure summary. And 190.048 prescribes the district disclosure for certain sales; in practice the two District lines are on the tax bill, and we state them plainly with the May 1, 2031 bond payoff.
Under Johnson v. Davis, a Florida seller must disclose known facts that materially affect value and are not readily observable. At Tiburón several facts already sit in public records: your building’s flood panel and any FEMA letter, the District’s bond schedule, the club transfer clause in Marsala’s declaration, and the road projects on the approaches. Better that each comes from you, with its document.
The golf membership changes a Tiburón valuation through who your buyer can be, not through a published dollar figure. Membership is optional, the club publishes no price, and under Marsala’s recorded declaration a Signature Membership reaches your buyer without a new membership fee only if the buyer applies thirty days before closing and is approved.
A buyer who takes over a transferable Signature Membership under the recorded terms does not pay the club’s then-current membership fee; a buyer who joins fresh pays whatever the club quotes. That difference is real to a golf buyer, but because the club publishes no initiation fee or dues, nobody can honestly put a number on it. We state your membership position in writing, and the buyer who values it prices it.
If nobody arranges the transfer, Marsala’s declaration deems the membership resigned at closing, with no refund of the membership fee, dues or other fees. It does not revert to the seller and it does not follow the house. A valuation that assumes a membership will pass, without a plan and a date for the transfer, is assuming value that can vanish on closing day.
Medallion and Signature are published for residents, Associate only for non-residents. Medallion and Associate carry year-round golf for cart fee only and a 60-day booking window; Signature carries golf from May through October at a reduced rate and a 10-day window. For Medallion the club publishes that “a portion of your initiation fee is refundable,” with no percentage; for Associate that the fee is nonrefundable; for Signature nothing.
Because membership is optional on a resale, a Tiburón home can sell to a buyer who never plays golf, and Tiburón’s non-member homeowners pay nothing to the club. That widens the pool for every home in the community. It also means a buyer who assumes the house carries club access must be told it does not, which is why the membership line belongs in the listing’s first paragraph.
Eight things move a Tiburón number before you list: the roof and wind mitigation form, the flood file and any FEMA letter, the condominium’s structural and insurance file, the membership position in writing, timing against the season, a tenant in place, the right names in the listing, and a gate plan filed on day one.
A current four-point inspection and a wind mitigation report on the April 2026 revision of form OIR-B1-1802 let a buyer’s carrier price your home during the inspection period rather than at underwriting. On a Bolero home built before the statewide code, or a Castillo or Norman Estates home that straddles it, the report is the document that separates your home from the build-era assumption.
Know your panel and zone on the effective map, find any FEMA letter of map amendment on your structure, and pull the elevation certificate from the county’s floodplain file where one exists. Collier’s preliminary countywide map entered its appeal period on August 19, 2026, targeted for Summer 2027, and preliminary maps cannot be used for rating, so today’s panels govern your sale.
For Ventanas, Marquesa Royale and Esperanza, the structural integrity reserve study that was due by December 31, 2025, the reserve schedule and the milestone summary you were mailed. For every condominium, the master policy, the hurricane deductible, the replacement cost appraisal and the Chapter 718 package. A file ready on day one is worth more to a buyer than the same file produced in week three.
Confirm with the club, in writing, whether a transferable membership is attached to your home, that your account is current and in good standing, and how the club handles the transfer application and approval. Put the thirty-day application date on the contract calendar before the listing goes live.
The record says season buys about three weeks of speed and no better percentage of asking. If speed matters, prepare in the autumn and list before the seasonal buyer arrives; if your reason to sell is now, an off-season listing priced to the evidence lands within a fifth of a percentage point of the same result.
Leasing terms come from your neighborhood’s recorded declaration, and only Marsala publishes its rules. A tenant in place is a showing constraint, because access runs through the tenant and the gate, and a closing constraint, because the buyer takes the home subject to the lease. Where you can, match the lease end to the expected closing.
Name the neighborhood and the recorded condominium or plat exactly: Ventanas I at Tiburon, not Ventanas II; Escada at Tiburon, not Escada Estates; The Norman Estates at Tiburón on Medallist Lane. Describe elevators, garages and membership from the declaration and the club’s own record. A buyer’s attorney reads the same documents, and an accurate listing is a shorter negotiation.
File the District’s signed owner form naming your listing agent before the first showing, with no electronic signature accepted, and complete the Housewatch form if you will be away. The District’s signage standard allows one small generic sign per corner, removed by sunset, and Marsala bans open houses outright. A showing plan built for the gate is a showing plan that works.
A free in-person Tiburón valuation from McGreevy and Comisar starts with the Home Valuation form at the top of this page or a call to Jesse McGreevy at (239) 898-6072. Marc Comisar walks the home, Jesse builds the analysis from your neighborhood’s MLS and county-qualified sales, and you receive a written opinion of value with every source named.
A written opinion of value for your address, built from the qualified sales of your plan and position in your neighborhood, in the first window that reaches ten, adjusted for floor, view, lot, condition and time. Beside it, the carrying-cost picture your buyer will underwrite: your District lines, the millage and the association figures once we have them, your flood panel and any FEMA letter, and your membership position. And a plain recommendation on list price and timing, including the case for waiting if the evidence says wait.
Use the Home Valuation form at the top of this page, or our free home valuation request, or call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Marc Comisar is at (239) 287-5873, and our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. There is no charge and no obligation to list. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. If you have already decided to sell, our plan for selling your home in Tiburón covers pricing, marketing, negotiation, the two estoppels and the club transfer in full.
McGreevy and Comisar are a top-reviewed real estate team on Google, and the four quotes below are genuine five-star client reviews reproduced in each reviewer’s own words. None is presented as a Tiburón sale, and we publish no aggregate score and no star rating widget. Read the whole 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.” Verified Google review
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Verified Google review
★★★★★ “Marc made an extremely stressful time of selling my parents’ house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation.” Verified Google review
★★★★★ “I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced.” Verified Google review
Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, are the local real estate experts behind this Tiburón valuation page. They co-founded Domain Realty, lead agent partners across Lee and Collier County, and build every valuation from the MLS, the county’s recorded sales and the recorded documents. Reach Jesse at (239) 898-6072.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He started in Southwest Florida real estate in October 2004 and runs the pricing analysis, the record work and the association, District and club paperwork on every valuation the team writes. Reach him at (239) 898-6072 or [email protected], and read his full profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar, whose partnership alone accounts for over $900 million in Sales. He runs the field side, in the homes, at the inspections and at the closing table, and he is the one who walks your Tiburón home before any number is written down. Reach him at (239) 287-5873, and read his full profile on the Marc Comisar agent page.
For the wider market around your home, see our Naples real estate guide, and for everything about the community itself, return to our Tiburón community guide. A homesteader who sells and buys another Florida homestead may be able to transfer accumulated Save Our Homes benefit, so if you are buying too, start with how we represent buyers in Naples.
These are the valuation questions Tiburón owners actually ask, answered from the Southwest Florida MLS, the county’s recorded sales, the recorded declarations, FEMA’s records, the District’s budgets and the club’s own documents. Nothing here is tax or legal advice, and none of it replaces a written valuation of your specific home.
It depends on your neighborhood, regime, plan, floor or lot, view, flood file and condition. Over the twelve months to September 18, 2026, MLS medians ran from $902,500 in Ventanas to $3,500,000 in Marsala, with Castillo at $1,265,000 and Marquesa Royale at $2,450,000. Request a written valuation for your own home.
Use a valuation built from your own neighborhood’s qualified sales in the first window that reaches ten, matched for plan, floor or lot and condition, with every comparable, window and source named. Use the Home Valuation form at the top of this page or call Jesse McGreevy at (239) 898-6072; Marc Comisar walks the home before the number is written.
Because they blend sales they cannot tell apart: condominiums and houses on the same boulevard, Zone AH and Zone X buildings in one condominium, and homes with and without a transferable membership. A model cannot read a declaration, a FEMA letter or the club’s records, and each of those moves the price.
The MLS recorded 32 closings from September 18, 2025 to September 18, 2026, from $715,000 to $4,000,000, totalling $65,845,000, at a $1,850,000 median and 93.84 percent of list. The condominium median was $1,450,000 on 23 sales and the single-family median $3,095,000 on nine.
The MLS median was $697.70 per square foot of living area across 31 closings, with an aggregate of $715.32. By neighborhood it ran from $522.73 in Castillo to $830.51 in Marquesa Royale. Never compare those figures with county area, which runs about 21 percent larger on the same houses.
A median 86 days on market across the year’s MLS closings, 81 in season and 102.5 out of it. The 20 listings active on September 18 had sat a median 156.5 days, and the slow ones were the ones priced above their neighborhood’s evidence.
Twenty on September 18, 2026: eight in Castillo, three each in Ventanas and Marquesa Royale, two each in Marsala and Escada, and one each in Bolero and The Norman Estates. Esperanza and Serafina had none. Because Tiburón is built out, those are the whole supply.
Castillo’s nine MLS closings of the year ran $1,000,000 to $1,575,000 at a $1,265,000 median, by floor: $1,000,000 to $1,100,000 on the first, $1,145,000 to $1,575,000 on the second, and $1,375,000 and $1,410,000 on the third. The 24-month county median is $1,300,000 on 17 recorded deeds.
Ventanas’ four MLS closings were $715,000, $840,000, $965,000 and $1,500,000, and its 36-month county median is $965,000 on 15 qualified sales from $600,000 to $1,825,000. By plan since 2022, Tortosa units sold at a $645,000 median, Medina at $840,000 and Santona at $1,125,000.
Bolero’s single MLS closing was $1,275,000 for a third-floor home in March 2026. Its 60-month county record of 12 qualified sales runs from $560,000 to a record $1,700,000, at a $1,262,500 median, and its latest 36 months hold seven sales at $1,275,000.
Esperanza’s four 2026 sales ran $1,600,000 to $2,335,000 at a $2,150,000 median, and its 36-month county median is $2,195,000. Marquesa Royale’s five MLS closings ran $1,800,000 to $3,000,000 at $2,450,000, and its 60-month median is $2,312,500. Since 2022, Marquesa Royale has recorded about 12.5 percent above Esperanza’s identical shell.
Marsala’s five MLS closings of the year ran $2,800,000 to $4,000,000 at a $3,500,000 median, the highest in Tiburón, and its 36-month county median is $3,187,500 on ten qualified sales. The record qualified sale is $4,950,000 for a 2018 home in May 2025.
Serafina’s 60-month county median is $2,797,500 on 12 qualified sales, and its record, $3,500,000 in May 2026, sold above list in three days. The Norman Estates’ five qualified sales of five years ran $2,625,000 to $3,300,000, the latest $2,700,000 and $2,825,000 in 2026.
Escada recorded no MLS closing in the last twelve months. Its seven qualified sales of the last 60 months ran $5,250,000 to $8,000,000, the most recent $6,225,000 in June 2025, and its two listings on September 18 asked $6,700,000 and $7,250,000.
Castillo’s are easing: its median price per square foot fell for two years and the county cut its median just value 5.9 percent for 2026. Ventanas’ floor has risen, with no qualified sale under $500,000 since October 2021. Esperanza and Marquesa Royale traded again in 2026 after quiet spells. The answer is neighborhood by neighborhood.
It changes who your buyer can be. Membership is optional, and the club publishes no price, so no honest dollar figure attaches. Under Marsala’s declaration a buyer who takes over a transferable Signature Membership pays no new membership fee, which a golf buyer weighs, if the transfer is arranged thirty days before closing.
Ask the club, in writing, whether a transferable membership is attached to your home, whether your account is current and in good standing, and how it handles the transfer application and approval. Then read your neighborhood’s recorded declaration, because Marsala’s is the one our guide has confirmed.
Under Marsala’s declaration it is deemed resigned at closing, and no refund of the membership fee, dues or other fees is payable. It does not revert to you or follow the house, so the value is lost to both parties.
A buyer prices the District lines alongside everything else. Nine neighborhoods carry the FY2027 operating line of $1,879 per unit and a bond line of about $765 to $2,532 that retires May 1, 2031; Marsala carries neither. Disclosed with its payoff date, the bond line reads as a short-lived cost rather than a surprise.
A buyer in 2026 takes on at most five more years of the bond line, which runs from about $765 in The Norman Estates to about $2,532 in Escada. The operating line continues and has risen, so a listing should state both halves, the ending bond and the continuing operating assessment.
No Tiburón association publishes its recurring assessment, and the only published association figure is Marsala’s $3,000 resale capital assessment, paid by the buyer at closing. Your two estoppels state your figures, and we gather them before listing.
Often higher, if you are homesteaded, because Save Our Homes caps follow the owner and the assessment resets after a sale. The millage is 9.4020, lower than in 286 of Collier’s 314 millage areas, and the county’s median actual tax runs from $6,040 in Ventanas to $41,220 in Escada on long-held homes.
It depends on your building or lot. Tiburón contains Zones AH, AE and X on four panels; on panel 12021C0194J, effective February 8, 2024, seven Castillo buildings sit wholly in Zone AH and 21 outside, and on panel 12021C0382J all 27 Norman Estates homes read Zone X. A lender determination settles your home.
It can. Letters of map amendment removed four Castillo buildings, 47 Marsala lots and parts of Esperanza, among others, from the high-risk area, and each is “Not incorporated” on the current map, so the letter itself must be produced. A letter on your structure lowers a buyer’s flood cost, and a buyer pays for that.
No primary source places storm surge at Tiburón’s position across five named hurricanes. The National Weather Service bounded Ian’s surge south and west of US 41, and Tiburón lies 2.1 to 3.4 miles east of it on natural ground averaging about 12.9 feet NAVD88. Its exposure is wind and rainfall.
Ventanas, Marquesa Royale, Esperanza and Esperanza II do, and their studies were due by December 31, 2025. For Castillo and Bolero, three-storey buildings of three homes each, the laws’ three-family exclusion may apply and no public record settles it. The four single-family neighborhoods are outside both laws.
A completed study with a funded reserve plan supports the price; a gap between the study and the budget, or a study still missing, invites a discount for the assessment a buyer expects. For Castillo and Bolero, the association’s own position on the open question is part of the document file.
A Marsala, Serafina, Escada or Norman Estates seller delivers the Chapter 720 disclosure summary before contract. A condominium seller delivers the Chapter 718 resale package. Every seller delivers the flood disclosure and the property tax disclosure summary.
The club approves a membership transfer on its own criteria, and the buyer must apply at least thirty days before closing under Marsala’s declaration. Association approval rights, if any, are set by your neighborhood’s declaration; only Marsala publishes its rules, so we read yours before listing.
Two: one from the master association and one from your neighborhood association. Florida law caps each at $299 for a current account, plus $119 for a three-day rush and $179 if delinquent, and who pays is a contract term.
Season buys about three weeks of speed and no better percentage of asking: 16 closings in and 16 out of season, at 93.70 and 93.88 percent of list. The best time to be ready is the autumn, with the file complete.
You can, but a tenant in place limits showings through the gate and the buyer takes the home subject to the lease. Leasing terms come from your neighborhood’s declaration. Where you can, match the lease end to the expected closing.
It depends on what your declaration allows, your carrying cost and the rent the market supports. No Tiburón-wide leasing rule exists, and only Marsala publishes its rules. We lay out both paths with the numbers before you decide.
Commission as negotiated, documentary stamp tax at $0.70 per $100, two estoppel fees, a municipal lien search and prorated taxes and District lines. In Collier County the buyer customarily pays the owner’s title policy. At the Castillo median of $1,265,000 the deed stamps are $8,855.
Yes. Across its eleven recorded records only three parcels are coded vacant residential, each an association-owned sliver, and the District states the community is built out. Every sale is a resale, and there is no builder inventory competing with your listing.
WCI Communities developed Tiburón and was declarant of all four Castillo declarations. The record names WCI as builder for Esperanza, Esperanza II, Marquesa Royale and Marsala, and Norman Estates at Tiburón Limited Partnership for The Norman Estates. No builder is named in the record for Bolero, Ventanas, Serafina or Escada’s custom homes.
It is a forward signal: the resort’s owner disclosed a $300 million to $350 million programme across four hotels through 2029, one of them this resort, and the resort’s own window for rooms, lobby and dining runs May 18 to September 2026. Resort amenities run through club membership, not home ownership.
Collier County’s $42.0 million Airport Road widening and the Vanderbilt Beach Road widening two miles west are construction a buyer will see in 2026 and 2027, but neither is a special assessment on a Tiburón parcel, and no Tiburón land is taken. State both in the listing with their dates.
Yes. All seven of Escada’s qualified sales of the last five years sit outside the MLS twelve-month window, and a $3,513,000 Medallist Lane deed in February 2026 had no MLS closing and is coded not qualified. We read the county roll beside the MLS and use only qualified sales.
No. Every county legal description reads Ventanas I at Tiburon, and all three buildings sit in one recorded condominium. Listings that say Ventanas II usually mean building B or C, and a valuation uses the recorded name.
Yes. Marc Comisar walks the home, Jesse McGreevy builds the analysis and the documents, and the written valuation arrives by email. With 37.5 percent of Tiburón’s roll mailing tax bills outside Florida, that is how most of our Tiburón conversations start.
Castillo and Bolero homes are whole floors in three-storey buildings of three, valued by floor and plan against their own neighborhood’s sales. Ventanas units are in five-storey buildings with up to six units a floor, valued by plan and floor. Their per-foot medians are within $8 of each other, and their homes are not.
They are the same WCI shell and plans, and since 2022 Marquesa Royale’s recorded resales run about 12.5 percent higher on price and 14.1 percent per square foot. Its private lane, its own gated entrance and its Zone X reading at every sample point on the February 8, 2024 map are the documented differences a buyer can see.
Almost nothing about a specific home. It is the mean of a $1,800,000 sale and a $1,900,000 sale that sat in the middle of 32, across nine neighborhoods from $715,000 to $4,000,000. Your neighborhood’s own sales are the evidence.
It will if the price is built from the sales an appraiser will find: the same neighborhood, plan and position within six to twelve months, widened on the county record where the MLS is thin. We assemble that set before we recommend a number.
Only where the evidence says the market pays for it. A current wind mitigation form, a found FEMA letter and a complete condominium file usually return more than a kitchen. Contractor access runs 7:00 a.m. to 7:00 p.m., Monday to Saturday, so plan work on a six-day week.
At least each season, and after any sale in your own neighborhood, because in a community where one to ten qualified sales a year set each neighborhood’s evidence, one new sale can move the number.
Yes, within your neighborhood. Floor and view separate Castillo, Bolero and Ventanas homes, and course or lake frontage and the lot separate houses on the same street. We price the view from sales with the same view where the record has them.
Get a written valuation from your own neighborhood’s sales, confirm your membership position with the club in writing, and request your association documents and your flood file so nothing surfaces late. Use the Home Valuation form at the top of this page or call Jesse McGreevy at (239) 898-6072.
Every Tiburón value, sale and charge on this page traces to a primary source below, listed as of September 30, 2026: the Southwest Florida MLS, the county roll and the Clerk’s recorded instruments, the Pelican Marsh District, the club and resort, the associations, Florida Statutes, FEMA and other agencies. No listing portal, automated estimate or competing brokerage is cited.
County parcel facts, recorded sale prices and the DOR-qualified sale flags on this page come from the Collier County Property Appraiser public roll, read from the published bulk files dated August 29 and 31, 2026 and the sales index built September 24, 2026; recorded instruments are identified by Official Records book and page at the Clerk.
Every row below links the authority that publishes the document, so a Tiburón owner always sees the official, current version rather than a copy. We host nothing ourselves, and the documents that are not public are named at the end with the office that holds each.
Document | What it settles for a Tiburón valuation | Official authority |
|---|---|---|
PMCDD FY2027 Adopted Budget | The $1,879 operating line and what it buys | |
PMCDD FY2025 audited financial statements | The Series 2022 bond balance and its May 1, 2031 maturity | |
PMCDD FY2019 Budget | The bond classes by neighborhood | |
PMCDD realtor protocol | The signed owner form for showings | |
PMCDD real estate signage standards | What a sign on District property may be | |
PMCDD transponder policies | The notice before a sale and the entity-ownership documents | |
PMCDD housewatch authorization form | How an absent owner authorizes access | |
PMCDD commercial vehicle access policy | Contractor hours for repairs before listing | |
Marsala at Tiburon declaration | The club transfer clause and its thirty-day window | |
Marsala at Tiburon policies and FAQs | The $3,000 resale capital assessment and the open-house rule | |
Tiburón Golf Club Signature membership, 2025 | The Signature privileges a buyer may assume | |
Uniform Mitigation Verification Inspection Form OIR-B1-1802 | The wind mitigation items insurers credit | |
Collier County flood protection newsletter | The CRS Class 5 discount and the county’s flood resources | |
Florida Statutes 720.401 | The pre-contract disclosure duty and the buyer’s cancellation right | |
Florida Statutes 718.503 | The condominium resale package | |
Florida Statutes 201.02 | The $0.70 per $100 deed stamp a Florida seller customarily pays | |
FEMA Map Service Center | The flood zone and FIRMette for your own address |
Documents that matter to a Tiburón seller but are not public: your two estoppel certificates, from the master and neighborhood associations; each condominium association’s budget, reserves, structural integrity reserve study, milestone summary, insurance and deductible, from the association; your own membership status and account, from the club; any FEMA letter of map amendment on your structure, by case number from FEMA; and the elevation certificate for your building, from the county’s floodplain file or a licensed surveyor.
You reach the Tiburón valuation team by using the Home Valuation form at the top of this page, requesting a free home valuation, calling Jesse McGreevy direct at (239) 898-6072, or calling Marc Comisar at (239) 287-5873. The first conversation costs nothing, and in a nine-market community it is usually the most valuable hour a seller spends.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com. Read more about the team on the about McGreevy and Comisar page, and about the community on our Tiburón community guide. On most Tiburón streets only one to five homes come up for sale in a year, so the owner who sells next should call us first. Nothing on this page is legal, tax or insurance advice.
Market data from Southwest Florida MLS Matrix, pulled September 18, 2026. Brokered by Domain Realty.