Tiburón - Bolero

McGreevy and Comisar are the team Bolero at Tiburón sellers call first, and the team its buyers call when they want the neighborhood’s real record. Bolero at Tiburón is a 60-residence condominium of 20 three-storey buildings, three homes to a building and one home to a floor, on its own gated loop of Bolero Drive and Estrella Court, Naples, FL 34109, inside the master-planned community of Tiburón in Naples, Florida. Built in 1999 and 2000, it is the oldest condominium in Tiburón, and its 1,768-square-foot first-floor homes are the smallest full-floor residences with their own garage anywhere in the community. Every Bolero home fills one floor of its building, has its own two-car garage and shares its building with just two neighbors. Bolero’s gate opens onto Tiburon Drive at the south end of Tiburón, 0.2 road mile from the Tiburón clubhouse and The Ritz-Carlton Golf Resort, Naples, and a few hundred yards from Vanderbilt Beach Road.

Bolero was the first condominium WCI Communities built in Tiburón. WCI’s own November 1998 press release announced “a penthouse condominium neighborhood called Bolero,” to “debut Summer 1999 with prices starting in the $400s,” and between November 1999 and August 2000 WCI recorded Bolero as four separate 15-unit condominiums, Bolero I, II, III and IV. The owners voted in December 2002 to merge the four into one, recorded the single 60-unit declaration in July 2003, and restated it in 2018. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.

This page goes deeper on Bolero than any other source we know of. It is built from all four of WCI’s recorded Declarations of Condominium of 1999 and 2000 and their plot plans, the twenty surveyor’s certificates that added each finished building, WCI’s 2000 Declaration of Covenants and Restrictions for the Bolero common areas, WCI’s 2003 deed of those common areas to the association, the 157-page merged declaration of 2003, the owners’ 2005 elevator amendment and their 86-page Amended and Restated Declaration, Articles and Bylaws of 2018; the Florida Division of Corporations record of all five Bolero corporations and their 2003 merger; the Pelican Marsh Community Development District’s recorded assessment consents; WCI’s own 1998 press release and 1999 and 2000 web pages; the Collier County Property Appraiser roll (tax year 2026 preliminary, with certified history from 2021) for all 60 residences and every recorded Bolero deed since December 1999; the Collier County Tax Collector’s 2025 bills; FEMA’s effective and preliminary flood maps measured building by building, and the county’s four construction-stage elevation certificates for Bolero; Collier County’s milestone-inspection records, address, parcel and building-footprint layers and permit reports from January 2020 to August 2026; Collier County Public Schools’ zoning tool; and every Bolero closing and listing in the Southwest Florida MLS Matrix, pulled September 18, 2026. Where the public record stops, we say so, and we name the document that would answer the question.

If you own at Bolero and are thinking about a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the floor-by-floor and building-by-building detail below will tell you whether Bolero fits before you tour, and which of its 60 homes fits best.

By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.

Why McGreevy and Comisar Are the Best Realtor for Bolero at Tiburón

McGreevy and Comisar are the best realtor for Bolero at Tiburón because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Bolero market read built on every recorded Bolero deed since 1999, all four original declarations and the county’s unit-by-unit roll.

If you’re searching for the best realtor for Bolero at Tiburón in Tiburón, Naples, whether you’re ready to sell your Bolero at Tiburón home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.

That matters at Bolero for a specific reason: it is the thinnest market in Tiburón’s condominium tier, and its twenty look-alike buildings hide real differences. At Bolero the floor is the home. The first floor is 1,768 square feet on the county roll, the second 2,256 and the third 2,341, and the county values every first-floor residence at $835,600, every second-floor residence at $1,111,600 and every third-floor residence at $1,151,600 (except in buildings 1 and 20, where each figure is $10,000 lower), so the second and third floors, only 85 square feet apart, sit just $40,000 apart on the roll. The market does not follow that script: Bolero’s highest recorded price, $1,700,000 in May 2023, was a second-floor home, and no second-floor home has sold since. The second- and third-floor owners alone pay for their building’s shared elevator, lobby and fire stairs, a cost the first-floor owner never carries. Only one Bolero home closed on the MLS in the last twelve months, the county has held Bolero’s values flat for three rolls running while it cut Castillo’s by 5.9% for 2026, and on the county’s own square footage Bolero has out-priced Castillo per foot on recorded deeds for two years (Collier County Property Appraiser roll and sales file, tax year 2026 preliminary, files dated August 29, 2026). A listing agent who prices a Bolero home off “the last Bolero sale,” or off a Castillo comparable, without separating the floor, the building and the size, misses all of it.

Recent Bolero at Tiburón track record (last 12 months): In the last 12 months Bolero at Tiburón has seen 1 resale in the Southwest Florida MLS Matrix (pulled September 18, 2026, covering closings dated September 18, 2025 to September 18, 2026): $1,275,000 for residence 403, a third-floor home in building 4 at 2638 Bolero Dr, recorded March 16, 2026 (Collier Clerk, OR 6564/3320), at $544.64 per county square foot. One sale is not a median, so we widened the window to the first one with ten or more qualified sales: the Collier County Property Appraiser’s sales file records 12 DOR-qualified resales in the 60 months since September 2021, at a median of $1,262,500 and a range of $560,000 to $1,700,000, none of them a sale by the developer. The highest Bolero sale on record is $1,700,000, for second-floor residence 1202 at 2655 Bolero Dr, recorded May 22, 2023 (OR 6263/3963). The Matrix pull behind this page recorded the Bolero count and the sale, not the listing office on the closing, so we do not state a represented-sale count for Bolero here; ask us and we will walk you through the closing and all twelve recorded resales one by one.

For Bolero sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. At Bolero the marketing has to work without a yard sign: WCI’s recorded covenants bar “For Rent” or “For Sale” signs on the common areas without the association’s written approval (Declaration of Covenants and Restrictions, Section 11.2), and every showing guest passes Bolero’s own entry gate. We build the paperwork file before the first showing: the board’s approval of the sale, which the 2018 restated declaration requires for every transfer and gives the board 30 days to decide, with a possible interview of the buyer (Article 17); estoppel certificates from the Bolero association and the Tiburon Estates master association; the master association’s one-time capital contribution, a quarter of its annual assessment, which your buyer pays at closing; the Pelican Marsh CDD line from your own tax bill; the upper-floor elevator, lobby and fire-stair charge if your home is on the second or third floor; the roof permit history and flood-zone facts for your building; and any renovation permits you hold, because heavy remodeling at Bolero is allowed only from May through October. With one home listed on September 18, 2026 (a first-floor home at $1,199,000, 225 days on the market) and three more under contract by late September 2026 listing data, price is the whole conversation.

For Bolero buyers: the first question at Bolero is the floor, because it decides the size, the price and the costs: a first-floor home is 1,768 square feet with its own entry at ground level; a second- or third-floor home is 2,256 or 2,341 square feet, reached by the building’s shared elevator, and carries that elevator’s cost. The second is the building, because it decides whether you back onto golf land, Lake 30 or the pool lawn, whether the lake’s mapped flood edge touches it (only buildings 14 and 16), and when its roof was last permitted. The third is the document file: the association’s budget and reserve schedule, its insurance declarations and what the board has decided about Florida’s structural-study and milestone laws for three-home buildings. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Bolero building and unit number; we answer them below.

Honors and recognition:

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

Selling your Bolero at Tiburón home? Get a free Bolero at Tiburón home valuation or call Jesse direct at (239) 898-6072.

Buying a home in Bolero at Tiburón? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.

Living in Bolero at Tiburón as a Homebuyer

Living in Bolero at Tiburón means a single-level home that fills a whole floor of a three-home building, with a two-car garage of its own, a gated loop of 60 households with their own pool, spa and clubhouse, golf land and lakes around the buildings, and the Tiburón clubhouse and The Ritz-Carlton Golf Resort a few hundred yards from the gate.

Bolero is the Tiburón condominium nearest Vanderbilt Beach Road and, with Marquesa Royale, the nearest to the clubhouse and the resort, and for its age it is one of the most self-contained. One association of 60 owners holds the buildings, the private streets, the entry, the grounds and the recreation area, and above it sit only the Tiburón master association and the Pelican Marsh Community Development District. What follows is what daily life at Bolero looks like, drawn from the recorded documents and the county’s records.

What Is Bolero at Tiburón?

Bolero at Tiburón is a residential condominium governed by Chapter 718 of the Florida Statutes. Its governing instrument today is the Declaration of Condominium of Bolero at Tiburon, a Condominium, recorded July 28, 2003 (Official Records Book 3352, Page 1778, 157 pages, Collier County Clerk), as amended and restated by the owners on May 16, 2018 (OR 5510, Page 1945, 86 pages). Section 2 of the 2003 declaration states the whole plan in one sentence: “There has been constructed a total of sixty (60) single family residential units in twenty (20), three-unit, three story buildings.” The Collier County Property Appraiser carries the condominium as subdivision-condominium number 193700, “BOLERO AT TIBURON A CONDOMINIUM,” with 60 unit parcels (tax year 2026 preliminary roll).

The association is Bolero at Tiburon Condominium Association, Inc., Florida not-for-profit corporation N99000001478 on Sunbiz, filed March 5, 1999 as The Bolero I at Tiburon Condominium Association, Inc. and renamed on July 31, 2003, when it absorbed the three other Bolero condominium associations and Bolero’s separate community association. Every residence holds an equal 1/60 share of the common elements and common expenses and casts one vote, whatever its floor, and a board of five owners runs the association on staggered two-year terms (2018 declaration, Articles 1 and 6; bylaws, Section 3.1). Searchers who look for the corporate name will also find a second one, Bolero at Tiburon Community Association, Inc. (N99000002700); it is inactive, merged into the condominium association in 2003.

So every Bolero owner belongs to three bodies: the Bolero condominium association (the buildings, the streets, the gate, the grounds, the pool, spa and clubhouse); Tiburon Estates Homeowner’s Association, the Tiburón master association, of which the declaration says Bolero owners “are members of, subject to, and are required to pay assessments to” (2018 declaration, Article 23); and the Pelican Marsh Community Development District, which bills on the county tax bill. There is no intermediate neighborhood association, unlike Esperanza and Ventanas, which share a Tiburon Mid-Rise association between them. Florida’s Division of Condominiums still lists Bolero the way WCI created it, as four 15-unit projects, Bolero I to IV at Tiburon (projects PR1G025006 to PR1G025009), all managed by the one association, which pays four annual project fees of $60 (DBPR condominium extract). The fee sections below take each layer in turn.

Twenty Buildings, Three Homes Each, One Home per Floor

The recorded plot plan settles a question that some listings and online summaries still get wrong. WCI’s 1999 declaration for Bolero I says the developer “has or will construct a total of 15 single family residential units in five, three-unit, three story buildings” (OR 2611, Page 1577, Section 2), and the surveyor’s Exhibit “B” drawings attached to it show a “First Floor Type ‘A’ Unit,” a “Second Floor Type ‘B’ Unit” and a “Third Floor Type ‘C’ Unit,” with a schematic section stacking Unit 1, Unit 2 and Unit 3 at about 10.67 feet a storey beside the ground-level garages (Wilson, Miller, Barton & Peek for WCI Communities, LP, OR 2611, Page 1629). The association’s own site describes the result in its own words: “20 residential three story buildings with only one residence per floor making us a small community of 60” (Bolero at Tiburon Condominium Association, Who We Are).

Each building sits on a condominium parcel drawn tight around it: building 1’s parcel is a rectangle of 61.00 by 99.33 feet, 0.14 acre (as-built surveyor’s certificate, OR 2630, Page 3307), and the county’s building-footprint layer measures the twenty buildings at about 3,700 to 4,700 square feet each on the ground. Everything between the buildings belongs to the association, which is why a 60-home condominium holds about six acres of common ground, as the next sections explain.

The floor decides the home. Collier County Property Appraiser roll, tax year 2026 preliminary, all 60 residences:

The county area on every residence equals the living area the MLS carries on current first- and second-floor listings, so for Bolero the county and the MLS measure the same home (Southwest Florida MLS Matrix, pulled September 18, 2026). The resale market uses three plan names for the three floors, Valencia for the first, Majorca for the second and Terassa for the third; none of them appears in the recorded documents, which call the plans Type A, B and C. The MLS carries the current first-floor listing as two bedrooms plus a den and two baths. The recorded maximums are six residents and eight overnight sleepers per home (2018 declaration, Section 14.1).

The Shared Elevator and the Private Garage

Every Bolero building has one elevator, and it is shared. WCI’s 1999 declaration lists “the garages, the unit entries, unit 2 and 3 elevators and stairs, balconies, screened lanai(s)” as limited common elements (Bolero I declaration, Section 5.3.2), and the plot plan marks the elevator and stairs “(L.C.E.)” for Units 2 and 3. In 2005 the owners amended the declaration so that “the entries, elevators and all related items exclusively serving the elevators [and] lobbies” belong to the second- and third-floor units, “shared 1/40,” and are maintained by the association “at the expense of the second and third floor unit owners” (Certificate of Amendment, OR 3801, Page 2639). The 2018 restated declaration keeps the rule: the ground-floor entry and foyer, “elevators, fire stairways … elevator telephones, air conditioning equipment which services the Second and Third Floor Limited Common Elements, intercom system” are maintained by the association, but “any expense incurred shall be the responsibility of the Second and Third Floor Unit Owners only” (Section 9.3).

The arithmetic explains the fraction: twenty buildings times two upper homes is forty, so each upper-floor owner carries 1/40 of the elevator, lobby and fire-stair costs across the neighborhood, and the twenty first-floor owners carry none. The accurate description is one shared elevator per building, reached from a shared ground-floor entry and foyer with an intercom, serving the second- and third-floor homes; the first-floor home has its own entry. Some listings say “private elevator” or “in-unit elevator.” What they are describing is an elevator that serves only two homes, but it is a common element maintained and eventually replaced through the association’s budget and the upper-floor owners’ share of it, not by one owner, and changes to it need the written consent of both upper-floor owners in the building (Section 9.7.1). A buyer comparing a second-floor Bolero home with a first-floor one should read the elevator line in the association’s budget as part of the price.

Garages are the other half of the Bolero plan. “Each Unit shall always have the exclusive use of the two parking spaces in its garage” (2018 declaration, Section 14.4), and each owner maintains “the retractable garage door which exclusively services their Unit” and “the garage door … which leads from the garage to the foyer” (Section 9.2.6). So every Bolero home, on every floor, has its own two-car garage opening to its own foyer, which is what separates Bolero, and Castillo, from Tiburón’s mid-rise and over-parking condominiums, where residents park in assigned spaces in a shared garage level. The recorded documents describe no separate storage rooms and no guest spaces; visitor parking is set by the association.

How to Read a Bolero Address and Unit Number

A Bolero address has three parts: the building’s street number on Bolero Drive or Estrella Court, the building number and a unit number. The county writes every unit the same way, “BOLERO AT TIBURON A CONDOMINIUM BLDG 4 UNIT 3,” and its site unit joins the two: building 4, unit 3 is residence 403, and building 16, unit 1 is residence 1601. The last digit is always the floor. Listings are less tidy: the same homes appear as “#4-3,” “#16-1,” “#5-2,” “#72” (building 7, second floor) and “#PH 3” (building 20, third floor), and some listings call every third-floor home a penthouse. Read the building number and the last digit and you know exactly which home it is.

Collier County Property Appraiser roll, tax year 2026 preliminary; the original condominium of each building from the legal description of the association’s tract. Three quirks trip people up. Bolero Drive runs as a loop from the gate: buildings 1 to 10 take even numbers from 2626 at the entry to 2662 at the far end, and buildings 11 to 14 come back along the other side of the loop on odd numbers, 2659 down to 2643. Estrella Court carries buildings 15 to 20 on odd numbers only, 2625 down to 2605. And the four original condominiums were not built as blocks: each took buildings at both ends of the loop, so Bolero I, for example, is buildings 1 and 2 at the entry plus 18, 19 and 20 on Estrella Court. The street is Estrella Court on the county’s address points; one link on the association’s own site says “Estrella Drive,” and so do some listing pages, but there is no Estrella Drive in Bolero.

Bolero’s Own Gate at Tiburón’s South Door

Bolero has its own gated entrance, and it is not behind Tiburón’s staffed gatehouse. The Tiburón master association’s gatehouse post orders (version 1.0, April 4, 2018, published on the Serafina association’s website) list the member communities in two groups: Marquesa Royale, Norman Estates, Bolero and Marsala in one, and the “Communities behind the gate,” Escada, Ventanas, Esperanza I and II, Castillo and Serafina, in the other. The Marsala association’s board minutes of February 24, 2025 then name Bolero, with Norman Estates and Marquesa Royale, as neighborhoods running their own gate systems, separate from the main gate’s (Marsala at Tiburon HOA, 2025 Board of Directors meeting minutes).

The county’s records place the entrance. Collier County’s address layer carries a structure typed “Wall” at 6620 Bolero Dr, on the association’s tract about 12 yards from building 1, and in 2023 the association recorded Notices of Commencement for a “Front entrance Sign” at that address (OR 6212, Page 1451), with two county sign permits issued in January 2023. The entry is a divided drive where Bolero Drive leaves Tiburon Drive. In 2019 the association also granted the Pelican Marsh Community Development District a perpetual easement over 161 square feet of its tract beside Lake 22 “for the purposes of the placement, construction, reconstruction, installation, operation, and maintenance of fencing, access control facilities, landscaping, irrigation” (OR 5645, Page 920), so part of the District’s access-control perimeter runs along Bolero’s edge.

What the records do not say is how the Bolero gate admits residents, guests and vendors, or what it costs to run; those are set by the association, and the declaration only lets “security services” be a common expense (Section 1.14). The gate’s position is Bolero’s defining fact. From the entry, Tiburon Drive runs south about 270 yards through a small roundabout to Vanderbilt Beach Road, and north past the Tiburón clubhouse and the resort toward Tiburon Boulevard East. Bolero sits at Tiburón’s south door.

Six Acres of Common Ground, and What Is on It

Bolero’s association owns the land around all 20 buildings. The county carries it as one parcel, folio 66679506021, 6.01 acres at 2620 Estrella Ct, whose legal description is Pelican Marsh Unit Twenty Tract A-E “LESS” each of the four original condominiums “LESS LAKE 30.” WCI gave it to the association by a quitclaim deed of February 17, 2003 (OR 3227, Page 2204), described as Tract A-E, “Containing 9.79 acres,” less the condominium buildings, “a conveyance of common areas from a developer to condominium association for nominal consideration.” The measurements close: about 2.78 acres of building parcels, 6.02 acres of association tract and Lake 30, 0.99 acre owned by the Pelican Marsh Community Development District inside the ring of buildings, total 9.79 acres (Collier County parcel layer, measured September 25, 2026). The six acres are Bolero’s streets, entry, lawns, landscaping and recreation area, not a separate amenity park.

WCI’s 2000 covenants set out what the common ground would hold: “roadways, utilities and entrance; a recreation area with swimming pool, deck and clubhouse, landscaped areas and a fresh water lake and retention area” (Bolero at Tiburon Declaration of Covenants and Restrictions, OR 2748, Page 1656, November 29, 2000). The county roll now itemizes it: a pool of 2,598 square feet, a spa of 113 square feet, 5,468 square feet of brick deck and a 596-square-foot fountain, all dated 1999, an aluminum pool fence of 2018, and one small building, the clubhouse, which the county’s footprint layer measures at about 1,050 square feet beside building 17 on Estrella Court. The association has kept it current: a pool, spa and fountain rebuild in 2021 ($147,000 declared on three county permits) and a clubhouse remodel of 2025 and 2026 that renovated the kitchen and the bathrooms and added a closet to the women’s bathroom ($146,513 declared, county permit issued February 3, 2026). The covenants also require the association to “provide and maintain security lighting for the entrance and the recreation center,” and they forbid boats, bathing and swimming in the lake. The amenities section below covers the pool, spa and clubhouse in full.

Golf on One Side, Lakes on the Other

Measured on the county’s parcel polygons, about 42% of Bolero’s outer boundary is shared with Tiburón golf land owned by Tiburon Golf Ventures, about 42% with District lake parcels (half of it the interior Lake 30) and about 19% with Tiburon Drive, a District road (Collier County parcel layer, measured September 25, 2026). The Ritz-Carlton Golf Resort’s parcel is about 26 yards from Bolero’s land. No private development parcel touches Bolero’s boundary.

Distances from each building’s footprint, Collier County parcel and building-footprint layers, measured September 25, 2026; water outlines are crowd-sourced map data and approximate. Seventeen of the 20 buildings have mapped water within about 25 yards; buildings 8, 9 and 10 back onto golf land instead, and buildings 9, 10, 11, 19 and 20 stand within about 10 yards of it. Buildings 12 to 16 face Lake 30 across the inside of the loop. Frontage is not the same thing as a view: in a three-storey building the third floor sees over what the first floor does not, and no record names the course or the holes a residence overlooks, so confirm the outlook of the specific home on site.

Along Tiburon Drive, the resort and the clubhouse sit directly north of Bolero. Farther east along Tiburon Boulevard East are the condominiums of Castillo at Tiburón, Ventanas at Tiburón and Esperanza at Tiburón, and beside the clubhouse the 48 residences of Marquesa Royale at Tiburón. The comparison section below sets Bolero against all four, and against Castillo, its twin in form, side by side.

Who Owns at Bolero?

The Collier County Property Appraiser roll (tax year 2026 preliminary) answers this better than any brochure. Of Bolero’s 60 residences, 18 (30.0%) carry a homestead exemption: 5 first-floor homes, 5 second-floor homes and 8 third-floor homes. Owner mailing addresses are 28 in Florida (46.7%) and 32 (53.3%) outside Florida: Pennsylvania (6), Illinois (5), Ohio (4), New Jersey and New York (3 each), Michigan (2), one each in Connecticut, Georgia, Louisiana, Massachusetts, Minnesota, Rhode Island and Wisconsin, and two in Canada. Sixteen owner lines name a trust, and five name a company or an estate.

That places Bolero among the most seasonal of Tiburón’s condominiums on the same roll. Its 30.0% homestead share sits just above Castillo (28.4%) and above Ventanas (20.7%), and well below Marquesa Royale (47.9%) and Esperanza (57.1% in Esperanza I, 58.3% in Esperanza II); its 46.7% Florida mailing share is the second lowest of the six, just above Castillo’s 45.1% and below Ventanas (50.0%), Marquesa Royale (62.5%) and Esperanza (69.0% and 72.9%). In plain terms, most Bolero owners are part-year residents, which the association’s own site says in its words: “a small community of 60 part time and full-time families.” Turnover is low: the county recorded only five priced Bolero deeds in the two years to August 2026, about 3% of the homes a year (Collier County Property Appraiser sales file).

Penthouse, Coach Home or Villa? What to Call Bolero

Buyers meet four labels for Bolero, and only one of them is in the recorded documents. “Penthouse” is WCI’s word: its 1998 press release announced “a penthouse condominium neighborhood called Bolero,” and its 1999 and 2000 Tiburón page listed “Bolero Penthouse Condominiums” and “Penthouse Condominiums from the $400s” (WCI Communities, Tiburón community page, archived September 16, 1999). WCI used it for every Bolero home, on every floor, because each fills a whole floor; today’s listings use “PH” for third-floor homes only. “Coach home” is how many Naples buyers describe a small low-rise building with a handful of homes and a garage for each, and Bolero fits the spirit of it, except that a Naples coach home is often a two-storey unit, and a Bolero home is always on one level. “Villa” is the word some Tiburón pages use for the three-home, three-storey form that Bolero shares with Castillo. The recorded form is a condominium unit on a single floor of a three-unit, three-storey building, with its own garage, reached by its own entry on the first floor or a shared elevator above it. We use “home” and “residence” on this page, and we use the others only where a searcher might.

A Day at Bolero

A February weekday at Bolero might start with a walk across the lawn to the pool and spa, or with a two-minute drive to the Tiburón clubhouse at 2620 Tiburon Dr, 0.2 road mile from building 1 and about 200 yards in a straight line. Golfers who hold a Tiburón Golf Club membership are that close to the first tee. For everything else, Bolero’s position at the south end of Tiburón shortens the day: from building 1 it is 0.2 road mile to The Ritz-Carlton Golf Resort, 3.0 miles to Mercato, 3.7 to NCH North Hospital, 3.7 to I-75 at Exit 111, 5.3 to Waterside Shops and 23.3 to Southwest Florida International Airport (OSRM public router from Collier County address points, free-flow, measured September 25, 2026; from building 10 at the far end of the loop most trips are 0.1 to 0.4 mile longer, and the hospital 0.2 mile shorter by way of Immokalee Road; allow materially longer in season, and reckon 35 to 50 minutes to the airport depending on the season and time of day). Trips to the beach, Mercato and Waterside leave by Tiburon Drive straight onto Vanderbilt Beach Road, while trips to I-75 and the airport go north through Tiburón by Tiburon Boulevard East to Airport-Pulling Road. By our comparison with the measurements on our sibling pages, the beach, Mercato and Waterside are about 0.4 to 0.5 mile closer from Bolero than from Marquesa Royale or Escada, and the Tiburón clubhouse is about 0.2 mile away against about a mile from Castillo. The day might end at a restaurant at the resort next door, which, like every resort amenity, is open to residents through the club or as paying guests rather than by right of ownership.

What you do not do at Bolero is yard work, exterior painting or roof maintenance. The association maintains the exterior painting, structure, roofing, parking facilities and general exterior of every building, the wiring from the unit’s breaker outward and the shared plumbing (2018 declaration, Section 9.1). The owner’s list is the inside of the home and its openings: windows with their frames, glass and caulking, sliding glass doors, the garage door and the door from the garage to the foyer, screens, hurricane shutters, the air-conditioning and heating including ductwork and dryer vents, appliances, plumbing from the shut-off valve inward and floor coverings (Section 9.2). On the balconies and lanais the owner keeps the coverings, shutters and doors and the association the structure (Section 9.4). Above the first floor, hard flooring outside kitchens, baths, lanais, foyers and laundry needs board approval and an approved sound-deadening underlayment, inspected before the finish floor goes down (Section 9.5), which in a stacked three-home building is the neighbor-below rule. And “extensive” remodeling or “heavy” construction is allowed only from May through October, unless the board waives it for an emergency or hardship (Section 9.6), so a buyer planning a renovation plans it for summer.

Collier County collects garbage at Bolero on Tuesdays and Fridays, with recycling, yard waste and bulk items on Fridays (Collier County solid-waste service-day layer, checked September 25, 2026 at buildings 1, 10 and 20 and the clubhouse), and every Bolero tax bill carries the county’s District 1 residential garbage line, $261.91 on the 2025 bill. Water and sewer come from the Collier County Water-Sewer District and electricity from Florida Power & Light. The declaration lets the board make bulk “Communications Services,” defined to include video, voice and internet, a common expense (Sections 1.14 and 1.16), and the association is a party to Tiburón’s 2021 bulk telecommunications easements with Hotwire Communications (OR 5905, Page 3151). Owners must shut off their water valves when the home will be empty overnight (Section 9.11). No mail room or mailbox cluster appears in the recorded documents or the county’s address layer, so mail and package arrangements are among the things to confirm in the association’s documents.

How Bolero Residents Reach the Beach

Bolero is inland, about 3.9 road miles from the county’s Vanderbilt Beach access at 280 Vanderbilt Beach Road and about 10.5 from the Naples Pier (OSRM public router, free-flow, measured September 25, 2026 from building 1). The beach trip is one of the simplest in North Naples: out the Bolero gate, south on Tiburon Drive to Vanderbilt Beach Road and straight west to the Gulf, with no turn through the rest of Tiburón. Tiburón Golf Club members get beach transportation and towel service through the club; home ownership alone conveys no beach or resort privilege. If the beach is the center of your week, our practical guide to buying in Tiburón walks through how the club and resort fit around the neighborhoods.

Built in 1999 and 2000, and What That Means in 2026

Bolero’s buildings are 26 and 27 years old, the oldest in Tiburón, and their age runs straight through the questions a 2026 condominium buyer asks. On construction, Collier County’s elevation certificates for buildings 3, 4, 6 and 14 record building permits issued in February 2000, two years before the first statewide Florida Building Code took effect in March 2002, and every Bolero building stood through Wilma in 2005, Irma in 2017 and Ian in 2022. On roofs, county permit reports show the association re-roofed 14 of the 20 buildings and the clubhouse under one package of permits issued in January 2020 (about $830,746 declared in total), and an April 2017 Notice of Commencement indexes re-roofing at building 5 and units in buildings 5 to 7; the roof record for the others is in the association’s reserve files. After Ian, the only association permits were modest opening-protection permits of $3,125 at each of the 20 buildings in early 2023; no roof, structural or concrete permit followed the storm.

On Florida’s post-Surfside condominium laws, Bolero’s answer is less simple than its neighbors’. Its buildings are three storeys, which meets the height threshold of both the milestone-inspection law (s. 553.899) and the structural integrity reserve study law (s. 718.112(2)(g)), but both laws exclude a “three-family … dwelling with three or fewer habitable stories above ground,” a description each Bolero building fits word for word. No public record settles whether the exclusion applies to Bolero. Collier County’s milestone records list no Bolero building: the one county row that carries Bolero’s association name is in fact a building in another condominium, Britannia I of Forest Glen, on Loblolly Bay Drive, so the “2030” date some sources repeat is not Bolero’s (Collier County MilestoneMap, all 926 records read September 25, 2026). A buyer should ask the association in writing, through the estoppel request and the board minutes, whether it treats the buildings as covered and whether it has completed a study. The condominium-law section of this page sets out both sides.

On flood, the record is mostly clean. On FEMA’s current map for this part of North Naples (panel 12021C0382J, effective February 8, 2024), 18 of the 20 buildings sit entirely in Zone X, outside the high-risk flood zone; the mapped Zone AE edge of a golf lake touches two, building 14 (2643 Bolero Dr) and building 16 (2621 Estrella Ct), and no FEMA letter has ever been issued for any Bolero building. FEMA’s preliminary map, not yet in effect, keeps every Bolero building in Zone X. The storm and insurance section below goes building by building.

What Bolero Does Not Have

Seven things buyers sometimes assume. No tennis court, pickleball court or fitness room inside Bolero: none is named in the covenants, the declaration or the county roll, which carries only the pool, spa, deck, fountain and clubhouse; fitness and tennis at Tiburón run through the club. No required golf membership: Bolero’s documents contain no club obligation, although Tiburón’s master declaration required WCI’s first buyers to take a Signature Membership at closing and points resale buyers to the Club’s current Membership Plan. No elevator of your own: each building’s one elevator is shared by the two upper homes and paid for by their owners. No pets for tenants or guests: owners may keep two dogs, two cats, up to two birds and tropical fish, but “Guests and Tenants are not permitted to have pets” (Section 14.5.4). No short-term rentals: leases must run at least 30 continuous days, no home may be leased more than four times a calendar year, the board approves every lease, and “Airbnb-like” and vacation-rental use is barred (Article 16). No motorcycles or golf carts: “Motorcycles, golf carts, mopeds, motor scooters, go-carts, and the like, shall not be parked or kept on Condominium Property” (Section 14.7). No condominium capital contribution at purchase: we found none in Bolero’s own recorded documents; the one-time charge a buyer pays at closing is the Tiburón master association’s, a quarter of its annual assessment.

Ready to Sell or Buy at Bolero at Tiburón? Talk to the Team That Mapped All 60 Homes

Bolero at Tiburón is the oldest condominium in Tiburón, and in the year to September 18, 2026 only one of its 60 homes closed on the Southwest Florida MLS. By late September 2026 three more were under contract, on the first, second and third floors. In a market that thin, the seller who prices to the floor and the building, with the association’s documents and the building’s roof and flood facts already in the file, is the seller who sets the next benchmark.

Selling a Bolero at Tiburón home? Get a free Bolero at Tiburón home valuation or call Jesse direct at (239) 898-6072.

Buying at Bolero at Tiburón? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Bolero at Tiburón Market Snapshot: What Residences Actually Sell For

Bolero at Tiburón recorded 12 qualified resales in the 60 months since September 2021, at a median of $1,262,500 and a range of $560,000 to $1,700,000 (Collier County Property Appraiser sales file). One Bolero home closed on the MLS in the twelve months to September 18, 2026, at $1,275,000, and one was listed that day.

Data updated: September 2026 (Southwest Florida MLS Matrix pulled September 18, 2026, and Collier County Property Appraiser records)

For this page we tracked the one MLS closing of the last twelve months against its recorded county deed: residence 403 at 2638 Bolero Dr, $1,275,000, recorded March 16, 2026 (Collier Clerk, OR 6564/3320), the only priced Bolero deed in that window, qualified by the county as an open-market sale (Southwest Florida MLS Matrix, pulled September 18, 2026; Collier County Property Appraiser sales file, files dated August 29, 2026). At Bolero the two sources measure the homes the same way on the first and second floors, 1,768 and 2,256 square feet in both, while one current third-floor listing carries 2,450 square feet against the county’s 2,341. So every price per square foot below is stated per county square foot, the one measure that is the same for all 60 homes.

Bolero is the thinnest market in Tiburón’s condominium tier. Sixty homes produce anywhere from one to four qualified sales a year in this decade, and the last twelve months produced one. So we lead with the first window that holds ten or more qualified sales, list every sale one by one, and then break the record down by floor, by year and against Castillo, naming the source and the window at every step.

The One MLS Closing in the Last 12 Months

Southwest Florida MLS Matrix, pulled September 18, 2026, closings dated September 18, 2025 to September 18, 2026, matched to the recorded county deed:

One sale is a data point, not a market rate, so the MLS report behind this page prints no Bolero median and neither do we. For context, Tiburón as a whole recorded 32 closings in the same window, at a median of $1,850,000, a median of $697.70 per MLS square foot, a median of 86 days on market and a median sold-to-list ratio of 93.84% (same Matrix pull). The Matrix pull broke out Bolero’s count and price; it did not break out the closing’s days on market or list price, so we give those figures for Tiburón as a whole and not for Bolero. The March 2026 sale sits at 1.11 times the 2026 preliminary county value of the same home ($1,151,600), the lowest ratio of any Bolero sale in the last three years (our arithmetic on the Collier County Property Appraiser roll).

The Headline Window: 12 Recorded Resales in 60 Months

The first window with ten or more qualified sales is 60 months. Twelve months holds one qualified sale, 24 months five and 36 months seven. The Collier County Property Appraiser’s sales file (newest priced Bolero sale March 16, 2026) holds 12 DOR-qualified resales since September 2021, at a median of $1,262,500, a low of $560,000 and a high of $1,700,000. None was a sale by the developer: WCI’s last Bolero deed was recorded in January 2001. The twelve deeds total $14,990,000 (our arithmetic).

Collier County Property Appraiser sales file (files dated August 29, 2026), qualified sales only; Official Records book and page from the same file. The middle pair is $1,250,000 and $1,275,000, so the median of $1,262,500 is not a price anyone paid. The mean of the twelve per-foot figures is $582.09. One more priced deed in the window is coded not qualified by the county and excluded here: $960,000 for first-floor residence 1401 at 2643 Bolero Dr in July 2022 (OR 6159/2693). It looks like a market-level price, but the county does not publish why a deed is coded unqualified, so we treat it as a data point, not a benchmark. Every other unqualified deed in the window was a transfer of $100 or less.

The first sale in the table is the one to read carefully. The September 2021 first-floor sale at $560,000, $316.74 a county square foot, was the last Bolero sale at pre-2022 prices. Leave it out and the eleven qualified resales since January 2022 hold a median of $1,275,000 and a median of $585.22 per county square foot (our arithmetic on the same file). That is the price level Bolero has traded at for four years: every one of those eleven sales falls between $512.60 and $753.55 a county square foot, and nine of the eleven between $540 and $680.

How the Windows Compare

Collier County Property Appraiser sales file, qualified sales, each window ending with the newest recorded Bolero sale (March 16, 2026):

The 24-, 36- and 60-month medians agree within $12,500, which is the best evidence we have that $1.25 to $1.3 million is Bolero’s current middle. The per-foot mean rises in the shorter windows because they leave out the 2021 and 2022 sales. The 36-month set holds no second-floor sale at all: the last second-floor Bolero home to sell was the $1,700,000 record in May 2023.

What Is For Sale at Bolero Right Now

One Bolero home was listed on the Southwest Florida MLS on September 18, 2026. By late September 2026 listing data, three more homes had gone under contract since mid-August:

Active listing from the Southwest Florida MLS Matrix, pulled September 18, 2026; the three contracts from MLS-entered listing data as of late September 2026, which we report as asking prices, not sales; last recorded sales from the Collier County Property Appraiser sales file; per-foot figures our arithmetic. The third-floor listing is marketed as “PH 3” with 2,450 square feet; the county carries every third-floor Bolero home at 2,341.

Two readings. First, the active listing asks $24,000 more than the same home sold for in April 2025, after more than seven months on the market, while the three homes that went under contract asked $594 to $681 a county square foot. Second, one active listing against one closing in twelve months is, at face value, twelve months of supply, against 7.5 months for Tiburón as a whole (20 actives against 32 closings, same Matrix pull; our arithmetic). The three late-summer contracts change that picture: if they close near their asking prices, Bolero’s next twelve-month count will be four sales, from $1,050,000 to $1,595,000. Contracts are not closings, and we will report them when the deeds are recorded.

Does the Floor Matter at Bolero?

Yes, but not in the order the county’s values suggest. Qualified resales by floor, from the Collier County Property Appraiser sales file:

The first-floor 60-month median includes the pre-2022 $560,000 sale; the three first-floor sales since September 2023, $1,025,000 to $1,175,000, are the current first-floor range. The second floor has only two qualified resales in five years, one of them the record, so it cannot be read as a rate. The third floor, with six, is Bolero’s deepest set: $1,200,000 to $1,580,000.

Two things stand out. Per county square foot, the first floor has sold for as much as the third since 2023 ($622 against $601 on the 36-month means), because a first-floor home is 573 square feet smaller and prices at Bolero do not fall in proportion to size. And in dollars, the gap between a first-floor and a third-floor home since September 2023 is about $290,000 on the medians ($1,100,000 against $1,387,500). The county builds the floor into its values mechanically, with a $276,000 step from the first floor to the second and a $40,000 step from the second to the third (Collier County Property Appraiser roll, tax year 2026 preliminary), which treats the second and third floors as nearly the same home. On the few sales available, the market does too: the second floor’s two recorded prices bracket the third floor’s range. What buyers weigh between them is outlook, which rises with height, against the second floor’s lower price on the roll.

The pattern has held since the homes were new. Median qualified sale by period and floor (Collier County Property Appraiser sales file; the period medians include every floor):

The 2021 to 2026 medians mix sales from before and after the 2022 jump in prices, so the 36-month row is the current level. In every period the third floor has sold for more than the first, and in every period but one the first floor has sold for about 70 to 80% of the third.

Bolero Prices Over Time, 1999 to 2026

Qualified priced deeds of $100,000 or more by year, from the Collier County Property Appraiser sales file (302 recorded rows on the 60 homes, 177 of them qualified; files dated August 29, 2026). The years 1999 to 2001 are mostly WCI’s first sales; from 2002 on they are resales. Yearly medians swing with the floor mix, so read them as direction:

The shape is a long plateau and one step. For twenty years, from 2001 to 2021, the qualified yearly median stayed between about $435,000 and $690,000: Bolero rose with the mid-2000s market, gave it back from 2009 to 2014, and by 2020 was selling close to where it sold in 2005. Then it stepped up. The fourteen 2021 sales, mostly first floors at $540,000 to $579,000 early in the year, held a median of $579,000; by 2022 and 2023, second- and third-floor homes were selling for $1,200,000 to $1,700,000. The step came in the eighteen months after early 2021, and Bolero has held the new level since: no year from 2022 to 2026 recorded a qualified median below $1,025,000.

The Record Sales

The highest Bolero sale on record is $1,700,000, for residence 1202, a second-floor home in building 12 at 2655 Bolero Dr, recorded May 22, 2023 (OR 6263/3963), at $753.55 per county square foot, also the highest qualified price per foot (Collier County Property Appraiser sales file). The next highest is $1,580,000, for third-floor residence 1703 at 2617 Estrella Ct, recorded February 21, 2025 (OR 6442/1005), at $674.93. On the first floor the highest qualified sale is $1,175,000, for residence 1601 at 2621 Estrella Ct in April 2025, $664.59 per county square foot; a first-floor deed of $960,000 in 2022 is the only other first-floor price near it, and the county codes it not qualified. At the other end, the lowest qualified sale since 2022 is $1,025,000, for first-floor residence 301 in September 2024. The lowest price ever recorded on a Bolero first sale is $348,600, a first-floor home in 1999, and the highest WCI-era price was $686,500, for a third-floor home in 2000.

A buyer reading these should know what they do not show. None of the record prices says what conveyed with the home, whether furniture or a club membership was part of the deal, or how the interior had been renovated; those facts sit in the sale file, not the deed. County permit reports show nine owner remodels at Bolero from 2022 to 2026 declared at $40,000 to $229,902, which is why two homes on the same floor can sell $400,000 apart.

How Often Bolero Homes Change Hands

Rarely, and less often every year. The county recorded five priced Bolero deeds in the 24 months to August 2026 on 60 homes, against 17 on Castillo’s 102 (Collier County Property Appraiser sales file), so a Bolero home has traded at about half Castillo’s rate. Across the whole 60-month window, twelve qualified resales on 60 homes is about 4% of the homes a year (our arithmetic). Thirty-seven of the 60 homes have not had a priced deed since before 2021, thirteen not since before 2010, and four still carry a WCI-era sale of 2000 or 2001 as their last priced deed: residences 402, 803, 1201 and 1802. Some of those homes have moved into trusts or between family members by $0 transfers, which the county records but which carry no price. For a buyer, that means patience: a specific floor in a specific building may not come up for years, and the three contracts signed within five weeks in late summer 2026 were the busiest stretch Bolero has seen since 2023.

What the County Says a Bolero Home Is Worth

The Collier County Property Appraiser values Bolero by floor alone, with the same figure for every home on the same floor in 18 of the 20 buildings and $10,000 less in buildings 1 and 20, the two ends of the loop, regardless of frontage, renovation or view (tax year 2026 preliminary roll). The county does not publish why buildings 1 and 20 are valued lower.

Collier County Property Appraiser value history, certified rolls 2021 to 2025 and the 2026 preliminary roll; floor figures are the value in buildings 2 to 19. County value rose 85.5% from 2021 to 2024 and has not moved since. The first floor rose 94%, the second 85.5% and the third 80% (our arithmetic). The 2026 preliminary median value per county square foot is $491.93, and the 60 homes sum to $61,916,000.

For 2026 the county held Bolero flat while it cut its neighbors: Castillo’s median value fell 5.9%, Ventanas’ 3.3% and Esperanza’s 16 to 17%, while Marquesa Royale, like Bolero, did not move (Collier County Property Appraiser roll, tax years 2025 certified and 2026 preliminary). The recorded sales support the county’s choice at Bolero. Each of the seven qualified sales since September 2023 closed above the 2026 preliminary value of the same home, at 1.11 to 1.41 times it, with a median of 1.23 times (our arithmetic on the roll and sales file). Just value is a mass-appraisal figure, not a price, and a buyer should not read a Bolero notice as a verdict on the market in either direction; but it is fair to say that no Bolero sale of the last three years has closed below the county’s number.

Property Taxes at Bolero on the Record

The last complete bill, 2025 certified, shows a median total tax of $11,283.88 across the 60 homes, with a range of $6,654.00 to $13,770.74; by floor the medians are $9,688.71 on the first floor, $12,159.39 on the second and $12,637.20 on the third (Collier County Property Appraiser roll and 2025 tax bills). The lowest bills belong to homesteaded homes with long Save Our Homes protection. Fifty-five of the 60 bills carry the same two non-ad valorem lines, $2,823.85 in all on the 2025 bill: the Pelican Marsh Community Development District line of $2,561.94 and Collier County’s District 1 residential garbage assessment of $261.91 (2025 Collier County tax bills for a first-floor home in building 1 and a third-floor home in building 20). The CDD line is the same on every floor, and it equals the line on Castillo’s bills. Five homes, residences 201, 502, 701, 1503 and 1703, carry $836.33 less in non-ad valorem charges, $1,987.52 in all, the same gap seen on a few Castillo and Ventanas homes; that is consistent with the District’s Series 2022 bond share not being levied on those five, and the certified bill for a specific home is the place to check it.

The 2026 preliminary roll shows a median ad valorem tax of $7,856.30 at a preliminary total millage of 9.4020 mills, before the non-ad valorem lines are added (Collier County Property Appraiser roll, tax year 2026 preliminary). A buyer’s tax resets toward the purchase price, so budget from the sale price and current millage, not from the seller’s bill: on a $1,275,000 purchase without a homestead exemption, 9.4020 mills is about $11,988 of ad valorem tax before the non-ad valorem lines (our arithmetic; the county’s assessed value, not the price, sets the actual bill). The fee section below explains the CDD line and its 2031 end date.

What Bolero Homes Sold For New, 1999 to 2001

WCI priced Bolero from “the $400s.” Its press release dated November 24, 1998, announcing that the first Tiburón golf course was complete, said “The second phase, a penthouse condominium neighborhood called Bolero, will debut Summer 1999 with prices starting in the $400s” (WCI Communities press release, archived June 17, 2000), and its Tiburón page from September 1999 to May 2000 listed “Price Range: Penthouse Condominiums from the $400s” beside “Luxury Estate Villas from $995,000” for the Norman Estates (WCI Communities, Tiburón community page, archived May 6, 2000). In January 2000 WCI’s site carried a promotion page titled “boleroincrease,” with a form headed “Beat The Clock at Tiburon,” the sign of a price increase coming (WCI Communities promotion page, archived January 22, 2000).

The recorded first deeds tell the rest (Collier County Property Appraiser sales file):

Two homes have no priced WCI-era deed in the county file, so 58 of the 60 appear here. WCI’s “from the $400s” fits the first-floor deeds, median $444,500. The first deeds also trace the build-out: buildings 1, 2 and 17 to 20 closed first, from December 1999 into the spring of 2000; buildings 15 and 16 in August 2000; buildings 9, 11 and 12 in October; and the rest of the Bolero Drive core from November 2000 to January 2001. Prices rose as WCI sold: the 1999 first sales held a median of $474,000 and the 2000 sales $525,300.

Against the first deeds, today’s 36-month median of $1,275,000 is about 2.4 times WCI’s median first price, and on the first floor the current $1,100,000 median is about 2.5 times WCI’s $444,500 (our arithmetic; the two sets differ in floor mix). WCI’s first buyers were bound by Tiburón’s master declaration to take a Signature Membership in the club at closing; a resale buyer today inherits no membership automatically.

Bolero Against Castillo on Price

The comparison buyers bring to Bolero is Castillo, the 102-residence WCI condominium built from 2001 to 2003 in the same three-home, three-storey form. Castillo’s homes are larger on every floor, by 391 square feet on the first, 164 on the second and 161 on the third, and one to four years newer, yet the county values Bolero’s upper floors almost exactly where it values Castillo’s ($1,111,600 against $1,119,320 on the second floor, $1,151,600 against $1,159,320 on the third) and values Bolero higher per foot on every floor ($472.62, $492.73 and $491.93 against $440.53, $462.53 and $463.36) (Collier County Property Appraiser roll, tax year 2026 preliminary). The deeds agree: over the 24 months to August 2026, Bolero’s five priced resales held a median of $1,275,000 and a mean of $612.82 per county square foot, against Castillo’s seventeen at a median of $1,300,000 and $570.52 (same sales file). By floor, since September 2023, Bolero’s first floor has sold at a median of $1,100,000 ($622 per county square foot, three sales) against Castillo’s $1,150,000 ($569, seven sales), while Castillo’s third floor has sold higher, $1,655,000 and $668 a foot on four sales, against Bolero’s $1,387,500 and $601 on four.

So on the record Bolero buyers pay about as much as Castillo buyers for a smaller home, and more per foot on the first floor, and less on the third. No document says why. Two explanations fit: smaller homes normally sell for more per foot, and Bolero sits at Tiburón’s south door beside the clubhouse and the resort, while Castillo sits about a mile east. The roll cannot separate the two. The side-by-side comparison with Castillo later on this page sets out the costs and rules behind the prices.

Where Bolero Sits on Tiburón’s Price Ladder

On the September 18, 2026 MLS pull, Tiburón’s twelve-month closings stacked up by neighborhood like this: Marsala’s five detached homes at a median of $3,500,000 ($809.79 per square foot); Marquesa Royale at Tiburón’s five at $2,450,000 ($830.51); Esperanza at Tiburón’s four at $2,150,000 ($731.36); Castillo at Tiburón’s nine at $1,265,000 ($522.73); and Ventanas at Tiburón’s four at a median of $902,500 ($530.72). Serafina, the Norman Estates and Bolero recorded two, two and one sale, too few to rank (Southwest Florida MLS Matrix, pulled September 18, 2026). Bolero’s one sale, $1,275,000, landed within $10,000 of Castillo’s median.

The county roll ranks the six condominiums like this:

Collier County Property Appraiser roll, tax year 2026 preliminary, with 2025 certified bills. Bolero is the second-lowest-priced condominium in Tiburón in dollars and fourth of six per county square foot, behind only Marquesa Royale and the two Esperanza condominiums, whose homes are newer and about 30% larger. Its first-floor homes, at a county value of $835,600 and recent sales of $1,025,000 to $1,175,000, are the least expensive full-floor homes with a private garage in Tiburón; Ventanas costs less in dollars, but its homes are flats in mid-rise buildings.

Our Read of the Bolero Market

Bolero in September 2026 is a market that moves rarely and holds its level. For four years its qualified resales have landed between about $1,025,000 and $1,700,000 and between about $510 and $750 a county square foot, and the 24-, 36- and 60-month medians all sit at $1,262,500 to $1,275,000. The county has held its values flat for three rolls and every recent sale has closed above them. The floor sets the range: first-floor homes have sold for $1,025,000 to $1,175,000 since September 2023, third-floor homes for $1,275,000 to $1,580,000, and the second floor, with no sale since the 2023 record, is the least tested. The market is also slow: one closing in twelve months, one listing that has sat for seven months at a price above its own 2025 sale, and then three contracts in five weeks at $594 to $681 a county square foot. A seller who prices a Bolero home to its floor, its building and its condition, inside that band, sells; a seller who prices off the $1,700,000 record, or off a larger Castillo home, waits. The buyer asking about Bolero today asks about the floor, the elevator charge that comes with an upper floor, the building’s roof and flood facts, the association’s reserves and insurance, and what the board has decided about the structural-study law, before the kitchen. The homes that sell arrive with those answers already in the file.

First-Hand: What We Check Before We Price a Bolero Home

This is how Jesse and Marc prepare a Bolero listing or a Bolero offer, in the order we do it. We read the building and unit number first, because the last digit is the floor and the floor fixes the size, the county value and whether the owner pays the elevator charge. We pull the home’s own county sales history, because a 2000 WCI price, a 2013 resale and a 2021 resale each set a different basis for the owner’s expectations. We read the comparables by floor, never by neighborhood average, and never off Castillo without adjusting for Castillo’s larger plans, and we ask what conveyed with each one, because furniture or a club membership inside a deed price distorts it. We check the building’s position on the loop, golf land, Lake 30 or the pool lawn, and read FEMA’s current and preliminary maps for that building, because at buildings 14 and 16 a lender’s flood determination can go either way. We check the building’s roof permit, because 14 of the 20 buildings were re-roofed under permits of January 2020 and the others were not in that package. We confirm the Pelican Marsh CDD line on the home’s own tax bill, because five Bolero homes carry a lower one. We check the owner’s renovation permits and whether they closed. And we request the association’s current budget with its upper-floor elevator line, its estoppel figures, its insurance declarations and its board minutes on the milestone and structural-study laws before a buyer’s inspection period starts, because in 2026 those are the questions that stall a condominium contract in week two. Every item is a document, and this page names each one.

How Did Bolero at Tiburón Come to Be?

Bolero at Tiburón was created by WCI Communities, Inc., which recorded it as four 15-unit condominiums in November 1999 and August 2000, finished its 20 buildings between December 1999 and December 2000 and sold the last home in January 2001. In 2003 the owners merged the four condominiums and five associations into one.

Bolero’s history explains things a buyer still sees today: why the state still lists four Bolero condominiums, why its association owns six acres of land around the buildings, why the first floor never pays for the elevator, why its buildings predate the Florida Building Code, and why it has its own gate at the south end of Tiburón.

WCI Communities and the Tiburón Master Plan

WCI Communities developed Tiburón, a gated golf community inside the Pelican Marsh development and the Pelican Marsh Community Development District in North Naples. In its November 24, 1998 press release WCI announced that its Greg Norman-designed golf course at Tiburón was complete and laid out the first two phases of “an expected 600 homes”: “27 luxury villas, called Norman Estates, with prices starting from $1 million,” and then Bolero, “a penthouse condominium neighborhood,” with the Tiburón sales and information center at 2620 Tiburón Drive (WCI Communities press release, archived). The Tiburón master declaration, the Declaration of Covenants, Conditions and Restrictions for Tiburon Estates, followed on August 6, 1999 (OR 2579, Page 364), and every Bolero declaration places Bolero inside it. Bolero was laid out on Tract A-E of the plat of Pelican Marsh Unit Twenty (Plat Book 30, Pages 73 to 75), 9.79 acres at the south-west corner of Tiburón, between the golf course, the clubhouse site and Vanderbilt Beach Road. So Bolero was Tiburón’s second neighborhood and its first condominium, and every later Tiburón condominium, from Castillo and Ventanas in 2001 and 2002 to Marquesa Royale and Esperanza, came after it.

Four Associations Before the First Building, 1999

WCI’s lawyers set up Bolero’s corporate structure before a building stood. On March 5, 1999 they filed four sets of articles at once, for The Bolero I, II, III and IV at Tiburon Condominium Association, Inc., each to govern a condominium “to be recorded,” with a three-member first board appointed by the developer and WCI’s headquarters, 24301 Walden Center Drive in Bonita Springs, as the principal office (1999 Articles of Incorporation, Florida Division of Corporations image). On April 28, 1999 a fifth corporation followed, Bolero at Tiburon Community Association, Inc. (N99000002700), filed the same day as the Tiburón master association and one document number from it, to own and run the land the four condominiums would share. Five corporations for 60 homes was WCI’s plan for a neighborhood it intended to build and declare in phases.

Four Declarations, 1999 and 2000

WCI then recorded Bolero as four condominiums, two at a time:

Collier County Clerk, Official Records. Each declaration is about 95 pages and each names “WCI COMMUNITIES, INC., herein called ‘Developer’.” Bolero I’s Section 2 reads: “Developer has or will construct a total of 15 single family residential units in five, three-unit, three story buildings.” Its surveyor’s drawings show the three floor types and the elevator and stairs for Units 2 and 3 as limited common elements; its leasing article already set the 30-day minimum and the cap of four leases a year that Bolero still has; and its rules limited dogs to “not more than 15 inches tall at the shoulder at maturity,” a cap the 2018 declaration does not repeat. Each phase took buildings at both ends of the loop, so the four condominiums were interleaved on the ground from the start, which is one reason the owners later found four of them unworkable.

Building by Building, December 1999 to December 2000

Florida’s condominium law lets a developer declare a building before it is finished and add the surveyor’s certificate of substantial completion when it is. WCI’s surveyors recorded twenty of them, one per building (Collier County Clerk, Official Records):

The building 1 certificate, signed December 29, 1999, adds a line that dates the amenities: “The pool and clubhouse building are under construction.” Collier County’s elevation certificates for buildings 3, 4, 6 and 14, prepared in February and March 2000 while those buildings were “under construction,” record building permits issued February 4 to 7, 2000 and name “WCI Communities” and “WCI Communities L.P.” as the building owner. The county’s aerial footprint layers agree with the order: buildings 1, 2 and 17 to 20 first appear in the 2000 layer, the other fourteen in the 2002 layer (there is no 2001 layer). So all twenty buildings were finished within twelve months, and the county roll dates 18 homes to 1999 and 42 to 2000.

Selling Bolero, 1999 to 2001

WCI sold Bolero fast. The first deeds were recorded on December 30, 1999, and by January 2001 WCI had closed its last. Its Tiburón web page carried “Bolero Penthouse Condominiums” from September 1999, added “Escada Luxury Estate Homes” by October 2000 with a price range of “$400s to over $2,000,000” (WCI Communities, Tiburón community page, archived October 29, 2000), and by November 2001 WCI’s Tiburón promotions page listed only “Tiburon Special Pricing at Ventanas,” with Bolero no longer offered (archived November 21, 2001). The first-sale median rose from $474,000 on the 1999 deeds to $525,300 on the 2000 deeds as WCI raised prices through the build-out. Because Bolero’s declarations were recorded after the Tiburón master declaration, WCI’s first Bolero buyers were initial purchasers under its Section 17, which obliged each of them to take a Signature Membership in the Tiburón club at closing.

The 2000 Covenants and the Land Between the Buildings

Once all four condominiums were declared, WCI recorded the document that tied them together: the Bolero at Tiburon Declaration of Covenants and Restrictions, November 29, 2000 (OR 2748, Page 1656, 21 pages), made by WCI with the joinder of all four condominium associations. It describes the plan as “A maximum of 60 single-family condominium units, roadways, utilities and entrance; a recreation area with swimming pool, deck and clubhouse, landscaped areas and a fresh water lake and retention area,” built as “four, fifteen unit condominiums,” and it names the Common Areas: “the lake, swimming pool, clubhouse, the entrance and the roads, and landscaped areas,” owned and maintained by the community association. The covenants barred “For Sale” and “For Rent” signs on the Common Areas without written approval and forbade using lake water for irrigation. The lake itself went elsewhere: on March 30, 2001 WCI deeded Lake 30, the 0.99-acre pond inside the ring of buildings, to the Pelican Marsh Community Development District with Tiburón’s other lakes (OR 2798, Page 873), which is why it is still a District parcel today.

Inside the District From the Start

WCI placed Bolero inside the Pelican Marsh Community Development District before the first owners had moved in. Its Declaration of Consent to Jurisdiction of the District, recorded September 22, 2000 (OR 2724, Page 2426), covers the Bolero land, and its recorded amendments set Bolero’s early assessments. For the District’s 2001-02 fiscal year the Second Amendment lists “BOLERO, NORMAN ESTATES, CASTILLO, VENTANAS & SERAFINA NEIGHBORHOODS: Operations & Maintenance Assessment $836.17; Capital Assessment $1,300.00; Total $2,136.17,” against a $4,000 capital line for Escada (OR 2967, Page 43, January 22, 2002), and for 2002-03 the Third Amendment set the same five neighborhoods at $916.46 plus $1,300.00, $2,216.46 “per lot or unit” (OR 3093, Page 109, August 19, 2002). Those are historical figures; the point for a buyer today is that Bolero has shared one District assessment class with Castillo, Ventanas and Serafina for 24 years, which is why its 2025 CDD line, $2,561.94, is the same as Castillo’s and Serafina’s.

Who Built Bolero at Tiburón?

WCI Communities built Bolero. Every one of the four declarations names WCI Communities, Inc., a Delaware corporation, as the developer that “has or will construct” the units; the 2000 covenants are made by WCI; the surveyor’s plot plans were prepared for “WCI Communities, LP”; the county’s construction-stage elevation certificates of 2000 name WCI Communities as the building owner; and WCI’s own press release and web pages marketed Bolero as its product. No outside builder, bulk buyer or successor developer appears in any recorded Bolero instrument. The licensed contractor of record for each building is in Collier County’s building-permit files of 1999 and 2000, which are not reproduced here.

Owners Take Over and Merge, 2002 and 2003

The owners took Bolero over in two steps and simplified it in a third. First, the Bolero I association’s corporate record shows a reinstatement on September 9, 2002, after a lapse while it was still under developer control, and by 2003 the officers of the community association were resident owners (Florida Division of Corporations, annual reports). Second, WCI handed over the land: by a quitclaim deed of February 17, 2003, recorded February 27, it conveyed Tract A-E, “Containing 9.79 acres,” less the four condominiums, to the association as “a conveyance of common areas from a developer to condominium association for nominal consideration” (OR 3227, Page 2204).

Third, the owners merged everything. On December 4, 2002 each association voted to merge the four condominiums; on July 28, 2003 the association recorded the Declaration of Condominium of Bolero at Tiburon, A Condominium, 157 pages, creating one 60-unit condominium (OR 3352, Page 1778); and on July 31, 2003 the Articles of Merger joined all five corporations into one, “adopted and approved by at least seventy-five percent (75%) of the members of each corporation entitled to vote,” with The Bolero I at Tiburon Condominium Association as the survivor, renamed Bolero at Tiburon Condominium Association, Inc., and a board of five (Articles of Merger and Plan of Merger, Florida Division of Corporations image). The plan of merger states the result: “The Surviving Corporation shall become the condominium association that operates all of the above-referenced condominiums.” Castillo, built in the same form next door, merged its associations in 2007 but its condominiums only in 2018; Bolero did both in one action in 2003. The state’s condominium register never caught up: Florida’s Division of Condominiums still lists Bolero I, II, III and IV as four 15-unit projects, and the association still pays four project fees each year.

The Owners’ Documents, 2005 to 2021

Since the merger, the owners have changed Bolero’s documents in a few specific steps:

No other recorded amendment was found in the Clerk’s index, and the board’s rules and regulations “need not (but may) be recorded” (2018 declaration, Section 1.17), so the current rules come with the association’s documents. The Clerk’s index also shows no construction-defect suit by the association against WCI, unlike the suits recorded at some later Tiburón condominiums.

The Buildings at 26 Years

The recorded and permitted work since the merger reads like old buildings being kept up in rotation rather than rebuilt:

Sources: Collier County Clerk, Notices of Commencement; Collier County monthly building permit reports, January 2020 to August 2026. No association concrete-restoration, balcony, structural, elevator or window-replacement program appears in the 80 months of county permit reports we reviewed, and no Bolero-specific hurricane damage record was found in the court, permit and news records reviewed. Buildings 5, 6, 7, 11, 17 and 18 have no roof permit in those reports; the 2017 notice covers part of that group, and the association’s reserve records hold the rest. Whether any of this work was paid for by special assessment is not in the public record; the estoppel certificate must disclose any assessment that is pending.

Bolero at Tiburón, Not Bolero Way, and the Two 2620s

Three last pieces of history save buyers confusion. Collier County has a second Bolero: Bolero Way, a street of single-family homes in the Poinciana Village area of Naples, ZIP 34105, which has nothing to do with Tiburón; searches for “Bolero Naples” mix the two, and a commercial office condominium elsewhere in the county also carries an “Estrella Ct” address. Every Bolero at Tiburón home has a Bolero Drive or Estrella Court address in ZIP code 34109 and a legal line beginning “BOLERO AT TIBURON A CONDOMINIUM.” Second, the number 2620 belongs to two neighbors: Bolero’s clubhouse tract is 2620 Estrella Court, and the Tiburón Golf Club clubhouse, at the address WCI gave its Tiburón sales and information center in 1998, is 2620 Tiburon Drive, a few hundred yards away; a delivery or a guest sent to “2620” should be told which. And the name is spelled one way only, Bolero, in every recorded document, on the county roll and on the association’s own site.

The Residences: Bolero’s Three Floor Plans, One Home per Floor

Bolero at Tiburón has 60 condominium residences in 20 three-storey buildings, three homes per building and one per floor: a 1,768 square foot first-floor home, a 2,256 square foot second-floor home and a 2,341 square foot third-floor home. Every residence has its own two-car garage, and the floor decides the plan.

That makes Bolero the simplest condominium in Tiburón to read. Once you know the floor, you know the living area, the county value and whether the home uses the building’s elevator. The recorded documents say the same thing in one sentence: “There has been constructed a total of sixty (60) single family residential units in twenty (20), three-unit, three story buildings and associated improvements designated ‘Bolero at Tiburon, A Condominium’” (Declaration of Condominium of Bolero at Tiburon, Section 2, OR 3352, Page 1778, recorded July 28, 2003). WCI’s original Bolero I declaration of 1999 described its first phase as “five, three-unit, three story buildings” (OR 2611, Page 1577, recorded November 15, 1999).

The Three Floors at a Glance

Sources: Collier County Property Appraiser roll, tax year 2026 preliminary (areas and values) and tax year 2025 certified (tax bills), files dated August 29, 2026; Collier County Property Appraiser sales file, DOR-qualified improved sales, September 2021 to March 16, 2026; Declaration of Bolero I at Tiburon, Exhibit “B,” Sheet 4 of 4 (OR 2611, Page 1577, 1999). The 127,300 square foot total is our arithmetic from the county areas. The plan names are the names the homes are marketed under in the resale market; the recorded documents use Types A, B and C.

Every one of the 20 first-floor homes carries exactly 1,768 square feet on the county roll, every second-floor home 2,256 and every third-floor home 2,341, with no exception in any building (Collier County Property Appraiser roll, tax year 2026 preliminary). The county also values Bolero mechanically by floor: one figure per floor in 18 buildings and $10,000 less on each floor of Buildings 1 and 20, the two end buildings at 2626 Bolero Drive and 2605 Estrella Court. The roll does not say why those two carry the discount, and we do not guess.

How to Read a Bolero Unit Number

A Bolero unit number is the building number followed by the floor. Unit 403 is the third-floor home of Building 4; unit 1601 is the first-floor home of Building 16; unit 2002 is the second-floor home of Building 20 (Collier County Property Appraiser roll, site-unit field, tax year 2026 preliminary). Listings write the same homes several other ways, “#5-2” for 502, “#16-1” for 1601, “#72” for 702 and “#PH 3” for the third-floor home at 2605 Estrella Court, which the county numbers 2003 (Southwest Florida MLS listing records, as of late September 2026 listing data). Whatever the listing says, map it by building and by the last digit.

Fourteen buildings, 42 residences, stand on Bolero Drive and six buildings, 18 residences, on Estrella Court, both private streets inside Bolero’s own land (Collier County site-address points, read September 25, 2026). Bolero at Tiburón is not Bolero Way, a different street of single-family homes in ZIP 34105 in another part of Naples, and the association’s common tract at 2620 Estrella Court is not the Tiburón Golf Club clubhouse at 2620 Tiburon Drive, which shares its house number.

Sources: Collier County Property Appraiser roll and legal descriptions, tax year 2026 preliminary; the four declarations, Collier County Clerk Official Records, 1999 and 2000. Since the 2003 merger all 20 buildings form one condominium; the four original names survive only in the county’s legal description of the common tract and in the state’s condominium register.

Eighteen residences, in Buildings 1, 2, 17, 18, 19 and 20, carry a 1999 year built on the county roll and the other 42 carry 2000, which makes Bolero the oldest condominium in Tiburón. The county’s footprint layers agree: Buildings 1, 2 and 17 to 20 already appear in the 2000 aerial layer, and the other 14 first appear in the 2002 layer (Collier County building footprints, 2000 and 2002 layers, read September 25, 2026).

Which Area to Use for a Price per Foot

For Bolero, the county roll and the MLS agree on the first and second floors: current first-floor listings carry 1,768 square feet and a current second-floor listing 2,256 (Southwest Florida MLS listing records, as of late September 2026 listing data). The third floor is where the numbers drift. One current top-floor listing shows 2,450 square feet and a 2002 year built, against the county’s 2,341 square feet and 1999 for the same home, and one seasonal-rental listing for a second-floor home shows 2,754 square feet, a figure that looks like area under roof rather than living area (same listing records; Collier County Property Appraiser roll, tax year 2026 preliminary).

We use the county area throughout this page because it is identical on all 60 records and because owners’ own permits confirm it: a 2025 remodel permit for a first-floor Bolero home records a total of 1,768 square feet (Collier County Growth Management, monthly building permit reports, January 2020 to August 2026). On that measure a $1,275,000 third-floor sale is $544.64 per county square foot; on a 2,450 square foot listing figure it would read about $520, a gap of nearly 5% that can move a pricing argument.

The First-Floor Home: 1,768 Square Feet, Its Own Front Door

The first-floor home is the smallest Bolero plan and the entry point to a full-floor Tiburón residence with its own garage. It fills the ground floor of its building, opens directly to its garage and has its own entry; it neither uses nor pays for the elevator that serves the two homes above (2018 Amended and Restated Declaration, Section 9.3, OR 5510, Page 1945). The current first-floor MLS listing describes two bedrooms plus a den and two baths, with “direct access from the attached two-car garage” (Southwest Florida MLS, Matrix pull of September 18, 2026).

At 1,768 square feet it is 391 square feet smaller than the first-floor home at Castillo at Tiburón, the only other Tiburón condominium built one home per floor (Collier County Property Appraiser roll, tax year 2026 preliminary). The three first-floor resales recorded since September 2023 closed at $1,100,000 in September 2023, $1,025,000 in September 2024 and $1,175,000 in April 2025, a median of $1,100,000 and a mean of $622 per county square foot (Collier County Property Appraiser sales file, through March 16, 2026). In mid 2021, before the surge, first-floor homes were still selling for $540,000 to $579,000 in the same file.

The Second-Floor Home: 2,256 Square Feet and Bolero’s Record Sale

The second-floor home adds 488 square feet to the first-floor plan and is reached from the building’s shared ground-floor entry and elevator, or from its own garage below (2018 Amended and Restated Declaration, Sections 9.2.6 and 9.3). It holds the neighborhood’s record: $1,700,000 for 2655 Bolero Drive #1202, recorded May 22, 2023 (Collier County Clerk, OR 6263, Page 3963; Collier County Property Appraiser sales file), $753.55 per county square foot. The only other qualified second-floor sale in the 60 months to March 2026 was $1,250,000 in February 2022, and no second-floor home has recorded a sale since May 2023 (same sales file). A second-floor home was under contract at an asking price of $1,395,000 as of late September 2026 listing data.

The Third-Floor Home: 2,341 Square Feet at the Top of the Building

The top-floor home is the largest plan, 85 square feet more than the second floor, and the one listings most often call a penthouse. WCI used that word for all of Bolero, not just the top floor: its 1999 Tiburón page offered “Bolero Penthouse Condominiums,” “Penthouse Condominiums from the $400s” (WCI Communities, Tiburón community page, archived September 16, 1999). Six third-floor homes sold in the 60 months to March 2026, at a median of $1,360,000; the highest was $1,580,000 for 2617 Estrella Court #1703 in February 2025, and the most recent was $1,275,000 for 2638 Bolero Drive #403, recorded March 16, 2026 (Collier County Property Appraiser sales file; OR 6442, Page 1005 and OR 6564, Page 3320).

Which Floor Sells for More

Source: Collier County Property Appraiser sales file, DOR-qualified improved sales, September 2021 to March 16, 2026. The cells are small, two to six sales, so read the direction, not a precise premium.

The direction is plain: a Bolero home gains value with each floor, and the top floor has sold for more per square foot than the first, not just more in total. The county’s own valuation adds $276,000 from the first floor to the second and $40,000 from the second to the third (Collier County Property Appraiser roll, tax year 2026 preliminary). The small step at the top is the county’s judgment, not the market’s: third-floor deeds since 2023 have run $1,275,000 to $1,580,000.

The Elevator: One per Building, Shared by the Two Upper Homes

Each Bolero building has one elevator, and the recorded plans have shown it that way since 1999. The Bolero I plot plan draws a First Floor Type “A” unit, a Second Floor Type “B” unit and a Third Floor Type “C” unit stacked about 10.67 feet apart, with the elevator and stairs marked “(L.C.E.)” and labelled for Units 2 and 3, and Section 5.3.2 lists among the limited common elements “the garages, the unit entries, unit 2 and 3 elevators and stairs, balconies, screened lanai(s)” (Declaration of Bolero I, Exhibit “B,” Sheet 4 of 4, OR 2611, Page 1577).

In 2005 the owners put the cost where the use is. A Certificate of Amendment, adopted at the annual meeting of March 22, 2005 reconvened April 8, 2005, made “the entries, elevators and all related items exclusively serving the elevators[,] lobbies … (shared 1/40)” an expense of the second- and third-floor owners (OR 3801, Page 2639, recorded May 18, 2005). The 2018 restated declaration keeps the rule. Its Section 9.3 names the “First Floor entry and foyer, First Floor entry and foyer door (and frame), elevators, fire stairways, First Floor fire stairways door … elevator telephones, air conditioning equipment which services the Second and Third Floor Limited Common Elements, intercom system” as Second and Third Floor Limited Common Elements, maintained by the association, “however, any expense incurred shall be the responsibility of the Second and Third Floor Unit Owners only” (OR 5510, Page 1945).

Twenty buildings with two upper homes each make 40 payers, which is where the 1/40 comes from. So the elevator is a common element of the building, reserved by the declaration to the two homes above the ground floor: a shared building elevator reached from a shared ground-floor foyer with an intercom, not an elevator inside any one residence. Listings sometimes describe it as though it belonged to a single home; with two households per car, it is close to that in daily use, but the recorded documents make it shared. Any alteration to those upper-floor elements needs the written consent of both upper-floor owners in the building (2018 declaration, Section 9.7.1).

Garages, Entries and Storage

“Each Unit shall always have the exclusive use of the two parking spaces in its garage,” says Section 14.4 of the 2018 restated declaration, repeating the 1999 text. The owner maintains “the retractable garage door which exclusively services their Unit” and “the garage door (including door frame) which leads from the garage to the foyer” (Section 9.2.6), which tells you how the homes work: each residence has an enclosed garage of its own, opening to its own foyer. Motorcycles, golf carts, mopeds, motor scooters and go-carts may not be parked or kept anywhere on the condominium property (Section 14.7), a stricter rule than the 1999 rules, which allowed a street-legal motorcycle that fit in a garage.

No assigned storage room is described in the 2018 declaration; its access clause mentions a “storage unit” only “as may be applicable” (Section 11.1). Guest parking is not addressed in the recorded instruments, so visitor parking is set by the association. Ask about both during the document review.

What the Association Maintains and What the Owner Maintains

The window line is the one to notice. At Bolero the owner maintains the windows, glass and hurricane shutters, so opening protection varies home by home. County reports show seven owner window, door or shutter permits at seven different Bolero homes from 2020 to 2025, declared at $2,157 to $52,975, and one association package of 20 opening-protection permits in early 2023, one per building at $3,125 each (Collier County Growth Management, monthly building permit reports, January 2020 to August 2026). The association’s building insurance covers impact glass an owner installed to code (2018 declaration, Section 12.2.1). Ask for the home’s own window and shutter permits; they decide the opening-protection line on a wind-mitigation inspection.

One owner duty is unusual enough to flag: owners must shut off their water valves whenever the home is unoccupied overnight (Section 9.11).

Floors, Sound and the May-to-October Remodeling Season

Above the first floor, floors must be carpeted except in kitchens, baths, balconies and lanais, foyers and laundry rooms; a hard floor anywhere else needs the board’s approval and a board-approved sound-deadening material, inspected before the finished floor goes down (2018 declaration, Section 9.5). With one household directly above another in every building, that is the rule that matters most to a buyer planning new floors.

The second rule is the calendar. “Extensive” remodeling or “heavy” construction, defined to include power tools, noise audible outside the home, crews, scaffolding, storage outside the unit and work that makes the home uninhabitable, may be done only from May through October, unless the board waives it for an emergency or hardship (Section 9.6). Any structural work or work needing a permit requires board approval, and the board may require sealed plans (Section 9.7). A buyer who closes in January and plans a full renovation should expect to start it in May.

Owners have been using that window. County reports show nine Bolero home alterations declared at $40,000 to $229,902 between 2022 and 2026, four of them above $95,000 (Collier County Growth Management, monthly building permit reports, January 2020 to August 2026). Two contiguous homes may be combined with board approval and remain two units for votes and shares (Section 9.12); at Bolero, where the homes are stacked, that would mean joining floors.

Services Built Into the Buildings

The 2018 declaration makes several services shared costs. Common expenses include “water and sewer service where a master meter services the Condominium” and “utility bills that are not separately metered,” bulk interior pest control “if provided by the Association,” and “Communications Services,” defined to “include bulk video, voice, or internet services,” if the board designates them (Sections 1.14 and 1.16). Which of those applies today is set in the association’s budget, not the record. The association is a grantor on both 2021 telecommunications easements to Hotwire Communications, the bulk provider of record in Tiburón (OR 5905, Page 3151 and OR 6027, Page 2350).

Water and sewer come from the Collier County Water-Sewer District and electricity from Florida Power & Light (Collier County Public Utilities service-area layers and the federal electric retail service territory layer, read September 25, 2026). Each home’s air-conditioning equipment is the owner’s (Section 9.2). The buildings have fire alarm systems, with control panels replaced building by building under recorded notices in 2016, 2024 and 2026, and WCI’s 1999 contractor rules told workers not to tamper with the sprinkler heads (Collier County Clerk, notices of commencement, OR 6351, Page 3263 and others; Declaration of Bolero I, 1999 rules).

The Setting: Lakes Inside the Loop, Golf and the Resort Outside

Bolero’s land, the 20 building parcels and the association’s common tract together, covers about 8.8 acres, and measured on the county’s own parcel polygons about 42% of its boundary is golf land owned by Tiburon Golf Ventures, about 42% is Pelican Marsh CDD lake land and about 19% is the District’s road tract along Tiburon Drive (Collier County parcel layer, measured September 25, 2026; the edges overlap slightly at corners). Lake 30, a 0.99-acre District lake, sits inside the ring of buildings. The Ritz-Carlton Golf Resort’s parcel is 24 meters from Bolero’s land at its nearest point.

Source: Collier County parcel polygons and 2025 building footprints, measured September 25, 2026; lake outlines from open map data. Seventeen of the 20 buildings have mapped water within about 20 meters; Buildings 8, 9 and 10 back onto golf land instead.

This is adjacency, not a view guarantee. What a home sees depends on its building and above all its floor, and a first-floor home beside Lake 30 and a third-floor home over the golf land at Building 10 are different purchases. We do not name the golf course or holes beside Bolero; ask the club which holes a given residence overlooks.

How Bolero Was Built and First Sold

WCI Communities, Inc. declared and developed Bolero. Its declarations name “WCI COMMUNITIES, INC., herein called ‘Developer’” and state that the Developer “has or will construct” the units (Declaration of Bolero I, Section 2), and county elevation certificates for Buildings 3, 4, 6 and 14 name WCI Communities as the building owner during construction, with county building permits issued February 4 to 7, 2000 (Collier County elevation certificate layer, read September 25, 2026). Those permit dates fall two years before the first statewide Florida Building Code took effect on March 1, 2002.

WCI announced Bolero in a press release dated November 24, 1998: “The second phase, a penthouse condominium neighborhood called Bolero, will debut Summer 1999 with prices starting in the $400s” (WCI Communities press release, archived June 17, 2000). The first deeds bear that out. WCI’s first sales ran from December 1999 to January 2001, and by floor the median first deed was $444,500 for a first-floor home, $550,800 for a second and $598,600 for a third; across all 63 qualified deeds recorded from 1999 to 2001, the developer era, the median was $538,700 (Collier County Property Appraiser sales file). By late 2001 WCI’s Tiburón promotions page no longer offered Bolero at all (WCI Communities, archived November 21, 2001).

“Penthouse,” “Coach Home” and “Villa”: What the Words Mean Here

WCI marketed every Bolero home as a “penthouse condominium,” some listings add “PH” to third-floor unit numbers, and Naples buyers often call a small stacked building like this a coach home or a villa. None of those words is a defined term in the recorded documents. What the documents support is plain: a condominium of 60 single-level homes, one per floor, in three-unit, three-storey buildings, each home with its own garage and the two upper homes sharing an elevator (Declaration, Section 2, OR 3352, Page 1778; 2018 declaration, Section 9.3). The three homes per building also matter for Florida’s condominium safety laws, covered in the condo law section below.

What Amenities Come With a Bolero at Tiburón Residence?

A Bolero at Tiburón residence comes with its own two-car garage and, on the upper floors, a shared building elevator, plus amenities the 60 owners hold alone: private streets, a gated entry, a 2,598 square foot pool, a spa, a brick deck, a fountain and a small clubhouse. Golf, fitness and dining come through optional Tiburón Golf Club membership.

WCI wrote the plan into the record in 2000: “A maximum of 60 single-family condominium units, roadways, utilities and entrance; a recreation area with swimming pool, deck and clubhouse, landscaped areas and a fresh water lake and retention area,” built as “four, fifteen unit condominiums” (Bolero at Tiburon Declaration of Covenants and Restrictions, OR 2748, Page 1656, recorded November 29, 2000). The Common Areas “include the lake, swimming pool, clubhouse, the entrance and the roads, and landscaped areas” (Section 1.3). Every one of them is paid for by Bolero’s 60 owners and used by no other Tiburón neighborhood.

Six Acres of Common Ground: What the 6.01-Acre Tract Really Is

The county roll carries a 6.01-acre parcel at 2620 Estrella Court owned by the association, and it is easy to misread as a separate amenity lot. It is Bolero’s whole common ground. Its legal description is Tract A-E of Pelican Marsh Unit Twenty “LESS” each of the four original condominiums’ buildings “LESS LAKE 30,” and on the county’s parcel map it wraps around the building parcels like a frame (Collier County Property Appraiser roll, parcel 66679506021, tax year 2026 preliminary).

The arithmetic closes exactly. The 20 building parcels total about 2.78 acres, the common tract 6.02 acres on the county polygon and Lake 30 0.99 acre, 9.79 acres in all, which is the “Containing 9.79 acres more or less” of the deed by which WCI quitclaimed the common area to the association on February 17, 2003, “a conveyance of common areas from a developer to condominium association for nominal consideration” (OR 3227, Page 2204, recorded February 27, 2003). The six acres hold Bolero Drive and Estrella Court, the entrance, the landscaped grounds between the buildings and the recreation area. Its county just value is $100, because its worth is carried in the 60 homes around it (Collier County Property Appraiser roll, tax year 2026 preliminary).

The Pool, Spa, Deck and Fountain

The county roll describes the recreation area item by item: a 2,598 square foot pool, a 113 square foot spa, 5,468 square feet of brick decking and a 596 square foot fountain, all dated 1999, plus an aluminum pool fence added in 2018 (Collier County Property Appraiser roll, tax year 2026 preliminary, improvement records on parcel 66679506021). WCI’s surveyor noted on December 29, 1999 that “The pool and clubhouse building are under construction” (OR 2630, Page 3307).

The association rebuilt the pool area in 2021. A notice of commencement recorded August 25, 2021 covers “Fountain basin replacement, pool and spa renovation” at 2620 Estrella Court (OR 6002, Page 2193), and the county issued three permits for the water feature and pool from August to September 2021 with $147,000 declared in total (Collier County Growth Management, monthly building permit reports). A January 2018 notice for “FENCE AND GATES” on the tract matches the 2018 pool fence on the roll (OR 5472, Page 2943).

The pool is also Bolero’s gathering place. The association’s own website shows owners at a concert by the pool, and its January 2022 flyer announced “Bolero’s 1st Concert by the Pool!” (Bolero at Tiburon Condominium Association). Pool hours, heating and guest limits are not in any recorded instrument; the declaration lets the board limit the number of guests at common facilities, requires non-overnight guests to be accompanied by the owner or tenant, and bars caretakers checking a home in the owner’s absence from using the pool and parking areas (2018 declaration, Sections 15.1 and 15.3).

The Clubhouse

The 2000 covenants name a clubhouse, and the county roll carries one small building on the tract dated 1999, which the county’s footprint layer draws at about 1,050 square feet, about 26 meters from Building 17 on Estrella Court (Collier County Property Appraiser roll and 2025 building footprints, measured September 25, 2026). It has a kitchen and separate men’s and women’s restrooms: a notice of commencement recorded August 25, 2025 covers “Renovate kitchen like for like. Renovate bathrooms. Add closet to women’s bathroom” at 2620 Estrella Court (OR 6501, Page 2325), and the county issued the remodel permit on February 3, 2026, declaring $146,513 for 880 square feet of work (Collier County Growth Management, monthly building permit reports). Its roof was permitted with the buildings’ in January 2020, on a permit declaring $16,954 (same reports). The board may set “clubhouse/meeting room deposits, use fees and/or clean-up fees” (2018 declaration, Section 11.7).

The Lake

Lake 30, the 0.99-acre lake inside the loop, has belonged to the Pelican Marsh Community Development District since WCI deeded it and other Tiburón lakes to the District in 2001 (Collier County Property Appraiser roll, parcel 66679506034; deed OR 2798, Page 873). It is part of the surface-water system, and the covenants are plain: “there shall be no boats, bathing or swimming allowed in the lake,” and “No withdrawal of lake water for irrigation purposes shall be permitted in Bolero at Tiburon” (2000 covenants, Sections 11.4 and 5.4). Buildings 12 to 17 face it across the inner side of the loop.

Bolero’s Own Gated Entry

Bolero has its own automated gated entrance where Bolero Drive leaves Tiburon Drive, at Tiburón’s south door. Three records place it. The county address layer types a structure at 6620 Bolero Drive, on the association’s tract about 11 meters from Building 1, as an entry “Wall,” and the association recorded notices in January and February 2023 for a “Front entrance Sign” there (OR 6212, Page 1451; Collier County site-address points, read September 25, 2026). The Marsala at Tiburón association’s February 24, 2025 board minutes, reporting on the Tiburón master association’s gate systems, name Bolero, with The Norman Estates and Marquesa Royale, among the neighborhoods running their own automated gate systems apart from the main gate (Marsala at Tiburon HOA, 2025 board minutes). And the Tiburón master association’s 2018 gatehouse post orders list Bolero apart from the communities it describes as behind the gate.

So a Bolero owner’s daily route does not run through Tiburón’s main gatehouse at all: the entry gate opens onto Tiburon Drive, 0.2 road mile from the Tiburón Golf Club clubhouse and the Ritz-Carlton Golf Resort, and every beach, Mercato and Waterside trip runs south onto Vanderbilt Beach Road (OSRM road routing from Collier County address points, measured September 25, 2026). The 2000 covenants require the association to “provide and maintain security lighting for the entrance and the recreation center” (Section 6), and the 2018 declaration lets “security services” be a common expense (Section 1.14). No Bolero document promises a level of security, and neither do we; how the gate operates is set by the association.

At one corner the District’s own perimeter touches Bolero’s land: in 2019 the association granted the Pelican Marsh CDD a perpetual easement over a 161 square foot piece of the tract beside Lake 22 “for the purposes of the placement, construction, reconstruction, installation, operation, and maintenance of fencing, access control facilities, landscaping, irrigation, and associated facilities” (OR 5645, Page 920, recorded June 25, 2019).

Who Maintains the Grounds

The association maintains the Common Areas and “all furnishings, fixtures [and e]quipment,” with the trees and vegetation on them and on the condominium property outside the buildings (2000 covenants, Section 6). The pool, spa, deck, fountain, clubhouse, entry, gate, streets and landscaping are all in its budget. Mail and package arrangements are not in any recorded instrument, and the county address layer shows no mailbox point in Bolero; confirm them during the document review.

One Association for the Homes and the Grounds

Bolero once had two layers of its own: the four condominium associations for the buildings, and Bolero at Tiburon Community Association, Inc., which the 2000 covenants set up to own and maintain “the roads, landscaped areas, entrance, lake, swimming pool and clubhouse.” On July 31, 2003 all five corporations merged into one, now Bolero at Tiburon Condominium Association, Inc. (Articles of Merger, Florida Division of Corporations, document N99000001478). Today one board and one budget cover the homes and the grounds.

That is simpler than Esperanza at Tiburón and Ventanas at Tiburón, whose pools and roads belong to a separate Tiburon Mid-Rise Neighborhood Association the two neighborhoods share. The trade-off is the same one Marquesa Royale at Tiburón makes: every repair to Bolero’s pool, clubhouse, gate or streets is divided 60 ways and no further.

What Comes Through Tiburón and the District

Bolero sits inside two layers above its own association. “Bolero at Tiburon owners are members of, subject to, and are required to pay assessments to the Tiburon Estates Homeowner’s Association, Inc.,” says Article 23 of the 2018 declaration. The Pelican Marsh Community Development District owns the Tiburon Drive road tract along Bolero’s edge, Lake 30 inside it and Lake 22 beside it, supplies Tiburón’s irrigation water and runs Tiburón’s community access control (Collier County parcel layer, read September 25, 2026). Its assessments are on the county tax bill, covered in the fees section below.

Golf, the Club and the Ritz-Carlton: What Bolero Owners Get

Tiburón Golf Club is private, and no Bolero document requires an owner to join it. The 2018 declaration gives the association only “The power to enter into agreements to acquire leaseholds, memberships, and other possessory or use interests in lands or facilities such as country clubs, golf courses, marinas, and other recreational facilities with the same approval of Unit Owners as needed to amend the Declaration” (Section 11.6), a power, not a duty, and the 2000 covenants mention no club. The Tiburón master declaration is a different document: its 1999 Section 17.3 obliged each initial purchaser from WCI to take a Signature Membership at closing, which applied to WCI’s first Bolero buyers from November 1999, and tells a resale purchaser to contact the club; a 2011 amendment locks that section against change without the club’s recorded consent (OR 4716, Page 943).

The club offers resident-only Medallion and Signature memberships by application (Tiburón Golf Club membership). It publishes privileges, not prices, so no initiation fee or dues figure appears on this page. Whether a membership conveys with a particular Bolero home is a matter for that sale’s contract and the club’s transfer procedure; a seller who wants the buyer to take over a membership should start that procedure before closing.

Bolero sits at the club’s and the resort’s doorstep: 0.2 road mile from the entry to the clubhouse at 2620 Tiburon Drive and to the Ritz-Carlton Golf Resort (OSRM road routing from Collier County address points, measured September 25, 2026). Being next door gives no resort privileges by ownership; residents use the resort through the club or as paying guests.

What Bolero Owners Do Not Get

No tennis or pickleball court, fitness room or second clubhouse appears in the 2000 covenants, the 2018 declaration, the county roll or the county’s footprint layer (Collier County building footprints, 2025 layer). A listing that mentions a gym, tennis or “the Ritz” is describing a club or resort privilege, not a Bolero amenity. Guest parking is not labelled in the recorded instruments, and no mail room is described.

What Are the HOA Fees and Property Taxes at Bolero at Tiburón?

Bolero at Tiburón owners pay a condominium assessment shared equally by all 60 residences, an elevator and lobby share paid only by the 40 upper-floor homes, a Tiburón master assessment and, on the county tax bill, a Pelican Marsh CDD line of $2,561.94 per residence on the Collier County Tax Collector’s 2025 bills.

We publish fee figures only from primary records. Here is what the records fix, and where the rest is disclosed.

The Condominium Assessment

No association-published budget or assessment figure for Bolero at Tiburon Condominium Association was found in any public record. Budgets are not recorded with the Clerk, Sunbiz filings do not carry them, and the state’s condominium division collects only its own $4 per unit annual fee, which Bolero pays as four projects of 15 units, $60 each and $240 a year in all, in every year from 2022 to 2026 (DBPR condominium payment history, read September 25, 2026). Listing pages show fee figures typed in by listing agents, and they do not agree with each other; we do not repeat them. The condominium assessment is set each year in the association’s adopted budget: request the current budget and an estoppel certificate before contract.

What the recorded declaration fixes is the split. Each residence owns a 1/60 share of the common elements and pays 1/60 of the common expenses, with one vote per residence and 60 voting interests in all (2018 Amended and Restated Declaration, Articles 1.52 and 6, OR 5510, Page 1945). A 1,768 square foot first-floor home pays the same 1/60 as a 2,341 square foot top-floor home. That favors the larger homes, and it means the first floor carries the highest general assessment per square foot, before the elevator line tips the balance back.

The Upper-Floor Elevator and Lobby Charge

Bolero’s budget has a second allocation. The elevators, the ground-floor entry and foyer to them, the fire stairways, the elevator telephones, the intercom and the air conditioning serving those areas are maintained by the association, “however, any expense incurred shall be the responsibility of the Second and Third Floor Unit Owners only” (2018 declaration, Section 9.3). The 2005 amendment that created the rule set the share at 1/40 and allowed reserves for those items to be collected from the second- and third-floor owners (OR 3801, Page 2639).

So a first-floor owner pays 1/60 of the general budget, and a second- or third-floor owner pays 1/60 of the general budget plus 1/40 of the elevator and lobby budget, including any elevator reserve. Neither amount is published. Ask the association for the budget page that shows the two lines separately and for the elevator reserve schedule; it tells an upper-floor buyer what the next elevator modernization will cost them.

One Condominium, One Budget

Bolero began as four condominiums of 15 homes each, recorded in 1999 and 2000, and the owners merged them into one. The condominium merger vote was taken on December 4, 2002, the single declaration was recorded on July 28, 2003, and the five corporations merged on July 31, 2003 (OR 3352, Page 1778; Articles of Merger, Florida Division of Corporations). Since then one association, one board, one budget and one set of insurance and reserves have covered all 20 buildings and the common grounds. The state’s condominium register was never collapsed to match: it still lists Bolero I, II, III and IV at Tiburon as four 15-unit projects under the one association (DBPR condominium extract, projects PR1G025006 to PR1G025009, read September 25, 2026).

What the Condominium Assessment Pays For

The general assessment pays for the association’s duties under the 2018 declaration: the structure, roofs, exterior painting and general exterior of all 20 buildings, the parking facilities and the balcony structures (Sections 9.1 and 9.4); the private streets, entry and gate, landscaping, pool, spa, deck, fountain and clubhouse; the building insurance at replacement value, with an appraisal every 36 months while the Condominium Act requires it and flood insurance on a best-efforts basis (Sections 12.2.1 and 12.2.2); management; reserves; and the shared services the board designates, which may include water and sewer where master-metered, bulk communications services, pest control and “security services” (Section 1.14). The elevator and lobby costs are billed to the upper floors as above.

No Capital Contribution at the Condominium Level

Bolero’s own recorded documents set no capital contribution on a purchase: a search of the 2018 declaration and bylaws for “capital,” “working capital” and “contribution” found none. The association charges a sale or lease approval fee up to the maximum Florida law allows and an estoppel fee set by board resolution or management contract (2018 declaration, Sections 16.6 and 17.5); the 1999 declarations had capped the transfer fee at $100 “or as permitted by law.” The one-time charge a Bolero buyer does pay comes from the Tiburón master association, below.

Budget and Spending Controls in the Record

• Budget: adopted by the board on a calendar fiscal year (2018 Bylaws, Sections 1.2 and 8.1).
• Reserves: included under the Condominium Act and, under the 2018 bylaws, waivable or reducible by a majority of the voting interests present and voting (Bylaws, Section 8.1). Whether Florida’s 2024 bar on waiving structural reserves applies to Bolero turns on the question set out in the condo law section below.
• Special assessments: levied by the board with notice, and the money may be used only for the stated purpose (Bylaws, Section 8.4). Unlike Castillo’s bylaws, Bolero’s set no cap on special assessments as a share of the budget.
• Material alterations: changes to the common elements costing more than 5% of the year’s budget, reserves included, need two-thirds of the voting interests (2018 declaration, Section 9.9).
• Competitive bids: contracts above 5% of the budget must be bid (Bylaws).
• Special assessments of record: Florida associations do not record them, so none appears in the Clerk’s index, and no record we read shows how the 2017 to 2020 roof program was funded. The estoppel certificate for a specific residence discloses any assessment levied or pending.
• Collections: the Clerk’s index shows the association filing claims of lien and, in some years, foreclosing, from 2005 to 2021, which tells a buyer it enforces its assessment lien (Collier County Clerk Official Records).

Property Taxes on a Bolero Residence

The property tax lands on the same county bill as the District and garbage lines, so it belongs in the same budget. On the 2025 certified roll the median total bill was $11,283.88, all lines included, ranging from $6,654.00 to $13,770.74, and by floor $9,688.71, $12,159.39 and $12,637.20 (Collier County Property Appraiser roll, tax year 2025 certified). The low end reflects homesteaded residences under the Save Our Homes cap.

On the 2026 preliminary roll the median ad valorem tax is $7,856.30, before the District and garbage lines are added, at 9.4020 mills in this taxing area (Collier County Property Appraiser roll, tax year 2026 preliminary). The county values every residence by floor: $835,600, $1,111,600 and $1,151,600, less $10,000 in Buildings 1 and 20, for a median of $1,111,600 and $61,916,000 in all.

Source: Collier County Property Appraiser roll, tax years 2021 to 2025 certified and 2026 preliminary. Per-floor values are the value carried by the 18 standard buildings.

Bolero’s county value rose 85.5% from 2021 to 2024 and has been unchanged for three rolls, 2024, 2025 and 2026, while the county cut Castillo’s 2026 values by 5.9% (Collier County Property Appraiser roll, tax years 2021 to 2026). Per county square foot Bolero is valued above Castillo on every floor: $472.62, $492.73 and $491.93 against Castillo’s $440.53, $462.53 and $463.36 (same roll, tax year 2026 preliminary). For a buyer the practical point is simpler: a seller’s bill is a poor guide to yours, because a homestead cap does not transfer. Budget on the purchase price times the millage, plus the non-ad valorem lines.

Bolero at Tiburón’s Layered Costs: Condominium, Master Association and CDD

Bolero at Tiburón owners carry three recurring layers, their own condominium association, the Tiburón master association and the Pelican Marsh Community Development District, plus a county garbage line, an elevator share on the upper floors and a one-time master capital contribution at purchase. Only the county bill lines are published per residence.

That is one layer fewer than Esperanza and Ventanas, whose owners also pay the Tiburon Mid-Rise Neighborhood Association, and the same count as Castillo and Marquesa Royale.

Layer 1: The Bolero Condominium Assessment

Covered above: an equal 1/60 share, with the amount in the adopted budget and the estoppel certificate. The condominium is operated by Bolero at Tiburon Condominium Association, Inc., a Florida not-for-profit corporation filed March 5, 1999 as The Bolero I at Tiburon Condominium Association, Inc. and renamed in the July 31, 2003 merger; it is active, with its last restated articles filed May 16, 2018 (Sunbiz N99000001478). A board of five directors, each an owner or an owner’s spouse, runs it on two-year staggered terms (2018 Bylaws, Section 3.1).

Layer 1a: The Upper-Floor Elevator Share

Covered above: 1/40 of the elevator, lobby and fire-stair costs, charged only to second- and third-floor owners (2018 declaration, Section 9.3). It is part of the same condominium assessment bill, not a separate association, but it is a separate number, and a buyer comparing a first-floor and a third-floor home should compare them with it included.

No Neighborhood Layer in Between

Bolero’s covenants-level association, the one WCI created in 2000 to own the pool, clubhouse, roads and entrance, was merged into the condominium association in 2003 (Articles of Merger, Florida Division of Corporations, filed July 31, 2003). So there is no intermediate neighborhood association between the condominium and the master association. Esperanza’s and Ventanas’ owners pay a Tiburon Mid-Rise share on top of their condominium assessments for pools, roads and grounds they share; Bolero’s owners pay for their own pool, clubhouse, gate and streets inside the one condominium budget.

Layer 2: The Tiburón Master Assessment and Capital Contribution

“Bolero at Tiburon owners are members of, subject to, and are required to pay assessments to the Tiburon Estates Homeowner’s Association, Inc.,” says Article 23 of the 2018 declaration, repeating Section 25.1 of the 1999 text. The master association does not publish its assessment amount; the figure is on the master estoppel certificate. A 2022 amendment recorded by the master association (OR 6149, Page 45, recorded July 6, 2022) adds a Capital Contribution Assessment charged to each new member at purchase equal to one quarter of the annual Common Assessment, set by the master board by resolution; the dollar figure is on the master estoppel. A 2015 master amendment gives each member association a director on the master board (OR 5138, Page 880), and the Clerk’s index shows no master amendment recorded after the 2022 capital contribution (Collier County Clerk party search, read September 25, 2026).

Layer 3: The Pelican Marsh CDD Line on the Tax Bill

Tiburón lies inside the Pelican Marsh Community Development District, a unit of special-purpose local government whose assessments are collected on the county tax bill. The line has two parts: an operations and maintenance assessment of $1,725 per unit for fiscal year 2026 (Pelican Marsh CDD, 2026 adopted budget), rising to $1,879 for fiscal year 2027 (2027 adopted budget), and a Series 2022 debt service assessment on the Tiburón neighborhoods obligated for the bonds.

Source: Collier County Tax Collector, 2025 tax bills for parcel 24365000022 and parcel 24365001212. The first-floor bill is low because that residence is homesteaded; the District line is the same on every floor.

Subtracting the $1,725 operations figure leaves about $836.94 of Series 2022 debt service per residence, our arithmetic from the two primary figures, and exactly the same District line the Tax Collector bills on Castillo residences. The District Manager described fiscal 2027 debt service of “approximately $833 to $853 for smaller condominium units,” naming Serafina, Ventanas and Castillo, with the bonds retired after the final payment in May 2031 (Pelican Marsh CDD, minutes of July 15, 2026); Bolero is not named in that sentence, but it carries the identical line. The debt part ends with the May 2031 payment; the operations part continues.

Bolero has been in that class from the start. The District’s recorded assessment notices put “BOLERO, NORMAN ESTATES, CASTILLO, VENTANAS & SERAFINA NEIGHBORHOODS” in one class: $836.17 of operations and $1,300.00 of capital, $2,136.17 per unit, for fiscal 2001/02, when Escada’s capital line was $4,000.00, and $2,216.46 for fiscal 2002/03 (Second and Third Amendments to the Declaration of Consent to Jurisdiction, OR 2967, Page 43 and OR 3093, Page 109, recorded 2002). Those are dated history, useful for seeing how the classes were set.

Not every Bolero residence carries the debt line today:

Source: Collier County Property Appraiser roll, certified non-ad valorem totals, tax years 2021 to 2025. The 2025 gap of $836.33 is the size of the Series 2022 debt line and the same gap seen on three Castillo residences; the likeliest reading is that those five residences prepaid or paid off their bond assessment, which the District’s assessment roll would confirm. The current figure for a specific residence is on that parcel’s own tax bill.

The County Garbage Line

Every Bolero bill carries a “District 1 Garbage” line of $261.91 (Collier County Tax Collector, 2025 bills). Collier County collects in Bolero on Tuesdays and Fridays, with recycling, yard waste and bulk on Fridays (Collier County solid-waste service-day layer, checked September 25, 2026, at Buildings 1, 10 and 20 and the clubhouse). No trash rule appears in the recorded instruments, so how containers reach the street is an association arrangement.

What the Stack Looks Like for a Buyer

A Bolero purchase therefore produces two estoppel certificates, one from the condominium association and one from the master association. Order both at contract, together with the association’s sale application, because the board has 30 days to act on a complete application and may ask for an interview (2018 declaration, Article 17).

Selling a Bolero residence? The two estoppels, the District line and the upper-floor elevator share belong in your net sheet before you list. Get a free Bolero at Tiburón home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

The Bolero at Tiburón Declaration, Amendments and Rules, Section by Section

Bolero at Tiburón is governed by its 2018 Amended and Restated Declaration of Condominium, with restated articles and bylaws (OR 5510, Page 1945). It replaced four WCI declarations of 1999 and 2000 that the owners merged into one condominium in 2003, and it sits under WCI’s 2000 covenants and the Tiburón master declaration.

Bolero’s owners have reshaped their documents three times: a merger of four condominiums and five corporations in 2003, an elevator-cost amendment in 2005 and a full restatement in 2018. Quotations below are from the recorded instruments, with the instruments’ own section numbers. Board rules “need not (but may) be recorded” under the 2018 declaration, and none have been recorded since 1999, so the board’s current rules are a document to request, not one to look up.

Four Condominiums, Then One: The Recorded Chain

Source: Collier County Clerk Official Records; Sunbiz, document N99000001478. Each phase took buildings at both ends of the loop, not a block, so the four original names never matched four neighborhoods on the ground.

The merger was thorough. The Articles of Merger record that the plan was “adopted and approved by at least seventy-five percent (75%) of the members of each corporation entitled to vote,” with The Bolero I at Tiburon Condominium Association, Inc. surviving under its new name, Bolero at Tiburon Condominium Association, Inc., and The Bolero II, III and IV associations and Bolero at Tiburon Community Association, Inc. dissolving into it. The one thing never updated is the state’s condominium register, which still lists four 15-unit projects under the one association (DBPR condominium extract, projects PR1G025006 to PR1G025009, read September 25, 2026). Castillo took the same path more slowly, merging its associations in 2007 and its condominiums only in 2018.

Who Declared It and What It Created

• Developer and declarant: “WCI COMMUNITIES, INC., herein called ‘Developer’,” on all four original declarations, with its lenders joining as mortgagees; the Developer “has or will construct” the units (Declaration of Bolero I, preamble and Section 2).
• What exists today: “sixty (60) single family residential units in twenty (20), three-unit, three story buildings” (2003 declaration, Section 2).
• The land: “All of Tracts A through E inclusive, PELICAN MARSH UNIT TWENTY,” Plat Book 30, Pages 73 to 75 (2018 declaration, recitals); the county roll carries the building parcels and a 6.01-acre common tract separately, both the association’s.
• Units: Units 1, 2 and 3 of Buildings 1 to 20, the unit number’s last digit being the floor (2018 declaration; Collier County Property Appraiser roll).
• Limited common elements: the garages, unit entries, and the elevators and stairs serving Units 2 and 3 (Declaration of Bolero I, Section 5.3.2; 2018 declaration, Section 9.3).

Shares, Votes, Amendments and Termination

• Share of common elements and expenses: equal, 1/60 per residence, whatever the floor (2018 declaration, Articles 1.52 and 6).
• Upper-floor share: 1/40 of the elevator, lobby and fire-stair costs for each second- and third-floor residence (Section 9.3; 2005 amendment).
• Votes: one per residence, 60 in all.
• Amending the declaration: two-thirds of the voting interests present and voting at a meeting with a quorum, or the written agreement of two-thirds of all voting interests (Section 18.4); no change to a unit’s configuration or share without that owner, its mortgagees and all other owners (Section 18.7). The articles amend by the same two-thirds.
• Material alterations: changes to the common elements costing more than 5% of the year’s budget, reserves included, need the same two-thirds (Section 9.9).
• Termination: optional termination by 80% of the voting interests with no more than 10% objecting (Section 19.1.2), or 75% after major damage (Section 19.1.3).
• Reconstruction: mandatory after a casualty unless more than 50% of the units are uninhabitable and 75% of all voting interests vote not to rebuild (Section 13.2).
• Club memberships: the association may acquire club, golf or marina memberships with the vote needed to amend the declaration (Section 11.6); no clause obliges an owner to join a club.

Maintenance, Alterations, Floors and Shutters

• Association: structure, roofing, exterior painting, parking facilities and the general exterior; wiring from the breaker outward; shared plumbing (Section 9.1); balcony and lanai structure (Section 9.4).
• Upper floors: the ground-floor entry and foyer, elevators, fire stairways, elevator telephones, their air conditioning and the intercom, maintained by the association at the second- and third-floor owners’ expense; alterations to them need both upper-floor owners’ written consent (Sections 9.3 and 9.7.1).
• Owner: windows, glass and caulking, sliding glass doors, other doors, the garage door and the garage-to-foyer door, screens, hurricane shutters, air conditioning with its ductwork and dryer vents, appliances, plumbing from the shut-off valve inward and floor coverings (Section 9.2).
• Floors: carpet above the first floor except kitchens, baths, balconies and lanais, foyers and laundry; hard floors elsewhere only with board approval and approved, inspected sound deadening (Section 9.5).
• Remodeling season: “extensive” remodeling or “heavy” construction only from May through October, unless waived for emergency or hardship (Section 9.6).
• Structural and permitted work: board approval, sealed plans if the board requires them, licensed and insured contractors (Section 9.7).
• Combining units: two contiguous units with board approval; they stay two units for votes and shares (Section 9.12).
• Hurricane shutters: to the board’s adopted specification (Section 9.13), and the bylaws bar the board from refusing shutters that conform (Bylaws, Section 4.18). Owners remove and reinstall their shutters when the association works on the building (Section 9.1.3).
• Water valves: shut off whenever the unit is unoccupied overnight (Section 9.11).

Occupancy, Guests and Home Offices

• Use: a single-family residence; no more than six residents and no more than eight overnight sleepers per unit, “reside” meaning more than 30 nights a year, and any resident staying more than 30 nights a year needs board approval (Section 14.1).
• Home office: allowed with no client visits, no signs, no stored goods and no more than two regular express deliveries a day (Section 14.1).
• Guests at the facilities: non-overnight guests use association facilities only when accompanied by the owner or tenant unless the board approves, and the board may limit guest numbers (Section 15.1).
• Guests while the owner is away: unrelated guests on two occupancies per calendar year, each with 10 days’ notice; related guests, meaning a parent, grandparent, child, grandchild or sibling, with 10 days’ notice (Section 15.4).
• Caretakers: anyone checking a unit in the owner’s absence may not use the pool or the parking areas (Section 15.3).
• Access: the association may enter units, including any storage unit “as may be applicable,” for maintenance and emergencies (Section 11.1).

Buying at Bolero: The Sale-Approval Article

• Every transfer needs approval: no sale, gift, devise, agreement for deed or lease-option without the board’s prior written approval (2018 declaration, Article 17).
• What the board may ask for: credit history, a criminal background check, references and a personal interview with the purchaser and all proposed occupants.
• Clock: a decision within 30 days of a complete application.
• Entities and co-owners: an entity owner, or unrelated co-owners, must name a natural-person Primary Occupant, changed no more than once in 12 months; the board may require a personal guarantee from an entity’s principals; timesharing, “unit sharing” and fractional ownership are prohibited.
• The backstop: if the board disapproves an arm’s-length sale without good cause, the association must, within 30 days, produce a purchaser or buy the unit itself at the contract price or an appraised fair market value, in cash, closing within 30 days, or the sale is deemed approved.
• Good cause: listed grounds, including certain felony convictions, sex-offender status, financial irresponsibility, unpaid charges and an incomplete or false application, carry no purchase duty.
• Fees: a processing fee up to the maximum the law allows; an estoppel fee by board resolution or management contract (Section 17.5).
• Exempt: institutional first mortgagees and purchasers at tax-deed or judicial sales; unapproved transfers are otherwise void unless ratified (Sections 17.6 and 17.7).

Vehicles, Signs, Antennas and Daily Rules

• Parking: two spaces in the unit’s own garage, exclusive (Section 14.4).
• Barred vehicles: “Motorcycles, golf carts, mopeds, motor scooters, go-carts, and the like, shall not be parked or kept on Condominium Property” (Section 14.7).
• Common areas: passenger cars, vans and personal mini-trucks allowed; boats, trailers, commercial vehicles, full-size trucks, campers and motor homes not on the Common Areas unless out of sight in a garage (2000 covenants, Section 11.1).
• Signs: no commercial signs, “including ‘For Rent’ or ‘For Sale’,” on the Common Areas without written approval, and nothing over six square feet (2000 covenants, Section 11.2).
• Antennas: satellite dishes under one meter within the unit’s own area under placement rules; nothing on the common elements without approval (2018 declaration, Section 14.6).
• The lake: no boats, bathing or swimming, and no withdrawal of lake water for irrigation (2000 covenants, Sections 11.4 and 5.4).

Board, Budget and Amendments

• Board: five directors, each a member or a member’s spouse, on two-year staggered terms; the fiscal year is the calendar year (2018 Bylaws, Sections 3.1 and 1.2).
• Budget and reserves: the board adopts the budget; reserves are included under the Condominium Act and may be waived or reduced by a majority of the voting interests present and voting, or in writing (Bylaws, Section 8.1), subject to the statutory limits discussed in the condo law section below.
• Special assessments: by the board with notice, used only for the stated purpose (Bylaws, Section 8.4). Bolero’s bylaws set no cap on special assessments as a share of the budget; Castillo’s 2018 bylaws cap them at 15% without majority consent.
• Contracts: competitive bids for contracts over 5% of the budget; emergency powers include using reserve funds and levying emergency assessments (Bylaws, Section 4.19).

How the Rules Have Changed Since 1999

Sources: Declaration of Bolero I, OR 2611, Page 1577, with Exhibit D rules (1999); Certificate of Amendment, OR 3801, Page 2639 (2005); 2018 Amended and Restated Declaration, OR 5510, Page 1945. Whether the board’s current unrecorded rules still carry the 1999 dog-height cap is not in the record; ask for the current rules.

The Master Layer: Tiburón Estates

“Bolero at Tiburon owners are members of, subject to, and are required to pay assessments to the Tiburon Estates Homeowner’s Association, Inc. Voting by Bolero owners will be as provided for in those documents,” said Section 25.1 of the 1999 declarations, and Article 23 of the 2018 declaration repeats it. The master declaration was recorded on August 6, 1999, three months before Bolero I and II (OR 2579, Page 364), so its Section 17.3, requiring each initial purchaser from WCI to take a Signature Membership at closing, applied to Bolero’s first buyers; a resale purchaser is pointed to the club’s Membership Plan. A 2011 amendment locks that section against change without the club’s recorded consent (OR 4716, Page 943), a 2015 amendment gives each member association a director (OR 5138, Page 880), and a 2022 amendment adds the one-time capital contribution on each purchase (OR 6149, Page 45). The Clerk’s index shows no master amendment recorded after that one (Collier County Clerk party search, read September 25, 2026).

Bolero and Castillo Side by Side

Bolero and Castillo at Tiburón are Tiburón’s two condominiums built one home per floor in three-unit, three-storey buildings, and both restated their declarations in 2018. The texts still differ in ways a buyer feels.

Sources: the Bolero instruments listed above; the Castillo 2018 declaration and bylaws and 2024 rules (Collier County Clerk Official Records), as set out on our Castillo page.

When the Documents and Today’s Practice Differ

Much of daily life at Bolero is set by board practice rather than recorded text: pool and clubhouse hours, the gate’s operation, application forms and fees, mail and trash arrangements, visitor parking and any rule the board adopts under its rule-making power. Because the 2018 declaration lets the board adopt rules without recording them, the association’s current rules and any board resolutions are part of the document package a buyer should read before the inspection period ends. When a board rule and the recorded declaration disagree, the declaration governs.

Is Bolero at Tiburón a 55+ Community?

Bolero at Tiburón is not an age-restricted community. None of the four 1999 and 2000 declarations, the 2003 merged declaration or the 2018 restated declaration contains a 55-and-over occupancy restriction, and the 2018 guest rules name children and grandchildren among the relatives who may stay. Any buyer the association approves may buy, whatever their age.

Florida’s housing-for-older-persons exemption requires a community to publish and follow policies showing its intent to operate as 55-and-over housing; nothing of that kind appears in any Bolero instrument. Every Bolero address, all 83 records the school district holds for Bolero Drive and Estrella Court, is zoned to Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High for the 2026-27 school year (Collier County Public Schools zoning tool, checked September 25, 2026).

In practice Bolero is a mostly seasonal community with a solid full-time core, and the association describes itself as “a small community of 60 part time and full-time families” (Bolero at Tiburon Condominium Association, Who We Are). On the 2026 preliminary roll, 18 of the 60 residences, 30.0%, carry a Florida homestead exemption: 5 first-floor, 5 second-floor and 8 third-floor homes (Collier County Property Appraiser roll, tax year 2026 preliminary). That is close to Castillo at Tiburón at 28.4%, above Ventanas at Tiburón at 20.7% and well below Marquesa Royale at Tiburón at 47.9% and Esperanza at Tiburón at 57.1% on the same roll.

Thirty-two owners, 53.3%, use a mailing address outside Florida: Pennsylvania 6, Illinois 5, Ohio 4, New Jersey 3, New York 3, Michigan 2 and Canada 2, with one each from seven other states (same roll). Sixteen owner names include a trust. Owners hold on: only five priced deeds were recorded on Bolero’s 60 homes from 2024 through August 2026, about 3% a year (Collier County Property Appraiser sales file).

Can You Rent Out a Bolero at Tiburón Condo?

Yes, within recorded limits. Bolero at Tiburón allows written leases of the whole residence for at least 30 continuous days, no more than four a calendar year, each approved by the board. Nightly, weekly, Airbnb-style and room rentals are banned, and tenants may not keep pets or have overnight guests while they are away.

That makes Bolero a seasonal-rental neighborhood, not a vacation-rental one. A 30-day minimum with four leases a year fits the classic Naples winter rental of one to four months and rules out short stays. The 2018 declaration goes further than most: it bars even advertising a shorter term, so any vacation-rental listing offering a Bolero stay of less than 30 days conflicts with the recorded declaration.

The Leasing Rules in One Table

Sources: 2018 Amended and Restated Declaration of Condominium, Articles 10, 14, 15 and 16 (OR 5510, Page 1945, recorded May 16, 2018). The 30-day minimum and the four-lease cap go back to the original 1999 declarations (Declaration of Bolero I, Section 13.1.2).

How the Association’s Approval Works

The approval process has two clocks a landlord has to respect. The application goes in at least 30 days before the lease starts, and the board then has 30 days from complete information, and from any interview it asks for, to decide; if it does nothing, the lease is deemed approved. Renewals and extensions go through the same process, though without a fee. For a winter tenant arriving in January, that means a lease signed and filed by early December at the latest.

What a Bolero Landlord Should Plan For

The four-lease cap counts leases in a calendar year, so four one-month winter rentals from January to April use the whole year’s allowance, while a single four-month lease uses one. The tenant pet ban removes part of the seasonal rental pool, so state it in the listing to avoid a failed application. The tenant-guest rule matters too: a tenant’s family cannot use the home while the tenant is away. And caretakers checking the home between tenants may not use the pool or parking areas (2018 declaration, Section 15.3).

Buying a Bolero Residence to Rent

No new-owner waiting period appears among the leasing terms in the 2018 declaration, which is a real difference from condominiums that make a buyer wait before leasing. Two ownership rules affect investors instead. An entity buyer, or unrelated co-owners, must name a Primary Occupant, changed no more than once in 12 months, and the board may require a personal guarantee from an entity’s principals (Article 17). And the board can adopt rules that are never recorded. A buyer who plans to rent should ask the association in writing, before contract, for the current rules, the lease application and any leasing resolution the board has adopted.

Can You Sell a Bolero Residence With a Tenant in It?

Yes. A lease does not stop a sale, but the buyer takes the residence subject to it, and the association’s sale approval, the showings and the closing date all have to be coordinated with the tenant’s term. Because Bolero leases are seasonal in practice, the cleanest sales are timed to the end of a lease. We recommend listing a leased Bolero residence with the lease, its end date, the association’s approval letter and the tenant’s showing terms disclosed from the start.

Pet Rules at Bolero at Tiburón

Bolero at Tiburón owners may keep two dogs, two cats, up to two birds, tropical fish and other customary non-exotic household pets. Pets are leashed or carried on the common elements, a nuisance pet must go within four days of notice, and tenants and guests may not keep pets at all.

The Pet Rules

• Number and kind: “Two dogs, two cats and no more than 2 birds, tropical fish and other customary non-exotic (exotic and exotic hybrid pets such as ferrets, snake wolf/dog mixes, etc. are prohibited) quiet and inoffensive household pets” (2018 declaration, Section 14.5).
• On the common elements: leashed or carried, with messes removed immediately.
• Nuisance pets: a vicious, noisy or nuisance pet must be removed within four days of written notice.
• Tenants and guests: “Guests and Tenants are not permitted to have pets” (Section 14.5.4).
• Exceptions: the board may grant exceptions, with conditions.
• Breed and weight: the 2018 declaration sets no breed list and no weight limit; the limit is by number and by behavior.

What Changed From the 1999 Rules

The original rules attached to WCI’s 1999 declarations capped dogs at “not more than 15 inches tall at the shoulder at maturity” (Declaration of Bolero I, Exhibit D, OR 2611, Page 1577). The 2018 restated declaration does not repeat that cap and allows two dogs and two cats. Whether the board’s current, unrecorded rules still carry a height limit is not in the public record, so a buyer with a large dog should ask the association in writing before contract.

Living With a Pet at Bolero

Daily life with a dog depends on the floor. A first-floor home has its own entry and its own garage, so a dog leaves the building without passing through any shared space. A second- or third-floor dog rides the building’s shared elevator and crosses the ground-floor foyer the two upper homes share before reaching the grounds, where it must be leashed or carried. The grounds themselves are generous for 60 homes, about six acres of streets, lawns and lake edge, but the lake is part of the surface-water system and the covenants bar swimming in it (2000 covenants, Section 11.4). For a seller, the tenant and guest ban matters: a Bolero residence cannot be marketed to seasonal tenants who travel with pets, and visiting family cannot bring theirs.

Assistance Animals

These are the association’s rules for pets. Federal and Florida fair-housing law treat assistance animals for people with disabilities differently from pets, and nothing in the Bolero documents should be read as overriding that law, including the tenant and guest ban. A buyer, tenant or guest who needs an assistance animal should raise it with the association through its accommodation process.

Milestone Inspections, Structural Reserve Studies and Florida Condo Law at Bolero at Tiburón

Bolero at Tiburón’s 20 buildings are three storeys high, but each holds only three homes, and Florida’s milestone-inspection and structural-integrity-reserve-study laws both exclude a “three-family” dwelling with three or fewer habitable stories. No public record settles whether that exclusion covers Bolero, so a buyer should ask the association in writing.

This is the section where Bolero differs most from what has circulated before. Older summaries, including earlier research behind our own Tiburón guide, called Bolero’s buildings single-storey and therefore outside these laws. The recorded declarations show three-storey buildings. Then a closer reading of the statutes shows an exclusion whose words fit Bolero’s buildings exactly. The honest answer is that the question is open, and the association’s own records are where it is answered.

What the Two Laws Say

• Milestone inspection: Section 553.899(3)(a) of the Florida Statutes requires a milestone inspection for “a building that is three habitable stories or more in height as determined by the Florida Building Code and that is subject, in whole or in part, to the condominium or cooperative form of ownership,” first by December 31 of the year the building reaches 30 years from its certificate of occupancy, then every 10 years; a local building official may require the first at 25 years where conditions such as proximity to salt water call for it (Section 553.899, 2026 text).
• The milestone exclusion: the same section says it “does not apply to a single-family, two-family, three-family, or four-family dwelling with three or fewer habitable stories above ground.”
• Structural integrity reserve study (SIRS): Section 718.112(2)(g)1 requires a study at least every 10 years “for each building on the condominium property that is three habitable stories or higher in height,” and an association that existed on or before July 1, 2022 had to complete its first study by December 31, 2025 (Section 718.112, 2026 text).
• The SIRS exclusion: Section 718.112(2)(g)5 says the requirement “does not apply to buildings less than three stories in height; single-family, two-family, three-family, or four-family dwellings with three or fewer habitable stories above ground; any portion or component of a building that has not been submitted to the condominium form of ownership; or any portion or component of a building that is maintained by a party other than the association.”
• The House staff analysis: the House staff analysis of the 2025 condominium bill, CS/CS/HB 913, says it “clarifies that four-family dwelling units with three or fewer habitable stories are exempt from the SIRS requirements, similar to such units’ exemption from the milestone inspection requirements” (Florida House, final bill analysis, HB 913, 2025).
• Reserves: for budgets adopted on or after December 31, 2024, an association required to obtain a SIRS may not vote to provide no reserves or less than the required reserves for the study’s items (Section 718.112(2)(f)).

Collier County’s milestone ordinance, Ordinance 2023-41, repeats the same exclusion for “a single-family, two-family, three-family, or four-family dwelling with three or fewer habitable stories above ground” (Collier County Milestone Inspections).

Why the Exclusion Fits Bolero’s Buildings, Word for Word

Bolero’s recorded declaration describes “twenty (20), three-unit, three story buildings” (OR 3352, Page 1778), and the Bolero I plot plan draws one residence on each of the three floors (Exhibit “B,” Sheet 4 of 4, OR 2611, Page 1577). Three households in three habitable storeys is, on the plain words of both statutes, a “three-family … dwelling with three or fewer habitable stories above ground.” The height threshold is met; so, on a literal reading, is the exclusion.

Why the Question Is Still Open

Three things point the other way, and none of them is decisive either.

• The statutes do not define “three-family dwelling.” The phrase reads naturally as a small house with three households, and the Florida Building Code draws its line between dwellings built under the residential code and multifamily buildings built under the building code.
• Bolero’s buildings work like small multifamily buildings. Each has a shared ground-floor foyer, a shared elevator and fire stairways serving the upper two homes, a building fire alarm control panel and sprinklers (2018 declaration, Section 9.3; Collier County Clerk, fire-alarm notices of commencement, 2016 to 2026).
• The county’s permit records classify them as multifamily. Collier County’s monthly permit reports list 35 of the 40 building-level Bolero permit rows from January 2020 to August 2026 as “Commercial / Residential-Multi-Family” (Collier County Growth Management, monthly building permit reports).

No declaratory statement from the state condominium division, no county building official’s letter and no court decision on Bolero was found in the records reviewed for this page. The same open question applies to Castillo, Tiburón’s other three-unit, three-storey condominium. Which reading is right is a determination for the association’s engineer and counsel, not for a sales page, and we do not make it here: we do not say Bolero is subject to either law, and we do not say it is exempt.

What Collier County’s Records Show

Collier County publishes a milestone map of the buildings on its schedule. It lists no Bolero building. Of the 926 records on the county’s milestone map, none matches any of Bolero’s 20 buildings by name, address or location; the county does list every building at Ventanas, Marquesa Royale, Esperanza and Esperanza II, and none at Castillo (Collier County MilestoneMap, all records, read September 25, 2026).

One record does carry Bolero’s association name, and it is not a Bolero building. The county’s record PL20230006966 is labelled “BOLERO AT TIBURON, A CONDO,” but its application name is “Britannia I of Forest Glen Condo Building 1,” at 3935 Loblolly Bay Drive in Forest Glen, about 10 kilometers from Tiburón, next to the records for Britannia I’s Buildings 2 and 3 (same map; Collier County, Milestone buildings by year, January 2026). So the date printed on that row belongs to a Forest Glen building, not to Bolero, and any Bolero milestone date quoted from it is wrong. The county’s silence on Bolero is consistent with treating its three-unit buildings as excluded, or with simply not having listed them; no county document says which.

The Three-Mile Line Runs Through Bolero

If the milestone law does apply, one more county rule matters. Collier County requires the first inspection at 25 years, instead of 30, for buildings within three miles of salt water, and applies that rule in practice to buildings inside its mapped buffer, including St Croix at Pelican Marsh nearby (Collier County Milestone Inspections; Collier County MilestoneMap). The county’s three-mile buffer line crosses Bolero itself.

Source: Collier County Milestone Buffer layer (three-mile distance) against the county’s site-address points and 2025 building footprints, measured September 25, 2026. If the milestone law applies, 15 of Bolero’s 20 buildings, 45 of its 60 homes, would therefore fall on the 25-year schedule, not the 30-year one, counted from each building’s certificate of occupancy; the county’s building records hold those dates. We state no milestone year for any Bolero building, because no public record assigns one.

What the Reserve Rules Mean Either Way

The answer to the exclusion question changes how Bolero’s reserves work.

• If the buildings are excluded: no SIRS is required, and reserves stay waivable or reducible by a majority of the voting interests under the 2018 bylaws (Section 8.1) and Section 718.112(2)(f).
• If the buildings are covered: the association’s first SIRS was due by December 31, 2025, and for budgets adopted on or after December 31, 2024 the members may not waive or reduce reserves for the study’s items or spend them on anything else. Bolero has been one condominium since 2003, so the multicondominium exceptions in the statute do not apply.

The state condominium division publishes SIRS filings in two online databases (DBPR SIRS reporting); they did not return a readable Bolero entry when checked for this page, and we have not seen any Bolero study, reserve schedule or budget. So we make no statement about whether a study was done, what it found or how the association funds its reserves.

What the Recorded Work Already Tells You

The association’s public record since 2016 is a steady program of roofs, fire safety and amenities rather than structural repair.

• Roofs: a 2017 re-roof notice covers Building 5 and, by the Clerk’s index, further units in Buildings 5 to 7 (OR 5385, Page 2808); in January 2020 the county issued roof permits for 14 buildings (1, 2, 3, 4, 8, 9, 10, 12, 13, 14, 15, 16, 19 and 20) and the clubhouse, about $830,746 declared in all, and a contractor’s final affidavit of April 2020 for Building 4 states the work “completed and all contractors, subcontractors and employees have been paid” (Collier County Growth Management, monthly building permit reports, January 2020; OR 5753, Page 3696). No roof permit appears for Buildings 5, 6, 7, 11, 17 and 18 in the county reports from January 2020 to August 2026; their roof dates are in the association’s reserve records.
• Opening protection: after Hurricane Ian, 20 association permits in January and February 2023, one per building at $3,125 each, and no roof, structural or concrete permit (same reports).
• Fire safety: fire alarm control panels replaced under recorded notices in 2016, 2024 and 2026, and fire-alarm device permits at Buildings 6, 9, 11 and 19 from 2024 to 2026 (Collier County Clerk, notices of commencement, OR 6351, Page 3263 and OR 6585, Page 2699; same permit reports).
• What is absent: no concrete restoration, balcony, structural, elevator or window-program permit by the association from January 2020 to August 2026 (same reports).
• Construction era: county elevation certificates for Buildings 3, 4, 6 and 14 show building permits issued February 4 to 7, 2000, two years before the statewide Florida Building Code took effect on March 1, 2002 (Collier County elevation certificate layer).

For buildings now 25 to 27 years old, a record of new roofs and fire-safety upgrades with no concrete program yet is exactly what an engineer’s study would be expected to assess, and the elevators, charged to the upper floors, are components any reserve schedule has to price. We found no construction-defect lawsuit by the association against WCI in the Clerk’s index for Bolero.

The Hurricane Protection Specification

Every Florida condominium board must adopt hurricane protection specifications and may not refuse an owner’s installation that conforms to them (Section 718.113(5), Florida Statutes). Bolero’s declaration builds that in: shutters must meet the board’s adopted specification (2018 declaration, Section 9.13), and the bylaws bar the board from refusing conforming shutters (Bylaws, Section 4.18). Because Bolero owners maintain their own windows, glass and shutters, ask for the specification before adding impact glass or shutters.

What a Bolero Buyer Should Ask For

• The association’s written position on whether its buildings are covered by the milestone and SIRS laws, and any engineer’s or counsel’s determination behind it.
• Any milestone inspection report, structural integrity reserve study or engineer’s letter in the official records, with its date and findings.
• The adopted budget and reserve schedule, showing the general reserves and the separate second- and third-floor elevator reserve, and whether any reserve has been waived or reduced.
• Board minutes covering the 2017 to 2020 roof program, the roof dates for Buildings 5, 6, 7, 11, 17 and 18, and any special assessment.
• The association’s insurance declarations, including the hurricane deductible and any flood coverage.
• The board’s hurricane protection specification and the residence’s own window and shutter permits.
• The condominium and master estoppel certificates, with any levied or pending special assessment and the master capital contribution.
• The board’s current rules, which are not recorded.

A current owner can request the same records from the association as a member. None of these documents is published, so no conclusion about Bolero’s study, findings or reserves appears on this page.

One Condominium, Twenty Buildings, the Oldest in Tiburón

Bolero’s 20 buildings were finished between late 1999 and about 2001, making them the oldest condominium buildings in Tiburón, and since 2003 they have been one condominium with one budget, one reserve schedule and one set of structural records. That unity cuts both ways. Every owner pays 1/60 of every roof and every building’s structure, whichever building needs it first; the elevators are funded by the 40 upper-floor owners alone, at 1/40 each. And whatever the association has decided about the milestone and SIRS laws, it has decided for all 20 buildings at once, which is why one written answer from the association settles the question for every Bolero home.

Hurricanes, Flood Zone and Insurance at Bolero at Tiburón

Bolero at Tiburón sits almost entirely outside FEMA’s high-risk flood zone. On the current map (panel 12021C0382J, effective February 8, 2024), 18 of its 20 buildings are wholly in Zone X, and two lake-side buildings, 2643 Bolero Drive and 2621 Estrella Court, are touched by a lake’s mapped Zone AE edge. Confirm each residence by its flood zone determination.

That is a better flood record than most Tiburón condominiums have, and it comes with two honest caveats that no other source on Bolero states: the two lake-edge buildings, and the fact that no FEMA letter has ever been issued for any part of Bolero. Below is every building on the map, what the county’s own elevation certificates show, and what that means for a lender, an insurer and a buyer planning a remodel.

The Map and the Panel

Bolero is on a different FEMA panel from its neighbors. All 20 buildings, all 60 residences and the association’s common grounds sit on panel 12021C0382J, effective February 8, 2024 (FEMA National Flood Hazard Layer), in NFIP community 120067, unincorporated Collier County. The line between that panel and panel 12021C0194J, which covers Castillo, Ventanas and Marquesa Royale, runs at latitude 26.25; Bolero’s northernmost building, 2605 Estrella Ct, is about 290 meters south of it (FEMA NFHL, read September 25, 2026). Some published copy cites 0194J for Bolero; that is the wrong panel for this neighborhood, and a lender’s determination should read 0382J.

Collier County’s 2026 Flood Protection Newsletter confirms that “the county’s DFIRM became effective on 02/08/2024” (2026 newsletter). FEMA issued a preliminary replacement, panel 12021C0382K, on March 20, 2025; the revised countywide map entered its 90-day appeal period on August 19, 2026 and is targeted to take effect in summer 2027. Until it does, the 2024 map governs every flood zone determination, lender requirement and NFIP rating at Bolero.

The Condominium Land on the Map

Bolero’s land comes in two pieces on the county’s parcel map, and they read differently. The 20 building parcels, drawn tight around each building and totaling 2.78 acres, are 92.1% Zone X “Area of Minimal Flood Hazard,” 6.5% Zone X “0.2% annual chance” and 1.4% Zone AE. The association’s common grounds around them (the 6.02-acre polygon at 2620 Estrella Ct holding the streets, lawns, pool and clubhouse) are 47.6% minimal hazard, 47.8% 0.2% annual chance and 4.6% Zone AE, all of the AE along the lake edges (FEMA NFHL overlaid on the Collier County Parcel layer, measured September 25, 2026). The AE polygons are the Tiburón golf-course and District lakes, including Lake 30 inside the ring of buildings, which the Pelican Marsh Community Development District owns.

Flood Zone, Building by Building

Method: point-in-polygon at each Collier County building address point (county Site Address Points), and area intersection of each Property Appraiser 2025 building footprint (county Building Footprints) with FEMA’s mapped zones, measured September 25, 2026. Ground readings are USGS 3DEP lidar (acquired September 2018) at the building point (USGS Elevation Point Query Service); base flood elevation lines are FEMA’s, in feet NAVD88. Building numbers are the county’s and the declaration’s; each building’s units end in 1, 2 and 3 for the first, second and third floors.

In summary: 18 buildings, 54 of the 60 residences, have no high-risk zone anywhere under the footprint. Building 10 at the far end of the Bolero Drive loop is the one building whose point reads the 0.2% annual chance shade of Zone X, still outside the high-risk area. Building 14 (2643 Bolero Dr) has its address point in Zone X but a fifth of its drawn footprint in a lake-edge Zone AE polygon. Building 16 (2621 Estrella Ct) has its county address point, and 4.8% of its footprint, in Zone AE; Collier County’s own 2024 flood-zone layer returns AE at that point too (Collier County FEMA24 flood zones).

The common-ground points read the same way: the pool and cabana at 2620 Estrella Ct is Zone X, minimal, 56 meters from any high-risk polygon; the entry wall at the Bolero Drive gate is Zone X, minimal, 47 meters from one; and the electric meter at 2651 Bolero Dr is Zone X, 0.2% annual chance, 7 meters from one (same overlay).

Buildings 14 and 16 and the Lake Edge

Here Bolero differs from Marquesa Royale, where the only high-risk contact falls beyond the condominium’s parcel line over a lake bank. At Bolero the AE contact at buildings 14 and 16 falls inside the county’s drawn building parcels: about 72 of 77 square meters at building 14 and all 17 square meters at building 16 (county parcel and footprint layers, measured September 25, 2026). Two cautions cut the other way. The Property Appraiser’s footprints are traced from aerial imagery, and all 20 of the county’s Bolero building parcels are near-identical rectangles of 555 to 563 square meters, which looks like schematic drafting rather than survey. So a lender’s flood determination for a residence in building 14 or 16 could come back either way.

What a buyer in those two buildings should do: order the flood zone determination at the start of the contract, not the end, and ask the seller and the association for any elevation certificate or flood policy on the building. A Letter of Map Amendment is the remedy if a determination comes back AE, and on the elevation evidence below both buildings look like strong candidates for one; only a FEMA decision proves it. Buyers of the other 54 residences should still confirm their own determination, as every lender will.

No FEMA Letter Has Ever Been Issued for Bolero

FEMA’s map-change layer holds no Letter of Map Amendment or Letter of Map Revision for any part of Bolero, by location or by name (FEMA NFHL layers 1 and 34, searched September 25, 2026). The letters on file in the surrounding area belong to other properties, among them a 2016 letter for a Norman Estates lot and Marquesa Royale’s 2012 letter covering that whole condominium. That matters in two directions. Nothing has ever needed to take the 18 Zone X buildings out of a high-risk zone, because the map itself puts them outside it. And nothing currently takes buildings 14 and 16 out of their lake-edge contact, so the map reading stands for them unless a letter is sought.

Compare Castillo at Tiburón, Bolero’s twin in building form: on its own panel, seven Castillo buildings sit wholly in Zone AH and six more are touched by it, and a 2013 FEMA letter removed four Castillo buildings from an earlier map (Castillo research, FEMA NFHL). Bolero has a smaller exposure and no letter; Castillo has a larger exposure and a letter.

What the County’s Elevation Certificates Show

Collier County’s public elevation-certificate map holds four certificates for Bolero, for buildings 3, 4, 6 and 14 (Collier County Elevation Certificates layer, searched September 25, 2026). All four are FEMA Form 81-31 certificates prepared by a licensed surveyor in February and March 2000 (one is undated) while the buildings were under construction, with WCI Communities as the building owner and the legal description “Bolero at Tiburon Tract AE, Pelican Marsh Unit 20.” Each certifies a slab-on-grade building.

The certificates use the older NGVD 1929 datum; today’s FEMA lines are in NAVD88. We converted with the National Geodetic Survey’s transformation tool at the site, which gives a shift of minus 1.237 feet (NOAA NGS NCAT, run September 25, 2026). On that conversion the ground-floor slabs of the four buildings sit at about 13.06 to 13.76 feet NAVD88, about 3.1 to 3.8 feet above the 10.0-foot base flood elevation line FEMA draws nearest the lake-side buildings. Building 14’s floor, the one touched by the AE edge, sits about 3.06 feet above the 10.0-foot line 16.9 meters from its footprint.

Three cautions, all ours. These are construction-stage readings, so the finished floor may differ slightly. The certificates were written against the 1986 map then in force, which showed Zone X. And no certificate is on file for the other 16 buildings, including building 16. If you are buying in building 16, a current elevation certificate is the first document to ask for.

Ground Elevation Against the Base Flood Elevation

USGS lidar puts the ground at the 20 Bolero building points at 12.68 to 13.70 feet NAVD88 (September 2018 lidar, read September 25, 2026), while the base flood elevation lines FEMA draws around the property read 10.0 feet near buildings 6 to 20 and 10.5 and 11.0 feet near buildings 1 to 5 (FEMA NFHL). That is a margin of roughly 2 to 3.5 feet at bare ground, consistent with the lowest-grade readings on the four certificates. Ground at a point is not a floor elevation. Older published samples for “2660 Bolero Dr” (an address that does not exist on the county’s address layer) and for a point on the common grounds should not be read as building elevations.

FEMA’s Preliminary Map Keeps Every Building in Zone X

On the preliminary panel, 12021C0382K, every Bolero building point stays Zone X, minimal (FEMA Preliminary NFHL, read September 25, 2026). The AE contact at buildings 14 and 16 disappears; building 14 would read 95.2% minimal hazard and 4.8% 0.2% annual chance, and building 16 would be 100% minimal hazard. The one new high-risk touch is a 2.1% Zone AH sliver on the footprint of building 10. Across the 20 building parcels the high-risk share would fall from 1.4% to zero, while the common grounds would pick up 9.3% Zone AH around the lakes. The nearest preliminary base flood elevation lines read 11.0 and 11.5 feet NAVD88. Our reading: the preliminary map improves Bolero’s buildings on balance. Preliminary maps cannot be used to rate an insurance policy.

The Community Rating System Discount

Collier County has participated in FEMA’s Community Rating System since October 1992 and holds a Class 5 rating, under which “eligible NFIP polices receive a 25% discount to the flood insurance premium” (2026 Flood Protection Newsletter). FEMA’s own rule is that “the CRS discount is applied to the full-risk premium for all NFIP policies in the Regular Program in a participating community, including policies outside of the Special Flood Hazard Area (SFHA)” (FEMA, Community Rating System). So an NFIP policy on a Zone X Bolero building earns the same 25% Class 5 discount as a policy on a Zone AE building. Older commentary that Zone X owners get a smaller CRS credit is out of date.

The 50 Percent Rule for Renovations

Collier County applies the substantial-improvement rule, the 50 percent rule, “within flood zone VE, AE, AH or A” (2026 newsletter): when an improvement or repair costs 50% or more of the structure’s market value, the structure must be brought up to current elevation requirements. On the effective map that can only arise at buildings 14 and 16, and how the county’s floodplain staff treat a building touched by a lake-edge polygon is their call, not a map-reading question. It matters because Bolero owners remodel at real scale (see the permit section below). If you plan a major remodel in building 14 or 16, ask the county’s floodplain staff before you sign a contractor.

Evacuation Zone, Coastal Hazard and Wind

Collier County’s GIS layers place Bolero in Hurricane Evacuation Zone C, outside the Coastal High Hazard Area and with no Coastal Construction Line, checked September 25, 2026 at buildings 1, 10, 16 and 20 (Collier County ArcGIS services). The county’s Florida Building Code wind layers return design wind speeds of 149 mph (Risk Category I), 162 mph (Category II), 175 mph (Category III) and 184 mph (Category IV) at the buildings. Those layers were digitized from an earlier code edition, so the design wind speed for any new work is set by the Florida Building Code map in force when that work is permitted.

Bolero sits at Tiburón’s southwest corner, about 3.4 statute miles from the Gulf beach and a little over 2 miles east of US 41 (parent Tiburón research, measured coordinates). The National Weather Service described Hurricane Ian’s surge flooding in Collier County as occurring “over most areas south and west of US 41/Tamiami Trail,” so Bolero lies well inland of that line. Its storm exposure is wind and rain, not surge.

What Code Were the Bolero Buildings Built To?

Bolero was built before Florida had a statewide building code. The four elevation certificates record county building permits issued February 4 to 7, 2000 for buildings 3, 4, 6 and 14, two years before the first Florida Building Code took effect on March 1, 2002. WCI’s surveyor recorded as-built certificates for the 20 buildings between January and December 2000, and building 1’s certificate, signed December 29, 1999, notes that “The pool and clubhouse building are under construction” (Collier Clerk, OR 2630/3307 and the certificates that followed). County aerial footprint layers show buildings 1, 2 and 17 to 20 in 2000 and the other 14 in the 2002 layer. So every Bolero shell was very probably designed under the locally adopted code that preceded the statewide one, and every building stood through Hurricane Wilma (October 2005), Hurricane Irma (September 2017) and Hurricane Ian (September 2022).

What that means on an insurance form: on the Florida wind-mitigation inspection (form OIR-B1-1802), a pre-2002 shell cannot earn roof-deck or roof-to-wall credits from its permit date alone; an inspector has to see and document the attachments. The roof covering is a different line, and most Bolero buildings were re-roofed under permits issued in January 2020 (next section), which is the roof fact for most residences.

Hurricane Ian and Irma at Bolero

The public record shows no structural storm damage at Bolero. County permit reports list no Bolero permit of any kind in October or November 2022, the two months after Ian, and one owner air-conditioning permit in December 2022. Then, between January 18 and February 23, 2023, the association pulled 20 “Shutters/Doors/Windows” permits, one per building, each declared at $3,125 ($62,500 in total), plus two sign permits at the entrance (Collier County monthly permit reports). The reports do not describe the work; the modest, identical value per building reads as an opening-protection or door item, not storm repair of structure. No roof, structural or concrete permit followed Ian.

Irma is harder to read, because the county reports we reviewed start in January 2020. The association recorded a re-roofing notice in April 2017, five months before Irma, and applied for its main re-roofing program in January 2020, 28 months after it; we draw no causal link between the storm and that program. The strongest Irma measurement near Tiburón was a gust of 142 mph at a station near Naples Airport, about seven miles south (National Weather Service, via parent Tiburón research). A federal and state court-opinion search for “Bolero at Tiburon” returned no case (CourtListener, September 25, 2026), and the Clerk’s index under Bolero’s name shows no construction-defect or storm suit by the association against WCI or an insurer, unlike Castillo’s post-Irma insurance case. A second federal docket search, which would show whether the association filed a claim in WCI’s 2008 bankruptcy as Marquesa Royale’s did, was not completed. The association’s minutes and any claim files are the documents that would say for certain.

The Master Policy, the HO-6 and the Deductible

Bolero is one condominium with one association, so the association insures all 20 buildings under Section 718.111(11), Florida Statutes, and the owner insures interior finishes, fixtures and contents with an HO-6 policy. Bolero’s 2018 Amended and Restated Declaration spells out the association’s side: the buildings are insured for replacement value, including impact glass an owner installed to code, with an appraisal every 36 months while the law requires one; flood insurance is carried “on a best-efforts basis” up to NFIP limits or equivalent; and the board may require owners to carry HO-6 coverage in a given year (Sections 12.2.1, 12.2.2 and 12.8, OR 5510/1945). Reconstruction after a casualty is mandatory unless more than half the residences are uninhabitable and 75% of all voting interests vote not to rebuild (Section 13.2).

Every residence carries a 1/60 share of the common expenses, so a hurricane deductible on the master policy, which is a common expense, divides equally across all 60 homes whatever the floor. With 60 owners the pool is small: a given deductible divides into fewer shares than at Ventanas at Tiburón (82 residences) or Castillo (102), and into more than at Marquesa Royale (48). An HO-6 loss-assessment limit is the line that answers that assessment: take the building deductible from the master declarations page, divide by 60, and set the limit well above the result. The association’s current carrier, hurricane deductible and flood coverage are in its insurance declarations, which a buyer receives during the document review period.

What Sits on the Ground Floor When Water Rises

At Bolero the first-floor residence lives on the ground. The declaration’s schematic section shows the three homes stacked one per floor with the garages at ground level, and the elevation certificates certify slab-on-grade buildings with each lowest floor 0.6 to 0.7 feet above its garage slab (Bolero I declaration Exhibit B, OR 2611/1577; county elevation certificates). So the flood exposure at ground level is the first-floor residence itself, the six garage spaces in each building and whatever owners keep in them. A standard HO-6 excludes flood, and loss-assessment coverage follows the HO-6’s own perils. A first-floor owner, especially in building 14 or 16, should ask an insurance agent about separate flood cover for the residence’s interior and contents; upper-floor owners share the exposure mainly through the garage and the building.

Flood Coverage on the Buildings

The NFIP product for an association’s building is the Residential Condominium Building Association Policy (FEMA F-144). The federal mandatory purchase requirement engages only for a building a lender determines is in the high-risk zone, which on the effective map can arise only at buildings 14 and 16; a lender may still require flood cover anywhere. Bolero’s declaration asks the board to carry flood insurance on a best-efforts basis. Whether it carries RCBAP, private flood cover or none, and on which buildings and at what limit, is answered in the insurance declarations, not in any public record.

Citizens and Flood for a Bolero Owner

Citizens Property Insurance’s flood-coverage requirement does not apply to condominium unit-owner policies: “Condominium unit-owner policies, tenant content policies, and policies that exclude windstorm or hail coverage are not required to purchase flood insurance coverage” (Citizens, Flood). A single condominium unit with a combined dwelling and contents replacement cost of $700,000 or more is not eligible for Citizens coverage under Section 627.351(6)(a)3.a., Florida Statutes (Section 627.351). An HO-6 excludes the building shell, so most Bolero interiors sit well under that cap, but owners have recorded interior remodels declared at up to $229,902 (county permit reports, 2024); check a heavily remodeled residence against the insurer’s replacement-cost estimate before assuming Citizens is available. For the association’s own policy, an authorized insurer’s renewal offer makes the buildings ineligible for Citizens unless that premium is more than 20% above Citizens’ rate (same section).

Windows, Shutters and Wind Mitigation

At Bolero the openings are the owner’s. The 2018 declaration makes the owner responsible for the windows (frame, glass and caulking), sliding glass doors and other doors, the garage door and the door from the garage to the foyer, screens and hurricane shutters (Section 9.2, OR 5510/1945). Shutters must meet the board’s specification (Section 9.13), the bylaws bar the board from refusing shutters that conform to it (Bylaws 4.18), and owners must remove and reinstall their shutters when the association works on the building (Section 9.1.3). Florida law requires every condominium board to adopt hurricane protection specifications (Section 718.113); we found no recorded version, so request the board’s current specification before changing any window, door or shutter.

The permit record shows owners acting on it one residence at a time: from January 2020 to August 2026 the county issued seven owner window, door or shutter permits, at seven residences on all three floors, declared at $2,157 to $52,975 (Collier County monthly permit reports). On top of that sits the association’s early 2023 package of 20 building-level “Shutters/Doors/Windows” permits, whose scope the reports do not state. Expect the opening-protection line on a wind-mitigation form to vary from residence to residence, and get the product approvals from the permit file for the specific home you are buying.

Which Schools Serve Bolero at Tiburón?

Every Bolero at Tiburón address, all 20 buildings and 60 residences on Bolero Drive and Estrella Court, is zoned to Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High for the 2026-27 school year, per the Collier County Public Schools zoning tool checked September 25, 2026. Confirm the specific address with the District before relying on it.

Drive figures are the parent Tiburón research’s OSRM measurements of September 2, 2026 from the Census geocoder point for 2600 Tiburon Drive, which sits within about 100 meters of Bolero’s building 1; minutes are free-flow floors, not school-run times.

How We Checked

We queried “Bolero Dr” and “Estrella Ct” through the District’s zoning service (Collier County Public Schools zoning tool) for three school years. All 83 address records (58 on Bolero Drive and 25 on Estrella Court: 20 building records, 60 unit records and three points on the common grounds) returned the same three schools for 2026-27 with no rezoning flagged, and the same three for 2025-26. The 2027-28 assignments were not yet published on September 25, 2026; school zoning is set annually by the District. Every Bolero address is on the two private streets, and there is no split within the neighborhood.

Collier County has an unrelated Bolero Way in ZIP 34105 and an unrelated commercial “Estrella Ct” address in another part of the county. Search by the full address with ZIP 34109, or by the county’s Bolero condominium record, to avoid picking up the wrong school zone.

Marsala Is the Exception in Tiburón

The same three schools serve Castillo, Ventanas, Esperanza, Marquesa Royale and Escada. The one Tiburón neighborhood that differs is Marsala at Tiburón, on Marsala Way toward Livingston Road, which feeds North Naples Middle instead of Pine Ridge Middle; the elementary and high school are the same (parent Tiburón research, Collier County Public Schools zoning tool).

Who the Answer Matters To

Bolero is mostly a second-home neighborhood. Only 18 of 60 residences (30.0%) carry a homestead exemption, and 32 owners (53.3%) mail their tax bills outside Florida: Pennsylvania 6, Illinois 5, Ohio 4, New Jersey 3, New York 3, Michigan 2, Canada 2, and one each from seven other states (Collier County Property Appraiser roll, tax year 2026 preliminary). That homestead share is close to Castillo’s 28.4% and well below Marquesa Royale’s 47.9% (same roll). Still, the zoned elementary school is under a mile away by road, and a family buying a 2,256 or 2,341 square foot upper-floor home for full-time use gets the same schools as the rest of central Tiburón.

County Permits and Recorded Work at Bolero at Tiburón

Collier County permit reports from January 2020 to August 2026 show Bolero at Tiburón’s association re-roofing 14 of its 20 buildings and the pool cabana in one January 2020 package, rebuilding the pool, spa and fountain in 2021, adding opening protection at all 20 buildings in 2023 and remodeling the clubhouse in 2026.

Sources: Collier County Growth Management, Monthly Building Permit Reports, “Issued,” January 2020 to August 2026, 80 months, with the county’s “Applied” files standing in for June 2021 and December 2023, when no Issued file was posted (Collier County monthly permit reports), filtered September 25, 2026 by Bolero Drive, Estrella Court and Bolero’s county folio numbers, with the unrelated Bolero Way excluded, and de-duplicated by permit number: 86 distinct permits, 48 of them the association’s and 38 owners’. The county’s link for the March 2024 Issued report serves the April file, so a March 2024 permit could be missing. We also searched the Collier Clerk’s Official Records for the association’s Notices of Commencement (Collier Clerk Official Records). Permit reports before January 2020 were not read, so older work appears here only where a notice was recorded.

Association Permits, Every One

That is the whole association permit record for the 80 months read: 48 permit numbers, about $1.25 million of declared work, two-thirds of it the 2020 roofs.

The Roofs, and One Records Discrepancy

The January 2020 package is the single biggest thing in Bolero’s recorded history since WCI finished building: about $830,746 declared across 14 buildings and the cabana, applied for on January 10, 2020 and issued within a week. A contractor’s final affidavit recorded April 20, 2020 states that the work was “completed and all contractors, subcontractors and employees have been paid” (OR 5753/3696). The reports do not state the roof material or whether each permit was a full replacement.

The county permit reports show no roof permit for buildings 5, 6, 7, 11, 17 and 18 anywhere from January 2020 to August 2026. Two older or parallel records fill part of that gap and add a wrinkle. The association recorded a “Re-Roof” notice in April 2017 covering building 5 and further residences in buildings 5 to 7 (Clerk index, OR 5385/2808). And the Clerk’s index of the association’s January 14, 2020 roofing notices lists a slightly different set of buildings from the county’s permit list, including buildings 6 and 18 and not buildings 8 and 15. Index entries are not permits, and we have not reconciled the two line by line. The practical answer for a buyer is the same either way: the roof age of the specific building you are buying is set out in the association’s reserve schedule, and it is worth asking for in writing, because roof age is a standard underwriting question.

Recorded Association Work Before 2020

The Clerk’s index fills in earlier years where the association recorded a Notice of Commencement:

• December 2016: “Replaced damaged fire alarm control panel” (OR 5339/3455).
• April 2017: re-roofing at building 5 and residences in buildings 5 to 7 (OR 5385/2808).
• January 2018: “FENCE AND GATES” on the common grounds (OR 5472/2943). The county roll adds an aluminum pool fence in 2018, so this is most likely the pool enclosure, not the entrance gate.
• October 2022: “Installation of Windows” on the common grounds (OR 6177/3996); the notice does not say whether the windows were the clubhouse’s or a building’s.

What Is Not in the Record

• No concrete-restoration, balcony, structural or painting-with-permit program in the 80 months read. Absence of a permit is not a clean bill of health; the reserve study and any engineer’s report are the documents that would show the buildings’ condition.
• No window or sliding-door replacement program by the association, which fits a declaration that makes the openings the owners’ responsibility.
• No elevator permit, association or owner. That proves nothing about the elevators, which are maintained by the association at the upper-floor owners’ expense (below); routine elevator maintenance does not need a building permit.
• No generator, repaving or seawall permit. Bolero has no seawall; its water is freshwater lakes.

Owner Permits Inside the Residences

From January 2020 to August 2026 the county’s reports list 38 owner-level permits at 23 of the 60 residences, in 16 of the 20 buildings:

Four of the nine remodels were declared at $95,000 or more, and the two largest, both in 2024, at $229,902 and $223,339. A 2025 first-floor remodel records a total area of 1,768 square feet, exactly the county’s first-floor size. We publish these as totals, never by residence or owner.

What the Pattern Shows

• The association’s money went to roofs, the recreation area and life safety. One re-roofing program, one pool and spa rebuild, one clubhouse remodel, the 2023 opening-protection package, and fire-alarm work at buildings 6, 9, 11 and 19 from 2024 to 2026, following recorded panel replacements in 2016 and 2024. Nothing structural was permitted.
• Owners are remodeling, but at a measured pace. Nine remodels in six and a half years across 60 residences, four of them substantial, in homes now 26 to 27 years old.
• Opening protection is owner by owner. Seven residences show their own window, door or shutter permits since 2020, on every floor.
• Air conditioning is the most common owner permit, 18 of 38. The equipment is the owner’s under the declaration (Section 9.2), and in a building of this age a buyer should ask the age of the system serving the specific residence.
• Radon: one $1,100 mitigation permit, in 2020. A buyer can ask the seller for any radon test and the system’s permit.

Milestone Inspections: What the County’s Records Show

Florida’s milestone-inspection and structural-integrity-reserve-study laws both exclude “three-family … dwelling[s] with three or fewer habitable stories above ground,” a description that fits each Bolero building word for word; our Florida condo law section sets out why no public record settles whether the exclusion applies. The county’s own records are consistent with that open question. Collier County’s milestone map lists no Bolero building: we read all 926 records (Collier County MilestoneMap, September 25, 2026). The single row carrying Bolero’s association name is mislabeled: its application name is “Britannia I of Forest Glen Condo Building 1,” its address is 3935 Loblolly Bay Drive in Forest Glen, about 10 kilometers away, and its neighboring rows are Britannia I’s buildings 2 and 3. The “2030” date that has circulated for Bolero is that Forest Glen building’s date, not Bolero’s. The county also lists no Castillo building, while it lists every Ventanas, Marquesa Royale and Esperanza building.

Bolero also straddles the line that would set the schedule if the laws do apply. Collier County lets its Building Official require the first inspection at 25 years for buildings within three miles of salt water (Collier County Milestone Inspections; Ordinance 2023-41), and the county’s three-mile buffer crosses Bolero (county Milestone Buffer layer, measured September 25, 2026). The building points of buildings 6 to 20 fall inside it; buildings 1 to 5 fall outside it by 12 to 105 meters. The county applies the 25-year schedule inside the buffer at nearby condominiums such as St Croix at Pelican Marsh. So if the laws apply to Bolero, buildings 6 to 20 would fall on the 25-year schedule, which for buildings permitted in 2000 means 2025 to 2027, and buildings 1 to 5 on the 30-year schedule. No county notice, inspection report or study for any Bolero building is online. Ask the association in writing, and read the answer in its minutes and the estoppel certificate: has it treated the buildings as covered, and has it commissioned a milestone inspection or a structural integrity reserve study?

Whether Any of This Was a Special Assessment

Special assessments are not recorded publicly, and none of the permit reports or Notices of Commencement says how the roofs, pool or clubhouse were paid for. Bolero’s bylaws let the board levy special assessments with notice, and unlike Castillo’s 2018 bylaws they carry no cap tied to a percentage of the budget (Bylaws 8.4, OR 5510/1945). Bolero’s own documents set no capital contribution at purchase; the Tiburón master association charges each new owner a one-time capital contribution equal to one quarter of its annual assessment (OR 6149/45). The estoppel certificate must disclose any assessment that is pending, and the adopted budget and reserve schedule show what the association is setting aside for roofs, painting and the 20 elevators.

What Is Being Built Near Bolero at Tiburón?

Nothing new is being built beside Bolero at Tiburón. Its land is bounded by Tiburón golf land, Pelican Marsh District lakes and a District road, and Collier County’s planning layer, read September 25, 2026, shows no project dated after 2021 within about half a mile; the nearest open file is a 2021 commercial-pad plan on Vanderbilt Beach Road.

Zoning Around Bolero

Bolero is zoned PUD, part of the Pelican Marsh Planned Unit Development (petition PUD-93-01(5), also known as DRI-93-1), inside the Pelican Marsh Community Development District, Collier County Commission District 2 and the North Collier Fire district (Collier County zoning, PUD, CDD, commission and fire district layers, read September 25, 2026). The county’s zoning notes record the PUD’s latest change as Ordinance 16-25 of September 13, 2016, adopted with Development Order 16-01; the ordinance numbers are given here, not their contents.

One designation sets Bolero apart from its Tiburón siblings. Its Future Land Use category is Mixed Use Activity Center Subdistrict, where Marquesa Royale and Ventanas read Urban Residential (county Future Land Use layer at buildings 1, 14 and 16). That reflects where Bolero sits: at Tiburón’s south door, about 110 meters north of the commercial parcels on Vanderbilt Beach Road. The designation governs how intensively land that is not yet built can be developed; Bolero’s own land is built out.

The Planning Record Within Half a Mile

Source: Collier County CityView planning projects layer (Collier County ArcGIS services), about an 800-meter search around Bolero’s land, September 25, 2026. The newest item is the 2021 Galleria south pads file, on the commercial frontage of Vanderbilt Beach Road. The layer’s completeness for petitions filed in the last few months is not guaranteed; the county’s current petition list and hearing agendas are the documents that would show a brand-new filing. No pending land-use application within about half a mile was found in the records reviewed.

The Land Beside Bolero

Bolero’s neighbors on the county parcel map are a golf course, lakes and a road, not developers. Of the roughly 1,117-meter boundary around its 8.8 acres (building parcels plus common grounds), about 465 meters is shared with Tiburon Golf Ventures golf land, about 460 meters with lake parcels, half of that the District’s Lake 30 inside the ring of buildings, and about 210 meters with the District’s road tract along Tiburon Drive (Collier County Parcel layer, measured September 25, 2026). The parcel of HMC NGL LP, owner of The Ritz-Carlton Golf Resort, is about 24 meters away; building 20 at 2605 Estrella Ct is the Bolero building closest to it, about 32 meters.

Inside Bolero there is nothing left to build. WCI’s 2000 covenants planned “A maximum of 60 single-family condominium units” with roads, an entrance, a recreation area, landscaping and a lake (OR 2748/1656), all 60 are built, and the association owns the common grounds around them. The 2018 declaration allows two neighboring residences to be combined into one home with board approval, but they stay two units for votes and shares (Section 9.12). In 2019 the association granted the Pelican Marsh CDD a 161-square-foot easement beside Lake 22 for “fencing, access control facilities, landscaping, irrigation, and associated facilities” (OR 5645/920), so part of the District’s perimeter equipment stands on Bolero’s edge.

The resort next door is the neighbor most likely to change. Its two recent county files, a ballroom expansion and a pool and pool bar addition, are complete; the next resort project would appear in the county’s planning records before any work begins.

Road Work on the Way Out

Bolero’s routes split two ways. Trips to the beach, Mercato, Waterside Shops and the Naples Pier leave the gate, run about 250 meters south on Tiburon Drive through a small roundabout and turn onto Vanderbilt Beach Road; trips to I-75 and the airport run north on Tiburon Drive past the clubhouse and resort to Tiburon Boulevard East and Airport-Pulling Road (OSRM public router, September 25, 2026). Two county projects touch those routes.

• Vanderbilt Beach Road widening, east of US 41 to east of Goodlette-Frank Road. Collier County reported the project in construction as of July 6, 2026: about 1.8 miles from four lanes to six, most of it in the existing median, about $28.4 million over about two years, with intersection work at Strada Place, Mercato’s main street. The county warns that in spring 2027 traffic will drop to one lane each way for about two months between Strada Place and Goodlette-Frank Road. For Bolero, whose Mercato and beach trips run straight down Vanderbilt Beach Road, that is the stretch that matters most.
• Airport Road widening, Vanderbilt Beach Road to Immokalee Road. Collier County’s 60 percent design handout budgets the project at $42.0 million, adding one lane each way for a six-lane divided road, funded from the one-cent sales surtax, a state grant, road impact fees and gas taxes rather than any assessment on Tiburón parcels. The same handout, from the March 2025 public meeting, charted procurement across 2026 and 18 to 24 months of construction across 2027 and 2028; no construction start is confirmed in the records we reviewed. Bolero’s I-75 and airport trips use this segment.

Tiburón’s Entrance Roads

The Pelican Marsh CDD’s June 17, 2026 minutes record that “a substantial amount had been identified for the Tiburon entrance road within the next two years,” and its July 15, 2026 minutes record that, if a pavement assessment supports it, the entrance “from Airport-Pulling Road to the roundabout” could be resurfaced, with a budget decision before Christmas 2026 and paving after Easter 2027 (parent Tiburón research). Bolero owners use that stretch on the way to I-75.

The Vanderbilt Beach Road end matters more to Bolero. The District licenses land at Vanderbilt Beach Road and Livingston Road as the staging area for the professional golf events held at Tiburón, and its minutes record tournament trucks damaging what they call “the one-lane Vanderbilt Beach Road entry” in November 2025, repaired by February 2026 (parent Tiburón research). Bolero is the neighborhood closest to that entry. How tournament weeks affect traffic at Bolero’s own gate is not documented in any record we read.

Farther Out: the Former Naples Daily News Site

As of December 2025 the Pelican Marsh CDD’s minutes record that NCH, owner of the former Naples Daily News site near Vanderbilt Beach Road and US 41, has submitted a PUD amendment petition to redevelop it with apartments for its employees. The county land-use file was not retrieved, so no hearing date or status is stated here, and the petition is not an approval. Our Tiburón guide covers the wider pipeline.

Daily Logistics at Bolero at Tiburón

Daily life at Bolero at Tiburón runs through its own gated entrance off Tiburon Drive, a private two-car garage for every home, a shared elevator for the upper floors, county trash pickup on Tuesdays and Fridays, and short drives: 0.2 road mile to the Tiburón clubhouse and about three miles to Mercato.

Getting In: Bolero’s Own Gate

Bolero has its own gated entrance, and it is not behind Tiburón’s main gatehouse. Bolero Drive leaves Tiburon Drive through a divided entry at Tiburón’s south end, about 250 meters north of Vanderbilt Beach Road. Collier County’s address layer carries an entrance wall there, 11 meters from building 1 (county Site Address Points); the association recorded Notices of Commencement for a “Front entrance Sign” at that wall in January and February 2023 (OR 6206/2605 and OR 6212/1451); and the Marsala at Tiburón association’s February 24, 2025 board minutes list Bolero, with Norman Estates and Marquesa Royale, among the Tiburón neighborhoods running their own gate systems, separate from the main gate’s. The Tiburón master association’s gatehouse post orders of April 2018 list Bolero, with Marquesa Royale, Norman Estates and Marsala, separately from the “Communities behind the gate,” and let residents of those neighborhoods through the main gate with their transponder.

The practical meaning: Bolero’s everyday entrance is its own, and its daily trips to the beach and Mercato run straight onto Vanderbilt Beach Road without passing Tiburón’s main gatehouse. How the Bolero gate operates (credentials, visitor entry and any call system) is not in any record we read, and no Bolero document promises a level of security; the declaration only allows the cost of “security services” as a common expense (Section 1.14) and says guests “may be subject to access control protocols or procedures used generally, if any” (Section 15.1). Ask the association how residents, guests, vendors and showing agents are admitted before closing.

Transponders, Tenants and Home Watch

Resident vehicles pass the District’s gates on transponders that District staff install after checking a Florida driver’s license and registration; guests, domestic employees and relatives are not eligible, and the District issues no temporary devices. Its policy adds a line that matters to Bolero’s leasing rules: “Tiburon registered residential property tenants’ transponders will only work for the private gates of Tiburon.” A seasonal owner who wants a home-watch company or caretaker to admit vendors while away files the District’s signed authorization naming that representative (Pelican Marsh CDD transponder and access policies, parent Tiburón research). Whether Bolero’s own gate reads the same transponder is not stated in any record we read.

The Elevator, the Entries and the Garages

Each Bolero building has one elevator, shared by the second- and third-floor homes and reached through a ground-floor entry and foyer with an intercom; the first-floor home has its own entry. The elevator, the shared entry and foyer, the fire stairways, the elevator telephones, the air conditioning serving those spaces and the intercom are limited common elements of the two upper floors: the association maintains them, “however, any expense incurred shall be the responsibility of the Second and Third Floor Unit Owners only” (Section 9.3, OR 5510/1945), a split first adopted in 2005 at “1/40” per upper-floor residence (OR 3801/2639). Changes to those spaces need the written consent of both upper-floor owners in the building (Section 9.7.1). Listing copy that calls these “private” or “in-unit” elevators describes how the car feels to use, not what the documents say.

“Each Unit shall always have the exclusive use of the two parking spaces in its garage” (Section 14.4), and the owner maintains the garage door and the door from the garage into the foyer (Section 9.2.6). So every Bolero home, on every floor, has its own two-car garage opening to its own foyer.

Parking and Vehicles

“Motorcycles, golf carts, mopeds, motor scooters, go-carts, and the like, shall not be parked or kept on Condominium Property” (Section 14.7), a stricter rule than the 1999 originals, which allowed a street-legal motorcycle that fit in the garage. WCI’s 2000 covenants add that boats, trailers, commercial vehicles, full-size trucks, campers and motor homes may not be kept on the common areas unless out of sight in a garage (Section 11.1, OR 2748/1656). A buyer who golfs by cart should plan to keep it elsewhere. No recorded rule addresses visitor parking; the association sets it.

Mail and Packages

No mailbox, cluster box or mail room appears in the county’s address layer for Bolero, in WCI’s 2000 covenants or in the 2018 declaration. The one delivery rule on record is in the home-office clause, which caps business express deliveries at two a day per residence (Section 14.1). Where the mailboxes are and how packages are received are set by the association and are not in any record we read; confirm them during the association-document review.

Trash and Recycling

Collier County’s collection-day layer, checked September 25, 2026 at building 1, building 10, building 20 and the clubhouse, places Bolero in District 1: garbage Tuesday and Friday; recycling, yard waste and bulk Friday (Collier County collection days layer), the same days as every Tiburón neighborhood measured. Every Bolero tax bill carries a “District 1 Garbage” line of $261.91 (Collier County tax bills, 2025). Neither recorded instrument sets a cart, container or chute rule; how trash moves from the garages to collection is an association arrangement not stated in the record.

Water, Sewer, Power, Cable and Internet

• Water and sewer: Collier County Water-Sewer District, water service area D12 and the North wastewater service area (county utility layers, read September 25, 2026). The declaration makes “water and sewer service where a master meter services the Condominium” and “utility bills that are not separately metered” common expenses (Section 1.14), while Section 9.11 speaks of water and sewer “if separately metered,” so confirm the current billing arrangement in the budget. The same section requires owners to shut off their water valves when a residence is unoccupied overnight.
• Electricity: Florida Power & Light, at every point checked. The common grounds carry their own meter at 2651 Bolero Dr, replaced under a 2020 permit. Each residence’s air conditioning and heating equipment, ductwork and dryer vents are the owner’s (Section 9.2).
• Cable and internet: “Communications Services,” defined to “include bulk video, voice, or internet services,” are a common expense “if so designated by the Board” (Sections 1.14 and 1.16), and the association is a named grantor on both 2021 Hotwire Communications telecommunications easements (OR 5905/3151; OR 6027/2350), which cover telephone, television and internet facilities. Whether internet is inside Bolero’s bulk package is shown in the budget.
• Pest control: bulk interior pest control, “if provided by the Association,” is a common expense (Section 1.14).
• Irrigation: “No withdrawal of lake water for irrigation purposes shall be permitted in Bolero at Tiburon” (2000 covenants, Section 5.4).
• Natural gas: not established in any record we read.

Who Does the Outside Work

A Bolero owner does no yard work. WCI’s 2000 covenants make the association responsible for the common areas, their “furnishings, fixtures [and e]quipment,” and the trees and vegetation on the common areas and on the condominium property outside the buildings, and they require it to “provide and maintain security lighting for the entrance and the recreation center” (Section 6, OR 2748/1656). The 2018 declaration adds exterior painting, the structure, roofing, the parking facilities and the general exterior, the wiring from each residence’s breaker outward and the shared plumbing (Section 9.1). The owner keeps everything inside, including windows, doors, garage doors, shutters, air conditioning, appliances, floor coverings and the plumbing from the shut-off valve inward (Section 9.2). On the balconies and lanais the owner keeps the coverings, shutters, sliding doors and fixtures and the association the structure (Section 9.4). Unlike Esperanza and Ventanas, Bolero has no second neighborhood association: the same 60 owners fund the buildings, the streets, the gate, the landscaping and the pool through one budget.

The Pool, Spa and Clubhouse Day to Day

Bolero’s recreation area at 2620 Estrella Ct belongs to these 60 households alone: a 2,598 square foot pool, a spa, 5,468 square feet of brick deck and a small clubhouse with a kitchen and men’s and women’s bathrooms (Collier County Property Appraiser roll; Notice of Commencement OR 6501/2325). It sits beside building 17, about 26 meters from its footprint, and about 230 meters from building 10 at the far end of the loop. The association rebuilt the pool, spa and fountain in 2021 and remodeled the clubhouse under a permit issued in February 2026. The association’s own website shows residents at a concert by the pool (Bolero at Tiburon Condominium Association).

The recorded rules are few. The board may charge “clubhouse/meeting room deposits, use fees and/or clean-up fees” (Section 11.7) and may limit the number of guests at common facilities; guests who are not staying overnight may use the facilities “only when accompanied by the Unit Owner or Tenant” unless the board approves (Section 15.1); and caretakers or relatives checking a residence while the owner is away “shall not be permitted to use Condominium facilities, such as recreational facilities (including but not limited to the pool, and parking areas)” (Section 15.3). The lake is part of the drainage system, with “no boats, bathing or swimming” (2000 covenants, Section 11.4). Pool hours and heating are not in the recorded documents; the association sets them.

Remodeling, Contractors and Noise

• Season: “extensive” remodeling or “heavy” construction, meaning power tools, noise audible outside, crews, scaffolding, outside storage or work that makes the residence uninhabitable, is allowed only May through October, with board approval, unless the board waives it for an emergency or hardship (Section 9.6). Plan a full remodel around that window; a buyer closing in January cannot start one until May.
• Approval: any structural or permit-requiring work needs board approval, the board may require sealed plans, and contractors must be licensed and insured (Section 9.7).
• Hard floors: above the first floor, floors must be carpeted except kitchens, baths, balconies and lanais, foyers and laundry; hard floors elsewhere need board-approved sound deadening, inspected before the finish floor goes down (Section 9.5). In a building with one neighbor directly above or below, this is the rule that protects you and binds you.
• Satellite dishes: under one meter, within the residence’s own area, never on the common elements without approval (Section 14.6).

Moving hours and day-to-day quiet hours are not in the recorded declaration; they sit in the board’s rules, which “need not (but may) be recorded” (Section 1.17). Ask for the current rules in writing.

Guests and Houseguests While You Are Away

No more than six people may reside in a residence and no more than eight may sleep there overnight; anyone staying more than 30 nights a year needs board approval (Section 14.1). When the owner is away, unrelated overnight guests are allowed twice a calendar year, with 10 days’ notice, and related guests (a parent, grandparent, child, grandchild or sibling) with 10 days’ notice; tenants may not have overnight guests in their own absence (Section 15.4). Guests, like tenants, may not bring pets (Section 14.5.4).

EV Charging

Neither the Bolero declaration nor WCI’s covenants contain an EV-charging clause. Florida law (Section 718.113, subsection 8) sets the process for an owner to add charging at the owner’s own expense in a limited-common-element parking space, and at Bolero the two garage spaces are the owner’s exclusive-use spaces. Ask the association how it handles applications, metering and the electrical work in the garage before buying an EV.

Selling and Showing Logistics

• Signs: WCI’s 2000 covenants bar commercial signs, “including ‘For Rent’ or ‘For Sale’,” on the common areas without written approval, and nothing over six square feet (Section 11.2). We found no recorded open-house rule, so treat any sign as needing approval.
• Approval: every sale, gift and other transfer needs prior written board approval, the board may require a personal interview with the buyer and all occupants, and it must decide within 30 days of a complete application (Article 17). Build that period into the contract.
• Showings: set up gate access for the listing with the association before the first showing, because Bolero’s gate is its own.
• Transponders: a seller who is keeping a Tiburón Golf Club membership must notify District access control before closing, or the residence’s transponders are deleted (parent Tiburón research).

Drive Distances From Bolero

Measured September 25, 2026 from Collier County address points for building 1 at the entrance (2626 Bolero Dr), the clubhouse (2620 Estrella Ct) and building 10 at the far end of the loop (2662 Bolero Dr), to destinations geocoded with the Census geocoder or taken from county address points, and routed by the OSRM public router. Minutes are free-flow driving time, a floor, not an expected trip time; Collier traffic between January and April runs materially longer.

For RSW, reckon 35 to 50 minutes depending on season and time of day. Two rows are distinctive. The first is the clubhouse: the Tiburón clubhouse and The Ritz-Carlton Golf Resort are a few hundred yards from Bolero’s gate, the shortest clubhouse trip we have measured from any Tiburón neighborhood, though the sibling runs used a different clubhouse point. The second is the beach road: because Bolero exits straight onto Vanderbilt Beach Road, it is about 3.0 road miles to Mercato, 3.9 to Vanderbilt Beach and 5.3 to Waterside Shops, against 3.5, 4.4 and 5.9 from Marquesa Royale at Tiburón and 4.0, 4.9 and 6.3 from Castillo (sibling measurements of September 23 to 25, 2026; the runs used slightly different origin and clubhouse points, so compare them loosely). I-75 is the one trip that runs a touch longer than from Marquesa Royale, because it heads north through the community.

Selling a Bolero residence? Get a free Bolero at Tiburón home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

How Does Bolero at Tiburón Compare to Castillo, Ventanas, Marquesa Royale and Esperanza?

Bolero at Tiburón is the oldest of Tiburón’s five condominiums and has the smallest full-floor homes, yet the 2026 county roll ranks it third of five on value per square foot at $491.93. That is above Castillo and Ventanas and below Esperanza and Marquesa Royale, and Bolero shares the steadiest 2026 valuation of the five with Marquesa Royale.

Data updated: September 2026 (Collier County Property Appraiser roll, tax year 2026 preliminary, and sales file dated August 29, 2026; Southwest Florida MLS Matrix pulled September 18, 2026)

Tiburón has five condominiums, and a Bolero buyer is usually weighing at least one of the other four. They differ on building form, age, residence size, flood map, owner mix and how many associations stand between the owner and the Tiburón master association. Bolero recorded a single MLS closing in the last twelve months, so a twelve-month MLS price per foot cannot rank it. The table below uses a yardstick that covers all five on the same terms, followed by what each comparison means in practice.

The Five Tiburón Condominiums on One Yardstick

Yardstick: the Collier County Property Appraiser’s 2026 preliminary median just value per county square foot, with the 24-month mean price per county square foot on DOR-qualified recorded deeds beside it (both computed from the same county roll and sales file, files dated August 29, 2026). The Southwest Florida MLS Matrix twelve-month figures (pulled September 18, 2026) sit alongside, so county values and market prices can be read side by side, not blended.

Sources: Collier County Property Appraiser roll, tax years 2025 certified and 2026 preliminary, and sales file dated August 29, 2026 (per-foot figures are our arithmetic on county area; the 24-month window runs from August 29, 2024); Southwest Florida MLS Matrix, pulled September 18, 2026, closings dated September 18, 2025 to September 18, 2026; FEMA National Flood Hazard Layer, effective February 8, 2024, read at the county’s 2025 building footprints, September 23 to 25, 2026; Collier County Milestone Map, all 926 records read September 25, 2026. Esperanza is shown per phase because the county values Esperanza II exactly $100,000 below Esperanza I at every floor position; its homestead share is for both phases together. Bolero’s single MLS sale is one sale, not a market rate; it is 2638 Bolero Dr #403, a third-floor residence, which the county deed file records at $544.64 per county square foot.

Read the table across and three things stand out. First, Bolero and Castillo are the pair: the same building form, near-identical county medians ($1,111,600 against $1,119,320), and the only two Tiburón condominiums with no building on Collier County’s milestone map. Second, Bolero is priced higher per foot than both its older neighbors on both measures, the county roll ($491.93 against $462.53 at Castillo and $454.64 at Ventanas) and the recorded deeds ($612.82 against $570.52 and $600.44). Third, it has the fewest MLS closings of the five, one in the latest twelve months, and five qualified deeds in 24 months on 60 residences, so every Bolero sale resets the comparison for the next.

Bolero and Castillo at Tiburón

Castillo at Tiburón is Bolero’s twin in form and its only true rival: 102 full-floor residences in 34 three-storey buildings finished between 2001 and 2003, each with a two-car garage, at a twelve-month MLS median of $1,265,000 and $522.73 a foot (Southwest Florida MLS Matrix, pulled September 18, 2026). Castillo’s homes are larger on every floor, by 391, 164 and 161 square feet, and Castillo has eight listings to Bolero’s one. Bolero is two to three years older, sits about a mile closer to the Tiburón clubhouse, has its own gated entrance, and held its county value in 2026 while Castillo’s was cut 5.9%. The full head-to-head, with a decision table, is in the next section.

Bolero and Ventanas at Tiburón

Ventanas at Tiburón is 82 residences of 1,120 to 3,230 square feet in three five-storey buildings finished in 2002, with shared corridors and lobbies, at a 2026 county median just value of $656,280. It is the least expensive way into Tiburón and it is a flat in a mid-rise, not a floor of a building. The two cost about the same per foot on recorded deeds over 24 months ($612.82 at Bolero, $600.44 at Ventanas, Collier County Property Appraiser sales file), so the dollar gap comes from size, not from a cheaper foot. The structural difference is the association stack. Ventanas shares its pools, roads and landscaping with Esperanza through the Tiburon Mid-Rise Neighborhood Association, 172 homes in all. Bolero owns its own streets, entrance, pool, spa and clubhouse through its one condominium association, which absorbed its covenants-level community association in the 2003 merger. Both sit in the same Pelican Marsh CDD assessment class, recorded together with Castillo, Serafina and Norman Estates in the District’s 2002 notice (OR 3093, Page 109).

Bolero and Esperanza at Tiburón

Esperanza at Tiburón is the newest housing in Tiburón, 90 residences of 2,930 or 2,950 square feet built from 2013 to 2015, two to a floor over ground-level parking, and the most owner-occupied condominium in Tiburón at 57.8% homesteaded against Bolero’s 30.0% (Collier County Property Appraiser roll, tax year 2026 preliminary). The two bracket Tiburón’s condominium history: Bolero was WCI’s first condominium inside the gate, advertised in 1999 as “penthouse condominiums from the $400s,” and Esperanza its last. Esperanza sells for about 13% to 16% more per county square foot on qualified deeds ($690 to $712 against $613 over 24 months), and its 2025 tax bills run about $19,500 to $20,000 at the median against Bolero’s $11,283.88 (2025 certified roll). Esperanza’s county values were cut 16% to 17% for 2026; Bolero’s did not move.

Bolero and Marquesa Royale at Tiburón

Marquesa Royale at Tiburón is the other Tiburón condominium that lives beside the clubhouse and The Ritz-Carlton Golf Resort behind a gate of its own, and the comparison is about setting at two price levels. Marquesa Royale’s 48 residences of 2,539 to about 2,950 square feet, built 2008 to 2012, carry a 2026 county median just value of $2,101,900 and a twelve-month MLS median of $2,450,000; Bolero’s median just value is $1,111,600. Both hold their own private recreation for their own owners: Marquesa Royale a pool, deck and pavilion for 48 homes, Bolero a pool, spa, brick deck and clubhouse for 60. Bolero sits even closer to the clubhouse, about 0.2 road miles from its entry against about half a mile from Marquesa Royale (OSRM public router, September 2026; the two runs used different clubhouse points, so compare loosely), and it exits straight onto Vanderbilt Beach Road. A buyer choosing between them is choosing between Tiburón’s lowest-priced full-floor home and its highest-priced condominium: nearly double the county value, a few hundred yards apart on the map.

Where Bolero Sits in Tiburón’s Price Ladder

By county value per square foot Bolero is third of five condominiums, and by recorded 24-month deeds it is the highest-priced of the three older ones. By size it is the entry point to a full-floor Tiburón home with a garage: the first-floor residence is 1,768 square feet with a 2026 county value of $835,600, and first-floor qualified resales in the last 36 months ran $1,025,000 to $1,175,000 (Collier County Property Appraiser sales file, three sales). Ventanas is cheaper in dollars, but a Ventanas residence is a mid-rise flat. For a buyer climbing the whole ladder, the order by price runs Ventanas, then Bolero and Castillo side by side, then Esperanza and Marquesa Royale, then Tiburón’s detached neighborhoods, with Escada at Tiburón at the top on a 2026 county median just value of $5,331,624, roughly five times Bolero’s.

Four Things Older Summaries Get Wrong About Bolero

Several published descriptions of Bolero, including earlier comparison tables on sibling pages, carry readings the current record corrects. We state the corrected facts here so a buyer comparing sources knows which to trust.

• The flood panel and the flood reading. Bolero is on FEMA panel 12021C0382J (effective February 8, 2024), not panel 12021C0194J, which covers Castillo, Ventanas, Esperanza and Marquesa Royale. And Bolero is not Zone X everywhere: 18 of its 20 buildings sit entirely in Zone X, but building 14 (2643 Bolero Dr) has about 20% of its footprint in a lake-edge Zone AE area, and the county’s address point for building 16 (2621 Estrella Ct) falls in Zone AE (FEMA National Flood Hazard Layer, measured September 25, 2026). No FEMA letter of map amendment or revision has ever been issued for Bolero.
• The “6.01-acre amenity tract.” It is Bolero’s whole common ground, not an extra amenity parcel beside the neighborhood. The county’s legal description is Tract A-E of Pelican Marsh Unit Twenty less the 20 building footprints of Bolero I to IV and less Lake 30, the 0.99-acre lake inside the loop that the Pelican Marsh CDD owns. The 6.01 acres hold the private streets, the entrance, the landscaping and the recreation area. WCI Communities quitclaimed it to the association in 2003 (OR 3227, Page 2204).
• The gate. Bolero has its own automated gated entrance at Tiburón’s south end, where Bolero Drive leaves Tiburon Drive. The 2018 master gatehouse post orders list Bolero separately from the communities behind Tiburón’s main gate. It is not reached through Tiburón’s staffed main gatehouse.
• The milestone date. A “2030” first-milestone date for Bolero circulates because one row on Collier County’s milestone list carries Bolero’s association name. That row is a Forest Glen building (Britannia I of Forest Glen, Building 1, on Loblolly Bay Drive) with the wrong association name typed in. No Bolero building is on the county’s milestone map, and no milestone year for Bolero is published here.

Bolero at Tiburón vs Castillo at Tiburón: Which Should You Choose?

Bolero at Tiburón vs Castillo at Tiburón is a choice between two WCI condominiums built to the same three-storey, one-home-per-floor form. Bolero is older and smaller per floor, sits beside the clubhouse behind its own gate and costs more per foot. Castillo is larger, has far more homes for sale and a busier flood map.

Data updated: September 2026 (Collier County Property Appraiser roll, tax year 2026 preliminary, and sales file dated August 29, 2026; Southwest Florida MLS Matrix pulled September 18, 2026)

Google already pairs the two: searches for the Bolero association return Castillo’s association in the same suggestion set. They share a developer, a form, a master association, a Community Development District assessment line, a hurricane evacuation zone and a school zone. They do not share a street, a pool, a flood panel, an elevator cost rule or a price per foot. WCI Communities, Inc. declared Bolero as four 15-unit condominiums in 1999 and 2000 (Bolero I, OR 2611, Page 1577, recorded November 15, 1999, “five, three-unit, three story buildings”), and the owners merged them into one 60-unit condominium in 2003 (OR 3352, Page 1778). WCI declared Castillo as four condominiums in 2001 and 2002, and Castillo’s owners merged them in 2018 (OR 5509, Page 3295).

Bolero vs Castillo Decision Table

Sources: Collier County Clerk Official Records (Bolero 2018 Amended and Restated Declaration, OR 5510, Page 1945; Bolero elevator amendment, OR 3801, Page 2639; Bolero 2000 covenants, OR 2748, Page 1656; Castillo’s 2018 restated declaration and 2024 rules as cited on our Castillo guide); Collier County Property Appraiser roll, tax years 2021 to 2026, and sales file dated August 29, 2026; Collier County Tax Collector 2025 bills; Southwest Florida MLS Matrix, pulled September 18, 2026; FEMA National Flood Hazard Layer and FEMA LOMA 13-04-5785A; Collier County elevation-certificate, milestone and saltwater-buffer layers and monthly building permit reports, January 2020 to August 2026; Collier County Public Schools zoning tool, checked September 23 and 25, 2026; OSRM public router, measured September 23 and 25, 2026, from 2626 Bolero Dr and 2843 Tiburon Blvd E. Castillo’s clubhouse distance comes from a different origin point and is approximate. The 36-month floor rows are small samples of three to seven sales: read them as direction, not a rate.

What the Per-Foot Gap Actually Is

Bolero costs more per square foot than Castillo on the county roll and on the recorded deeds, but less per residence, and the gap is not the same on every floor. Here is every like-for-like measure we hold, on the same filters (DOR-qualified priced deeds, county area):

Sources: Collier County Property Appraiser roll, tax year 2026 preliminary, and sales file dated August 29, 2026; WCI Communities Tiburón page, archived September 16, 1999; WCI’s 2002 Castillo plan list as cited on our Castillo guide. Percentages are our arithmetic.

Read top to bottom, the table tells a plain story. Per residence, Bolero and Castillo trade at about the same price; per foot, Bolero runs about 6% to 7% higher, because the same money buys a smaller home. Smaller homes normally sell for more per foot, and Bolero’s first floor is 391 square feet smaller than Castillo’s, which is exactly where Bolero’s per-foot lead is widest (+9.3% over 36 months). On the third floor, where the two plans differ by only 161 square feet, the lead disappears: Castillo’s four third-floor resales have sold for about 10% more per foot than Bolero’s four. Location is the other half of the story. Bolero’s entry is about 0.2 road miles from the clubhouse and the resort and opens onto Vanderbilt Beach Road; Castillo sits at the east end of the community. The county roll cannot separate the two effects, and neither can we with five and seventeen sales.

What it means for you: a buyer who wants the most space for the money buys Castillo; a buyer who wants the shortest walk to the clubhouse, a gate of its own and a first-floor home without paying for an elevator buys Bolero. A seller should price a Bolero residence on Bolero’s own recorded sales for its floor, and use Castillo’s as the comparison a buyer will raise, not as the benchmark.

Where the Two Differ Most for an Owner

Location and access. Bolero’s 60 homes sit at Tiburón’s south door on about 9.8 acres of their own, between golf land and District lakes: golf land runs along about 42% of the boundary and District lakes along about 42%, and the Tiburón clubhouse and The Ritz-Carlton Golf Resort are a few hundred yards from the gate (Collier County parcel layer, measured September 25, 2026). Mercato is about 3.0 road miles away and Vanderbilt Beach about 3.9; from Castillo they are about 4.0 and 4.9 (OSRM public router, September 2026). Castillo’s 102 homes line Tiburon Blvd E and Castillo Ct at the east end, beside a recorded 0.757-acre golf-course buffer that must stay natural.

What you pay into. Both owners fund one condominium association and the Tiburón master association, plus the same $2,561.94 Pelican Marsh CDD line on the 2025 tax bill. The difference is inside the condominium budget. At Bolero, the ground-floor entry and foyer, elevator, fire stairs, elevator telephones, the air conditioning for those spaces and the intercom are charged to the second- and third-floor owners only, 1/40 each, so a first-floor owner pays nothing toward elevators (OR 3801, Page 2639; 2018 declaration Section 9.3). Everything else is shared 1/60. Castillo shares its budget 1/102 and caps special assessments at 15% of the budget without majority consent; we found no such cap in Bolero’s 2018 bylaws. Neither association publishes its assessment; the figures are on the estoppel certificates.

Flood. On the effective map, 54 of Bolero’s 60 residences are in buildings entirely in Zone X; the two lake-side buildings touched by Zone AE hold six. At Castillo, 21 residences sit in the seven buildings wholly in Zone AH and 18 more in buildings the zone partly touches. FEMA’s preliminary map for Collier County, not yet in effect, keeps every Bolero building in Zone X and removes the Zone AE contact at buildings 14 and 16; until it takes effect, the February 2024 map governs.

Age, roofs and the structural file. Bolero is the older of the two. Four of its buildings carry county building permits issued in February 2000, two years before the first statewide Florida Building Code took effect in March 2002. Fourteen buildings and the pool cabana were re-roofed under January 2020 permits; Castillo’s 34 roofs were replaced after Hurricane Irma. On the milestone-inspection and structural-integrity-reserve-study laws, the two stand in the same place: three-storey buildings holding three homes each, which both statutes may exclude as “three-family” dwellings, and no building of either on Collier County’s milestone map. The difference is the coastal clock. Fifteen of Bolero’s buildings (6 to 20) lie inside the county’s 3-mile saltwater line, where the county applies a 25-year first inspection; if the laws apply to them, that falls in 2025 to 2027. Castillo lies outside the line.

Rules. Both allow four leases a year of 30 days or more and bar tenant and guest pets. Bolero is stricter on vehicles (no motorcycles, golf carts or scooters on the property), on renovation timing (heavy work only May through October) and on its approval process (30 days, with interviews and background checks allowed), and more generous on owners’ pets (two dogs and two cats).

Who Should Choose Bolero, and Who Should Choose Castillo?

Choose Bolero at Tiburón if you want the shortest walk in Tiburón to the clubhouse and The Ritz-Carlton Golf Resort, a gated entrance and recreation area shared by only 60 households, a first-floor home that carries no elevator costs, a flood map that is Zone X for 18 of 20 buildings, a county value that did not fall in 2026, and you are willing to wait for one of the rare listings, often by asking us to watch for it. Within Bolero, the first floor is the entry price and the third floor the largest plan; buildings 9, 10, 11, 19 and 20 stand within a few yards of golf land, and 17 of the 20 buildings stand within about 20 metres of mapped water (Collier County parcel layer, measured September 25, 2026). Choose Castillo at Tiburón if you want more square feet for the same money on every floor, a choice among eight listings today, a younger building, a recorded cap on special assessments and a larger owner base sharing the cost of the buildings. Either way, ask each association for its current budget, reserve schedule and written position on the milestone-inspection and reserve-study laws during the document review period, because on these two sets of twin buildings that is where the next ten years of cost are decided.

Honest Pros and Cons of Owning at Bolero at Tiburón

Bolero at Tiburón’s strengths are its setting beside the Tiburón clubhouse and The Ritz-Carlton Golf Resort, a gate and recreation area of its own for 60 households, full-floor homes with their own garages, a mostly Zone X flood map and a steady county value. Its trade-offs are age, Tiburón’s smallest full-floor plans, an open structural-law question and a thin market.

The Pros

• The closest neighborhood to the clubhouse and the resort. About 0.2 road miles from Bolero’s entry to the Tiburón clubhouse and to The Ritz-Carlton Golf Resort, with the resort’s land about 24 metres from Bolero’s boundary (OSRM public router and Collier County parcel layer, measured September 25, 2026).
• The shortest drives out of Tiburón. Bolero exits straight onto Vanderbilt Beach Road: about 3.0 road miles to Mercato, 3.7 to NCH North Hospital and to I-75 Exit 111, 3.9 to Vanderbilt Beach and 5.3 to Waterside Shops from building 1 (OSRM, free-flow, September 25, 2026; allow longer in season).
• Its own gated entrance. An automated gate at the mouth of Bolero Drive, with an entrance-sign filing in 2023 and the 2025 minutes of another Tiburón association naming Bolero among Tiburón’s neighborhood gate systems.
• A full floor of your own and a two-car garage. One residence per storey, no neighbor through a wall, and “the exclusive use of the two parking spaces in its garage” (2018 declaration, Section 14.4).
• First-floor owners pay nothing toward elevators. The elevator, lobby and fire-stair costs fall on the 40 upper-floor owners only (2005 amendment; 2018 Section 9.3).
• Recreation for 60, recently renovated. A 2,598 sq ft pool, a spa, 5,468 sq ft of brick deck, a fountain and a clubhouse with kitchen and restrooms (Collier County Property Appraiser roll), rebuilt under a $147,000 pool, spa and water-feature permit in 2021 and a $146,513 clubhouse permit issued in February 2026.
• Mostly outside the high-risk flood zone. 18 of 20 buildings entirely Zone X on panel 12021C0382J (February 8, 2024), and construction-stage elevation certificates for buildings 3, 4, 6 and 14 put ground floors about 3 feet above the nearby base flood elevation.
• A steady county value. Bolero’s 2026 preliminary values are unchanged from 2024 and 2025, while Castillo’s were cut 5.9%, Ventanas’ 3.3% and Esperanza’s 16% to 17% (Collier County Property Appraiser roll).
• Strong resale history. A first-floor residence at 2630 Bolero Dr sold for $560,000 in September 2021; another first-floor residence at 2621 Estrella Ct sold for $1,175,000 in April 2025. Qualified sales at the current level (36 months) run about 2.4 times the median of the developer era (Collier County Property Appraiser sales file).
• One association below the master. No shared amenity association between Bolero and Tiburon Estates, so one budget, one board and one condominium estoppel before the master’s.
• Seasonal leasing allowed. Four leases a calendar year of at least 30 days each, with Board approval (2018 declaration, Article 16).
• Newer roofs on most buildings. Fourteen buildings and the pool cabana re-roofed under January 2020 county permits.
• No club membership required. Bolero’s recorded documents carry no club obligation; joining Tiburón Golf Club is a separate choice.

The Cons

• The oldest buildings in Tiburón. Built 1999 and 2000, with county permits issued in February 2000, before the March 2002 Florida Building Code. Windows, doors, air conditioning and interiors vary unit by unit.
• The smallest full-floor plans. 1,768, 2,256 and 2,341 square feet by floor, 161 to 391 square feet less than Castillo’s.
• An open structural-law question. Each building is three homes in three storeys, a form both the milestone-inspection and reserve-study statutes may exclude, and no public record settles it. A buyer needs the association’s written position, and if the laws apply, buildings 6 to 20 would be on the 25-year schedule, 2025 to 2027.
• Two lake-side buildings touch Zone AE. Building 14 (about 20% of its footprint) and building 16 (its address point), with no FEMA letter removing either; a lender’s determination decides.
• Six roof dates are not in recent permits. No 2020 to 2026 roof permit for buildings 5, 6, 7, 11, 17 and 18; roof age for those is in the association’s reserve records.
• A very thin market. One MLS closing in the twelve months to September 18, 2026, and five qualified deeds in 24 months on 60 residences.
• Upper floors carry the elevator. Second- and third-floor owners pay the elevator, lobby and fire-stair costs between them.
• No special-assessment cap found. Castillo’s bylaws cap special assessments at 15% of the budget; Bolero’s 2018 bylaws carry no such cap.
• Tight rules. No tenant or guest pets, unrelated guests in the owner’s absence twice a year, no motorcycles or golf carts on the property, heavy remodeling only May through October, and Board approval of every sale and lease.
• No tennis, pickleball or gym inside Bolero. Those come through the optional club.
• Assessments not published. Neither the Bolero association nor the master association publishes its assessment; the amounts come from the budget and the estoppel certificates.

Thinking of Selling Your Bolero at Tiburón Home? List With the #1 Team in Southwest Florida Since 2012

If you’re searching for a Bolero at Tiburón listing agent, or thinking, ‘I need someone to sell my Bolero at Tiburón home…’ start here. In the last 12 months we tracked all 32 Tiburón closings in the Southwest Florida MLS (pulled September 18, 2026); McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price from it.

Data updated: September 2026 (Collier County Property Appraiser sales file dated August 29, 2026, newest recorded Bolero sale March 16, 2026; Southwest Florida MLS Matrix pulled September 18, 2026; listing data as of late September 2026)

Bolero is the Tiburón condominium where a seller has the fewest comparables and the most to explain. One Bolero residence closed in the last twelve MLS months, the county has held every Bolero value flat since 2024, and the buyer walking through your residence has usually just toured Castillo’s eight listings. Floor, building and outlook each move a Bolero price, and a buyer’s lender, insurer and the association will each ask for a document before closing. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number. We bring that reach to a Bolero listing along with the file a Bolero buyer will ask for.

Honors and recognition:

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

What Bolero Residences Sold For: the 60-Month Recorded Set

The widest window we needed to reach ten Bolero sales is 60 months. The 12-month MLS window holds one closing, and the 24- and 36-month county windows hold five and seven. In the 60 months since September 2021, Bolero at Tiburón has seen 12 DOR-qualified resales (Collier County Property Appraiser sales file dated August 29, 2026). The county file carries no listing office, so we do not state a represented count here, and we will walk you through all twelve on request.

• Resales, 60 months since September 2021: 12, median $1,262,500, low $560,000, high $1,700,000. None was a first sale from the developer; the last developer-era deed was recorded in January 2001. With twelve sales the median is the average of the middle two, $1,250,000 and $1,275,000, not an observed price.
• Dollar volume, same 60 months: $14,990,000, our total of the twelve qualified deeds.
• By year, same 60 months: one in September 2021 ($560,000), two in 2022 ($1,200,000 and $1,250,000), four in 2023 (median $1,360,000), one in 2024 ($1,025,000), three in 2025 (median $1,405,000) and one in 2026 ($1,275,000).
• By floor, same 60 months: four first-floor resales, median $1,062,500, from $560,000 to $1,175,000; two second-floor resales, $1,250,000 and $1,700,000; six third-floor resales, median $1,360,000, from $1,200,000 to $1,580,000.
• The current level, 36 months since September 2023: seven resales, median $1,275,000, from $1,025,000 to $1,580,000, a mean of $610.21 per county square foot. No second-floor Bolero residence has recorded a qualified sale since May 2023.
• The record: $1,700,000 for 2655 Bolero Dr #1202, a second-floor residence, recorded May 22, 2023 (Collier Clerk, OR 6263/3963), $753.55 per county square foot. Next highest: $1,580,000 for 2617 Estrella Ct #1703, a third-floor residence, February 2025.
• Days on market and sale-to-list: not broken out for Bolero in the Matrix pull; for Tiburón as a whole, a median of 86 days on market and a median sold-to-list ratio of 93.84% across 32 closings in the twelve months to September 18, 2026.

One more deed sits outside these figures: a $960,000 first-floor transfer in July 2022 that the county codes as not qualified. We treat it as the county does, not as a market comparable.

The Last 12 Months: One Closing, Then Three Contracts

One Bolero residence closed in the Southwest Florida MLS Matrix in the twelve months to September 18, 2026: 2638 Bolero Dr #403, a third-floor residence of 2,341 square feet, at $1,275,000, recorded March 16, 2026 (Collier Clerk, OR 6564/3320), $544.64 per county square foot. We tracked that closing against its recorded county deed: it is the only Bolero deed in the window, and the price and date match. One sale is a sale, not a median.

Listing data add the rest of the story. As of late September 2026, three Bolero residences were under contract, the contracts dated from mid-August to mid-September: a first-floor residence at 2638 Bolero Dr asking $1,050,000, a second-floor residence at 2642 Bolero Dr asking $1,395,000 after a cut from $1,495,000, and a third-floor residence at 2605 Estrella Ct asking $1,595,000. Asking prices are not sale prices, and we report closed sales only when their deeds record. If all three close near their asks, Bolero’s next twelve-month count will read four sales from about $1,050,000 to $1,595,000, and the three asks run $594 to $681 per county square foot against a 36-month recorded mean of $610 (county area, our arithmetic).

One Bolero Residence Is for Sale Right Now

On September 18, 2026 the Southwest Florida MLS Matrix showed one Bolero active: 2621 Estrella Ct #1601, a first-floor residence of 1,768 square feet, at $1,199,000, listed for 225 days. It was still the one active in late September 2026 listing data. The same residence recorded a qualified sale at $1,175,000 in April 2025 (Collier County Property Appraiser sales file), so its ask is about 2% above what it last sold for. Set it beside the first-floor residence at 2638 Bolero Dr and the lesson for a seller is plain: two first-floor homes of the same 1,768 square feet, one asking $1,050,000 ($594 a county square foot) and under contract, the other asking $1,199,000 ($678) and waiting since February. A Bolero buyer acts on the residence priced to Bolero’s recorded sales for its floor.

Selling a Bolero Residence Is Different in Eight Ways

Each difference is a document, and we put each one in the file before the first showing.

• Board approval, with a buy-or-approve backstop. Every sale, gift and transfer needs the Board’s prior written approval; the Board may require credit history, a background check, references and an interview, and has 30 days to decide. If it refuses a genuine sale without one of the listed good-cause grounds, it must produce a buyer, or buy itself, at the contract price or an appraised value; otherwise the sale is deemed approved (2018 declaration, Article 17). We build the 30-day window into the contract timeline from day one.
• Two estoppel certificates, one capital contribution. One certificate comes from the Bolero association and one from Tiburon Estates Homeowner’s Association. Bolero’s own documents set no capital contribution at purchase; the buyer pays the master association’s one-time contribution of one quarter of its annual assessment (OR 6149, Page 45, 2022). The amounts are on the estoppels.
• Entity and trust owners. An entity or unrelated co-owners must name a Primary Occupant, and the Board may ask for a personal guarantee. Sixteen Bolero owner lines name a trust (Collier County Property Appraiser roll, 2026), so we confirm who signs, and who the association will interview, before we list.
• The elevator line. If you own on the second or third floor, your share of the elevator, lobby and fire-stair costs is 1/40 on top of your 1/60 share of everything else; if you own on the first floor, you pay none of it (OR 3801, Page 2639). Buyers compare total carrying costs by floor, so the budget line goes in the file.
• The structural file. A buyer will ask whether Florida’s milestone-inspection and reserve-study laws reach Bolero’s three-home buildings. No public record answers it; the association’s written position, its reserve schedule and any engineer’s letter do. We ask the association for them, with its budget and insurance declarations, before we list.
• Your building’s flood facts. Bolero is on panel 12021C0382J (February 8, 2024). Eighteen buildings are entirely Zone X; if your residence is in building 14 (2643 Bolero Dr) or building 16 (2621 Estrella Ct), the lake-edge Zone AE contact needs a flood zone determination early, and if you are in building 3, 4, 6 or 14 there is a construction-stage elevation certificate on the county’s map.
• Your roof and your openings. Fourteen buildings were re-roofed under January 2020 permits; for buildings 5, 6, 7, 11, 17 and 18 we ask the association for the roof date. Opening protection varies unit by unit: seven owners pulled window, door or shutter permits from 2020 to 2025, and the association pulled one $3,125 opening-protection permit per building in early 2023 (Collier County monthly permit reports). That is what the buyer’s wind-mitigation inspector will look for.
• Your CDD line. Every Bolero residence carries a Pelican Marsh line of $2,561.94 on the 2025 tax bill, of which about $837 is Series 2022 bond debt that ends after the final payment in May 2031 (Pelican Marsh CDD, July 15, 2026 minutes). Five residences carry $1,987.52 in non-ad valorem charges instead of $2,823.85, a gap the size of the bond line (Collier County Property Appraiser roll, 2025 certified). Your own bill tells the buyer which you have.

Floor, Building and Outlook: What Moves a Bolero Price

The county values Bolero mechanically: $276,000 more for the second floor than the first, $40,000 more for the third than the second, and $10,000 less in buildings 1 and 20 for reasons the county does not publish (2026 preliminary roll). The market is less tidy. Over 36 months first-floor resales have sold at about $622 per county square foot against about $601 on the third floor, because the first-floor home is smaller; in dollars the third floor leads, a median of $1,387,500 against $1,100,000. Every sale since September 2024 closed at 1.11 to 1.41 times the county’s value for the same residence (Collier County Property Appraiser roll and sales file, our arithmetic), so an online automated estimate built on the county roll will understate most Bolero residences. Setting matters too: buildings 12 to 17 look inward across Lake 30, buildings 8, 9 and 10 back onto golf land rather than water, buildings 9, 10, 11, 19 and 20 stand within a few yards of golf land, building 17 sits beside the clubhouse and building 20 is nearest the resort (Collier County parcel and footprint layers, measured September 25, 2026). We publish adjacency, not views; the view from a particular floor is something we show a buyer in person. We price your residence against the sales that match its floor, its building and its outlook.

Signs, Showings and the Gate

Bolero’s 2000 covenants bar “For Sale” and “For Rent” signs on the common areas without written approval and cap any sign at six square feet (OR 2748, Page 1656, Section 11.2), and at Bolero the common areas are everything outside the buildings. Every showing also passes Bolero’s own gate. A Bolero listing therefore sells through photography, video, floor plans, the MLS, our qualified-buyer database and scheduled showings, not drive-by traffic, and it helps that 32 of Bolero’s 60 owners mail their tax bills outside Florida (Collier County Property Appraiser roll, 2026): we are set up to sell a residence whose owner is not in Naples. If you plan to renovate before listing, remember that heavy work is allowed only from May through October. If a Tiburón Golf Club membership is to pass to your buyer, follow the Club’s transfer procedure before closing; if you are keeping it, tell the District’s access control team before closing.

What Is Your Bolero at Tiburón Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free Bolero at Tiburón home valuation. It takes about a minute, and Jesse follows up with the Bolero sales that actually fit your residence: the same floor, a comparable building and outlook, adjusted for renovation, opening protection, furnishings and any lease in place. An online automated estimate cannot see that the county has held every Bolero value flat since 2024 while every recent sale closed well above it. We price to the record.

(239) 898-6072, text or call. Confidential conversations welcome.

Is now a good time to sell a Bolero at Tiburón condo?

For a residence priced to Bolero’s own recorded sales, yes. There was one active listing on September 18, 2026, and three residences were under contract by late September, after a year with one closing (Southwest Florida MLS Matrix; listing data as of late September 2026). Bolero’s 36-month recorded median is $1,275,000, and the county has not cut Bolero’s values. Listing in the fall reaches the winter buyer pool.

Should I price my Bolero residence off Castillo’s sales?

No. Castillo shares Bolero’s form but not its size, location or flood map, and over 24 months Bolero’s qualified resales have run about 7% higher per square foot than Castillo’s while selling at about the same price per residence. Castillo’s sales are the comparison your buyer will raise, and they are useful as a check; your residence should be priced on Bolero’s own sales for its floor.

Which Bolero floor sells for the most?

In dollars, the third floor: six third-floor resales in 60 months at a median of $1,360,000, against $1,062,500 on the first floor (Collier County Property Appraiser sales file). Per square foot the first floor has led over the last 36 months, about $622 against $601, because it is the smallest plan. The record, $1,700,000 in 2023, was a second-floor residence.

How many estoppel certificates does a Bolero sale need?

Two: the Bolero at Tiburon Condominium Association and Tiburon Estates Homeowner’s Association, the Tiburón master. There is no intermediate neighborhood association; Bolero’s former community association merged into the condominium association in 2003. Each certificate discloses what is owed on the residence, including any special assessment levied or pending, and the master’s certificate discloses the buyer’s one-time capital contribution. The CDD line is on the tax bill, not on either estoppel.

Does my Tiburón Golf Club membership go with the sale?

Only if the Club says so. Bolero’s recorded documents require no membership. Tiburón’s master declaration required WCI’s first buyers to take a Signature Membership and points resale buyers to the Club’s current Membership Plan. Whether a membership passes to your buyer, and on what terms, is the Club’s to confirm in writing; state it in the contract, and follow the Club’s transfer procedure before closing.

Can I sell my Bolero condo with a tenant in it?

Yes. A lease does not stop a sale, but the buyer takes the residence subject to it, so the lease term, showing terms and closing date have to be coordinated. Bolero’s declaration allows no more than four leases a year of at least 30 days, each approved by the Board, and bars tenants from keeping pets or hosting overnight guests while they are away. Disclose the lease and its end date from the start.

Will a buyer ask about the milestone and reserve-study laws?

Almost always. The honest answer at Bolero is that the question is open: each building is three homes in three storeys, a form both statutes may exclude, Collier County’s milestone map lists no Bolero building, and no county or state ruling on Bolero was found. What settles it for a buyer is the association’s written position and records, which we request before listing.

Your Local Real Estate Experts

Bolero at Tiburón owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two have sold Southwest Florida real estate for more than twenty years, and before writing this guide they read Bolero’s four original declarations, the 2003 merger, the 2018 restatement, the county’s unit roll and every Bolero deed since 1999.

You can read the longer version of how the team was built on our about the McGreevy and Comisar team page. McGreevy and Comisar are the Domain Realty team behind this Bolero at Tiburón guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, the team launched in October 2008, and both work the North Naples golf-community condominium market that Bolero sits in.

Between them that is more than twenty years of Southwest Florida transactions, and it is local in the literal sense: the team keeps offices from Naples to Fort Myers, and Jesse has lived in Estero since 2003, a short drive north of Tiburón.

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. On a Bolero page the credential that matters more is narrower than any award. Before writing this guide we read:

• the four 1999 and 2000 declarations of Bolero I to IV with their plot plans and as-built certificates
• WCI’s 2000 Declaration of Covenants and Restrictions, its 2003 quitclaim of the common ground and the 2003 merged declaration
• the 2005 elevator amendment and the 2018 Amended and Restated Declaration, Articles and Bylaws
• the 2019 District easement and the association’s notices of commencement from 2016 to 2026
• four construction-stage elevation certificates and FEMA’s building-level map on the correct panel
• Collier County’s milestone records, saltwater buffer and permit reports, and the 2025 tax bills
• WCI’s 1998 press release and 1999 web pages
• the county’s unit-by-unit roll, every recorded Bolero deed since December 1999, and every Bolero and Castillo closing in the Southwest Florida MLS Matrix

What Our Clients Say

McGreevy and Comisar is a top-reviewed Bolero at Tiburón realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.

★★★★★ “Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time.” Kendall Sweat, verified Google review

★★★★★ “Their attention to detail communication and dedication was known the moment we spoke. Would highly recommend.” Kaitlyn Heffner, verified Google review

★★★★★ “Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he’s helped us settle into the area. 100% recommendation!” Guy Avagliano, verified Google review

★★★★★ “He met us within 20 minutes to see it and we loved it. We worked with him on the offer and the transaction was seamless!” Marko Zegarac, verified Google review

★★★★★ “Marc and Jess were so helpful!! Fantastic experience start to finish they were truly knowledgeable and went above and beyond through the entire process.” Madelena Urban, verified Google review

Contact McGreevy and Comisar

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

Selling a Bolero at Tiburón home? Get a free Bolero at Tiburón home valuation, or call Jesse direct at (239) 898-6072.

Buying at Bolero at Tiburón? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Licensure, and the Office of Record

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).

• Jesse McGreevy, Florida license SL3101296
• Marc Comisar, Florida license BK3060671
• Brokerage office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

License status for either name can be verified directly through the Florida Department of Business and Professional Regulation’s public licensee search, which is the authority of record for Florida real estate licensure.

Where Else to Find the Team

Video walkthroughs, market updates and community tours are published on the team’s own channel at McGreevy and Comisar on YouTube. The team also keeps a company page at McGreevy and Comisar on LinkedIn. For the wider market around Bolero, see our guide to Tiburón and our Naples guide. Our guides to Bolero’s condominium neighbors are live: Castillo at Tiburón, Ventanas at Tiburón, Esperanza at Tiburón and Marquesa Royale at Tiburón. Tiburón’s detached neighborhoods, Escada, Marsala, Serafina and The Norman Estates, are covered in our Tiburón guide.

Frequently Asked Questions, Buyer Edition

These Bolero at Tiburón buyer questions are answered from the recorded declarations (Collier Clerk, OR 2611/1577 to OR 5510/1945), Collier County, state and FEMA records, the Pelican Marsh CDD line on county tax bills and the Southwest Florida MLS Matrix, pulled September 18, 2026. Each answer names its source, and where the record stops, we say so.

What is Bolero at Tiburón?

Bolero at Tiburón is a condominium of 60 residences in 20 three-storey buildings, one residence on each floor, on Bolero Drive and Estrella Court inside Tiburón in North Naples, ZIP 34109. WCI Communities, Inc. declared it in 1999 and 2000, and the Collier County Property Appraiser roll carries it as BOLERO AT TIBURON A CONDOMINIUM, with 18 residences built in 1999 and 42 in 2000, which makes Bolero the oldest condominium in Tiburón.

Where is Bolero, and what are the building addresses?

Bolero sits at Tiburón’s south door, where Bolero Drive leaves Tiburon Drive about 250 metres north of Vanderbilt Beach Road. Buildings 1 to 10 are 2626, 2630, 2634, 2638, 2642, 2646, 2650, 2654, 2658 and 2662 Bolero Dr; Buildings 11 to 14 are 2659, 2655, 2647 and 2643 Bolero Dr; Buildings 15 to 20 are 2625, 2621, 2617, 2613, 2609 and 2605 Estrella Ct (Collier County Site Address Points, read September 25, 2026). The association’s common tract, with the pool and clubhouse, is 2620 Estrella Ct.

Is it Estrella Court or Estrella Drive?

Estrella Court. Collier County’s address points and property roll name the street Estrella Ct for all six buildings on it, Buildings 15 to 20 (Collier County Site Address Points and Property Appraiser roll, September 2026). The association’s own website gives its address as 2620 Estrella Court but builds one directions link on “Estrella Drive”, and a few listing pages repeat that slip; a delivery driver or GPS should be given Estrella Ct.

Is Bolero at Tiburón the same as Bolero Way in Naples?

No. Bolero Way is a separate street of about 26 homes in Poinciana Village in south Naples, and Collier County also carries an unrelated commercial condominium unit at 2613 Estrella Ct in Metro Park West (Collier County Property Appraiser roll, 2026 preliminary). Bolero at Tiburón is only the 60 residences in SubCondo 193700 on Bolero Dr and Estrella Ct, Naples, FL 34109, so any record search should filter on that subdivision, not on the street name alone.

How many residences and buildings are there, and how many per floor?

Sixty residences in 20 buildings of three, one per floor. The 2003 merged declaration states that “there has been constructed a total of sixty (60) single family residential units in twenty (20), three-unit, three story buildings” (Collier Clerk, OR 3352/1778, Section 2), and the county roll agrees unit by unit: 14 buildings and 42 residences on Bolero Dr, six buildings and 18 residences on Estrella Ct (Collier County Property Appraiser roll, 2026 preliminary).

How many storeys are the Bolero buildings?

Three. WCI’s 1999 Bolero I declaration describes “five, three-unit, three story buildings” (Collier Clerk, OR 2611/1577, Section 2), and the recorded plot plan shows a First Floor Type A unit, a Second Floor Type B unit and a Third Floor Type C unit stacked about 10.67 feet apart, with the garages at ground level (Exhibit B, Sheet 4, OR 2611, Page 1629). The association’s own site describes “20 residential three story buildings with only one residence per floor.”

How do I tell which floor a Bolero residence is on from its unit number?

The last digit is the floor. The county numbers each residence as its building number followed by 1, 2 or 3, so 101 is Building 1, first floor, and 2003 is Building 20, third floor (Collier County Property Appraiser roll, 2026 preliminary). Listings write the same residence several ways, such as 16-1, 5-2 or 1601, and some label a third-floor residence “PH”; map any listing to its building and trailing floor digit before comparing prices.

When was Bolero built, and is it the oldest condominium in Tiburón?

Yes. The county roll dates 18 residences (Buildings 1, 2, 17, 18, 19 and 20) to 1999 and the other 42 to 2000 (Collier County Property Appraiser roll, 2026 preliminary), and the surveyor’s as-built certificates for all 20 buildings were recorded between January and December 2000 (Collier Clerk, OR 2630/3307 to OR 2757/3267). Castillo followed in 2001 to 2003 and Ventanas in 2002, so Bolero is Tiburón’s first condominium.

Who developed Bolero at Tiburón?

WCI Communities, Inc. declared and developed Bolero. Each of the four original declarations is made by “WCI Communities, Inc., herein called ‘Developer’,” and states that the Developer “has or will construct” the units (Collier Clerk, OR 2611/1577). WCI’s November 24, 1998 press release announced “a penthouse condominium neighborhood called Bolero” with “prices starting in the $400s,” and county elevation certificates from February and March 2000 name WCI Communities as building owner during construction.

Why was Bolero once four condominiums?

Because WCI declared it in four phases of 15 residences: Bolero I and II on November 15, 1999 (OR 2611/1577 and OR 2611/1481) and Bolero III and IV on August 22, 2000 (OR 2713/1936 and OR 2713/2342), five buildings each (Collier Clerk). Owners voted to merge on December 4, 2002, the single-condominium declaration was recorded July 28, 2003 (OR 3352/1778), and five corporations merged into Bolero at Tiburon Condominium Association, Inc. on July 31, 2003 (Florida Division of Corporations, N99000001478). The state condominium register still lists four 15-unit projects.

What is a coach home, and is Bolero a coach home or a condo?

Legally, Bolero is a condominium under Chapter 718 of the Florida Statutes, with 60 equal 1/60 shares of the common expenses and one vote per residence (2018 Amended and Restated Declaration, OR 5510/1945). “Coach home” is Naples marketing language for a small building of a few large residences, usually two storeys. A Bolero residence is a single-level home filling one whole floor, and WCI itself sold every one of them as a “penthouse condominium” in 1999.

What is the difference between Bolero and Castillo at Tiburón?

They share Tiburón’s three-storey, one-home-per-floor form but are separate condominiums with separate associations. Bolero has 60 residences built 1999 to 2000; Castillo at Tiburón has 102 built 2001 to 2003, larger on every floor by 391, 164 and 161 square feet (Collier County Property Appraiser roll, 2026 preliminary). Bolero has its own pool, spa, clubhouse and gated entry a few hundred yards from the Tiburón clubhouse, and on recorded deeds over 24 months it sold at $612.82 per county square foot against Castillo’s $570.52.

Is Bolero part of the Ritz-Carlton Golf Resort?

No. The Ritz-Carlton Golf Resort, Naples is a hotel on its own parcel, and no Bolero document gives owners any resort right. It is a near neighbor: Bolero’s land sits about 24 metres from the resort owner’s parcel, and the resort is 0.2 road miles from Bolero’s entry (Collier County parcel layer and OSRM routing, September 25, 2026). Some listings brand Bolero with the resort’s name; that is marketing, not a legal tie.

Is Bolero gated, and is it behind Tiburón’s staffed gatehouse?

Bolero has its own automated gated entrance, not a position behind Tiburón’s staffed main gatehouse. The entry sits where Bolero Drive leaves Tiburon Drive near Vanderbilt Beach Road; a 2023 notice of commencement covers its “Front entrance Sign” (Collier Clerk, OR 6212/1451), a 2025 Tiburón association’s board minutes list Bolero among the communities running their own gate system, and Tiburón’s 2018 master gatehouse post orders list Bolero apart from the communities behind that gate. The association maintains the entry; no record we read promises a level of security.

Which golf holes and lakes border Bolero?

Golf land and District lakes make up most of Bolero’s boundary. Measured on county parcels, about 465 metres of the edge adjoins Tiburon Golf Ventures golf land and about 460 metres adjoins Pelican Marsh CDD lakes, including Lake 30, a 0.99-acre lake inside the ring of buildings (Collier County parcel layer, September 25, 2026). Buildings 9, 10, 11, 19 and 20 stand within about 8 metres of golf land, and 17 of 20 buildings have mapped water within about 20 metres; ask the Club which holes a given residence overlooks.

How big are the Bolero floor plans?

Every residence on a floor has the same county area: 1,768 square feet on the first floor, 2,256 on the second and 2,341 on the third, on all 20 buildings (Collier County Property Appraiser roll, 2026 preliminary). The same figures appear as MLS living area on current listings. The three plans have been marketed under the plan names Valencia, Majorca and Terassa; the recorded documents call them Types A, B and C.

How many bedrooms and bathrooms do Bolero residences have?

The county roll does not record bedroom counts. The current first-floor listing is entered in the MLS as two bedrooms plus a den and two baths on 1,768 square feet (Southwest Florida MLS Matrix, September 18, 2026), and the second- and third-floor plans add about 490 and 570 square feet. Confirm the count on any specific residence, because owners have remodelled: county permits show nine interior remodels of $40,000 to $229,902 from 2022 to 2026.

Why do some listings show more square feet than the county?

Because listings sometimes carry a different measurement. One current third-floor listing shows 2,450 square feet and a 2002 build year against the county’s 2,341 square feet and 1999, and a rental listing has shown 2,754 square feet for a second-floor residence, which looks like a total-under-roof figure (Collier County Property Appraiser roll, 2026 preliminary, against late September 2026 listing data). We compare every Bolero price on the county area, which is identical for every residence on a floor.

Which floor is best at Bolero?

It depends on what you value, and the record prices each. The third floor is the largest at 2,341 square feet and has sold highest most often: six qualified third-floor resales in 60 months had a median of $1,360,000 (Collier County Property Appraiser sales file, since September 2021). The first floor is smaller at 1,768 square feet, costs least and has its own entry with no elevator share, while the second floor holds the $1,700,000 record sale.

Are first-floor condos worth less at Bolero?

In dollars, yes, because they are 488 to 573 square feet smaller; per square foot, not recently. The county values the first floor at $835,600 against $1,111,600 and $1,151,600 above it (Collier County Property Appraiser roll, 2026 preliminary). The three qualified first-floor resales since September 2023 had a median of $1,100,000 and a mean of $622.17 per county square foot, against $601.24 on the four third-floor resales (Collier County Property Appraiser sales file).

Is there a penthouse at Bolero?

Every Bolero residence was sold as one. WCI’s 1999 Tiburón web page offered “Bolero Penthouse Condominiums” from the $400s (WCI Communities, archived September 1999 to May 2000), meaning full-floor homes, not only top-floor ones. Listings today use “penthouse” or “PH” for third-floor residences, but the recorded documents and the county roll simply number them unit 3 of each building.

Does each Bolero residence have its own elevator?

No. Each building has one elevator, a common element shared by the second- and third-floor residences through a shared ground-floor entry and foyer. The recorded plot plan labels the elevator and stairs as limited common elements for Units 2 and 3 (OR 2611, Page 1629), and the 2018 declaration keeps the elevators, fire stairways, elevator telephones and intercom as Second and Third Floor Limited Common Elements (Section 9.3, OR 5510/1945). The first-floor residence has its own entry and does not use the elevator; listing copy that describes an elevator as belonging to one home is not what the declaration says.

Who pays for and maintains the elevators?

The association maintains them, and only the second- and third-floor owners pay. A 2005 owner amendment made the entries, elevators and lobbies serving the upper floors limited common elements “shared 1/40,” the 40 upper-floor residences (Collier Clerk, OR 3801/2639), and the 2018 declaration says “any expense incurred shall be the responsibility of the Second and Third Floor Unit Owners only” (Section 9.3). Ask for the budget line that carries this charge; first-floor owners are outside it.

Does every Bolero residence have a garage?

Yes. “Each Unit shall always have the exclusive use of the two parking spaces in its garage” (2018 declaration, Section 14.4, OR 5510/1945), and the owner maintains both the garage door and the door leading from the garage into the foyer (Section 9.2). So every residence, on every floor, has its own two-car garage opening to its own foyer. Visitor parking is not addressed in the recorded documents, so confirm the association’s current rule.

Can I combine two Bolero residences?

Yes, with board approval. The 2018 declaration lets two contiguous units be combined into one residence with approval and sealed plans, but they remain two units for votes and shares of expense (Section 9.12, OR 5510/1945). Because each floor is a whole residence, a combination at Bolero means joining two floors of the same building, which is a structural project that needs engineering and county permits.

Are any Bolero condos for sale right now?

One was active when we pulled the Southwest Florida MLS Matrix on September 18, 2026: 2621 Estrella Ct #1601, a first-floor residence asking $1,199,000 after 225 days on market. As of late September 2026 listing data, three more had gone under contract, asking $1,050,000 for a first-floor residence, $1,395,000 for a second-floor residence and $1,595,000 for a third-floor residence. Pending asks are not sale prices; the recorded deeds will show what they closed at.

What have Bolero condos sold for in the last twelve months?

One closing, so there is no median to quote: 2638 Bolero Dr #403, a third-floor residence, at $1,275,000 (Southwest Florida MLS Matrix, twelve months to September 18, 2026). We tracked that closing against its recorded county deed, which carries the same price and was recorded March 16, 2026 (Collier Clerk, OR 6564/3320), $544.64 per county square foot. For a fuller picture we read the 60-month county window below.

How much does a Bolero condo cost?

Over the 60 months since September 2021, 12 qualified resales had a median of $1,262,500 and a range of $560,000 to $1,700,000 (Collier County Property Appraiser sales file, DOR-qualified sales). The 36-month window is tighter: seven resales from $1,025,000 to $1,580,000 at a median of $1,275,000. By floor over 60 months, four first-floor sales had a median of $1,062,500, two second-floor sales were $1,250,000 and $1,700,000, and six third-floor sales had a median of $1,360,000.

What is the price per square foot at Bolero?

The 12 qualified resales of the last 60 months averaged $582.09 per county square foot, and the five of the last 24 months averaged $612.82 (Collier County Property Appraiser sales file, September 2026). The record sale reached $753.55 per square foot. The county’s own 2026 preliminary values run $472.62 per square foot on the first floor and about $492 on the upper floors (Collier County Property Appraiser roll).

What is the record sale at Bolero?

$1,700,000 for 2655 Bolero Dr #1202, a second-floor residence of 2,256 square feet, recorded May 22, 2023 (Collier Clerk, OR 6263/3963), $753.55 per county square foot and a county-qualified sale. The next highest is $1,580,000 for 2617 Estrella Ct #1703, a third-floor residence, recorded February 21, 2025 (OR 6442/1005) (Collier County Property Appraiser sales file).

How have Bolero prices changed over time?

Qualified resale medians moved from $538,700 in the developer era of 1999 to 2001 (63 sales) to $623,000 in 2002 to 2008 (39), $487,550 in 2009 to 2014 (26), $632,500 in 2015 to 2020 (24) and $860,000 in 2021 to 2026 (25) (Collier County Property Appraiser sales file). The step change came between early 2021, when first floors sold at $540,000 to $579,000, and 2022 to 2023, when upper floors sold at $1,200,000 to $1,700,000.

What did Bolero residences cost new from WCI?

WCI advertised Bolero “from the $400s” in 1998 and 1999 (WCI Communities press release, November 24, 1998, and web page, archived 1999 to 2000). The recorded first deeds, December 1999 to January 2001, had a median of $525,300 on 58 residences: about $444,500 on the first floor, $550,800 on the second and $598,600 on the third (Collier County Property Appraiser sales file). The 36-month resale median of $1,275,000 is about 2.4 times the first-sale median.

How do Bolero prices compare with Castillo and the other Tiburón condominiums?

On the 2026 preliminary roll Bolero’s median just value is $1,111,600, against $1,119,320 at Castillo, $656,280 at Ventanas at Tiburón, $1,629,380 at Esperanza I and $1,529,380 at Esperanza II (Esperanza at Tiburón) and $2,101,900 at Marquesa Royale at Tiburón (Collier County Property Appraiser roll). Per county square foot Bolero’s median of $491.93 sits above Castillo’s $462.53 and Ventanas’s $454.64, and below Esperanza and Marquesa Royale.

Are condo prices dropping in Naples, and at Bolero?

Not on Bolero’s record. The county has held every Bolero value flat for three rolls, 2024 to 2026, while it cut Castillo’s median 5.9% and Ventanas’s 3.3% for 2026 (Collier County Property Appraiser roll). Recorded resales since 2023 have run $1,025,000 to $1,580,000, and the one 2026 closing, $1,275,000 on a third floor, sat inside that range. Across Tiburón, 32 residences closed in the twelve months to September 18, 2026 at a median sold-to-list ratio of 93.84% (Southwest Florida MLS Matrix).

Is buying a condo in Naples, like Bolero, a good investment?

We report the record rather than predict. Bolero’s first-sale median of $525,300 in 1999 to 2001 compares with a 36-month resale median of $1,275,000, and its county value rose 85.5% from 2021 to 2024 before holding flat (Collier County Property Appraiser sales file and roll). Against that, only five priced deeds recorded from 2024 to mid-2026 on 60 residences, so resale can take patience, and the milestone and reserve-study question below is part of the diligence.

Why are so many people leaving Naples, and does it show at Bolero?

It does not show in Bolero’s ownership. Homestead owners rose from 14 on the 2025 roll to 18 of 60 on the 2026 preliminary roll, and 32 owners mail their tax bills outside Florida, led by Pennsylvania, Illinois and Ohio (Collier County Property Appraiser roll). Only one residence was actively listed on September 18, 2026 (Southwest Florida MLS Matrix), and three went under contract within weeks after it.

Is a condo built in 2000 a good buy?

It can be, with the right documents. Bolero’s buildings predate the statewide Florida Building Code of March 2002: county elevation certificates show building permits for Buildings 3, 4, 6 and 14 issued in February 2000. Since then the association re-roofed 14 buildings and the clubhouse under January 2020 permits, rebuilt the pool, spa and fountain in 2021 and has replaced fire-alarm panels in rotation from 2016 to 2026 (Collier County permit reports; Collier Clerk notices of commencement). Ask for the reserve schedule showing what each building still needs.

What are the HOA fees at Bolero?

No current figure appears here, because the association does not publish its budget and listing fee figures are not a primary source. Every residence pays a 1/60 share of the condominium’s common expenses (2018 declaration, OR 5510/1945), plus, on the second and third floors only, a 1/40 share of the elevator, lobby and fire-stair costs (Section 9.3). The current amounts are in the association’s adopted budget and on the estoppel certificate for a sale.

Why do first-floor owners pay less toward the building?

Because they do not share the elevator lobby. Since the 2005 amendment (Collier Clerk, OR 3801/2639), the ground-floor entry and foyer, elevator, fire stairways, elevator telephones, the air conditioning serving those areas and the intercom are maintained at the expense of the second- and third-floor owners only (2018 declaration, Section 9.3). All 60 owners still share the roofs, structure, painting, grounds, pool and insurance equally.

How many layers of fees does a Bolero owner pay?

Three, plus an optional club. The Bolero condominium association bills its assessment; the Tiburon Estates Homeowner’s Association bills the master assessment, because “Bolero at Tiburon owners are members of, subject to, and are required to pay assessments to” it (2018 declaration, Article 23); and the Pelican Marsh Community Development District line, $2,561.94 per residence on the 2025 bill, is collected on the county tax bill (Collier County Tax Collector). Bolero has no intermediate neighborhood association.

Is there a capital contribution or transfer fee when buying at Bolero?

Bolero’s own recorded documents set no capital contribution at purchase; we found none in the 2018 declaration or bylaws (OR 5510/1945). The Tiburón master association charges each new member a one-time Capital Contribution Assessment equal to one quarter of its annual assessment (Collier Clerk, OR 6149/45, 2022), and the Bolero association may charge sale and lease approval fees up to the legal maximum and an estoppel fee (Sections 16.6 and 17.5). The estoppel certificates state the amounts.

What is the CDD charge at Bolero?

$2,561.94 per residence on the 2025 county tax bill, the same on every floor and the same as at Castillo (Collier County Tax Collector, parcels 24365000022 and 24365001212). About $1,725.00 of it is the District’s FY2026 operations assessment and about $837 is Series 2022 bond debt service. Five residences carry total non-ad valorem charges of $1,987.52 against $2,823.85 on the other 55 (Collier County Property Appraiser roll, 2025), a gap consistent with no bond line on those five.

When is the Pelican Marsh CDD bond paid off, and do CDD fees ever go away?

The bond portion ends; the operations portion does not. The District Manager told the board in July 2026 that the Series 2022 bonds make their final payment in May 2031 (Pelican Marsh CDD minutes, July 15, 2026), after which only the operations line, which funds Tiburón’s District gate, roads, lakes and irrigation water, remains. The District adopted $1,879 per unit for FY2027 operations. Check the tax bill of the specific residence, since five Bolero units already carry no bond line.

What are the property taxes on a Bolero condo?

The 2025 certified median total bill was $11,283.88, and by floor $9,688.71, $12,159.39 and $12,637.20 for residences without a homestead cap (Collier County Property Appraiser roll, 2025 certified). Those totals include the $2,561.94 CDD line and a $261.91 garbage line. Bills range from $6,654.00 to $13,770.74 because 18 of 60 residences carry a homestead exemption with Save Our Homes protection.

Will my property taxes go up when I buy at Bolero?

Often, yes, because a sale resets the assessed value to just value the following January. At the 2026 preliminary millage of 9.4020 mills, ad valorem tax on the full just value is about $7,856 on the first floor, $10,451 on the second and $10,827 on the third, before the CDD and garbage lines (Collier County Property Appraiser roll, 2026 preliminary; our arithmetic). A homestead exemption lowers that for a full-time resident.

Has Bolero levied a special assessment?

None is shown in any public record we read; Florida associations do not record special assessments. The association re-roofed 14 buildings and the clubhouse in 2020 under about $830,746 of declared permit value, rebuilt the pool in 2021 ($147,000) and remodelled the clubhouse in 2026 ($146,513) (Collier County permit reports), and how each was funded is in the board minutes. The estoppel certificate must disclose any assessment levied or pending on the residence you buy.

Can the Bolero association waive its reserves?

The bylaws let a majority of voting interests waive or reduce reserves (Bylaws Section 8.1, OR 5510/1945). Whether that still applies to structural items depends on the open question of whether Florida’s structural integrity reserve study law reaches Bolero’s three-family buildings: if it does, reserves for study items cannot be waived in budgets adopted on or after December 31, 2024 (Section 718.112(2)(f), Florida Statutes). The adopted budget shows what the association actually funds.

Which associations govern Bolero?

Two associations and a special district. Bolero at Tiburon Condominium Association, Inc. (Florida Division of Corporations, N99000001478, filed March 5, 1999) runs the condominium, its buildings and its own common ground; the Tiburon Estates Homeowner’s Association is the Tiburón master; and the Pelican Marsh Community Development District runs Tiburón’s District gate, roads and lakes. A five-member board of owners, elected to staggered two-year terms, governs Bolero (Bylaws Section 3.1).

Does the association have to approve a buyer?

Yes. No sale, gift or other transfer is valid without the board’s prior written approval; the board may require a credit history, background check, references and a personal interview, and it decides within 30 days of a complete application (2018 declaration, Article 17, OR 5510/1945). Build that period into the contract. Institutional first mortgagees and judicial-sale purchasers are exempt.

Can the Bolero board reject a buyer?

Only for listed good cause without consequence. Good cause includes certain criminal histories, sex-offender status, financial irresponsibility, unpaid charges and an incomplete application. If the board disapproves an arm’s-length sale without good cause, the association must produce a purchaser, or buy the unit itself, at the contract price or an appraised value, closing within 30 days; otherwise the sale is deemed approved (2018 declaration, Article 17).

Can I buy a Bolero condo through a trust or an LLC?

Yes, with conditions. An entity owner, or co-owners who are not related, must designate a natural person as Primary Occupant, may change that person no more than once in 12 months, and may be asked for a personal guarantee; time-share, unit sharing and fractional ownership are prohibited (2018 declaration, Article 17). On the 2026 preliminary roll, 16 Bolero owner lines are trusts (Collier County Property Appraiser roll).

What is Florida’s 718 condo law, and how does it differ from 720?

Chapter 718 of the Florida Statutes governs condominiums, including Bolero’s association, its budget, reserves, records and resale disclosures. Chapter 720 governs homeowners’ associations such as the Tiburon Estates master association above it. A Bolero owner therefore sits under both: 718 for the building and 720 for the master community, with the Pelican Marsh CDD charge collected separately on the county tax bill.

Does Bolero need a milestone inspection, and when is it due?

That is an open legal question, so we publish no due year. Florida’s milestone law applies to condominium buildings of three habitable storeys or more but “does not apply to a single-family, two-family, three-family, or four-family dwelling with three or fewer habitable stories above ground” (Section 553.899, Florida Statutes), which fits each Bolero building’s three homes in three storeys. Collier County’s milestone map lists no Bolero building; the one row carrying Bolero’s association name is a mislabelled row for Britannia I of Forest Glen, so its date is not Bolero’s. If the law applies, Buildings 6 to 20 lie inside the county’s 3-mile saltwater line and would fall on the 25-year schedule, 2025 to 2027.

Has Bolero completed its structural integrity reserve study?

We could not confirm it from any public record. The study law applies to condominium buildings of three habitable storeys or more but excludes “three-family, or four-family dwellings with three or fewer habitable stories above ground” (Section 718.112(2)(g)5, Florida Statutes), and the state’s online study database did not return a readable Bolero entry. Ask the association in writing, and read the board minutes and estoppel, for whether it treats the buildings as covered and whether a study was done.

What is the difference between a SIRS and a milestone inspection?

A milestone inspection is a structural inspection of a building on a schedule set by its age (Section 553.899, Florida Statutes). A structural integrity reserve study is a study of a building’s structural components that sets how much the association must hold in reserves to maintain and replace them (Section 718.112(2)(g)). Both laws share the same three-family exclusion that is open at Bolero.

What is the 40-year recertification law, and does it apply to Bolero?

Collier County applies Florida’s statewide milestone-inspection law rather than a separate 40-year program: under its Ordinance 2023-41 and milestone page, the first inspection falls in the year a covered building reaches 30 years, or 25 years for a building within three miles of saltwater with a certificate of occupancy on or after January 1, 2000. Whether Bolero’s three-unit buildings are covered at all turns on the three-family exclusion described above, which no public record has settled.

Can you rent out a Bolero condo?

Yes, within the recorded limits: “All leases shall be for a minimum period of thirty (30) continuous days and no Unit may be leased more than four (4) times per calendar year” (2018 declaration, Article 16, OR 5510/1945). Every lease, renewal and extension needs written board approval within 30 days, the board may interview tenants, and it may require a security deposit of up to one month’s rent held by the association.

Are short-term or vacation rentals allowed at Bolero?

No. The declaration bars renting rooms and any use “akin to a hostel, hotel, ‘bed and breakfast,’ vacation rental, or ‘Airbnb-like’ arrangements,” prohibits subleasing and rent-sharing, and forbids advertising a shorter term or more than four leases a year (2018 declaration, Article 16). Nightly and weekly rental listings that appear online for Bolero do not reflect what the recorded rules allow.

Is it profitable to rent out a Bolero condo?

That depends on your costs and the season, and the rules shape the answer: leases of 30 days or more, no more than four a year, board approval of each, and no pets for tenants (2018 declaration, Articles 14 and 16). That structure suits seasonal winter leasing. We do not publish rental income figures because the only ones available are listing asks, not recorded rents.

Does Bolero allow pets?

Yes, for owners: “Two dogs, two cats and no more than 2 birds, tropical fish and other customary non-exotic” household pets, with exotic and hybrid animals prohibited (2018 declaration, Section 14.5). Pets must be leashed or carried on the common elements, and a nuisance pet must be removed within four days of written notice. The recorded text sets no weight limit.

Can tenants and guests have pets at Bolero?

No. “Guests and Tenants are not permitted to have pets” (2018 declaration, Section 14.5.4, OR 5510/1945), although the board may grant exceptions with conditions. Assistance-animal law sits outside the declaration and is not overridden by it.

Is Bolero a 55+ community?

No age restriction appears in the Bolero declarations we read. The 2018 declaration limits occupancy by headcount instead: no more than six residents and no more than eight overnight sleepers in a residence (Section 14.1, OR 5510/1945). The association describes itself as “a small community of 60 part time and full-time families.”

What are the guest rules at Bolero?

When the owner is away, unrelated overnight guests may stay only twice a calendar year, with 10 days’ notice; related guests (parent, grandparent, child, grandchild or sibling) may stay with 10 days’ notice; and tenants may not have overnight guests in their absence (2018 declaration, Section 15.4). Anyone staying more than 30 nights a year needs board approval, and caretakers checking a residence may not use the pool or parking areas (Section 15.3).

Can I renovate my residence, and when can work be done?

Yes, with board approval for anything structural or needing a permit. “Extensive” remodeling or “heavy” construction is allowed only May through October unless the board waives it for an emergency or hardship, and hard floors above the first floor need board-approved sound deadening inspected before the finish goes down (2018 declaration, Sections 9.5 to 9.7). Plan a renovation around that window.

What does the association repair, and what do I repair?

The association maintains the roofs, structure, exterior painting, parking areas and shared plumbing and wiring (2018 declaration, Section 9.1). The owner maintains the windows, sliding glass doors, entry and garage doors, screens, hurricane shutters, air conditioning and ductwork, appliances, plumbing from the shut-off valve inward and floor coverings (Section 9.2). Owners must also shut off the water when a residence is empty overnight (Section 9.11).

Can I add hurricane shutters or impact glass?

Yes, to the board’s specification; the bylaws say the board may not refuse shutters that conform (2018 declaration, Section 9.13; Bylaws Section 4.18). Opening protection at Bolero is largely unit by unit: county permits show seven owner window, door or shutter permits from 2020 to 2025 of $2,157 to $52,975, alongside the association’s own opening-protection permits at all 20 buildings in early 2023 (Collier County permit reports).

Are golf carts and motorcycles allowed at Bolero?

No. “Motorcycles, golf carts, mopeds, motor scooters, go-carts, and the like, shall not be parked or kept on Condominium Property” (2018 declaration, Section 14.7). The 2000 covenants also keep boats, trailers, commercial vehicles, full-size trucks, campers and motor homes off the common areas unless they are out of sight in a garage (OR 2748/1656, Section 11.1).

Do you have to join Tiburón Golf Club to buy at Bolero?

No. Bolero’s declarations contain no membership obligation; the 2018 declaration only lets the association acquire club memberships with an owner vote (Section 11.6). Tiburón’s master declaration required each initial buyer from WCI to take a Signature Membership and tells resale buyers they “should” contact the Club about availability (Collier Clerk, OR 2579/364, Section 17.3). The Club’s page says its Medallion and Signature memberships “are available to residents of Tiburón communities.”

How much does it cost to join Tiburón Golf Club?

The Club sets its own membership categories, prices and transfer terms, and we do not publish a figure. Ask the Club in writing for its current Membership Plan before you make an offer that depends on membership, and treat any membership price or inclusion in a listing as a claim to confirm, not a fact.

Does a club membership come with a Bolero condo when it sells?

Only if that sale’s contract and the Club’s rules provide it; no Bolero document conveys a membership with a residence. Some listings say a membership is included with a transfer fee, and whether that is possible for a particular residence is settled with the Club during the transaction. Get the Club’s written confirmation of the category, the transfer terms and who pays before you rely on it.

What amenities come with a Bolero residence?

Bolero’s 60 owners share their own recreation area on the association’s 6.01-acre common tract: a 2,598 square foot pool, a 113 square foot spa, 5,468 square feet of brick deck, a 596 square foot fountain and a small clubhouse with a kitchen and restrooms (Collier County Property Appraiser roll, 2026 preliminary). WCI’s 2000 covenants name “the lake, swimming pool, clubhouse, the entrance and the roads, and landscaped areas” as Bolero’s common areas (Collier Clerk, OR 2748/1656). The pool, spa and fountain were rebuilt in 2021 and the clubhouse remodelled in 2025 to 2026.

Is there a gym, tennis court or golf at Bolero itself?

No. No court, fitness room or second building is recorded on Bolero’s land (Collier County Property Appraiser roll and building footprint layer, 2026). Golf, fitness, tennis, dining and the larger clubhouse come through optional Tiburón Golf Club membership, whose clubhouse is 0.2 road miles from Bolero’s entry (OSRM routing, September 25, 2026).

What is the six-acre tract, and why does a 60-unit condominium own it?

It is Bolero’s whole common ground. The condominium parcels are drawn tight around each building, so the drives, lawns, entry, pool, spa, deck, clubhouse and fountain between them sit on a separate 6.01-acre association parcel at 2620 Estrella Ct (Collier County Property Appraiser roll). WCI quitclaimed the common area to the association in 2003 (Collier Clerk, OR 3227/2204); with the building land and the District’s 0.99-acre Lake 30, the enclave covers about 9.8 acres.

Is cable TV and internet included at Bolero?

The declaration makes bulk video, voice or internet services a common expense “if so designated by the Board” (2018 declaration, Sections 1.14 and 1.16), and the association granted Hotwire Communications a telecommunications easement in 2021 along with nine other Tiburón associations (Collier Clerk, OR 5905/3151). Whether internet is part of the current bulk package is in the association’s budget and service agreement.

Who provides water, electricity and trash service at Bolero?

Water and sewer are Collier County Water-Sewer District services and electricity is Florida Power & Light (Collier County utility service layers, September 25, 2026). Collier County collects garbage on Tuesdays and Fridays, with recycling, yard waste and bulk pickup on Fridays (Collier County Solid Waste service days, District 1). Whether water is master-metered or billed per residence is not stated in the records we read; the association budget answers it.

How do mail and deliveries work at Bolero?

No mail room or cluster-box location appears in the county address layer or the recorded documents, so the association sets the arrangement; confirm it during the document review. For business deliveries, the declaration’s home-office clause caps regular express deliveries at two a day per residence (2018 declaration, Section 14.1).

How far is Bolero from I-75, the hospital, the beach and the airport?

From Building 1 at the entry: 0.2 miles to the Tiburón clubhouse and The Ritz-Carlton Golf Resort, 3.0 miles to Mercato, 3.7 to I-75 Exit 111, 3.7 to NCH North Hospital, 3.9 to Vanderbilt Beach, 5.3 to Waterside Shops, 10.5 to the Naples Pier and 23.3 to Southwest Florida International Airport (OSRM routing, September 25, 2026). Beach and shopping trips go straight onto Vanderbilt Beach Road; allow more time in season.

Is Bolero good for retirees?

The layout suits one-level living: every residence is a single floor with its own two-car garage opening to its foyer, the upper floors are reached by a shared elevator, and the association maintains the exterior, roofs and grounds (2018 declaration, Sections 9.1, 9.3 and 14.4). Eighteen of 60 residences are homesteaded (Collier County Property Appraiser roll, 2026 preliminary), and NCH North Hospital is 3.7 road miles away (OSRM, September 25, 2026).

What schools is Bolero zoned for?

Every Bolero address, all 20 buildings and 60 residences on Bolero Drive and Estrella Court, is zoned to Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High for the 2025-26 and 2026-27 school years (Collier County Public Schools zoning tool, 83 address records checked September 25, 2026). Confirm the specific address with the District before relying on it.

What flood zone is each Bolero building in?

On FEMA’s panel 12021C0382J, effective February 8, 2024, 18 of Bolero’s 20 buildings sit entirely in Zone X, outside the high-risk flood zone. Building 14, 2643 Bolero Dr, has about 20% of its footprint in a lake-edge Zone AE area, and Building 16, 2621 Estrella Ct, has its county address point in Zone AE (FEMA National Flood Hazard Layer, measured September 25, 2026). A flood zone determination confirms the zone for a specific residence.

Is there a FEMA letter changing Bolero’s flood zones?

No. FEMA’s records hold no Letter of Map Amendment or Letter of Map Revision for any Bolero building (FEMA National Flood Hazard Layer, searched September 25, 2026). Construction-stage elevation certificates put the ground floors of Buildings 3, 4, 6 and 14 about 3 feet above the nearby base flood elevation, which is the kind of evidence an owner or the association would use to ask FEMA for a letter for Buildings 14 and 16.

Will FEMA’s new map change Bolero’s flood zones?

FEMA’s preliminary map for Collier County, panel 12021C0382K issued March 20, 2025 and not yet in effect, keeps every Bolero building in Zone X and removes the Zone AE contact at Buildings 14 and 16; only Building 10 picks up a 2.1% sliver of Zone AH (FEMA Preliminary National Flood Hazard Layer, September 25, 2026). Until it takes effect, the February 2024 map governs.

Do I need flood insurance for a Bolero condo?

A lender requires it only if it determines the building is in the high-risk zone, which on the current map can arise only at Buildings 14 and 16; any lender may require it elsewhere. The association insures the buildings and carries flood coverage on a best-efforts basis up to federal program limits (2018 declaration, Section 12.2), and a standard HO-6 policy excludes flood. Collier County’s Community Rating System Class 5 gives a 25% discount on National Flood Insurance Program policies, inside or outside the high-risk zone.

How high are Bolero’s floors compared with flood elevations?

Four construction-stage elevation certificates from February and March 2000 put the top of the bottom floor at 14.30 to 15.00 feet NGVD29 at Buildings 3, 4, 6 and 14, about 13.06 to 13.76 feet in today’s NAVD88 datum (Collier County elevation certificates; NOAA datum conversion). That is about 3 feet above the 10.0 foot base flood elevation line nearest the lake-side buildings (FEMA National Flood Hazard Layer). No certificate is online for the other 16 buildings.

How does condo insurance work at Bolero?

The association insures the buildings for replacement value, including impact glass an owner installed to code, with an appraisal every 36 months while the law requires it (2018 declaration, Section 12.2). Owners insure their interior finishes, fixtures and contents under an HO-6 policy, and the board may require that coverage (Section 12.8). The master policy’s carrier and hurricane deductible are in the association’s insurance declarations, which a buyer receives during the document review.

How much is HO-6 insurance for a Bolero condo?

We do not quote premiums; they vary by carrier, coverage, deductible and the residence’s opening protection. Two public rules matter: Citizens Property Insurance treats a unit whose combined dwelling and contents replacement cost is $700,000 or more as ineligible for its HO-6 cover in Collier County, and a wind-mitigation report can lower a premium where it documents roof covering and opening protection (Section 627.351, Florida Statutes).

Did Bolero take damage in Hurricane Ian or Irma?

No Bolero-specific damage record appears in the court, permit and news records reviewed. Every building stood through Wilma in 2005, Irma in 2017 and Ian in 2022 (Collier County building footprint layers), and county permit reports show no Bolero roof, structural or concrete permit after Ian; the association’s early 2023 permits were $3,125 opening-protection items at each of the 20 buildings (Collier County permit reports, October 2022 to February 2023).

Is Bolero in a hurricane evacuation zone, and what wind speed was it built for?

Bolero is in Hurricane Evacuation Zone C, outside the Coastal High Hazard Area and with no coastal construction line (Collier County hazard layers, September 25, 2026). The county’s current design-wind layer gives 162 mph for ordinary Risk Category II buildings at this site, but Bolero’s buildings date from 1999 and 2000, and the four with elevation certificates were permitted in February 2000, before the March 2002 Florida Building Code.

How old are the Bolero roofs?

Mostly re-roofed in 2020. County permit reports show roof permits issued January 14 to 17, 2020 at 14 buildings (1, 2, 3, 4, 8, 9, 10, 12, 13, 14, 15, 16, 19 and 20) at $58,128 each, plus the clubhouse, about $830,746 declared (Collier County permit reports). No roof permit appears for Buildings 5, 6, 7, 11, 17 and 18 from 2020 to August 2026; a 2017 notice of commencement recorded a re-roof beginning at Building 5 (Collier Clerk, OR 5385/2808). The reserve schedule gives each roof’s age.

Has anything been built or planned near Bolero?

Very little. Bolero is bounded by golf land, District lakes and a District road, with no private development parcel on its edge (Collier County parcel layer). The nearest open county planning file is a site plan amendment for the Galleria Shoppes at Vanderbilt south pads about 109 metres away, and nothing in the county’s planning layer within about half a mile is dated after 2021 (Collier County planning records, September 25, 2026). The land-use designation is Mixed Use Activity Center Subdistrict, but Bolero’s own land is built out.

What red flags should I check before buying at Bolero?

Five, each answered by a document. Whether the association treats the buildings as covered by the milestone and reserve-study laws, and whether a study was done (board minutes, estoppel). Roof age on the six buildings with no 2020 roof permit (reserve schedule). The flood determination if the residence is in Building 14 or 16. The elevator and lobby charge on an upper floor (budget). And any club membership a listing promises (the Club’s written terms).

What should I ask for before making an offer at Bolero?

The adopted budget with its reserve schedule and the separate upper-floor elevator line; any structural integrity reserve study and engineer’s view of the three-family exclusion; board minutes on roofs and special assessments; the current rules and hurricane-shutter specification; the master policy summary and deductible; the Tiburón master budget and capital-contribution resolution; the unit’s tax bill; and the Club’s Membership Plan if membership matters to you. Most arrive during the document review period.

How do I tour Bolero residences for sale?

Call Marc at (239) 287-5873. We arrange showings through Bolero’s own gate, register your search so you hear early about the next Bolero listing, and bring the floor-by-floor sales and the building-by-building flood map on this page to every tour; you can see how we work with buyers on our Naples home buying page.

Frequently Asked Questions, Seller Edition

These Bolero at Tiburón seller questions are answered from the recorded declarations and amendments, the Collier County Property Appraiser roll and sales file, and the Southwest Florida MLS Matrix, pulled September 18, 2026. Tax and legal questions are answered at the level of the public rule; your CPA and attorney answer them for your own sale.

What is my Bolero at Tiburón condo worth?

Start with the recorded range. The 12 qualified resales of the last 60 months had a median of $1,262,500, from $560,000 to $1,700,000, and the seven of the last 36 months ran $1,025,000 to $1,580,000 at a median of $1,275,000 (Collier County Property Appraiser sales file). The one MLS closing in the twelve months to September 18, 2026 was $1,275,000 on a third floor (Southwest Florida MLS Matrix). Floor, frontage, condition and the three contracts pending in late September adjust from there.

How do I get a Bolero home valuation?

Request a free Bolero at Tiburón home valuation, or call Jesse direct at (239) 898-6072. We price against the Bolero sales of your floor, the current pending contracts and the Castillo sales that buyers will compare you with, not a Naples condominium average.

What have Bolero condos sold for recently?

The last five qualified resales were $1,025,000 for 2634 Bolero Dr #301 (first floor, September 2024), $1,405,000 for 2647 Bolero Dr #1303 (third floor, February 2025), $1,580,000 for 2617 Estrella Ct #1703 (third floor, February 2025), $1,175,000 for 2621 Estrella Ct #1601 (first floor, April 2025) and $1,275,000 for 2638 Bolero Dr #403 (third floor, March 2026) (Collier County Property Appraiser sales file). No second-floor residence has recorded a sale since May 2023.

How do I value my Bolero condo when only one sold in twelve months?

By widening the window and adjusting by floor. One closing cannot carry a median, so we read the 12 qualified resales of 60 months and the seven of 36 months (Collier County Property Appraiser sales file), set the price on your floor’s sales, and test it against the three pending asks of late September 2026 and against Castillo, the same building form, which recorded 17 qualified deeds in 24 months at a median of $1,300,000.

Does my floor change what my Bolero condo is worth?

Yes, mostly through size. Over 60 months, first-floor resales had a median of $1,062,500 on four sales, the two second-floor sales were $1,250,000 and $1,700,000, and third-floor resales had a median of $1,360,000 on six (Collier County Property Appraiser sales file). Per square foot the floors run close: since September 2023 first floors averaged $622.17 and third floors $601.24. The county adds only $40,000 between the second and third floors.

Does my building change what my residence is worth?

The county treats buildings almost identically: every residence on a floor carries the same 2026 preliminary value, except $10,000 less in Buildings 1 and 20 at the two ends of the loop (Collier County Property Appraiser roll). What differs is setting. Buildings 9, 10, 11, 19 and 20 border golf land, Buildings 12 to 17 face Lake 30, and Building 17 sits beside the clubhouse (Collier County parcel layer). No recorded sale set is large enough to price a building premium on its own.

Does the shared elevator help or hurt my price?

It is part of what an upper-floor buyer pays for, and part of what a first-floor buyer does not. Second- and third-floor owners alone carry the elevator, lobby and fire-stair costs at 1/40 each (2018 declaration, Section 9.3), and the record sale, $1,700,000, is a second-floor residence (Collier Clerk, OR 6263/3963). A first-floor seller can present the private entry and the absence of that charge as a plus.

Is Castillo a fair comparable for my Bolero residence?

It is the closest one, with adjustments. Castillo’s residences are 391, 164 and 161 square feet larger by floor and one to four years newer, yet Bolero’s recorded deeds over 24 months averaged $612.82 per county square foot against Castillo’s $570.52 (Collier County Property Appraiser sales file), and the county cut Castillo’s 2026 values 5.9% while holding Bolero’s flat. A buyer who prices your residence from Castillo’s per-foot figure alone under-comps you.

Does a renovation add value to a Bolero condo?

The spread in recent sales says condition matters. First-floor residences have sold from $1,025,000 to $1,175,000 and third floors from $1,275,000 to $1,580,000 since 2024 on identical county areas (Collier County Property Appraiser sales file), and county permits show nine owner remodels of $40,000 to $229,902 from 2022 to 2026 (Collier County permit reports). Permits, board approvals and sound-deadening approval for hard floors belong in your listing file.

Are online automated home-value estimates accurate for Bolero?

They struggle here. With one closing in twelve months and five in 24, a model has little to work from, and the county’s own values are identical for every residence on a floor (Collier County Property Appraiser roll, 2026 preliminary), so neither can see condition, view or renovation. Recorded sales from 2024 to 2026 ran from 1.11 to 1.41 times county just value, which is the range an estimate would need to read.

How does my county assessed value relate to what my condo will sell for?

Loosely. The 2026 preliminary just value is $835,600, $1,111,600 or $1,151,600 by floor and has not changed since 2024 (Collier County Property Appraiser roll). Against it, the four sales of 2025 and 2026 closed at 1.11 to 1.41 times just value: $1,175,000 on a first floor valued at $835,600, and $1,275,000 to $1,580,000 on third floors valued at $1,151,600 (Collier County Property Appraiser sales file). Just value is a tax figure, not a price.

What is the record Bolero sale?

$1,700,000 for 2655 Bolero Dr #1202, a second-floor residence, recorded May 22, 2023 (Collier Clerk, OR 6263/3963), $753.55 per county square foot. The highest third-floor sale is $1,580,000 for 2617 Estrella Ct #1703 in February 2025, and the highest first-floor sale is $1,175,000 for 2621 Estrella Ct #1601 in April 2025 (Collier County Property Appraiser sales file).

How much have Bolero values changed since the original WCI sales?

A great deal for long holders. First deeds from December 1999 to January 2001 had a median of $525,300, about $444,500 on the first floor (Collier County Property Appraiser sales file), and the 36-month resale median is $1,275,000, about 2.4 times higher; first-floor resales since 2023 have a median of $1,100,000. The county’s median value rose 85.5% from 2021 to 2024 (Collier County Property Appraiser roll).

Is now a good time to sell a Bolero condo?

Supply is thin and demand has just shown itself. One Bolero residence was active on September 18, 2026 (Southwest Florida MLS Matrix), and by late September 2026 listing data three others had gone under contract at asks of $1,050,000 to $1,595,000. The open question buyers raise is the milestone and reserve-study status; a seller who has the association’s answer in writing removes the main objection.

Are condos difficult to sell in Naples right now?

In Tiburón, 32 residences closed in the twelve months to September 18, 2026 at a median of 86 days on market and a median sold-to-list ratio of 93.84%, with 20 active listings, about 7.5 months of supply (Southwest Florida MLS Matrix). The condominium tier is the slower part of Tiburón, and Castillo held eight of those 20 actives. Bolero’s competition is lighter: one active against those pending contracts.

How long does it take to sell a Bolero condo?

Plan on a season, then add association approval. Across Tiburón the median sold residence took 86 days, and actives had been listed a median of 156.5 days (Southwest Florida MLS Matrix, September 18, 2026); the Bolero residence active that day had been listed 225 days. After a contract, the Bolero board has 30 days from a complete application to approve the buyer (2018 declaration, Article 17).

Are condo prices dropping at Bolero?

Not on the record. Qualified resales since 2023 have stayed between $1,025,000 and $1,580,000 apart from the $1,700,000 record, the county has held Bolero’s values flat for three rolls while cutting Castillo’s 5.9% and Ventanas’s 3.3% for 2026 (Collier County Property Appraiser roll), and two of the three pending asks of late September 2026 sit above the 36-month mean of $610 per county square foot.

Why are so many people selling their condos in Florida?

Statewide pressure falls hardest on older, taller buildings facing structural repairs, special assessments and insurance increases. Bolero’s record reads differently: five priced deeds on 60 residences from 2024 to mid-2026, homestead owners up to 18 in 2026, one active listing on September 18, 2026 (Collier County Property Appraiser roll and sales file; Southwest Florida MLS Matrix) and roofs largely replaced in 2020.

What is the best time of year to list a Bolero condo?

List in the fall to be fully marketed through the January to May season. Across Tiburón’s 32 closings in the twelve months to September 18, 2026, 16 closed January to May at a median of 81 days on market and 16 June to December at 102.5 days, with sold-to-list ratios within a fifth of a point (Southwest Florida MLS Matrix): season buys speed, not a higher percentage of asking. Remember that heavy remodeling at Bolero is allowed only May through October.

Who buys condos at Bolero?

A mix of seasonal and full-time owners. On the 2026 preliminary roll, 18 of 60 residences (30%) are homesteaded, 28 owners mail tax bills to Florida and 32 mail elsewhere: Pennsylvania 6, Illinois 5, Ohio 4, New Jersey 3, New York 3, Michigan 2, Canada 2 and seven other states (Collier County Property Appraiser roll). Sixteen owner lines are trusts. Many buyers want a full-floor home with its own garage and no yard.

Is the insurance market affecting what buyers will pay?

It affects every Florida condominium, and Bolero answers it with documents. Eighteen of 20 buildings are entirely Zone X on FEMA’s panel 12021C0382J, the roofs of 14 buildings were permitted for replacement in January 2020, and Collier’s Community Rating System discount of 25% applies to flood policies inside or outside the high-risk zone. Buyers will still ask for the master policy’s hurricane deductible and your wind-mitigation report.

Should I sell before the milestone or reserve-study question is settled?

Base the decision on the association’s documents, not headlines. Both Florida laws exclude three-family dwellings of three or fewer habitable storeys, Collier County lists no Bolero building on its milestone map, and no public record settles whether the association treats its buildings as covered (Sections 553.899 and 718.112(2)(g), Florida Statutes). Ask the board in writing what it has decided and done; a clear answer in the listing file is worth more than timing.

Who is the best realtor for Bolero at Tiburón?

We believe it is the team that knows the Bolero record in the detail on this page: the floor-by-floor sales, the shared elevator and its 1/40 charge, the building-by-building flood map on panel 0382J, the four original declarations and the open milestone question. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, and we built this page from the recorded Bolero documents.

Do I need an agent who specializes in Tiburón condos?

At Bolero it helps, because the questions that stall a sale are specific: board approval within 30 days and an interview, two estoppels, a CDD line that differs on five residences, the elevator charge on upper floors, square footage that differs by source, the three-family exclusion question and buyers who comp you from Castillo per foot. An agent who has read the documents answers them before they become objections.

How will my Bolero residence be marketed?

With professional photography, video and drone, the MLS, our qualified-buyer list and scheduled showings through Bolero’s gate, and with a document file ready for the buyer’s agent. Bolero’s 2000 covenants bar “For Sale” signs on the common areas without written approval (OR 2748/1656, Section 11.2), so marketing does the work a yard sign does elsewhere. The file carries the flood panel reading for your building, the roof permit and the elevator line.

How do showings work at Bolero?

We schedule each showing through Bolero’s own gated entrance and meet buyers there. A first-floor tour starts at your private entry; an upper-floor tour starts in the building’s shared foyer and elevator, which the buyer should see because they will share its cost. Your two-car garage opening to the foyer is part of every tour.

What percentage do realtors charge in Florida?

No rate is set by law; commissions are negotiated between you and your broker, and how any buyer’s-agent compensation is handled is agreed in writing. We give every Bolero seller a net sheet showing the commission, documentary stamps, estoppel items and prorations on their own residence before listing.

Can I sell my Bolero condo without a realtor?

Yes; Florida law does not require a broker. Board approval with its interview, two estoppels, the gate, the sign restriction and pricing from one MLS closing a year are the parts owners find hardest to do alone. If you want representation, McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; call Jesse direct at (239) 898-6072.

Should I sell my Bolero condo furnished or unfurnished?

That depends on your buyer. With 32 of 60 owners mailing tax bills outside Florida (Collier County Property Appraiser roll, 2026 preliminary), seasonal buyers often value a turnkey residence, while full-time buyers often bring their own furniture. Furniture can be included by agreement, but it is personal property with no county value, so we price the residence on the real estate and negotiate the furnishings separately.

Can I sell my Bolero condo as is?

Yes. An as-is sale still needs board approval and still raises the buyer’s questions about the roofs, the reserve study and insurance, so the document file matters as much as the condition. Price it against the lower end of your floor’s recent range: $1,025,000 on a first floor in September 2024 and $1,275,000 on a third floor in March 2026 (Collier County Property Appraiser sales file).

Should I rent my Bolero condo instead of selling?

Weigh the recorded limits first: leases of at least 30 days, no more than four a calendar year, board approval of every lease and renewal, no vacation-rental use and no pets for tenants (2018 declaration, Articles 14 and 16). Those rules suit a winter seasonal lease, not a nightly-rental plan, and the owners can tighten them by a two-thirds vote.

Can I sell my Bolero condo while a tenant is in it?

Yes. The buyer takes subject to the lease, so disclose the lease, its end date and the tenant’s showing terms from the start. Every Bolero lease needed board approval, so the association already has the tenant on file, and tenants may not have overnight guests in their absence (2018 declaration, Sections 15.4 and 16). Time the closing around the lease end if your buyer wants to move in.

What are seller closing costs on a Bolero sale?

Typically the brokerage commission, Florida documentary stamp tax on the deed at the statutory $0.70 per $100 of price, the owner’s title policy where the contract assigns it to the seller, estoppel and association items, prorated taxes, CDD and assessments, and any mortgage payoff. The contract controls; ask us for a net sheet built on your residence.

How many estoppel certificates does a Bolero sale need?

Two: one from Bolero at Tiburon Condominium Association and one from the Tiburon Estates master association, which also discloses its one-time capital contribution. Florida law entitles the buyer to an estoppel certificate showing assessments, fees and any pending special assessment (Section 718.116(8), Florida Statutes), and the Bolero declaration lets the board set the estoppel fee (Section 17.5). The CDD charge is on the tax bill, not an estoppel.

How are association fees and the CDD prorated at closing?

Association assessments are prorated to the closing date on the estoppel figures. The CDD line, $2,561.94 per residence on the 2025 bill, and the $261.91 garbage line are part of the county tax bill (Collier County Tax Collector) and are prorated with the property taxes; if the bill is paid, the buyer credits the seller for the unused portion, per the contract.

Will the CDD line put buyers off, and should I explain it?

Explain it before a buyer finds it. About $837 of the $2,561.94 line is Series 2022 bond debt that the District expects to retire with its final payment in May 2031, and the rest funds District operations, gate, roads and lakes (Pelican Marsh CDD budgets and minutes). If your residence is one of the five carrying $1,987.52 in total non-ad valorem charges rather than $2,823.85 (Collier County Property Appraiser roll, 2025), show the buyer the bill.

Who pays a special assessment at closing?

Whoever the contract says. Florida’s standard contract forms address levied and pending special assessments expressly; the estoppel certificate discloses them, and we negotiate the allocation before signing.

Who pays the capital contribution at closing?

The recorded master amendment puts it on the buyer: the Tiburon Estates association levies one quarter of its annual assessment on each new member at purchase (Collier Clerk, OR 6149/45). Bolero’s own 2018 declaration sets no condominium-level capital contribution. The contract can shift the master charge, and the master estoppel states the figure.

Do I need the association’s approval to sell, and how long does it take?

Yes. Every sale needs the board’s prior written approval; the board may require a credit history, background check, references and an interview, and it decides within 30 days of a complete application (2018 declaration, Article 17, OR 5510/1945). A transfer without approval is void unless ratified (Section 17.7), so send a complete application as soon as the contract is signed.

Can the Bolero association deny my buyer?

For listed good cause, yes. If it disapproves an arm’s-length sale without good cause, it must deliver within 30 days a purchaser, or buy the residence itself, at the contract price or an appraised value, closing within 30 days; if it does not, the sale is deemed approved (2018 declaration, Article 17). In practice approval turns on a complete application and the interview.

What documents must a Bolero seller give the buyer?

The governing documents (the 2018 Amended and Restated Declaration with its articles, bylaws and amendments, the current rules and the Tiburón master documents), the association’s budget and financial information, and the other disclosures Florida’s condominium resale rules require (Section 718.503, Florida Statutes), plus the two estoppel certificates. We assemble the set before listing.

Do I have to disclose the milestone-inspection and reserve-study status?

Florida’s resale rules require the seller to give the buyer the governing documents and the association’s financial information, and a buyer will ask about both laws. At Bolero the honest answer is the association’s: whether it treats its three-unit buildings as covered or excluded, and whether it has done an inspection or study. We request that answer in writing before listing so the disclosure is accurate.

What do I disclose about the flood zone and past water damage?

Florida law requires a seller to disclose known facts that materially affect value and are not readily observable. Give the buyer your building’s zone on FEMA’s panel 12021C0382J (February 8, 2024): Zone X for 18 buildings, with a lake-edge Zone AE contact at Buildings 14 and 16. Disclose any flood or water claims and any water intrusion you know of, including leaks from a residence above.

Do I need a wind-mitigation or 4-point inspection before listing?

Not by law, but a wind-mitigation report helps a buyer price insurance. Opening protection at Bolero is largely owner by owner, with seven owner window, door or shutter permits from 2020 to 2025 (Collier County permit reports), and the roof line on the report depends on whether your building was among the 14 re-roofed under January 2020 permits. Keep your permits and product approvals in the listing file.

What happens to my garage when I sell?

It stays with the residence. The declaration gives each unit “the exclusive use of the two parking spaces in its garage” (2018 declaration, Section 14.4), and garage contents are personal property that convey only by agreement. Golf carts and motorcycles cannot be kept on the property (Section 14.7), so a buyer should not expect one to convey with the garage.

Does my Tiburón golf membership transfer when I sell my Bolero condo?

It depends on your membership and the Club’s current plan. No Bolero document contains a membership rule; the master declaration tied a Signature Membership to WCI’s first sales and points resale buyers to the Club (Collier Clerk, OR 2579/364, Section 17.3). Whether your membership can pass to your buyer, and on what transfer terms, is settled with the Club during the transaction, so raise it at listing and never advertise an inclusion the Club has not confirmed.

Do I owe capital gains tax, and can I port my homestead?

Those are questions for your CPA. Federal capital-gains rules, including the primary-residence exclusion, depend on your ownership and use; Florida has no state personal income tax; and Florida’s portability rule lets a homestead owner carry part of a Save Our Homes benefit to a new Florida homestead within a set window, administered by the county property appraiser. With 18 Bolero residences homesteaded on the 2026 preliminary roll, portability is worth planning before you sell.

How do I calculate my net proceeds on a Bolero sale?

Start from a price grounded in your floor’s recorded sales, then subtract the commission, documentary stamps, the owner’s title policy if the contract assigns it to you, estoppel and association items, prorated taxes, CDD and assessments, and any mortgage payoff. Ask us for a net sheet built on your residence and floor.

How does selling a Bolero condo work, step by step?

Price from the recorded floor sales, assemble the document file (declaration, amendments, rules, budget, reserve schedule, insurance summary, roof permit, flood reading), list and market, accept a contract with the 30-day approval period built in, deliver the buyer’s complete application for board review and interview, order the two estoppels, and close with taxes, CDD and assessments prorated (2018 declaration, Article 17).

Can a condo owner be forced to sell in Florida?

Chapter 718 sets a process, with owner protections, for terminating a condominium (Section 718.117, Florida Statutes), and Bolero’s declaration allows an optional termination only with 80% of the voting interests and no more than 10% objecting, or 75% after major damage (2018 declaration, Sections 19.1.2 and 19.1.3). No public record points to one at Bolero; the association’s recorded capital work since 2016 is roofs, fire-alarm panels, the pool and the clubhouse.

Sources and Authoritative References

Every Bolero at Tiburón fact on this page comes from a recorded instrument, a state, county or federal record, FEMA flood map data, the Pelican Marsh CDD, WCI Communities’ archived developer pages, the Collier County Property Appraiser roll (tax year 2026 preliminary) or the Southwest Florida MLS Matrix, pulled September 18, 2026.

The primary sources are grouped below by who issued them, numbered continuously. Bolero began as four recorded condominiums of 15 homes each and became one 60-home condominium in 2003, so the declarations are listed in recording order. Where a document names a private owner or resident, we cite it in plain text and do not link it.

Recorded Bolero Condominium Instruments, Collier County Clerk Official Records

1. Declaration of Condominium of Bolero II at Tiburon, a Condominium, WCI Communities, Inc., Buildings 3, 4, 15, 16 and 17, OR 2611, Page 1481 (November 15, 1999)
2. Surveyor’s cost estimate for the Bolero II buildings, OR 2611, Page 1576 (November 15, 1999)
3. Declaration of Condominium of Bolero I at Tiburon, a Condominium, WCI Communities, Inc., Buildings 1, 2, 18, 19 and 20, “five, three-unit, three story buildings”, OR 2611, Page 1577 (November 15, 1999)
4. Surveyor’s cost estimate for the Bolero I buildings, OR 2611, Page 1673 (November 15, 1999)
5. Declaration of Condominium of Bolero III at Tiburon, a Condominium, WCI Communities, Inc., Buildings 5, 6, 12, 13 and 14, OR 2713, Page 1936 (August 22, 2000)
6. Declaration of Condominium of Bolero IV at Tiburon, a Condominium, WCI Communities, Inc., Buildings 7 to 11, OR 2713, Page 2342 (August 22, 2000)
7. Bolero at Tiburon Declaration of Covenants and Restrictions, WCI Communities, Inc., naming the lake, swimming pool, clubhouse, entrance and roads as common areas, OR 2748, Page 1656 (November 29, 2000)
8. Quit-Claim Deed, WCI Communities, Inc. to Bolero at Tiburon Condominium Association, Inc., common area of Tract A-E, Pelican Marsh Unit Twenty, OR 3227, Page 2204 (February 27, 2003)
9. Declaration of Condominium of Bolero at Tiburon, A Condominium, merging Bolero I to IV into one condominium of “twenty (20), three-unit, three story buildings”, OR 3352, Page 1778 (July 28, 2003)
10. Certificate of Amendment, second- and third-floor owners share the elevators, lobbies and fire stairs, OR 3801, Page 2639 (May 18, 2005)
11. Certificate of Recordation, Amended and Restated Declaration of Condominium, Second Amended and Restated Articles and Bylaws, OR 5510, Page 1945 (May 16, 2018)

As-Built Surveyor’s Certificates for the 20 Bolero Buildings, Collier County Clerk Official Records

12. Amendment and surveyor’s certificate of substantial completion, Bolero I, Building 1, OR 2630, Page 3307 (January 13, 2000)
13. As-built surveyor’s certificate, one of the Bolero building certificates recorded in 2000, Clerk document 2140747
14. As-built surveyor’s certificate, one of the Bolero building certificates recorded in 2000, Clerk document 2141337
15. As-built surveyor’s certificate, one of the Bolero building certificates recorded in 2000, Clerk document 2150084
16. As-built surveyor’s certificate, one of the Bolero building certificates recorded in 2000, Clerk document 2150085
17. As-built surveyor’s certificate, one of the Bolero building certificates recorded in 2000, Clerk document 2150651
18. As-built surveyor’s certificate, one of the Bolero building certificates recorded in 2000, Clerk document 2209645
19. As-built surveyor’s certificate, one of the Bolero building certificates recorded in 2000, Clerk document 2210839
20. As-built surveyor’s certificate, one of the Bolero building certificates recorded in 2000, Clerk document 2246309
21. As-built surveyor’s certificate, one of the Bolero building certificates recorded in 2000, Clerk document 2246311
22. As-built surveyor’s certificate, one of the Bolero building certificates recorded in 2000, Clerk document 2247945
23. As-built surveyor’s certificate, one of the Bolero building certificates recorded in 2000, Clerk document 2248773
24. As-built surveyor’s certificate, one of the Bolero building certificates recorded in 2000, Clerk document 2257050
25. As-built surveyor’s certificate, one of the Bolero building certificates recorded in 2000, Clerk document 2257051
26. As-built surveyor’s certificate, one of the Bolero building certificates recorded in 2000, Clerk document 2257783
27. As-built surveyor’s certificate, one of the Bolero building certificates recorded in 2000, Clerk document 2259156
28. As-built surveyor’s certificate, one of the Bolero building certificates recorded in 2000, Clerk document 2278357
29. As-built surveyor’s certificate, one of the Bolero building certificates recorded in 2000, Clerk document 2288217
30. As-built surveyor’s certificate, one of the Bolero building certificates recorded in 2000, Clerk document 2288763
31. As-built surveyor’s certificate, one of the Bolero building certificates recorded in 2000, Clerk document 2289358

District, Lake and Communications Instruments, Collier County Clerk Official Records

32. Declaration of Consent to Jurisdiction of Community Development District and to Imposition of Special Assessments, WCI Communities, Inc., covering the Bolero land, OR 2724, Page 2426 (September 22, 2000)
33. First Amendment to the Declaration of Consent, OR 2887, Page 1304 (September 5, 2001)
34. Second Amendment to the Declaration of Consent, fiscal 2001/02 assessments for the Bolero, Norman Estates, Castillo, Ventanas and Serafina neighborhoods, OR 2967, Page 43 (January 22, 2002)
35. Third Amendment to the Declaration of Consent, fiscal 2002/03 assessments for the same five neighborhoods, OR 3093, Page 109 (August 19, 2002)
36. Deed, WCI Communities, Inc. to Pelican Marsh Community Development District, lakes including Lake 30 beside Bolero, OR 2798, Page 873 (March 30, 2001)
37. Grant of Easement, Bolero at Tiburon Condominium Association to Pelican Marsh Community Development District, fencing and access control facilities, OR 5645, Page 920 (June 25, 2019)
38. Grant of Telecommunications Easement, ten Tiburón associations including Bolero, OR 5905, Page 3151 (March 10, 2021)
39. Second telecommunications easement instrument, Tiburón associations, OR 6027, Page 2350 (October 16, 2021)

Notices of Commencement for Bolero Association Work, Collier County Clerk Official Records

40. Notice of commencement, replacement of a damaged fire alarm control panel, OR 5339, Page 3455 (December 5, 2016)
41. Notice of commencement, re-roof, Building 5 group, OR 5385, Page 2808 (April 21, 2017)
42. Notice of commencement, fence and gates, Tract A-E, OR 5472, Page 2943 (January 31, 2018)
43. Notice of commencement, reroof, common parcel at 2620 Estrella Court, first of 14 notices recorded that day, OR 5716, Page 1418 (January 14, 2020)
44. Notice of commencement, reroof, one of the 14 building notices, OR 5716, Page 1455 (January 14, 2020)
45. Notice of commencement, fountain basin replacement, pool and spa renovation, 2620 Estrella Court, OR 6002, Page 2193 (August 25, 2021)
46. Notice of commencement, installation of windows, Tract A-E, OR 6177, Page 3996 (October 3, 2022)
47. Notice of commencement, front entrance sign, OR 6206, Page 2605 (January 15, 2023)
48. Notice of commencement, front entrance sign, OR 6212, Page 1451 (February 3, 2023)
49. Notice of commencement, fire alarm control panel replacement, Bolero IV buildings, OR 6351, Page 3263 (April 22, 2024)
50. Notice of commencement, clubhouse kitchen and bathroom renovation, 2620 Estrella Court, OR 6501, Page 2325 (August 25, 2025)
51. Notice of commencement, fire alarm panel replacement, 2658 Bolero Drive, OR 6545, Page 2001 (January 15, 2026)
52. Notice of commencement, fire alarm panel replacement, 2646 Bolero Drive, Building 6, OR 6548, Page 3822 (January 28, 2026)
53. Notice of commencement, fire alarm panel replacement, 2609 Estrella Court, Building 19, OR 6585, Page 2699 (May 11, 2026)

Tiburón Master Instruments, Collier County Clerk Official Records

54. Declaration of Covenants, Conditions and Restrictions for Tiburon Estates, the master declaration, OR 2579, Page 364 (August 6, 1999)
55. Supplement to the master declaration, OR 2651, Page 1168 (March 14, 2000)
56. First Amendment to the master declaration, OR 3233, Page 180 (March 6, 2003)
57. Amendment to Supplement, OR 3705, Page 3937 (December 29, 2004)
58. Second Amendment to the master declaration, OR 3995, Page 2889 (March 9, 2006)
59. Third Amendment to the master declaration, club section, OR 4716, Page 943 (September 2, 2011)
60. Fourth Amendment to the master declaration, OR 5070, Page 3107 (August 26, 2014)
61. Master association certificate of amendment, OR 5138, Page 880 (April 9, 2015)
62. Master association amendment, Capital Contribution Assessment, OR 6149, Page 45 (July 6, 2022)
63. Collier County Clerk, Official Records public inquiry system
64. Collier County Clerk, Official Records document search
65. Collier County Clerk, records search index

Florida Division of Corporations (Sunbiz)

66. Bolero at Tiburon Condominium Association, Inc., N99000001478, detail
67. Bolero at Tiburon Condominium Association, Inc., N99000001478, name history and events
68. The Bolero I at Tiburon Condominium Association, Inc., Articles of Incorporation, filed image (March 1999)
69. Sunbiz name list showing The Bolero II (N99000001485), III (N99000001483) and IV (N99000001481) associations, merged in 2003
70. Bolero at Tiburon Community Association, Inc., N99000002700, detail
71. Articles of Merger, Plan of Merger and Amended and Restated Articles, filed image (July 31, 2003)
72. Second Amended and Restated Articles of Incorporation, filed image (2018)
73. Tiburon Estates Homeowner’s Association, Inc., N99000002699, detail

Pelican Marsh Community Development District and Florida Auditor General

74. Pelican Marsh CDD, fiscal 2026 adopted budget
75. Pelican Marsh CDD, fiscal 2027 adopted budget
76. Pelican Marsh CDD, Resolution 2025-4, adopting the fiscal 2026 budget
77. Pelican Marsh CDD, Resolution 2025-5, fiscal 2026 levy
78. Pelican Marsh CDD, July 2025 public hearing and assessment notice
79. Pelican Marsh CDD, July 16, 2025 board meeting minutes
80. Pelican Marsh CDD, July 15, 2026 board meeting minutes
81. Pelican Marsh CDD, July 2026 budget hearing agenda
82. Pelican Marsh CDD, fiscal 2019 budget, debt service schedules by neighborhood class
83. Pelican Marsh CDD, community information document index
84. Pelican Marsh CDD, audited financial statements for the year ended September 30, 2025
85. Florida Auditor General, Pelican Marsh CDD annual financial report, fiscal year ended September 30, 2025

Florida Statutes and State Agencies

86. Section 553.899, Florida Statutes (2026), milestone inspections, including the three-family dwelling exclusion
87. Section 718.112, Florida Statutes (2026), bylaws, reserves and structural integrity reserve studies
88. Section 718.111, Florida Statutes (2025), association powers, official records and insurance
89. Section 718.113, Florida Statutes (2025), hurricane protection specifications and EV charging
90. Section 627.351, Florida Statutes (2025), Citizens Property Insurance eligibility
91. Florida House of Representatives, final bill analysis, CS/CS/HB 913 (2025), condominium and cooperative associations
92. Florida DBPR, condominium SIRS reporting page
93. Florida DBPR, SIRS database, submissions before July 2025
94. Florida DBPR, SIRS database, submissions from July 2025
95. Florida DBPR, condominium public records extracts
96. Florida DBPR, condominium extract, Central West region, projects PR1G025006 to PR1G025009, Bolero I to IV at Tiburon, 15 units each
97. Florida DBPR, condominium annual fee payment history, associations A to C
98. Florida DBPR, Condominium Information and Resources, frequently asked questions
99. Citizens Property Insurance Corporation, flood requirements
100. Citizens Property Insurance Corporation, flood eligibility for condominiums, May 12, 2023

FEMA and Federal Sources

101. FEMA National Flood Hazard Layer MapServer, effective panel 12021C0382J (February 8, 2024)
102. FEMA Preliminary National Flood Hazard Layer, preliminary panel 12021C0382K
103. FEMA Flood Map Service Center (no Letter of Map Amendment or Revision exists for Bolero)
104. FEMA, Community Rating System
105. FEMA, Residential Condominium Building Association Policy (F-144)
106. USGS 3DEP Elevation Point Query Service
107. NOAA National Geodetic Survey, NCAT datum conversion, NGVD29 to NAVD88 at Bolero
108. U.S. Census Bureau geocoder
109. CourtListener federal case search
110. Homeland Infrastructure Foundation-Level Data, electric retail service territories

Collier County Government and Collier County Public Schools

111. Collier County, Milestone Inspections
112. Collier County, milestone buildings by year (as of January 2026), with no Bolero building listed and one mislabeled row for another condominium
113. Collier County Growth Management, Milestone Map dashboard
114. Collier County Milestone Map, milestone points layer
115. Collier County Milestone Map, milestone buffer layer
116. Collier County Milestone Buffer, three miles from salt water
117. Collier County, saltwater map for milestone inspections
118. Collier County Ordinance 2022-42, milestone inspections
119. Collier County Ordinance 2023-41, amending Ordinance 2022-42
120. Collier County Ordinance 2024-48, milestone inspections
121. Collier County Floodplain Management, 2026 Flood Protection Newsletter
122. Collier County 2024 FEMA flood zones layer
123. Collier County Elevation Certificates layer
124. Collier County Site Address Points layer (Bolero Drive and Estrella Court)
125. Collier County Property Appraiser Building Footprints 2000 to 2025
126. Collier County Parcels layer (the 20 building parcels and the 6.01-acre common parcel)
127. Collier County ArcGIS services (evacuation zones, coastal high hazard area, wind load, zoning, Pelican Marsh PUD, future land use, CDD boundaries, planning projects)
128. Collier County Public Utilities ArcGIS services (water, wastewater and service areas)
129. Collier County garbage and recycling collection days layer
130. Collier County Growth Management, monthly building permit reports
131. Collier County Growth Management, issued permits report, January 2020 (the Bolero roof program)
132. Collier County Growth Management, issued permits report, January 2023 (opening protection permits)
133. Collier County Growth Management, issued permits report, January 2026
134. Collier County, permit history and permit search
135. Collier County Public Schools, interactive zoning tool
136. Collier County Public Schools, zoning service query for Bolero Drive, 2026-27
137. Collier County Public Schools, zoning service query for Estrella Court, 2026-27

Developer Records, WCI Communities Archives

138. WCI Communities press release, Tiburón’s Greg Norman-designed golf course complete, naming Bolero “a penthouse condominium neighborhood” (dated November 24, 1998; archived June 17, 2000)
139. WCI Communities, Tiburón community page (archived September 16, 1999)
140. WCI Communities, Tiburón community page (archived May 6, 2000)
141. WCI Communities, Tiburón community page (archived October 29, 2000)
142. WCI Communities, Bolero price increase notice (archived January 22, 2000)
143. WCI Communities, Tiburón promotions page (archived November 21, 2001)

Bolero Association, Club and Routing

144. Bolero at Tiburon Condominium Association, home page
145. Bolero at Tiburon Condominium Association, Who We Are (“20 residential three story buildings with only one residence per floor”)
146. Tiburón Golf Club, membership
147. Tiburón Golf Club, Medallion membership category document, 2025
148. Tiburón Golf Club, Associate membership category document, 2025
149. Tiburón Golf Club, Signature membership category document, 2025
150. Tiburón Golf Club, Black course data
151. Tiburón Golf Club, Gold course data
152. OSRM public routing service
153. OpenStreetMap Nominatim geocoder (Waterside Shops point)

Castillo, Ventanas, Esperanza and Marquesa Royale Comparison Records

154. Declaration of Condominium, Castillo I at Tiburon, OR 2909, Page 1802 (October 16, 2001)
155. Certificate of Amendment, Amended and Restated Declaration and Bylaws, Castillo at Tiburon, OR 5509, Page 3295 (May 15, 2018)
156. Declaration of Condominium of Ventanas I at Tiburon, a Condominium, OR 3179, Page 109 (December 19, 2002)
157. Declaration of Condominium for Esperanza at Tiburon, a Condominium, OR 4944, Page 1446 (July 16, 2013)
158. Declaration of Condominium of Marquesa Royale at Tiburon, a Condominium, OR 4383, Page 1538 (August 1, 2008)

Records Cited in Plain Text

159. Collier County Growth Management, construction-stage FEMA elevation certificates for Buildings 3, 4, 6 and 14 (2634, 2638, 2646 and 2643 Bolero Drive), building permits issued February 2000; cited in plain text because the certificates carry private names and are not linked
160. Collier County Tax Collector, 2025 annual bills for accounts 24365000022 and 24365001212, Pelican Marsh line $2,561.94 on each (bills carry owner names and are not linked)
161. Contractor’s final affidavit for the 2020 reroof, OR 5753, Page 3696 (April 20, 2020), Collier County Clerk Official Records (names a unit and is not linked)
162. Tiburon Estates Homeowner’s Association gatehouse post orders, version 1.0 (April 4, 2018), listing Bolero with Marquesa Royale, Norman Estates and Marsala apart from the communities behind the gate (the document carries staff names and phone numbers and is not linked)
163. Marsala at Tiburon Homeowners Association, 2025 board of directors meeting minutes, February 24, 2025 President’s report naming Bolero among the communities on their own automated gate systems (minutes name residents and directors and are not linked)

Data Files Cited in Plain Text

164. Collier County Property Appraiser bulk roll, tax year 2026 preliminary (parcels, buildings, legal descriptions, sales, value history, exemptions, millage and mailing addresses), files dated August 29 and 31, 2026, Bolero at Tiburon condominium parcels and the common parcel 66679506021
165. Collier County Property Appraiser parcel polygon file, August 29, 2026
166. Collier County Property Appraiser sales file, recorded Bolero sales from December 1999 to August 2026, and DOR-qualified Bolero resales since September 2021
167. Collier County Growth Management monthly issued and applied permit reports, January 2020 to August 2026, every row for Bolero Drive, Estrella Court and the Bolero folio series
168. Southwest Florida MLS Matrix, Development TIBURON, active and 12-month closed, pulled September 18, 2026
169. Southwest Florida MLS listing status for Bolero, as of late September 2026 listing data (one active, three pending)

Downloadable Documents

The official Bolero at Tiburón documents below are recorded with the Collier County Clerk, issued by Collier County, filed with the Florida Division of Corporations or published by the Pelican Marsh CDD. They are the documents we read for this page, and the ones a Bolero buyer or seller should read before signing.

Clerk images are non-certified copies; each link opens the issuing authority’s own record. Bolero has been a single condominium since 2003, so the 2018 Amended and Restated Declaration governs all 60 residences, read together with the 2005 elevator amendment it carries forward and the 2000 covenants for the common grounds.

Market data from Southwest Florida MLS, pulled September 2026.

McGreevy and Comisar, Best Realtor for Bolero at Tiburón. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.