Tiburón - Castillo

McGreevy and Comisar are the team Castillo at Tiburón sellers call first, and the team its buyers call when they want the building’s real record: which floor sells for what, how the three layers of assessment stack, which buildings sit inside FEMA’s mapped flood zone, and what Florida’s condominium safety laws mean for a three-storey building. Castillo at Tiburón is a condominium inside the master-planned community of Tiburón in Naples, Florida. It is 102 full-floor residences in 34 three-storey buildings, one residence on each floor, on Tiburon Blvd E and Castillo Ct in ZIP 34109, declared by WCI Communities, Inc. in four phases in 2001 and 2002 and merged into a single condominium 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 Castillo than any other source we know of. It is built from the four recorded declarations of condominium (Castillo I, II, III and IV) and their surveyor’s exhibits, the 2001 Declaration of Covenants and Restrictions for Castillo at Tiburon, the 2018 Amended and Restated Declaration that merged the four condominiums, the 2024 Second Amended and Restated Rules and Regulations, the Collier County Property Appraiser roll (tax year 2026 preliminary), FEMA’s National Flood Hazard Layer and a 2013 Letter of Map Amendment, Pelican Marsh Community Development District budgets and minutes, Collier County building permit reports, a federal court record from Hurricane Irma, and every Castillo closing in the Southwest Florida MLS Matrix, pulled September 18, 2026. Where the public record stops, we say so, and we tell you which document would answer the question.

If you own at Castillo 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, rule-by-rule and building-by-building detail below will tell you whether Castillo fits before you tour.

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

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

McGreevy and Comisar are the best realtor for Castillo 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 Castillo market read built on every closing, all four recorded declarations and the county’s own unit-by-unit roll.

If you’re searching for the best realtor for Castillo at Tiburón in Tiburón, Naples, whether you’re ready to sell your Castillo 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 Castillo for a specific reason. Castillo is a building where the floor decides the plan, the plan decides the square footage, and the county values every first-floor residence at one number, every second-floor residence at a second number and every third-floor residence at a third. It is also a place where seven of the 34 buildings sit wholly inside FEMA Zone AH and 21 have no mapped high-risk flood zone under them at all, where three layers of assessment land on every owner, and where Florida’s milestone-inspection and reserve-study laws reach the buildings by height. A listing agent who prices Castillo off a Naples condominium average misses all of it.

Recent Castillo at Tiburón track record (last 12 months): In the last 12 months Castillo at Tiburón has seen 9 resales in the Southwest Florida MLS Matrix (pulled September 18, 2026, covering closings dated September 18, 2025 to September 18, 2026), at a median sold price of $1,265,000 and a range of $1,000,000 to $1,575,000; the highest-priced Castillo sale in that window was $1,575,000, for a second-floor Zamora residence. The Matrix pull behind this page recorded the Castillo count, median, range and median price per square foot, not the listing office on each closing, so we do not state a represented-sale count for Castillo here; ask us and we will walk you through all nine closings one by one.

For Castillo 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 Castillo we also build the paperwork file before the first showing: the association’s approval application (the 2018 restated declaration gives the association 15 days to act on a complete one), the estoppel certificates for the condominium and the master association, the Pelican Marsh CDD line from your own tax bill, the flood facts for your specific building, and the permit history of your windows, doors and shutters, which is the first thing a Castillo buyer’s insurance agent asks about.

For Castillo buyers: the first question at Castillo is the floor, because the floor is the plan: first-floor Crienza residences are 2,159 square feet, second-floor Zamora residences 2,420 and third-floor Riaza residences 2,502, and over the last twelve months the first floor has sold at the lowest price per foot. The second is the building number, because it decides the flood zone. The third is the assessment stack. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Castillo address; 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 Castillo at Tiburón home? Get a free Castillo at Tiburón home valuation or call Jesse direct at (239) 898-6072.

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

Living in Castillo at Tiburón as a Homebuyer

Living in Castillo at Tiburón means a full floor of your own in a three-home building, a private elevator to the upper floors, a two-car garage in the building, a neighborhood pool, spa and clubhouse that belong to Castillo alone, and Tiburón’s gate, golf and Ritz-Carlton resort around you, with no yard to mow and no roof to replace.

Castillo is Tiburón’s largest neighborhood by unit count, with 102 of the community’s residences. It sits at the east end of the community, beside the golf course, and it is the neighborhood where a buyer can get a 2,159 to 2,502 square foot home with its own garage inside the gate for a little over a million dollars. What follows is what daily life at Castillo looks like, drawn from the association’s recorded documents and the county’s records.

What Is Castillo at Tiburón?

Castillo at Tiburón is a residential condominium governed by Chapter 718 of the Florida Statutes. Its recorded name today is Castillo at Tiburon, a Condominium, the name the 2018 Certificate of Amendment and Amended and Restated Declaration gave the merged condominium (Official Records Book 5509, Page 3295, e-recorded May 15, 2018). The Collier County Property Appraiser carries it as subdivision-condominium number 214500, “CASTILLO AT TIBURON A CONDOMINIUM,” with 102 unit parcels. The association that runs it is Castillo at Tiburon Condominium Association, Inc., Florida not-for-profit corporation N00000007850 on Sunbiz, filed November 27, 2000 and active.

Every Castillo residence is a full-floor home. The recorded 2001 declaration for Castillo I at Tiburon describes the plan in its own words: the developer “has or will construct a total of 24 single family residential units in eight, three-unit, three story buildings” (OR 2909, Page 1802, recorded October 16, 2001). WCI Communities’ own 2002 website called them “three-story penthouse condominiums” with “full-floor penthouse condominium designs” (WCI Communities, Castillo model page, archived March 6, 2002).

Three Storeys, One Home per Floor

Castillo is sometimes described in listings and older summaries as a villa neighborhood of one-level buildings. The recorded record says otherwise, and the difference matters. Each Castillo building has a garage level and three residential floors, one residence per floor: unit 101 on the first floor, unit 102 on the second and unit 103 on the third. The surveyor’s building schematic in the Castillo I declaration (Exhibit B, OR 2909, Page 1868) shows the Garage Floor, First Floor, Second Floor and Third Floor, each storey about 10 feet 8 inches, and the declaration lists “unit 2 and 3 elevators and stairs” among the limited common elements. The as-built surveyor’s certificate for Castillo I Building No. 1 (OR 2924, Page 1873, recorded November 14, 2001) carries the same three-floor plan.

So a Castillo address reads like this: “2843 Tiburon Blvd E #102” is the second-floor home in the building at 2843. Some listings write the building number in front of the unit (“#7-102”); the county keeps the building number and the unit number in separate fields. The last digit is always the floor.

That form has three practical consequences a buyer should know on day one. First, the upper two homes have private elevators, and the declaration treats the unit 2 and 3 elevators and stairs as limited common elements. Second, the storey count places Castillo within the height threshold of Florida’s milestone-inspection and structural-integrity-reserve-study laws (see the section on Florida condominium law below). Third, the hard-flooring rule matters: the 2018 restated declaration requires Board approval for hard-surface flooring above the ground floor, and at Castillo two of every three residences are above the ground floor.

Where Castillo Sits Inside Tiburón

Castillo occupies the east end of Tiburón’s residential loop. Of its 102 residences, 84 are in 28 buildings on Tiburon Blvd E and 18 are in 6 buildings on Castillo Ct, per the Collier County Property Appraiser roll (tax year 2026 preliminary). The Tiburon Blvd E buildings run from 2805 to 2863 on the odd side and 2806 to 2868 on the even side; the Castillo Ct buildings are 2866, 2870, 2874, 2878, 2882 and 2886. The condominium parcel itself is one polygon of about 16.15 acres in the county’s parcel map.

The 2001 Declaration of Covenants and Restrictions for Castillo at Tiburon (OR 2916, Page 2913, recorded October 31, 2001) describes what the developer planned inside that footprint: “A maximum of 102 single-family condominium units contained in thirty-four (34) three (3) unit buildings, roadways, utilities and entrance, recreation area with swimming pool, deck and clubhouse, landscaped areas and a fresh water lake and retention area.” It also records a 0.757-acre “Golf Course Take” buffer parcel “separating Castillo at Tiburon from the Tiburon Golf Course property,” which must stay in its “current, natural, undeveloped condition” and cannot be changed without the golf course owner’s written consent. That buffer is one reason the golf-side Castillo buildings keep a green edge.

Castillo’s neighbors inside Tiburón include Serafina at Tiburón (single-family homes) and Escada at Tiburón (custom estates), and across the community Bolero at Tiburón and Ventanas at Tiburón. Castillo IV was literally carved out of the Serafina plat, a story told in the history section below.

Who Owns at Castillo?

The Collier County Property Appraiser roll (tax year 2026 preliminary) answers this better than any brochure. Of Castillo’s 102 residences, 29 (28.4%) carry a homestead exemption. Owner mailing addresses split 46 in Florida (45.1%), 49 in other states (48.0%) and 7 in Canada (6.9%), so 56 of 102 owners, 54.9%, receive their tax bill outside Florida. The other-state owners come from 19 states led by New York, Ohio, Massachusetts and Pennsylvania; all seven Canadian mailing addresses are in Ontario.

In plain terms, Castillo is mostly a second-home neighborhood with a substantial full-time minority. It is busier from January through April and quieter in summer. That rhythm shapes the market too: seasonal owners tend to list in fall and winter, and the buyer pool is heavy with out-of-state second-home buyers who shop in person during season.

A Day at Castillo

A February weekday at Castillo might start with a walk around the loop, then a morning at the Castillo pool and spa, which sit on Castillo’s own common land beside Tiburon Blvd E. Golfers who hold a Tiburón Golf Club membership head for the Gold or Black course; everyone else heads out the main gate for errands. The drive to Mercato is about 4.0 road miles and to NCH North Hospital about 3.7 road miles, both measured from 2843 Tiburon Blvd E (method in the logistics section). The day might end at the Castillo clubhouse, or at a restaurant at The Ritz-Carlton Naples, Tiburón, 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 Castillo is yard work. The 2001 covenants make the association responsible for “properly maintaining the grass, trees and other vegetation located on the Common Areas and on Condominium Property exterior to the buildings,” and the association maintains the exterior walls, painting, waterproofing and roofs under Section 6.1 of the 2018 restated declaration.

How Castillo Residents Reach the Beach

Castillo is inland. The closest Gulf beach parking is the Collier County beach garage at Vanderbilt Beach, about 4.9 road miles from 2843 Tiburon Blvd E and about 5.1 from 2886 Castillo Ct (OSRM public router, free-flow). Tiburón Golf Club members get beach transportation and towel service through the club; they do not get access to the beachfront resort’s pool, sundeck or beach facilities, and home ownership alone conveys no beach or resort privilege.

What Castillo Does Not Have

Four things buyers sometimes assume. No private pools or yards: every Castillo residence is a condominium unit, and the pool is shared. No tennis court or fitness room inside Castillo: neither the 2018 declaration, the 2001 covenants nor the rules mention one; fitness and tennis at Tiburón run through the club and the resort. No automatic golf membership: Castillo’s own recorded documents do not require one (see the amenities section). No plat: a condominium is created by a recorded declaration, not a plat map, so the controlling Castillo documents are declarations and their exhibits.

Castillo I, II, III and IV: One Place, Not Four

Some listings and older records name “Castillo I at Tiburon” or “Castillo IV at Tiburon.” Those were the four separately declared condominiums WCI created in 2001 and 2002. Their associations merged in 2007 and the four condominiums themselves merged into one in 2018, so today there is one Castillo at Tiburón, one association, one budget and one vote per residence, 102 in all. If you see a Roman numeral on a listing, it tells you which original declaration the building was created under, and nothing else.

Castillo at Tiburón Market Snapshot: What Residences Actually Sell For

Castillo at Tiburón residences sold nine times in the twelve months to September 18, 2026, at a median of $1,265,000 and a range of $1,000,000 to $1,575,000 (Southwest Florida MLS Matrix), while eight were listed, the most in Tiburón. Floor, plan and building decide where a residence lands in that range.

Data updated: September 2026 (Southwest Florida MLS Matrix and Collier County Property Appraiser 2026 preliminary roll, retrieved 18 Sep 2026)

Castillo is a thin market inside a thin market: 102 residences, nine closings in a year, eight actives. We tracked every one of those nine closings against its recorded county deed, and all nine reproduce the MLS price exactly. In a market that size every sale resets the comparison for the next one. Here is the record, with the source and the denominator named at every step.

What Castillo Sold For in the Last 12 Months

Southwest Florida MLS Matrix, pulled September 18, 2026, closings dated September 18, 2025 to September 18, 2026:

• Closings: 9. An odd count, so the median is an observed sale.
• Median sold price: $1,265,000.
• Range: $1,000,000 to $1,575,000.
• Median sold price per square foot: $522.73, on MLS living area.
• For Tiburón as a whole in the same window: 32 closings, a median of $1,850,000, a median of 86 days on market and a median sold-to-list ratio of 93.84%; Castillo’s nine closings were 28% of every Tiburón sale.

The Matrix pull for this page broke out Castillo’s count, median, range and median price per foot; it did not break out Castillo’s days on market or sale-to-list ratio, so those two figures are given for Tiburón as a whole and not for Castillo.

A cross-check from the county deed file. The Collier County Property Appraiser’s sales file (files dated August 29, 2026) records ten priced deeds on Castillo units in roughly the same window. One, an $850,000 transfer in May 2026, is coded by the county as not qualified, which means the county does not treat it as an arm’s-length market sale. The other nine reproduce the MLS figures exactly: nine sales, a median of $1,265,000, a range of $1,000,000 to $1,575,000 and a median of $522.73 per square foot. Those nine county deeds total $11,420,000. We treat the $850,000 deed as what the county says it is, not a market comparable.

Castillo Sales by Floor Plan

At Castillo the county’s base area for a residence equals the MLS living area to the square foot on all 102 residences (2,159, 2,420 and 2,502 square feet), so the per-foot figures below are on living area whichever file they come from. The price bands use the nine qualified county deeds that reproduce the MLS set; the convention is the mean of the per-sale price per square foot.

Three things stand out. The first floor sells for the least per foot, about $494 against $556 to $561 upstairs. The widest spread is on the second floor, where the same 2,420 square foot Zamora plan closed at $1,145,000 in April 2026 and at $1,575,000 in December 2025. And the third floor, the penthouse level WCI called Riaza, has sold in a narrow band, $1,375,000 to $1,410,000. With two to four sales in each cell, these are ranges with counts, not rates.

What Is For Sale at Castillo Right Now

Eight Castillo residences were active on September 18, 2026 (Southwest Florida MLS Matrix). The MLS report’s own summary line said nine; its twenty raw rows show eight, and eight is the figure we use.

With eight listings the median asking price is the mean of the middle pair, $1,350,000 and $1,425,000, which is $1,387,500, and the median days on market is the mean of 159 and 179, 169 days. Five of the eight actives are first-floor Crienza residences, the floor where the lowest closed price per foot sits. Their mean asking price per foot is $588.05 against a mean sold figure of $494.06 over the last year, the widest ask-to-sold gap at Castillo.

Months of Supply and Days on Market

Eight actives against nine closings a year is about 10.7 months of supply at the trailing twelve-month pace (8 divided by 9 per 12 months), our arithmetic from the Matrix figures above. Tiburón as a whole carried 20 actives against 32 closings, about 7.5 months, and Castillo alone held 8 of those 20 listings. The Castillo actives had been listed a median of 169 days; Tiburón’s closings took a median of 86. In plain terms, Castillo is the slowest-moving part of a slow-moving condominium tier, which is precisely when pricing and preparation decide who sells and who sits.

Castillo Prices Over Time, 2018 to 2026

Recorded deed prices from the Collier County Property Appraiser sales file (files dated August 29, 2026). “Priced” means a recorded sale of $100,000 or more; the file also carries $0 and nominal transfers, which are excluded. These are county deed figures, not MLS figures.

The shape is the North Naples condominium story in one neighborhood: flat in the high $600,000s and low $700,000s through 2021, a step of roughly 70% in 2022, a peak in 2023, and a drift back since. The county’s median price per foot on those deeds fell from $577.58 (n=8) for September 2024 to September 2025 to $522.73 (n=9) for the trailing twelve months. The 2023 and 2024 rows are thin, eight and three deeds.

What the County Says a Castillo Residence Is Worth

The Collier County Property Appraiser values Castillo by floor, with no variation inside a floor (tax year 2026 preliminary roll):

2026 is the first year Castillo’s county value fell: every floor was cut by the same $70,180, and the median just value fell 5.9%, from $1,189,500 to $1,119,320. For comparison, Bolero at Tiburón’s 2026 preliminary just values are unchanged from 2025, and Ventanas at Tiburón’s median fell 3.3% (same roll). Just value is a mass-appraisal figure set as of January 1; it is not a price, and a well-presented Castillo residence can sell well above or below it.

Taxes follow the value and the homestead status. The 2026 preliminary roll shows a median ad valorem tax of $9,889 (range $3,435 to $10,900) at a preliminary total millage of 9.4020 mills; the preliminary file does not yet carry the non-ad valorem lines. The last complete bill, 2025 certified, shows a median total tax of $12,650 (range $6,247 to $14,511), including the Pelican Marsh CDD and solid-waste lines. The low ends are homesteaded residences protected by the Save Our Homes cap.

What Castillo Residences Sold For New, 2001 to 2005

WCI Communities listed Castillo’s three plans on its website in 2002 with “priced from” figures: Crienza from $652,990, Zamora from $779,990 (March 2002) and $814,990 (June 2002), and Riaza from $844,990 (WCI Tiburón plan list, archived February 13, 2002 and June 27, 2002). The county’s first recorded priced sale on each residence, 2001 through 2005, has a median of $584,400 for first-floor homes (n=34), $714,450 for second-floor homes (n=34) and $775,700 for third-floor homes (n=32). The post-2008 low came in 2012, when the median priced deed was $405,000 (n=11).

Our Read of the Castillo Market

Castillo in September 2026 is a buyer’s market inside a neighborhood whose fundamentals have not changed: the same 102 full-floor homes, the same garages and elevators, the same gate. What has changed is supply and cost. Eight listings, more than ten months of supply at the recent pace, a county value cut, and a buyer who now asks about the milestone-inspection and reserve-study laws, the building’s flood zone and the insurance line before the kitchen. The residences that sell are priced to the floor and plan sales, not to the peak, and they arrive with the documents already in the file. The first-floor Crienza is where competition is thickest and where pricing discipline pays most.

First-Hand: What We Check Before We Price a Castillo Residence

This is how Jesse and Marc prepare a Castillo listing or a Castillo offer, in the order we do it. We pull the building number first, because at Castillo the building decides the flood zone: we check it against FEMA’s building-level result below and, if the building is one of the four covered by the 2013 Letter of Map Amendment, we put that letter in the file. We read the permit history on the unit’s folio for windows, doors and shutters, because opening protection is the line that varies unit by unit and it drives the wind-mitigation inspection. We pull the parcel’s own tax bill for the Pelican Marsh CDD line, because three Castillo residences carry a lower CDD line than the other 99. We read the floor-plan comps by floor, never by neighborhood average. And we ask the association for its current budget, its insurance declarations, and its position on the milestone-inspection and structural-integrity-reserve-study laws before a buyer’s inspection period starts, because in 2026 those are the questions that stall a Castillo contract in week two. None of that is guesswork; every item is a document, and this page names each one.

How Did Castillo at Tiburón Come to Be?

Castillo at Tiburón was created by WCI Communities, Inc. through four recorded declarations of condominium between October 2001 and August 2002, tied together by a 2001 covenants declaration, governed by five boards until a 2007 association merger, and made one 102-unit condominium by a 2018 restated declaration approved by at least 75% of the owners in each phase.

The four-declaration history is the part of the Castillo story that exists nowhere else online, and it explains things a buyer still sees today: the Roman numerals on some listings, the building numbers, the two association-owned tracts inside the Serafina plat and the legacy wording in the bylaws.

WCI Communities and the Tiburón Master Plan

WCI Communities developed Tiburón, a gated golf community inside the Pelican Marsh development and the Pelican Marsh CDD boundary in North Naples. The Tiburón master declaration, the Declaration of Covenants, Conditions and Restrictions for Tiburon Estates, was recorded by WCI Communities, Inc. on August 6, 1999 (OR 2579, Page 364). Castillo followed two years later at the east end of the loop.

Who Built Castillo?

WCI Communities, Inc. was the declarant of all four Castillo declarations, and the 2018 restated declaration recites that the developer constructed the units. The 2018 instrument (OR 5509, Page 3295) states that “the original declarations of condominiums for the Castillo Condominiums were made by WCI Communities, Inc. (‘Developer’),” defines the Developer as “WCI COMMUNITIES, INC., the company that has established this Condominium,” and says the “Developer constructed a total of 102 single family residential units.” WCI also marketed and priced the three Castillo floor plans on its own website in 2002. The licensed contractor of record for each building sits in Collier County’s building-permit files, which are not reproduced here.

The Four Declarations, 2001 and 2002

Collier County Clerk of the Circuit Court and Comptroller, Official Records. Between the second declaration and the third, WCI recorded the covenants layer that ties all 102 units together, the Declaration of Covenants and Restrictions for Castillo at Tiburon (OR 2916, Page 2913, October 31, 2001), which governs the lake, pool, clubhouse, entrance, roads and landscaped areas.

The FEMA letter discussed in the flood section confirms two pieces of the building map: buildings 2 and 3 are in the Castillo I declaration and buildings 5 and 6 are in Castillo II. Which of buildings 7 through 34 fall under Castillo III and which under Castillo IV is set out in those two declarations’ exhibits, not in the county roll.

Built Building by Building, 2001 to 2003

WCI’s surveyor recorded an as-built certificate for each building as it reached substantial completion, substituting the “as built” plot plan into the declaration under Section 718.104(4)(e) of the Florida Statutes. Those certificates run from November 14, 2001 (Castillo I, Building 1) to February 14, 2003 (Castillo III). The county roll agrees: 16 buildings (48 residences) carry a 2001 year built, 12 buildings (36) carry 2002 and 6 buildings (18) carry 2003. The 2001 buildings are the south-west end of the loop (2805 to 2839 and 2806 to 2842 Tiburon Blvd E); the 2003 buildings are four of the six on Castillo Ct plus 2854 and 2858 Tiburon Blvd E. Every building carries a single year for all three of its residences.

Ready to Sell or Buy at Castillo at Tiburón? Talk to the Team That Read All Four Declarations

Castillo at Tiburón is the largest neighborhood in Tiburón, and in September 2026 it holds 8 of the community’s 20 active listings. In that market the seller with the best-prepared file and the right floor-plan price wins.

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

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

Why Part of Castillo Sits on Serafina Land

Castillo I, II and III were carved out of Tract A of the Tiburon Blvd East Extension plat; the county’s legal description for the remaining tract reads “TRACT A LESS CASTILLO I AT TIBURON CONDO OR 2909 PG 1802, II OR 2910 PG 1299, III OR 2987 PG 346.” Castillo IV is different. The Serafina at Tiburon plat was recorded first, in October 2001, and the Castillo IV declaration, recorded ten months later, drew its condominium boundary across parts of Serafina Tracts A and D. The county still carries those two Serafina tracts “LESS THAT PORTION NKA CASTILLO IV AT TIBURON CONDO AS DESC IN OR 3097 PG 320” (Collier County Property Appraiser roll, 2026).

The result is visible on the tax roll today. Castillo at Tiburon Condominium Association, Inc. owns two small parcels inside the Serafina plat: Serafina Tract C at 2879 Castillo Ct (1.07 acres, carried under the county’s use code 96, the class it uses for utility and water-management land) and the remainder of Serafina Tract D at 2876 Tiburon Blvd E (0.21 acres, vacant). Both are valued at $100. Neither carries a building.

Five Boards, Then One, 2000 to 2007

WCI filed the four phase associations on November 1, 2000 (Castillo I, II, III and IV at Tiburon Condominium Association, Inc., Sunbiz N00000007299, N00000007300, N00000007302 and N00000007304), and the covenants-level Castillo at Tiburon Community Association, Inc. on November 27, 2000 (N00000007850). The original articles gave the developer the power to appoint the first board. Filings show developer officers through mid-2003 and resident owners on the boards by 2004, so turnover to the owners happened between August 2003 and April 2004; the exact turnover meeting date is not in any record we read.

On March 12, 2007 the four phase associations merged into the Community Association, which renamed itself Castillo at Tiburon Condominium Association, Inc. (Articles of Merger, OR 4204, Page 613, recorded March 28, 2007). The plan of merger was explicit that “the condominiums themselves are not being merged.” One corporation now ran both the covenants-level common areas and all four condominiums. A 2012 bylaw amendment (OR 4796, Page 2436) set a five-member board with one seat for each of Castillo I, II, III and IV plus one at-large seat.

One Condominium Since 2018

At a members’ meeting on March 22, 2018, “the unit owners, by an affirmative vote of not less than seventy-five (75) percent of the voting interests from each Castillo Condominium, agreed to merge the separate Castillo Condominiums into Castillo I at Tiburon, the surviving condominium,” renamed Castillo at Tiburon, a Condominium. The Certificate of Amendment and Amended and Restated Declaration, with Amended and Restated Bylaws, was e-recorded on May 15, 2018 (OR 5509, Page 3295, 50 pages). Every residence now holds a 1/102 share of the common elements and common expenses and one indivisible vote. The 2018 bylaws keep a five-member board with two-year staggered terms, and each director must be a unit owner or the spouse of one.

For a buyer, the 2018 restatement is the document to read first: it consolidates every earlier amendment into one instrument, and it is the version of the leasing, pet, maintenance and approval rules that governs today.

The Residences: Crienza, Zamora and Riaza Floor Plans

Castillo at Tiburón has three floor plans, one per floor: the 2,159 square foot Crienza on the first floor, the 2,420 square foot Zamora on the second and the 2,502 square foot Riaza on the third, each a full-floor home with a two-car garage, the upper two served by a private elevator.

The plan names are WCI’s, from its 2002 model pages. The square footages are the county’s and the MLS’s, and they agree exactly. That makes Castillo one of the easiest condominiums in Naples to compare like for like: once you know the floor, you know the plan and the living area.

The Three Plans at a Glance

Sources: WCI Communities, Crienza model page (archived March 6, 2002), Zamora (archived March 6, 2002), Riaza (archived June 23, 2002); Collier County Property Appraiser roll, tax year 2026 preliminary. Matching each plan name to a floor is our inference from the exact square-footage match, which holds on all 102 county records.

The WCI “Total” figure includes the garage, lanais and entry and elevator areas under roof. It is never the right denominator for a price per square foot; living area is.

Crienza, the First-Floor Home

The Crienza is the ground-floor residence, 2,159 square feet of living area. WCI’s June 2002 page described it as two bedrooms plus a den and two baths and noted that “the roomy den easily converts to a third bedroom with optional closet available.” That is why today’s listings show the Crienza both ways: in the September 18, 2026 Matrix pull, three first-floor actives were listed as three bedrooms and two baths, and two as two bedrooms plus den. The Crienza has no elevator of its own because it does not need one, which some buyers prefer. It is also the plan that has sold for the least per foot over the last year ($494.06 mean, three sales).

Zamora, the Second-Floor Home

The Zamora is 2,420 square feet on the second floor, reached by a private elevator. WCI’s feature text described a den that “easily converts into a third bedroom,” a “tiled Florida room,” a lanai and a master lanai. Both second-floor actives on September 18, 2026 were listed as three bedrooms and two baths. The Zamora has the widest resale spread at Castillo, $1,145,000 to $1,575,000 in the last twelve months, which tells you condition and presentation, not the plan, decide the price.

Riaza, the Third-Floor Penthouse

The Riaza is the top-floor home, 2,502 square feet, also served by a private elevator, with the same feature text as the Zamora. It is the residence WCI’s own page had in mind when it called Castillo a “penthouse” condominium. The two Riaza sales in the last year closed at $1,375,000 and $1,410,000; the one active Riaza on September 18, 2026 was asking $1,595,000.

Garages, Elevators and What the Owner Maintains

“Each unit shall always have the exclusive use of the two parking spaces in its garage,” says Section 12.5 of the 2018 restated declaration, and the garages are limited common elements. The association maintains the exterior walls (including painting, waterproofing and caulking), the roofs, the structure, and common-element wiring and pipes up to each unit’s breaker or shut-off. The owner maintains windows, glass, screens, doors, air-conditioning and heating equipment serving the unit, water heaters, appliances and everything inside (Sections 6.1 and 6.2). Any alteration to anything the association maintains needs the Board’s prior written approval, and the Board can require an engineer. Two horizontally adjacent units of one owner may be connected by doorways if the Board approves, though at Castillo, with one home per floor, adjacent units are stacked rather than side by side.

How Castillo Was Built

Castillo buildings are concrete block with stucco and tile roofs, per the MLS construction fields on several recent listings; those are agent-entered fields, not a permit. The court record from Hurricane Irma (see the storm section) describes a claim for “clay tiles that had blown off the roofs,” while 2018 notices of commencement recorded by the association describe tearing off an “existing concrete tile roof.” The two records describe the roof material differently; the current roof specification is in the association’s reroofing permits. The 2001 buildings predate the statewide Florida Building Code, which took effect March 1, 2002; the 2002 and 2003 buildings may fall on either side of that date depending on each building’s permit application date, which the county roll does not carry.

What Amenities Come With a Castillo at Tiburón Residence?

A Castillo at Tiburón residence comes with Castillo’s own pool, spa, deck, clubhouse, outdoor grilling area, freshwater lake and private driveways, owned and run by the Castillo association for Castillo owners; with Tiburón’s gated entry and District-maintained grounds; and with the option, not the obligation, of joining Tiburón Golf Club.

Castillo is one of the few Tiburón neighborhoods with a recorded amenity set of its own, and that is the first thing to understand about it. The club and the resort sit on top of that set; they are not part of it.

Castillo’s Own Pool, Spa and Clubhouse

The 2001 covenants list the Castillo Common Areas as “the lake, swimming pool, clubhouse, the entrance, the roads, the .757 acre Golf Course Take buffer parcel … and landscaped areas,” and require the association to “provide and maintain security lighting for the entrance and the recreation center” (OR 2916, Page 2913). The 2024 Second Amended and Restated Rules and Regulations regulate the pool and spa, with pool hours of dawn to dusk, residents accompanying their guests, and age limits on the spa (OR 6358, Page 2364, recorded May 10, 2024).

County building permit and recorded notice-of-commencement records place the pool at 2825 Tiburon Blvd E, on Castillo’s common land. The association is investing in it now: a Collier County permit issued February 11, 2026 covers replacing five pool heaters with five geothermal pool heat and cool units (declared value $61,485), and a notice of commencement recorded July 23, 2026 covers a “Pool Bathrooms and Outdoor Kitchen Renovation” at the same address. The 2018 restated declaration also lets the association lease the pool deck to an owner for temporary exclusive use, which is how private parties at the pool are handled.

The Lake and the Golf-Course Buffer

The freshwater lake is part of the surface-water management system, and the covenants say so plainly: “no boats, bathing or swimming allowed in the lake,” and no withdrawal of lake water for irrigation. Any amendment affecting the surface-water system needs the South Florida Water Management District’s approval. The 0.757-acre Golf Course Take buffer between Castillo and the golf course stays natural and undeveloped, and that clause cannot be amended without the golf course owner’s written consent. For a golf-side Castillo buyer, that is a recorded covenant protecting the edge of the view, which is more than most Naples condominiums can show.

What Comes Through Tiburón and the District

Castillo sits inside governing layers above its own association. The master association, Tiburon Estates Homeowner’s Association, Inc., owns Tiburon Blvd E and Castillo Ct; the 2024 Castillo rules say so in terms (“Tiburon Blvd. E and Castillo Court are streets owned by Tiburon Estates Homeowners’ Association, Inc.”). The Pelican Marsh Community Development District runs Tiburón’s staffed entrance and access control, the District roads and landscaping, lakes and preserves. Castillo’s recorded declarations make every owner a member of the master association and obliged to pay its assessments.

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

Tiburón Golf Club is private property owned by Tiburon Golf Ventures Limited Partnership, not by any homeowners’ association. Castillo’s own recorded documents do not require an owner to join it. The 50-page 2018 restated declaration mentions golf once, in Section 20, which authorizes the association 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 facilities.” That is a power the association holds, not an obligation an owner carries, and nothing in the record shows the association has used it. The 2001 covenants carry no membership covenant.

The Tiburón master declaration is a different document with its own club section. Its 1999 text addresses initial purchasers buying from the developer and directs a resale purchaser to contact the club to confirm a membership is available for the residence; a 2011 master amendment locks that section against change without the club’s recorded consent (Third Amendment, OR 4716, Page 943). The practical rule for a Castillo resale buyer: confirm the club’s current membership plan in writing with the club, and read the estoppel certificates before closing.

The club offers resident-only Medallion and Signature memberships by application (Tiburón Golf Club membership); Signature is a seasonal May-through-October membership, not a year-round one. The club publishes membership privileges, not membership prices, so no initiation fee or dues figure appears here. Club members get beach transportation and towel service, not access to the beachfront resort’s pool, sundeck or beach facilities. The Ritz-Carlton Naples, Tiburón, which opened in January 2002 with 295 rooms and 38 suites, is open to Castillo residents through the club or as paying guests; no published homeowner access right exists.

What Castillo Owners Do Not Get

No private tennis, pickleball or fitness room inside Castillo, and no resort privileges by right of ownership. Tiburón hosts three professional golf tournaments a season, including the Chubb Classic on the Black Course since 2021; the District’s records show event staging along Vanderbilt Beach Road and Livingston Road, but what tournament week means day to day for a Castillo resident is not on any public record.

What Are the HOA and Condo Fees at Castillo at Tiburón?

Castillo at Tiburón owners pay a condominium assessment to the Castillo association, a master assessment to Tiburon Estates Homeowner’s Association and a Pelican Marsh CDD line on the county tax bill. Neither association publishes its assessment amount; the CDD line on the 2025 bill was $2,561.94 per Castillo residence, per the Collier County Tax Collector.

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

The Castillo Condominium Assessment

No association-published budget or assessment figure for Castillo 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 (Castillo paid $408, for 102 units, in each year from 2022 to 2026, per the DBPR condominium payment history). Listing sites show fee figures typed in by listing agents; 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 documents fix is the structure. Every residence pays 1/102 of the condominium’s common expenses (2018 restated declaration, Sections 7.1 and 21), the same share whether it is a first-floor Crienza or a third-floor Riaza, and 1/102 of the covenants-level common expenses (2001 covenants, Section 9.5).

What the Castillo Assessment Pays For

Section 4.8 of the 2018 restated declaration: “The cost of providing basic cable television under a bulk service contract, electronic security, and the cost of water and sewer service to the units shall be a common expense.” On top of those, the assessment pays for the association’s maintenance obligations (exterior walls, painting, waterproofing, roofs, structure, lawn and landscaping, private driveways and entrance, pool, spa, clubhouse, lake), the building insurance the association carries, management and reserves. The Board may also contract bulk in-unit services, such as air-conditioning or water-heater maintenance or pest control, as a common expense an owner cannot opt out of.

The Special Assessment Cap

The 2018 bylaws cap special assessments: special assessments uniformly payable by all units in a fiscal year may not exceed 15% of the total association budget, including statutory reserves, unless a majority of the voting interests first consent (Bylaws Section 6.8). Florida associations do not record special assessments, so none appears in the Clerk’s index. The estoppel certificate for a specific residence discloses any assessment that is levied or pending.

What Castillo Does Not Charge That Some Buildings Do

The 2018 restated declaration caps the association’s transfer fee on a sale or lease approval at “$100.00 or as permitted by” law (Section 13.2.1). We found no resale capital-contribution assessment at the Castillo condominium level in the recorded documents. The master association is a different matter (next section).

Castillo at Tiburón’s Layered Fees: Condominium, Master Association and CDD

Castillo at Tiburón owners carry three recurring layers, the Castillo condominium assessment, the Tiburón master assessment and the Pelican Marsh Community Development District, plus a one-time master capital contribution at purchase. Only the CDD figure is published per residence, on the county tax bill: $2,561.94 per Castillo residence on the 2025 bill.

Layer 1: The Castillo Condominium Assessment

Covered in the section above: 1/102 per residence, with the amount in the adopted budget and the estoppel.

Layer 2: The Tiburón Master Assessment

Castillo’s original declarations say it directly: “Castillo at Tiburon exists within the larger Tiburon Estates planned community … Castillo at Tiburon owners are members of, subject to, and are required to pay assessments to the Tiburon Estates Homeowner’s Association, Inc.” The master declaration apportions master assessments among residential units “on an equal basis,” but lets the master board vary rates among unit types that make different use of the common properties. Tiburón’s master association does not publish its assessment amount; the figure is disclosed on the statutory estoppel certificate a buyer receives during the association-document review period.

The One-Time Master Capital Contribution

A 2022 amendment recorded by the master association (OR 6149, Page 45, July 6, 2022, approved at a members’ meeting on March 10, 2022) adds a Capital Contribution Assessment, charged to each new member at purchase, equal to one quarter of the annual Common Assessment, in an amount the master board sets by resolution. The dollar figure is not in any public record we found; confirm the current figure in the estoppel.

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, and the District’s assessments are collected on the county tax bill as non-ad valorem lines. They have two parts.

• Operations and maintenance: $1,725 per unit for fiscal year 2026 (Pelican Marsh CDD 2026 adopted budget) and $1,879 per equivalent residential unit for fiscal year 2027, adopted at the District’s public hearing on July 15, 2026 (2027 adopted budget).
• Series 2022 debt service: a bond assessment on the Tiburón neighborhoods obligated for the bonds. Castillo is named among them in the District’s July 16, 2025 minutes (minutes).

The per-residence total is on each parcel’s own bill. The Collier County Tax Collector’s 2025 bills for two Castillo residences, one in Castillo I (parcel 25778000029, Building 1, unit 101) and one on Castillo Ct (parcel 25778030206), each show a “Pelican Marsh” line of $2,561.94 (2025 bill, parcel 25778000029; 2025 bill, parcel 25778030206). Subtracting the $1,725 fiscal 2026 operations figure leaves about $836.94 of Series 2022 debt service per residence, our arithmetic from the two primary figures. The District Manager’s description at the July 15, 2026 meeting agrees: debt service of “approximately $833 to $853 for smaller condominium units, including Serafina, Ventanas, and Castillo,” with the bonds retired after the final payment in May 2031 (July 15, 2026 minutes). The District may call the Series 2022 bonds at par at any time on or after March 25, 2025.

Not every Castillo residence carries the debt line. On the 2025 certified roll, 99 residences carry non-ad valorem charges of $2,823.85 (the $2,561.94 District line plus a $261.91 solid-waste line) and three carry $1,987.52, a difference of $836.33, the same size as the debt line (Collier County Property Appraiser roll). The likeliest reading is that those three residences prepaid or paid off their bond assessment; the District’s assessment roll would confirm it. The current figure for a specific residence is on that parcel’s own tax bill.

What the Stack Looks Like for a Buyer

Selling a Castillo residence? The CDD line, the three-layer stack and the estoppel timing all belong in your net sheet before you list. Get a free Castillo 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 Castillo at Tiburón Declaration, Covenants and Rules, Section by Section

Castillo at Tiburón is governed by three recorded instruments, best read in this order: the 2018 Amended and Restated Declaration and Bylaws (OR 5509, Page 3295), the 2001 Declaration of Covenants and Restrictions (OR 2916, Page 2913) and the 2024 Second Amended and Restated Rules (OR 6358, Page 2364).

These are the provisions that shape ownership. Quotations are from the recorded instruments; section numbers are the instruments’ own.

The 2018 Restated Declaration: Ownership and Voting

• Share and vote: 1/102 of the common elements and common expenses for every residence, and one full indivisible vote per residence (Sections 7.1, 21 and 23).
• Material alterations to the common elements: two-thirds of the voting interests (Section 7.3).
• Occupancy: one family and its guests; guests in the owner’s absence are limited to “two times per calendar year for maximum periods of 14 days,” and all guests register on arrival (Section 12.3).
• Pass-key: the association holds a pass-key to every unit for maintenance and emergencies (Section 12.4).
• Parking: the exclusive use of the two parking spaces in the unit’s garage (Section 12.5).
• Pets: as the rules allow, and “tenants and guests shall not be permitted to have pets” (Section 12.6).
• Association agreements: the power to acquire memberships and use interests in clubs and golf courses (Section 20); no evidence it has.

The 2018 Restated Declaration: Transfers and Leasing

• Approval of every transfer: no owner may “sell, lease, give or otherwise transfer ownership of a unit or any interest therein” without the association’s prior written approval (Section 13.1), and an unapproved transfer is void (Section 13.4).
• Decision window: the association must act within 15 days of a complete application, and may approve, disapprove for cause, furnish an alternate purchaser or buy the unit itself (Sections 13.2 and 13.3).
• No approval while delinquent: approval is not given while the owner owes assessments (Section 13.2.4).
• Transfer fee: “not to exceed $100.00 or as permitted by” law (Section 13.2.1).
• Leasing: “Only entire units may be leased,” the minimum leasing period is 30 days, and “no unit may be leased more than four (4) times per calendar year, unless made more restrictive by the Board” (Section 13.1.2). The same wording appears in the original Castillo IV declaration.
• No de facto timesharing: a sale to several people who intend to split occupancy by period is refused (Section 13.1.3).

The 2018 Restated Declaration: Maintenance and Alterations

• Association: all common elements and association property, including exterior building walls with painting, waterproofing and caulking, roofs, structure, the exterior surface of main entrance doors, and wiring and pipes up to each unit’s breaker panel or shut-off valve (Section 6.1).
• Owner: windows, glass, screens and doors, unit plumbing and electrical serving only the unit, air-conditioning and heating, water heaters, appliances, smoke alarms, floor coverings and interior finishes (Section 6.2).
• Hard flooring above the ground floor: Board approval required (Section 6.3.3).
• Alterations: no owner may alter, add to or remove any part of the improvements the association maintains without prior written Board approval; the Board may require engineering at the owner’s cost (Section 6.5).
• Bulk services: basic cable, electronic security, and water and sewer to the units are common expenses (Section 4.8).

The 2018 Bylaws: Board, Reserves and Special Assessments

• Board: five directors, two-year staggered terms, each a unit owner or an owner’s spouse; 102 voting interests.
• Reserves: to be funded unless the members vote to waive or reduce them, subject to what Florida law permits (Bylaws 6.5). For budgets adopted on or after December 31, 2024, an association required to obtain a structural integrity reserve study may not waive or reduce reserves for the study’s items under Section 718.112(2)(f) of the Florida Statutes.
• Special assessment cap: 15% of the total budget in a fiscal year without prior majority consent (Bylaws 6.8).
• Amendment thresholds in the original declarations: two-thirds of the voting interests for regular amendments; 75% in each condominium plus all lienholders for a merger, which is exactly the threshold met in 2018.

The 2001 Covenants: The Layer Between the Condominium and Tiburón

The Declaration of Covenants and Restrictions for Castillo at Tiburon (OR 2916, Page 2913) governs the shared land. Its key terms:

• Common Areas: the lake, swimming pool, clubhouse, entrance, roads, the 0.757-acre Golf Course Take buffer and landscaped areas.
• Term: 30 years from recording, then automatic 10-year extensions unless two-thirds of the unit owners record a termination; the first renewal point is October 31, 2031 by our arithmetic.
• Assessments: equal, 1/102 per unit (Section 9.5), with a lien subordinate to a prior institutional first mortgage.
• Vehicles: commercial and oversized vehicles, campers, motor homes, trailers and motorcycles only if hidden from view, such as in a garage (Section 11.1).
• Signs: no “For Sale” or “For Rent” signs on the Common Areas (Section 11.2).
• Lake: no boats, bathing or swimming, and no withdrawal of lake water for irrigation (Sections 11.4 and 5.4).
• Pet insurance cost: the association may charge an owner a pet assessment equal to any insurance premium increase attributable to that owner’s pet (Section 8.4).
• Amendments: two-thirds of the voting interests, and South Florida Water Management District approval for anything affecting the surface-water system (Section 10).

The 2024 Rules: Vehicles, Parking and Garages

The current rules are the Second Amended and Restated Rules and Regulations adopted by the Board on April 17, 2024 (OR 6358, Page 2364). They replace the 2010 restated rules and their 2012 and 2017 amendments.

• Passenger cars, SUVs, mini-trucks, vans and street-legal motorcycles that fit in a garage are allowed; commercial vehicles, trucks, campers, motor homes, RVs, trailers, oversized vehicles, boats and boat trailers are prohibited unless garaged with the door closed.
• Owners and tenants park in the garage with the door closed, with no more than two vehicles per owner or tenant on the property.
• Guests park at the marked spaces at the end of each building’s driveway or behind the owner’s garage.
• No street parking except temporary service and delivery, no parking on the west (outbound) side of Tiburon Blvd E, and no overnight parking in the pool lot without written permission.
• No vehicle maintenance on the property except car washing in front of the unit’s garage in daylight.

The 2024 Rules: Exterior Appearance, Shutters and Work Hours

• Exterior (the architectural-review function): nothing may be changed on, affixed to or displayed from any exterior-visible part of a building without the Board’s prior written consent. Window coverings must be white or off-white or lined in those colours. Antennas follow FCC guidelines with Board consent. Landscaping may not be altered without the association’s permission.
• Hurricane shutters: “No hurricane shutters may be installed on the exterior of any window, sliding glass door or screened lanai without the prior written consent of the Board of Directors. If approved, shutters are required to conform with a uniform color, size, style and/or manufacturer designated by the Board.” Florida law requires every condominium board to adopt hurricane protection specifications and bars a board from refusing an installation that conforms to them (Section 718.113(5), Florida Statutes).
• Work and moves: Monday to Saturday, 8:00 a.m. to 5:00 p.m., with licensed and insured contractors.
• Occupancy cap: permanent occupants no more than two per bedroom; overnight no more than two per bedroom plus two. Visitors or tenants staying more than seven consecutive days register.
• Children: children under 16 are under direct adult control on the common property.

How the Rules Have Changed Since 2001

The rules started life as Exhibit D to each declaration in 2001 and 2002. The Board restated them in 2010 (OR 4588, Page 2417), amended them in 2012 (OR 4823, Page 3084) and 2017 (OR 5426, Page 884), and restated them again in 2024. The original rules capped leases at one year; the 2024 rules do not repeat that cap. When an older rules copy and the recorded 2024 rules disagree, the recorded 2024 version governs, and when a rule and the declaration disagree, the declaration governs.

A Streets Question the Documents Answer Two Ways

The 2001 covenants list “the roads” among Castillo’s Common Areas, while the 2024 rules say Tiburon Blvd E and Castillo Ct are owned by the master association, and the county roll shows the remaining street tract of the Tiburon Blvd East Extension plat owned by Tiburon Estates Homeowners Association. The likeliest reading is that the through-streets belong to the master association and Castillo’s “roads” are its internal building driveways. It matters only for who maintains what, and the two associations’ budgets settle it.

Is Castillo at Tiburón a 55+ Community?

Castillo at Tiburón is not an age-restricted community. The recorded Castillo documents reviewed for this page contain no 55-and-over occupancy restriction, and the 2024 rules include provisions for children under 16 and age limits on the spa, which presuppose residents and guests of every age.

Florida’s housing-for-older-persons exemption requires the community to publish and follow policies showing intent to operate as 55-and-over housing; nothing of that kind appears in the 2018 restated declaration, the 2001 covenants or the 2024 rules. In practice, Castillo’s owners skew toward second-home buyers and retirees, as the county roll’s homestead and mailing figures show, but any buyer who qualifies under the association’s approval process may buy.

Can You Rent Out a Castillo at Tiburón Condo?

Yes, with limits. The 2018 restated declaration allows Castillo at Tiburón residences to be leased only as entire units, for a minimum of 30 days, no more than four times per calendar year unless the Board makes it more restrictive, and only with the association’s prior written approval, which cannot be given while the owner is delinquent.

That makes Castillo a seasonal-rental building, not a vacation-rental building. A 30-day minimum with four leases a year fits the classic Naples winter rental of one to three months.

The Leasing Rules in One Table

What a Castillo Landlord Should Plan For

The four-lease cap counts leases, not months, so a year of back-to-back monthly rentals is not possible. The tenant-pet ban removes part of the seasonal rental pool. The association acts as the owner’s attorney-in-fact under Florida’s residential landlord-tenant law under the 2024 rules, which gives it enforcement tools against a problem tenant. And the approval process adds lead time: submit the lease application well before the tenant’s arrival. The current tenant application fee is set by the association and is not published.

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

Yes. A lease does not stop a sale, but the buyer takes subject to it, and the approval, showing and closing dates have to be coordinated with the tenant’s term. We recommend listing a leased Castillo residence with the lease, its end date and the tenant’s showing terms disclosed from the start.

Pet Rules at Castillo at Tiburón

Castillo at Tiburón owners may keep up to two commonly accepted household pets such as a dog or cat, up to two caged birds and a reasonable number of tropical fish, under the 2024 recorded rules; reptiles are not allowed, and tenants and guests may not have pets at all under the 2018 restated declaration.

The Pet Rules

• Owners: no more than two household pets such as a dog or cat, no more than two caged birds, and a reasonable number of tropical fish (2024 rules).
• No reptiles of any kind (2024 rules).
• Dogs leashed or carried on the common property (2024 rules).
• Not on lanais: pets may not be housed on lanais or balconies (2024 rules).
• Nuisance pets: removed within four days of written notice (2024 rules).
• Tenants and guests: no pets (2018 declaration, Section 12.6; 2024 rules).
• Exceptions: the Board may grant exceptions (2024 rules).
• Insurance cost: the association may pass on to the owner any insurance premium increase attributable to that owner’s pet (2001 covenants, Section 8.4).

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 Castillo documents should be read as overriding that law. A buyer or tenant 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 Castillo at Tiburón

Castillo at Tiburón’s three-storey buildings fall within the height threshold of Florida’s milestone-inspection and structural-integrity-reserve-study laws; whether the association has completed its study, and what it found, is not published here and is produced to a buyer during the association-document review period.

This is the section where Castillo differs most from what circulated before this page. Older summaries, including earlier research behind our own Tiburón guide, treated Castillo as a neighborhood of one-level buildings outside these laws. The recorded declaration shows three-storey buildings, and that changes the answer.

What the Two Laws Say

• Milestone inspection: Section 553.899(3)(a) of the Florida Statutes (2026 text) requires the owner of “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” form of ownership to have a milestone inspection “by December 31 of the year in which the building reaches 30 years of age, based on the date the certificate of occupancy for the building was issued, and every 10 years thereafter” (Section 553.899).
• Structural integrity reserve study (SIRS): Section 718.112(2)(g)1 requires a residential condominium association to have a structural integrity reserve study completed at least every 10 years “for each building on the condominium property that is three habitable stories or higher in height” (Section 718.112).
• 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)).

Why Castillo Is Within the Threshold

Castillo’s buildings are three residential storeys over a garage level, one residence per storey, per the Castillo I declaration’s own words (“three-unit, three story buildings”), its surveyor’s building schematic and the as-built certificate for Building 1 (OR 2909, Page 1802; OR 2924, Page 1873). Both statutes also contain exclusions for certain small dwellings, and how any statute applies to a particular building is a determination for the association’s engineer and counsel, made under the Florida Building Code classification of that building. That is why the question a Castillo buyer asks is not “is Castillo exempt?” but “what has the association determined and done?”

What a Castillo Buyer Should Ask For

• The association’s written position on both laws for its buildings, and any engineer’s determination behind it.
• Any structural integrity reserve study, milestone inspection report or engineer’s letter in the official records.
• The current budget and reserve schedule, and whether reserves are fully funded, waived or reduced.
• The estoppel certificate’s disclosure of any levied or pending special assessment.

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

Timing, and Collier County’s Coastal Buffer

The milestone clock runs from each building’s certificate of occupancy, and Castillo’s buildings carry year-built dates of 2001 to 2003 on the county roll; the certificates of occupancy themselves are in Collier County’s building records. The statute lets a local building official move the first milestone to 25 years for buildings affected by local conditions such as proximity to salt water, and Collier County’s published milestone buffer layer maps a three-mile coastal band for that purpose. Castillo lies about 390 meters outside that mapped band, per the county’s GIS layer, but we give no specific deadline year here: the certificate-of-occupancy dates and the county building official’s determination settle it.

One Condominium Since 2018

Castillo has been a single condominium operated by a single association since the May 15, 2018 merger. For a buyer that means one budget, one reserve schedule and one set of structural records to request, not four.

Hurricanes, Flood Zone and Insurance at Castillo at Tiburón

Castillo at Tiburón is not one flood zone. On FEMA’s February 8, 2024 map (panel 12021C0194J), seven buildings at 2863 Tiburon Blvd E and on Castillo Ct sit wholly in Zone AH, six more are partly touched by it, and 21 have none under them. Check the specific parcel on FEMA’s Map Service Center.

This is the building-by-building answer no other Castillo source gives, measured from the county’s own building points and footprints against FEMA’s National Flood Hazard Layer.

The Map and the Panel

Every Castillo building sits on one FEMA flood map panel, 12021C0194J, effective February 8, 2024 (FEMA National Flood Hazard Layer), in NFIP community 120067, unincorporated Collier County. Collier County’s 2026 Flood Protection Newsletter repeats that “the county’s DFIRM became effective on 02/08/2024” (2026 newsletter). A 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.

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 AH and AE polygons, measured September 23, 2026. Building numbers are the county’s, and they match the building numbers in FEMA’s 2013 Castillo letter.

In summary: 7 buildings (21 residences) are wholly in Zone AH, buildings 12 to 18, which is 2863 Tiburon Blvd E and the six Castillo Ct buildings. Three buildings (9 residences) are substantially split: 2859 (37%), 2868 (66%) and 2864 (30%). Three buildings (9 residences) carry a sliver under 6%: 2809, 2843 and 2847. The other 21 buildings (63 residences) have no mapped high-risk zone under the footprint. The county’s own flood-zone layer returns the same answer at the three buildings we cross-checked.

About 30% of the land in the 16-acre condominium parcel is Zone AH and under 1% is AE, the AE being a lake or swale edge that no building touches. The land share and the building share are different things; the building is what a lender looks at.

What “Partly in the Zone” Means for a Loan

Footprint polygons are drawn from aerial imagery and are approximations. How a lender treats a building that is touched by the mapped zone is a determination question, not a map-reading question: the zone that applies to a given building is set by its flood zone determination or a Letter of Map Amendment. For the six split and sliver buildings (2809, 2843, 2847, 2859, 2864 and 2868), order the determination early.

The 2013 Castillo Letter of Map Amendment

FEMA case 13-04-5785A, a Letter of Map Amendment (Removal) dated August 1, 2013, removed four Castillo buildings from the high-risk zone on the map then in effect (panel 12021C0194H, dated May 16, 2012), with “ponding/overland flow” as the flooding source (FEMA Map Service Center, LOMA 13-04-5785A):

The letter notes that “portions of the property remain in the SFHA” and that a lender “has the option to continue the flood insurance requirement.” On the 2024 map, three of those four buildings are wholly outside the high-risk zone anyway and building 2 is touched by a 3% sliver. A 2013 FEMA letter removed four Castillo buildings from the flood zone; buyers and lenders should confirm the letter’s status against the current 2024 map. No letter has been issued for the seven Zone AH buildings, per FEMA’s map-change layer.

Ground Elevation Against the Base Flood Elevation

FEMA’s base flood elevation lines nearest the Zone AH buildings read 10.5 feet NAVD88. USGS 3DEP lidar (acquired September 2018) reads the ground at the 34 building points at 12.99 to 13.97 feet, and at the seven AH buildings at 13.69 to 13.97 feet (USGS Elevation Point Query Service). Those are bare-earth readings beside the structures, not finished-floor elevations, but they are consistent with the 14.2 to 14.6 foot lowest adjacent grades FEMA accepted in 2013. On that evidence the Castillo Ct buildings look like candidates for the same kind of letter the four buildings won in 2013; only a surveyor’s elevation certificate and a FEMA determination can prove it. No elevation certificate for any Castillo address appears in the county’s online certificate map (Collier County Elevation Certificates layer); ask the seller or association for one before relying on a flood quote.

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 Castillo building earns the Class 5 discount as a policy on a Zone AH building does, unless the structure is out of compliance with the county’s floodplain rules.

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). At Castillo that makes it a live constraint on a large remodel in buildings 12 to 18, and possibly in the split buildings depending on how the county’s floodplain staff treat a partly mapped structure. It does not reach the 21 buildings with no high-risk zone under the footprint.

Hurricane Irma at Castillo: the Federal Court Record

Castillo has a documented storm history, and it is in federal court. In Castillo at Tiburon Condominium Association, Inc. v. Empire Indemnity Insurance Co., No. 2:20-cv-468 (U.S. District Court, Middle District of Florida, Fort Myers Division), the court’s Opinion and Order of September 28, 2021 (opinion) records that about nine days after Hurricane Irma the association submitted a claim for “downed trees and clay tiles that had blown off the roofs of buildings.” The insurer’s own letter, quoted by the court, describes a $250,000 advance for emergency repairs and a second payment of $1,493,178.02 “for the replacement of the roofs on the 34 buildings,” issued “minus the Policy’s hurricane deductible.”

A separate claim for windows, sliding glass doors and stucco was denied by the insurer; the court found the association had “substantially complied with its post-loss obligations,” granted its motion to compel appraisal and stayed the case. The case closed on September 13, 2023 (docket). The final outcome of that appraisal is not in the public documents reviewed here, and the amount the association claimed was disputed, so we do not treat it as a damage figure.

What it means for a buyer: all 34 Castillo roofs were replaced under the association’s master policy after Irma, and notices of commencement recorded by the association in November 2018 for reroofing were closed out with final affidavits in May 2019 stating “All liens have been paid.” That puts the current roofs at roughly seven to eight years old in 2026, not the 2001 to 2003 originals. Confirm the completion date for a specific building from the county permit record or the association, because roof age is a standard underwriting factor.

Hurricane Ian and Later Storms

No Castillo-specific Hurricane Ian damage record was found in the public documents reviewed: no Ian-related court case, and no roof or structural permit at any Castillo address in the county’s issued-permit reports from September 2024 to August 2026. The Ian-era permit months (late 2022 to 2023) were not part of that review.

Evacuation Zone and Coastal Hazard

Collier County’s GIS layers place Castillo in Hurricane Evacuation Zone C and outside the Coastal High Hazard Area, checked at buildings 1, 15 and 27 (Collier County ArcGIS services). The county’s Florida Building Code wind layers return a Risk Category II design wind speed of 161 to 162 mph at Castillo; those layers note they were digitized from an earlier code edition, so design wind speed for any new work is set by the Florida Building Code map in force when a building is permitted.

The Master Policy, the HO-6 and the Deductible

The association insures the buildings; the owner insures the interior and contents with an HO-6 policy. The Irma case shows how that works at Castillo in practice: the roofs, windows, sliding doors and stucco were all handled as the association’s claim, and the master policy’s hurricane deductible was borne by the association, which under Florida law is a common expense shared by the owners. A Castillo buyer’s HO-6 loss-assessment coverage is the line that responds to a deductible assessment, and it is worth setting well above the minimum. Castillo’s current master insurance carrier, hurricane deductible and flood coverage are set out in the association’s insurance declarations, which a buyer receives during the document review period.

Citizens and Flood for a Castillo 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; Citizens bulletin, May 12, 2023). 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); most HO-6 exposures, which exclude the building shell, sit below that, but it is a per-unit fact. The NFIP product for an association’s building is the Residential Condominium Building Association Policy (FEMA F-144); whether Castillo carries it on some or all buildings is in the insurance declarations.

Wind Mitigation at Castillo

Roof covering and roof-deck attachment are rated at the building level, so the post-Irma roof replacement is the roof fact for every unit’s wind-mitigation form. Opening protection is where units differ: county permits show owners upgrading windows, doors and shutters one unit at a time (next sections). Window and shutter protection varies from home to home at Castillo; confirm the openings on a specific residence before relying on wind-mitigation credits.

Which Schools Serve Castillo at Tiburón?

Every Castillo at Tiburón address, all 34 buildings and 102 residences, 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 23, 2026. Confirm the specific address with the District before relying on it.

We queried every one of Castillo’s 34 street addresses through the District’s zoning service (Collier County Public Schools zoning tool): 136 of 136 records (34 building records and 102 unit records) returned the same three schools, with no rezoning flagged for 2026-27. That matches the rest of Tiburón except Marsala at Tiburón, which feeds North Naples Middle. School zoning is set annually by the District, and the 2027-28 assignments were not yet published on September 23, 2026.

County Permits and Recorded Work at Castillo at Tiburón

Collier County issued 45 distinct building permits at Castillo at Tiburón addresses from September 2024 to August 2026, touching 32 of the 102 residences plus common elements. None was a roof permit; the dominant exterior work was windows, doors and shutters, and the largest were two $300,000 interior remodels.

Source: Collier County Growth Management, Monthly Building Permit Reports, “Issued,” all 24 monthly files from September 2024 to August 2026 (Collier County monthly permit reports), filtered by the 102 Castillo folios, the common condominium parcel and the Castillo street addresses.

Permits by Type

What the Pattern Shows

• No roof permit in 24 months, consistent with the post-Irma replacement of all 34 roofs.
• Opening protection is the busiest exterior work: 14 distinct window, door and shutter permit numbers across 14 residences, with declared values from $5,700 to $52,000, through at least seven different contractors. That is roughly one residence in seven upgrading its openings in two years.
• Remodels: nine building permits with declared values from $30,000 to $300,000, including two at $300,000 in 2026. Three residences in the Zone AH buildings pulled building permits in the window; a remodel of that scale in an AH building needs a substantial-improvement review.
• Fire sprinklers: county permits show fire sprinkler work at some Castillo residences; the permit record does not tell us whether every residence is sprinklered.
• Common elements: electrical work at building 5, a generator-contractor gas permit at building 26, electrical work at a common point, and the geothermal pool heat and cool conversion at the pool.

Recorded Association Projects

Notices of commencement recorded by the association with the Clerk add projects the permit window does not reach: the 2018 concrete tile reroofing (closed with final affidavits in May 2019), work recorded in June 2020 and August 2025 whose scope is not legible in the recorded images, the February 2026 pool heater replacement and the July 2026 pool bathrooms and outdoor kitchen renovation. Whether any of those projects was funded by special assessment is not in any record we read; the estoppel certificate discloses pending assessments.

What Is Being Built Near Castillo at Tiburón?

Nothing within about half a mile of Castillo at Tiburón. Collier County’s public planning-project layer returns only long-completed items near Castillo, none dated after 2018, and no pending land-use application within about half a mile of Castillo was found in the county’s public planning records reviewed on September 23, 2026.

Zoning Around Castillo

Castillo is zoned PUD, part of the Pelican Marsh Planned Unit Development, with a Future Land Use designation of Urban Residential Subdistrict, inside the Pelican Marsh CDD boundary (Collier County zoning, PUD and future land use layers). The Pelican Marsh PUD was amended through an eight-ordinance chain, 93-27, 95-4, 97-79, 98-11, 99-33, 99-90, 02-71 and 16-25; the ordinance numbers are given here, not their contents.

Projects a Little Farther Out

Beyond half a mile, the items a Castillo owner will notice are on the roads out of Tiburón. Collier County’s Airport Road (Airport-Pulling Road) widening is a $42.0 million project in the county’s budget; the county’s written answer anticipates construction starting in June 2026 and lasting up to two years, and that the start occurred has not been confirmed here. As of December 2025 the Pelican Marsh CDD’s minutes record that NCH has submitted a PUD amendment petition for the former Naples Daily News site at 1100 Immokalee Road; the county land-use file was not retrieved, so no unit count, hearing date or status is stated here. Our Tiburón guide covers the wider pipeline.

Daily Logistics at Castillo at Tiburón

Daily life at Castillo at Tiburón runs through the garage and the gate: two cars per residence parked inside, guests at the driveway ends, visitors registered through Tiburón’s access control, Collier County trash collection on Tuesday and Friday, water, sewer and basic cable paid through the condominium assessment, and about four road miles to Mercato and NCH North Hospital.

Getting In: the Gate

Tiburón’s staffed entrance and access control are run by the Pelican Marsh Community Development District. From either end of Castillo, the route out runs west on Tiburon Blvd E to Airport-Pulling Road, through the community’s primary entrance (OSRM public router). Castillo owners register their vehicles with the association’s management office, and visitors, guests and service personnel are registered with the gatehouse before they arrive.

Trash and Recycling

Collier County’s collection-day layer, checked September 23, 2026 at 2805 Tiburon Blvd E, 2868 Tiburon Blvd E and 2886 Castillo Ct, places Castillo in District 1: garbage Tuesday and Friday; recycling, yard waste and bulk Friday (Collier County collection days layer). The association’s own rules set when carts go out and when they come back into the garage, and they are stricter than the county’s; seasonal owners arrange a home-watch service to handle carts. Confirm the current cart rule with the association.

Water, Sewer, Power, Cable and Internet

Water and sewer come from the Collier County Water-Sewer District, and Section 4.8 of the 2018 restated declaration makes “the cost of water and sewer service to the units” a common expense, as it does basic cable under a bulk contract and electronic security. Whether units are master-metered today is a budget-line question; Castillo’s declaration makes water and sewer service to the units a shared association expense, so confirm the current billing arrangement. Basic cable is provided under a bulk agreement paid through association assessments, and internet is contracted separately.

Mail

Neither the declaration nor the rules address mail delivery. Mail arrangements are set with the Postal Service for the neighborhood; confirm at purchase.

Moving In and Contractors

Moves and contractor work are allowed Monday to Saturday, 8:00 a.m. to 5:00 p.m., under the 2024 rules, with licensed and insured contractors registered with management. Build that window into a move-in plan, and allow for the gate’s contractor registration.

EV Charging

No Castillo EV-charging policy was found in the recorded documents. Florida law (Section 718.113(8)) sets the process for an owner to install EV charging at the owner’s own expense, and the Board’s approval and the association’s specifications apply.

Drive Distances From Castillo

Measured September 23, 2026 from U.S. Census Bureau geocoder points for 2843 Tiburon Blvd E and 2886 Castillo Ct (Census geocoder), 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. Castillo sits at the east end of Tiburón, so every trip is about 0.4 to 1.2 road miles longer than from the resort end of the community.

Selling a Castillo residence? Get a free Castillo 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 Castillo at Tiburón Compare to Bolero, Ventanas, Esperanza and Marquesa Royale?

Castillo at Tiburón is Tiburón’s largest condominium and its value middle: a 2026 county median just value of $1,119,320, almost identical to Bolero at Tiburón’s $1,111,600 but for a larger middle residence, about 70% above Ventanas at Tiburón, and well below Esperanza and Marquesa Royale, the newer three-storey coach-home condominiums.

Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll and Southwest Florida MLS Matrix, retrieved 18 Sep 2026)

Tiburón has ten residential neighborhoods, presented to buyers as nine named places because Esperanza I and II are one product in two recorded phases. Five of them are condominiums. Here they are on one yardstick.

The Five Tiburón Condominiums on One Yardstick

Yardstick: the Collier County Property Appraiser’s 2026 preliminary median just value per residence, with unit count, years built and the Southwest Florida MLS Matrix twelve-month closed median (pulled September 18, 2026) beside it. County values and MLS prices are different measures and are shown side by side, not compared as one.

Sources: Collier County Property Appraiser roll, tax year 2026 preliminary; Southwest Florida MLS Matrix, pulled September 18, 2026. Bolero’s single sale is a single sale, not a market rate. Esperanza’s value is shown as the range of its two phases’ medians.

Castillo and Bolero at Tiburón

Bolero at Tiburón is Castillo’s closest sibling, and the two are easy to confuse: the same three-storey, one-residence-per-floor form, near-identical county values, the same query class. They are different condominiums with different associations, different streets and a build two to three years apart. On the county roll, Castillo’s middle residence is 2,420 square feet against Bolero’s 2,256, and the county values Castillo about 6% lower per foot ($462.53 against $491.93). Twenty-four months of recorded deeds show a similar gap, about 7% (a mean of $570.52 per foot at Castillo against $612.82 at Bolero). Bolero has something Castillo does not: its own 6.01-acre amenity tract. Castillo has its own pool, spa and clubhouse on its condominium land. And Castillo’s county value fell 5.9% in 2026 while Bolero’s did not move. A buyer choosing between them is choosing between more space for the money at Castillo and Bolero’s larger amenity land and steadier 2026 valuation.

Castillo and Ventanas at Tiburón

Ventanas at Tiburón is the county-recorded Ventanas I at Tiburon, three five-storey mid-rise buildings with 82 residences, and there is no separate Ventanas II. Its median residence is 1,420 square feet, so it sits about 40% below Castillo in dollars but close to it per foot on the county roll ($454.64 against $462.53). A Ventanas buyer is buying a smaller mid-rise flat with shared corridors and elevators; a Castillo buyer is buying a full-floor home with its own garage and, upstairs, its own elevator.

Castillo, Esperanza and Marquesa Royale at Tiburón

Esperanza at Tiburón and Marquesa Royale at Tiburón are the newer, larger coach-home condominiums, built 2008 to 2015, six residences to a building and valued well above Castillo. They are the step up for a Castillo owner who wants newer construction; Castillo is the step in for a buyer who wants Tiburón and a full-floor home near the $1.1 million to $1.6 million range.

Why Castillo Sits Where It Does

Castillo’s position in that table comes down to four measurable things: its age (2001 to 2003), its size (102 residences, the largest supply in Tiburón), its flood map (seven buildings wholly in Zone AH) and its current supply (8 of Tiburón’s 20 actives). Two of those are permanent and two are cyclical. The cyclical two are the ones a seller can plan around.

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

Castillo at Tiburón vs Bolero at Tiburón is the real choice most Tiburón villa buyers face: both are three-storey buildings with one full-floor residence per storey and near-identical county values. Castillo gives more space for the money and more choice; Bolero gives its own large amenity tract and a smaller, older community.

Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll and Southwest Florida MLS Matrix, retrieved 18 Sep 2026)

Castillo vs Bolero Decision Table

Sources: Collier County Property Appraiser roll, tax year 2026 preliminary; Southwest Florida MLS Matrix, pulled September 18, 2026. County values and MLS prices are different measures and are shown side by side, not as one figure.

Who Should Choose Castillo, and Who Should Choose Bolero?

Choose Castillo at Tiburón if you want the most square feet for the dollar at this price point, a choice among three floor plans and eight homes on the market at once, and a larger owner base sharing the cost of the buildings. Choose Bolero at Tiburón if you prefer a smaller community of 60, value its separate 6.01-acre amenity tract, and are willing to wait for one of its rare listings. Either way, compare the two associations’ current budgets, reserves and structural reserve study status during the document review period before you commit, because those, not the building form, are where the two differ most for an owner.

Honest Pros and Cons of Owning at Castillo at Tiburón

Castillo at Tiburón’s strengths are the full-floor plan, the garage and private elevator, its own pool and clubhouse, a Tiburón address near $1.1 million to $1.6 million, and rental flexibility. Its trade-offs are a 2001 to 2003 build, three assessment layers, a building-specific flood map, heavy current supply and Florida’s new condominium-law questions.

The Pros

• A full floor of your own. Every residence has the whole floor of its building; no one lives beside you, only above or below.
• Two-car garage and private elevator. Each residence has the exclusive use of a two-car garage, and the upper two floors have private elevators.
• Castillo’s own amenities. A pool, spa, deck, clubhouse and outdoor grilling area owned and run by Castillo, with the association investing in them in 2026.
• No yard, no roof. Landscaping, exterior walls, painting and roofs are the association’s; the roofs were replaced after Irma.
• A Tiburón address in the entry band. A gated golf community with The Ritz-Carlton Naples, Tiburón inside it, at a county median just value near $1.12 million.
• Rental flexibility. Leases of 30 days or more, up to four a year, suit a seasonal owner.
• Recorded protections. A 0.757-acre golf-course buffer that stays natural, a 15% special-assessment cap without owner consent, and a $100 cap on the association’s transfer fee.
• One school assignment. Every Castillo address is zoned to the same three public schools.

The Cons

• Age. The buildings are 23 to 25 years old; windows, doors, air-conditioning and interiors vary unit by unit.
• Three assessment layers. Condominium, master and CDD, with neither association publishing its figure.
• Florida condominium law. Castillo’s three-storey buildings are within the height threshold of the milestone-inspection and reserve-study laws, and a buyer needs the association’s records on both.
• Flood map by building. Seven buildings wholly in Zone AH and three split; a buyer in those buildings needs a determination and a flood quote early.
• Supply. Eight actives against nine sales a year means more than ten months of supply and patient pricing.
• Rules. Tenant and guest pets are not allowed, guests in the owner’s absence are limited to two visits a year, and every sale and lease needs association approval.
• Distance. Castillo is the east end of Tiburón, about 5 road miles from the beach garage.

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

If you’re searching for a Castillo at Tiburón listing agent, or thinking, ‘I need someone to sell my Castillo at Tiburón home…’ you are selling into eight competing Castillo listings and a buyer who will ask about the floor, the building’s flood zone and the association’s structural records before anything else. McGreevy and Comisar sell Castillo on its recorded facts.

Data updated: September 2026 (Southwest Florida MLS Matrix and Collier County Property Appraiser 2026 preliminary roll, retrieved 18 Sep 2026)

Castillo is Tiburón’s deepest condominium market and, in September 2026, its most crowded one. In a building where the county values every residence on a floor the same, the difference between a well-prepared listing and a stale one is condition, presentation and paperwork. 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 Castillo listing along with the file a Castillo buyer’s lender and insurer ask for in week two.

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

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

What Castillo Residences Sold For in the Last 12 Months

In the last 12 months Castillo at Tiburón has seen 9 resales (Southwest Florida MLS Matrix, pulled September 18, 2026, closings dated September 18, 2025 to September 18, 2026); the Matrix pull did not break out the listing office on each sale, so we do not state a represented count here.

• Closings: 9, median $1,265,000, range $1,000,000 to $1,575,000, median $522.73 per square foot of living area.
• Dollar volume: $11,420,000, the total of the nine qualified county deeds that reproduce the MLS set (Collier County Property Appraiser sales file, August 29, 2026).
• Days on market and sale-to-list: not broken out for Castillo 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.
• By floor: first-floor Crienza $1,000,000 to $1,100,000 (3 sales); second-floor Zamora $1,145,000 to $1,575,000 (4); third-floor Riaza $1,375,000 to $1,410,000 (2).
• Today: 8 actives, median asking price $1,387,500, median 169 days on market; 5 of the 8 are first-floor residences.

Selling Into Eight Competing Listings

Eight Castillo actives against nine closings a year means a buyer can choose, and five of the eight are first-floor Crienza residences. If you own a Crienza, you are competing on condition and price with four near-identical homes, and the last year’s first-floor sales closed between $1,000,000 and $1,100,000 while the first-floor asks run from $1,099,000 to $1,550,000. If you own a Zamora or Riaza, there are only three upstairs competitors, and the upper floors have held their price per foot better. We price a Castillo residence against the sales of the same floor and plan, adjusted for condition, openings and building, and we set the list price to win the first 30 days.

The Documents a Castillo Buyer Will Ask For

Selling at Castillo is different from selling a generic Naples condominium in five specific ways, and each is a document:

• Association approval. Every sale needs the association’s prior written approval; the association has 15 days to act on a complete application, and approval is not given while assessments are unpaid (2018 declaration, Section 13).
• Two estoppels. One from the Castillo association and one from the Tiburón master association, which also discloses the one-time capital contribution due from the buyer.
• The CDD line. Your own tax bill shows whether your residence carries the Series 2022 debt line, about $837 on the 2025 bill, which ends after May 2031.
• Your building’s flood facts. The zone for your building from the table above, the 2013 FEMA letter if your building is 2809, 2813, 2835 or 2839, and any elevation certificate you hold.
• The structural questions. A buyer will ask what the association has determined under the milestone-inspection and reserve-study laws; we request the association’s position and records before listing so the answer is in the file.

Signs, Showings and the Gate

The 2001 covenants bar “For Sale” and “For Rent” signs on Castillo’s Common Areas, and every showing goes through Tiburón’s access control. A Castillo listing is sold through photography, video, the MLS, our qualified-buyer database and scheduled showings, not drive-by traffic. That suits Castillo’s owners, most of whom mail their tax bills outside Florida and are not in residence when they sell.

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

Start with a free Castillo at Tiburón home valuation. It takes about a minute, and Jesse follows up with the Castillo sales that actually fit your residence: the same floor and plan, the same side of the loop, adjusted for renovation, opening protection, the building’s flood zone and whether the residence is furnished or leased. An automated estimate cannot tell a first-floor Crienza from a third-floor Riaza in the same building; the county values them $208,222 apart. We price to it.

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

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

For a well-prepared residence priced to the floor-plan sales, yes; for an aspirational price, no. Castillo carries more than ten months of supply at the recent pace (8 actives against 9 closings a year, Southwest Florida MLS Matrix, September 18, 2026). Listing in the fall puts a residence in front of the winter buyer pool that makes up most of Castillo’s demand.

How do I price a first-floor Castillo residence against the upstairs sales?

Against the first-floor sales, not the headline median. The three first-floor Crienza closings in the last twelve months ran $1,000,000 to $1,100,000, a mean of $494.06 per square foot, while second- and third-floor sales ran $1,145,000 to $1,575,000.

What will a Castillo buyer ask about first?

The floor, then the building’s flood zone, then the association’s structural records and the assessment stack. Have the building’s zone, the CDD line from your tax bill, and the association’s budget and insurance declarations ready before the first showing.

Does it matter which Castillo building my residence is in?

Yes, mainly for flood. Seven buildings (2863 Tiburon Blvd E and the six on Castillo Ct) are wholly in Zone AH and 21 have no high-risk zone under them. A buyer in an AH building needs flood insurance quotes early; a buyer in a Zone X building often does not, which widens that building’s buyer pool.

Do I need the association’s approval to sell my Castillo residence?

Yes. Section 13.1 of the 2018 restated declaration requires the association’s prior written approval of every sale, and an unapproved transfer is void. The association has 15 days to act on a complete application; we build that into the contract timeline.

What does a Castillo sale cost me in association charges?

Whatever the contract assigns. The association’s transfer fee is capped at $100 or as permitted by law, estoppel fees are set by the associations within Florida’s statutory rules, and the master association’s one-time capital contribution, a quarter of the annual master assessment, is levied on the new member. Any unpaid assessments appear on the estoppel certificates.

How many buyers are shopping Castillo right now?

The best proxy is closings: nine in the last twelve months at Castillo and 32 across Tiburón (Southwest Florida MLS Matrix, September 18, 2026). Demand for Castillo is steady; current supply is what is heavy.

Your Local Real Estate Experts

Castillo 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 read Castillo’s four recorded declarations, the 2018 restatement, the 2024 rules and every recent Castillo sale before writing a word of this guide.

McGreevy and Comisar are the Domain Realty team behind this Castillo 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 Castillo 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. You can read the longer version of how the team was built on our about the McGreevy and Comisar team page.

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 Castillo page the credential that matters more is narrower than any award: we read the Castillo I, II, III and IV declarations and their exhibits, the 2001 covenants, the 2007 merger, the 2018 restated declaration and bylaws, the 2024 rules, the master declaration and its amendments, the Pelican Marsh CDD’s budgets and minutes, the county’s unit-by-unit roll, FEMA’s building-level map and every Castillo closing in the Southwest Florida MLS Matrix before this guide was written.

What Our Clients Say

McGreevy and Comisar is a top-reviewed Castillo 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.

★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Eric Acra, verified Google review

★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review

★★★★★ “Jesse listened to what we were looking for and found us exactly what we wanted. Jesse was always available to answer any questions and helped us through the entire process.” Andrew Capriglione, verified Google review

★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.” Evie Darnell, 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 Castillo at Tiburón home? Get a free Castillo at Tiburón home valuation, or call Jesse direct at (239) 898-6072.

Buying at Castillo 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 Castillo, see our guide to Tiburón, our guide to Pelican Marsh, the development Tiburón sits inside, and our Naples guide. Guides to Castillo’s sibling condominiums, Bolero at Tiburón, Ventanas at Tiburón, Esperanza at Tiburón and Marquesa Royale at Tiburón, are in preparation.

Frequently Asked Questions, Buyer Edition

These Castillo at Tiburón buyer questions are answered from the 2018 Amended and Restated Declaration, the 2001 covenants, the 2024 rules, Collier County, state and FEMA records, the Pelican Marsh CDD’s documents and the Southwest Florida MLS Matrix, pulled September 18, 2026. Each answer names its source; where the record is silent, we say so.

What is Castillo at Tiburón?

A 102-residence condominium in 34 three-storey buildings, one full-floor residence per storey, inside the gated golf community of Tiburón in North Naples, ZIP 34109. It was declared by WCI Communities, Inc. in four phases in 2001 and 2002 and has been one condominium since 2018 (OR 5509, Page 3295).

Where is Castillo at Tiburón, and what streets is it on?

At the east end of Tiburón’s residential loop: 84 residences in 28 buildings on Tiburon Blvd E (2805 to 2868) and 18 in 6 buildings on Castillo Ct (2866 to 2886), per the Collier County Property Appraiser roll. The entrance is off Airport-Pulling Road.

Is Castillo at Tiburón a condo or a villa?

A condominium. Marketing and listings sometimes call Castillo residences villas, but legally each is a condominium unit under Chapter 718, with a 1/102 share of the common elements, governed by the recorded declaration and the association.

Are Castillo homes on one level?

Each residence is one level, a full floor of its building, but the buildings are three storeys. Unit 101 is on the first floor, 102 on the second and 103 on the third, with private elevators to the upper two (Castillo I declaration, OR 2909, Page 1802).

How many units and buildings are in Castillo at Tiburón?

102 residences in 34 buildings, three per building, per the Collier County Property Appraiser roll and the 2018 restated declaration.

When was Castillo at Tiburón built?

Between 2001 and 2003. The county roll carries 2001 for 16 buildings, 2002 for 12 and 2003 for 6, and the surveyor’s as-built certificates run from November 2001 to February 2003.

Who built Castillo at Tiburón?

WCI Communities, Inc. was the declarant of all four Castillo declarations, and the 2018 restated declaration recites that the developer constructed the 102 units. The licensed contractor of record for each building is in Collier County’s permit files.

What are Castillo I, II, III and IV at Tiburón?

The four original condominiums WCI declared in 2001 and 2002 (24, 24, 24 and 30 units). Their associations merged in 2007 and the condominiums merged in 2018, so they are one Castillo today; the numeral only tells you which original declaration a building was created under.

Is Castillo at Tiburón gated?

Yes. Castillo is inside Tiburón’s gate, with a staffed entrance and access control run by the Pelican Marsh Community Development District. Visitors, guests and service personnel are registered in advance.

What ZIP code and county is Castillo in, and is it in the City of Naples?

ZIP 34109, unincorporated Collier County. Castillo has a Naples mailing address but is not inside the City of Naples limits; the county roll carries no municipal millage for it.

Is Castillo part of the Ritz-Carlton golf resort?

No. The Ritz-Carlton Naples, Tiburón is a separate property inside the same gated community. Castillo owners have no resort privileges by right of ownership; access runs through Tiburón Golf Club membership or as paying guests.

What Castillo at Tiburón homes are for sale right now?

Eight on September 18, 2026 (Southwest Florida MLS Matrix): asking prices from $1,099,000 to $1,595,000, five first-floor Crienza residences, two second-floor Zamora residences and one third-floor Riaza. The full list is in the market section above.

How much does a Castillo at Tiburón condo cost?

Over the last twelve months Castillo sold from $1,000,000 to $1,575,000, with a median of $1,265,000 across nine sales (Southwest Florida MLS Matrix, September 18, 2026). First-floor residences sold at the low end; upper floors from $1,145,000 up.

What is the price per square foot at Castillo?

A median of $522.73 per square foot of MLS living area over the last twelve months (nine sales). By floor, the mean of per-sale figures ran $494.06 on the first floor, $561.47 on the second and $556.55 on the third.

What floor plans are available at Castillo at Tiburón?

Three: the Crienza (first floor, 2,159 square feet), the Zamora (second floor, 2,420) and the Riaza (third floor, 2,502), WCI’s 2002 plan names. All have two baths; bedroom counts vary between three and two plus den depending on how the den was finished.

Do Castillo residences have garages?

Yes. Each residence has the exclusive use of the two parking spaces in its garage (2018 declaration, Section 12.5), and owners and tenants must park in the garage with the door closed (2024 rules).

Do Castillo residences have golf or lake views?

Some do. Castillo borders the golf course along a 0.757-acre recorded buffer that must stay natural, and its own freshwater lake sits inside the neighborhood. The view depends on the building and floor; upper floors see farther.

Are Castillo prices going up or down?

Down from the 2023 peak. The county’s median recorded price per foot fell from $577.58 (September 2024 to September 2025) to $522.73 (the trailing twelve months), and the county cut every Castillo just value by $70,180 for 2026.

What are the HOA and condo fees at Castillo at Tiburón?

Neither the Castillo association nor the Tiburón master association publishes its assessment. Each residence pays 1/102 of the condominium’s expenses; the amounts are in the adopted budgets and the estoppel certificates. The published per-residence figure is the Pelican Marsh CDD line, $2,561.94 on the 2025 tax bill.

What does the Castillo condo fee include?

Under Section 4.8 of the 2018 restated declaration, basic cable under a bulk contract, electronic security, and water and sewer to the units, plus the association’s maintenance of exterior walls, roofs, structure, landscaping, driveways, pool, spa, clubhouse and lake, the building insurance, management and reserves.

Does Castillo have a CDD fee, and how much is it?

Yes. The Pelican Marsh CDD line on each Castillo tax bill was $2,561.94 for the 2025 bill: $1,725 of fiscal 2026 operations plus about $837 of Series 2022 debt service. Fiscal 2027 operations rise to $1,879 per unit.

When is the Pelican Marsh CDD bond paid off?

The District Manager told the District’s July 15, 2026 meeting that the bonds are retired after the final payment in May 2031. The District may call the Series 2022 bonds at par at any time on or after March 25, 2025.

Can I pay off the CDD bond on a Castillo residence early?

Three Castillo residences already show a lower CDD line on the 2025 roll, about $836 less than the other 99, the likely sign of a prepaid or paid-off bond assessment. Ask the District’s manager for a payoff figure in writing; the District’s assessment roll governs.

What are the property taxes on a Castillo residence?

The 2025 certified bill showed a median total of $12,650 (range $6,247 to $14,511), including the CDD and solid-waste lines. The 2026 preliminary roll shows a median ad valorem tax of $9,889 before those lines are added. A new owner’s assessment resets after the sale, without the prior owner’s homestead cap.

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

Two items. The Tiburón master association levies a one-time capital contribution on each new member equal to one quarter of the annual master assessment (OR 6149, Page 45). The Castillo association’s transfer fee on approval is capped at $100 or as permitted by law (2018 declaration, Section 13.2.1).

Has Castillo levied a special assessment?

Florida associations do not record special assessments, so the public record does not show them. The 2018 bylaws cap special assessments at 15% of the annual budget without prior majority consent, and the estoppel certificate discloses any levied or pending.

Does the Castillo association have to approve a buyer?

Yes. Every sale, lease or transfer needs the association’s prior written approval, and the association must act within 15 days of a complete application (2018 declaration, Sections 13.1 and 13.2).

Can you rent out a Castillo residence?

Yes: entire units only, a 30-day minimum, no more than four leases per calendar year unless the Board sets a stricter limit, and association approval for each lease. Tenants may not have pets.

Are short-term or vacation rentals allowed at Castillo?

No rental under 30 days is allowed, under both the 2018 declaration and the 2024 rules, and no more than four leases per year. Castillo is a seasonal-rental building, not a nightly or weekly one.

Does Castillo allow pets?

Owners may keep two household pets such as a dog or cat, two caged birds and tropical fish; no reptiles; dogs leashed or carried; pets not housed on lanais (2024 rules). Tenants and guests may not have pets.

Can I change the exterior or add hurricane shutters to my Castillo residence?

Only with the Board’s prior written consent, and shutters must match the Board’s designated color, size, style or manufacturer (2024 rules). Florida law bars the Board from refusing an installation that conforms to its adopted hurricane-protection specifications.

Where do guests park at Castillo?

At the marked spaces at the end of each building’s driveway or behind the owner’s garage. There is no street parking except temporary service and delivery, and no overnight parking in the pool lot without written permission (2024 rules).

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

Not under Castillo’s own recorded documents, which contain no membership obligation. The Tiburón master declaration has its own club section and directs resale buyers to the club; confirm the club’s current membership plan in writing and read the estoppel certificates.

How much does it cost to join Tiburón Golf Club?

The club publishes membership privileges, not prices. No initiation fee, dues or minimum is published, so none appears here; the club quotes current pricing directly to a prospective member.

What amenities does Castillo have?

Its own pool, spa, deck, clubhouse and outdoor grilling area, a freshwater lake and landscaped common areas, owned and run by the Castillo association (2001 covenants, 2024 rules). There is no tennis court or fitness room inside Castillo.

What flood zone is Castillo at Tiburón in?

It depends on the building. On FEMA’s February 8, 2024 map (panel 12021C0194J), buildings 12 to 18 (2863 Tiburon Blvd E and Castillo Ct) are wholly Zone AH, 2859, 2864 and 2868 are partly in it, and 21 buildings have no high-risk zone under them. Check the parcel on FEMA’s Map Service Center.

Does my lender require flood insurance on a Castillo residence?

A federally backed lender generally requires it for a building in the high-risk zone, which at Castillo means the Zone AH buildings and possibly the split buildings, depending on the building’s flood zone determination. A lender may require it anywhere. Get the determination early.

Did Castillo flood or suffer storm damage?

The public record shows Hurricane Irma wind damage, not flooding: clay tiles blown off roofs and all 34 roofs replaced under the master policy, per a 2021 federal court order. No Castillo-specific Hurricane Ian damage record was found.

Is Castillo in a hurricane evacuation zone?

Yes, Zone C, and outside the Coastal High Hazard Area, per Collier County’s GIS layers.

Does Castillo need a milestone inspection or a structural integrity reserve study?

Castillo’s three-storey buildings fall within the height threshold of both laws (Sections 553.899 and 718.112(2)(g), Florida Statutes). Whether the association has completed its study, and what it found, is not published here and is produced to a buyer during the document review period.

What schools is Castillo zoned for?

Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High for the 2026-27 school year, for all 102 residences (Collier County Public Schools zoning tool, September 23, 2026).

How far is Castillo from the beach, Mercato and the hospital?

About 4.9 road miles to the Vanderbilt Beach garage, 4.0 to Mercato, 3.7 to NCH North Hospital, 6.3 to Waterside Shops and 23.6 to RSW, measured from 2843 Tiburon Blvd E (OSRM, free-flow).

Is Castillo full-time or seasonal?

Mostly seasonal. The county roll shows 29 of 102 residences (28.4%) homesteaded and 56 owners (54.9%) mailing tax bills outside Florida.

Is Castillo at Tiburón a 55+ community?

No. The recorded Castillo documents reviewed here contain no age restriction, and the rules include provisions for children.

What should I ask before making an offer on a Castillo residence?

The building’s flood zone and any LOMA or elevation certificate; the unit’s window, door and shutter permits; the CDD line on its tax bill; the association’s budget, insurance declarations and position on the milestone-inspection and reserve-study laws; both estoppels; and the club’s current membership terms if golf matters to you.

Frequently Asked Questions, Seller Edition

These Castillo at Tiburón seller questions are answered from the recorded Castillo documents, the county 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 closing attorney answer them for your sale.

What is my Castillo at Tiburón home worth?

Start with your floor. Over the last twelve months first-floor Crienza residences sold for $1,000,000 to $1,100,000, second-floor Zamora residences for $1,145,000 to $1,575,000 and third-floor Riaza residences for $1,375,000 to $1,410,000 (county deeds matching the MLS set). Condition, openings and building adjust from there.

How do I get a Castillo home valuation?

Request a free Castillo at Tiburón home valuation, or call Jesse direct at (239) 898-6072. We price against the Castillo sales of your floor and plan, not a Naples average.

What have Castillo residences sold for recently?

Nine sales in the twelve months to September 18, 2026, median $1,265,000, range $1,000,000 to $1,575,000, median $522.73 per square foot (Southwest Florida MLS Matrix).

How should I price my Castillo residence so it sells?

To the recent sales of the same floor and plan, adjusted for condition, and inside the first 30 days’ competition. With eight actives, a Castillo residence priced above its floor’s sales tends to sit; the eight actives had a median of 169 days on market on September 18, 2026.

Are online home-value estimates accurate for Castillo?

They miss what matters most at Castillo: the floor, the building’s flood zone and the unit’s openings. The county itself values every residence on a floor identically, a first-floor Crienza $208,222 below a third-floor Riaza in the same building, and automated models lean on those figures.

Which comparable sales are fair for a Castillo residence?

Castillo sales of the same floor and plan first. Bolero at Tiburón is the nearest outside comparison, the same building form with smaller residences; Ventanas, Esperanza and Marquesa Royale are different products and poor comparables.

Does a golf or lake view add value to a Castillo residence?

Views vary by building and floor, and with two to four sales per floor in a year, the MLS record is too thin to put a number on a view premium. We price view by comparing the specific sales, and the recorded golf-course buffer is a point we make in every golf-side listing.

Does a renovation add value at Castillo?

The strongest evidence is the spread within one plan: second-floor Zamora residences of identical size sold from $1,145,000 to $1,575,000 in the same twelve months. Condition is the usual reason for a spread that wide; permits for the work strengthen the case.

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

Loosely. The 2026 preliminary just value is $951,098, $1,119,320 or $1,159,320 by floor, set by mass appraisal, while market sales ran $1,000,000 to $1,575,000. Just value is not a price.

How long does it take to sell a Castillo residence?

The Matrix pull did not break out Castillo’s days on market for closed sales; across Tiburón the median was 86 days (32 closings). The eight Castillo actives had a median of 169 days on market on September 18, 2026, so plan on a season, not a weekend.

How many Castillo residences are for sale right now, and is that a lot?

Eight on September 18, 2026, against nine closings in a year, more than ten months of supply and 8 of Tiburón’s 20 actives. It is a lot, which puts a premium on pricing and presentation.

Are condos selling in Naples right now?

In Tiburón, 32 residences closed in the twelve months to September 18, 2026, with a median sold-to-list ratio of 93.84% (Southwest Florida MLS Matrix). Condominiums are selling, at prices that reflect today’s supply and cost of ownership.

Why are Florida condos slow to sell, and is Castillo different?

The statewide slowdown is driven by insurance cost, the milestone-inspection and reserve-study laws, and supply. Castillo meets all three questions head-on: it is a three-storey building within the laws’ height threshold, it has a building-specific flood map, and it carries eight listings. Castillo’s advantage is a full-floor home with its own garage at a Tiburón address; the seller who answers the three questions in writing sells.

Should I sell my Castillo residence now or wait?

That depends on your plans more than the market. The county cut Castillo values 5.9% for 2026 and per-foot prices have drifted down for two years; waiting is a bet that supply falls. If you are selling within a year, listing for the winter season with a complete file is the stronger position.

What is the best time of year to list a Castillo residence?

Fall, to be on the market for the January to April season, when most of Castillo’s out-of-state buyers are in Naples. Most Castillo owners are seasonal themselves (54.9% mail tax bills outside Florida), so the seller and buyer calendars line up.

Who buys residences like Castillo in Naples?

Mostly second-home and retirement buyers from the Northeast and Midwest and from Ontario, judging by the county roll’s owner mailing addresses, plus local move-down buyers from single-family homes who want a garage and no yard.

Is the insurance market affecting what buyers will pay at Castillo?

Yes, through the building. A buyer’s insurance agent asks about roof age (replaced after Irma), opening protection (unit by unit) and the flood zone (by building). A residence in a Zone X building with documented impact openings is easier to insure and easier to sell.

Who is the best realtor for Castillo at Tiburón?

We believe it is the team that knows the Castillo record in the detail on this page: the floor-by-floor sales, the building-by-building flood map, the three-layer assessment stack and the documents a buyer’s lender asks for. McGreevy and Comisar are the #1 team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008.

Do I need an agent who specializes in Tiburón condos?

It helps, and it is why McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, built this page from the recorded Castillo documents. At Castillo it helps, because the questions that stall a sale are specific: association approval within 15 days, two estoppels, the CDD debt line, a building-specific flood zone and the association’s structural records. An agent who has read the documents answers them before they become objections.

How will my Castillo residence be marketed?

In the last 12 months we tracked all 32 Tiburón closings in the Southwest Florida MLS, and your marketing starts from that record: the floor, the plan and the building your residence sits in. With professional photography, video and drone, the MLS, our qualified-buyer database and scheduled showings through Tiburón’s gate, and with a document file ready for the buyer’s agent. Signs are barred on Castillo’s Common Areas, so marketing does the work a sign would do elsewhere.

Can I sell my Castillo residence without a realtor?

You can, and some owners do. If you want representation, McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. Yes; Florida law does not require a broker. The association approval, both estoppels, the gate protocol and the pricing against eight competing listings are the parts owners find hardest to do alone.

Should I sell my Castillo residence off market?

Sometimes, for privacy or timing. With eight actives and a thin buyer pool, an off-market sale can cost you the competition that sets the price, so we usually recommend a quiet pre-market period followed by a full launch.

Can I sell my Castillo residence as is?

Yes, and many older condominium units sell that way. At Castillo an as-is sale still needs association approval and still triggers the buyer’s questions about the building, so the file matters as much as the condition.

What are seller closing costs on a Castillo sale?

Typically the brokerage commission, documentary stamp tax on the deed, the owner’s title policy where the contract assigns it to the seller, estoppel and association items, prorated taxes and assessments, and any payoff. The contract controls; ask us for a net sheet built on your residence.

Who pays title insurance and doc stamps in Collier County?

By local custom in Collier County the seller usually pays the documentary stamp tax on the deed and the owner’s title insurance policy, but the purchase contract controls, and both are negotiable.

Who pays the estoppel fee, and what does an estoppel show?

Florida law entitles a buyer to a statutory estoppel certificate from each association that must disclose assessments, transfer fees and pending special assessments. At Castillo there are two, the condominium and the master association. Who pays the fee is set by the contract.

How are the condo fee, master fee and CDD prorated at closing?

Association assessments are prorated to the closing date on the estoppel figures. The CDD lines are part of the county tax bill and are prorated with the property taxes; if the bill is paid in advance, the buyer credits the seller for the unused portion, per the contract.

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 certificates disclose them, and we negotiate the allocation before signing.

Who pays the master capital contribution, seller or buyer?

The recorded 2022 master amendment levies it on each new member at purchase, so it falls on the buyer unless the contract shifts it (OR 6149, Page 45). It equals one quarter of the annual master assessment.

Do I need the association’s approval to sell my Castillo residence?

Yes. Every transfer needs the association’s prior written approval, the association has 15 days to act on a complete application, and approval is not given while assessments are unpaid (2018 declaration, Section 13). An unapproved transfer is void.

Can the Castillo association deny my buyer or buy the unit itself?

The 2018 restated declaration lets the association approve, disapprove for cause, furnish an alternate purchaser or purchase the unit itself (Section 13.3). In practice approval turns on a complete application and paid-up assessments.

What documents must a Castillo seller give the buyer?

The governing documents (declaration, articles, bylaws and rules), the association’s budget and financial information, and the other disclosures Florida’s condominium resale rules require, plus both estoppel certificates. We assemble the set before listing.

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

Florida’s condominium 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. Castillo’s three-storey buildings are within the height threshold of both laws; we request the association’s records 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. At Castillo, disclose your building’s zone, any flood claims and any water intrusion you know of; the Irma roof replacement is association history a buyer will find.

Can I sell my Castillo residence with a special assessment pending?

Yes. The estoppel certificates will disclose it, and the contract allocates it between buyer and seller. Disclosing it early avoids a renegotiation later.

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

Not by law, but a wind-mitigation report on your unit’s openings helps a buyer price insurance, and at Castillo openings vary unit by unit. If you have upgraded windows, doors or shutters, have the permit and the report ready.

Can I sell my Castillo residence 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, and coordinate the association approval and closing with the tenant’s term.

Does my Tiburón golf membership transfer when I sell?

It depends on your membership and the club’s current plan. Castillo’s own documents contain no membership rule; the master declaration directs resale buyers to the club. Whether a particular residence carries a transferable membership is established for the specific property during the transaction, so raise it at listing.

Do I get any refund of my club membership when I sell?

The club publishes only that “a portion of your initiation fee is refundable” for a Medallion membership; it does not publish the percentage, the trigger, the resale-queue position or the timing. Ask the club in writing.

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’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.

Can a condo owner be forced to sell in Florida?

Chapter 718 of the Florida Statutes sets a process, with owner protections, for terminating a condominium. Nothing in Castillo’s public record points to one, and the 2018 owners’ vote went the other way, merging four condominiums into one.

Sources and Authoritative References

Every Castillo at Tiburón fact on this page comes from a recorded instrument, a state, county or federal record, a federal court, the Pelican Marsh CDD, the developer’s archived records, 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.

Recorded Castillo Instruments, Collier County Clerk Official Records

1. Declaration of Condominium, Castillo I at Tiburon, OR 2909, Page 1802 (October 16, 2001)
2. Declaration of Condominium, Castillo II at Tiburon, OR 2910, Page 1299 (October 17, 2001)
3. Declaration of Covenants and Restrictions for Castillo at Tiburon, OR 2916, Page 2913 (October 31, 2001)
4. Declaration of Condominium, Castillo III at Tiburon, OR 2987, Page 346 (February 25, 2002)
5. Declaration of Condominium, Castillo IV at Tiburon, OR 3097, Page 320 (August 26, 2002)
6. First Amendment to Castillo I, surveyor’s as-built certificate for Building 1, OR 2924, Page 1873 (November 14, 2001)
7. Articles of Merger, Restated Articles and Bylaws, OR 4204, Page 613 (March 28, 2007)
8. Amended and Restated Rules and Regulations, OR 4588, Page 2417 (July 23, 2010)
9. Bylaw amendment, board seats, OR 4796, Page 2436 (May 12, 2012)
10. Access and maintenance easement, OR 4820, Page 2944 (July 26, 2012)
11. Rules amendment, OR 4823, Page 3084 (August 6, 2012)
12. Rules amendment, OR 5426, Page 884 (August 17, 2017)
13. Certificate of Amendment, Amended and Restated Declaration and Bylaws, OR 5509, Page 3295 (May 15, 2018)
14. Clerk Certificate, Castillo I at Tiburon, OR 5546, Page 3754 (August 27, 2018)
15. Second Amended and Restated Rules and Regulations, OR 6358, Page 2364 (May 10, 2024)
16. Notice of commencement, association reroofing (November 2018)
17. Notice of commencement and termination records, association projects
18. Notice of termination, association reroofing (May 2019)
19. Notice of commencement, association project (June 2020)
20. Notice of commencement, association project (June 2020), companion instrument
21. Notice of commencement, association electrical project (August 2025)
22. Notice of commencement, pool heater replacement (February 2026)
23. Notice of commencement, pool bathrooms and outdoor kitchen renovation (July 2026)
24. Bulk communications agreement instrument (2021)
25. Bulk communications agreement instrument (2021), second instrument
26. Collier County Clerk, Official Records public inquiry system
27. Collier County Clerk, Official Records document search

Tiburón Master Instruments, Collier County Clerk Official Records

28. Declaration of Covenants, Conditions and Restrictions for Tiburon Estates, OR 2579, Page 364 (August 6, 1999)
29. Supplement to the master declaration, OR 2651, Page 1168 (March 14, 2000)
30. First Amendment to the master declaration, OR 3233, Page 180 (March 6, 2003)
31. Amendment to Supplement, OR 3705, Page 3937 (December 29, 2004)
32. Second Amendment to the master declaration, OR 3995, Page 2889 (March 9, 2006)
33. Third Amendment to the master declaration, club section, OR 4716, Page 943 (September 2, 2011)
34. Fourth Amendment to the master declaration, OR 5070, Page 3107 (August 26, 2014)
35. Master association certificate of amendment, OR 5138, Page 880 (April 9, 2015)
36. Master association amendment, Capital Contribution Assessment, OR 6149, Page 45 (July 6, 2022)

Florida Division of Corporations (Sunbiz)

37. Castillo at Tiburon Condominium Association, Inc., N00000007850, detail
38. Sunbiz name search, Castillo at Tiburon
39. Castillo I at Tiburon Condominium Association, Inc., N00000007299
40. Castillo II at Tiburon Condominium Association, Inc., N00000007300
41. Castillo III at Tiburon Condominium Association, Inc., N00000007302
42. Castillo IV at Tiburon Condominium Association, Inc., N00000007304
43. 2000 Articles of Incorporation, filed image
44. 2003 Articles of Amendment, filed image
45. 2007 Articles of Merger, filed image
46. 2010 Articles of Amendment, filed image

Pelican Marsh Community Development District and Collier County Tax Collector

47. Pelican Marsh CDD, 2026 adopted budget
48. Pelican Marsh CDD, July 2025 public hearing and assessment increase notice
49. Pelican Marsh CDD, Resolution 2025-5, fiscal 2026 levy
50. Pelican Marsh CDD, Resolution 2025-4
51. Pelican Marsh CDD, 2027 adopted budget
52. Pelican Marsh CDD, July 16, 2025 board meeting minutes
53. Pelican Marsh CDD, July 15, 2026 board meeting minutes
54. Pelican Marsh CDD, July 2026 budget hearing agenda
55. Pelican Marsh CDD, community information document index
56. Collier County Tax Collector, 2025 bill, parcel 25778000029
57. Collier County Tax Collector, 2025 bill, parcel 25778030206

Florida Statutes and State Agencies

58. Section 553.899, Florida Statutes (2026), milestone inspections
59. Section 718.112, Florida Statutes (2026), bylaws, reserves and structural integrity reserve studies
60. Section 718.113, Florida Statutes (2025), hurricane protection and EV charging
61. Section 627.351, Florida Statutes (2025), Citizens Property Insurance eligibility
62. Florida DBPR, condominium SIRS reporting page
63. Florida DBPR, condominium public records extracts
64. Florida DBPR, condominium extract, Central West region
65. Florida DBPR, condominium payment history
66. Citizens Property Insurance Corporation, flood requirements
67. Citizens Property Insurance Corporation, flood eligibility for condominiums, May 12, 2023

FEMA and Federal Sources

68. FEMA National Flood Hazard Layer MapServer
69. FEMA Letter of Map Amendment 13-04-5785A, Castillo buildings 2, 3, 5 and 6
70. FEMA Flood Map Service Center
71. FEMA, Community Rating System
72. FEMA, Residential Condominium Building Association Policy (F-144)
73. USGS 3DEP Elevation Point Query Service
74. U.S. Census Bureau geocoder
75. Castillo at Tiburon Condominium Association, Inc. v. Empire Indemnity Insurance Co., M.D. Fla. No. 2:20-cv-468, Opinion and Order, September 28, 2021
76. Same case, Opinion and Order, court PDF (Doc. 48)
77. Same case, docket

Collier County Government and Collier County Public Schools

78. Collier County Floodplain Management, 2026 Flood Protection Newsletter
79. Collier County Site Address Points layer
80. Collier County Property Appraiser Building Footprints 2000 to 2025
81. Collier County Elevation Certificates layer
82. Collier County ArcGIS services (zoning, PUD, future land use, evacuation zones, coastal high hazard area, milestone buffer, wind load)
83. Collier County garbage and recycling collection days layer
84. Collier County Growth Management, monthly building permit reports
85. Collier County, permit history and permit search
86. Collier County Public Schools, interactive zoning tool
87. Collier County Public Schools, zoning service query for 2870 Castillo Ct, 2026-27

Developer Records, Club and Routing

88. WCI Communities, Tiburón community page (archived February 9, 2002)
89. WCI Communities, Crienza model page (archived March 6, 2002)
90. WCI Communities, Zamora model page (archived March 6, 2002)
91. WCI Communities, Riaza model page (archived June 23, 2002)
92. WCI Communities, Tiburón plan list (archived February 13, 2002)
93. WCI Communities, Tiburón plan list (archived June 27, 2002)
94. Tiburón Golf Club, membership
95. Tiburón Golf Club, Medallion membership document
96. Tiburón Golf Club, Signature membership document
97. Tiburón Golf Club, reopening announcement after Hurricane Irma
98. OSRM public routing service
99. OpenStreetMap Nominatim geocoder (Waterside Shops point)

Data Files Cited in Plain Text

100. Collier County Property Appraiser bulk roll, tax year 2026 preliminary (parcels, buildings, legal descriptions, sales, value history, millage), files dated August 29 and 31, 2026
101. Collier County Property Appraiser parcel polygon file, August 29, 2026
102. Southwest Florida MLS Matrix, Development TIBURON, active and 12-month closed, pulled September 18, 2026

Downloadable Documents

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

Clerk images are non-certified copies; each link opens the issuing authority’s own record.

Market data from Southwest Florida MLS, pulled September 2026.

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