Escada at Tiburón, also called Escada Estates, is 31 custom estate homes on 32 platted lots in Tiburón, North Naples, with a 0.62-acre median lot, a private pool at every home and golf or lake frontage. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the team Escada at Tiburón sellers call first, and the team its buyers call when they want the neighborhood’s real record: what the 31 estate homes have actually sold for since 2004, which lots back onto the golf course and which onto a lake, how the Pelican Marsh CDD bond line lands on every tax bill, and what FEMA’s current map says under each house. Escada at Tiburón is a gated enclave of custom estate homes inside the master-planned community of Tiburón in Naples, Florida. It is the most valuable of Tiburón’s four detached-home neighborhoods by county value: 31 custom homes on 32 platted lots, on two private streets, Escada Drive and Escada Court, in Naples, FL 34109. It is also recorded as Escada Estates at Tiburón, the name on the county’s owner line for the association’s road and on the Pelican Marsh CDD’s neighborhood label, because the developer renamed the neighborhood and its association “Escada Estates at Tiburon” in a recorded amendment (Official Records Book 3493, Page 842, recorded January 30, 2004). The corporation carried that name from December 31, 2003 to June 16, 2009; today it is ESCADA AT TIBURON HOMEOWNERS ASSOCIATION, INC., Sunbiz N00000003069, and no “Escada Estates” corporation exists. 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 Escada than any other source we know of. It is built from the 2000 Declaration of Neighborhood Covenants, Conditions and Restrictions that WCI Communities, Inc. recorded for Escada, the owners’ 2009 Amended and Restated Declaration, Articles and Bylaws, the 2004 name amendment and the 2017 drone amendment, the deeds that put Escada’s lakes in the Pelican Marsh Community Development District and its streets in the association, the Collier County Property Appraiser roll (tax year 2026 preliminary) and every recorded Escada sale since 2001, FEMA’s National Flood Hazard Layer, two Letters of Map Amendment and six county-held elevation certificates, Collier County building permit reports from January 2024 to July 2026, WCI’s own 2002 Escada plan pages, and 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 Escada and are thinking about a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the lot-by-lot, rule-by-rule and sale-by-sale detail below will tell you whether Escada fits, and which of its 31 homes, before you tour.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
McGreevy and Comisar are the best realtor for Escada 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 an Escada market read built on every recorded sale since 2001, both recorded declarations and the county’s own lot-by-lot roll.
If you’re searching for the best realtor for Escada at Tiburón in Tiburón, Naples, whether you’re ready to sell your Escada 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 Escada for a specific reason. Escada is a market of 31 houses that trades a few times a year at most and sometimes not at all, where every home was custom built, one at a time, over two decades, and where the county’s square-foot figures do not measure what a listing calls living area. It is a place where the lot decides the setting (ten of the 32 platted lots border the golf course, the rest back onto one of four lakes), where the median 2025 tax bill was $41,213.66, and where a buyer inherits the highest per-home CDD bond line in Tiburón. A listing agent who prices Escada off a Naples luxury average, or off a single recent sale, misses all of it.
Recent Escada at Tiburón track record (last 12 months): In the last 12 months Escada at Tiburón has seen 0 resales in the Southwest Florida MLS Matrix (pulled September 18, 2026, covering closings dated September 18, 2025 to September 18, 2026), and the Collier County Property Appraiser sales file (files dated August 29, 2026) shows no Escada deed of any kind recorded after June 30, 2025. With no closing in the window, there is no Escada sale for any team to have represented and no sale-to-list ratio to report, so we state neither. The most recent recorded Escada sale is $6,225,000 for 2562 Escada Ct, recorded June 30, 2025 (Collier Clerk, OR 6486/2128), and the highest ever recorded is $8,000,000 for 2556 Escada Dr, recorded May 2023 (Collier Clerk, OR 6247/114). Two Escada homes were for sale on September 18, 2026, at $7,250,000 and $6,700,000, the two highest asking prices in all of Tiburón (Southwest Florida MLS Matrix). Ask us and we will walk you through every recorded Escada sale since 2004, one by one.
For Escada 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 Escada the discretion is built into the rules: Section 7.8 of the 2009 Amended and Restated Declaration bans “For Sale”, “For Rent” and “Open House” signs anywhere in the neighborhood, windows and vehicles included, so an Escada home is always marketed without a yard sign. We also build the paperwork file before the first showing: the association’s transfer application (the board must have 20 days’ notice before closing and its processing fee is capped at $100 per applicant under Sections 9.2 and 9.6), the estoppel certificates for the Escada association and the Tiburón master association, the Pelican Marsh CDD line from your own tax bill, the flood facts and any elevation certificate or Letter of Map Amendment for your address, the permit history of your roof and openings, and, if your buyer wants your Tiburón Golf Club Signature Membership, the club transfer application, which the declaration says must go in at least 30 days before closing.
For Escada buyers: the first question at Escada is the lot, because the lot decides what you look at: lots run from 0.51 to 1.25 acre, ten border the golf course and the other 22 back onto one of four District-owned lakes. The second is the house’s build year and permit record, because Escada was built one home at a time from 2002 onward, by different builders, under several editions of the Florida Building Code. The third is the cost stack: a 2025 certified median tax bill of $41,213.66 that already includes a Pelican Marsh CDD line whose bond portion, about $2,532 for fiscal 2027, is the highest of any Tiburón neighborhood (Pelican Marsh CDD District Manager, July 15, 2026 board meeting). Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Escada address; we answer them below.
Honors and recognition:
Selling your Escada at Tiburón home? Get a free Escada at Tiburón home valuation or call Jesse direct at (239) 898-6072.
Buying a home in Escada at Tiburón? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Living in Escada at Tiburón means a custom estate home with its own pool on half an acre to an acre and a quarter, backing onto a lake or the golf course, on one of two private streets inside Tiburón’s gate, with the Ritz-Carlton resort and Tiburón Golf Club minutes away and no shared clubhouse of its own.
Escada is the neighborhood WCI Communities marketed in 2002 as “custom estate homes on oversized homesites,” and the county roll bears that out: its median lot is more than three times the size of a Serafina lot, and its median county value is about two and a half times that of the next detached neighborhood in Tiburón. What follows is what daily life at Escada looks like, drawn from the recorded declarations, the county’s records and the District’s documents. For the community-wide steps every Tiburón purchase shares, from gate access to the club, see our practical guide to buying in Tiburón.
Escada at Tiburón is a platted neighborhood of single-family homes governed by a homeowners association under Chapter 720 of the Florida Statutes. It is not a condominium: the association’s original Articles of Incorporation state in capitals that “THIS ASSOCIATION IS NOT A CONDOMINIUM ASSOCIATION.” The plat, ESCADA AT TIBURON, is recorded at Plat Book 34, Pages 51 to 53, and was recorded by WCI Communities, Inc. and Tiburon Golf Ventures Limited Partnership on May 19, 2000 (Clerk’s plat reference sheet, OR 2677, Page 1669). The Collier County Property Appraiser carries it as subdivision number 281700, “ESCADA AT TIBURON,” with 42 parcels: 31 homes and 11 tracts of road, lake, preserve and golf course (Collier County Property Appraiser roll, tax year 2026 preliminary).
The association that runs it is Escada at Tiburon Homeowners Association, Inc., Florida not-for-profit corporation N00000003069 on Sunbiz, filed May 9, 2000 and active. The document that governs it today is the owners’ Amended and Restated Declaration of Neighborhood Covenants, Conditions and Restrictions, with restated Articles and Bylaws (OR 4467, Page 3164), recorded July 2, 2009, 45 pages, which replaced WCI’s original 2000 declaration in full.
The name has nothing to do with the fashion house, except by license. WCI’s 2004 amendment carries the notice “ESCADA is a registered trademark of Escada AG and is used with permission.” WCI’s own 2002 plan pages described the neighborhood in one line: “Custom single-family estate homes located in a private community of only 32 homesites within Tiburon” (WCI Communities, Escada plan page, archived November 6, 2002).
Escada has exactly two streets. Escada Court holds 14 homes, lots 2 to 15, numbered 2530 to 2562. Escada Drive holds 17 homes, lot 1 and lots 16 to 32, numbered 2552 to 2593 (Collier County Property Appraiser roll, tax year 2026 preliminary). No Escada home has a Tiburon Blvd E address; the one Tiburon Blvd E address on the Escada plat, 2517, belongs to the 50.44-acre golf tract.
The plat and the declaration create 32 lots, and the 2009 restated declaration allocates each lot “an undivided one thirty-second (1/32nd) share” of the association’s assessments. The county counts 31 homes because Lots 29 and 30 are one parcel, 2564 Escada Dr, 1.25 acres, the largest homesite in Escada. That combined parcel still pays two District assessments: its 2025 tax bill carries a Pelican Marsh CDD line of $8,598.00, twice the $4,299.00 on a single lot (Collier County Tax Collector, 2025 bills for parcels 31340000849 and 31340000289). Section 1.15 of the declaration says no lot “may be subdivided or joined together without the consent of the Association.”
Every lot is built on. The last vacant-lot sales were in 2012, and today no Escada parcel is coded as a vacant homesite (Collier County Property Appraiser roll and sales file, 2026). A buyer who wants a new house at Escada is buying an existing home to renovate or replace.
One practical note on addresses: because the two streets’ numbers overlap, 2552 Escada Dr and 2550 Escada Ct, or 2556 Escada Dr and 2558 Escada Ct, are different homes on different streets. Even a 2014 elevation certificate for 2565 Escada Dr names the street as Escada Court. Always confirm the street and the parcel number together.
Escada is entered from Tiburon Blvd E at Escada Drive, and every drive out of it runs back down Escada Drive and west on Tiburon Boulevard East to Airport-Pulling Road (OSRM public router, measured September 24, 2026). The stretch of Tiburon Blvd E at Escada’s entrance is owned by Tiburon Estates Homeowner’s Association, the Tiburón master association, while Escada’s own streets belong to the Escada association (Collier County Property Appraiser roll, 2026). The plat lies in Section 36, Township 48 South, Range 25 East.
What surprises most buyers is how little of the Escada plat is houses. The 31 home parcels total 20.73 acres; the other 11 parcels total 88.08 acres, so homes are about 19% of the plat’s parcel acreage (Collier County Property Appraiser roll, tax year 2026 preliminary). The rest is held by three owners:
Escada’s neighbors inside Tiburón include Castillo at Tiburón, whose fourth phase’s legal description begins at “the northeasterly corner of Tract B of Escada at Tiburon,” and Esperanza at Tiburón, which the county’s planning layer places within a few metres of the Escada plat. Across the community are Serafina, Marsala and Norman Estates, the other detached-home neighborhoods, and the Ritz-Carlton golf resort. Beyond the golf tract on Escada’s north side is Pelican Marsh Elementary School, the school every Escada address is zoned to.
Lot size is Escada’s defining fact. Escada’s 31 homesites run from 0.51 to 1.25 acre, with a median of 0.62 acre and a middle half between 0.58 and 0.72 acre (Collier County Property Appraiser roll, tax year 2026 preliminary). That median is 3.4 times Serafina’s 0.18 acre, 3.1 times Norman Estates’ 0.20 acre and 1.7 times Marsala’s 0.37 acre, and Escada’s smallest lot, 0.51 acre, is larger than any lot in Serafina or Norman Estates. Per acre, Escada land is the least expensive in the set, a median of about $2.59 million an acre against $5.39 million to $5.75 million in Norman Estates and Serafina, but per lot it is the most valuable, with a median county land value of $1,661,687 (same roll).
Every Escada lot backs onto water or golf, and no lot faces only a street. Measured from the county’s parcel polygons, ten lots touch the golf course tract: Lots 20 to 25 back onto the golf course alone, and Lots 10, 11, 19 and 26 touch both golf and a lake. The other 22 lots back onto one of four lakes: L-3 behind Lots 1 to 6, L-2 behind Lots 6 to 10, the interior lake L-1 behind Lots 11 to 19, and L-4 behind Lots 26 to 32 (county parcel polygons, 2026; our measurement, September 24, 2026). Frontage is not the same as view: lake width, vegetation and orientation decide what you see, and several lake lots look across the water to golf holes. Which of Tiburón’s two courses a given lot faces is not stated in any record we read, so ask the Club which course and holes a specific lot looks onto.
The lakes carry Escada’s one shared amenity. In November 2007 the District granted the Escada association easements over the lakes “to maintain, repair or construct the rock/waterfall and fountain water features,” with landscaping and lighting, on Tracts L-1 and L-3, and to maintain “floating fountains” on L-2 and L-4 (Grant of Easement, OR 4299, Page 3896). A 2008 easement from the golf course owner lets the association cross the course to reach that equipment, including a fountain in “Lake 6,” a golf lake beside Lots 22 to 24 (Access Easement, OR 4319, Page 2872). The water features are the association’s to run; the lakes themselves, and the water-management duty for them, stay with the District.
Escada’s streets are private, owned by its association since the 2008 quitclaim, and the 2009 restated declaration gives the association the right “to provide, restrict or limit access across the roadways,” including “the stopping and questioning of visitors” (Section 4.6(H)). Escada’s private streets sit inside Tiburón’s staffed main gate, and the Escada declarations provide for an entry gate of its own; imagery shows a gate at the Escada Drive entry. WCI’s 2000 declaration gave the association “the power and duty to provide for the Gate Facilities” and described them as “privacy gates at the entrance to the Neighborhood” that “may be manned or unmanned,” and the 2009 text lists “gates” among the common-area items the association maintains (Section 5.2).
What no recorded document we read establishes is how that entry gate is operated or staffed today. Some marketing describes a second, staffed checkpoint at Escada; we do not repeat that, because no permit, budget or recorded instrument we found proves it. The 2000 declaration is also candid about the limits of any gate: providing an access program “SHALL IN NO MANNER CONSTITUTE A WARRANTY OR REPRESENTATION AS TO THE PROVISION OF OR LEVEL OF SECURITY.” A buyer who wants the current gate arrangements should ask for them in writing with the governing documents.
Every Escada home is a custom-built single-family house with a private pool: the county records a pool at all 31, a spa at 29 and a fountain at 14, and only four pools sit under a screen enclosure, which gives Escada an open-air look unlike most of Tiburón (Collier County Property Appraiser roll, tax year 2026 preliminary). All 31 main houses carry the county’s improvement-quality grade 6, the top grade used in Escada. The county’s base area for the main houses runs from 4,097 to 6,528 square feet, with a median of 4,998; that county figure is not living area, and on the three Escada homes with a public MLS living area it runs 20% to 31% below the listing figure (MLS living areas of 5,622, 6,988 and 8,351 square feet). Recent listings are two-storey homes with three- or four-car garages; the 2013 county permit for 2542 Escada Ct describes a one-storey residence, so the form varies house by house. The homes section below covers plans, sizes and builders in detail.
The county roll answers this better than any brochure. Of Escada’s 31 homes, 20 (64.5%) carry a homestead exemption, and 25 owners (80.6%) receive their tax bill at a Florida address; the other six mailing addresses are in Illinois (two), Massachusetts, New Jersey, Ohio and Ontario, Canada (Collier County Property Appraiser roll, tax year 2026 preliminary). For comparison, Castillo at Tiburón’s condominium residences carry a homestead exemption on 28.4% of units, and 54.9% of Castillo owners are billed outside Florida (same roll).
In plain terms, Escada is mostly a primary-home neighborhood. That fits its rules: the restated declaration allows a home to be leased no more than once in a calendar year, for a minimum of one year, so Escada has no seasonal-rental population (Section 10.2). It also shapes the market. Escada owners tend to stay, sales are rare, and when a home does come up the buyer pool is small, specific and often already in Naples.
A February weekday at Escada might start with a swim in your own pool, looking across a lake at the waterfall or across the fairway at the first golfers out. Golfers with a Tiburón Golf Club membership are about 0.8 road miles from the clubhouse on Tiburon Drive (OSRM public router, measured September 24, 2026, from 2555 Escada Dr). The drive to Mercato is about 3.4 road miles, to NCH North Hospital about 3.2 and to I-75 at Exit 111 about 3.5, all from the Escada Drive entry end (same method). The evening might be dinner at The Ritz-Carlton Naples, Tiburón, which, like every club and resort facility, an Escada owner uses as a club member or a paying guest, not by right of ownership: the declaration states that “No owner or any other person has any right, easement or other use or ownership interest in the Club or the Club Facilities as the result of owning a Residential Lot” (Section 4.8(A)).
The other half of Escada life is looking after a large property. Under Section 5.1 of the restated declaration each owner maintains the whole lot and house, “fixtures, equipment, appliances, mailboxes, patios and pools” included, plus “all grassed or sodded areas, lawns, landscaping, trees and vegetation” on the lot, although the association “shall have the right, but not the obligation, to control the irrigation system on all home sites.” The association looks after the private streets, the gates, the common landscaping, lighting and footpaths, and the lake waterfall and fountains (Section 5.2). Trash goes out no earlier than 6:00 p.m. the night before pickup and the bins come back in by 7:00 p.m. on pickup day (Section 7.16); the county collects garbage on Tuesday and Friday (Collier County solid waste service-day layer, checked September 24, 2026).
Escada is inland, about 3.5 miles from the Gulf shoreline at Vanderbilt Beach. The closest public beach access, Vanderbilt Beach, is about 4.3 road miles from the Escada Drive entry and 4.6 from the north end of Escada Drive (OSRM public router, free-flow, measured September 24, 2026). Because every route out of Escada runs straight down Escada Drive to Tiburon Boulevard East and Airport-Pulling Road, Escada is 0.4 to 0.7 road miles closer than Castillo to the beach, Mercato, Waterside Shops and NCH North Hospital (same method). The Tiburón Golf Club lists beach services among its member privileges; owning an Escada home conveys no beach or resort privilege on its own.
Five things buyers sometimes assume. No neighborhood pool, clubhouse, tennis court or fitness room: the association owns only its streets and a 0.08-acre tract, and the recreation is your own pool plus the optional club. No vacant homesite: all 32 lots are built on. No seasonal rentals: one lease a year, one-year minimum, board approval, no subleasing. No condominium safety-law exposure: Florida’s milestone-inspection and structural-integrity-reserve-study laws apply to condominium and cooperative buildings, not to Escada’s detached homes under Chapter 720, which the rules section explains. No club membership that comes automatically with the deed: the recorded declaration obliged the first buyer of each lot to take a Tiburón Golf Club Signature Membership, and a resale buyer can take over the seller’s Signature Membership without a new membership fee by following the club’s transfer procedure, but the club’s Membership Plan controls (see the amenities section).
Escada at Tiburón is the estate-home enclave of Tiburón, 31 custom homes on lots with a median of 0.62 acre, and in September 2026 its two listings carried the highest asking prices in the community, $7,250,000 and $6,700,000, with no Escada closing in the prior twelve months. In a market that thin, the seller with the best-prepared file and a price built on the actual Escada record wins.
Selling an Escada at Tiburón home? Get a free Escada at Tiburón home valuation or call Jesse direct at (239) 898-6072.
Buying at Escada at Tiburón? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Escada at Tiburón had no closed sale in the twelve months to September 18, 2026 (Southwest Florida MLS Matrix), while its two listings, at $7,250,000 and $6,700,000, were the highest asks in Tiburón. The county recorded four qualified Escada sales in the three years to August 2026, at a median of $5,995,000. We tracked every recorded Escada deed in the county sales file back to the first homesite sale in 2001, which is why this snapshot can name each sale rather than lean on an average (Collier County Property Appraiser sales file).
Data updated: September 2026 (Southwest Florida MLS Matrix pulled September 18, 2026, and Collier County Property Appraiser records)
Escada is the thinnest market in Tiburón: 31 houses, no closing in a year, a handful in three. In a market that size one sale can move every average, so we do not publish averages that the record cannot carry. Here is the record instead, with the source, the window and the count named at every step.
Southwest Florida MLS Matrix, pulled September 18, 2026, closings dated September 18, 2025 to September 18, 2026:
That last figure is the useful one for an Escada seller. The most expensive home that sold anywhere in Tiburón in the last twelve months closed below every Escada sale the county has recorded since 2021. Escada does not compete with the rest of Tiburón on price; it competes with estate neighborhoods elsewhere in North Naples, and with its own recorded history.
Because the twelve-month window is empty, we widen it. Collier County Property Appraiser sales file (files dated August 29, 2026), DOR-qualified improved sales, September 2023 to August 2026:
Recorded | Address | Lot | Year built (county) | Sale price | Official Records |
|---|---|---|---|---|---|
February 13, 2024 | 2531 Escada Ct | 11 | 2003 | $5,250,000 | OR 6330/64 |
March 13, 2024 | 2581 Escada Dr | 21 | 2021 | $6,190,000 | OR 6339/1104 |
March 19, 2024 | 2562 Escada Ct | 2 | 2007 | $5,800,000 | OR 6341/1533 |
June 30, 2025 | 2562 Escada Ct | 2 | 2007 | $6,225,000 | OR 6486/2128 |
Four sales, so the median is the mean of the middle pair, $5,800,000 and $6,190,000: $5,995,000, with a range of $5,250,000 to $6,225,000. Only one of the four, the June 2025 sale, falls inside the last 24 months. Two of the four are the same house: 2562 Escada Ct sold for $5,800,000 in March 2024 and again for $6,225,000 fifteen months later, a gain of 7.3% on the recorded prices (our arithmetic).
The MLS record adds one detail the deed cannot. 2581 Escada Dr was listed at $6,895,000, reduced to $6,490,000 and closed at $6,190,000 in March 2024, about 95.4% of its last asking price and 89.8% of its first (MLS 223062912; our arithmetic). At Escada the path from first ask to closing is where most of the negotiation happens.
A median needs at least ten sales behind it before we will call it a market figure. Escada does not reach ten in 12, 24, 36 or even 60 months: the county recorded seven qualified improved Escada sales from September 2021 to August 2026 (our count from the sales file). The first window with ten or more sales is all recorded history, so that is our headline.
Collier County Property Appraiser sales file, DOR-qualified improved sales since 2001 (county_sales query run September 24, 2026):
One caution on the all-history figure. Five of those 43 deeds, recorded from 2001 to 2007 at $683,300 to $807,000, are coded “improved” by the county but were priced like lots and preceded the house now standing on each lot. They pull the all-history median down, which is why the period table below leaves them out.
Collier County Property Appraiser sales file, DOR-qualified improved sales, excluding the five lot-era deeds; where a period has an even number of sales, the median is the mean of the middle pair:
Period | Sales | Median | Range |
|---|---|---|---|
2004 to 2008 | 8 | $3,842,850 | $3,320,000 to $4,931,500 |
2010 to 2014 | 9 | $2,650,000 | $2,300,000 to $3,100,000 |
2015 to 2020 | 11 | $3,800,000 | $2,475,000 to $5,000,000 |
2021 to 2025 | 10 | $5,782,500 | $4,650,000 to $8,000,000 |
The shape is the Naples estate-home cycle in one neighborhood: a median about 31% lower in the 2010 to 2014 trough than before the downturn, a recovery to roughly the old level by 2015 to 2020, and a step of about 52% in 2021 to 2025 (our arithmetic from the medians above). No qualified improved Escada sale was recorded in 2006, 2009, 2019 or 2026 to date.
The repeat sales tell the same story house by house (Collier County Property Appraiser sales file, qualified sales only):
The county also records deeds it codes as not qualified, such as a $5,100,000 transfer on 2539 Escada Ct in February 2023. We never treat a not-qualified deed as a market sale.
Two Escada homes were active on September 18, 2026, and they were the two highest-priced listings in Tiburón; the next highest was $3,995,000 (Southwest Florida MLS Matrix). Beds, baths and living area are MLS-entered; year built, lot size and the last sale are from the county.
Address | Lot and setting | Beds and baths (MLS) | MLS living area | Year built | Lot | Asking price | Asking per MLS sq ft | Days on market | Last recorded sale |
|---|---|---|---|---|---|---|---|---|---|
2581 Escada Dr | Lot 21, backs onto the golf course | 5 + den / 4 full, 1 half | 6,988 sq ft | 2021 | 0.63 ac | $7,250,000 | $1,037.49 | 43 | $6,190,000, March 2024 |
2558 Escada Ct | Lot 3, backs onto lake L-3 | 4 + den / 4 full, 1 half | 5,622 sq ft | 2013 | 0.66 ac | $6,700,000 | $1,191.75 | 10 | $3,950,000, July 2018 |
The two asks sit 17.1% and 69.6% above each home’s last recorded sale (our arithmetic). Only two Escada deeds have ever been recorded at or above either ask: the $8,000,000 record in 2023 and a $7,250,000 sale of 2577 Escada Dr in April 2022. The newer, larger, golf-front house is asking less per square foot than the older lake-front house, which is the kind of spread a buyer should ask the listing side to explain with sales, not adjectives.
At Castillo at Tiburón the county’s square footage matches the listing’s to the foot. At Escada it does not. On the three Escada homes with a public MLS living area, the county’s base area is 20% to 31% smaller than the MLS living area, and the county’s total adjusted area is 14% to 18% larger (Collier County Property Appraiser roll, tax year 2026 preliminary; MLS 223035866, 226028398 and 226025810):
Home | MLS living area | County base area | County total adjusted area |
|---|---|---|---|
2556 Escada Dr | 8,351 sq ft | 5,727 sq ft | 9,884 sq ft |
2581 Escada Dr | 6,988 sq ft | 4,998 sq ft | 8,214 sq ft |
2558 Escada Ct | 5,622 sq ft | 4,505 sq ft | 6,417 sq ft |
So a price per square foot at Escada can be $1,400 or $800 on the same sale depending on which county figure sits underneath it. We quote per-foot figures only on MLS living area and label them, and we never set a county per-foot number beside a listing per-foot number. On MLS living area, the two Escada sales with a public MLS living area closed at about $958 (the $8,000,000 record) and about $886 (2581 Escada Dr in 2024) per square foot; Tiburón’s median over the last twelve months was $697.70 (Southwest Florida MLS Matrix, September 18, 2026; our arithmetic for the Escada figures).
With no Escada closing in twelve months, a twelve-month months-of-supply figure cannot be computed: two listings divided by zero sales. At the three-year county pace of four sales in 36 months, two listings represent about 18 months of supply (our arithmetic from the county sales file). Tiburón as a whole carried 20 listings against 32 closings, about 7.5 months (Southwest Florida MLS Matrix, September 18, 2026). The two Escada listings were 43 and 10 days old on the pull date, so neither had yet tested the market for long.
In plain terms, an Escada seller is not competing with a queue of Escada listings; at most one or two are ever on the market together. The seller is competing with the buyer’s alternatives across North Naples and with the buyer’s patience, because an Escada buyer usually has time and knows it.
Tiburón’s neighborhoods sort cleanly by form and price. On the twelve-month MLS record (Southwest Florida MLS Matrix, closings September 18, 2025 to September 18, 2026), the condominiums sit at the bottom: Ventanas at Tiburón at a median of $902,500 (4 sales) and Castillo at Tiburón at $1,265,000 (9 sales), with Esperanza at $2,150,000 (4) and Marquesa Royale at $2,450,000 (5) above them. The detached neighborhoods come next: Norman Estates at $2,762,500 (2 sales), Serafina at $3,025,000 (2) and Marsala at $3,500,000 (5). Escada, with no closing in the window, sits above all of them on every other measure.
The county’s three-year record, September 2023 to August 2026, puts numbers on that gap for the four detached neighborhoods (Collier County Property Appraiser sales file, DOR-qualified improved sales):
Neighborhood | Sales, Sep 2023 to Aug 2026 | Median | Range | Newest qualified sale |
|---|---|---|---|---|
Escada | 4 | $5,995,000 | $5,250,000 to $6,225,000 | June 30, 2025 |
Marsala | 10 | $3,187,500 | $2,550,000 to $4,950,000 | June 28, 2026 |
Serafina | 4 | $3,062,500 | $2,600,000 to $3,500,000 | May 13, 2026 |
Norman Estates | 4 | $2,762,500 | $2,625,000 to $3,300,000 | June 23, 2026 |
Escada’s three-year median is about 1.9 times Marsala’s, and Escada’s lowest sale in the window, $5,250,000, is above the highest sale in any of the other three (our arithmetic). The county’s values say the same thing: Escada’s 2026 preliminary median just value of $5,331,624 is about 2.5 times Marsala’s $2,166,654 (Collier County Property Appraiser roll, tax year 2026 preliminary).
The Collier County Property Appraiser values each Escada home separately, because no two are alike (tax year 2026 preliminary roll):
Measure | Lowest | Median | Highest |
|---|---|---|---|
2026 just value (preliminary) | $3,337,743 | $5,331,624 | $7,538,734 |
2026 land value (preliminary) | $1,459,514 | $1,661,687 | $1,998,606 |
2026 is the year Escada’s county values jumped. The median per-home change from 2025 certified to 2026 preliminary was +27.4%, and 29 of the 31 homes rose; the preliminary values of all 31 homes total $167,917,036 (same roll). The two exceptions are telling: 2530 Escada Ct rose only 4.1%, and the combined Lots 29 and 30 at 2564 Escada Dr fell 1.0% after the county cut its land value from $3,042,018 to $1,998,606. In the same roll Castillo at Tiburón’s median just value fell 5.9%, so the county is moving Tiburón’s estate homes and its condominiums in opposite directions.
The five-year run of Escada medians, certified values except 2026 (Collier County Property Appraiser roll):
Tax year | Median just value | Total, 31 homes |
|---|---|---|
2021 | $3,399,872 | $110,738,152 |
2022 | $4,163,420 | $139,508,431 |
2023 | $4,512,788 | $149,659,109 |
2024 | $4,193,620 | $139,447,728 |
2025 | $4,051,419 | $134,715,577 |
2026 (preliminary) | $5,331,624 | $167,917,036 |
The 2021 total is held down by 2581 Escada Dr, still valued as a lot that January at $603,908. Just value is a mass-appraisal figure set as of January 1; it is not a price. 2562 Escada Ct sold for $6,225,000 in June 2025 and carries a 2026 preliminary just value of $5,176,829, and 2531 Escada Ct sold for $5,250,000 in February 2024 against a 2026 preliminary just value of $4,921,207 (same roll and sales file). In both of those recent sales the county’s 2026 value sits below the recorded price.
Taxes follow the value and the homestead status. The last complete bill, 2025 certified, shows a median total tax of $41,213.66 (range $27,154.29 to $65,658.74), which includes $4,560.91 of non-ad valorem charges on 25 of the 31 homes, the Pelican Marsh CDD line and the county solid-waste charge (Collier County Property Appraiser roll; Collier County Tax Collector, 2025 bills). The 2026 preliminary roll shows a median ad valorem tax of $41,220 at a preliminary total millage of 9.4020 mills; the preliminary file does not yet carry the non-ad valorem lines. The fees and taxes sections below break the bill apart.
Escada began as a lot market. The first vacant-lot sales, December 2000 to December 2002, ran from $565,000 to $847,500, eight sales with a median of $725,000 (Collier County Property Appraiser sales file, qualified vacant sales). Lots then sold for $725,000 to $1,000,000 from 2004 to April 2008, with $1,000,000 reached three times in 2006 and 2007 (13 sales), and fell to $350,000 to $875,000 from December 2008 to May 2012 (10 sales). The low point was two lots that WCI entities held until September 2009: Lot 21 sold as a vacant lot for $350,000 in December 2010 and Lot 22 for $360,000 in February 2011 (same file). The last vacant-lot sales were Lot 7 at $685,000 in March 2012 and Lot 20 at $535,000 in May 2012.
For a finished house, WCI’s own website priced its four Escada plans “from” $3,310,990 to $4,610,990 in February 2002, with the note “Price includes homesite (site cost varies by location)” (WCI Tiburón price list, archived February 13, 2002), and from $2,490,990 to $3,790,990 by November 2002 and October 2003 (WCI Tiburón price list, archived October 7, 2003). The homes section below sets out the four plans. The first qualified resales of finished Escada homes, in 2004 and 2005, were recorded at $3,780,000 to $4,931,500 (Collier County Property Appraiser sales file).
Escada in September 2026 is a seller’s asset in a buyer’s season. The county has just marked Escada’s values up by a median of 27.4% while it marked Castillo’s down, and the recorded sales since 2021 support the higher tier: ten qualified sales at a median of $5,782,500, a record of $8,000,000 and a floor above $5,000,000 in every sale since 2023. At the same time, no Escada home has closed in more than a year, the two current asks sit well above the last recorded sales of those same homes, and the rest of Tiburón is taking a median of 86 days and 93.84% of list to close. The Escada homes that sell are priced to the Escada record, lot by lot and year built by year built, arrive with their permits, flood documents and club-transfer paperwork already in the file, and are shown to a small number of qualified buyers who already know North Naples.
This is how Jesse and Marc prepare an Escada listing or an Escada offer, in the order we do it. We start with the lot: its acreage on the county roll, whether it touches the golf tract or a lake and which lake, and whether any of FEMA’s lake-edge high-risk zone reaches the rear of the lot, because at Escada the setting is most of the land value. We pull every recorded sale of that house and of its neighbors on the same street, and we read the MLS history behind each one, because at Escada the first asking price and the closing price can be 10% apart. We read the county permit history for the roof, the windows and doors and any generator, because roof age and opening protection drive the insurance quote on a house this size. We pull the parcel’s own tax bill for the Pelican Marsh CDD line, because four Escada homes carry a much smaller CDD line than the other 27 and the combined Lots 29 and 30 carry two. We check whether the home has an elevation certificate or a Letter of Map Amendment in the county’s records. And we ask the seller for the club membership status and the association’s transfer and estoppel paperwork before a buyer’s inspection period starts. None of that is guesswork; every item is a document, and this page names each one.
Escada at Tiburón was created by WCI Communities, Inc., which recorded its plat and declaration on May 19, 2000, sold 32 homesites for custom homes, deeded the lakes to the Pelican Marsh CDD in 2001 and the streets to the owners’ association in 2008. The owners rewrote the declaration in 2009; the houses rose one at a time from 2002.
That history is why Escada looks and works as it does today: a neighborhood of individually built estates rather than a builder’s product line, two names on its records, an association that owns almost nothing but its streets, and a declaration written by owners rather than a developer.
WCI Communities developed Tiburón, a gated golf community inside the Pelican Marsh development and the Pelican Marsh Community Development District in North Naples. The golf land came first: WCI Communities Limited Partnership deeded 285.27 acres of golf course land to Tiburon Golf Ventures Limited Partnership on July 1, 1998 (Warranty Deed, OR 2436, Page 1479). Tiburón’s Gold course opened in 1998 and its Black course in 2001. The Tiburón master declaration, the Declaration of Covenants, Conditions and Restrictions for Tiburon Estates, followed on August 6, 1999 (OR 2579, Page 364).
WCI’s own Tiburón page set out the three products it planned in 2002: “Explore a variety of luxurious penthouse condominiums at Castillo, elegant midrise residences at Ventanas and custom estate homes on oversized homesites at Escada” (WCI Communities, Tiburón community page, archived February 9, 2002). Escada was the estate tier from the start.
On the morning of May 19, 2000, WCI Communities, Inc. and Tiburon Golf Ventures Limited Partnership recorded the plat of ESCADA AT TIBURON at Plat Book 34, Pages 51 to 53 (plat reference sheet, OR 2677, Page 1669), and WCI recorded the 47-page Declaration of Neighborhood Covenants, Conditions and Restrictions for Escada at Tiburon (OR 2677, Page 1622). The declaration covered Lots 1 to 32 and Tract R, the streets. Ten days earlier, on May 9, 2000, WCI had filed the association’s Articles of Incorporation, with an initial board of three WCI people.
The 2000 declaration set a high bar for what could be built: a minimum of 4,500 square feet of living area, a 35-foot height limit, an attached garage for at least three cars, tile roofs at a minimum 6:12 pitch with no flat roofs, earth-tone exteriors, a landscape plan by a Florida-registered landscape architect, and construction traffic only through “the construction entrance on Airport-Pulling Road.” It also carried the Chapter 190 disclosure that the neighborhood lies inside the Pelican Marsh Community Development District, whose taxes and assessments appear on the county tax bill. The owners’ 2009 restatement handed design review to an Architectural Review Board working from written criteria; whether those original numeric minimums survive in the current criteria is not in the recorded text, and the rules section below covers what is.
WCI sold Escada as homesites. The 2000 declaration’s Section 19 set out the terms for a lot buyer who did not choose WCI as builder: name a builder within 90 days and pay WCI a one-time Marketing/Design Review Fee of 10% of “Total Construction Costs,” computed as the proposed air-conditioned square footage times $200, or $50,000 for a contiguous second lot. In other words, the declaration itself planned for both WCI-built and independently built homes.
The District’s assessments reflected Escada’s tier from the first year. WCI’s recorded consents to the Pelican Marsh CDD’s assessments set the fiscal 2001/02 charge for the “Escada Neighborhood” at $836.17 for operations and maintenance plus a $4,000.00 capital assessment, $4,836.17 per lot, when the capital line for Bolero, Norman Estates, Ventanas and Serafina was $1,300 (First Amendment, OR 2887, Page 1304; Second Amendment, OR 2967, Page 43). Escada’s bond line is still the largest in Tiburón today; the fees section explains the current figure.
No single builder built Escada, and no recorded document names a builder for the neighborhood. The builder of record for three homes is named in county records: London Bay Construction, Inc. is the contractor of record on the 2013 new-construction permit for 2542 Escada Ct (Collier County permit PRBD20130203281, applied February 13, 2013), and London Bay is named on the 2014 elevation certificate for 2550 Escada Ct; Diamond Custom Homes, Inc. is named on the 2014 elevation certificate for 2565 Escada Dr (Collier County elevation certificate files). The builders of the other 28 homes are not named in the records we examined; each one’s contractor of record is on its original county building permit.
What the county sale chains do show is a lot-by-lot build-out: many lots were bought vacant and built on one to five years later by their owners, and on at least seven lots the chain shows a builder-type entity or a buyer who resold the finished house soon after completion (Collier County Property Appraiser sales file). WCI marketed four plans of its own in 2002; whether any Escada home was built to one of them is a question for that home’s permit file.
The county roll dates Escada’s 31 main houses as follows (Collier County Property Appraiser roll, tax year 2026 preliminary):
Year built | Homes |
|---|---|
2002 | 4 |
2003 | 6 |
2004 | 3 |
2005 | 1 |
2007 | 1 |
2008 | 4 |
2009 | 2 |
2011 | 1 |
2012 | 1 |
2013 | 2 |
2014 | 3 |
2015 | 1 |
2018 | 1 |
2021 | 1 |
Fourteen homes (45%) went up from 2002 to 2005, eight during the 2007 to 2009 slowdown, and nine from 2011 onward; the median year built is 2008. The county’s aerial footprint layers track the same build-out: 6 homes visible in the 2002 imagery, 13 by 2004, 18 by 2007, 22 by 2011, 26 by 2013, 29 by 2014 and all 31 by 2018 (Collier County building footprint layers, 2000 to 2025). The roll dates the newest house, 2581 Escada Dr, to 2021, the year it first sold as a finished home; the footprint layers show a structure on every Escada home site by the 2018 imagery and no new home site after it. The only later footprint change is an addition at 2542 Escada Ct, permitted in 2021 and certified in 2022 (Collier County permit PRBD20210417707). Two lots also carry a smaller second residence, built in 2014 and 2020 (same roll).
That spread matters to a buyer: Escada’s homes were built under several editions of the Florida Building Code, and the six homes visible in the 2002 imagery may predate the first statewide code, which took effect March 1, 2002. The code that applies to a specific home is set by its permit date.
The downturn reached Escada’s lots before its houses. Qualified vacant-lot sales fell from a $1,000,000 top in 2006 and 2007 to $350,000 at the bottom in December 2010, and one lot passed through a lender in 2010 before selling as a vacant lot for $460,000 in January 2011; the house built on it sold for $5,000,000 in June 2015 (Collier County Property Appraiser sales file). Lots 21 and 22 stayed with WCI entities until September 3, 2009, when they moved between three WCI-related entities, and then sold as vacant lots in 2010 and 2011 at the lowest prices in Escada’s record (same file; Collier Clerk, OR 4490/106). Lots 7 and 8 were held together, a house on one and the other as its side yard, until 2012, when Lot 7 sold separately and got its own house in 2014.
In December 2003, while WCI still controlled the board, the association filed Articles of Amendment changing its name to “ESCADA ESTATES AT TIBURON HOMEOWNERS ASSOCIATION, INC.,” and WCI recorded an amendment changing every reference in the declaration from “Escada at Tiburon” to “Escada Estates at Tiburon” and adding, “The name of the Neighborhood shall be Escada Estates at Tiburon” (Amendment, OR 3493, Page 842, recorded January 30, 2004). The same amendment carries the trademark notice for the Escada name. The bylaws were retitled the same day with the statement “This is a Homeowners’ Association as defined by Chapter 720.”
In June 2009 the owners’ Amended and Restated Articles restored the corporate name “Escada at Tiburon Homeowners Association, Inc.,” reciting that it “was originally incorporated under the same name on May 9, 2000.” The restated declaration itself still carries the “Escada Estates at Tiburon” title, the county still lists the association’s road under “ESCADA ESTATES AT TIBURON HOMEOWNERS ASSN INC,” and the association’s own recorded Certificates of Approval for sales in 2017 and 2024 carry “Escada Estates” letterhead. Both names are legitimate, and both describe the same 32 lots.
WCI handed Escada’s land to three different owners over eight years (Collier County Clerk, Official Records):
Date recorded | What moved | From and to | Instrument |
|---|---|---|---|
September 22, 2000 | Consent to District jurisdiction and assessments | WCI to Pelican Marsh CDD | |
March 30, 2001 | Lakes L-1 to L-4 and golf-course lakes including Lake 26 | WCI to Pelican Marsh CDD | |
December 7, 2001 | Water, sewer and irrigation lines in Tract R | WCI to Pelican Marsh CDD | |
September 13, 2002 | The same utility facilities | Pelican Marsh CDD to Collier County Water-Sewer District | |
November 6, 2007 | Easements to run the waterfall and fountains in the lakes | Pelican Marsh CDD to the Escada association | |
January 10, 2008 | Tracts C and R, Escada Drive and Escada Court | WCI to the Escada association | |
January 10, 2008 | Access across the golf course to the fountain equipment | Tiburon Golf Ventures to the Escada association |
The utility deeds moved the pipes, not the land: the streets stayed private, and the county’s Water-Sewer District owns and serves the water and sewer lines beneath them.
WCI controlled the board through at least December 2003, when the Articles of Amendment recited that “turnover of control has not occurred,” and in August 2003 it had replaced the board with three more WCI personnel. The January 2008 quitclaim of the streets describes itself as “a conveyance of common areas from a developer to a homeowner’s association,” and WCI’s own file reference on it reads “Turnover”; the association’s president accepted the golf-course access easement a month earlier. Turnover to the owners therefore happened on or before January 2008, although the date of the turnover meeting itself is not in any record we read.
At a members’ meeting on April 16, 2009, reconvened April 30, 2009, Escada’s owners adopted an Amended and Restated Declaration, with restated Articles and Bylaws, that replaced WCI’s declaration in its entirety (OR 4467, Page 3164, recorded July 2, 2009, 45 pages). The restated Articles were adopted by 67% of the voting interests. The owners’ version sets the rules that govern today, and on leasing and lot building it is stricter than WCI’s:
The restated declaration runs until March 19, 2030 and then renews automatically for ten-year terms unless two-thirds of the owners vote to end it in the final year of a term (Section 11.1). The only later amendment of record added Section 7.27 on drones (Certificate of Amendment, OR 5423, Page 1792, recorded August 8, 2017). In 2021 the Escada association joined Tiburón’s other associations in granting telecommunications easements to Hotwire Communications for bulk service (OR 5905, Page 3151, March 10, 2021).
For a buyer, the 2009 restatement is the document to read first: it is the version of the leasing, pet, sale-approval, architectural and maintenance rules that governs today, and the next sections take it apart section by section.
Escada at Tiburón is 31 custom estate homes on 32 platted lots, built one at a time on lots of 0.51 to 1.25 acre, each with a private pool, and every main house carries the same improvement quality code, 6, on the Collier County Property Appraiser’s 2026 preliminary roll.
No two Escada homes were built to one tract plan by one builder, and that is the first thing to understand about pricing them. Each home is its own design on its own lot, so a comparison between two Escada homes starts with the lot, the frontage and the build year, and only then with the square footage.
The recorded plat, ESCADA AT TIBURON, Plat Book 34, Pages 51 to 53, creates Lots 1 to 32, and the 2009 Amended and Restated Declaration defines each “Home” as one of “the thirty-two (32) residences” and charges every lot an undivided 1/32 share of the assessments (OR 4467, Page 3164, recorded July 2, 2009). The county counts 31 homes because Lots 29 and 30 were combined into one 1.25-acre parcel at 2564 Escada Dr (Collier County Property Appraiser roll, tax year 2026 preliminary). That combined parcel still pays two Pelican Marsh Community Development District assessments on its tax bill, $8,598.00 against $4,299.00 on a single lot (2025 bill, parcel 31340000849, Collier County Tax Collector). WCI’s own 2002 website described Escada as “a private community of only 32 homesites within Tiburon,” so “31 homes on 32 lots” is the accurate phrase, and “31 lots” is wrong.
No vacant homesite remains. Every one of the 31 residential parcels carries a main residence on the 2026 preliminary roll; the only vacant-coded parcel in the plat is a 0.08-acre association tract. The last vacant-lot sales were in 2012.
Street | Homes | Lots | House numbers |
|---|---|---|---|
Escada Ct | 14 | 2 to 15 | 2530, 2531, 2534, 2538, 2539, 2542, 2546, 2549, 2550, 2553, 2554, 2557, 2558, 2562 |
Escada Dr | 17 | 1, 16 to 28, 29 and 30 (one parcel), 31, 32 | 2552, 2555, 2556, 2561, 2564, 2565, 2568, 2569, 2572, 2573, 2576, 2577, 2580, 2581, 2585, 2589, 2593 |
Source: Collier County Property Appraiser roll, tax year 2026 preliminary. No Escada home has a Tiburon Blvd E address; the one Escada-plat parcel that does, 2517 Tiburon Blvd E, is the 50.44-acre golf-course tract. Both streets are private, owned by the homeowners association since WCI Communities, Inc. quitclaimed them in January 2008 (OR 4319, Page 2870).
Lot size is Escada’s defining fact. On the 2026 preliminary roll, Escada’s median lot is 0.62 acre, against 0.37 acre in Marsala, 0.20 acre in Norman Estates and 0.18 acre in Serafina (Collier County Property Appraiser roll, homes only). That makes the median Escada lot about 3.4 times Serafina’s and 1.7 times Marsala’s, and Escada’s smallest lot, 0.51 acre, is larger than any lot in Norman Estates or Serafina.
Measure (31 homes) | Smallest | 25th percentile | Median | 75th percentile | Largest |
|---|---|---|---|---|---|
Lot size (acres) | 0.51 | 0.58 | 0.62 | 0.72 | 1.25 |
County base area of the main residence (sq ft) | 4,097 | 4,745 | 4,998 | 5,603 | 6,528 |
County adjusted area of the main residence (sq ft) | 5,054 | 6,685 | 7,258 | 8,346 | 10,767 |
Year built, main residence | 2002 | 2003 | 2008 | 2012 to 2013 | 2021 |
2026 preliminary just value | $3,337,743 | $4,829,532 | $5,331,624 | $6,076,571 | $7,538,734 |
Source: Collier County Property Appraiser roll, tax year 2026 preliminary (files dated August 29, 2026). The homes occupy about 20.7 acres of the plat’s roughly 109 acres of parcels; the other 88 acres are the golf course, the lakes, a wooded District tract and the private streets. Per acre, Escada land carries the lowest county land value of Tiburón’s four single-family neighborhoods (a median of about $2.59 million an acre, against $3.27 million in Marsala and $5.39 million to $5.75 million in Norman Estates and Serafina), yet its median land value per lot, $1,661,687, is the highest, because the lots are so much bigger.
At Escada the county’s square-footage fields are not living area, and a buyer who treats them as living area will misprice a home. On the three Escada homes with a Southwest Florida MLS living-area figure, the county’s base area runs 20% to 31% below the listing’s living area, and the county’s adjusted area runs 14% to 18% above it:
Home | MLS living area (listing) | County base area | County adjusted area |
|---|---|---|---|
2556 Escada Dr | 8,351 sq ft (MLS 223035866) | 5,727 sq ft | 9,884 sq ft |
2581 Escada Dr | 6,988 sq ft (MLS 226028398) | 4,998 sq ft | 8,214 sq ft |
2558 Escada Ct | 5,622 sq ft (MLS 226025810) | 4,505 sq ft | 6,417 sq ft |
Sources: Southwest Florida MLS listing records; Collier County Property Appraiser roll, tax year 2026 preliminary. The likeliest reason is that the homes are two-storey and the county’s base area captures less than the total heated area on a two-storey house; that is our reading, not a county statement. The rule we follow on this page, and in every Escada price opinion we write: quote county areas only under their county labels, and never divide a sale price by a county figure and compare it with an MLS price per square foot. The county roll also holds no bedroom or bathroom counts, so those come only from listing records.
WCI Communities, Tiburón’s developer, sold Escada as a homesite program with its own estate plans on offer. Its 2002 website listed four plans under “Escada, Single-Family,” each page reading “Custom single-family estate homes located in a private community of only 32 homesites within Tiburon” and “Price includes homesite (site cost varies by location).”
WCI plan | Living area | Total area | Bedrooms and baths as WCI listed them | February 2002 “priced from” | November 2002 and October 2003 price |
|---|---|---|---|---|---|
Dolcetto | 7,986 sq ft | 10,180 sq ft | 6 bed / 5 bath | $4,610,990 | $3,790,990 |
Casara | 6,382 sq ft | 7,698 sq ft | 5 bed + den / 4.5 bath | $4,010,990 | $3,190,990 |
Folonari | 5,925 sq ft | 8,060 sq ft | 5 bed / 6.5 bath | $3,810,990 | $2,990,990 |
Brunello | 5,058 sq ft | 7,253 sq ft | 4 bed / 4.5 bath | $3,310,990 | $2,490,990 |
Sources: WCI Communities Tiburón price list, archived February 13, 2002; plan pages archived November 6, 2002: Dolcetto, Casara, Folonari, Brunello; price list archived October 7, 2003.
WCI’s own words describe the plans. The Dolcetto was a two-storey home with “front and rear balconys overlooking the grand outdoor entertainment area with pool and spa, and two separate 2-car garages with a private couryard area” (WCI’s spelling). The Casara had “5 bedrooms and 4 1/2 baths with a library, summer kitchen, wine storage and 4-car garage.” The Folonari offered a “master bedroom with separate his and her baths, 5 bedrooms, a private guest suite, formal dining room, separate living and family rooms and a library.” The Brunello had “his and her walk-in closets in the master suite, formal dining area, living room, family room and a breakfast area off the kitchen,” and an outdoor area with a summer kitchen.
Every plan dropped by exactly $820,000 between February and November 2002. A uniform drop across four very different houses looks like a change in the homesite allowance built into the price rather than a cut to the houses, but that is our reading; WCI’s pages do not say. WCI’s February 2002 Tiburón page set Escada apart in one line: “custom estate homes on oversized homesites at Escada,” beside penthouse condominiums at Castillo and midrise residences at Ventanas (archived February 9, 2002).
Whether any of the 31 homes standing today was built to one of these four plans is not established by the county roll or the recorded deeds. A seller who knows the plan name should say so and support it with the permit plans; a buyer should treat a plan name in a listing as a claim until the permit file backs it.
There is no Escada builder. The 2000 declaration itself contemplated both WCI-built and independently built homes: an initial lot buyer who did not choose WCI as builder had to name a builder within 90 days and pay WCI a one-time Marketing and Design Review Fee of 10% of “Total Construction Costs” (OR 2677, Page 1622, Section 19, recorded May 19, 2000). The builder of each home is on its original Collier County permit, and county-held documents name three:
Source: Collier County elevation certificate files and the permit record attached to them, read September 24, 2026. The builders of the other 28 homes are not named in the records examined for this page. The county’s sale records show the pattern you would expect of a custom enclave: lots bought by individuals and single-purpose companies, homes completed one to five years later, and several finished homes sold within a year or two of completion.
Year built (county roll) | Main homes | Lots |
|---|---|---|
2002 | 4 | 8, 15, 16, 28 |
2003 | 6 | 11, 19, 23, 26, 27, 32 |
2004 | 3 | 6, 12, 13 |
2005 | 1 | 18 |
2007 | 1 | 2 |
2008 | 4 | 4, 9, 14, 25 |
2009 | 2 | 10, 24 |
2011 | 1 | 29 and 30 |
2012 | 1 | 22 |
2013 | 2 | 1, 3 |
2014 | 3 | 5, 7, 17 |
2015 | 1 | 20 |
2018 | 1 | 31 |
2021 | 1 | 21 |
Source: Collier County Property Appraiser roll, tax year 2026 preliminary, main residences only. Fourteen homes (45%) were built from 2002 to 2005, eight during the 2007 to 2009 slowdown and nine from 2011 on, so the median build year is 2008.
The county’s aerial footprint layers tell the same story from above: 6 homes visible in 2002 imagery, 13 by 2004, 18 by 2007, 22 by 2011, 26 by 2013, 29 by 2014 and all 31 by 2018 (Collier County Property Appraiser building footprints, 2000 to 2025, read September 24, 2026). The roll’s newest date, 2021, belongs to 2581 Escada Dr, whose footprint first shows in the 2018 layer and which first sold as a finished home in November 2021 (Collier Clerk, OR 6042/3948). No new home site appears in county imagery after 2018; the only later footprint change is an addition at 2542 Escada Ct (permit PRBD20210417707, elevation certificate dated September 9, 2022). The practical reading: Escada was built out between 2002 and roughly 2021, and nothing new is coming unless an owner tears down and rebuilds.
That twenty-year span matters for insurance and inspection. The first statewide Florida Building Code took effect March 1, 2002, so the earliest Escada homes may sit on either side of it depending on their permit dates, while the later homes were built under several newer code editions. The code that applies to a specific home is set by its permit date.
Sources: Collier County Property Appraiser roll, tax year 2026 preliminary; 2000 declaration; Southwest Florida MLS listing records. The county roll records no architectural style, so we describe the homes by what the record shows rather than by a style label.
The lots themselves traded as a market for twelve years. The first vacant-lot sales, from December 2000 to December 2002, ran from $565,000 to $847,500; from 2004 to 2008 they reached $1,000,000 three times; and in the downturn two lots held by WCI’s post-restructuring entities sold for $350,000 (December 2010) and $360,000 (February 2011), the low of Escada’s lot market (Collier County Property Appraiser roll, qualified sales). The last two vacant lots sold in 2012, for $685,000 and $535,000. Those two numbers are the floor under every teardown conversation at Escada today: the land alone now carries a median county land value of $1,661,687 per lot on the 2026 preliminary roll.
An Escada at Tiburón home comes with its own pool and lot, private association-owned streets, a waterfall and fountains in the four Escada lakes, frontage on water or golf for every lot, Tiburón’s staffed community gate, and the option of Tiburón Golf Club; Escada has no neighborhood pool, clubhouse, tennis or fitness room.
That list is short on purpose. Escada’s amenity is the setting: large lots on lakes and the golf course, behind two private streets. The club and the resort sit on top of it; they are not part of it.
The Escada association owns exactly two parcels, both conveyed by WCI in January 2008: Tract R, the private streets Escada Drive and Escada Court (3.80 acres), and Tract C, a vacant 0.08-acre tract (OR 4319, Page 2870; Collier County Property Appraiser roll). No association parcel holds a building. The 2009 declaration’s only recreational language is a general easement “for the use and enjoyment of all recreational facilities and common areas” (OR 4467, Page 3164, Section 4.1). Compare Castillo at Tiburón, whose recorded common areas include its own pool, spa and clubhouse: at Escada the pool is yours, on your lot.
Escada’s private streets sit inside Tiburón’s staffed main gate, and the Escada declarations provide for an entry gate of its own; imagery shows a gate at the Escada Drive entry. The 2000 declaration gave the association “the power and duty to provide for the Gate Facilities” and allowed “privacy gates at the entrance to the Neighborhood,” which “may be manned or unmanned” (OR 2677, Page 1622). The current 2009 declaration lists “gates” among the common-area items the association maintains (Section 5.2) and lets it “provide, restrict or limit access across the roadways,” including “the stopping and questioning of visitors” (Section 4.6(H)). No recorded document we found describes how, or whether, the Escada gate is staffed, so we say no more than the record does. The 2000 declaration adds, in capitals, that an access program is no warranty “as to the provision of or level of security.”
Tiburón’s own gate is a District service: the Pelican Marsh Community Development District’s published staffing policy keeps one Tiburón gate manned 24 hours a day and controls the other, unmanned gates remotely from it (Pelican Marsh CDD access-control staffing policy, dated 2011 and still the version on the District’s site in September 2026).
Four lakes wrap the Escada lots, and they belong to the Pelican Marsh Community Development District, not to the association: WCI deeded lake Tracts L-1 to L-4 and the golf-course lake known as Lake 26 to the District on March 30, 2001 (OR 2798, Page 873). The District also owns Tract B, a 14.68-acre wooded tract on the plat’s east side, and maintains its water-management land; the 2009 declaration excludes those areas from the association’s duties (Section 5.2).
What the association does maintain on that District water is Escada’s one recorded neighborhood feature. In 2007 the District granted the association easements to “maintain, repair or construct the rock/waterfall and fountain water features, including … landscaping, lighting” in Tracts L-1 and L-3, and to “maintain, repair and replace floating fountains” in L-2 and L-4 (OR 4299, Page 3896; Page 3901; Page 3903). Tiburon Golf Ventures granted a matching easement across the golf course so the association can reach that equipment, with no right to touch the turf (OR 4319, Page 2872). The association may not alter the lakes’ water-management permits without the District’s consent.
Every Escada lot backs onto water or golf, and ten of the 32 lots border the Tiburón golf course, measured from the county’s parcel polygons on September 24, 2026 (a shared edge of at least 3 meters):
Frontage | Lots | Addresses |
|---|---|---|
Golf course only | 20 to 25 | 2577, 2581, 2585, 2589, 2593 and 2580 Escada Dr |
Golf course and lake | 10, 11, 19, 26 | 2530 and 2531 Escada Ct; 2573 and 2576 Escada Dr |
Lake L-3 | 1 to 6 (Lot 6 also on L-2) | 2555 Escada Dr; 2562, 2558, 2554, 2550, 2546 Escada Ct |
Lake L-2 | 7 to 9 | 2542, 2538, 2534 Escada Ct |
Interior lake L-1 | 12 to 18 | 2539, 2549, 2553, 2557 Escada Ct; 2561, 2565, 2569 Escada Dr |
Lake L-4 | 27, 28, 29 and 30, 31, 32 | 2572, 2568, 2564, 2556, 2552 Escada Dr |
Source: Collier County Property Appraiser parcel polygons and roll, tax year 2026 preliminary; our measurement. Frontage is not the same as view: lake width, planting and orientation decide what a buyer actually sees, and several lake lots look across their lake toward golf holes. Which of Tiburón’s two courses borders Escada, and which holes, is not documented in any source we can cite; ask the club for the routing that faces a specific lot. The 2009 declaration grants a golf-ball easement over every lot and has owners assume that risk (Section 4.4).
The golf land inside the plat, Tract GC (50.44 and 0.61 acres) and lake Tract L-5 (4.13 acres), belongs to Tiburon Golf Ventures Limited Partnership, under the 285.27-acre golf-course deed WCI recorded on July 1, 1998 (OR 2436, Page 1479). A golf-course restroom building on that tract carries its own county permit history.
Escada sits under two layers above its own association. Tiburon Estates Homeowner’s Association, Inc., the master association, owns Tiburon Blvd E where Escada Drive meets it (Collier County Property Appraiser roll) and seats one director from each member neighborhood. The Pelican Marsh Community Development District runs Tiburón’s staffed entry, access control and roving patrol, its District roads and landscaping, and the lakes and preserve land, including the ones inside Escada’s plat. Both layers bill Escada owners separately from the Escada association; see the layered-costs section below.
Tiburón Golf Club is privately owned and is not common property of any association. Escada’s own declaration says so: “No owner or any other person has any right, easement or other use or ownership interest in the Club or the Club Facilities as the result of owning a Residential Lot” (OR 4467, Page 3164, Section 4.8(A)).
Escada’s declaration carries its own club clause. “Each initial purchaser of a Residential Lot, other than any builder who acquires a Lot … for the sole purpose of resale shall be obligated to acquire a Signature Membership at the closing of the purchase” (Section 4.8(C)). That obligation bound the first buyer of each lot. For a resale, the text says the buyer “should” contact the club “to assure themselves a Signature Membership is available for the Residential Lot without payment of membership fee.” Our reading, from that wording: a resale buyer is not bound by the first-buyer obligation, and can take over the seller’s Signature Membership without a new membership fee if the seller is in good standing and resigns effective at closing, and the buyer applies at least 30 days before closing and is approved. If the transfer is not arranged, the membership “shall be deemed resigned as of the date of the closing” with no refund. The club’s Membership Plan controls over the declaration, so confirm the current terms in writing with the club and on the estoppel certificate before contract.
The club offers two resident-only categories (Tiburón Golf Club membership): Medallion, with year-round golf for the cart fee and 60-day tee-time booking, and Signature, with golf from May through October at a reduced rate and 10-day booking. Members get dining at Sydney’s Pub, the member concierge program, complimentary access to The Reservoir water experience at the resort, and beach transportation and towel service, not access to the beach resort’s own pool, sundeck or beach facilities. The club publishes membership privileges, not membership prices, so no fee or dues figure appears on this page. The Ritz-Carlton Naples, Tiburón, 295 rooms including 38 suites, is open to Escada residents through the club or as paying guests; ownership of an Escada home carries no resort right.
No neighborhood pool, clubhouse, tennis, pickleball, fitness room or guest parking lot inside Escada, and no resort privileges by right of ownership. What they get instead is space: the median Escada lot is more than three times a Serafina lot, and the recorded common land around it is water, golf and a wooded District tract rather than buildings.
Escada at Tiburón owners pay a quarterly assessment to the Escada association, a master assessment to Tiburón’s master association and a Pelican Marsh CDD line on the county tax bill ($4,299.00 per lot on the 2025 bill); the 2025 certified median total tax bill was $41,213.66, per the Collier County Property Appraiser roll.
We publish fee figures only from primary records. Here is what the records fix, and where the rest is disclosed.
No association-published budget or assessment figure for Escada was found in any public record: budgets are not recorded with the Clerk, Sunbiz filings do not carry them, and the association publishes no website with its budget. Listing sites show fee figures typed in by listing agents; we do not repeat them. What the recorded documents fix is the structure (OR 4467, Page 3164):
The 2009 declaration makes the association responsible for “all common areas, including … water retention and water management areas (excluding those areas maintained by the Pelican Marsh Community Development District) landscaping, trees, plantings, lawns, flowers, water management facilities, irrigation systems and footpaths, footbridges, gates, fences; lighting, utility installations located on lots but serving more than one lot” (Section 5.2). In practice that is the private streets, the gates, the entry and common landscaping, lighting, and the waterfall and fountains in the lakes, plus insurance on the common areas and whatever reserves the Board sets aside. Reserves at Escada are discretionary: the Board “may establish” them (Bylaws).
At Escada you own and look after your whole lot. Section 5.1 puts the home, its “fixtures, equipment, appliances, mailboxes, patios and pools,” and “all grassed or sodded areas, lawns, landscaping, trees and vegetation located on the individual lots” on the owner, at the owner’s cost, including damage by wildlife and birds. The association “shall have the right, but not the obligation, to control the irrigation system on all home sites.” Owners insure their own homes, including flood (Section 8.2). That is the opposite of a condominium such as Castillo, where the association maintains the exterior and insures the buildings, and it is why an Escada assessment should be compared only with another single-family association’s.
The 2009 Bylaws cap special assessments: total special assessments in a fiscal year may not exceed 15% of the total annual budget, including reserves, unless a majority of the voting interests present at a meeting first consent. Separately, the declaration lets the Board levy a special assessment to cover a shortfall after a casualty to the common areas without an owner vote (Section 8.12). Florida associations do not record special assessments, so none appears in the Clerk’s index; the estoppel certificate for a specific lot discloses any that is levied or pending.
On a sale, the association’s processing fee is capped at “not … more than one hundred dollars ($100) per applicant” (Section 9.6). We found no resale capital contribution at the Escada level in the recorded documents. The master association is a different matter (next section).
Two statutory documents put the real numbers in front of a buyer. Before a buyer signs, the seller must present the Chapter 720 disclosure summary, which states the current assessment, the membership obligation and the special-district assessments; if the contract is signed without it, the buyer may void the contract by written notice within 3 days of receiving it or before closing, whichever comes first (Section 720.401, Florida Statutes). Then the estoppel certificate: the association must issue it within 10 business days of a request, the base fee may not exceed $250 (plus $100 for delivery within 3 business days on an expedited request, and up to $150 more if the account is delinquent, subject to the CPI adjustment the state publishes), and it must disclose every assessment, any capital contribution or transfer fee, open violations, whether Board approval of the transfer is required and every other association the parcel belongs to (Section 720.30851). An Escada sale needs one from the Escada association and one from the master association.
Escada carries the highest median property tax in Tiburón, because it carries the highest values. On the 2025 certified roll, the last complete bill, the median Escada total tax bill was $41,213.66, ranging from $27,154.29 to $65,658.74 across the 31 homes, and that total includes a non-ad valorem line of $4,560.91 on 25 of the 31 homes (Collier County Property Appraiser roll, 2025 certified). The 2026 preliminary roll puts the median ad valorem tax at $41,220.26; that preliminary figure excludes the non-ad valorem lines, which are not loaded until the certified roll.
Tax year | Roll | Median just value | Median total tax bill | Most common non-ad valorem line |
|---|---|---|---|---|
2021 | Certified | $3,399,872 | $40,098.25 | $4,814.88 (25 homes) |
2022 | Certified | $4,163,420 | $41,722.89 | $4,253.14 (25 homes) |
2023 | Certified | $4,512,788 | $42,692.09 | $4,271.61 (25 homes) |
2024 | Certified | $4,193,620 | $41,254.72 | $4,421.91 (25 homes) |
2025 | Certified | $4,051,419 | $41,213.66 | $4,560.91 (25 homes) |
2026 | Preliminary | $5,331,624 | $41,220.26 (ad valorem only) | not yet loaded |
Source: Collier County Property Appraiser roll, certified values 2021 to 2025 and tax year 2026 preliminary.
Every Escada parcel sits in millage area 47, at a 2026 preliminary rate of 9.4020 mills ($9.40 per $1,000 of taxable value): County 3.9293, School 4.1470 and other authorities 1.3257. Values jumped on the 2026 preliminary roll: the median just value rose to $5,331,624 from $4,051,419 certified in 2025, a median change of 27.4% per home, and 29 of the 31 homes rose (Collier County Property Appraiser roll).
Multiply the median 2026 just value by the millage and you get about $50,128, our arithmetic, well above the median preliminary tax of $41,220. The gap is Florida’s assessment limits and exemptions, which hold a long-held home’s taxable value below its just value. Two Escada homes show the range: a homesteaded home on Escada Ct with a 2026 just value of $4,092,676 has a preliminary tax of $22,954.92, while a non-homestead home on Escada Dr with a just value of $6,718,513 has the highest preliminary tax in Escada, $58,539.38 (Collier County Property Appraiser roll, tax year 2026 preliminary). Twenty of the 31 homes carry a homestead exemption. Those limits belong to the owner who earned them, so a buyer should budget taxes from the purchase price and the 9.4020-mill rate, not from the seller’s last bill, and then add the non-ad valorem lines described next.
Escada at Tiburón owners carry three recurring layers, the Escada association assessment, the Tiburón master assessment and the Pelican Marsh Community Development District, plus a one-time master capital contribution at purchase. The CDD line is published per lot on the county tax bill: $4,299.00 per Escada lot on the 2025 bill, the highest in Tiburón.
Covered in the section above: 1/32 per lot, quarterly, with the amount in the adopted budget, the disclosure summary and the estoppel.
Membership in Tiburon Estates Homeowner’s Association, Inc. comes from Tiburón’s master declaration (OR 2579, Page 364, recorded August 6, 1999), to which Escada’s original declaration refers for the master association’s property. The master association does not publish its assessment amount; the figure is disclosed on the master estoppel certificate.
A 2022 amendment recorded by the master association (OR 6149, Page 45, July 6, 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 it on the master estoppel.
Tiburón lies inside the Pelican Marsh Community Development District, and Escada’s original declaration is the District disclosure: District taxes and assessments appear on the county tax bill, are liens on the lot, and must be disclosed to a buyer in writing (OR 2677, Page 1622, Section 3). The District line has two parts.
The Collier County Tax Collector’s 2025 bill for Escada Lot 1 shows a “Pelican Marsh” line of $4,299.00 (2025 bill, parcel 31340000289). Subtracting the $1,725 fiscal 2026 operations figure leaves about $2,574 of Series 2022 debt service per lot, our arithmetic from the two primary figures. The county roll gives the same answer another way: 25 homes carry $4,560.91 of non-ad valorem charges on the 2025 certified roll and four carry $1,987.52, a difference of $2,573.39, the same size as the debt line (Collier County Property Appraiser roll). The District’s audited financial statements for fiscal 2025 put the debt service range at “$836 to $2,573, per respective neighborhood” (FY2025 audited financial report, Florida Auditor General), and the District Manager described the fiscal 2027 schedule at the July 15, 2026 meeting as running “from approximately $2,532 for Escada to approximately $833 to $853 for smaller condominium units, including Serafina, Ventanas, and Castillo” (July 15, 2026 minutes).
Escada’s share has been about three times a condominium unit’s from the first year. WCI’s recorded District consents set Escada’s fiscal 2001/02 assessment at $836.17 of operations plus a $4,000.00 capital line, $4,836.17 per lot, when Bolero, Norman Estates, Ventanas and Serafina carried a $1,300 capital line (OR 2887, Page 1304; OR 2967, Page 43); fiscal 2002/03 was $916.46 plus $4,000 (OR 3093, Page 109). The District assessed by product class, and an Escada estate lot is the largest class. Under the Series 2012 bonds the Escada line was $3,340.31 in fiscal 2019 (District fiscal 2019 budget); the 2022 refunding and seven years of amortisation brought it to about $2,532 for fiscal 2027, roughly 24% lower, our arithmetic. The roll shows the refunding landing: the Escada debt difference was $3,266.35 in 2021 and $2,573.39 from 2022 on (Collier County Property Appraiser roll, 2021 to 2025 certified).
The Series 2022 bonds have a final maturity of May 1, 2031, with $2,365,000 of principal outstanding at September 30, 2025 (District FY2025 audited financial statements). After the final payment, an Escada lot’s District line drops to the operations assessment alone. Marsala, Tiburón’s tenth neighborhood, carries no District bond debt at all.
Not every Escada home carries the debt line. Four homes show only $1,987.52 of non-ad valorem charges in every year from 2021 to 2025 (Collier County Property Appraiser roll); the likeliest reading is that their bond assessment was prepaid or released, and the District’s assessment roll would confirm it. The combined Lots 29 and 30 parcel pays two District assessments. The current figure for any specific lot is on that parcel’s own tax bill, and a buyer should read it before contract.
Layer | Who levies it | Published amount | Where to find it for a specific home |
|---|---|---|---|
Escada association assessment | Escada at Tiburon Homeowners Association, Inc. | Not published; 1/32 per lot, quarterly | Adopted budget; disclosure summary; estoppel certificate |
Tiburón master assessment | Tiburon Estates Homeowner’s Association, Inc. | Not published | Master estoppel certificate |
Master capital contribution (one time) | Tiburon Estates Homeowner’s Association, Inc. | One quarter of the annual Common Assessment (OR 6149, Page 45) | Master estoppel certificate |
Pelican Marsh CDD, operations | Pelican Marsh CDD | $1,725 (FY2026); $1,879 (FY2027) | County tax bill |
Pelican Marsh CDD, Series 2022 debt | Pelican Marsh CDD | About $2,574 per Escada lot on the 2025 bill; about $2,532 for FY2027; final maturity May 1, 2031 | County tax bill |
County solid waste | Collier County | $261.91 on the 2025 bill | County tax bill |
Ad valorem property tax | Millage area 47 authorities | 9.4020 mills (2026 preliminary); 2025 median total bill $41,213.66 | County tax bill; Property Appraiser |
Processing fee on approval | Escada association | Capped at $100 per applicant (Declaration Section 9.6) | Approval application |
Club dues | Tiburón Golf Club, only if you join or take a membership | Not published by the club | The club, in writing |
Adding the fiscal 2027 operations figure to the District Manager’s Escada debt figure gives an estimated District line of about $4,411 per lot on the November 2026 bill, our arithmetic; the bill itself is the authority.
Selling an Escada home? The District line, the three-layer stack, the disclosure summary and the Signature Membership transfer window all belong in your plan before you list. Get a free Escada 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.
Escada at Tiburón is governed by the 2009 Amended and Restated Declaration, Articles and Bylaws (OR 4467, Page 3164), which the owners adopted to replace WCI’s original 2000 declaration (OR 2677, Page 1622), as amended in 2017 for drones (OR 5423, Page 1792), with Tiburón’s master declaration and the Pelican Marsh CDD above it.
These are the provisions that shape ownership. Quotations are from the recorded instruments, read on the Collier County Clerk’s images; section numbers are the instruments’ own. Where the 2000 text explains something the 2009 text no longer says, we label it as the original rule.
Year | Instrument | What it did | Record |
|---|---|---|---|
2000 | Declaration of Neighborhood Covenants, Conditions and Restrictions for Escada at Tiburon, by WCI Communities, Inc. | Created the neighborhood: Lots 1 to 32 and Tract R of the plat, 47 pages, recorded May 19, 2000, the same morning as the plat | |
2004 | Amendment by WCI | Renamed the neighborhood and the declaration “Escada Estates at Tiburon,” attaching the association’s Articles of Amendment filed December 31, 2003; carries the note “ESCADA is a registered trademark of Escada AG and is used with permission” | |
2009 | Amended and Restated Declaration, Articles and Bylaws | Adopted by the owners at a members’ meeting of April 16, 2009, reconvened April 30, 2009, by a two-thirds vote; replaced the 2000 text in full and restored the corporate name Escada at Tiburon Homeowners Association, Inc. | |
2017 | Certificate of Amendment | Added Section 7.27 on drones |
No other amendment appears on the Clerk’s party index for Escada as of September 24, 2026. The association of record is ESCADA AT TIBURON HOMEOWNERS ASSOCIATION, INC., a Florida not-for-profit corporation filed May 9, 2000, document number N00000003069, active, with annual reports filed every year from 2001 to 2026 (Florida Division of Corporations). Its original Articles state, in capitals, “THIS ASSOCIATION IS NOT A CONDOMINIUM ASSOCIATION”; it is a homeowners’ association under Chapter 720 of the Florida Statutes.
The 2009 declaration runs until March 19, 2030, then renews automatically for 10-year periods unless two-thirds of the owners vote to terminate during the last year of a term (Section 11.1). (The original 2000 declaration ran 30 years from its May 19, 2000 recording; the restatement’s date is the one in force.) Amendments take two-thirds of the voting interests present at a meeting called for the purpose (Section 11.2).
Tiburón’s master declaration, recorded August 6, 1999 (OR 2579, Page 364), sits above Escada’s and binds every Escada owner as a member of Tiburon Estates Homeowner’s Association, Inc. Its 2022 amendment adds the one-time capital contribution at purchase (OR 6149, Page 45), and a 2011 amendment locks its club section against change without the club’s recorded consent (OR 4716, Page 943). When the master and neighborhood documents both speak to a subject, read both.
The association’s Board may adopt rules, and its Architectural Review Board applies written Architectural Planning Criteria, and neither is recorded with the Clerk. Request both, with the current budget, the most recent annual financial report and the last year of Board minutes, before the end of any document-review period. When a rule and the recorded declaration disagree, the declaration governs.
Escada at Tiburón is not an age-restricted community. The recorded Escada declarations reviewed for this page contain no 55-and-over occupancy restriction, and the 2009 declaration’s own guest rules contemplate children and adult grandchildren staying in the home, which presupposes residents and guests of every age.
Florida’s housing-for-older-persons exemption requires a community to publish and follow policies showing intent to operate as 55-and-over housing; nothing of that kind appears in the 2000 declaration, the 2009 restatement or the 2017 amendment. Every Escada address is zoned to Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High for the 2026-27 school year (Collier County Public Schools zoning tool, checked September 24, 2026).
Who actually lives at Escada leans full-time: 20 of the 31 homes carry a Florida homestead exemption (64.5%), and 6 owners (19.4%) use a mailing address outside Florida, in Illinois, Massachusetts, New Jersey, Ohio and Ontario (Collier County Property Appraiser roll, tax year 2026 preliminary). Any buyer the Board approves under the transfer article may buy.
Yes, but only once a year and only to an annual tenant. The 2009 declaration lets an Escada at Tiburón owner lease the entire residence to a natural person, no more than once in any calendar year, for a term of exactly one year at most and at least, with the Board’s prior approval and no subleasing.
That makes Escada the strictest leasing neighborhood in Tiburón on the public record, and it is not a seasonal-rental neighborhood at all. The rule is quoted exactly: “No residence may be leased more often than one (1) time in any calendar year, with the minimum lease term being one (1) year” (OR 4467, Page 3164, Section 10.2).
Rule | What the record says | Source |
|---|---|---|
Whole home only | “An owner may lease only his entire residence” | 2009 declaration, Section 10 |
Who may lease | “The lessee must be a natural person” | 2009 declaration, Section 10 |
Leases per year | No more than one per calendar year | Section 10.2 |
Minimum term | One year | Section 10.2 |
Maximum term | One year, with no option to extend or renew; the Board may approve the same lease again the next year | Section 10.2 |
Subleasing | “No subleasing or assignment of lease rights” | Section 10.2 |
Notice | Written notice at least 10 days before occupancy, with the executed lease; the Board may interview | Section 10.1(A) |
Board decision | Within 10 days of complete information; silence is deemed approval | Section 10.1(B) |
Grounds to refuse | Owner delinquent; the owner’s history of troublesome tenants; an agent’s poor screening record; the applicant’s listed felonies, disregard for rules, financial irresponsibility or false information; unpaid fees or deposit; missing notice | Section 10.1(C) |
Unapproved lease | May be treated as a nullity; the Board may evict on five days’ notice without the owner’s consent | Section 10.1(D) |
Tenant’s guests | No limit while the tenant is in residence | Section 10.3 |
Timesharing | Barred in the original 2000 text: “No Residential Unit shall be used or sold on a ‘time share’ basis” | 2000 declaration |
The rule has always been annual at Escada. The 2000 declaration said “No Residential Unit shall be leased except on an annual basis”; the 2009 restatement tightened that to one lease a year with a one-year maximum and a Board approval process.
Neighborhood | Minimum lease | Leases a year | Source |
|---|---|---|---|
Escada at Tiburón | One year (and one year maximum) | One | 2009 declaration, Section 10.2 |
Castillo at Tiburón | 30 days | Four, unless the Board makes it more restrictive | Castillo 2018 restated declaration, Section 13.1.2 |
Marsala at Tiburón | 30 days | Three in 12 months | Marsala association’s published FAQ, citing its declaration |
A buyer who wants to rent a Naples home by the month in season should look at Castillo or Marsala, not Escada. A buyer who wants neighbors who are owners, not a rotation of winter tenants, will read the same table the other way.
The one-year minimum and maximum mean a lease runs a full year and then either ends or is approved again; there is no option to renew written into the lease. The tenant must be a person, not a company. The 10-day notice and 10-day decision windows add about three weeks of lead time before a tenant can move in. The owner’s own record counts: an owner who is delinquent, or who has a history of problem tenants, can be refused. And the second structures the county records on two Escada lots cannot be rented separately, because only the entire residence may be leased.
Yes. A lease does not stop a sale, but the buyer takes subject to it, and the Board’s approval of the buyer, the showings and the closing date have to be coordinated with the tenant’s term. With a one-year lease the only kind allowed, we recommend disclosing the lease, its end date and the tenant’s showing terms from the first day of marketing.
Escada at Tiburón allows dogs, cats and other common household pets with no number, size or weight limit in its recorded declaration; pets must be leashed or carried outside the owner’s lot, waste picked up at once, and the Board may order a nuisance pet removed, under Section 7.6 of the 2009 declaration.
Source: 2009 Amended and Restated Declaration (OR 4467, Page 3164), Section 7.6. The Board may adopt further rules under the declaration, and those rules are not recorded; ask for them with the governing documents.
Escada’s pet rule is among the most permissive in Tiburón. Castillo’s recorded 2024 rules allow owners two household pets, two caged birds and fish, and bar reptiles and tenant pets. Marsala’s association states that its declaration “does not restrict the size, type or number of pets.” Escada sits with Marsala: the covenant regulates behavior, not headcount.
The four Escada lakes are District water-management tracts, not association amenities, and the declaration puts damage to a home by wildlife and birds on the owner’s side of the maintenance line (Section 5.1). The leash rule applies on every part of the property outside the owner’s own lot, including the lake banks.
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 Escada 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.
At Escada at Tiburón, every new home, addition, exterior change, color change, landscaping change, fence or tree removal needs the written approval of the association’s Architectural Review Board under Section 6 of the 2009 declaration, and a buyer of a lot or a teardown must start building within 24 months and finish within 24 more.
This is the section a custom-home neighborhood lives by. At Escada the design control is recorded, the build clock is recorded, and the original design standards still explain what the street looks like.
The written criteria are not recorded. Ask for the current version before you design anything, and before you make an offer on a home you plan to change.
WCI’s 2000 declaration set the numbers that shaped the homes standing today (OR 2677, Page 1622, Section 4):
The 2009 restatement replaced WCI’s design committee with the owners’ ARB and does not repeat these numbers. Whether they survive in the current Architectural Planning Criteria is in those unrecorded criteria, so treat them as the baseline the neighborhood was built to, not as today’s rule, until the criteria confirm them.
The original declaration sends setbacks to the Pelican Marsh PUD, applies rear setbacks to the home, pool, patio and screen enclosure alike, and treats every yard that abuts a street as a front yard. The one Escada new-construction permit we read, for 2542 Escada Ct in 2013 (PRBD20130203281), records a 25-foot front setback, a 20-foot rear setback for the principal structure and 10 feet for accessory structures, and 7.5-foot side setbacks. Whether those figures apply to every Escada lot is a question for the PUD and the lot’s own survey; the zoning is the Pelican Marsh PUD (PUD-93-01(5), last amended by Ordinance 16-25 in 2016), per Collier County’s zoning layer.
For any lot sold after the 2009 restatement took effect, “the purchaser or transferee must commence construction of a home on his lot within twenty-four (24) months from the date of closing of the lot and must complete the home within twenty-four (24) months” (Section 7.26). The association enforces it as a condition of approving the sale: a buyer’s recorded agreement in 2014 accepted liquidated damages of $100 a day, rising to $250 a day after 90 days, if construction was not started or finished on time (Collier Clerk, OR 5089/2666). No vacant lot remains at Escada, so the clock matters today to anyone who buys a home to tear down and rebuild: plan the design, the ARB review and the county permit before closing, not after.
A large remodel at Escada does not usually trigger Florida’s flood-elevation review. Collier County’s substantial-improvement rule, which requires a structure to be brought up to current elevation standards when an improvement or repair costs 50% or more of its pre-improvement value, applies within flood zones VE, AE, AH and A (Collier County 2026 Flood Protection Newsletter). On FEMA’s February 8, 2024 map, 30 of the 31 Escada home footprints have no high-risk flood zone under them; at one home a mapped AE lake edge touches the footprint, and there the county’s floodplain staff would decide. That is why owners here can undertake work like the $1,520,230, 8,060 square foot alteration permitted at one Escada home in January 2026 (Collier County monthly building permit report) without an elevation mandate. The flood section of this page carries the home-by-home detail.
Florida’s milestone-inspection law applies to buildings of three habitable stories or more that are in condominium or cooperative ownership (Section 553.899, Florida Statutes), and the structural integrity reserve study law applies to residential condominium associations (Section 718.112). Escada is neither: its homes are detached houses on platted lots, and its association is a Chapter 720 homeowners’ association whose own Articles say it “IS NOT A CONDOMINIUM ASSOCIATION.” No milestone inspection, no structural integrity reserve study and no statutory condominium reserve schedule applies to an Escada home. That is a real difference from Tiburón’s condominiums: Castillo at Tiburón’s three-storey buildings fall within both laws’ height threshold, and Ventanas at Tiburón is a midrise condominium. At Escada the structural question is the owner’s own house, answered by the owner’s own inspection, permit history and insurance, and the association’s reserves cover only its streets, gates and common areas.
Escada at Tiburón’s 31 homes each sit in FEMA Zone X at their county address points on flood map panel 12021C0194J, effective February 8, 2024, and 30 of 31 footprints have no high-risk zone under them. One footprint, 2552 Escada Dr, is 8.9% inside a Zone AE lake edge. Check a specific parcel on FEMA’s Map Service Center.
This is the home-by-home answer no other Escada source gives, measured from the county’s own address points and building footprints against FEMA’s National Flood Hazard Layer on September 24, 2026. It also corrects a common misreading: the one Zone AE reading taken “on Escada Ct” in earlier Tiburón research fell in the middle of a lake owned by the Pelican Marsh Community Development District, not on any home lot.
Every Escada parcel 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 confirms that “the county’s DFIRM became effective on 02/08/2024” (2026 newsletter). Two earlier panels appear in Escada’s own flood paperwork: 12021C0195G, effective November 17, 2005, and 12021C0194H, effective May 16, 2012. Until a revised countywide map takes effect, the 2024 panel governs.
Method: point-in-polygon at each of the 31 Collier County single-family address points (county Site Address Points), and area intersection of each Property Appraiser 2025 building footprint (county Building Footprints) and each county parcel (county Parcel layer) with FEMA’s AE and AH polygons, measured September 24, 2026. Ground height is USGS 3DEP one-metre lidar (acquired September 2018) at the address point (USGS Elevation Point Query Service), a bare-earth reading beside the house, not a floor elevation. Year built is the Collier County Property Appraiser roll, tax year 2026 preliminary.
Lot | Address | FEMA zone at the address point (2024 map) | Share of the house footprint in a high-risk zone (AE or AH) | Share of the lot in a high-risk zone | Distance from footprint to nearest high-risk edge | Lidar ground at the address point (ft NAVD88) | Year built (county roll) |
|---|---|---|---|---|---|---|---|
1 | 2555 Escada Dr | X (minimal) | 0% | 0% | 25 ft | 14.14 | 2013 |
2 | 2562 Escada Ct | X (minimal) | 0% | 0% | 76 ft | 14.35 | 2007 |
3 | 2558 Escada Ct | X (minimal) | 0% | 0% | 58 ft | 14.40 | 2013 |
4 | 2554 Escada Ct | X (minimal) | 0% | 0% | 50 ft | 14.28 | 2008 |
5 | 2550 Escada Ct | X (minimal) | 0% | 0% | 32 ft | 13.69 | 2014 |
6 | 2546 Escada Ct | X (minimal) | 0% | 0% | 56 ft | 13.98 | 2004 |
7 | 2542 Escada Ct | X (0.2% annual chance) | 0% | 0% | 38 ft | 14.10 | 2014 |
8 | 2538 Escada Ct | X (minimal) | 0% | 1.6% | 39 ft | 14.10 | 2002 |
9 | 2534 Escada Ct | X (minimal) | 0% | 6.0% | 6 ft | 12.40 | 2008 |
10 | 2530 Escada Ct | X (minimal) | 0% | 0.3% | 75 ft | 14.61 | 2009 |
11 | 2531 Escada Ct | X (minimal) | 0% | 0% | 117 ft | 13.49 | 2003 |
12 | 2539 Escada Ct | X (minimal) | 0% | 0% | 66 ft | 13.97 | 2004 |
13 | 2549 Escada Ct | X (minimal) | 0% | 0% | 53 ft | 13.78 | 2004 |
14 | 2553 Escada Ct | X (minimal) | 0% | 0% | 38 ft | 13.67 | 2008 |
15 | 2557 Escada Ct | X (minimal) | 0% | 0% | 38 ft | 15.02 | 2002 |
16 | 2561 Escada Dr | X (minimal) | 0% | 0% | 45 ft | 15.70 | 2002 |
17 | 2565 Escada Dr | X (minimal) | 0% | 1.0% | 34 ft | 13.54 | 2014 |
18 | 2569 Escada Dr | X (minimal) | 0% | 4.3% | 3 ft | 13.75 | 2005 |
19 | 2573 Escada Dr | X (minimal) | 0% | 0% | 49 ft | 13.60 | 2003 |
20 | 2577 Escada Dr | X (minimal) | 0% | 0% | 110 ft | 13.05 | 2015 |
21 | 2581 Escada Dr | X (minimal) | 0% | 0% | 185 ft | 13.34 | 2021 |
22 | 2585 Escada Dr | X (minimal) | 0% | 0% | 70 ft | 12.66 | 2012 |
23 | 2589 Escada Dr | X (minimal) | 0% | 0% | 28 ft | 14.12 | 2003 |
24 | 2593 Escada Dr | X (minimal) | 0% | 0% | 30 ft | 14.41 | 2009 |
25 | 2580 Escada Dr | X (minimal) | 0% | 0% | 185 ft | 13.27 | 2008 |
26 | 2576 Escada Dr | X (minimal) | 0% | 0% | 90 ft | 13.56 | 2003 |
27 | 2572 Escada Dr | X (minimal) | 0% | 0% | 56 ft | 14.52 | 2003 |
28 | 2568 Escada Dr | X (minimal) | 0% | 0% | 48 ft | 13.93 | 2002 |
29 and 30 | 2564 Escada Dr | X (minimal) | 0% | 0% | 84 ft | 14.05 | 2011 |
31 | 2556 Escada Dr | X (minimal) | 0% | 0% | 46 ft | 14.59 | 2018 |
32 | 2552 Escada Dr | X (minimal) | 8.9% (Zone AE) | 15.4% | touches | 14.41 | 2003 |
In summary: all 31 address points read Zone X on the 2024 map, 30 at minimal hazard and one, 2542 Escada Ct, in the 0.2% annual-chance band. Thirty of 31 house footprints have no mapped high-risk zone under them at all. At 2552 Escada Dr, about 73 of 819 square metres of the main footprint (8.9%) falls inside a Zone AE lake edge on the lot’s south side; the smaller second structure on that lot has none. Six lots (8, 9, 10, 17, 18 and 32) carry a strip of Zone AE at the back of the lot only, from 0.3% to 15.4% of lot area. Distances are converted from metres and rounded. The county’s own 2024 flood-zone layer (Collier FEMA24_FloodZones) returns the same “area of minimal flood hazard” answer at lots 1, 10, 24 and 32, the four we cross-checked.
Footprint polygons are traced from aerial imagery, so they are approximations. How a lender treats a house that a mapped zone touches is a determination question, not a map-reading question: the zone that governs a specific home is set by its Standard Flood Hazard Determination or by a Letter of Map Amendment. Three Escada homes deserve that determination early in a purchase: 2552 Escada Dr, whose footprint the AE edge touches, and two homes whose footprints sit within about six feet of a mapped AE edge, 2569 Escada Dr (about 3 feet) and 2534 Escada Ct (about 6 feet, which also has the lowest lidar ground reading in Escada at 12.40 feet NAVD88). No Letter of Map Amendment has been issued for any of those three lots, per FEMA’s map-change layer checked September 24, 2026.
Escada’s plat is mostly water, preserve and golf, and that is where the mapped flood zone lives. The 42 county parcels inside the plat total about 109.7 acres, and about 43.0 acres (39%) are in FEMA’s high-risk zone on the 2024 map (our measurement from the county parcel layer and FEMA’s layer, September 24, 2026). Almost all of it is on the lake and preserve tracts owned by the Pelican Marsh Community Development District and on the golf tracts owned by Tiburon Golf Ventures: the 14.68-acre Tract B is 100% high-risk, lake Tract L-4 (4.31 acres) is 84% Zone AE, and the 50.44-acre golf parcel is 27% high-risk. The association’s road tract is 0.2%. In plain terms, the mapped flood zone at Escada is the view across the water, not the building pad.
Four elevation certificates held by Collier County rate Escada homes Zone AH on the superseded May 16, 2012 map, and a fifth rates its home Zone X on the 2005 map. On the 2024 map all of those addresses are Zone X, with footprints wholly outside the high-risk zone. The two FEMA letters issued at Escada name the flooding source as “ponding; overland flow”.
Map edition | Evidence at Escada | Result |
|---|---|---|
Panel 12021C0195G, effective November 17, 2005 | 2008 elevation certificate, 2580 Escada Dr | Zone X, no base flood elevation |
Panel 12021C0194H, effective May 16, 2012 | Certificates for 2546 Escada Ct (2012), 2542 Escada Ct (2014), 2550 Escada Ct (2014, “AH & X”) and 2565 Escada Dr (2014) | Zone AH, base flood elevations 10.0 to 11.5 ft NAVD88; 2556 Escada Dr (2018 certificate) rated X |
Same 2012 panel, map amendments | Letters 13-04-0296A (2012) and 19-04-1292A (2018) | Both structures removed from the high-risk zone |
Panel 12021C0194J, effective February 8, 2024 | Our overlay, September 24, 2026 | All 31 address points Zone X; 30 of 31 footprints clear |
Our reading, with high confidence: the 2012 map drew a shallow-flooding AH area across part of the Escada home sites, and the 2024 revision withdrew it from the home sites while keeping Zone AE on the lakes. The base flood elevation lines around the plat read 10.0 to 11.5 feet on both editions; what moved was where the AH polygon was drawn. FEMA’s stated reasons sit in the 2024 Collier County Flood Insurance Study, which we have not read. Why it matters: an Escada home bought between 2013 and 2023 may still carry an older lender determination, a flood policy rated on the 2012 AH map, or a certificate that says “AH”. Have the determination re-run against the 2024 map before you rely on an old quote.
FEMA has issued two Letters of Map Amendment at Escada, both against the 2012 panel (FEMA Map Service Center, LOMA 13-04-0296A; LOMA 19-04-1292A):
FEMA case | Date | Lot and address | Lowest adjacent grade (NAVD88) | Outcome |
|---|---|---|---|---|
13-04-0296A | October 12, 2012 | Lot 10, 2530 Escada Ct | 15.0 ft | Structure removed, Zone X |
19-04-1292A | December 13, 2018 | Lot 6, 2546 Escada Ct | 12.5 ft | Structure removed, Zone X; “portions remain in the SFHA/floodway” |
Both letters state that “the Federal mandatory flood insurance requirement does not apply. However, the lender has the option to continue the flood insurance requirement to protect its financial risk on the loan.” On the 2024 map both homes are wholly in Zone X anyway, with footprints about 75 and 56 feet from the nearest mapped high-risk edge, so each letter is now a second layer of proof rather than the only thing keeping the house out of the zone. FEMA’s map-change layer shows no Letter of Map Revision anywhere in the Escada plat.
Collier County’s public elevation-certificate layer holds seven certificates at six Escada homes (Collier County Elevation Certificates layer). None is online for the other 25 homes. The certificates carry owners’ names, so we summarize the flood fields here rather than reproduce them:
Address | Certified | Map and zone on the certificate | Base flood elevation on the certificate | Top of bottom floor |
|---|---|---|---|---|
2580 Escada Dr | September 23, 2008 | 2005 panel, Zone X | none | 15.1 ft NGVD29 (about 13.9 ft NAVD88, our datum conversion) |
2546 Escada Ct | May 22, 2012 | 2012 panel, Zone AH | 10.5 ft | 14.5 ft NAVD88 |
2550 Escada Ct | January 21, 2014 | 2012 panel, Zones AH and X | 11.0 and 11.5 ft | 15.4 ft NAVD88 |
2542 Escada Ct | May 14, 2014 | 2012 panel, Zone AH | 10.0 to 11.0 ft | 13.8 ft NAVD88 |
2565 Escada Dr | September 18, 2014 | 2012 panel, Zone AH | 11.5 ft | 14.85 ft NAVD88 |
2556 Escada Dr | March 28, 2018 | 2012 panel, Zone X | none | 15.5 ft NAVD88 |
2542 Escada Ct (addition) | September 9, 2022 | not transcribed | not transcribed | 13.8 ft NAVD88 |
On the four certificates that rated a home Zone AH, the surveyed floor sits 2.8 to 4.0 feet above the highest base flood elevation printed on that certificate (our arithmetic). That is consistent with the design rule WCI wrote into the original 2000 Escada declaration, a minimum lowest habitable finished floor of 14.3 feet NGVD (Declaration, OR 2677/1622), and it is why the two homes that applied won their letters. Lidar ground at the 31 address points reads 12.40 to 15.70 feet NAVD88. For any home without a certificate online, ask the seller for one before relying on a flood quote.
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 page, read without cache on September 24, 2026, says “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), with one discount column: Class 5 equals 25%. So an NFIP policy on an Escada home in Zone X earns the same 25% as a policy in Zone AE would, unless FEMA excludes the structure for being out of compliance with the county’s floodplain rules.
Collier County applies the substantial-improvement rule, the 50 percent rule, “within flood zone VE, AE, AH or A” (2026 newsletter). At Escada that rule does not reach the 30 homes whose footprints have no high-risk zone under them on the 2024 map, which matters because Escada owners do very large remodels: the county issued a $1,520,230 alteration permit at 2568 Escada Dr in January 2026 (permits section below), and that home is Zone X with no mapped zone under its footprint. At 2552 Escada Dr, where 8.9% of the footprint is AE, how the county’s floodplain staff treat a large remodel is their determination; plan for that review before you price a renovation.
The county’s aerial footprint layers date when each house first appears (county Building Footprints 2000 to 2025), read September 24, 2026:
Storm | Date | Escada homes standing, by the nearest earlier county footprint layer |
|---|---|---|
Charley and Wilma | August 2004 and October 2005 | 13 by the 2004 layer; 14 by 2006 |
Irma | September 10, 2017 | 29 by the 2016 layer |
Ian | September 28, 2022 | all 31 |
Six homes appear in the 2002 imagery, 13 by 2004, 18 by 2007, 22 by 2011, 26 by 2013, 29 by 2014 and all 31 by 2018. No new home site appears after the 2018 layer; the one later footprint change is an addition at 2542 Escada Ct between the 2021 and 2022 layers, matching a 2021 county permit and a 2022 elevation certificate. The roll’s newest year built, 2021 at 2581 Escada Dr, is the year that home was finished and first sold (November 2021, $5,765,000, Collier County Property Appraiser sales file); a structure on that lot already shows in the 2018 imagery. Escada’s homes therefore span several editions of the Florida Building Code, and the earliest may have been permitted before the first statewide code took effect on March 1, 2002. The code that applies to a specific house is set by its original permit date.
Collier County’s GIS layers place Escada in Hurricane Evacuation Zone C, outside the Coastal High Hazard Area and landward of the Coastal Construction Line, checked at lots 1, 10, 24 and 32 on September 24, 2026 (Collier County ArcGIS services). Escada’s centre is about 2.4 miles east of US 41 at Vanderbilt Beach Road and about 3.5 miles from the Gulf shoreline at Vanderbilt Beach (our measurement from coordinates). That distance is the storm-surge story. The National Weather Service recorded Irma’s 2017 surge in Naples as “3-4 feet of inundation at the [Gulf] and Naples Bay waterfronts and extending less than a half-mile inland,” and bounded Ian’s 2022 surge flooding in Collier at “most areas south and west of US 41/Tamiami Trail.” Neither reached Escada. Escada’s storm exposure is wind and rain.
The county’s Florida Building Code wind layers return a Risk Category II design wind speed of 162 mph at Escada, the category that applies to a house. Those layers note they were digitized from an earlier code edition, so the design wind speed for new work is set by the Florida Building Code map in force when a home is permitted.
No Escada-specific Irma or Ian damage record was found in the public documents reviewed: no court case naming Escada at Tiburon, Escada Drive or Escada Court, no news report of Escada damage, and no permit in the January 2024 to July 2026 county reports labelled as storm repair. The Ian-era (late 2022 to 2023) and Irma-era (late 2017 to 2019) permit months were not part of that review. Around Escada, Tiburón Golf Club reopened its Gold course on September 19, 2017 and its Black course on November 1, 2017 after Irma.
Citizens Property Insurance cannot write most Escada homes. Under Section 627.351(6)(a)3., Florida Statutes, a residential structure with “a dwelling replacement cost of $700,000 or more” is not eligible for Citizens (Section 627.351), and the Florida Senate’s February 11, 2026 analysis of CS/SB 1028 confirms that the higher cap of up to $1 million applies only in Miami-Dade and Monroe counties (Senate bill analysis). Collier is at $700,000. For scale, the 2013 new-construction permit for a single Escada home declared a job value of $725,578.84 (Collier permit PRBD20130203281), above the cap before finishes, pool or a decade of building-cost inflation. Expect every Escada home to be written in the voluntary or surplus-lines market, and Citizens’ own phased flood-purchase requirement to be largely moot here for the same reason.
Section 8.2 of Escada’s 2009 Amended and Restated Declaration (OR 4467/3164) places the insurance of each home on its owner and names all-risk, flood and liability cover; read that clause with your insurance agent to confirm what it requires of you. The association insures only the common areas it owns.
Section 627.701(3)(a), Florida Statutes, requires insurers to offer hurricane deductibles of $500, 2%, 5% and 10% of the dwelling limit, but a policy with $250,000 or more of coverage need not offer the $500 option, and one with $3 million or more may omit the 2% option (Section 627.701). The hurricane deductible applies once per calendar year across hurricane claims. On a $3 million dwelling limit, the smallest hurricane deductible an insurer must offer can therefore be 5%, which is $150,000 (our arithmetic). That single number is the one an Escada buyer most needs to see on a quote. High-value carriers commonly write open-perils forms with extended or guaranteed replacement cost, so compare the form and the replacement-cost terms, not only the premium. We publish no premium or carrier figure.
Being in Zone X usually makes flood cover cheaper, not unnecessary. The National Flood Insurance Program caps a residential building at $250,000 and contents at $100,000: “You can insure your client’s residential building for up to $250,000” and “belongings can be insured at up to $100,000” (FEMA NFIP agents site). An Escada home’s replacement cost is several times that building cap, so an owner who wants full flood cover buys an NFIP policy plus excess flood, or a private flood policy written to the dwelling limit. For a Zone X home there is generally no federal mandatory purchase requirement, though a lender may keep its own.
Wind-mitigation credits under Section 627.0629 are rated home by home, so each Escada house has its own form: roof covering and deck attachment, opening protection and roof shape. County permits show three Escada homes reroofed in 2024 and 2025 and six window, door and shutter permits at four homes since January 2024 (permits section below). My Safe Florida Home grants under Section 215.5586 require a homestead, an insured dwelling value of $700,000 or less and an original construction permit applied for before January 1, 2008, among other conditions (Section 215.5586), so Escada homes will generally not qualify for a grant; a homesteaded owner may still qualify for the program’s inspection.
Escada’s 2009 declaration sets a deadline most buyers never read: after a casualty, the owner must begin repairs within 90 days and finish within nine months, restoring the home substantially to its original character, design and foundation; if not, the association may do the work as the owner’s attorney-in-fact and lien the lot (Sections 8.3 and 8.4, OR 4467/3164). That clock is a reason to carry ordinance-or-law cover and to know your contractor before hurricane season.
Every Escada at Tiburón address, all 31 homes on Escada Drive and Escada Court, is zoned to Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High for the 2026-27 school year, per the Collier County Public Schools zoning tool checked September 24, 2026. Confirm the specific address with the District before relying on it.
Level | Zoned school | Address |
|---|---|---|
Elementary | Pelican Marsh Elementary School | 9480 Airport Rd N, Naples 34109 |
Middle | Pine Ridge Middle School | 1515 Pine Ridge Rd, Naples 34109 |
High | Aubrey Rogers High School | 15100 Patriot Pl, Naples 34110 |
We queried all 31 Escada street addresses through the District’s zoning service (Collier County Public Schools zoning tool) on September 24, 2026. The District holds 17 single-family records on Escada Drive and 14 on Escada Court, matching the county’s 31 address points, and every one returned the same three schools for 2026-27 with no rezoning flagged. The same query for 2025-26 returned the same three schools. The District had not yet published 2027-28 assignments on September 24, 2026; school zones are set annually.
Escada’s zoning matches Castillo at Tiburón and the rest of Tiburón except Marsala at Tiburón, whose addresses feed North Naples Middle School instead of Pine Ridge Middle. For a family weighing the two single-family neighborhoods, that is a real difference.
The Tiburón golf land on Escada’s north side also borders the Collier County School District’s Pelican Marsh Elementary School parcel (county parcel layer, September 24, 2026). No Escada lot touches the school parcel itself; the golf course sits between them.
Collier County’s permit reports list 44 distinct permits at Escada at Tiburón addresses from January 2024 to July 2026, touching 19 of the 31 homes plus a golf-course restroom on the plat’s golf tract. Air conditioning dominates, three homes were reroofed, four added standby generators, and one home is under a $1,520,230 remodel.
Source: Collier County Growth Management, Monthly Building Permit Reports, issued and applied, all monthly files from January 2024 to July 2026 (Collier County monthly permit reports), filtered by every Escada street address and the plat’s folio numbers and de-duplicated by permit number. We publish the pattern, not an address-by-address list, except where a single permit changes what a buyer should ask.
County permit type | Distinct permits |
|---|---|
Mechanical (air conditioning) | 17 |
Electrical (one a revision; one an incomplete application) | 6 |
Shutters, doors and windows (one cancelled; one at the golf-course restroom) | 5 |
Roof and reroof | 4 |
Doors and windows only | 3 |
Building (alteration or remodel) | 2 |
Building revision | 2 |
Gas (generator) | 2 |
Fence | 2 |
Plumbing | 1 |
Total | 44 |
The largest permit in the window is PRFH20251147739 at 2568 Escada Dr: an alteration and remodel declared at $1,520,230 over 8,060 total square feet, applied for November 13, 2025, issued January 14, 2026, with inspections under way at the July 2026 report. The same home took a $250,000 doors and windows permit in June 2025. Together they amount to a near-complete renovation of a home the county dates to 2002. Two things follow. The home is Zone X with no mapped high-risk zone under its footprint, so no substantial-improvement elevation review is triggered. And the permit’s 8,060 total square feet matches, to the foot, the total area WCI Communities published for its Folonari plan in 2002; whether this home was built to that plan is a question for its original permit, which we have not read.
The county’s elevation-certificate files carry three documents that name who built individual Escada homes, the only builder evidence in any record we examined:
Address | Permit | Named on the county document | What the document says |
|---|---|---|---|
2542 Escada Ct (lot 7) | PRBD20130203281, applied February 13, 2013, approved March 6, 2013 | London Bay Construction, Inc., contractor of record | “Construction of a 1 story single family residence,” 3 bedrooms and 4.5 baths, 7,714 total square feet, job value $725,578.84 |
2550 Escada Ct (lot 5) | PRBD20120203994 | London Bay, on the 2014 elevation certificate | finished-construction certificate, January 21, 2014 |
2565 Escada Dr (lot 17) | PRBD20121021851 | Diamond Custom Homes, Inc., on the 2014 elevation certificate | finished-construction certificate, September 18, 2014; two floors |
The builders of the other 28 homes are not named in the records examined; each home’s original permit in the county’s files names its contractor. The 2013 permit at 2542 Escada Ct also records the setbacks applied to that lot: front 25 feet, rear 20 feet for the house and 10 feet for accessory structures, and 7.5 feet on each side. The permit does not say those are uniform across Escada; a new-build or teardown buyer should confirm setbacks for the specific lot under the Pelican Marsh PUD and the association’s architectural criteria.
Collier’s monthly permit spreadsheets before January 2024, and for August 2026, could not be read in this review, so the original construction permits for most homes and any Irma-era or Ian-era repair permits are not in it. For a specific home, the full permit history, including any open or expired permit, is the first thing to pull during inspection.
Escada’s common areas have their own recorded paper trail at the Collier Clerk. In November 2007 the Pelican Marsh Community Development District granted the Escada association easements to maintain the rock waterfall and fountains in lake Tracts L-1 and L-3 and floating fountains in L-2 and L-4 (OR 4299/3896; OR 4299/3901; OR 4299/3903). In January 2008 WCI Communities, Inc. quitclaimed the private streets and Tract C to the association (OR 4319/2870), and Tiburon Golf Ventures granted an access easement across the golf course to reach the fountain equipment (OR 4319/2872). The water and sewer lines under the streets belong to the Collier County Water-Sewer District (OR 3110/490). Whether any common-area project was funded by special assessment is not in any record we read; the estoppel certificate discloses pending assessments.
Nothing new inside Escada at Tiburón, and little within half a mile. Every Escada homesite is built, and Collier County’s planning-project layer, read September 24, 2026, shows only completed resort additions about 860 feet away and commercial pad work at the Galleria Shoppes at Vanderbilt about 0.37 mile away. The bigger changes are road projects.
Escada is zoned PUD, part of the Pelican Marsh Planned Unit Development (petition PUD-93-01(5), latest amendment Ordinance 16-25, adopted September 13, 2016), with a Future Land Use designation of Urban Residential Subdistrict, inside the Pelican Marsh Community Development District, in Commissioner District 2 and the North Collier Fire district (Collier County zoning, PUD, future land use and district layers, checked at lots 1, 10, 24 and 32 on September 24, 2026). No zoning overlay applies.
Collier County’s planning-project layer returned 20 records within about half a mile of the Escada plat on September 24, 2026. The ones that matter, by distance from the nearest Escada parcel:
Distance | Project | County status |
|---|---|---|
about 860 ft | Ritz-Carlton Naples Golf Resort: ballroom expansion; pool and pool bar addition | Complete, closed |
about 0.28 mile | Galleria Plaza (historic items) | Historical |
about 0.33 mile | Sienna Reserve; North Collier Regional Park children’s addition | Complete or approved |
about 0.37 mile | Galleria Shoppes at Vanderbilt: south pads and Phase 2B Building 900 | “Under Construction” (a 2021 item) |
about 0.46 mile | Sereno Grove | Complete |
about 0.9 mile | Mattson at Vanderbilt | “Under Construction” |
Distances are converted from metres and rounded. The layer’s currency is not stated by the county, and no pending land-use petition within about half a mile of Escada was found in the county planning records reviewed on September 24, 2026.
Every trip from Escada leaves west on Tiburon Boulevard East to Airport-Pulling Road, so two county road projects touch Escada’s daily drive. The Airport Road widening, from Vanderbilt Beach Road north to Immokalee Road, adds one lane each way for a six-lane divided road; the county’s 60% design handout budgets it at $42.0 million, funded from the one-cent sales surtax, a state grant, impact fees and gas taxes rather than any assessment on Tiburón parcels. The county’s written answer to public comment anticipated construction starting in June 2026 and lasting up to two years; that the start occurred has not been confirmed here. The Vanderbilt Beach Road widening, from just east of US 41 to east of Goodlette-Frank Road, received its notice to proceed in early June 2026 and is budgeted at about $28.4 million over about two years (Collier County news release, July 6, 2026). The county warns that in spring 2027 traffic will drop to one lane each way for about two months between Strada Place, Mercato’s main street, and Goodlette-Frank Road; that is the stretch an Escada owner drives to Mercato, Waterside Shops and the beach.
Inside the District’s own roads, the Pelican Marsh CDD’s June 17, 2026 minutes record that “a substantial amount had been identified for the Tiburon entrance road within the next two years,” and its July 15, 2026 minutes contemplate resurfacing the entrance “from Airport-Pulling Road to the roundabout” after Easter if a pavement assessment calls for it. The same District budgeted $28,250 in FY2027 for gatehouse equipment, including upgraded cameras and licence plate readers (Pelican Marsh CDD documents). Our Tiburón guide covers the wider pipeline.
The county roll shows no vacant homesite at Escada (Collier County Property Appraiser roll, tax year 2026 preliminary); the last vacant-lot sales recorded were in 2012. New construction at Escada now means a teardown or a major remodel, and a buyer of a lot or a teardown faces the declaration’s construction clock: start a home within 24 months of closing and complete it within 24 months after that, with the exterior finished within one year of starting unless the Architectural Review Board extends it (Sections 7.24 and 7.26, OR 4467/3164). One recorded owner agreement from 2014 set liquidated damages of $100 a day, rising to $250 a day after 90 days, for missing that clock.
Daily life at Escada at Tiburón runs on private streets inside Tiburón’s staffed gate: guests registered online, commercial vehicles Monday to Saturday only, county trash pickup Tuesday and Friday with bins back in by 7 p.m., owner-bought curbside mailboxes, county water and FPL power, and about three and a half road miles to Mercato and NCH North Hospital.
Escada’s private streets sit inside Tiburón’s staffed main gate, and the Escada declarations provide for an entry gate of its own; imagery shows a gate at the Escada Drive entry. The Pelican Marsh Community Development District runs Tiburón’s access control; its published staffing policy provides that one Tiburón gate is manned around the clock and controls the other, unmanned gates remotely. Escada Drive and Escada Court themselves are association property, deeded by WCI in January 2008 (OR 4319/2870), and the 2009 declaration lets the association “provide, restrict or limit access across the roadways,” including “the stopping and questioning of visitors” (Section 4.6(H)). The original 2000 declaration adds, in capitals, that an access program is no warranty of any level of security. Every route in and out uses the Escada Drive entry at Tiburon Boulevard East.
Guests are registered through the District’s resident-controlled web guest system, and it is the resident’s job to tell the gate who is coming and to which address. Under the District’s Commercial Vehicle Access Policy, adopted March 22, 2023 (PMCDD Commercial Vehicle Access Policy), commercial vehicles enter from 7:00 a.m. to 7:00 p.m., Monday through Saturday, with no access on Sundays or holidays except emergencies such as an air-conditioning failure, a water leak or a power loss; landscaping and remodeling are expressly not emergencies. Parcel carriers may deliver any day from 7:00 a.m. to 10:00 p.m. Build those windows into any remodel schedule, which at Escada can be large.
Resident vehicles open the gates with transponders the District installs; users cannot install their own, and the District does not issue temporary or portable devices (PMCDD Transponder Policies). Eligibility follows the property, not the person, and transponders are deactivated on the sale of the home. A seller who keeps a Tiburón Golf Club membership must notify District access control before the sale, or the transponders are deleted and must be bought again; tenants’ transponders work only at Tiburón’s private gates.
Collier County’s collection-day layer, checked September 24, 2026 at lots 1, 10, 14, 24 and 32, places every tested Escada lot in District 1: garbage Tuesday and Friday; recycling, yard waste and bulk Friday (Collier County collection days layer). Escada’s own rule is stricter than the county’s: containers go out no earlier than 6:00 p.m. the night before pickup, must be back in by 7:00 p.m. on pickup day, and must otherwise be kept screened from neighbors and the streets (Section 7.16 of the 2009 declaration). A seasonal owner needs a home-watch service to handle carts. The county’s 2025 tax bill for an Escada lot carried a District 1 garbage line of $261.91 (Collier County Tax Collector, 2025 bill for parcel 31340000289).
Escada has individual curbside mailboxes, not a cluster box. Section 7.17 of the 2009 declaration requires every mailbox to be “of the same size, color, and have the same post the ARB has selected” and to be “purchased, maintained, repaired and replaced by the lot owner.” Under the original 2000 text the association maintained them; the 2009 restatement moved that to owners.
Water and sewer come from the Collier County Water-Sewer District, and electricity from Florida Power & Light (county utility service-area layers and the federal electric service-territory layer, checked at lot 1 on September 24, 2026). The declaration bars wells and septic tanks (Section 7.22) and binds every owner to the South Florida Water Management District water-use permit’s restrictions (Section 7.25). Each home has its own irrigation system, but the association “shall have the right, but not the obligation, to control the irrigation system on all home sites” (Section 5.1). The irrigation water source is not stated in the documents we read.
Four Escada homes added standby generators in 2024 to 2026 (county permits above), and more buyers will want one. Section 7.14 of the declaration bars above-ground storage tanks of water, gasoline, oil “or other liquid or gas” outside the building, so a propane-fed generator needs a buried tank. Natural gas availability on Escada’s streets is not established in any record we read; confirm it for the specific address.
The Escada association is one of the Tiburón associations that granted Hotwire Communications a recorded telecommunications easement in 2021 (OR 5905/3151; OR 6027/2350), covering facilities for “phone, television, internet access” and exclusive for bulk service while Hotwire remains the bulk provider. Which services Escada’s bulk arrangement includes, and whether internet is billed separately, is not stated in those instruments; the association budget and the estoppel certificate show what the assessment covers.
Section 7.11 of the 2009 declaration allows only vehicles that fit in the home’s garage to be kept on the property, apart from guests’, repairmen’s and maintenance vehicles temporarily present. Boats, RVs, trailers and commercial vehicles must be stored inside a closed garage, garage doors stay closed except when in use, and garage spaces must be filled before any resident’s vehicle parks on the driveway. The board sets parking rules on the private streets.
Item | Who is responsible | Source |
|---|---|---|
The house, pool, patios, fixtures and mailbox | Owner | 2009 declaration, Section 5.1 |
Lawn, landscaping and trees on the lot | Owner | Section 5.1 |
Lot irrigation | Owner’s system; association may control it | Section 5.1 |
Private streets, gates, fences, common landscaping, lighting, footpaths and shared utility lines | Association | Section 5.2; OR 4319/2870 |
Rock waterfall and fountains in the four Escada lakes | Association, under District easements | OR 4299/3896, 3901, 3903 |
The lakes and the preserve tract | Pelican Marsh Community Development District | Section 5.2; county roll |
Tiburón’s gates, patrol and District roads | Pelican Marsh Community Development District | District policies |
With the owner away and no lease in place, a parent, child, adult grandchild or sibling of the owner or spouse may stay up to 15 days at a time, up to four times and 60 days a year; other houseguests are limited to one week, twice a year, four people, with notice to the association (Section 7.2 of the 2009 declaration). There is no limit while the owner is in residence.
Measured September 24, 2026 from the county parcel points for lot 1, 2555 Escada Dr (the entry end) and lot 24, 2593 Escada Dr (the far north end), with destinations geocoded by the U.S. Census Bureau geocoder and routed by the OSRM public router. Minutes are free-flow driving time, a floor, not an expected trip time; Collier traffic between January and April runs materially longer.
Destination | From 2555 Escada Dr | From 2593 Escada Dr | Castillo at Tiburón, for comparison |
|---|---|---|---|
Tiburón Golf Club (2620 Tiburon Dr) | 0.8 road mile, 3 min | 1.0 road mile, 4 min | not measured |
NCH North Hospital (11190 Health Park Blvd) | 3.2 road miles, 7 min | 3.4 road miles, 8 min | 3.7 road miles |
Mercato (9115 Strada Pl) | 3.4 road miles, 7 min | 3.7 road miles, 8 min | 4.0 road miles |
I-75 Exit 111 (Immokalee Rd) | 3.5 road miles, 7 min | 3.8 road miles, 8 min | not measured |
Vanderbilt Beach (280 Vanderbilt Beach Rd) | 4.3 road miles, 9 min | 4.6 road miles, 10 min | 4.9 road miles |
Waterside Shops (5415 Tamiami Trl N) | 5.7 road miles, 11 min | 6.0 road miles, 12 min | 6.3 road miles |
Southwest Florida International Airport (RSW) | 23.1 road miles | 23.4 road miles | 23.6 road miles |
Every route leaves by Escada Drive, west on Tiburon Boulevard East to Airport-Pulling Road; north on Airport-Pulling and Immokalee Road for I-75, NCH and RSW, and west on Vanderbilt Beach Road for Mercato, the beach and Waterside. For RSW, reckon 35 to 50 minutes depending on season and time of day. From Escada, most of these trips run about 0.4 to 0.7 road miles shorter than from Castillo at Tiburón’s east end.
Selling an Escada home? Get a free Escada 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.
Escada at Tiburón sits alone at the top of Tiburón’s price ladder: a 2026 county median just value of $5,331,624, about 2.5 times Marsala at Tiburón’s $2,166,654, the next detached neighborhood, on a 0.62-acre median lot that is 1.7 times Marsala’s and 3.4 times Serafina’s (Collier County Property Appraiser roll, tax year 2026 preliminary).
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. Four are platted detached-home neighborhoods under Chapter 720 of Florida law (Escada, Marsala, Norman Estates and Serafina) and five are condominiums. Here they are on one yardstick, ranked by county value.
Yardstick: the Collier County Property Appraiser’s 2026 preliminary median just value per home, with home count, years built and lot size beside it, and the Southwest Florida MLS Matrix twelve-month closings and active listings (pulled September 18, 2026). County values and MLS prices are different measures and are shown side by side, not compared as one.
Neighborhood | Homes | Form | Years built (county roll) | Median lot | 2026 county median just value | 12-month MLS closings | Actives, September 18, 2026 |
|---|---|---|---|---|---|---|---|
Escada at Tiburón | 31 on 32 platted lots | Custom detached estate homes | 2002 to 2021 | 0.62 acre | $5,331,624 | 0 | 2 |
Marsala at Tiburón | 56 | Detached single-family homes | 2007 to 2020 | 0.37 acre | $2,166,654 | 5, median $3,500,000 | 2 |
Marquesa Royale at Tiburón | 48 | Three-storey coach-home condominium | 2008 to 2012 | Condominium | $2,101,900 | 5, median $2,450,000 | 3 |
The Norman Estates at Tiburón | 27 | Detached single-family homes | 2000 to 2003 | 0.20 acre | $2,005,110 | 2 sales, $2,700,000 and $2,825,000 | 1 |
Serafina at Tiburón | 44 | Detached single-family homes | 2002 to 2008 | 0.18 acre | $1,967,435 | 2 sales, $2,550,000 and $3,500,000 | 0 |
Esperanza at Tiburón (I and II) | 90 | Three-storey coach-home condominium | 2013 to 2015 | Condominium | $1.53 million to $1.63 million | 4, median $2,150,000 | 0 |
Castillo at Tiburón | 102 | 34 three-storey buildings, one residence per floor | 2001 to 2003 | Condominium | $1,119,320 | 9, median $1,265,000 | 8 |
Bolero at Tiburón | 60 | 20 three-storey buildings, one residence per floor | 1999 to 2000 | Condominium | $1,111,600 | 1 sale, $1,275,000 | 1 |
Ventanas at Tiburón | 82 | Three five-storey mid-rise buildings | 2002 | Condominium | $656,280 | 4, median $902,500 | 3 |
Sources: Collier County Property Appraiser roll, tax year 2026 preliminary (files dated August 29, 2026); Southwest Florida MLS Matrix, pulled September 18, 2026 (32 Tiburón closings and 20 actives in all). Two sales are two sales, not a market rate, so the thin neighborhoods show both prices. Esperanza’s value is the range of its two phases’ medians.
Two things in that table are specific to Escada. First, Escada is the only Tiburón neighborhood with no MLS closing in the twelve months to September 18, 2026, and the county agrees: no deed of any kind was recorded on an Escada parcel after June 30, 2025, while Marsala, Serafina and Norman Estates all recorded 2026 sales in the same county file (Collier County Property Appraiser sales file, August 29, 2026). Second, Escada’s two active listings, at $7,250,000 and $6,700,000, are the two highest asking prices in Tiburón (Southwest Florida MLS Matrix, September 18, 2026).
Escada’s natural comparison is the other three platted, detached-home neighborhoods, because they share Escada’s legal form: a Chapter 720 homeowners association, private lots, no condominium building to insure. On every measure the county holds, Escada is a different tier.
Measure | Escada | Marsala | Norman Estates | Serafina |
|---|---|---|---|---|
Homes | 31 | 56 | 27 | 44 |
Year built, main residence (median) | 2002 to 2021 (2008) | 2007 to 2020 (2013) | 2000 to 2003 (2001) | 2002 to 2008 (2006) |
Lot acres: smallest / median / largest | 0.51 / 0.62 / 1.25 | 0.32 / 0.37 / 0.89 | 0.17 / 0.20 / 0.35 | 0.18 / 0.18 / 0.33 |
Median county land value | $1,661,687 | $1,206,910 | $1,153,759 | $1,035,317 |
Median county land value per acre | $2.59 million | $3.27 million | $5.39 million | $5.75 million |
Median 2026 just value | $5,331,624 | $2,166,654 | $2,005,110 | $1,967,435 |
Just value range | $3.34 million to $7.54 million | $1.91 million to $3.77 million | $1.76 million to $2.46 million | $1.73 million to $2.40 million |
Median county base area (county label, not living area) | 4,998 sq ft | 3,510 sq ft | 3,243 sq ft | 2,863 sq ft |
Median county total adjusted area (county label) | 7,258 sq ft | 4,618 sq ft | 4,182 sq ft | 3,676 sq ft |
Median 2026 preliminary ad valorem tax | $41,220 | $17,700 | $17,732 | $16,836 |
Homesteaded | 64.5% (20) | 75.0% (42) | 59.3% (16) | 54.5% (24) |
County-qualified sales, Sep 2023 to Aug 2026 | 4, median $5,995,000 ($5.25 million to $6.225 million) | 10, median $3,187,500 ($2.55 million to $4.95 million) | 4, median $2,762,500 ($2.625 million to $3.30 million) | 4, median $3,062,500 ($2.60 million to $3.50 million) |
Newest qualified sale in the county file | June 30, 2025 | June 28, 2026 | June 23, 2026 | May 13, 2026 |
Sources: Collier County Property Appraiser roll, tax year 2026 preliminary, homes (use code 1) only; county-qualified sales are Florida Department of Revenue qualified, improved sales recorded September 2023 to August 2026 in the county sales file dated August 29, 2026. The 2026 preliminary tax is ad valorem only; non-ad valorem charges, including the District assessment, are not yet loaded on the preliminary roll.
Three readings from that table matter to a buyer. Escada’s cheapest recorded sale in the last 36 months, $5,250,000, is higher than the most expensive sale in any of the other three detached neighborhoods, Marsala’s $4,950,000, over the same window (county sales file, August 29, 2026). Per acre, Escada land is the least expensive in the set ($2.59 million against $5.39 million to $5.75 million at Norman Estates and Serafina), because a large lot carries a lower unit value, yet Escada’s median land value per lot is still the highest at $1,661,687. And Escada’s smallest lot, 0.51 acre, is larger than the largest lot in Norman Estates (0.35) or Serafina (0.33) (county roll, tax year 2026 preliminary).
Serafina at Tiburón is the honest counterweight to Escada: 44 detached homes built 2002 to 2008 on the smallest single-family lots in Tiburón, a 0.18-acre median, with every main residence at the same county improvement-quality grade, quality 5 (Collier County Property Appraiser roll, tax year 2026 preliminary). Every one of Escada’s 31 main houses is rated quality 6, a grade only one of Marsala’s 56 homes reaches. The open-air pool is the other visible difference: Serafina’s 44 lots carry 45 screen enclosures, while only 4 of Escada’s 31 homes carry one, although every Escada home has a private pool (same roll). A Serafina buyer is buying a Tiburón address at roughly $2 million in county value; an Escada buyer is buying land, frontage and a custom house at more than two and a half times that.
The Norman Estates at Tiburón is the oldest housing among the detached neighborhoods, 27 homes built 2000 to 2003 on Medallist Lane, and it recorded the earliest Tiburón plat, Plat Book 31 (county roll and plat index). Its 0.20-acre median lot and $2,005,110 median county value put it with Serafina, not with Escada. Norman Estates had two MLS closings in the last twelve months, at $2,700,000 and $2,825,000 (Southwest Florida MLS Matrix, September 18, 2026), which is below every Escada sale recorded since 2021, the lowest of which was $4,650,000 (Collier County sales file).
Tiburón’s five condominiums are a different purchase entirely. Castillo at Tiburón, the largest, has 102 full-floor residences in 34 three-storey buildings at a 2026 county median just value of $1,119,320, and Ventanas at Tiburón has 82 residences in three five-storey mid-rise buildings at $656,280 (Collier County Property Appraiser roll, tax year 2026 preliminary). Escada’s median value is nearly five times Castillo’s and about eight times Ventanas’. The legal difference matters as much as the price. A Tiburón condominium owner shares a building with neighbors, a master insurance policy and, for buildings of three or more storeys, Florida’s milestone-inspection and structural-integrity-reserve-study laws. An Escada owner owns a house and its land outright under a Chapter 720 homeowners association, and those condominium safety laws do not apply to Escada’s detached homes.
Escada sits where it does for four measurable reasons: land (a 0.62-acre median lot and every lot backing onto water or golf), construction (every main house at county quality 6 and a private pool at every home), size (a county base-area median of 4,998 square feet, which understates living area on these two-storey homes) and scarcity (31 homes and no vacant homesite left). Those four are permanent. What moves is the county’s view of them: Escada’s median just value rose 27.4% in the 2026 preliminary roll, with 29 of 31 homes up, in the same roll that cut Castillo’s median by 5.9% (Collier County Property Appraiser roll, 2025 certified and 2026 preliminary). For a buyer stepping up from a Castillo or Ventanas residence, the ladder runs Ventanas, then Castillo and Bolero, then Esperanza, Serafina, Norman Estates, Marquesa Royale and Marsala, and then a gap of more than $3 million in median county value before Escada.
Escada at Tiburón vs Marsala at Tiburón is the real choice for a buyer who wants a detached Tiburón home: both are platted Chapter 720 neighborhoods under WCI Communities declarations. Escada gives larger land, custom construction and a Zone X flood map for every home; Marsala gives newer homes, looser rental rules and no CDD bond debt.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll, county sales file dated August 29, 2026, and Southwest Florida MLS Matrix, retrieved 18 Sep 2026)
Deciding factor | Escada at Tiburón | Marsala at Tiburón |
|---|---|---|
Homes | 31 on 32 platted lots (Lots 29 and 30 are one parcel) | 56 |
Where in Tiburón | West of Livingston Road, section 36-48-25, entered from Tiburon Boulevard East at Escada Drive | The only Tiburón neighborhood east of Livingston Road, section 31-48-26, on Marsala Way |
Recorded declaration | WCI Communities, Inc., OR 2677/1622 (May 19, 2000), restated in full by the owners at OR 4467/3164 (July 2, 2009) | WCI Communities, Inc., OR 4094/1788 (August 24, 2006) |
How the homes were built | Custom, one lot at a time over two decades by different builders | Developed by WCI Communities, which marketed four plans (Treviso, Palacio, Cortez, Estrella) on 70- and 75-foot lots |
Years built, county roll | 2002 to 2021, median 2008 | 2007 to 2020, median 2013 |
Lot size | 0.51 to 1.25 acre, median 0.62 | 0.32 to 0.89 acre, median 0.37 |
County base area, main residence (county label) | Median 4,998 sq ft | Median 3,510 sq ft |
County improvement quality | All 31 main houses at quality 6 | 35 of 56 at quality 4, 20 at quality 5, 1 at quality 6 |
Golf and water | Every lot backs onto a lake or the golf course; 10 of 32 border the golf course | Golf-course setting; frontage lot by lot |
2026 county median just value | $5,331,624 | $2,166,654 |
County-qualified sales, Sep 2023 to Aug 2026 | 4, median $5,995,000, range $5.25 million to $6.225 million | 10, median $3,187,500, range $2.55 million to $4.95 million |
12-month MLS closings to September 18, 2026 | 0 | 5, median $3,500,000 |
Actives, September 18, 2026 | 2 ($6,700,000 and $7,250,000) | 2 |
Median 2026 preliminary ad valorem tax | $41,220 | $17,700 |
CDD bond line on the tax bill | Yes: about $2,574 a lot on the 2025 bill; about $2,532 for FY2027, the highest in Tiburón, retiring after May 2031 | None: Marsala is not on the District’s bond schedule |
Flood map | All 31 homes Zone X at their county address points, FIRM panel 12021C0194J, effective February 8, 2024 | Five sample points along Marsala Way returned Zone AH; most of Marsala sits on panel 12021C0401H (May 16, 2012); FEMA LOMA 13-04-6908A (2013) removed specific named structures |
Schools, 2026-27 | Pelican Marsh Elementary, Pine Ridge Middle, Aubrey Rogers High | Pelican Marsh Elementary, North Naples Middle, Aubrey Rogers High |
Leasing | One lease per calendar year, one-year minimum and maximum, board approval, no subleasing | 30-day minimum, up to 3 leases in 12 months, board approval |
Buyer approval on resale | Yes: board approval of every sale, processing fee capped at $100 per applicant | No approval process for new owners |
One-time charge to the buyer | Tiburón master association capital contribution (a quarter of the annual master assessment); Escada’s own figure, if any, is on the estoppel | The same master contribution, plus a $3,000 Marsala resale capital assessment published by the association |
Club clause | First buyer of each lot had to take a Tiburón Golf Club Signature Membership; resale buyers are directed to the club and may take over the seller’s membership without a new fee if they apply 30 days before closing | Same structure: the original purchaser’s Signature Membership obligation; the association states membership is not a requirement of owning a home |
Pets | Dogs, cats and common household pets, no number or weight cap | The declaration does not restrict size, type or number |
Homesteaded | 64.5% | 75.0% |
Sources: Collier County Property Appraiser roll, tax year 2026 preliminary; Collier County sales file, August 29, 2026; Southwest Florida MLS Matrix, pulled September 18, 2026; Escada declarations at the Collier County Clerk (OR 2677/1622, OR 4467/3164); Marsala declaration (OR 4094/1788) and the Marsala association’s published homeowner FAQ; Collier County Tax Collector, 2025 bill for Escada Lot 1; Pelican Marsh Community Development District budgets and the District Manager’s statement at the July 15, 2026 board meeting; FEMA National Flood Hazard Layer, read September 2026; Collier County Public Schools zoning tool, checked September 24, 2026. The Escada debt figure is our arithmetic: the $4,299.00 District line on the 2025 bill minus the District’s $1,725 FY2026 operations and maintenance assessment.
Money is the obvious difference and not the most useful one. Escada’s median county value is about 2.5 times Marsala’s and its recorded 36-month median sale about 1.9 times ($5,995,000 against $3,187,500, county sales file, August 29, 2026). The differences that decide a purchase are four.
Choose Escada at Tiburón if the land is the point: a half-acre or more on a lake or the golf course, a custom house rated at county improvement quality 6, private streets owned by 32 lots, a Zone X flood map on every home, and a buyer who plans to live in the house rather than lease it by the season. Accept the price, the highest tax bill and CDD line in Tiburón, a thin resale market and board approval of your purchase. Choose Marsala at Tiburón if you want a newer WCI-developed home at well under half Escada’s county value, the option to lease for 30 days or more, no bond debt on the tax bill and no buyer approval, and you are comfortable working through the flood determination on the specific lot. Either way, read the specific declaration, get both estoppel certificates and your own tax bill line before you commit, because those are where the two differ most for an owner.
Escada at Tiburón’s strengths are land, construction and flood map: 31 custom estate homes on lakes and golf, every main house at county improvement quality 6, and every home in Zone X on the 2024 map. Its trade-offs are cost, a thin resale market, strict leasing, insurance limits and several approvals.
If you’re searching for an Escada at Tiburón listing agent, or thinking, ‘I need someone to sell my Escada at Tiburón home…’ you are selling into the thinnest and highest-priced market in Tiburón: no closing in the last twelve months, four county-recorded sales in 36 months, and two competing listings. McGreevy and Comisar price Escada on its recorded facts. In the last 12 months we tracked all 32 Tiburón closings in the Southwest Florida MLS (pulled September 18, 2026), and McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price every Escada listing from that record.
Data updated: September 2026
An Escada sale is decided by a small number of buyers who can afford the top of the Naples golf-community market and who will read the declaration, the flood map and the tax bill before they read the listing remarks. 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 an Escada listing along with the file an Escada buyer’s lender, insurer and attorney ask for in the first week.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
In the last 12 months Escada at Tiburón has seen no resales: the Southwest Florida MLS Matrix, pulled September 18, 2026, shows no Escada closing between September 18, 2025 and September 18, 2026, and the county recorded no Escada deed of any kind after June 30, 2025 (Collier County sales file, August 29, 2026). With no Escada closing in the window there is no represented share to state. So we widen the window until it holds real evidence, and we name the window beside every figure.
The four county-qualified Escada sales of the last 36 months, one by one (Collier County sales file, August 29, 2026):
Period medians tell the story better than the all-history figure. Excluding five early deeds priced like lots, Escada’s qualified sales ran a median of about $3.84 million in 2004 to 2008 (8 sales), $2.65 million in 2010 to 2014 (9), $3.80 million in 2015 to 2020 (11) and $5.78 million in 2021 to 2025 (10) (Collier County sales file, August 29, 2026, our period arithmetic). Days on market and sale-to-list ratio cannot be stated for Escada with no MLS closing in the window; for Tiburón as a whole, the 32 closings in the same twelve months ran a median of 86 days on market and a median sold-to-list ratio of 93.84% (Southwest Florida MLS Matrix, September 18, 2026).
On September 18, 2026 two Escada homes were for sale: 2581 Escada Dr at $7,250,000 (MLS 226028398, listed August 6, 2026, 6,988 square feet of MLS living area, county year built 2021) and 2558 Escada Ct at $6,700,000 (MLS 226025810, listed September 8, 2026, 5,622 square feet, built 2013) (Southwest Florida MLS Matrix, September 18, 2026). Both asks sit above every recorded Escada sale except the $8,000,000 record in 2023 and the $7,250,000 sale of 2577 Escada Dr in 2022 (county sales file). Per MLS square foot of living area, the asks run $1,037 and $1,192, against about $958 on the $8,000,000 record sale and about $886 on 2581 Escada Dr’s own $6,190,000 sale in March 2024, whose MLS record (MLS 223062912) shows the price reduced from $6,895,000 to $6,490,000 before it closed.
That is the pricing lesson of the last three years at Escada: the recorded prices are strong, the ceiling is real, and a list price set above what the land, the house and its condition support sits. We price an Escada home against the Escada sales that fit it (its frontage, lake or golf, lot size, year built, renovation and its own MLS living area), then check that price against the two competing asks a buyer will tour the same week, and we set it to win the first 30 days.
The Collier County Property Appraiser’s base-area figure is not living area at Escada. On the three Escada homes with a public MLS living area, the county’s base area runs 20% to 31% below it and the county’s total adjusted area runs 14% to 18% above it (Collier County Property Appraiser roll, tax year 2026 preliminary, against MLS 223035866, 226028398 and 226025810). Every Escada home on a current or recent listing is two storeys, and the county’s base area appears to capture less than total heated area on those homes. A price per square foot built on the county figure will overstate what buyers are paying; an automated estimate built on it can miss by seven figures. We price on measured living area and state which measure every number uses.
Selling at Escada is different from selling a generic Naples golf home in six specific ways, and each is a document or a date:
Three Escada rules change how a listing is run. First, the club: Escada’s declaration obliged the first buyer of each lot to take a Tiburón Golf Club Signature Membership, and it lets that membership pass to a resale buyer without a new membership fee only if the seller is in good standing, resigns effective at closing, and the buyer applies at least 30 days before closing and is approved; otherwise the membership is deemed resigned at closing with no refund (2009 restated declaration, section 4.8). The club’s current Membership Plan controls, so we confirm the transfer terms with the club in writing before we set the closing date. Second, signs: no For Sale, For Rent or open-house sign may appear anywhere in Escada, including in windows and on vehicles (section 7.8). Third, access: every showing goes through Tiburón’s staffed main gate. An Escada listing is sold through photography, video, the MLS, our qualified-buyer database and scheduled private showings, which suits owners who are often not in residence when they sell.
Start with a free Escada at Tiburón home valuation. It takes about a minute, and Jesse follows up with the Escada sales that actually fit your home: the same frontage, lake or golf, a similar lot and year built, adjusted for renovation, roof age, opening protection and the flood file. An automated estimate cannot see that Escada’s recorded sales in 36 months ran from $5,250,000 to $6,225,000 while the county values the 31 homes from $3.34 million to $7.54 million; we price to the sales, not to the roll.
(239) 898-6072, text or call. Confidential conversations welcome.
For a well-prepared home priced to the recorded sales, yes. Buyer demand for Escada is steady but small: four county-qualified sales in 36 months, none in the last twelve (Collier County sales file, August 29, 2026). With two homes listed at $6,700,000 and $7,250,000 on September 18, 2026, a fall listing reaches the winter buyer pool with a clear comparison in front of it.
From the Escada sales that fit it, widened to 36 months and adjusted for time, then tested against the two current asks. The four sales from February 2024 to June 2025 ran $5,250,000 to $6,225,000 (county sales file); the same house at 2562 Escada Ct sold for $5,800,000 in March 2024 and $6,225,000 in June 2025, a 7.3% gain in fifteen months.
Only if you arrange it. Under section 4.8 of the 2009 restated declaration, a Signature Membership transfers to your buyer without a new membership fee if you are in good standing, resign effective at closing, and your buyer applies at least 30 days before closing and is approved. Miss that window and it is deemed resigned with no refund. Medallion memberships follow the club’s own transfer terms.
Yes. The board must approve every sale in writing before closing, on 20 days’ notice with the contract, and may disapprove only for listed good cause after a written opinion of counsel (2009 restated declaration, section 9). The processing fee is capped at $100 per applicant. We build the approval into the contract timeline.
It is a disclosed, time-limited cost, and we present it that way: about $2,532 for FY2027, the highest in Tiburón, ending after the May 2031 payment (Pelican Marsh Community Development District, July 15, 2026). A buyer comparing Escada with Marsala, which carries no bond line, will ask. The answer is a number and an end date, not a surprise.
No. Section 7.8 of the 2009 restated declaration bars For Sale, For Rent and open-house signs anywhere in Escada, including in windows and on vehicles, and section 7.7 bars solicitation. Buyers come through the MLS, our database and appointment-only showings through Tiburón’s gate.
No. Escada is a Chapter 720 homeowners association of detached homes, not a condominium, so the milestone-inspection and structural-integrity-reserve-study requirements that Tiburón’s condominium sellers must answer for do not apply. That removes a question every Castillo, Bolero, Esperanza, Marquesa Royale and Ventanas buyer is asking in 2026.
Escada 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 Escada’s recorded declarations, the 2009 restatement, the District’s assessment records and every recorded Escada sale since 2001 before writing a word of this guide. You can read the longer version of how the team was built on our about the McGreevy and Comisar team page.
McGreevy and Comisar are the Domain Realty team behind this Escada 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 market that Escada sits at the top of.
Between them that is more than twenty years of Southwest Florida transactions, and it is local in the literal sense: the team keeps offices from Naples to Fort Myers, and Jesse has lived in Estero since 2003, a short drive north of Tiburón.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. On an Escada page the credential that matters more is narrower than any award: we read WCI Communities’ 2000 declaration, the 2004 amendment that renamed the neighborhood Escada Estates at Tiburon, the owners’ 2009 amended and restated declaration, articles and bylaws, the 2017 drone amendment, the Pelican Marsh CDD consent and assessment instruments, the lake and fountain easements, both FEMA Letters of Map Amendment, the county’s elevation certificates and permit reports, the county’s lot-by-lot roll, WCI’s own 2002 Escada plan offering, and every qualified Escada sale in the county record before this guide was written.
McGreevy and Comisar is a top-reviewed Escada 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.
★★★★★ “We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!” Jennifer Schnabel Wood, verified Google review
★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Katharine Shea, verified Google review
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review
★★★★★ “After working with Jesse and his team at Domain, my wife and I would never use another realtor for any buying or selling here in Florida! We used Jesse to represent us on purchasing a property in Naples, and he worked our deal like it was for him! 100% satisfied and couldn’t recommend more.” Phil, verified Google review
★★★★★ “We highly recommend Marc Comisar for your real estate needs. He was very knowledgeable. If he didn’t know an answer, he would do research until he did. Marc is pleasant, timely, and listened to our wants and needs. He went above and beyond to make sure we found our forever home. Thank you, Marc!” Sherry Warga, verified Google review
Selling an Escada at Tiburón home? Get a free Escada at Tiburón home valuation, or call Jesse direct at (239) 898-6072.
Buying at Escada at Tiburón? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
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).
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.
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 Escada, see our guide to Tiburón and our Naples guide. Our guides to Escada’s condominium neighbors Castillo at Tiburón and Ventanas at Tiburón are live; guides to Marsala at Tiburón, Serafina at Tiburón, The Norman Estates at Tiburón, Esperanza at Tiburón, Marquesa Royale at Tiburón and Bolero at Tiburón are in preparation.
These Escada at Tiburón buyer questions are answered from the recorded 2000 declaration and its 2009 restatement, Collier County Clerk, Property Appraiser and Tax Collector records, FEMA and school district data, 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.
Escada at Tiburón is an enclave of 31 custom estate homes on 32 platted lots inside the gated golf community of Tiburón in North Naples, ZIP 34109. WCI Communities, Inc. recorded its plat (Plat Book 34, Pages 51 to 53) and its declaration (OR 2677, Page 1622) on May 19, 2000, and a Chapter 720 homeowners association governs it today.
They are the same place. WCI’s 2004 amendment (OR 3493, Page 842) renamed the neighborhood Escada Estates at Tiburon, and the corporation’s filed name was Escada Estates at Tiburon Homeowners Association, Inc. from December 31, 2003 to June 16, 2009. The owners’ 2009 restated articles restored ESCADA AT TIBURON HOMEOWNERS ASSOCIATION, INC. (Sunbiz N00000003069), while the county roll and the CDD still use “Escada Estates”.
Escada sits off Tiburon Boulevard East at its intersection with Escada Drive. Per the Collier County Property Appraiser roll (tax year 2026 preliminary), 14 homes are on Escada Court (2530 to 2562) and 17 on Escada Drive (2552 to 2593); no Escada home has a Tiburon Boulevard East address. Every trip out runs west on Tiburon Boulevard East to Airport-Pulling Road.
Thirty-one homes stand on 32 platted lots because Lots 29 and 30 were combined into one 1.25-acre parcel at 2564 Escada Drive (Collier County Property Appraiser roll). The 2009 restated declaration still counts 32 residences and assesses each lot a 1/32 share, and that combined parcel’s 2025 tax bill carries two Pelican Marsh CDD assessments.
No. Every one of the 31 residential parcels carries a main residence on the 2026 preliminary county roll, and the only vacant-coded parcel is a 0.08-acre association tract. The last vacant-lot sales were recorded in 2012, at $535,000 and $685,000 (Collier County Property Appraiser sales file), so a buyer who wants a new house here buys an existing home.
The county roll dates the main houses 2002 to 2021, with a median of 2008: 14 were built from 2002 to 2005, eight from 2007 to 2009 and nine from 2011 on. The county’s aerial footprint layers show a house on all 31 lots by the 2018 layer; the roll’s 2021 date belongs to 2581 Escada Drive, which first sold as a finished home in November 2021.
No single builder built Escada; homes went up one at a time for different owners. County records name London Bay Construction, Inc. as contractor of record on the 2013 permit for 2542 Escada Court (PRBD20130203281) and on the 2014 elevation certificate for 2550 Escada Court, and Diamond Custom Homes, Inc. on the 2014 certificate for 2565 Escada Drive. The builders of the other homes are not named in the records we examined.
WCI’s website offered four two-storey estate plans in 2002, with the homesite included: the Dolcetto (7,986 square feet of living area), Casara (6,382), Folonari (5,925) and Brunello (5,058). November 2002 prices ran $2,490,990 to $3,790,990, down from $3,310,990 to $4,610,990 that February (archived wcicommunities.com pages). Whether a given home follows one of those plans is on its original county permit.
Large, but the county and a listing measure them differently. The county roll’s BaseArea for the main residences runs 4,097 to 6,528 square feet (median 4,998), and on the three homes with a public MLS living area it ran 20% to 31% below the listing figure; the two current listings show 5,622 and 6,988 square feet of living area (Southwest Florida MLS Matrix, September 18, 2026).
Escada lots run 0.51 to 1.25 acre, median 0.62 acre, on the 2026 preliminary county roll. That median is 3.4 times Serafina’s 0.18 acre and 1.7 times Marsala’s 0.37, and Escada’s smallest lot is larger than any lot in Serafina or Norman Estates.
All 31 do. The 2026 preliminary county roll records a private pool on every Escada home and a spa on 29, while only four carry a screen enclosure, so the open-air pool is the Escada norm. Fourteen homes also have a fountain feature on the roll.
The Escada listings we reviewed are two-storey homes of block and stucco under tile roofs (MLS 226028398 and 226025810, plus the 2023 record sale). The original 2000 declaration required at least 4,500 square feet of living area, a 35-foot height limit, an attached garage for at least three cars, barrel or flat tile roofs at a 6:12 minimum pitch and earth-tone exteriors; today the Architectural Review Board applies its own written criteria.
Ten of the 32 lots border the golf tract when the county parcel outlines are measured: Lots 10, 11, 19 and 20 to 26, with Lots 20 to 25 on golf alone. Every other lot backs onto one of four lakes, so every Escada lot backs onto water or golf; frontage is not the same as view, which depends on the lot.
The records we examined do not settle whether Escada’s golf frontage is on the Gold or the Black course, so we do not name one. The golf land inside Escada’s plat belongs to Tiburon Golf Ventures, which acquired it by the 1998 deed at OR 2436, Page 1479; ask the Club which course and holes a specific lot faces.
Escada’s private streets sit inside Tiburón’s staffed main gate, run by the Pelican Marsh Community Development District, and the Escada declarations provide for an entry gate of its own; imagery shows a gate at the Escada Drive entry. The 2009 restatement lets the association control access on its roads, including stopping visitors, but no record we found shows how that gate is staffed.
No. The Ritz-Carlton Naples, Tiburón is a separate property inside the same gated community, and Escada’s 2009 declaration states that owning a lot gives no right in the club facilities. Resort and club access come through Tiburón Golf Club membership, not through the deed.
Escada is in ZIP 34109, unincorporated Collier County, with a Naples mailing address. It is not inside the City of Naples: every Escada parcel is in county millage area 47, the same as the rest of Tiburón (Collier County Property Appraiser roll, 2026 preliminary).
Two on September 18, 2026 (Southwest Florida MLS Matrix), the two highest asking prices in Tiburón: 2581 Escada Drive at $7,250,000 (5 bedrooms plus den, 6,988 square feet, built 2021, 43 days on market) and 2558 Escada Court at $6,700,000 (4 bedrooms plus den, 5,622 square feet, built 2013, 10 days). The next-highest Tiburón asking price was $3,995,000.
Recent recorded sales ran $5,250,000 to $6,225,000: four DOR-qualified sales from September 2023 to August 2026, median $5,995,000 (Collier County Property Appraiser sales file). Across all recorded history since 2001 there are 43 qualified improved sales, median $3,780,000, and the record is $8,000,000 for 2556 Escada Drive, recorded May 2023.
The four DOR-qualified sales from September 2023 to August 2026 were 2531 Escada Court at $5,250,000 (February 2024), 2581 Escada Drive at $6,190,000 (March 2024), 2562 Escada Court at $5,800,000 (March 2024) and the same 2562 Escada Court at $6,225,000 (June 2025), per the Collier County Property Appraiser sales file.
Escada is small and its owners hold. The Southwest Florida MLS Matrix, pulled September 18, 2026, shows zero Escada closings in the trailing twelve months, and no deed of any kind was recorded on an Escada parcel after June 30, 2025 (county file dated August 29, 2026). With 31 homes, a year without a sale is a thin market, not a failed one.
On every public measure, yes. Escada’s 2026 preliminary median just value is $5,331,624, about 2.5 times Marsala’s $2,166,654, the next detached neighborhood (Collier County Property Appraiser roll), its recorded sale median from September 2023 to August 2026 is about 1.9 times Marsala’s, and its two listings were Tiburón’s two highest asks on September 18, 2026.
Up over five years, quiet over one. Excluding five early deeds priced like lots, the median recorded sale was $3.80 million for 2015 to 2020 (11 sales) and $5.78 million for 2021 to 2025 (10 sales), and the county raised the median Escada just value 27.4% for 2026 (Collier County Property Appraiser). There has been no closing in the twelve months to September 18, 2026 to test the current level.
It depends on which square foot. The 2023 record sale, $8,000,000 on 8,351 square feet of MLS living area, works out to about $958 a square foot, and the 2024 sale of 2581 Escada Drive to about $886 (our arithmetic on MLS-entered figures). The county’s area fields measure Escada homes differently from a listing, so a county-based figure is not comparable and we do not mix the two.
Neither the Escada association nor the Tiburón master association publishes its assessment in any record we found, so no dues figure appears here. The recorded bylaws fix the mechanics: an annual budget adopted by the board, each lot paying a 1/32 share, billed quarterly in January, April, July and October. The current amounts appear on the estoppel certificate and in the seller’s disclosure summary.
Three layers, plus the tax bill. The Escada association assesses quarterly, Tiburon Estates Homeowner’s Association (the master) assesses separately, and the Pelican Marsh CDD line sits on the county tax bill: $4,299.00 per lot on the 2025 bill for Escada Lot 1 (Collier County Tax Collector). Tiburón Golf Club dues apply only to members.
Yes. The Pelican Marsh CDD line on an Escada lot’s 2025 tax bill was $4,299.00 (Collier County Tax Collector, parcel 31340000289): $1,725 of fiscal 2026 operations plus about $2,574 of Series 2022 bond debt service, our arithmetic from the District’s adopted budget. Fiscal 2027 operations rise to $1,879 per unit, and the District Manager put Escada’s fiscal 2027 bond line at approximately $2,532.
Because the District charged Escada’s estate lots a larger capital share from the start. WCI’s recorded CDD consents set Escada’s capital assessment at $4,000 per lot in fiscal 2001/02 and 2002/03, against $1,300 for Bolero, Norman Estates, Castillo, Ventanas and Serafina (OR 2887, Page 1304; OR 3093, Page 109). The same ratio carries into today’s approximately $2,532 line, the highest in Tiburón per the District Manager (July 15, 2026 meeting).
Four Escada homes already carry no bond line: their 2025 non-ad valorem charges were $1,987.52 against $4,560.91 on 25 others, a $2,573.39 difference in each year from 2022 to 2025 (Collier County Property Appraiser roll), the likely sign of a prepaid or released assessment. Request a written payoff figure from the District before closing; the District’s assessment roll governs.
The bond line does; the operating line does not. The District Manager told the District’s July 15, 2026 meeting that the bonds are retired after the final payment in May 2031. The operating assessment, $1,879 per unit for fiscal 2027, continues as long as the District maintains Tiburón’s gate, roads and lakes.
The 2025 certified bill showed a median total of $41,213.66 (range $27,154.29 to $65,658.74), including a non-ad valorem line of $4,560.91 on 25 of 31 homes. The 2026 preliminary roll shows a median ad valorem tax of $41,220 at 9.4020 mills, before the CDD and solid-waste lines are added (Collier County Property Appraiser).
Often, yes. A homesteaded seller’s taxable value is held down by the Save Our Homes cap, and that benefit does not pass to a buyer: the assessment resets toward just value after a sale. With the county raising the median Escada just value 27.4% for 2026 to $5,331,624, ask for the seller’s bill and budget on your own reassessed number.
Two items. The Escada declaration caps the association’s transfer processing fee at $100 per applicant (2009 restated declaration, Section 9.6), and the Tiburón master association levies a one-time capital contribution on each new member equal to one quarter of its annual assessment (OR 6149, Page 45). Both amounts for a specific sale appear on the estoppel certificates.
No and no. Escada’s original articles state “THIS ASSOCIATION IS NOT A CONDOMINIUM ASSOCIATION”, and it is a homeowners association of platted detached homes under Chapter 720. The milestone inspection (Section 553.899) and structural integrity reserve study (Section 718.112(2)(g)) laws that reach Tiburón’s condominiums, such as Castillo and Ventanas, do not apply to Escada’s homes.
Yes. No sale or gift may close without the board’s prior written approval: 20 days’ notice with the contract, a possible interview and a decision within 20 days of complete information, with silence deemed approval (2009 restated declaration, Section 9). Disapproval requires listed good cause and a written opinion of counsel, and the association records a Certificate of Approval.
Only once a year, and only for a year. The 2009 restated declaration, Section 10.2, allows one lease per calendar year with a minimum and maximum term of one year, the whole residence only, a natural-person tenant, board approval on 10 days’ notice and no subleasing. Escada is not a seasonal-rental neighborhood.
No. With a one-year minimum lease, one lease per calendar year and the original 2000 declaration’s ban on timeshare use, Escada allows no nightly, weekly or seasonal rental, and an unapproved lease may be treated as a nullity with eviction on five days’ notice (2009 restated declaration, Section 10.1).
Yes. Dogs, cats and other common household pets are allowed, not kept for commercial breeding, with no number or weight limit in the recorded declaration (2009 restated declaration, Section 7.6). Pets must be leashed or carried outside the owner’s lot, owners pick up after them, and the board may order the removal of a pet that is an unreasonable annoyance.
No. The recorded Escada declaration and its 2009 restatement, as reviewed for this page, contain no age restriction; they limit each home to one family and regulate leasing and guests, not ages.
Yes, with Architectural Review Board approval. Any building, grading, landscaping, color change or exterior change needs written approval under the board’s Architectural Planning Criteria, and where the criteria are silent the standard is what already exists in Escada (2009 restated declaration, Section 6). Exterior work must finish within a year of starting, and a lot buyer after 2009 must start a home within 24 months and finish within 24 more (Sections 7.24 and 7.26).
Yes for anything exterior: fences, hedges, walls and any structure need ARB approval (2009 restated declaration, Sections 6 and 7.15). The declaration also bans above-ground tanks of any liquid or gas outside the house (Section 7.14), so a standby generator’s fuel tank goes underground; four Escada homes pulled generator permits from January 2024 to July 2026 (Collier County permit reports).
Owners maintain the whole lot: the house, pool, lawn, landscaping and mailbox (2009 restated declaration, Sections 5.1 and 7.17). The association maintains the private roads it owns (Tract R, deeded OR 4319, Page 2870), the gates, common landscaping, lighting, and the rock waterfall and fountains in the four District-owned lakes under recorded CDD easements (Section 5.2).
Not on a resale, on our reading of the recorded text. The Escada declaration obligated each initial purchaser of a lot to take a Signature Membership at closing, but tells a resale purchaser only that they “should” contact the Club to confirm one is available without a membership fee (2009 restated declaration, Section 4.8). The Club’s Membership Plan controls, so confirm current terms with the Club in writing.
The Club sets its own fees and dues, and the declaration gives it “the sole and absolute right” to determine them (Section 4.8). No membership price appears in any record we rely on, so none appears here; the Club quotes current pricing directly to a prospective member.
It can. The recorded declaration lets a seller’s Signature Membership pass to the buyer without a new membership fee if the seller is in good standing and resigns at closing and the buyer applies at least 30 days before closing and is approved; otherwise it is deemed resigned at closing with no refund (Section 4.8). Medallion (golf) memberships transfer only with Club approval and payment.
Escada’s association owns no pool, clubhouse, tennis court or fitness room; it owns the private roads and one 0.08-acre tract. The shared features are water: four lakes owned by the Pelican Marsh CDD with a rock waterfall and fountains the association maintains (OR 4299, Pages 3896, 3901 and 3903). Recreation is the private lot, every one with a pool, and the optional Tiburón Golf Club.
On FEMA’s map effective February 8, 2024 (panel 12021C0194J), each of the 31 homes is in Zone X at its county address point, 30 in the minimal-hazard category and one, 2542 Escada Court, in the 0.2% annual chance area. One home, 2552 Escada Drive, has 8.9% of its footprint in a Zone AE lake edge, and six lots carry AE at the back of the lot only.
Yes. On the 2012 map (panel 12021C0194H) four county-held elevation certificates rated Escada homes Zone AH, with base flood elevations of 10.0 to 11.5 feet NAVD88, and two homes obtained FEMA Letters of Map Amendment (13-04-0296A for Lot 10 in 2012, 19-04-1292A for Lot 6 in 2018). On the 2024 map those same homes are Zone X; an older determination or policy should be re-run.
The six Escada homes with county-held elevation certificates show surveyed first floors of 13.8 to 15.5 feet NAVD88, roughly 2.3 to 5 feet above the 10.0 to 11.5-foot base flood elevations mapped around the plat (Collier County elevation certificate layer). For the other 25 homes, ask the seller for an elevation certificate.
No Escada-specific Irma or Ian damage record was found in the court, news and county sources reviewed for this page. Escada is about 2.4 miles east of US 41, the line the National Weather Service used to bound Ian’s surge flooding, and about 3.5 miles from the Gulf, so its storm exposure is wind and rain; ask the seller for the roof and opening permits.
For a Zone X home the federal mandatory purchase requirement generally does not apply, but a lender may still require flood cover; both Escada LOMA letters state that “the lender has the option to continue the flood insurance requirement.” The one home whose footprint touches Zone AE, and the two whose footprints sit within 2 meters of it, are where the flood determination matters most.
Almost certainly not. Section 627.351(6)(a)3., Florida Statutes, makes a home with a dwelling replacement cost of $700,000 or more ineligible for Citizens in Collier County (the higher cap applies only in Miami-Dade and Monroe), and Escada’s estate homes almost certainly exceed that. An Escada owner insures in the voluntary or surplus lines market.
Look first at the hurricane deductible. Under Section 627.701, Florida Statutes, a policy with $250,000 or more of coverage need not offer the $500 option and one with $3 million or more may omit the 2% option, so the smallest deductible offered may be 5% of the dwelling limit. Roof age, opening protection and the home’s permit history drive the wind-mitigation credits.
Yes. Unincorporated Collier County holds Community Rating System Class 5, a 25% discount, and FEMA’s CRS page states the discount applies to all Regular Program NFIP policies, “including policies outside of the Special Flood Hazard Area.” NFIP building cover caps at $250,000, so full cover on an Escada home usually adds excess or private flood.
Yes: Evacuation Zone C, outside the Coastal High Hazard Area and landward of the Coastal Construction Line, per Collier County’s GIS layers checked September 24, 2026.
Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High for the 2026-27 school year, for all 31 Escada addresses (Collier County Public Schools zoning tool, checked September 24, 2026). Confirm the specific address with the District before relying on it.
Measured from 2555 Escada Drive (OSRM, free-flow, September 24, 2026): about 3.5 road miles to I-75 at Exit 111, 3.2 to NCH North Hospital, 3.4 to Mercato, 4.3 to Vanderbilt Beach, 5.7 to Waterside Shops and 23.1 to RSW. Escada is 0.4 to 0.7 miles closer than Castillo to Mercato, the beach, Waterside and NCH; allow longer in season.
Mostly full-time. The 2026 preliminary county roll shows 20 of 31 homes (64.5%) homesteaded, and only six owners (19.4%) mail their tax bills outside Florida, a sharp contrast with Castillo, where 54.9% do.
The recorded declaration grants a golf-ball easement over every lot, and owners assume the risk and agree to indemnify the golf course owner (2000 declaration, Section 16.10; 2009 restatement, Section 4.4). For a golf-side lot, price screens and insurance with that clause in mind; an attorney answers a specific claim.
In the Collier County Clerk’s Official Records: the 2000 Escada declaration (OR 2677, Page 1622), the 2009 Amended and Restated Declaration, Articles and Bylaws (OR 4467, Page 3164) and the 2017 drone amendment (OR 5423, Page 1792). The board’s rules and Architectural Planning Criteria are not recorded; request them with the resale documents.
Little. The county’s planning layer, checked September 24, 2026, shows the Ritz-Carlton Golf Resort ballroom and pool additions about 260 meters away as complete, and the nearest active item is commercial pad work at the Galleria Shoppes at Vanderbilt, about 0.37 mile away. Escada itself has no vacant lots and no new-home permit from January 2024 to July 2026.
Garbage is collected Tuesday and Friday, with recycling, yard waste and bulk on Friday (Collier County collection layer); Escada’s rule puts bins out no earlier than 6 p.m. the night before and back by 7 p.m. Each owner buys and keeps a uniform curbside mailbox. Water and sewer are Collier County Water-Sewer District, electric is FPL, and the association is a grantor on Tiburón’s 2021 bulk telecommunications easements with Hotwire.
The home’s flood determination, elevation certificate and any LOMA; its roof, opening and generator permits; the CDD line on its tax bill and whether the bond is prepaid; both estoppel certificates and the seller’s Chapter 720 disclosure summary; the board’s architectural criteria if you plan work; and, if golf matters, the Signature Membership transfer terms. Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
These Escada at Tiburón seller questions are answered from the recorded Escada declaration, the Collier County roll and sales file, the Tax Collector’s bills 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.
Start with the four recorded Escada sales from September 2023 to August 2026, $5,250,000 to $6,225,000 with a median of $5,995,000 (Collier County Property Appraiser sales file), then adjust for lot, frontage, age, size and condition. With no Escada closing in the twelve months to September 18, 2026, the value of a specific home is a judgment built from a handful of sales, not a market average.
Request a free Escada at Tiburón home valuation, or call Jesse direct at (239) 898-6072. We price against the Escada sales that fit your home, its lot class, build year and condition, not a Naples average.
Four DOR-qualified sales from September 2023 to August 2026: $5,250,000, $5,800,000, $6,190,000 and $6,225,000, the last recorded June 30, 2025 (Collier County Property Appraiser sales file). The all-time record is $8,000,000 for 2556 Escada Drive, recorded May 2023, and there were no Escada closings in the twelve months to September 18, 2026 (Southwest Florida MLS Matrix).
Read the few sales closely and read the repeat sales. 2562 Escada Court recorded $5,800,000 in March 2024 and $6,225,000 in June 2025, and 2531 Escada Court went from $2,775,000 in 2014 to $5,250,000 in 2024 (Collier County Property Appraiser sales file). The two current asks, $6,700,000 and $7,250,000, sit above every recorded Escada sale but the $8,000,000 record and a $7,250,000 sale in 2022.
Escada’s own sales first, then Tiburón’s detached neighborhoods as a floor. From September 2023 to August 2026 Marsala recorded 10 qualified sales at a median of $3,187,500, Serafina 4 at $3,062,500 and Norman Estates 4 at $2,762,500, against Escada’s 4 at $5,995,000 (Collier County Property Appraiser). Their lots are a third to three-fifths the size, so they bound an Escada price rather than set it.
They struggle here. An automated model needs frequent sales of similar homes, and Escada had none in the twelve months to September 18, 2026; it also leans on county area fields that at Escada run 20% to 31% below the listing’s living area on the homes we could check. Our valuation starts from recorded sales and the house itself.
Loosely. The county’s 2026 preliminary just value for 2562 Escada Court is $5,176,829, while the same home recorded a $6,225,000 sale in June 2025 (Collier County Property Appraiser). Just value is a mass-appraisal figure for taxes, not a price, even after the county raised Escada’s median 27.4% for 2026.
Ten Escada lots border the golf course and the rest back onto lakes, but with four recorded sales in three years the record is too thin to put a number on a golf premium. We price frontage by comparing the specific sales and the specific view, and a lot’s lake or golf edge is a point we make in every listing.
Escada owners are investing: the county’s permit reports show 44 permits at 19 of 31 homes from January 2024 to July 2026, including a $1,520,230 remodel at 2568 Escada Drive. Permitted, documented work on roofs, openings and systems is what a buyer’s inspector and insurer ask about first, so keep the permits and final inspections ready.
An old roof, unprotected openings and unpermitted work, because each raises the buyer’s insurance cost on a home well beyond Citizens’ $700,000 eligibility cap. At the one home whose footprint touches a mapped Zone AE lake edge, an unresolved flood question can also cost buyers, so a current elevation certificate or LOMA belongs in the file.
The record is too thin to give an Escada figure: there were no Escada closings in the twelve months to September 18, 2026. Across Tiburón’s 32 closings in that period the median was 86 days on market (Southwest Florida MLS Matrix), and Escada’s two current listings stood at 10 and 43 days, so plan on a season.
Two on September 18, 2026, 2 of Tiburón’s 20 active listings (Southwest Florida MLS Matrix). Against zero Escada closings in a year, two listings is meaningful competition for a small pool of buyers at this price, which puts a premium on pricing and presentation.
Not on Escada’s recorded sales: the median rose from $3.80 million in 2015 to 2020 to $5.78 million in 2021 to 2025 (Collier County Property Appraiser sales file, excluding lot-era deeds), and the county raised the median Escada just value 27.4% for 2026. Across Tiburón, the 32 closings in the year to September 18, 2026 sold at a median 93.84% of list price (Southwest Florida MLS Matrix).
Escada’s record shows owners staying. No Escada deed was recorded in the twelve months to the county’s August 29, 2026 file, 20 of 31 homes are homesteaded and 25 of 31 owners mail their tax bills to Florida addresses (Collier County Property Appraiser roll, 2026 preliminary). Two listings out of 31 homes is not an exodus.
That depends on your plans more than the market. The county’s 27.4% increase in Escada’s 2026 values and the 2021 to 2025 sale median support pricing, but the absence of any closing in the last twelve months means the next sale sets the level. If you are selling within a year, listing with a complete file before the winter season is the stronger position.
In Tiburón, season buys speed, not price. Of 32 closings in the year to September 18, 2026, 16 fell in January to May and 16 in June to December; the median days on market was 81 against 102.5, while the median sold-to-list ratio was 93.70% against 93.88% (Southwest Florida MLS Matrix). Listing in the fall catches the buyers who arrive in January.
Judging by today’s owners, mostly buyers who make Naples home: 64.5% of Escada homes are homesteaded, and of the six owners who mail tax bills outside Florida, two are in Illinois and one each in Massachusetts, New Jersey, Ohio and Ontario (Collier County Property Appraiser roll). We market to both the move-up local buyer and the out-of-state buyer relocating for good.
Yes, through the house. Escada homes exceed Citizens’ $700,000 eligibility cap, so every buyer shops the voluntary market, where roof age, opening protection and the hurricane deductible drive the premium. A Zone X home with a recent roof, impact openings and a wind-mitigation report is easier to insure and easier to sell.
We believe it is the team that knows the Escada record in the detail on this page: every recorded sale since 2001, the lot-by-lot frontage, the CDD bond line, the membership transfer clause and the flood history. McGreevy and Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012, and have been Top 1% nationally since 2008, with $900 million in personal sales. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, and we built this page from the recorded Escada documents.
With professional photography, video and drone, the MLS, our qualified-buyer database and scheduled showings through Tiburón’s gate, backed by a document file ready for the buyer’s agent. Escada’s declaration bars “For Sale”, “For Rent” and “Open House” signs anywhere in the neighborhood, including windows and vehicles (Section 7.8), so marketing does the work a yard sign does elsewhere.
Sometimes, for privacy or timing. In a 31-home enclave with no sale in a year, 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 to the widest pool of qualified buyers.
Yes; Florida law does not require a broker. The board approval, the Chapter 720 disclosure summary, two estoppel certificates, the membership transfer deadline, gate access and pricing without a recent comparable are the parts owners find hardest to do alone. If you want representation, McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; call Jesse direct at (239) 898-6072.
Yes. An as-is sale still needs the board’s written approval and the seller’s disclosure summary, and the buyer’s inspector and insurer will still ask about the roof, openings and flood documents, so the file matters as much as the condition.
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, CDD and association assessments, and any payoff. The contract controls; ask us for a net sheet built on your home.
By local custom in Collier County the seller usually pays the documentary stamp tax on the deed, $0.70 per $100 of price under Section 201.02, Florida Statutes, and the owner’s title insurance policy, but the purchase contract controls and both are negotiable.
Two: one from the Escada association and one from the Tiburón master association. Section 720.30851, Florida Statutes, requires each within 10 business days and caps the base fee at $250, plus $100 for expedited delivery and up to $150 if the account is delinquent; the purchase contract sets who pays.
Association assessments, billed quarterly at Escada, 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 already paid, the buyer credits the seller for the unused portion, per the contract.
It is a disclosed, time-limited cost, and we present it that way. The bond line was about $2,573 on the 2025 bill and the District Manager put it at approximately $2,532 for fiscal 2027, with the final payment in May 2031 (July 15, 2026 meeting). A buyer comparing Escada with Marsala, which carries no bond line, should see that figure end in five years.
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 master association’s annual assessment, and the master estoppel states the amount.
Yes. Give the board at least 20 days’ notice with the signed contract; it decides within 20 days of complete information, silence is deemed approval, and the fee is capped at $100 per applicant (2009 restated declaration, Sections 9.2 to 9.6). An unapproved transfer is void or voidable, so build the approval into the contract timeline.
Only for listed good cause, such as certain felonies, financial irresponsibility, an incomplete application or a history of disregarding rules, by a majority of the whole board after a written opinion of counsel (2009 restated declaration, Section 9). In practice approval turns on a complete application.
The Chapter 720 disclosure summary, before the buyer signs: under Section 720.401, Florida Statutes, if it is not provided first the buyer may void the contract within 3 days of receiving it or before closing. Add the governing documents, the rules and architectural criteria, both estoppel certificates and the District disclosure the Escada declaration requires; we assemble the set before listing.
Yes. Escada’s original declaration, Section 3, requires each owner to disclose the Pelican Marsh Community Development District to a buyer in writing, and the Chapter 720 disclosure summary itself flags special district assessments. The CDD lines appear on the tax bill, so the disclosure should state both the operating line and the bond line.
No. Those laws (Sections 553.899 and 718.112(2)(g), Florida Statutes) apply to condominium and cooperative buildings, and Escada is a Chapter 720 homeowners association of detached homes. That is a real selling point against Tiburón’s condominiums, whose buyers must weigh both laws.
Florida law requires a seller to disclose known facts that materially affect value and are not readily observable. At Escada, disclose any flood claims or water intrusion you know of, provide the elevation certificate or LOMA if you have one, and note that the 2024 FEMA map changed the zone for homes rated AH in 2012.
Yes. The estoppel certificates disclose levied and pending special assessments, and the contract allocates them. Escada’s recorded bylaws cap special assessments in a year at 15% of the annual budget unless a majority of voting interests present first consent, which limits the surprise.
Not by law, but a wind-mitigation report helps a buyer price insurance on a home outside Citizens’ reach. If you have a newer roof or impact openings, have the permit and the report ready; three Escada homes carry 2024 or 2025 roof permits and five pulled window, door or shutter permits (Collier County permit reports).
Yes. The buyer takes subject to the approved lease, which at Escada runs a year with no renewal option (2009 restated declaration, Section 10.2), so disclose its end date and the tenant’s showing terms at the start and coordinate the board approval and closing with the term.
A Signature Membership can pass to your buyer without a new membership fee if you are in good standing and resign effective at closing and your buyer applies at least 30 days before closing and is approved; miss that and it is deemed resigned at closing with no refund (2009 restated declaration, Section 4.8). Raise it at listing and write it into the contract.
For a Signature Membership that is not transferred, the declaration says no refund. A Medallion member may arrange a transfer to the buyer and receive “all or a portion” of the fee under the Club’s Membership Plan (Section 4.8); the plan sets the percentage and timing, so ask the Club in writing.
Those are questions for your CPA. Florida has no state income tax, so the question is federal, and the primary-residence exclusion depends 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.
Every Escada at Tiburón fact on this page comes from a recorded instrument, a state, county or federal record, 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.
The official Escada 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.
Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
Amended and Restated Declaration, Articles and Bylaws (current governing text) | Escada at Tiburon Homeowners Association, recorded with the Collier County Clerk | Recorded July 2, 2009 | Assessments and lien, architectural review, building deadlines, leasing, sale approval, pets, signs, club clause, bylaws | |
Certificate of Amendment, Section 7.27 drones | Escada at Tiburon Homeowners Association, recorded with the Collier County Clerk | Recorded August 8, 2017 | Drone rule added to the 2009 restatement | |
Declaration of Neighborhood Covenants, Conditions and Restrictions for Escada at Tiburon | WCI Communities, Inc., recorded with the Collier County Clerk | Recorded May 19, 2000 | Original plan for 32 homesites, design minimums, entry gates, water and sewer provider | |
Amendment renaming the neighborhood Escada Estates at Tiburon | WCI Communities, Inc. and the association, recorded with the Collier County Clerk | Recorded January 30, 2004 | The name change, Articles of Amendment and Bylaws resolution | |
Plat reference sheet, Escada at Tiburon, Plat Book 34, Pages 51 to 53 | WCI Communities, Inc. and Tiburon Golf Ventures, recorded with the Collier County Clerk | Recorded May 19, 2000 | The recorded plat reference for the 32 lots and tracts | |
Quit-Claim Deed, Tracts C and R | WCI Communities, Inc., recorded with the Collier County Clerk | Recorded January 10, 2008 | Conveyance of Escada Drive, Escada Court and the common tract to the association | |
Warranty Deed, lake Tracts L-1 to L-4 | WCI Communities, Inc., recorded with the Collier County Clerk | Recorded March 30, 2001 | Transfer of Escada’s lakes to the Pelican Marsh CDD | |
Declaration of Consent to CDD Jurisdiction and Special Assessments | WCI Communities, Inc., recorded with the Collier County Clerk | Recorded September 22, 2000 | Escada lots’ consent to Pelican Marsh CDD assessments | |
Tiburón master declaration | WCI Communities, Inc., recorded with the Collier County Clerk | Recorded August 6, 1999 | Master covenants, master assessments, club section | |
Master amendment, Capital Contribution Assessment | Tiburon Estates Homeowner’s Association, recorded with the Collier County Clerk | Recorded July 6, 2022 | One-time capital contribution at purchase | |
Letter of Map Amendment 13-04-0296A | FEMA | October 12, 2012 | Removal of the home on Lot 10, 2530 Escada Court, from the flood zone on the 2012 map | |
Letter of Map Amendment 19-04-1292A | FEMA | December 13, 2018 | Removal of the home on Lot 6, 2546 Escada Court, from the flood zone on the 2012 map | |
Pelican Marsh CDD fiscal 2027 adopted budget | Pelican Marsh Community Development District | Adopted July 15, 2026 | Operations assessment of $1,879 per unit | |
Pelican Marsh CDD fiscal 2026 adopted budget | Pelican Marsh Community Development District | 2025 | Operations assessment of $1,725 per unit | |
Association corporate record | Florida Division of Corporations | Current | Escada at Tiburon Homeowners Association, Inc., N00000003069, filings and annual reports |
Market data from Southwest Florida MLS, pulled September 2026.
McGreevy and Comisar, Best Realtor for Escada at Tiburón. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
