Tiburón - Esperanza

McGreevy and Comisar are the team Esperanza at Tiburón sellers call first, and the team its buyers call when they want the neighborhood’s real record. Esperanza at Tiburón is a 90-residence condominium neighborhood on Tiburon Blvd E, Naples, FL 34109, inside the master-planned community of Tiburón in Naples, Florida, and it is the newest housing in Tiburón: WCI Communities, LLC declared and built its 15 buildings between 2013 and 2015. Each building holds six residences on three residential floors, two to a floor, above an enclosed ground-level parking floor, and every residence is one of two WCI plans, 2,930 or 2,950 air-conditioned square feet, each with three bedrooms, a den and three and a half baths. Where most of Tiburón’s condominiums date from 2000 to 2003, Esperanza is a decade younger, and it is the neighborhood whose buyers most often make it their full-time home.

Esperanza is two recorded condominiums of one product, and this page covers both. “Esperanza at Tiburon, a Condominium,” which we call Esperanza I, holds 42 residences in buildings 1 to 7 on the south side of the boulevard and was declared on July 16, 2013. “Esperanza II at Tiburon, a Condominium” holds 48 residences in buildings 8 to 15 on the north side and was declared on August 29, 2014. Each phase has its own association, board and budget; both share the Tiburon Mid-Rise Neighborhood Association, and its pools and roads, with Ventanas next door. The buildings are numbered in one continuous series, the two floor plans are the same in both phases, and the Southwest Florida MLS does not tell the phases apart, so a buyer shopping “Esperanza” is shopping all 90 homes. Where the phases do differ, in leasing, pets, Community Development District charges, county value and FEMA flood mapping, the tables below split them. 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 Esperanza than any other source we know of. It is built from the two recorded Declarations of Condominium (71 and 78 pages) and their surveyor’s plats, every recorded supplement that added a building, the owners’ 2018, 2019 and 2020 amendments and Esperanza II’s 2022 restatement, the Tiburon Mid-Rise covenants and their 2012, 2013, 2014 and 2022 revisions, Florida Division of Corporations and Division of Condominiums filings, WCI Communities’ own 2012 to 2015 plan pages, the Collier County Property Appraiser roll (tax year 2026 preliminary) for all 90 residences, the 2025 county tax bills, FEMA’s effective and preliminary flood maps and the two FEMA letters that cover the Esperanza land, Collier County’s milestone-inspection map and building-permit reports, Collier County Public Schools’ zoning tool, and every Esperanza closing in the Southwest Florida MLS Matrix, pulled September 18, 2026. Where the public record stops, we say so, and we tell you which document would answer the question.

If you own at Esperanza and are thinking about a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the building-by-building, floor-by-floor and phase-by-phase detail below will tell you whether Esperanza fits before you tour, and which of the 90 residences fits best.

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

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

McGreevy and Comisar are the best realtor for Esperanza 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 Esperanza market read built on every recorded sale since 2013, both declarations and the county’s unit-by-unit roll.

If you’re searching for the best realtor for Esperanza at Tiburón in Tiburón, Naples, whether you’re ready to sell your Esperanza 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 Esperanza for a specific reason. Esperanza looks uniform, two plans repeated 45 times each in 15 look-alike buildings, and it is easy to price one residence off the last sale. The record says otherwise. Since 2022 a third-floor Esperanza residence has sold for about 8% more per square foot than a first-floor one, and the four lowest resales in that stretch were all on the first floor. The county values every Esperanza II residence exactly $100,000 below the same position in Esperanza I, and it cut both phases by 16 to 17% on the 2026 preliminary roll while leaving Marquesa Royale, which WCI sold with the same two plans, unchanged. The two phases sit in different Pelican Marsh Community Development District classes, so the CDD lines on their tax bills differ by $278.59 a year for the same floor plan. Esperanza II bars new owners from leasing for three years and bars tenants’ pets; Esperanza I does neither. And on FEMA’s effective map (panel 12021C0194J, February 8, 2024) buildings 14 and 15 are outside the high-risk zone entirely, building 13 is mostly in Zone AE, buildings 2 and 3 are about half in Zone AH and the other ten are wholly or almost wholly in Zone AH, even though two FEMA letters issued before construction removed most of the Esperanza land from the high-risk zone and FEMA confirmed both letters in 2024. A listing agent who prices an Esperanza residence off a Naples condominium average, or off “the last Esperanza sale” regardless of floor, phase and building, misses all of it.

Recent Esperanza at Tiburón track record (last 12 months): In the last 12 months Esperanza at Tiburón has seen 4 resales in the Southwest Florida MLS Matrix (pulled September 18, 2026, covering closings dated September 18, 2025 to September 18, 2026): $2,335,000 for a third-floor residence in building 13 (2739 Tiburon Blvd E), $2,200,000 for a second-floor residence in building 15 (2727), $2,100,000 for a second-floor residence in building 4 (2768) and $1,600,000 for a first-floor residence in building 12 (2745), at a median of $2,150,000 and $731.36 per square foot. Three of the four were in Esperanza II. Four sales are too few for a median to carry much weight, so we widened the window to the first one with ten or more sales: the Collier County Property Appraiser’s sales file records 10 DOR-qualified resales in the 36 months since September 2023, at a median of $2,195,000 and a range of $1,600,000 to $2,400,000 (newest recorded sale April 22, 2026). The highest arm’s-length Esperanza sale on record is $2,400,000, for a third-floor residence in building 11 in September 2024; the highest recorded deed of any kind is $2,500,000, in building 15 in June 2022, which the county codes as not qualified. The Matrix pull behind this page recorded the Esperanza count, range and median price per square foot, not the listing office on each closing, so we do not state a represented-sale count for Esperanza here; ask us and we will walk you through all four closings and all ten recorded resales one by one.

For Esperanza 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 Esperanza that marketing has to work harder than usual, because the owners’ 2022 restated covenants for the shared Tiburon Mid-Rise land forbid “For Sale” and “For Rent” signs anywhere on it and allow an open-house sign only when the board approves. We also build the paperwork file before the first showing: the condominium association’s sale-approval application (both Esperanza associations approve every sale, and Esperanza II’s documents give its board 20 days after a complete application, or 60 days after notice, to decide), estoppel certificates from the condominium association, the Tiburon Mid-Rise Neighborhood Association and the Tiburón master association, the Pelican Marsh CDD line from your own tax bill, the unrecorded instrument that assigns your two parking spaces and your storage room, and the FEMA facts for your specific building. With zero Esperanza residences listed on September 18, 2026, the next well-prepared listing has the building to itself.

For Esperanza buyers: the first question at Esperanza is the floor, because since 2022 the third floor has carried the highest prices per foot and the first floor the lowest. The second is the phase, because it decides the leasing rules, the pet rules for a tenant, the CDD line and the county’s value. The third is the building, because it decides the flood mapping, the view (a lake lies behind the southern buildings 4 to 7, and the northern row backs onto a conservation preserve) and whether you are in a building that has recently resold. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Esperanza building and unit number; we answer them below.

Honors and recognition:

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

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

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

Living in Esperanza at Tiburón as a Homebuyer

Living in Esperanza at Tiburón means a one-level residence of about 2,900 square feet reached by an elevator that opens into your own vestibule, two assigned parking spaces and a storage room beneath the building, shared pools with Ventanas, and Tiburón’s gate, golf and resort around you, with no yard, roof or exterior to maintain.

Esperanza is Tiburón’s second-largest condominium neighborhood by residence count once its two phases are added together, 90 homes against Castillo’s 102, and it is built from larger homes than its Mid-Rise neighbor: only Ventanas’ two biggest penthouse plans match or exceed an Esperanza residence, and every Esperanza residence has three bedrooms and a den. It sits at the east side of the community on both sides of Tiburon Blvd E, beside Ventanas and a short drive from the Tiburón clubhouse. What follows is what daily life at Esperanza looks like, drawn from the recorded documents and the county’s records.

What Is Esperanza at Tiburón?

Esperanza at Tiburón is two residential condominiums governed by Chapter 718 of the Florida Statutes. The first, Esperanza at Tiburon, a Condominium, was created by the Declaration of Condominium that WCI Communities, LLC recorded on July 16, 2013 (Official Records Book 4944, Page 1446, 71 pages, Collier County Clerk). The second, Esperanza II at Tiburon, a Condominium, was created by the declaration WCI recorded on August 29, 2014 (Official Records Book 5071, Page 3823, 78 pages). Both open with the same words: “WCI Communities, LLC, a Delaware limited liability company, hereby declares.” The Collier County Property Appraiser carries them as subdivision-condominium numbers 281610 (42 unit parcels) and 281615 (48 unit parcels), and Florida’s Division of Condominiums lists them as projects PR75736 (42 units) and PR75856 (48 units), with WCI Communities LLC as developer of record (DBPR condominium extract).

Each condominium has its own association. Esperanza at Tiburon Condominium Association, Inc. is Florida not-for-profit corporation N13000005450 on Sunbiz, filed June 11, 2013 and active. Esperanza II at Tiburon Condominium Association, Inc. is N14000005729 on Sunbiz, filed June 17, 2014, active, with amended and restated articles filed May 26, 2022. They are separate corporations with separate boards, separate budgets and separate management. Section 2.4 of each declaration makes the condominium association “the sole entity responsible for the operation of the Condominium.”

So every Esperanza owner belongs to four bodies at once: the Esperanza I or Esperanza II condominium association (the building), the Tiburon Mid-Rise Neighborhood Association (the pools, spas, entrances, interior roads, landscaping and irrigation shared by 172 homes in Ventanas, Esperanza I and Esperanza II), Tiburon Estates Homeowner’s Association (the Tiburón master association, which Section 2.13 of both declarations calls the “Community Association”), and the Pelican Marsh Community Development District, which bills on the county tax bill. Section 2.27 of both declarations names the Mid-Rise association as the “Neighborhood Association” and notes that it was formerly the Ventanas at Tiburon Community Association. The fee sections below take each layer in turn.

Esperanza I and Esperanza II: One Neighborhood, Two Condominiums

Searchers type “Esperanza,” “Esperanza at Tiburon” and occasionally “Esperanza II,” and all of them point to the same 90 homes. The two phases were built as one continuous program: the last Esperanza I building (building 5) was certified complete in December 2014, after the first three Esperanza II buildings. Here is what is the same and what is not:

Sources: the two declarations and their amendments (Collier County Clerk); Collier County Property Appraiser roll, tax year 2026 preliminary; 2025 Collier County tax bills for units 1-101, 7-302, 8-101 and 15-302. Because each declaration splits costs equally, every residence in a phase pays the same condominium assessment whatever its floor or plan, which is different from Ventanas, where the share scales with floor area. The phases differ most in their rules on leasing and pets, which the rules sections of this page set side by side.

Three Residential Floors Over Parking

The recorded plats settle a question that listings and online summaries get wrong. The surveyor’s drawings attached to the Esperanza I declaration (Exhibit 1, sheets 6 to 12 of OR 4944/1446) show, for each building, a ground-floor sheet titled “PARKING LEVEL,” then second, third and fourth floor plans carrying the residences: units 101 and 102 on the second physical floor, 201 and 202 on the third, and 301 and 302 on the fourth. The building elevation puts the floors at 0.0, 11.6, 23.6 and 35.5 feet and the roof peak at 64.1 feet above the ground floor. The Esperanza II plat repeats the arrangement.

So an Esperanza building has four levels: an enclosed ground floor of parking, storage and services, and three residential floors with two residences each. That is why summaries that call Esperanza “three-storey coach homes” and summaries that call it “a mid-rise community” are both partly right; the section below on names sorts them out. The unit numbers follow the residential floors, so unit 101 is on the first residential floor, one level above the cars. The plats draw each residence entirely on one floor, so every Esperanza home is on a single level.

The buildings come in two hands. The Esperanza I plat notes that its drawn layout is used in buildings 1, 3 and 5 and that buildings 2, 4, 6 and 7 “are a mirror of this floor plan”; the Esperanza II plat does the same for buildings 8, 10, 12 and 14, with 9, 11, 13 and 15 mirrored. A buyer comparing two residences of the same plan in neighboring buildings is often comparing mirror images.

The Elevator That Opens Into Your Home

Every Esperanza building has one elevator, and it is a common element. The Esperanza II plat’s second-floor sheet draws a single 8.0 by 8.3 foot “ELEVATOR (C.E.)” at the center of the building, with an “ENTRY” arrow on each side opening directly into unit 101 on one side and unit 102 on the other; the same core carries a trash chute and two common stairs, and each stair landing gives each residence a second entry door. The Esperanza I plat shows the same elevator core. Section 2.9 of both declarations lists elevators among the common elements, and Section 7.1 makes the association maintain “the elevators/lifts and all related lines, mechanics, and facilities.”

That is why WCI’s 2012 description of Residence 02 begins “Beyond the private elevator vestibule and double door entry” (WCI Communities, Esperanza Residence 02, archived April 19, 2012), and why listings in both phases describe a “private elevator.” The accurate description is one shared elevator per building, owned and maintained by the association, whose doors open into each residence’s own vestibule on every floor, so no one else steps out into your foyer. The difference matters in two places: the elevator is maintained and eventually replaced through your condominium assessments and reserves, not by you, and a buyer comparing Esperanza with a single-family home should know that an elevator outage affects both residences on every floor. The Esperanza II restatement also gives its board power to shut the elevators down during a declared disaster.

How to Read an Esperanza Address and Unit Number

An Esperanza address has three parts: the street number of the building, the building number and a three-digit unit number. The county’s legal line on every unit reads “ESPERANZA AT TIBURON A CONDOMINIUM BLDG 1-101” or “ESPERANZA II AT TIBURON A CONDOMINIUM BLDG 8-101,” and listings write the same home as “#101,” “#1-101,” “#1101” or “Apt 101.” The first digit of the unit number is the residential floor and the last two digits are the stack, and at Esperanza the stack is the plan: every 01 is Residence 01 (2,930 square feet) and every 02 is Residence 02 (2,950 square feet).

Collier County Property Appraiser roll, tax year 2026 preliminary. Two quirks trip people up. Esperanza I’s street numbers rise with the building number, but Esperanza II’s fall: building 8 is 2769 and building 15 is 2727, at the west end nearest the Tiburón exit. And the county carries all 90 residences at exactly the WCI plan areas, 2,930 on every 01 stack and 2,950 on every 02 stack, so the “3130” and “3152” that appear in WCI’s plan schedules are plan codes, not square footage; no Esperanza residence measures 3,130 or 3,152 square feet on any record we found.

Parking, Storage and the Ground Floor

The ground floor of each building is labelled “PARKING LEVEL (C.E.)” on the recorded plat. It holds 12 numbered spaces, two for each residence, all limited common elements; a pedestrian entry and lobby leading to the elevator lobby; a trash room at the foot of the trash chutes; a utility room; the elevator equipment room; two stair towers; and six storage rooms, one per residence. Section 3.3 of both declarations reads: “Each Unit shall be assigned 2 Parking Spaces” and “1 Storage Space,” assigned by “an unrecorded written instrument given to the purchaser at closing” and recorded “in a log kept by the Association.” Owners may swap assignments through the association, but every unit must always keep at least one space, and “A Unit Owner shall not be permitted to lease or otherwise permit the use of a Parking Space by a non-resident of the Condominium,” with the same rule for storage.

The storage rooms are not all the same size. On the Esperanza II ground-floor sheet the rooms assigned to the first-floor residences (x-101 and x-102) are drawn 15.0 by 3.0 feet, a long closet of about 45 square feet, while those for the second and third floors are drawn 9.8 by 11.3 feet, about 111 square feet. The Esperanza I sheet should be checked for the same pattern, and the seller’s assignment instrument will say which room conveys. Because parking and storage assignments never appear in the deed or the Official Records, that instrument, checked against the association’s log, is the only proof of which two spaces and which room come with a residence.

Two more ground-floor details. Each declaration lets an owner apply for an electric-vehicle charger, installed by the association at the owner’s cost near the owner’s assigned space, with the charger becoming a limited common element. And the air-conditioning condensers sit on a pad outside the building: the owner owns and maintains the equipment even though the pad is a common element (Section 3.3(b)(v)).

Where Esperanza Sits Inside Tiburón

Esperanza stands in two rows facing each other across Tiburon Blvd E at the east side of Tiburón. Esperanza I’s seven buildings run along the south side, on part of Tract D of the Tiburon Boulevard East Extension plat, and the recorded plot plan draws a lake behind buildings 4 to 7 inside a drainage easement. Esperanza II’s eight buildings run along the north side, on part of Tract C, and back onto Tract “B,” a conservation area, along the whole of their north line (1,143.41 feet) and at the west end. WCI described the setting in 2012 as “set along two holes of Tiburón’s exquisite golf course” with “sweeping lake and fairway views” (WCI Communities, Esperanza at Tiburón, archived April 17, 2012). No recorded document assigns golf frontage or views to a building, so confirm the view of the specific residence: lake and fairway to the south, preserve to the north, and more sky the higher the floor.

Ventanas’ three buildings (2728 to 2748 Tiburon Blvd E) stand just west of Esperanza I on the same side of the boulevard, and the land between and around the Ventanas and Esperanza buildings belongs to the Tiburon Mid-Rise Neighborhood Association: three parcels totalling about 10.94 acres at 2737, 2752 and 2762 Tiburon Blvd E (Collier County Property Appraiser roll, tax year 2026 preliminary). The Esperanza I plot plan draws a pool and “POOL CABANNA” (so spelled) between the boulevard and building 1, a roundabout entry with signs, and paver drives to each building; the Esperanza II plot plan draws its own roundabout between buildings 13 and 15 and a fountain with a rock landscape wall beside building 8. The plats mark the land around the buildings as common areas “to be maintained and operated by the Tiburon Midrise Neighborhood Association, Inc.” The county roll records two pools, two spas and two brick pool decks on the 2752 Tiburon Blvd E parcel, one set built in 2003 and one in 2013, the year Esperanza I was declared.

Esperanza’s neighbors are Ventanas at Tiburón, whose owners share the Mid-Rise pools and roads, and, farther east along the same boulevard, the full-floor residences of Castillo at Tiburón. The comparison section below sets Esperanza against both, against Bolero, and against Marquesa Royale, the WCI neighborhood built with the same two floor plans near the clubhouse.

Who Owns at Esperanza?

The Collier County Property Appraiser roll (tax year 2026 preliminary) answers this better than any brochure. Of Esperanza’s 90 residences, 52 (57.8%) carry a homestead exemption: 24 of 42 in Esperanza I (57.1%) and 28 of 48 in Esperanza II (58.3%). Owner mailing addresses are mostly local: 64 in Florida (71.1%), 61 of them to the 34109 ZIP code itself, and 26 (28.9%) outside Florida. The out-of-state owners come from 12 states, led by New York (5), Ohio (4) and Illinois (4), plus one owner in Belgium and one in the United Kingdom. Thirty owner lines name a trust.

That makes Esperanza the most owner-occupied condominium in Tiburón on the same roll. Ventanas’ homestead share is 20.7%, Castillo’s 28.4%, Bolero’s 30.0% and Marquesa Royale’s 47.9%; Esperanza’s 57.8% is higher than one detached neighborhood (Serafina, 54.5%) and not far below the detached homes of Escada at Tiburón (64.5%). In plain terms, Esperanza is a full-time neighborhood with a seasonal minority, which fits the product: three bedrooms, a den, two parking spaces and a storage room are what a year-round household needs. Turnover is low. Thirty-seven of the 90 residences (41%) have never resold at a priced deed since WCI’s first sale, and only one Esperanza I residence has had a qualified resale since June 2022.

Coach Home, Mid-Rise or Penthouse? What to Call Esperanza

Buyers meet three labels for Esperanza, and none of them appears in either declaration. “Coach home” is how many Naples buyers describe a small low-rise building with a handful of residences per floor, and Esperanza fits the spirit of it: six homes to a building, two per floor, with parking underneath. “Mid-rise” comes from the shared association’s name, the Tiburon Mid-Rise Neighborhood Association, which Esperanza inherited from Ventanas’ five-storey buildings. “Penthouse” is WCI’s word: its 2012 page described “42 penthouse condominium residences offering more than 2,900 square feet of air-conditioned living area,” a count that covered Esperanza I only. The recorded form is a condominium unit of one level, on one of three residential floors above ground-level parking, reached by a shared elevator that opens directly into the residence. We use “residence” on this page, and we use the others only where a searcher might.

A Day at Esperanza

A February weekday at Esperanza might start with the elevator down to the Mid-Rise pool and spa. The pool Florida’s Department of Health permits as the “Tiburon Mid-Rise Neighborhood (Ventanas) Pool & SPA” (permits 11-60-02544 and 11-60-02545) was resurfaced under an August 2026 Notice of Commencement (OR 6617, Page 384). Golfers who hold a Tiburón Golf Club membership head for the Gold or Black course; the clubhouse at 2620 Tiburon Dr is 0.8 to 1.1 road miles away. Everyone else heads out the gate for errands. Every route from all 15 buildings leaves west on Tiburon Blvd E to Airport-Pulling Road, and from Esperanza it is about 3.2 to 3.5 road miles to NCH North Hospital, 3.5 to 3.8 to Mercato, 3.6 to 3.9 to I-75 at Exit 111, 5.8 to 6.1 to Waterside Shops and 23.1 to 23.5 to Southwest Florida International Airport (OSRM public router from the Census geocoder points for all 15 building addresses, free-flow, measured September 25, 2026; allow materially longer in season). Esperanza II, nearer the exit, is 0.1 to 0.3 miles closer than Esperanza I on every trip. The day might end on a wraparound loggia over the lake or the preserve, or at a restaurant at The Ritz-Carlton Naples, Tiburón, which, like every resort amenity, is open to residents through the club or as paying guests rather than by right of ownership.

What you do not do at Esperanza is yard work, exterior painting or roof maintenance. Section 7.1 of each declaration makes the condominium association maintain the elevators, the structure, the roofs, the exterior walls with their painting and waterproofing, the parking and trash areas and the building’s life-safety systems; since 2022 Esperanza II’s association also maintains the windows and may switch to impact glass without an owner vote. The Mid-Rise association keeps the grounds, irrigation and buffers around all 15 buildings. The owner’s list is the inside of the home: finishes, appliances, in-unit plumbing and electrical, the air-conditioning that serves the unit, and anything placed on the loggias, which the declarations say includes “ceiling fans and tile flooring.”

Trash goes down the chute on your floor to the ground-floor trash room, and Collier County collects in Esperanza’s district on Tuesdays and Fridays, with recycling, yard waste and bulk items on Fridays (Collier County solid-waste service-day layer, checked September 25, 2026 at all 15 addresses). Unlike Ventanas and Castillo, Esperanza residences carry the county’s District 1 residential garbage assessment on the tax bill, $261.91 on the 2025 bill. One thing the plats do not show is a mail room: none is drawn in any Esperanza building, so ask the association where your mailbox is and how packages are handled.

How Esperanza Residents Reach the Beach

Esperanza is inland, about 4.4 to 4.7 road miles from the county’s Vanderbilt Beach access and about 11.0 to 11.3 from the Naples Pier (OSRM public router, free-flow, measured September 25, 2026 from the 15 building addresses). Because every trip leaves by the same boulevard, Esperanza is 0.2 to 0.4 road miles closer than Castillo to the beach, Mercato, Waterside Shops, NCH North Hospital and the airport on the same measurement, and within 0.1 to 0.2 miles of Ventanas. Tiburón Golf Club members get beach transportation and towel service through the club; home ownership alone conveys no beach or resort privilege. If the beach is the center of your week, our practical guide to buying in Tiburón walks through how the club and resort fit around the neighborhoods.

Tiburón’s Newest Housing, and What That Means in 2026

Esperanza’s age is its quiet advantage in a Florida condominium market worried about old buildings. Its certificates of occupancy run from 2013 to 2015, a decade after Ventanas and Castillo. Collier County applies its earlier 25-year milestone inspection only within three miles of salt water, and every Esperanza building is outside that line, so the 30-year rule applies: the county’s milestone map lists all 15 buildings as “Not Due,” with first inspections in 2043 (buildings 3, 4, 8 and 9), 2044 (buildings 1, 2, 5, 6, 7 and 10) and 2045 (buildings 11 to 15) (Collier County MilestoneMap, queried September 25, 2026). Florida’s structural integrity reserve study law applies to both associations now, because the buildings have three or more habitable storeys, and both appear in the Division of Condominiums’ database of studies submitted before July 2025; neither study has been published, so ask each association for its completed study and reserve schedule.

Age is not the whole story. Both associations brought construction claims against the developer after they took control, and the condominium law section below explains what the court record shows and what it does not. County permit reports from January 2020 to August 2026 show no roof, structural or association window program at any Esperanza building; the association permits in that period are fire-alarm work. The 2026 buyer’s questions are therefore about reserves and insurance, not about an imminent structural deadline.

What Esperanza Does Not Have

Five things buyers sometimes assume. No fitness room, tennis court, pickleball court or clubhouse inside Esperanza: none is named in either declaration, Esperanza II’s 2022 restatement, the Mid-Rise documents or the county roll; fitness and tennis at Tiburón run through the club and the resort. No private pools or yards: the pools and spas are shared with Ventanas through the Mid-Rise association. No required golf membership: neither declaration nor the restatement contains a club obligation, and WCI’s own Esperanza deeds list no club covenant, although WCI’s new-home prices from 2012 to 2015 included a Signature Membership in Tiburón Golf Club (see the amenities section). No ground-floor residences: the ground level is parking, storage and services. No pets for Esperanza II tenants or guests: both phases allow owners up to two dogs, cats or birds with certain breeds barred, and Esperanza I extends that to tenants, but Esperanza II’s 2022 restatement says “Tenants and Guests are prohibited from keeping pets.”

Ready to Sell or Buy at Esperanza at Tiburón? Talk to the Team That Mapped All 90 Residences

Esperanza at Tiburón is the newest neighborhood in Tiburón, and on September 18, 2026 it had no residence listed on the Southwest Florida MLS while Tiburón as a whole carried 20. In a market that thin, the seller who prices to the floor, the phase and the building, with both associations’ documents already in the file, is the seller who sets the next benchmark.

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

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

Esperanza at Tiburón Market Snapshot: What Residences Actually Sell For

Esperanza at Tiburón recorded 10 qualified resales in the 36 months since September 2023, at a median of $2,195,000 and a range of $1,600,000 to $2,400,000 (Collier County Property Appraiser sales file). Four closed on the MLS in the twelve months to September 18, 2026, at a median of $2,150,000, and no residence was listed that day.

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

For this page we tracked each of the four MLS closings of the last twelve months against its recorded county deed, and all four reproduce the MLS price exactly (Southwest Florida MLS Matrix, pulled September 18, 2026; Collier County Property Appraiser sales file, files dated August 29, 2026). That matters more at Esperanza than almost anywhere in Tiburón, because the MLS carries both phases under one name and cannot tell Esperanza I from Esperanza II, while the county’s deed file can. It also lets us check price per square foot two ways: on this product the MLS living area and the county’s base area are the same number, 2,930 or 2,950 square feet, so both sources produce the identical median of $731.36 per square foot on the four closings. At Ventanas and Castillo the two denominators differ; at Esperanza they do not, which makes Esperanza’s per-foot figures unusually clean.

Esperanza is a thin market with a narrow product and a wide price spread. Ninety residences in two nearly identical plans produce three to ten qualified resales a year, and since 2022 they have sold for anywhere from $1,600,000 to $2,400,000. With the plan all but fixed, what moves the price is the floor, the condition and finish, the view, and what conveys with the sale. So we lead with the widest window that holds ten or more sales, list every sale one by one, and then break the record down by phase, floor and plan, naming the source and the window at every step.

Recorded Resales Over the Last 36 Months

The first window with ten or more sales is 36 months. The Collier County Property Appraiser’s sales file (newest priced Esperanza sale April 22, 2026) holds 10 DOR-qualified resales since September 2023, at a median of $2,195,000, a low of $1,600,000 and a high of $2,400,000. None was a first sale from the builder: WCI’s last Esperanza closing was in 2015. The ten deeds total $20,827,000, and their median is $746.61 per square foot (our arithmetic on county base area).

Collier County Property Appraiser sales file (files dated August 29, 2026), qualified sales only; Official Records book and page from the same file. Nine of the ten were in Esperanza II; the only Esperanza I resale in the window is building 4’s second-floor residence in April 2026. By floor, the five first-floor sales ran $1,600,000 to $2,327,000 (median $1,750,000), the two second-floor sales $2,100,000 and $2,200,000, and the three third-floor sales $2,200,000 to $2,400,000 (median $2,335,000). The county’s sale date is the date on the instrument; building 13’s residence 302 carries a March 2026 date but was recorded after the April deeds, so its closing came later than the date shown.

The county file also holds a deed it codes as not qualified: $1,850,000 for building 1’s second-floor residence 201 (2756 Tiburon Blvd E), November 18, 2025 (OR 6527/3823). It is not among the MLS closings, so it most likely changed hands without a public listing, and it is excluded from both the county and MLS figures above. No other priced Esperanza deed recorded between April 23 and August 29, 2026; the file holds only $0 transfers, such as moves into a trust, in that stretch.

The Four MLS Closings in the Last 12 Months

Southwest Florida MLS Matrix, pulled September 18, 2026, closings dated September 18, 2025 to September 18, 2026. With four sales we list them; the middle two were $2,100,000 and $2,200,000, so the median of $2,150,000 is not a price anyone paid.

The MLS figures for the four are a range of $1,600,000 to $2,335,000, a median of $731.36 per square foot, and a total of $8,235,000. The county’s deed file reproduces all four prices exactly, which is how we matched each closing to its unit and phase: three were in Esperanza II and one in Esperanza I. The match on building 13 is confirmed by its MLS record; the other three rest on exact price and recording date. The $735,000 gap between the first-floor residence in building 12 and the third-floor residence in building 13, same plan, same phase, a month apart, is the Esperanza market in one line: floor, finish and condition move price far more than the plan.

For context, Tiburón as a whole recorded 32 closings in the same window, at a median of $1,850,000, a median of $697.70 per square foot, a median of 86 days on market and a median sold-to-list ratio of 93.84% (same Matrix pull). Esperanza’s median per foot sits about 5% above Tiburón’s. The Matrix pull for this page broke out the Esperanza count, range, median price and median price per foot; it did not break out Esperanza’s days on market or sale-to-list ratio, so those figures are given for Tiburón as a whole and not for Esperanza.

What Is For Sale at Esperanza Right Now

Nothing was listed. Esperanza had zero active listings on September 18, 2026, one of only two Tiburón neighborhoods with none (Southwest Florida MLS Matrix). Tiburón as a whole carried 20 actives against 32 closings, about 7.5 months of supply at the trailing twelve-month pace, and Castillo alone held 8 of them. With no Esperanza actives there is no Esperanza months-of-supply figure to compute; at the 36-month county pace of 10 resales, about one every three and a half months, a single new listing would represent roughly three and a half months of supply by itself (our arithmetic).

Some web pages still show a dozen or more Esperanza “condos for sale.” On the September 18, 2026 MLS pull there were none; pages like that usually count stale listings or seasonal rentals. For a seller, an empty shelf is an opportunity with a condition attached: the next listing sets the benchmark, and the buyer pool will judge it against the ten recorded resales above, not against an active competitor.

Esperanza I Against Esperanza II: Does the Phase Matter?

In the market, barely. Qualified resales since January 1, 2022, split by phase (Collier County Property Appraiser sales file; medians are our arithmetic on the same file):

Three of the four Esperanza I resales happened in the spring of 2022, at the top of that year’s jump, and the fourth in April 2026, so the phase medians mix different moments; read them as ranges with counts, not rates. What the table does show is that buyers have not paid less for Esperanza II. The county, by contrast, values every Esperanza II residence exactly $100,000 below the same position in Esperanza I, in every year from 2021 to 2026, and does not publish why (Collier County Property Appraiser roll). A buyer comparing a phase I and a phase II residence should weigh the real differences, which are rules and costs rather than price: Esperanza II’s 36-month leasing wait and tenant pet ban, Esperanza I’s lower Pelican Marsh CDD line ($2,943.07 against $3,221.66 on the 2025 bill), and each association’s own budget and reserves.

The phases also move at different speeds. Esperanza I recorded no priced sale at all in 2023 or 2024, and has had one qualified resale since June 2022; Esperanza II carried the market from 2023 to 2025. Esperanza I’s full history holds 23 qualified resales at a median of $1,420,000 (range $875,000 to $2,295,000), and Esperanza II’s last 60 months hold 14 at a median of $2,195,000 (range $1,495,000 to $2,400,000), from the county’s shared sales tool run on September 24, 2026.

Does the Floor Matter at Esperanza?

Yes, and more than at Ventanas. Median price per square foot on qualified resales, by floor, from the Collier County Property Appraiser sales file:

Since 2022 the third floor has carried about an 8% per-foot premium over the first and second floors, and the four lowest resales since 2022, $1,600,000 to $1,975,000, were all first-floor residences. Before 2022 the pattern was muddier, with the first and third floors level and a thin second-floor sample below both. Two readings follow. The top floor at Esperanza sits under the roof with volume ceilings and the widest view, and since the market reset in 2022 buyers have paid for that. And a first-floor residence here is still one full level above the parking, so “first floor” at Esperanza is not ground-floor living; its discount is about views and position, not access.

The county’s mass appraisal builds the floor into its values mechanically: on the 2026 preliminary roll it adds exactly $40,000 per floor in both phases, about 2.5% per step on a first-floor value, which is smaller than the premium the market has actually paid for the third floor since 2022.

Residence 01 or Residence 02: Does the Plan Matter?

Hardly, because the plans are nearly the same. Residence 01 (every 01 stack) is 2,930 air-conditioned square feet and Residence 02 (every 02 stack) is 2,950, both with three bedrooms, a den and three and a half baths. WCI described Residence 01 as offering “dramatic views from three sides” and Residence 02 as opening “beyond the private elevator vestibule and double door entry” onto “an expansive great room, wraparound loggia and volume ceilings” (WCI Communities plan pages, archived April 19, 2012). On qualified resales since 2022 the 01 stack’s median is $750.85 per square foot (8 sales) and the 02 stack’s $711.86 (9 sales), a gap that comes mostly from which floors happened to sell in each stack; the county adds $10,540 of value to the 02 stack on the 2026 preliminary roll, the 20 extra square feet and little more. Stack makes little consistent difference; floor does.

Esperanza Prices Over Time, 2013 to 2026

Qualified resales only (first sales from WCI excluded), both phases combined, from the Collier County Property Appraiser sales file (files dated August 29, 2026). Yearly medians swing with which floors sold, so read the per-foot column alongside the median:

The shape has two steps. From the sell-out through 2021 Esperanza climbed slowly, from about $300 a square foot on the first resales to about $480 in 2021. Then 2022 added more than half in one year, to about $758, and the market has since held a band of about $714 to $794 a foot. The 2025 figure is the exception that proves the floor rule: two of that year’s three qualified resales were first-floor residences in building 14, which pulled the year’s median down to $1,750,000; the 2026 sales, with a mix of floors, returned to $731.36. Esperanza has not given back its 2022 gain the way some older Naples condominium buildings have. It stopped rising and started trading on floor and condition.

The Record Sales

The highest arm’s-length sale is $2,400,000, for residence 11-302, a third-floor Residence 02 at 2751 Tiburon Blvd E, recorded September 19, 2024 ($813.56 per square foot, also the highest qualified price per foot). The highest recorded deed of any kind is $2,500,000, for residence 15-302 at 2727 Tiburon Blvd E on June 20, 2022 ($847.46 per square foot), which the county codes as not qualified; the county does not publish why, so we treat it as a data point, not a benchmark. The Esperanza I record is $2,295,000, for residence 3-301 at 2764 Tiburon Blvd E, on June 2, 2022. At the other end, the lowest qualified resale since 2022 is $1,600,000, for first-floor residence 12-102 in April 2026.

What Owners Have Gained, Sale to Sale

Paired sales of the same residence, previous priced deed to latest, from the Collier County Property Appraiser sales file:

Owners who bought from WCI and held to 2022 or 2024 roughly tripled their money; buyers from 2019 to 2021 who resold in 2022 gained 54 to 60% in about three years; 2021 buyers who sold in 2026 gained 58 to 80%. The weakest pairing on record is the first-floor residence in building 12, up 38% in eleven years. None of these figures deducts improvements, carrying costs or selling costs.

How Often Esperanza Residences Change Hands

Rarely, which fits a neighborhood where most owners live full-time. Thirty-seven of the 90 residences (41%) have never resold at a priced deed since WCI’s first sale; some have moved between family members or into trusts by $0 transfer. Fifty-three have resold at least once, and 42 have had a qualified resale since January 1, 2016 (17 in Esperanza I, 25 in Esperanza II). At ten qualified resales in 36 months, about 3.7% of the residences trade in a typical year. For a buyer, that means patience: a specific floor in a specific building may not come up for years.

What the County Says an Esperanza Residence Is Worth

The Collier County Property Appraiser values Esperanza by position and phase, with the same figure for every residence in the same position across a phase’s buildings, regardless of building, view or finish (tax year 2026 preliminary roll, with the 2025 certified values for comparison):

Across all 90 residences the 2026 preliminary median just value is $1,574,650, the range $1,484,110 to $1,674,650, and the sum $141,844,200; the median per square foot is $554.21 in Esperanza I and $520.20 in Esperanza II.

County value peaked in 2025 and fell 16 to 17% on the 2026 preliminary roll. Collier County Property Appraiser value history, certified rolls 2021 to 2025 and the 2026 preliminary roll:

Esperanza I’s median rose 67% and Esperanza II’s 73% from 2021 to the 2025 peak; the 2026 preliminary roll then cut them 16.3% and 17.2%. That is the largest one-year cut among the Tiburón condominiums we measured on the same roll: Ventanas has fallen 9.4% in total from its 2024 peak over two years, Castillo was cut 5.9% in 2026, and Marquesa Royale has been held flat since 2024. Just value is a mass-appraisal figure set as of January 1, not a price. Every one of the ten qualified resales in the last 36 months closed above the 2026 preliminary value for its position, including the $1,600,000 first-floor sale in building 12, which the county values at $1,494,650. A seller who reads the 2026 notice as a verdict on the market is reading the wrong document.

Property Taxes at Esperanza on the Record

The last complete bill, 2025 certified, shows a median total tax of $20,033 in Esperanza I and $19,484 in Esperanza II (ranges $3,205 to $22,152 and $9,558 to $21,480; the lowest bills belong to residences with large homestead protections or a personal exemption). Every Esperanza bill carries two non-ad valorem lines: the Pelican Marsh Community Development District ($2,943.07 per Esperanza I residence and $3,221.66 per Esperanza II residence on the 2025 bill) and Collier County’s District 1 residential garbage assessment ($261.91), for totals of $3,204.98 and $3,483.57. The 2026 preliminary roll shows a median ad valorem tax of $14,924 in Esperanza I and $13,982 in Esperanza II at a preliminary total millage of 9.4020 mills, before those non-ad valorem lines are added (Collier County Property Appraiser roll, tax year 2026 preliminary). Seventeen residences pay under $9,000 in 2026 preliminary ad valorem tax; all are homesteaded with Save Our Homes protections built up over years. A buyer’s tax resets toward the purchase price, so budget from the sale price and current millage, not from the seller’s bill. The fee section below explains the CDD split.

What Esperanza Residences Sold For New, 2013 to 2015

WCI Communities’ own website introduced Esperanza in April 2012 as “Tiburón’s newest neighborhood, set along two holes of Tiburón’s exquisite golf course,” under the title “Esperanza at Tiburón from the $700s” (WCI Communities, archived April 17, 2012). Its plan pages show the prices moving through the sell-out:

WCI’s footnote on every page said the “To Be Built” price excluded homesite premiums and designer options, and that it included the initiation fee for a Signature Membership in Tiburón Golf Club. So the first Esperanza buyers bought with a club membership included in the price; a resale buyer today does not inherit one automatically.

The recorded first deeds match the list prices, with higher floors and options above them. Every one of the 90 residences first sold from WCI between July 24, 2013 and August 28, 2015 (Collier County Property Appraiser sales file):

The price list rose building by building. Building 1’s residences, the first to close from July to October 2013, sold for $685,900 to $898,700; building 5, the last of Esperanza I, closed in December 2014 at $1,003,900 to $1,098,800; building 8, the first of Esperanza II, at $677,600 to $741,000 in the fall of 2014; and building 15, the last, at $883,700 to $1,101,200 in August 2015. By position, the combined first-deed median ran from $752,700 for a first-floor 01 to $804,500 for a third-floor 02, so the floor premium existed from the first day. Against those first deeds, today’s $2,195,000 36-month median is about 2.8 times the original price, before any allowance for the club membership that was bundled into the new-home price.

Esperanza and Marquesa Royale: Same Plans, Different Prices

WCI sold the same two floor plans at Marquesa Royale, its 48-residence neighborhood near the Tiburón clubhouse, and priced them higher from the start. In April 2012 WCI’s own pages offered Marquesa Royale’s Residence 01 from $810,000 and Residence 02 from $790,000, against $705,000 and $715,000 at Esperanza, a 10.5 to 14.9% premium, and described Marquesa Royale as “right next door to all the excitement at The Ritz-Carlton Golf Resort, Naples, and a short stroll to the Tiburón Clubhouse” (WCI Communities, Marquesa Royale, archived April 17, 2012). The market has kept almost exactly that gap. On qualified resales since January 1, 2022, Marquesa Royale’s median is $2,475,000 and $856.84 per square foot (10 sales) against Esperanza’s $2,200,000 and $750.85 (17 sales), a premium of 12.5% on price and 14.1% per foot (Collier County Property Appraiser sales file), and on the September 18, 2026 MLS pull Marquesa Royale’s median per foot was $830.51 against Esperanza’s $731.36 (13.6%).

You may read that Marquesa Royale is worth 29 to 37% more than Esperanza. That figure comes from the county’s 2026 preliminary roll, which cut Esperanza by 16 to 17% and left Marquesa Royale unchanged; in 2023 the county valued Esperanza I above Marquesa Royale. It is an assessment gap, not a market gap. The comparison section below sets the two neighborhoods side by side on location, cost layers, flood mapping and rules.

Where Esperanza Sits on Tiburón’s Price Ladder

On the September 18, 2026 MLS pull, Tiburón’s twelve-month closings stacked up by neighborhood like this: Marsala’s five at a median of $3,500,000; Marquesa Royale’s five at $2,450,000; Esperanza’s four at $2,150,000; Castillo at Tiburón’s nine at $1,265,000 ($522.73 per square foot); and Ventanas at Tiburón’s four from $715,000 to $1,500,000 ($530.72 per square foot). Serafina, Norman Estates and Bolero recorded two, two and one sale, too few to rank. The detached homes of Escada at Tiburón had no closing in the window, and its two active listings asked $6,700,000 and $7,250,000. Esperanza is the most expensive of the three condominiums along Tiburon Blvd E (Ventanas, Esperanza and Castillo) by a wide margin, about 40% more per square foot than Castillo or Ventanas, and it sits below Marquesa Royale, the one condominium that shares its plans (Southwest Florida MLS Matrix, pulled September 18, 2026).

Our Read of the Esperanza Market

Esperanza in September 2026 is a steadier market than the county’s 2026 notice suggests, and a thinner one than its owners might like. Per-foot prices have held in a band of about $714 to $794 since 2022 whenever the mix of floors is fair, every recorded resale of the last three years closed above the county’s new value, and the neighborhood had nothing for sale on the day of our pull. What has changed is the spread. A first-floor residence in 2025 and 2026 has sold for $1,600,000 to $1,750,000, while third-floor residences have held $2,200,000 to $2,400,000, so a seller who prices a first-floor home off a third-floor comparable, or the reverse, will miss by several hundred thousand dollars. The buyer asking about Esperanza today asks about the phase’s leasing rules, the building’s flood mapping, the association’s reserves and insurance, and the club, before the kitchen. The Esperanza residences that sell are priced to their own floor’s recent sales and arrive with both associations’ documents already in the file.

First-Hand: What We Check Before We Price an Esperanza Residence

This is how Jesse and Marc prepare an Esperanza listing or an Esperanza offer, in the order we do it. We read the building and unit number first, because the building number tells us the phase, the first digit of the unit number is the floor and the last digit is the plan. We pull the residence’s own county sales history, because a builder-era price, a 2021 purchase and a 2022 purchase each set a different basis for the owner’s expectations. We read the comparables by floor, never by neighborhood average, and we ask what conveyed with each one, because furniture or a club membership inside a deed price distorts it. We check the building against FEMA’s effective map and against the two FEMA letters that cover the Esperanza land, because buildings 14 and 15 sit outside the high-risk zone on the map itself and the others do not. We pull the parcel’s own tax bill for the Pelican Marsh CDD line, because the two phases carry different classes. We get the seller’s parking and storage assignment instrument and check it against the association’s log, because the deed does not say which spaces convey. And we ask the right association, Esperanza or Esperanza II, and the Tiburon Mid-Rise Neighborhood Association for their current budgets, their estoppel figures, the condominium’s structural integrity reserve study and its insurance declarations before a buyer’s inspection period starts, because in 2026 those are the questions that stall a condominium contract in week two. Every item is a document, and this page names each one.

How Did Esperanza at Tiburón Come to Be?

Esperanza at Tiburón was created by WCI Communities, LLC on land WCI’s 2002 covenants had set aside for four more Ventanas condominiums. WCI re-planned the land in 2012, declared Esperanza I in July 2013 and Esperanza II in August 2014, and finished the fifteenth building in 2015, making Esperanza the newest housing in Tiburón.

Esperanza’s history explains things a buyer still sees today: why it shares a pool association with Ventanas, why that association carries the name “Mid-Rise,” why each Esperanza residence pays about three times a Ventanas residence’s share of the shared budget, why the neighborhood is two condominiums rather than one, and why its two associations spent their first years in court with the developer.

WCI Communities and the Tiburón Master Plan

WCI Communities developed Tiburón, a gated golf community inside the Pelican Marsh development and the Pelican Marsh Community Development District in North Naples. The Tiburón master declaration, the Declaration of Covenants, Conditions and Restrictions for Tiburon Estates, was recorded in 1999 (OR 2579, Page 364), and Section 1.3 of both Esperanza declarations subjects the Esperanza land to it. The same section lists the recorded golf-course easements and access agreements that tie Tiburón’s neighborhoods to the courses around them. Esperanza, declared fourteen years after the master declaration, is the newest neighborhood WCI built in Tiburón.

The Land Was Meant for Four More Ventanas Condominiums

Esperanza stands on land that was originally Ventanas’. On December 13, 2002, WCI Communities, Inc. recorded the Declaration of Covenants and Restrictions for the Ventanas at Tiburon Community Association (OR 3174, Page 2929), planning “five condominiums or a mix of condominiums and other forms of property development” with “a maximum of 357 residential units” on Tracts C and D of the Tiburon Boulevard East Extension plat. Its Exhibit A carved out the parcels:

Every unit was to pay 1/357 of the community association’s budget. Only Ventanas I was built. In 2005, while WCI still controlled the association, it renamed it Tiburon Mid-Rise Neighborhood Association, Inc. and renamed the land “Tiburon Mid-Rise lands” (First Amendment, OR 3901, Page 2333), so that one body could serve whatever buildings followed under another name. Then the market turned. The county roll shows the shared parcels passing by $0 transfers in September 2009 into WCI Communities, LLC, the company that emerged from WCI’s Chapter 11 reorganization, and it was that LLC that came back to the land. Today Esperanza I occupies part of Tract D, and Esperanza II part of Tract C, exactly where Ventanas II to V were drawn.

2012: WCI Re-plans the Land for Esperanza

WCI’s return to Tract C and Tract D shows up in the record in a burst of 2012 filings:

The 2012 amendment is the most important of these for today’s owners. It was written while WCI was about to build and sell the non-Ventanas units itself, and it placed the entire unbuilt share of the original 357-unit plan on those units. When 90 Esperanza residences were built instead of the 84 WCI’s example assumed, each Esperanza residence’s share came to 1/90 of 275/357, about 0.856% of the shared budget, or about 3.06 times a Ventanas residence’s 0.280% (our arithmetic on the recorded formula). Together the 90 Esperanza residences, 52.3% of the 172 homes on the Mid-Rise land, carry 77.0% of its costs. Both Esperanza declarations quote the formula word for word in Section 13.4 and bind every owner to it.

Who Built Esperanza at Tiburón?

WCI Communities, LLC, a Delaware limited liability company, was the declarant and developer of both Esperanza condominiums. Both declarations open with WCI’s declaration and define the “Developer” as “WCI Communities LLC, a Delaware limited liability company,” and Florida’s Division of Condominiums lists WCI Communities LLC as developer of record for both projects. For Esperanza II, WCI went further: its sworn affidavits recorded in October 2014 state that “WCI is the developer of Esperanza II at Tiburon, a Condominium” and “is responsible for construction of and paying for the improvements” (OR 5083, Page 999). This is a different legal entity from WCI Communities, Inc., which built Ventanas and Castillo a decade earlier. The licensed contractor of record for each building sits in Collier County’s building-permit files, which are not reproduced here. The county’s site plan amendment for the project is PL20130000208, “ESPERANZA.”

The Esperanza I Declaration, July 2013

WCI formed Esperanza at Tiburon Condominium Association, Inc. on June 11, 2013, with WCI personnel as its first officers at WCI’s Bonita Springs headquarters. At 9:43 a.m. on July 16, 2013 it recorded the Declaration of Condominium of Esperanza at Tiburon, a Condominium (OR 4944, Pages 1446 to 1516), with the plat for building 1, the articles and the bylaws attached. Unlike Ventanas’ declaration, which was recorded when all three buildings were already finished, the Esperanza I declaration was recorded with one building complete and the rest to follow: each later building was added by a recorded “supplement” carrying the surveyor’s certificate of substantial completion that Florida’s condominium law requires (section 718.104(4)(e)).

Nine days later, on July 25, 2013, WCI recorded a Third Amendment to the Mid-Rise covenants (OR 4948, Page 1214) redrawing the shared common areas as all of Tracts C and D less Ventanas I and Esperanza buildings 1 to 15. The first Esperanza deed is dated July 24, 2013, for residence 1-101 (OR 4949, Page 1896). In October 2013 WCI quit-claimed common areas and pools on Tract D to the Mid-Rise association (OR 4975, Page 2929). In March 2014 WCI amended the Esperanza I declaration to add sliding glass doors, exterior doors and windows to the common elements (OR 5020, Page 616).

Building by Building, 2013 to 2015

The supplements and WCI’s deeds give the construction order, from the Collier County Clerk’s Official Records:

Two things stand out. The buildings did not go up in numerical order: building 7 was finished before 6 and 5, and building 5, the last of Esperanza I, was certified after the first three Esperanza II buildings. And the pace was steady, one building roughly every seven to eight weeks for 26 months. Read together, the two phases were one continuous building program that WCI chose to record as two condominiums.

Esperanza II Is Declared, August 2014

WCI formed Esperanza II at Tiburon Condominium Association, Inc. on June 17, 2014, and ten days later recorded the Fourth Amendment to the Mid-Rise covenants (OR 5052, Page 2122), defining the Tiburon Mid-Rise lands as all Ventanas I units, all Esperanza units and Esperanza II buildings 8 to 15. On August 26, 2014 it amended the Tiburón master declaration to limit commercial vehicles and require boats, trailers and motor homes to be kept inside a closed garage (OR 5070, Page 3107). At 8:33 a.m. on August 29, 2014 it recorded the Declaration of Condominium of Esperanza II at Tiburon, a Condominium (OR 5071, Pages 3823 to 3900), from the same law firm’s template as Esperanza I, with the same use restrictions, parking and storage assignments, leasing clause, pet clause and Mid-Rise clause. The differences at birth were the unit count and share (1/48 rather than 1/42), the developer’s guaranteed assessment periods, the land (Tract C rather than Tract D) and the flood note on the plat, which relied on a second FEMA letter, LOMR-F 13-04-6253A of August 8, 2013, removing part of Tract C from the high-risk zone by fill, lowest lot elevation 11.0 feet NAVD88.

Why two condominiums rather than one? The record does not say. What it shows is that WCI declared Esperanza II a year after Esperanza I, when six of the seven south-side buildings were finished, and gave each phase its own association and its own equal-share budget. The practical result for owners is two boards, two budgets and two sets of rules that have drifted apart since.

Selling Out: The Last Deed and the Hand-Over of the Land

WCI’s final Esperanza closing is the deed for residence 15-302, dated August 28, 2015 and recorded September 28, 2015 (OR 5198, Page 1925). WCI deeded the rest of the shared land to the Mid-Rise association in June 2014 and August 2015 (OR 5052, Page 2117 and OR 5186, Page 2611), which left the association owning its three parcels of about 10.94 acres, including the pools and spas on the 2752 Tiburon Blvd E parcel, one set built in 2003 for Ventanas and one in 2013 with Esperanza. WCI’s own deeds to Esperanza buyers listed the Pelican Marsh CDD, the condominium declaration, the Mid-Rise covenants and the master declaration as title exceptions, and no club covenant.

The final count is 82 Ventanas homes plus 42 in Esperanza and 48 in Esperanza II, 172 in all on the Mid-Rise land, against the 357 that the original fraction was written for, and close to the approximately 166 that WCI forecast in 2012.

The Owners Take Over: Construction Claims Against the Developer

Once the owners controlled their associations, both Esperanza associations and the shared Mid-Rise association went to court with the developer. The legal question in each case was whether WCI Communities, LLC, and the contractors and suppliers it brought in as third parties, were liable for construction defects in what they had built. The public record shows the dockets and the orders, not the findings:

The trades joined to the two Esperanza cases, roofing, stucco, drywall, gutters, painting, heating and air-conditioning, electrical, and glass and windows, show the scope of the claims. The recorded orders do not say what, if anything, was found defective, repaired or paid, and a dismissal with each side bearing its own fees is often the paperwork that follows a settlement, though the record here does not say so. An insurer’s related coverage action naming both associations was dismissed without prejudice in 2020. For a buyer the useful questions are practical: ask each association whether any repair funded by the claims remains open, and read the structural integrity reserve study for the roofs, the building envelope and the windows.

The Owners’ Documents, 2018 to 2022

The later history of Esperanza is written by its owners, and the two phases went different ways.

The Esperanza II owners adopted their restatement at a special meeting on May 6, 2022, 83 recorded pages that replace WCI’s text entirely. Esperanza I has never been restated: its 2013 WCI declaration, as amended by WCI in 2014 and by the owners in 2019 and 2020, is the document that governs buildings 1 to 7 today. That is why the rules sections of this page split the two phases. The Mid-Rise restatement matters to both: it is where the 3.06-to-1 cost ratio became close to permanent.

The Buildings at Ten Years

The recorded work since the sell-out reads like young buildings being kept up rather than rebuilt. Collier County’s monthly permit reports from January 2020 to August 2026 show no roof, structural, concrete, balcony, waterproofing or association window program at any Esperanza building or common parcel. The association permits in that period are life-safety work: fire-alarm communicators on all eight Esperanza II buildings in December 2022 and again in December 2024, a fire-alarm permit at building 10 in 2023 that matches a recorded Notice of Commencement (OR 6149, Page 3421), and a same-model panel replacement at building 2 in July 2026. Owners have been busier: 13 storm-protection or window permits at 13 different residences, about ten radon-mitigation permits and eleven remodels, the largest declared at $575,000 in 2023. No Esperanza roof or structural repair permit followed Hurricane Ian in 2022.

The Mid-Rise association resurfaced its pool and spa under an August 2026 Notice of Commencement (OR 6617, Page 384), a cost that reaches Esperanza owners at about three times a Ventanas owner’s share. And Collier County’s milestone-inspection map schedules the first milestone inspections for 2043 to 2045, thirty years after each building’s certificate of occupancy, which makes the 2020s and 2030s the decades in which Esperanza’s reserves, rather than its original construction, set its value.

The Residences: Esperanza 01 and Esperanza 02 Floor Plans

Esperanza at Tiburón has 90 residences in two WCI plans, Esperanza 01 at 2,930 and Esperanza 02 at 2,950 air-conditioned square feet, each with three bedrooms, a den and three and a half baths. Every residence fills half a floor, two per floor on three residential floors above a ground-level parking floor.

That makes Esperanza the simplest product in Tiburón to compare: one building design repeated fifteen times, two plans in it, and a county roll that measures every residence exactly as the developer sold it. WCI Communities first marketed the plans as “Residence 01” and “Residence 02” in 2012 and renamed them “Esperanza 01” and “Esperanza 02” by 2014 (WCI Communities archived plan pages, April 2012 and March 2014). Three sources describe the homes, and here they agree, which is rare.

The Two Plans at a Glance

Sources: WCI Communities, Esperanza at Tiburón overview (archived April 17, 2012), Residence 01 (archived April 19, 2012), Residence 02 (archived April 19, 2012) and Esperanza 02 (archived January 23, 2015); Collier County Property Appraiser roll, tax year 2026 preliminary.

The county carries 2,930 square feet on every 01-stack residence and 2,950 on every 02-stack residence, all 90 of them, which matches WCI’s air-conditioned figures to the foot. Southwest Florida MLS listings have used the same areas, so at Esperanza a price per square foot means the same thing whichever source it comes from. That is not true next door at Ventanas or Castillo, where the county, the developer and the listings measure differently.

What “3130” and “3152” Mean, and What They Do Not

WCI’s plan schedule in its 2013 securities filings assigns plan “3130” to the 101, 201 and 301 units and “3152” to the 102, 202 and 302 units. Those are plan identifiers, not square footage. WCI’s own sales pages, from 2012 to 2015, gave the air-conditioned areas as 2,930 and 2,950, and the county measures the same. Some summaries read the codes as 3,130 and 3,152 square feet and describe a 200 square foot gap between marketed and assessed area; there is no such gap on this product. We never quote 3,130 or 3,152 as a living area, and a buyer comparing Esperanza residences should not either.

Esperanza 01, the Corner-View Plan

WCI’s description of Residence 01 was one line: “Experience dramatic views from three sides of this three-bedroom, three-bath residence.” The county and WCI both give it 2,930 air-conditioned square feet, with three bedrooms, a den and three and a half baths. It occupies the 01 stack in every building, 45 residences in all, 21 in Esperanza I and 24 in Esperanza II. WCI priced it “from $705,000” in April 2012 and “from $750,000” in March 2014 (WCI Communities archived pages).

Esperanza 02, the Plan WCI Described in Full

Residence 02 got the longer description: “Beyond the private elevator vestibule and double door entry, this spacious design offers an expansive great room, wraparound loggia and volume ceilings.” It carries 2,950 air-conditioned square feet with the same three bedrooms, den and three and a half baths, and it occupies the 02 stack in every building. WCI priced it “from $715,000” in April 2012, “from $725,000” in March 2014 and “from $825,000” in January 2015, when it was the only plan still on WCI’s page (WCI Communities archived pages). The “private elevator vestibule” in that text is explained below: it is the landing inside the residence where a shared elevator opens.

How the Buildings Are Laid Out, Floor by Floor

Every one of the 15 buildings holds six residences on three residential floors, two per floor, over an enclosed ground floor of parking and service rooms. The unit number gives the floor and the stack: 7-302 is building 7, top residential floor, 02 stack.

Sources: Declaration of Condominium for Esperanza at Tiburon, A Condominium, Exhibit 1 plat sheets 6 to 12 (OR 4944, Page 1446, recorded July 16, 2013); Declaration of Condominium for Esperanza II at Tiburon, A Condominium, Exhibit 1 (OR 5071, Page 3823, recorded August 29, 2014). The plat measures heights from an assumed datum, not sea level.

Two practical points follow. A residence numbered 101 is not at ground level: it sits one full storey above the parking floor, about 11.6 feet up. And in each phase, one drawn plan serves every building with its mirror image: in Esperanza I, buildings 1, 3 and 5 follow the drawn plan and buildings 2, 4, 6 and 7 are its mirror; in Esperanza II, buildings 8, 10, 12 and 14 follow the drawn plan and 9, 11, 13 and 15 are the mirror (plat notes, OR 4944, Page 1446 and OR 5071, Page 3823). Two residences with the same unit number in different buildings can therefore face opposite ways.

The Elevator: Shared, and It Opens Into Your Home

Each Esperanza building has one elevator. The recorded Esperanza II floor-plan sheet draws a single 8.0 by 8.3 foot “ELEVATOR (C.E.)” in the centre of each residential floor, with an “ENTRY” arrow on each side: one set of doors opens into the x-101 residence and the other into x-102 (OR 5071, Page 3823, Exhibit 1). The Esperanza I plat shows the same “ELEVATOR (C.E.)” and elevator lobby, and both declarations make the elevator a common element that the condominium association maintains, “the elevators/lifts and all related lines, mechanics, and facilities for the elevators/lifts” (Section 7.1(iii)).

That is why listings describe a “private elevator.” The elevator car is shared by the two residences on a floor and owned in common by the association, but its doors open into each residence’s own vestibule, so no one steps out of it into your foyer except your own household and guests. We describe it as a shared elevator that opens directly into each residence, because that is what the recorded plans show. The Esperanza II 2022 restatement also gives that board power to shut the elevators down in a declared disaster (Section 21.1.5).

Each residence also has a second door onto one of the building’s two common stairs, and each residential floor has a 4 by 3 foot trash chute beside the elevator that runs to the ground-floor trash room (Esperanza II plat, second-floor sheet).

Loggias and Outdoor Space

WCI’s Residence 02 text promised a “wraparound loggia,” and the recorded plats show several loggias per residence, all limited common elements. On the Esperanza II second-floor sheet, a residence carries a front loggia of about 15.0 by 8.7 feet, a wraparound side loggia about 27.7 feet long and a smaller loggia of about 12.7 by 6.7 feet (OR 5071, Page 3823, Exhibit 1, read from one sheet). The owner cleans and maintains what is placed on a loggia, “including ceiling fans and tile flooring,” and any screening is added at the owner’s cost (Declarations, Section 3.3).

Parking and Storage: Two Spaces and One Room per Residence

“Each Unit shall be assigned 2 Parking Spaces” and “1 Storage Space,” both limited common elements on the ground floor, say both declarations (Section 3.3). The assignment is made “by an unrecorded written instrument given to the purchaser at closing” and kept “in a log kept by the Association.” Owners can swap spaces with each other through the association, but every residence must keep at least one space, and “a Unit Owner shall not be permitted to lease or otherwise permit the use of a Parking Space by a non-resident of the Condominium”; the same rule covers storage rooms. The Esperanza II 2022 restatement carries the same assignment scheme (Section 1.30).

The storage rooms are not all the same size. On the Esperanza II ground-floor sheet, the rooms assigned to the x-101 and x-102 residences are drawn 15.0 by 3.0 feet, a long closet of about 45 square feet, while the rooms for x-201, x-202, x-301 and x-302 are drawn 9.8 by 11.3 feet, about 111 square feet (OR 5071, Page 3823, Exhibit 1; areas our arithmetic). We did not measure the Esperanza I sheet room by room, and the room that conveys with a given residence is in the seller’s assignment instrument, not the deed.

The parking floor itself is labelled “PARKING LEVEL (C.E.)” with 12 spaces, two per residence, each about 23.3 feet deep, reached through a wide opening on one long side (Esperanza II plat). Listings call them “2 car garage” spaces; the plats do not show whether the opening has a door, and WCI’s own page for the identical Marquesa Royale product called that floor an “enclosed garage area.” Under the Esperanza II 2022 restatement each owner must give the association a key or code for “any secured parking area” (Section 11.1), which implies the level can be secured.

Buyer point: ask the seller for the recorded-at-closing assignment instrument for the two parking spaces and the storage room, and check it against the association’s log before closing. It is the only document that says which ones you are buying.

Electric Vehicle Charging

Both original declarations anticipated it. An owner applies to the association, which installs a charger at the owner’s cost near the owner’s assigned space; the charger becomes a limited common element and its running costs a limited common expense charged to that owner (Esperanza I Declaration, Section 9.4; Esperanza II 2022 restatement, Section 9.11). That is more specific than the 2002 Ventanas declaration, which has no charging clause.

What the Association Maintains and What the Owner Maintains

The Esperanza I First Amendment text was only partly legible in the recorded image we read, so the window line for Esperanza I is stated as the amendment’s definition of common elements; who pays for a window replacement there is a question for that association’s records.

Floors, Sound and Remodeling

Hard-surface flooring needs board approval and a sound-absorbing underlayment in both phases, and WCI wrote into both declarations that it “does not make any representation or warranty as to the level of sound or noise transmission,” with owners releasing such claims (Section 18.6). In a stacked building that is the neighbor-below rule. Esperanza II adds a season: “extensive” remodeling or “heavy” construction only with prior board approval and only from May through October, with waivers for emergencies, small jobs, hardship and shutter work (2022 restatement, Section 9.4). Esperanza I has no recorded remodeling season. Owners have used the room they have: Collier County’s monthly building permit reports list eleven unit remodel or alteration permits from 2020 to August 2026, the largest declared at $575,000 in 2023 (Collier County Growth Management, monthly building permit reports, January 2020 to August 2026).

Services Built Into the Buildings

The Esperanza II plot plan’s legend places a water meter at each building, fire hydrants, cable television risers, electric transformers and gas valve and gas marker symbols along the building services (OR 5071, Page 3823, Exhibit 1). Listings describe gas cooktops, tankless water heaters and fire sprinklers, and county permit reports show sprinkler work in at least two residences, so natural gas is plumbed to the buildings; the gas provider is not named in any record we read. One meter per building suggests master-metered water, and the Esperanza II 2022 restatement makes water, sewer, electricity and trash “that are not separately metered or billed to individual Units” common expenses (Section 1.13); whether a residence has its own sub-meter is a question for the association.

Views: A Lake to the South, a Preserve to the North

The two phases face different things. Esperanza I, buildings 1 to 7, sits on the south side of Tiburon Blvd E, and its recorded plot plan draws a lake behind buildings 4 to 7 inside a drainage easement (OR 4944, Page 1446, Exhibit 1). Esperanza II, buildings 8 to 15, sits on the north side and backs along its whole 1,143.41 foot north line onto Tract “B,” a conservation area (OR 5071, Page 3823, Exhibit 1). WCI marketed the neighborhood as “set along two holes of Tiburón’s exquisite golf course” with “sweeping lake and fairway views” (WCI Communities, April 2012). No building is recorded as golf frontage, and the view from a given residence depends on its building, stack and floor; confirm it in person.

Which Floor Sells for More

On qualified recorded resales since January 1, 2022, the third floor has carried about an 8% premium per square foot: a median of $767.06 on six top-floor sales against $708.22 on eight first-floor sales and $711.86 on three second-floor sales. The stack made little consistent difference, $750.85 for the 01 stack and $711.86 for the 02 stack, and the four lowest resales since 2022, $1,600,000 to $1,975,000, were all first-floor residences (Collier County Property Appraiser sales file, through April 22, 2026). The highest qualified sale on record is a third-floor residence, 11-302, at $2,400,000 on September 19, 2024, $813.56 per square foot. The county’s own valuation adds exactly $40,000 per floor at every position in both phases on the 2026 preliminary roll.

What WCI Charged New, 2012 to 2015

WCI’s archived pages priced the plans “from $705,000” and “from $715,000” in April 2012, “from $750,000” (01) and “from $725,000” (02) in March 2014, and the 02 “from $825,000” in January 2015. Recorded first sales match: WCI’s first deeds in Esperanza I, July 2013 to December 2014, had a median of $786,750, and in Esperanza II, September 2014 to August 2015, a median of $764,800, rising through the sell-out; the last building, 15, sold from $883,700 to $1,101,200 in August 2015 (Collier County Property Appraiser sales file). WCI’s pages stated that its “To Be Built” prices included a Tiburón Golf Club Signature Membership initiation fee, so the 2013 to 2015 first buyers bought with a Signature Membership included; that historical inclusion says nothing about club terms for a resale buyer today (see the amenities section below).

For comparison, WCI sold the same two plans in April 2012 at Marquesa Royale at Tiburón from $810,000 and $790,000, $105,000 and $75,000 above Esperanza, and gave its reason on the Marquesa page: “right next door to all the excitement at The Ritz-Carlton Golf Resort, Naples, and a short stroll to the Tiburón Clubhouse” (WCI Communities, archived April 17, 2012). Those are new-construction prices from more than a decade ago, useful as history and as a measure of how location inside Tiburón has always been priced.

“Penthouse,” “Coach Home” and “Mid-Rise”: What the Words Mean Here

WCI’s 2012 page called the first phase “42 penthouse condominium residences offering more than 2,900 square feet of air-conditioned living area,” a figure its 2014 and 2015 pages never updated for the second phase’s 48. Naples buyers often call this building type a coach home, and the shared association is named the Tiburon Mid-Rise Neighborhood Association. None of those words appears in either Esperanza declaration as a defined term. What the recorded plats support is plain: two residences per floor on three residential floors above a ground-level parking and storage floor, each reached by an elevator that opens directly into the residence.

How Esperanza Was Built

WCI Communities, LLC declared both condominiums and was, in its own sworn words for the second phase, “responsible for construction of and paying for the improvements” (WCI affidavit, OR 5083, Page 999, 2014). The surveyor certified each building substantially complete in turn, and WCI closed its first sales within days or weeks of each certificate: building 1 in July 2013 and building 15 in August 2015, one building roughly every seven to eight weeks for 26 months (Esperanza I and II declarations and their supplements, Collier County Clerk Official Records, 2013 to 2015). The two phases overlapped: building 5, the last in Esperanza I, was certified in December 2014, after the first three Esperanza II buildings. The county roll gives buildings 1 to 4 a 2013 year built, 5 to 10 2014 and 11 to 15 2015. Collier County’s certificate-of-occupancy years for the 15 buildings run from 2013 to 2015, so they were very probably permitted under the 2010 Florida Building Code; that is our inference, and the original permit files settle it.

That makes Esperanza the newest housing in Tiburón, finished after WCI completed Marquesa Royale in 2012 and more than a decade after Ventanas and Castillo, and the dates matter for Florida’s condominium safety laws, covered in the condo law section below.

What Amenities Come With an Esperanza at Tiburón Residence?

An Esperanza at Tiburón residence comes with an elevator, lobby, trash chute and room, a storage room and two assigned parking spaces in its own building; shared pools, spas, a cabana, entrances, roads and grounds owned by the Tiburon Mid-Rise Neighborhood Association; Tiburón’s gated, District-run entry; and the option, not the obligation, of joining Tiburón Golf Club.

The pools are not part of either Esperanza condominium. Esperanza I’s common parcel is 1.80 acres and Esperanza II’s 2.06 acres, essentially the building footprints and what immediately surrounds them (Collier County parcel records). Everything else, the pools, roundabouts, drives and landscaping, belongs to a shared association that Esperanza owners pay for, and control, together with the 82 homes of Ventanas at Tiburón.

Inside the Building

The recorded ground-floor sheets show the same core in all 15 buildings: an “ENTRY (C.E.)” of about 14.3 by 10.7 feet, a “LOBBY (C.E.)” leading to the “ELEVATOR LOBBY (C.E.),” the elevator, two common stairs, a “TRASH ROOM (C.E.),” a “UTILITY ROOM (C.E.)” of 15 by 18 feet, an “ELEVATOR EQUIPMENT (C.E.)” room, the six storage rooms and the 12 parking spaces, with the air-conditioning condensers on a pad outside (Esperanza II Declaration, OR 5071, Page 3823, Exhibit 1; Esperanza I Declaration, OR 4944, Page 1446, Exhibit 1).

No mail room is drawn. The Ventanas buildings next door each have a “MAIL (C.E.)” room in the lobby; no Esperanza ground-floor sheet or plot plan labels a mail room, mailbox or kiosk. Where Esperanza mail is delivered is set by the associations and is not in any record we read, so ask where your mailbox is.

The Shared Pools, Spas and Cabana

The Tiburon Mid-Rise Neighborhood Association owns three parcels beside the buildings, about 10.94 acres at 2737, 2752 and 2762 Tiburon Blvd E (Collier County Property Appraiser roll, tax year 2026 preliminary). The 3.65-acre parcel at 2752 Tiburon Blvd E carries two pool, spa and brick-deck sets: one built in 2003 with a 3,000 square foot pool, the Ventanas-era set, and one built in 2013, the year Esperanza I was declared, with a 2,700 square foot pool, a 79 square foot spa, a 5,599 square foot deck and a 228 square foot enclosed structure (Collier County Property Appraiser roll, tax year 2026 preliminary). Esperanza I’s recorded plot plan, signed July 12, 2013, draws a free-form “POOL” with a “POOL CABANNA” (the plat’s spelling) between Tiburon Blvd E and building 1, beside a roundabout entry, inside the land “maintained and operated by the Tiburon Midrise Neighborhood Association” (OR 4944, Page 1446, Exhibit 1, sheet 2).

One listing describes “2 community pools with lap lanes & golf course views.” What the record fixes is two pool and spa sets and a cabana, shared with Ventanas; which Mid-Rise pool is which, the hours and whether they are heated are set by the Mid-Rise association and posted by it. The Mid-Rise association is resurfacing the pool and spa interiors under a notice of commencement recorded August 6, 2026 (OR 6617, Page 384), work every Esperanza owner pays for through the shared budget.

The Entrances, Roundabouts and Fountain

Each phase has its own landscaped entry on Mid-Rise land. Esperanza I’s plot plan shows a roundabout with a central island and entry signs, paver drives to each building and paver sidewalks; Esperanza II’s shows its own roundabout between buildings 13 and 15, and at the east end beside building 8 a “FOUNTAIN” and “ROCK LANDSCAPE WALL” inside an access and maintenance easement (Esperanza I and II plats). The plats show outdoor parking along the paver drives on Mid-Rise land but do not count or label guest spaces, and the Mid-Rise association controls parking on its roads.

What the Record Promises Esperanza Owners

Both Esperanza declarations subject the land to the Mid-Rise covenants, first recorded in 2002 as the Ventanas at Tiburon Community Association covenants “as has been and may be amended,” and name the Tiburon Mid-Rise Neighborhood Association as the “Neighborhood Association” (Sections 1.3(a) and 2.27). The owners’ 2022 restatement of those covenants defines the Common Areas as “the swimming pools located within fenced areas, cabanas, the entrance, the roads, and landscape areas,” and gives every owner, with guests, lessees and invitees, “a perpetual nonexclusive easement … for the use and enjoyment of all recreational facilities and Common Areas” (OR 6085, Page 297, Sections 1.5 and 4.1, recorded February 15, 2022). WCI quit-claimed the “common areas and pools” to the Mid-Rise association on October 16, 2013, three months after Esperanza I was declared (OR 4975, Page 2929).

Who Maintains the Grounds

Both Esperanza plats say it in capitals: “THE HATCHED AREA SURROUNDING BUILDINGS 1-7 ARE COMMON AREAS TO BE MAINTAINED AND OPERATED BY THE TIBURON MIDRISE NEIGHBORHOOD ASSOCIATION, INC.,” and the Esperanza II plat says the same for buildings 8 to 15. The declarations give the Mid-Rise association a perpetual easement for landscaping and irrigation, make it “the entity charged with the operation and control of the irrigation system,” bar the condominium association from modifying that system without its consent, and provide that “all buffer zones shall be maintained by the Neighborhood Association” (Sections 3.5(i) and 7.1). An Esperanza owner does no yard work, and neither does either Esperanza association.

The Pool Rules

The Mid-Rise 2022 covenants set the pool etiquette for all 172 homes (Section 7.8): no glass, drinks in paper, aluminum or plastic, no smoking, no pets in the pool areas, no unattended children under 13, no jumping, diving or running, rafts and toys cleared when not in use, and furniture straightened and trash taken on leaving. Esperanza II adds its own rules for its owners (2022 restatement, Article 15): guests who are not staying overnight use the association facilities only when accompanied by the owner or tenant unless the board approves, and caretakers, housekeepers and home-watch providers may inspect a residence but “may not use the pool or parking areas.” Pool hours are not in any recorded document; the Mid-Rise association posts them.

What Comes Through Tiburón and the District

Esperanza sits inside two governing layers above the Mid-Rise association. Both declarations subject the land to the Tiburón master declaration and name Tiburon Estates Homeowner’s Association, Inc. as the “Community Association” (Sections 1.3(b) and 2.13). The Pelican Marsh Community Development District runs Tiburón’s gated entry: one gate staffed around the clock that remotely controls the unmanned gates, guest lists through the District’s web system or forms, parcel carriers admitted from 7 a.m. to 10 p.m. daily and commercial vehicles from 7 a.m. to 7 p.m. Monday to Saturday, plus the District’s roads, lakes and irrigation water. Every route out of Esperanza runs west on Tiburon Blvd E to Airport-Pulling Road.

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

Tiburón Golf Club is private property, and no Esperanza or Mid-Rise document requires an owner to join it. Neither Esperanza declaration nor the Esperanza II 2022 restatement contains a club-membership clause. The only related text lets the association “enter into agreements to acquire leaseholds, memberships, and other possessory or use interests in lands or facilities such as country clubs, golf courses, marinas, and other recreational facilities,” and only “with the same approval of Unit Owners as needed to amend the Declaration” (Esperanza I, Section 11.1(h); Esperanza II 2022, Section 11.6). That is a power that needs an owner vote, not a duty an owner carries. WCI’s own deeds of 2013 and 2015 list the District, the condominium declaration, the Mid-Rise covenants and the master declaration as exceptions, and no club covenant; a WCI deed of the same period in another Naples community lists a “Mandatory Club Membership Covenant,” so the absence here is meaningful (Collier County Clerk Official Records).

The master declaration is a different document. Its 1999 Section 17.3 obliged each initial purchaser buying from the developer to take a Signature Membership at closing and tells a resale purchaser to contact the club, and a 2011 amendment locks that section against change without the club’s recorded consent (OR 4716, Page 943). That is why WCI’s Esperanza prices from 2012 to 2015 included a Signature Membership. A resale buyer does not inherit one automatically: whether a given membership transfers is a club matter, confirmed with the club in writing.

The club sells resident-only Medallion and Signature memberships by application (Tiburón Golf Club membership): Medallion is year-round, and Signature is a seasonal May-through-October membership at a reduced rate. The club publishes privileges, not prices, so no initiation fee or dues figure appears on this page. The Ritz-Carlton Naples, Tiburón is open to Esperanza residents through the club or as paying guests; nothing in the Esperanza record gives an owner resort access by right of ownership.

What Esperanza Owners Do Not Get

No fitness room, tennis or pickleball court, clubhouse or social room is named in either Esperanza declaration, the Esperanza II restatement, the Mid-Rise documents or the county roll. A listing that mentions “the RITZ Tiburon pool” is describing a club or resort privilege, not an Esperanza amenity. The shared facilities are the pools, spas, decks, cabana, entrances and grounds; the fitness center, tennis, dining and beach services belong to the club.

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

Esperanza at Tiburón owners pay a condominium assessment, a share of the Tiburon Mid-Rise Neighborhood Association budget, a Tiburón master assessment and a Pelican Marsh CDD line on the county tax bill: $2,943.07 per Esperanza I residence and $3,221.66 per Esperanza II residence on the 2025 bill, per the Collier County Tax Collector.

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

The Two Condominium Assessments

No association-published budget or assessment figure for either Esperanza association was found in any public record. Budgets are not recorded with the Clerk, Sunbiz filings do not carry them, and neither association publishes one. Listing sites show fee figures typed in by listing agents, often three of them, a condominium fee, an association fee and a master fee; we do not repeat them. The condominium assessment is set each year in each association’s adopted budget: request the current budget and an estoppel certificate before contract.

What the recorded declarations do fix is the split, and it is equal. Each Esperanza I residence has an undivided share in the common elements, common surplus and common expenses “equal to 1/42nd of 100%,” and each Esperanza II residence “1/48th of 100%”; the owners’ 2022 Esperanza II restatement keeps ownership “on a 1/48th basis” (Section 5.1 of each declaration; Esperanza II 2022, Section 8). Within each phase, every residence pays the same condominium assessment, whether it is a first-floor 01 or a top-floor 02, one vote per residence. That is the opposite of Ventanas, where the share scales with floor area.

Two Associations, Two Budgets

Esperanza I and Esperanza II are separate condominiums with separate corporations, boards, managers, budgets and insurance. A buyer in building 4 and a buyer in building 12 are buying into different associations with different assessments, different reserves and different rules, even though the buildings are identical. The 42 Esperanza I residences share one budget; the 48 Esperanza II residences share another.

A Developer-Era Figure, for History Only

Both declarations recorded a developer guarantee (Section 14.8): WCI guaranteed that the condominium assessment would not exceed a fixed quarterly ceiling during set periods, the same for every residence in the phase, rising each calendar year, from recording through 2015 for Esperanza I and through 2016 for Esperanza II. Esperanza II’s ceilings ran higher than Esperanza I’s in each overlapping year. Those were developer-period ceilings of a decade ago and say nothing about today’s assessments, so we do not reprint them as a guide to cost.

What the Condominium Assessment Pays For

The assessment pays for the association’s maintenance duties: the structure, roof, exterior walls, painting and waterproofing, the elevator, the lobby, trash chute and room, the parking floor, the fire alarm and access systems, and in Esperanza II the windows, screen doors and balcony screens (Declarations, Section 7.1; Esperanza II 2022, Sections 9.1.1 to 9.1.5). It pays for the building insurance each association carries, management and reserves. The Esperanza II 2022 restatement also lists as common expenses water, sewer, electricity and trash “that are not separately metered or billed to individual Units,” bulk interior pest control if provided, and “Communications Services” if the board designates them (Section 1.13). The Esperanza I declaration lets its board make bulk cable a common expense (Section 2.10). Both associations are grantors of the 2021 telecommunications easements to Hotwire Communications (OR 5905, Page 3151); which layer pays for cable and internet today, and what is included, is in the budgets.

The One-Time Working Capital Contribution

Both original declarations carry a notice on their cover page: “UPON THE INITIAL SALE OR RESALE OF A UNIT, A CAPITAL CONTRIBUTION IS REQUIRED TO BE PAID TO THE ASSOCIATION.” Section 14.9 sets it: “At the time each Unit is closed, the purchaser of the Unit will pay to the Association a one-time payment equal to two months’ Assessments,” not refundable and not a credit against assessments. No later instrument we found amends that rule for Esperanza I. The Esperanza II 2022 restatement, as we read it, carries a transfer processing fee and an estoppel fee but no working-capital clause, so whether a two-month contribution still applies in Esperanza II is a question for its estoppel certificate.

Budget and Spending Controls in the Record

• Material alterations (Esperanza II): alterations or additions to the common elements costing more than 5% of the annual budget need two-thirds of the voting interests (2022 restatement).
• Reserve study (Esperanza II): “The Board shall prepare, or retain a professional to prepare, a reserve study … at least once every sixty (60) months” (2022 bylaws), on top of the statutory structural study.
• Windows (Esperanza II): the board may replace windows with code-compliant impact glass “and no Unit Owner vote shall be required” (2022 restatement, Section 9.1.3), a decision that lands on every owner’s assessment.
• Special assessments: Florida associations do not record special assessments, so none appears in the Clerk’s index for either phase. The estoppel certificate for a specific residence discloses any assessment levied or pending.
• Collections: the Clerk’s index shows each Esperanza association recording notices against individual residences over the years, 23 for Esperanza I and 21 for Esperanza II from 2013 to 2026, which tells a buyer each association collects directly and uses its lien remedy (Collier County Clerk Official Records).

Property Taxes on an Esperanza Residence

The property tax lands on the same county bill as the District line and the county garbage assessment, so it belongs in the same budget. On the 2025 certified roll the median total bill was $20,033 in Esperanza I and $19,484 in Esperanza II, all lines included; the range ran from $3,205 to $22,152 in Esperanza I and from $9,558 to $21,480 in Esperanza II, with the low end reflecting homesteaded residences under the Save Our Homes cap and personal exemptions (Collier County Property Appraiser roll, tax year 2025 certified).

The 2026 preliminary roll cuts every Esperanza value, by 16.3% in Esperanza I and 17.2% in Esperanza II, and applies 9.4020 mills in this taxing area. On that roll the median ad valorem tax is $14,924 in Esperanza I and $13,982 in Esperanza II, before the District and garbage lines are added (Collier County Property Appraiser roll, tax year 2026 preliminary). The county values every residence by position, identically in every building of a phase: $1,584,110 for a 101 up to $1,674,650 for a 302 in Esperanza I, and exactly $100,000 less at every position in Esperanza II, a gap the county has held every year since 2021 without publishing a reason.

Source: Collier County Property Appraiser roll, tax years 2021 to 2025 certified and 2026 preliminary. Seventeen residences pay under $9,000 on the 2026 preliminary roll, every one of them homesteaded with a large Save Our Homes benefit. A seller’s cap does not pass to the buyer, so a seller’s bill is a poor guide to a buyer’s; budget on the purchase price times the millage, plus the non-ad valorem lines.

Esperanza at Tiburón’s Layered Costs: Condominium, Mid-Rise Association, Master Association and CDD

Esperanza at Tiburón owners carry four recurring layers, their own condominium association, the Tiburon Mid-Rise Neighborhood Association, the Tiburón master association and the Pelican Marsh Community Development District, plus a county garbage line and up to three one-time charges at purchase. Only the county bill lines are published per residence.

That is one layer more than most Tiburón neighborhoods carry, and at Esperanza the extra layer is heavier than anywhere else: the recorded formula puts about three-quarters of the Mid-Rise budget on Esperanza’s 90 homes.

Layer 1: The Esperanza I or Esperanza II Condominium Assessment

Covered above: an equal share within each phase, 1/42 in Esperanza I and 1/48 in Esperanza II, with the amount in the adopted budget and the estoppel certificate. Esperanza I is operated by Esperanza at Tiburon Condominium Association, Inc., a Florida not-for-profit corporation filed June 11, 2013 (Sunbiz N13000005450); Esperanza II by Esperanza II at Tiburon Condominium Association, Inc., filed June 17, 2014, whose amended and restated articles were filed May 26, 2022 (Sunbiz N14000005729). The state lists them as condominium projects of 42 and 48 units with WCI Communities LLC as developer of record (DBPR condominium and developer extracts).

Layer 2: The Tiburon Mid-Rise Neighborhood Association, and Why Esperanza Pays Three Times a Ventanas Share

The Mid-Rise association owns and runs the pools, spas, cabana, entrances, interior roads, landscaping, irrigation and buffers shared by the 172 homes of Ventanas, Esperanza and Esperanza II. Every Esperanza owner is a member and pays the Mid-Rise association directly.

The split is written into the Esperanza declarations themselves. Section 13.4 of both, “Neighborhood Association Assessment Obligations,” quotes the Mid-Rise formula word for word and binds each owner to it: a Ventanas unit pays “1/357th (there are 82 Ventanas Units) such that the Ventanas Units will pay a total of 82/357,” and each other unit pays 275/357 divided by the number of non-Ventanas units. WCI’s own worked example followed: “if the assessment to be levied was $357.00, a Ventanas Unit assessment would be equal to $1.00 (1/357th) while each of the Units other than a Ventanas Unit would be assessed $3.27 per unit” (OR 4944, Page 1446 and OR 5071, Page 3823, Section 13.4). The owners’ 2022 restatement fixed the result: each unit in Esperanza or Esperanza II pays “1/90th of (275/357) of the total,” and “the share … cannot be amended without the approval of 100% of all owners and all unit mortgage holders” (OR 6085, Page 297, Section 3.3).

Source: Esperanza declarations, Section 13.4; Mid-Rise 2022 restated covenants, Section 3.3; percentages are our arithmetic from the recorded fractions. Each Esperanza home carries about 3.06 times a Ventanas home’s share of the same pools, roads and grounds.

Why it is lopsided is history, not a judgment on either neighborhood. The 357-home base was fixed in WCI’s 2002 plan for five Ventanas condominiums; when WCI shrank the plan in 2012, it kept each Ventanas home at 1/357 and put the unbuilt balance on the homes it was about to build and sell, which became Esperanza (OR 4779, Page 1998, recorded March 28, 2012). WCI’s example assumed 84 non-Ventanas homes; 90 were built, so each Esperanza home’s share came out slightly below the example, about $3.06 instead of $3.27 per $357. Every Esperanza buyer since 2013 has bought subject to that formula in the recorded declaration, and it now needs every owner and every mortgage holder to change.

Section 13.4 adds a one-time charge: “Each Unit Owner shall also be required to pay to the Neighborhood Association an initial capital payment, as determined by the Neighborhood Association in accordance with the Neighborhood Declaration.” The amount is not in any public record; it is on the Mid-Rise estoppel certificate.

The Mid-Rise Vote: Esperanza Holds the Numbers, Not a Veto-Free Majority

The weight of the budget comes with weight at the ballot, but not unlimited control. The Mid-Rise board has five directors elected at large by all 172 homes, with a quorum of 87, and Mid-Rise material alterations costing more than $20,000 in a year, and every amendment to the Mid-Rise documents, need a majority of all 172 voting interests and a majority of those voting from each of Ventanas, Esperanza I and Esperanza II (Mid-Rise 2022 restatement, Sections 6 and 10.3). Esperanza’s 90 votes are a majority of the whole, but nothing major changes on the shared land without Ventanas, and nothing changes without each Esperanza phase either. The covenants run to December 31, 2031, then renew automatically for ten-year periods (Section 11.1).

Layer 3: The Tiburón Master Assessment and Capital Contribution

Both Esperanza declarations subject the land to the Tiburón master declaration and make each owner a member of Tiburon Estates Homeowner’s Association, Inc. (Sections 1.3(b) and 2.13). The master association does not publish its assessment amount; the figure is on the master estoppel certificate. A 2022 amendment recorded by the master association (OR 6149, Page 45) 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 on the master estoppel.

Up to Three One-Time Charges at Closing

Who pays each one between buyer and seller is set by the purchase contract; in the recorded documents, each falls on the purchaser at closing.

Layer 4: The Pelican Marsh CDD Line on the Tax Bill

Tiburón lies inside the Pelican Marsh Community Development District, a unit of special-purpose local government whose assessments are collected on the county tax bill as a non-ad valorem line. The line has two parts: an operations and maintenance assessment of $1,725 per unit for fiscal year 2026, and a Series 2022 debt service assessment on the Tiburón neighborhoods obligated for the bonds, which retire after the final payment in May 2031.

The two Esperanza phases sit in different District debt classes, and the 2025 tax bills show it. The Collier County Tax Collector’s 2025 bills for a first-floor and a top-floor residence in each phase show the “Pelican Marsh” line flat within each phase:

Source: Collier County Tax Collector, 2025 tax bills for the parcels shown; total non-ad valorem per residence confirmed on every unit of each phase by the Collier County Property Appraiser roll, tax year 2025 certified.

Subtracting the $1,725 operations figure leaves about $1,218 of Series 2022 debt service per Esperanza I residence and about $1,497 per Esperanza II residence, our arithmetic from the two primary figures. The ratio of those two debt lines matches, to four decimal places, the ratio of the District’s fiscal 2019 “Villa II” and “Villa III” classes that the two phases were assigned to, which independently confirms the split. Both are well above the “approximately $833 to $853 for smaller condominium units, including Serafina, Ventanas, and Castillo” that the District Manager described at the District’s July 15, 2026 meeting, and below the $2,532 he gave for Escada at Tiburón. A 2,930 square foot Esperanza residence is simply a larger class of home, and the District assesses it as one.

Unlike Ventanas, where 18 of 82 residences no longer carry the debt line, every Esperanza residence carries the same amount within its phase on every roll from 2021 to 2025, so none appears to have prepaid its bond assessment:

Source: Collier County Property Appraiser roll, certified non-ad valorem totals, tax years 2021 to 2025 (District and garbage lines together). The gap between the phases narrowed after 2021 and has held at exactly $278.59 since, which fits a bond refinanced in 2022; that is our inference from the pattern. The current figure for a specific residence is on that parcel’s own tax bill.

The County Garbage Line That Ventanas and Castillo Do Not Carry

Every Esperanza bill we sampled carries a “District 1 Garbage” line of $261.91 that the Ventanas and Castillo bills do not (Collier County Tax Collector, 2025 bills). Esperanza residences are on Collier County’s residential curbside solid-waste assessment: the county collects garbage in Esperanza’s district on Tuesdays and Fridays, with recycling, yard waste and bulk on Fridays (Collier County solid-waste service-day layer, checked September 25, 2026, at all 15 building addresses). Inside the buildings, the trash chute on each floor feeds the ground-floor trash room; how containers get from there to collection is an association arrangement.

What the Stack Looks Like for a Buyer

An Esperanza purchase therefore produces three estoppel certificates, not one: from the Esperanza I or Esperanza II association, from the Mid-Rise association and from the master association, each with its own capital charge. Order all three at contract, together with the condominium association’s sale approval application, so the closing date does not wait on the slowest.

Selling an Esperanza residence? The three estoppels, the District line for your phase and the one-time charges all belong in your net sheet before you list. Get a free Esperanza at Tiburón home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

The Esperanza at Tiburón Declarations, Amendments and Rules, Section by Section

Esperanza at Tiburón is governed by two recorded declarations from one WCI template, Esperanza I’s of 2013 (OR 4944, Page 1446) as its owners amended it in 2019 and 2020, and Esperanza II’s of 2014 (OR 5071, Page 3823), restated by its owners in 2022, with the Tiburon Mid-Rise Neighborhood Association’s 2022 covenants above both.

The two phases started identical and have since diverged. WCI’s two declarations share one template: the same section numbering, use restrictions, parking and storage scheme, leasing clause, pet clause, Mid-Rise clause and capital contribution. Since turnover, the Esperanza I owners have amended their declaration in place, while the Esperanza II owners rewrote their leasing and transfer article in 2018 and then restated the whole declaration, articles and bylaws in 2022. Quotations below are from the recorded instruments; section numbers are the instruments’ own. Neither association has recorded rules and regulations, and the Esperanza II restatement lets its board adopt rules without recording them (Section 14.4), so the current rules are always a document to request.

The Two Declarations: Who Built It and What They Created

• Developer and declarant: “WCI Communities, LLC, a Delaware limited liability company, hereby declares as follows,” opens each declaration. Esperanza I: recorded July 16, 2013 (OR 4944, Page 1446, 71 pages with its plat, articles and bylaws). Esperanza II: recorded August 29, 2014 (OR 5071, Page 3823, 78 pages).
• Names: “ESPERANZA AT TIBURON, A CONDOMINIUM” and “ESPERANZA II AT TIBURON, A CONDOMINIUM” (Section 1.4). The state lists them as projects PR75736 (42 units) and PR75856 (48 units), developer of record WCI Communities LLC (DBPR condominium and developer extracts).
• Associations: each condominium association is “the sole entity responsible for the operation of the Condominium” (Section 2.4).
• The land: Esperanza I is built on part of Tract D and Esperanza II on part of Tract C of the Tiburon Boulevard East Extension plat, Plat Book 36, Pages 23 to 24 (Exhibit 1 of each declaration; Collier County Property Appraiser legal descriptions).
• How the buildings were added: each declaration was recorded with its first building complete, and every later building was added by a recorded supplement when the surveyor certified it substantially complete: six supplements for Esperanza I (2013 and 2014) and seven for Esperanza II (2014 and 2015) (Collier County Clerk Official Records).
• No timeshares: “Time-share estates or interests will not be created with respect to any of the Unit[s]” (Section 3.1).
• Single-level residences: Section 3.4 has WCI construct within each unit a one-storey single-family residential unit; the recorded image is only partly legible there, but the plats confirm the reading, one residence per half floor, each on a single level.

Shares, Votes and Combining Units

• Share of common elements and expenses: equal within each phase, “equal to 1/42nd of 100%” in Esperanza I and “1/48th of 100%” in Esperanza II (Section 5.1; Esperanza II 2022, Section 8, “on a 1/48th basis”).
• Votes: one vote per residence, 42 and 48 (Section 5.2).
• Unit boundaries: the unfinished underside of the ceiling, the unfinished top of the floor and the unfinished interior faces of the drywall walls; utility lines serving more than one unit are common elements (Section 3.2).
• Combining residences: a residence may be combined with the one beside it or directly above or below “for purposes of occupancy … only,” without an amendment to the declaration (Section 3.2).
• Parking and storage: two limited-common-element parking spaces and one storage space per residence, by unrecorded assignment at closing, logged by the association, never leased or lent to a non-resident (Section 3.3).
• Club memberships: the association may acquire club or golf memberships only “with the same approval of Unit Owners as needed to amend the Declaration” (Esperanza I, Section 11.1(h); Esperanza II 2022, Section 11.6). No declaration obliges an owner to join a club.

Maintenance, Floors, Satellite Dishes and Charging

• Association: the structure, roof, exterior walls, painting and waterproofing, the elevator (“the elevators/lifts and all related lines, mechanics, and facilities”), exterior doors and the outside face of unit entry doors, parking and trash areas, limited-access systems, and wiring, water and sewer lines up to each residence (Section 7.1). In Esperanza II since 2022, also the windows, screen doors, balcony screens and all fire and life-safety equipment except in-unit smoke alarms (Sections 9.1.3 to 9.1.5).
• Owner: everything inside serving only the residence, including its air-conditioning equipment on the outside pad, the items on its loggias and any added screening (Sections 3.3 and 7.2).
• Floors: hard surfaces need board approval and a sound-absorbing underlayment, and WCI disclaimed any warranty on noise transmission (Section 18.6).
• Satellite dishes: allowed inside the unit boundary without approval; on common elements only as far as federal law requires (Esperanza I, Section 18.2). The Esperanza II board may lease roof areas for telecommunications equipment (2022, Section 11.8).
• Electric vehicle charging: installed by the association at the owner’s cost near the owner’s space, as a limited common element (Esperanza I, Section 9.4; Esperanza II 2022, Section 9.11).
• Signs: no sign visible from outside a residence without the association’s consent (Section 18.3), on top of the Mid-Rise ban on “For Sale” and “For Rent” signs described below.

Esperanza I: The Owners’ 2019 and 2020 Amendments

Esperanza I still runs on WCI’s 2013 declaration, amended by WCI in 2014 and by its owners twice.

• 2014, by WCI: redefined the common elements to include exterior entrance areas, sliding glass doors, exterior doors and windows, and stormwater and utility facilities, with maintenance edits (OR 5020, Page 616, recorded March 26, 2014).
• 2019, by the owners at the March 12, 2019 annual meeting: electronic notice and bylaw notice and budget-notice mechanics (OR 5613, Page 238, recorded April 1, 2019).
• 2020, by the owners at the March 12, 2020 annual meeting: use, sale approval, primary occupant and lease approval (OR 5743, Page 762, recorded March 24, 2020).
• 2020, use: single-family residence; a home office or telecommuting is allowed if no customers, clients, employees or contractors come to the property, with no signs, manufacturing equipment or stored business products (Section 18.1).
• 2020, sale approval: every sale and transfer needs the association’s approval; the owner gives the board prior written notice with the contract; the board may delegate approvals, but not disapprovals, to an officer or manager (Section 19.1).
• 2020, primary occupant: an entity owner, or several unrelated co-owners, must designate one natural person as the “Primary Occupant,” to prevent timeshare, shared-unit or fractional use.
• 2020, disapproval for good cause only: grounds include a record of violent or property crime, financial irresponsibility such as prior foreclosures, missing information or fees, misstatements and unpaid assessments; after a good-cause disapproval “the Association shall have no duty to purchase the Unit or furnish an alternate purchaser.”
• 2020, leasing: every tenant needs prior board approval, with the leasing terms set out in the rentals section below (Section 19.2).
• Board and meetings (2013 bylaws): not fewer than three directors, three to nine under the bylaws, on one-year terms to the next annual meeting; a member quorum is a majority of members entitled to vote.

Esperanza II: The 2018 Amendment and the 2022 Restatement

The Esperanza II owners replaced the leasing and transfer article at a meeting on August 16, 2018, reconvened September 24, 2018 (OR 5555, Page 3011), and then adopted an Amended and Restated Declaration, Articles and Bylaws at a special meeting on May 6, 2022, recorded May 27, 2022 (OR 6132, Page 2700, 83 pages). The restatement recites that “the Developer (WCI Communities, LLC) did submit to condominium ownership” the property, and its key terms are these:

• Sale approval: board approval of every sale, gift and other transfer; decision within 20 days of complete information or 60 days of notice, or it is deemed approved; co-owners and entities designate one primary occupant, changed no more than once in 12 months; no one may acquire title to more than two residences; a transfer processing fee up to the legal maximum and an estoppel fee set by board resolution; mortgagee acquisitions exempt (Article 17).
• Leasing: board approval of every lease, renewal and extension; a 36-month wait for new owners; no more than three leases per calendar year; details in the rentals section (Article 16).
• Guests: “Any Person occupying a Unit for more thirty (30) days in a calendar year regardless of whether any consideration is paid, shall not be considered a Guest, and shall be considered a Resident or Tenant subject to the approval requirements of Article 16” (Article 15).
• Occupancy: at most two per bedroom plus two residing; at most two per bedroom plus four, and never more than eight, sleeping overnight; unrelated overnight guests in the owner’s absence twice a calendar year with 10 days’ notice; tenants may not host overnight guests in their absence.
• Home office: allowed, with no more than two regular courier deliveries a day for the business.
• Pets: the original limits, plus “Tenants and Guests are prohibited from keeping pets” (Section 14.3).
• Remodeling season: heavy work May through October only, with board approval (Section 9.4).
• Windows and hurricane protection: association-maintained windows, with board power to switch to impact glass without an owner vote (Section 9.1.3); board-adopted shutter specifications; owners responsible for hurricane protection on openings serving their residence unless the board installs it as the Condominium Act allows (Sections 9.2.7 and 9.10).
• Access and humidity: each owner gives the association a key or code for the residence, the storage space “and any secured parking area” (Section 11.1); the board may set humidity and temperature rules for residences “and in the garage storage areas,” and mold inside a storage space is the owner’s responsibility (Section 11.10).
• Emergencies: the board may shut down elevators in a declared disaster (Section 21.1.5).
• Money and change: alterations to the common elements costing more than 5% of the annual budget need two-thirds of the voting interests; declaration amendments need two-thirds of those voting at a meeting with a quorum, or two-thirds of all voting interests in writing; a reserve study at least every 60 months.
• Board: staggered two-year terms; member quorum a majority of all voting interests; the Condominium Act’s felony and 90-day-delinquency bars on board service.

Esperanza I and Esperanza II Side by Side

Sources: the recorded instruments listed above (Collier County Clerk Official Records).

The Mid-Rise Covenants: The Layer Between the Condominiums and Tiburón

The Tiburon Mid-Rise Neighborhood Association’s Amended and Restated Declaration of Covenants and Restrictions, Articles and Bylaws were recorded February 15, 2022 (OR 6085, Page 297). They replace WCI’s 2002 covenants and its 2005, 2012, 2013 and 2014 amendments, the 2014 one written to add the Esperanza II buildings to the Mid-Rise lands. Their terms bind every Esperanza owner:

• Members: the owners of the 172 homes in three condominiums, Ventanas I, Esperanza and Esperanza II.
• Common Areas: the fenced pools, cabanas, the entrance, the roads and landscape areas (Section 1.5).
• Assessments: each Esperanza or Esperanza II home 1/90 of 275/357 of the total, unchangeable without 100% of owners and all mortgagees (Section 3.3); estoppel certificates within 10 business days, with the statute now governing timing and fees (Section 3.12).
• Board: five directors at large; quorum at least 87 of the 172 voting interests.
• Amendments and big projects: a majority of all voting interests plus a majority of those voting from each of the three condominiums (Sections 6 and 10.3).
• Term: to December 31, 2031, then automatic 10-year renewals (Section 11.1).
• Signs: “No person may post or display ‘For Sale,’ ‘For Rent,’ or other signs anywhere within Tiburon Mid-Rise Lands, including those posted on motor vehicles.” Board-approved open-house signs only, only while the home is actually open (Section 7.4).
• Vehicles on the shared land: no recreational vehicles, boats, trailers, panel vans, motorcycles or commercial vehicles not actively serving a residence (Section 7.6).
• Also: no solicitation, no garage sales, drones only under FAA-compliant, non-intrusive conditions, only the pets each condominium’s documents allow, and the pool rules described in the amenities section (Sections 7.2, 7.3, 7.5, 7.7 and 7.8).

The Master Layer: Vehicles and Architectural Review

Both declarations subject Esperanza to the Tiburón master declaration of 1999. WCI’s Fourth Amendment to it, recorded August 26, 2014 while Esperanza II was being declared (OR 5070, Page 3107), limits commercial vehicles to four hours a day with no overnight parking unless garaged, bars boats, trailers, campers and motor homes unless fully enclosed in a garage with the door shut, transferred architectural approvals from the developer to the Design Review Committee, and makes the master declaration amendable after turnover by two-thirds of the members, but not against the club’s rights without its consent. Esperanza’s ground floor is a shared parking level, so whether a given vehicle meets the “enclosed garage” test is a question for the associations’ rules, not something to assume.

When the Documents and Today’s Practice Differ

Much of daily life at Esperanza is governed by board policy rather than recorded text: pool hours, move-in and contractor hours, application forms and fees, any tighter leasing resolution. When an older copy and the recorded text disagree, the recorded text governs, and in Esperanza II the 2022 restatement replaced everything before it. The estoppel certificates and each association’s current rules are the documents that settle it for a specific residence, and because the two phases now have different rules, a buyer should never assume that what is true in building 4 is true in building 12.

Is Esperanza at Tiburón a 55+ Community?

Esperanza at Tiburón is not an age-restricted community. Neither Esperanza declaration, the Esperanza II 2022 restatement nor the Mid-Rise association’s 2022 covenants contains a 55-and-over occupancy restriction, and the Mid-Rise pool rules supervise children under 13, which presupposes residents and guests of every age.

Florida’s housing-for-older-persons exemption requires a community to publish and follow policies showing its intent to operate as 55-and-over housing; nothing of that kind appears in any Esperanza or Mid-Rise instrument. Every Esperanza 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 25, 2026).

In practice Esperanza is the most owner-occupied condominium in Tiburón. On the 2026 preliminary roll, 52 of the 90 residences, 57.8%, carry a Florida homestead exemption: 24 of 42 in Esperanza I and 28 of 48 in Esperanza II. That compares with 20.7% at Ventanas at Tiburón, 28.4% at Castillo at Tiburón and 47.9% at Marquesa Royale, and it is higher than one detached neighborhood, Serafina (Collier County Property Appraiser roll, tax year 2026 preliminary). Twenty-six owners, 28.9%, use a mailing address outside Florida, most often New York, Ohio and Illinois, with one each in Belgium and the United Kingdom. Any buyer who clears the association’s approval may buy, whatever their age.

Can You Rent Out an Esperanza at Tiburón Condo?

Yes, within recorded limits that differ by phase. Both Esperanza at Tiburón associations approve every tenant, and leases must run at least 30 consecutive days, no more than three a year. Esperanza II also bars leasing in a new owner’s first 36 months and does not allow tenants to keep pets; Esperanza I does.

That makes Esperanza a seasonal-rental neighborhood, not a vacation-rental one. A 30-day minimum with three leases a year fits the classic Naples winter rental of one to four months and rules out nightly and weekly stays. Any advertisement offering an Esperanza stay shorter than 30 days conflicts with both recorded declarations, and Esperanza II’s restatement bans the advertising itself.

The Leasing Rules in One Table

Sources: Esperanza I Certificate of Amendment (OR 5743, Page 762, 2020); Esperanza II Certificate of Amendment (OR 5555, Page 3011, 2018) and Amended and Restated Declaration (OR 6132, Page 2700, 2022). Parts of the Esperanza I 2020 text were only partly legible in the recorded image, and the disapproval grounds are summarized from it.

How the Rules Changed Since WCI

WCI’s 2013 and 2014 declarations allowed leases of at least 30 days and no more than three in any 12 months, with no approval requirement for tenants. Both associations have tightened that. Esperanza I added board approval of every tenant, interviews and listed grounds for disapproval in 2020, but kept the 30-day minimum and the three-in-12-months count. Esperanza II went further in 2018 and 2022: approval of every lease, renewal and extension, a calendar-year count, the 36-month wait for new owners, the tenant pet ban and the short-stay advertising ban. The 2018 Esperanza II text also capped a lease at one year with no renewal options; the 2022 restatement now allows renewals with board approval.

What an Esperanza Landlord Should Plan For

The three-lease cap counts leases, not months, so back-to-back monthly rentals all year are not possible; a season-long winter lease plus a shorter spring or fall lease fits inside the cap. In Esperanza I the count runs over any rolling 12 months, so a landlord has to look back a full year, not just at the calendar. The 30-day approval window adds lead time: file the application well before the tenant’s arrival. In Esperanza II the tenant pet ban removes part of the seasonal rental pool, so say so in the listing to avoid a failed application; in Esperanza I, a tenant’s pet is a question of the same two-pet and breed rules owners follow.

Buying an Esperanza II Residence to Rent

The 36-month wait is the rule that changes a purchase decision. A buyer who closes on an Esperanza II residence cannot lease it for three years from taking title, unless the residence came by inheritance, so an Esperanza II purchase is not an immediate rental investment. Esperanza I has no waiting period on the recorded text. A buyer who plans to rent should ask each association in writing, before contract, for any leasing resolution adopted since the recorded amendments, because boards can adopt rules that are never recorded.

Can You Sell an Esperanza Residence With a Tenant in It?

Yes. A lease does not stop a sale, but the buyer takes the residence subject to it, and the association’s sale approval, the showings and the closing date all have to be coordinated with the tenant’s term. We recommend listing a leased Esperanza residence with the lease, its end date, its approval letter and the tenant’s showing terms disclosed from the start. An Esperanza II buyer who plans to keep the tenant should confirm with the association how the 36-month wait applies to a lease already in place.

Pet Rules at Esperanza at Tiburón

Esperanza at Tiburón owners may keep up to two dogs, cats or birds in any combination, plus fish, and certain large breeds are barred. In Esperanza I a tenant may keep pets on the same terms; in Esperanza II tenants and guests may not, and no pet may enter the shared pool areas.

The Pet Rules

• Number: “no more than 2” dogs, cats or birds in any combination, plus a reasonable number of fish (Section 18.7, both declarations; Esperanza II 2022, Section 14.3).
• Excluded animals: reptiles, pot-bellied pigs, livestock and wildlife.
• Breeds: “known vicious breed such as ‘Pit Bulls,’ ‘Bull Terriers,’ ‘Chows,’ ‘Rottweilers’ or other like breeds are not permitted.”
• Common elements: pets only as the association’s rules allow; the owner cleans up and indemnifies the association.
• Damage: if a pet’s damage is not remedied within 15 days of the board’s notice, the pet must be permanently removed.
• Tenants, Esperanza I: for this section “Unit Owner” includes a tenant (Section 18.7(e)), so a tenant may keep pets on the owner’s terms.
• Tenants and guests, Esperanza II: “Tenants and Guests are prohibited from keeping pets” (2022 restatement, Section 14.3).
• Shared land: leashed or carried, waste removed, only the pets each condominium’s own documents allow, and none in the pool areas (Mid-Rise 2022 covenants, Sections 7.2 and 7.8).
• Size: the recorded rules set no weight limit; the limit is by number and by breed.

Living With a Pet in an Esperanza Building

An Esperanza dog’s daily route runs from the residence into the shared elevator, down to the ground-floor lobby and out across Mid-Rise land, where it must be leashed or carried. The two-pet cap counts dogs, cats and birds together, not two of each. A buyer with a dog whose breed could be read as “like” the listed breeds should ask the board in writing before contract, not after closing. For a seller, the phase matters too: an Esperanza I residence can be marketed to seasonal tenants with pets, and an Esperanza II residence cannot.

Assistance Animals

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

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

Esperanza at Tiburón’s 15 buildings, three residential floors over parking, sit inside Florida’s milestone-inspection and structural-integrity-reserve-study laws. Collier County’s milestone map lists all 15 as not yet due, with first inspections in 2043 to 2045; both associations appear in the state’s reserve study database, but no study is published.

That second fact is disclosed to a buyer, not to the public. Each association’s study, reserve schedule and any engineer’s reports are association records produced during the document review period, and the estoppel certificate discloses any special assessment that followed from them. At Esperanza there are two of everything: two associations, two studies, two reserve schedules.

What the Two Laws Say

• Milestone inspection: Section 553.899(3)(a) of the Florida Statutes requires a building “three habitable stories or more in height” that is subject in whole or in part to the condominium form of ownership to have a milestone inspection “by December 31 of the year in which the building reaches 30 years of age, based on the date the certificate of occupancy for the building was issued, and every 10 years thereafter.” Section 553.899(3)(b) lets the local enforcement agency require the first inspection at 25 years where local conditions, “including environmental conditions such as proximity to salt water,” call for it (Section 553.899).
• Structural integrity reserve study (SIRS): Section 718.112(2)(g)1 requires a study “at least every 10 years after the condominium’s creation for each building … three habitable stories or higher in height,” covering the roof, structure, fireproofing and fire protection, plumbing, electrical, waterproofing and exterior painting, windows and exterior doors, and any other item with a deferred maintenance cost over $10,000. An owner-controlled association that existed on or before July 1, 2022 had to complete its first study by December 31, 2025 (Section 718.112).
• Reserves: for budgets adopted on or after December 31, 2024, the members of an association that must obtain a SIRS “may not determine to provide no reserves or less reserves than required” for the study’s items, and may not spend those reserves on anything else (Section 718.112(2)(f)).
• Hurricane protection: every condominium board must adopt hurricane protection specifications and may not refuse protection that conforms to them (Section 718.113(5)). The Esperanza II 2022 restatement writes that duty into its own text (Section 9.10).

Why Esperanza Is Within Both Laws

The recorded plats show three residential floors of two residences each above an enclosed ground-level parking and service floor, a roof peak 64.1 feet above the ground floor on the Esperanza I elevation sheet, and an elevator in every building (OR 4944, Page 1446 and OR 5071, Page 3823, Exhibit 1). Three habitable storeys is exactly the threshold of both statutes, so a question some buyers ask about “coach homes,” whether a building this size is covered at all, has a plain answer here: it is. Both associations were owner-controlled well before July 1, 2022 (Esperanza I’s owners amended their declaration in 2019 and Esperanza II’s in 2018), so the December 31, 2025 study deadline applied to both.

Collier County’s 30-Year Schedule, and Why Esperanza Is on It

Collier County uses the 25-year option only for buildings near the Gulf. Its Milestone Inspections page states the rule: within three miles of salt water, the first inspection at 25 years; more than three miles from salt water, at 30 years; then every 10 years (Collier County Milestone Inspections, under Ordinance 2022-42 as amended). By a spatial query of the county’s own three-mile buffer layer on September 25, 2026, every Esperanza building sits outside it, from about 208 meters (building 15) to 513 meters (building 7).

Source: Collier County Milestone Map, MilestonePoints layer, read September 25, 2026; every record “Open for Uploads” and “Not Due.”

The years are the certificate-of-occupancy years, 2013 to 2015, plus 30. They do not follow phase order: buildings 8 and 9 of Esperanza II received their certificates in 2013, before several Esperanza I buildings, so they are due in 2043 alongside buildings 3 and 4. The county’s separate January 2026 list of milestone buildings prints two Esperanza rows with the wrong address or certificate date, so we cite the map’s years, which agree with the certificate years in every other row. The map lists a year, not a finding: nothing here says what an inspection will find. The county notifies the association when an inspection falls due, and once one is complete the association must give every owner the inspector’s summary.

For comparison, Ventanas’ three buildings are listed for a first inspection in 2032. Esperanza’s first milestone inspection is 11 to 13 years further away than that of its Mid-Rise neighbor, the practical meaning of being the newest housing in Tiburón.

The Structural Reserve Study Is Due Now, Not in 2043

The milestone inspection is years away; the reserve study is not. Because neither Esperanza association’s first milestone inspection fell due by the end of 2026, the option to combine the two did not apply, and the first SIRS deadline for both was December 31, 2025. When we reviewed the Florida Department of Business and Professional Regulation’s database of studies submitted before July 2025 on September 23, 2026, it listed both Esperanza at Tiburon and Esperanza II at Tiburon; an entry shows a submission and says nothing about the study’s contents, and the database would not load for us again on September 25, 2026 (DBPR SIRS reporting). No Esperanza study, reserve schedule or budget is published anywhere we searched, so we make no statement about what either study found or how either association funds its reserves. On top of the statutory study, the Esperanza II bylaws require a reserve study at least every 60 months.

What the Recorded Work Already Tells You

Collier County’s monthly building permit reports from January 2020 to August 2026 show, for Esperanza’s common property, fire-alarm work only: alarm communicators on all eight Esperanza II buildings in December 2022 and again in December 2024, a fire-alarm permit at building 10 in 2023 matching a recorded notice of commencement (OR 6149, Page 3421, July 7, 2022), and a same-model fire-alarm panel replacement at Esperanza I building 2 in July 2026. The same reports show no roof, structural, concrete, balcony, waterproofing, window or elevator permit for either association, and no association storm-repair permit after Hurricane Ian in September 2022 (Collier County Growth Management, monthly building permit reports; three months of reports were unavailable, and permits before 2020 were not reviewed).

At the owner level, the same reports list 13 shutter, door, window or storm-protection permits at 13 different residences, declared at $9,691 to $37,055, and about ten radon-mitigation permits. For buildings 11 to 13 years old, a record of fire-alarm upgrades and owner-level storm protection, with no roof or concrete program yet, is what a reserve study would be expected to plan for rather than report as done; whether each association’s schedule funds the roofs, paint and waterproofing that will come due is exactly what its study answers.

Construction Claims Against the Developer

Both associations sued the developer after turnover, and the claims are on the public record. In Esperanza at Tiburon Condominium Association, Inc. v. WCI Communities, LLC, Collier Circuit Court Case No. 2016-CA-001119, WCI brought in gutter, painting, air-conditioning, stucco and drywall contractors as third-party defendants; the order recorded May 18, 2021 dismisses “all claims and counterclaims … with prejudice with all parties to bear their own fees and costs” (OR 5949, Page 473). In Esperanza II at Tiburon Condominium Association, Inc. v. WCI Communities, LLC, Case No. 2018-CA-003987, the association named roofing, electrical, stucco, drywall, glass, lumber and window companies alongside WCI; the recorded orders show partial dismissals in 2021 and 2022 (OR 5944, Page 2309; OR 6070, Page 1088), and the final disposition is not in the recorded index. An insurer’s related coverage action was dismissed without prejudice in 2020 (Case No. 2018-CA-000207, OR 5801, Page 3252).

The legal question in both cases was whether the buildings were built as they should have been, and the list of trades named points to the building envelope: roof, stucco, windows and glazing, gutters and paint. The recorded orders do not say what was found, what was repaired or whether any money changed hands. A buyer should ask each association whether any claim, repair or recovery remains open, and read the answer beside the reserve study.

What an Esperanza Buyer Should Ask For

• The completed structural integrity reserve study for the residence’s association, its date and the engineer’s findings, and the budget and reserve schedule adopted after it.
• Whether SIRS-item reserves are fully funded, and any loan, line of credit or special assessment used in their place.
• For Esperanza II, the most recent 60-month reserve study required by its bylaws.
• The status of the construction claims against the developer, and any repairs made or planned under them.
• The association’s insurance declarations, including its flood coverage and hurricane deductible, and its adopted hurricane protection specifications.
• The estoppel certificates from the condominium association, the Mid-Rise association and the master association, with any levied or pending special assessment.
• The Mid-Rise association’s budget and reserves for the pools, roads and grounds, which carry 77% of their cost to Esperanza.

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

Two Condominiums, Fifteen Buildings, Two Sets of Records

Esperanza I’s seven buildings are one condominium with one budget, one reserve schedule and one set of structural records; Esperanza II’s eight buildings are another. The Mid-Rise association’s pools, spas and roads are in neither condominium’s study; they belong to the Mid-Rise association’s own budget and reserves, which a buyer requests separately. Because each phase pays 0.856% of the Mid-Rise budget per residence, the Mid-Rise reserve decisions reach an Esperanza owner about three times as hard as they reach a Ventanas owner.

Hurricanes, Flood Zone and Insurance at Esperanza at Tiburón

Esperanza at Tiburón has no single flood zone. On FEMA’s February 8, 2024 map (panel 12021C0194J), 12 of the 15 building footprints touch the high-risk zone, buildings 14 and 15 at 2733 and 2727 Tiburon Blvd E sit wholly in Zone X, and two FEMA letters removed most of both phases’ land from the high-risk zone.

Those three facts pull in different directions, and every online flood map shows only the first of them. FEMA’s digital map never draws the land a Letter of Map Amendment has removed, so a quick map search reads almost all of Esperanza as Zone AH. The recorded letters, which FEMA confirmed are still valid under the 2024 map, say otherwise for large parts of both tracts. What decides whether a particular residence needs flood insurance for a mortgage is the lender’s flood zone determination, and at Esperanza a buyer should make sure that determination has the letters in front of it.

The Map and the Panel

All 15 Esperanza buildings sit 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 Flood Protection Newsletter confirms that “the county’s DFIRM became effective on 02/08/2024” (2026 newsletter). Until a newer map takes effect, the 2024 map, read together with any FEMA letter still valid on it, governs every flood zone determination, lender requirement and NFIP rating at Esperanza.

Flood Zone, Building by Building

Method: point-in-polygon at each Collier County building address point (county Site Address Points), and area intersection of each Property Appraiser 2025 building footprint (county Building Footprints) with FEMA’s mapped zones, measured September 24 and 25, 2026. Ground readings are USGS 3DEP lidar at the building point (USGS Elevation Point Query Service). “High-risk zone” here means FEMA’s Special Flood Hazard Area, Zones AH and AE. This table reads the map polygons only; the FEMA letters discussed next are not drawn on them.

The Zone X at buildings 2, 3, 13, 14 and 15 is the shaded 0.2% annual chance category, the moderate-risk band outside the high-risk zone. Collier County’s own 2024 flood-zone layer agrees at the five buildings we cross-checked: AH at buildings 1, 4 and 8, AE at building 13, and the 0.2% annual chance Zone X at building 15.

In summary, on the map polygons alone: ten buildings (1, 4, 5, 6 and 7 in Esperanza I; 8, 9, 10, 11 and 12 in Esperanza II) sit 97 to 100% in Zone AH; buildings 2 and 3 are split roughly half AH and half X; building 13 is mostly Zone AE; and buildings 14 and 15, the two westernmost Esperanza II buildings, are wholly outside the high-risk zone. That is 60 residences in buildings wholly or almost wholly mapped AH, 18 in the three split buildings and 12 in the two Zone X buildings.

Across each condominium parcel the land shares differ from the building shares. Esperanza I’s 1.80-acre parcel is 85.5% Zone AH and 14.5% Zone X; Esperanza II’s 2.06-acre parcel is 61.9% AH, 9.7% AE and 28.5% Zone X, on the same September 2026 overlay. The building is what a lender looks at.

What “Partly in the Zone” Means for Buildings 2, 3 and 13

Footprint polygons are drawn from aerial imagery and are approximations. Under ordinary flood-insurance practice, a structure touched by the Special Flood Hazard Area is commonly treated as inside it unless a determination or a FEMA letter says otherwise. So buildings 2 and 3 are best described as partly in Zone AH, and building 13 as mostly in Zone AE, never simply as “out.” Building 3’s address point happens to fall on the Zone X side, one meter from the AH line, which is exactly why a point lookup can mislead.

The Two FEMA Letters Under Esperanza’s Land

Before the buildings were finished, FEMA issued two letters covering the land under Esperanza, which WCI Communities, LLC was then building out as the declarant of both condominiums (FEMA Map Service Center, LOMA 12-04-4195A; LOMR-F 13-04-6253A). Esperanza I is built on Tract D and Esperanza II on Tract C of the Tiburon Boulevard East Extension plat (Plat Book 36, Pages 23 to 24).

Both letters were issued against the 2012 map, panel 12021C0194H of May 16, 2012, while the buildings were being built.

FEMA’s 2024 Revalidation

When a new flood map takes effect, FEMA decides which older letters still stand. Its revalidation letter for unincorporated Collier County, Case 18-04-0009V, effective February 9, 2024 (FEMA LOMC-VALID letter), lists both 12-04-4195A and 13-04-6253A as still valid on panel 12021C0194J. The same letter carries a sentence every Esperanza buyer should know: revalidated letters “will not be reprinted or distributed to primary map users, such as local insurance agents and mortgage lenders.” In plain terms, a lender or insurance agent will not see the Esperanza letters unless someone hands them over.

Does a Given Building Sit Inside the Removed Land?

On the record we reviewed, very probably for most of them, but it is not proven building by building. Both legal descriptions run along the tract boundaries and the Tiburon Blvd E right-of-way, which is exactly where the 15 buildings front, and FEMA’s point for the Tract D letter sits about 20 meters from building 1. The one surveyed Esperanza structure on the county’s elevation-certificate map, WCI’s 2013 pool and cabana on Tract D, was rated Zone X by citing LOMA 12-04-4195A (county elevation certificate). What has not been done is to plot each letter’s metes and bounds against the plat and each building footprint, and the Tract D description begins with a 253.21-foot north line whose position relative to building 1 we could not fix.

So the honest statement is this: FEMA letters removed large portions of both Esperanza tracts from the high-risk zone and remain valid, and whether a particular building sits inside the removed portion is our inference, not a FEMA finding about that building. Buildings 14 and 15 are outside the high-risk zone with or without the letters.

What the Letters Mean for a Loan

A Standard Flood Hazard Determination that picks up the revalidated letter would place a building inside the removed land in Zone X (shaded), outside the Special Flood Hazard Area, and the federal mandatory flood insurance purchase requirement would not apply to that building. A lender may still require flood coverage as its own condition. For an Esperanza purchase with a mortgage, order the flood zone determination at the start of the inspection period, give the lender and the insurance agent copies of both letters and the 2024 revalidation letter, and ask that the determination state whether it relies on them. For a building 14 or 15 purchase the map alone already reads Zone X.

How Esperanza’s Flood Map Changed Across Four Editions

The recorded Esperanza II plat carries its own flood note: Zone X “per the Letter of Map Amendment, dated 8 August 2013,” printing the case number as 13-04-6255A (OR 5071/3823, Exhibit 1). FEMA’s letter of that date covering Tract C is numbered 13-04-6253A; cite FEMA’s number. Both plat notes are historical statements, superseded by the current map and the revalidation letter.

Ground Elevation Against the Base Flood Elevation

USGS lidar puts the ground at the 15 building points at 13.0 to 13.5 feet NAVD88, while the base flood elevation lines FEMA draws through the site are 10.0 and 10.5 feet (FEMA NFHL, read September 25, 2026), a margin of roughly 2.5 to 3.5 feet. Ground at a point is not a floor elevation, and the official base flood elevation for a building is whatever its determination states.

The floor heights come from the recorded plat. Every Esperanza building has four levels: an enclosed parking floor at ground level and three residential floors above it. The Esperanza I elevation sheet puts the first residential floor 11.6 feet above the parking floor, the second at 23.6 feet and the third at 35.5 feet, with the roof peak at 64.1 feet, all on an assumed datum (OR 4944/1446, Exhibit 1). If the parking slab sits near the lidar ground level, the lowest residences stand roughly 14 feet above the base flood elevation. No elevation certificate confirms that figure: Collier County’s public elevation-certificate map holds none for any of the 15 residential buildings (Collier County Elevation Certificates layer, searched September 25, 2026). The only Esperanza-era certificate in the area is the 2013 pool and cabana certificate, which records a top of bottom floor of 13.40 feet NAVD88. Request any building certificate from the association’s records during the document review period.

FEMA’s Preliminary Map Would Keep Most of Esperanza in Zone AH

FEMA issued preliminary countywide flood data for Collier County on March 20, 2025. On the preliminary panel, 12021C0194K, buildings 1 to 4, 6 and 8 to 13 are 96 to 100% in Zone AH, buildings 5 and 7 fall to about one-third AH, building 13 moves from AE to AH, and buildings 14 and 15 stay in Zone X (FEMA Preliminary NFHL, read September 25, 2026). The preliminary base flood elevation lines near Esperanza read 11 feet NAVD88, up from 10.0 and 10.5 feet today. The revised countywide map entered its 90-day appeal period on August 19, 2026 and is targeted to take effect in summer 2027.

Two consequences follow, both our reading. First, when a new map takes effect FEMA again decides which letters survive; the Tract D letter’s lowest lot elevation of 10.7 feet sits below an 11-foot base flood elevation, and the Tract C letter’s 11.0 feet only equals it, so neither can be assumed to carry over. Second, with the ground at the buildings at 13.0 to 13.5 feet, a structure-by-structure letter would be a plausible route if a tract letter lapses; only FEMA can decide that. Until the new map takes effect, the February 2024 map and FEMA’s revalidated letters govern, and preliminary maps cannot be used to rate an insurance policy.

The Community Rating System Discount

Collier County has participated in FEMA’s Community Rating System since October 1992 and holds a Class 5 rating, under which “eligible NFIP polices receive a 25% discount to the flood insurance premium” (2026 Flood Protection Newsletter). FEMA’s own rule is that “the CRS discount is applied to the full-risk premium for all NFIP policies in the Regular Program in a participating community, including policies outside of the Special Flood Hazard Area (SFHA)” (FEMA, Community Rating System). So an NFIP policy on building 15, or on any building a determination places in the removed land, earns the same 25% Class 5 discount as a policy on a building rated in Zone AH.

The 50 Percent Rule for Renovations

Collier County applies the substantial-improvement rule, the 50 percent rule, “within flood zone VE, AE, AH or A” (2026 newsletter): when an improvement or a repair of damage costs 50% or more of the structure’s market value, the structure must be brought into compliance with current elevation requirements. At Esperanza the rule is live for any building the county’s floodplain staff treat as inside the high-risk zone, and the FEMA letters themselves note that portions of each tract remain in it. It does not reach buildings 14 and 15. The county’s design flood elevation, which adds freeboard to the base flood elevation, is set in its floodplain regulations and was not retrieved here.

Evacuation Zone, Coastal Hazard and Wind

Collier County’s GIS layers place Esperanza in Hurricane Evacuation Zone C and outside the Coastal High Hazard Area, checked September 25, 2026 at five buildings spanning both phases (1, 4, 8, 13 and 15) (Collier County ArcGIS services). The county’s Florida Building Code wind layers return a Risk Category II design wind speed of 162 mph at the buildings (Category I 149, III 174 to 175, IV 183). Those layers were digitized from an earlier code edition, so the design wind speed for any new work is set by the Florida Building Code map in force when that work is permitted.

What Code Were the Esperanza Buildings Built To?

The surveyor’s certificates recorded with the declaration and its supplements show the 15 buildings certified substantially complete between July 16, 2013 (building 1) and August 13, 2015 (building 15), one building roughly every seven to eight weeks (Collier Clerk, OR 4944/1446 and the supplements to OR 5184/1014). The 2010 Florida Building Code, the fourth edition, governed permits applied for from March 15, 2012 to June 29, 2015, so all 15 buildings were very likely permitted under it; the original permit numbers were not retrieved, and the code of record sits in the county’s original permit files. Esperanza is the newest housing in Tiburón: it postdates Hurricane Wilma (2005) entirely, and all 15 buildings were complete before Hurricane Irma in September 2017 and Hurricane Ian in September 2022.

Hurricane Ian and Irma at Esperanza

No Esperanza-specific hurricane damage record was found in the court, permit and news records we reviewed on September 25, 2026. Collier County’s monthly issued-permit reports show no roof, structural, stucco, drywall or association storm-repair permit at any Esperanza address, unit folio or common parcel from October 2022 through February 2023, the five months after Hurricane Ian made landfall on September 28, 2022. In those months the only building-envelope item was one owner’s shutter, door and window permit, applied for on October 18, 2022; the rest were radon, air-conditioning and nine $250 fire-alarm communicator permits on the Esperanza II buildings in December 2022. A federal and state court search (CourtListener) returned no result for either association name. The public record is consistent with no major roof or structural claim at Esperanza from Ian. Irma falls before the permit reports we read, and no Irma record was found by name; each association’s minutes and claim files are the documents that would say for certain.

Construction Claims Against the Developer

Both associations brought construction-defect claims against the developer after completion, and those cases bear on the building envelope that a storm tests. Esperanza at Tiburon Condominium Association, Inc. v. WCI Communities, LLC, Collier Circuit Court No. 2016-CA-001119, ended with all claims and counterclaims dismissed with prejudice, each side bearing its own fees (order, OR 5949/473, recorded May 18, 2021). Esperanza II at Tiburon Condominium Association, Inc. v. WCI Communities, LLC, No. 2018-CA-003987, joined trades that included roofing, stucco, drywall, electrical, glazing and window suppliers; the recorded orders are partial dismissals in 2021 and 2022 (OR 5944/2309; OR 6070/1088), and the final disposition is not in the recorded index. A related insurer’s coverage action, No. 2018-CA-000207, was dismissed without prejudice in 2020 (OR 5801/3252).

The orders do not say what, if anything, was defective, what was repaired or whether money changed hands. The legal question for a buyer is narrower: whether any repair program or recovery remains open. That answer sits in the association’s minutes and the estoppel certificate, not in the court file.

The Master Policy, the HO-6 and the Deductible

Esperanza I and Esperanza II are separate condominiums, so each association insures its own buildings under Section 718.111(11), Florida Statutes: the association covers the buildings as originally installed, and the owner insures interior finishes, fixtures and contents with an HO-6 policy. A hurricane deductible on the master policy is a common expense shared by that condominium’s owners, 42 of them in Esperanza I and 48 in Esperanza II.

Here Esperanza is simpler than Ventanas at Tiburón, which allocates common expenses by unit size. The Esperanza declarations give every unit an equal share: 1/42 of the common expenses in Esperanza I and 1/48 in Esperanza II, whatever the plan or floor (Section 5.1 of each declaration; Esperanza II restatement, Article 8, OR 6132/2700). A percentage wind deductible passed through as a special assessment therefore falls equally on every residence in the phase. An Esperanza buyer’s HO-6 loss-assessment limit is the line that answers that assessment: work out the phase’s deductible from the master declarations page, divide by 42 or 48, and set the limit well above the minimum. Each association’s current master carrier, hurricane deductible and flood coverage are set out in its insurance declarations, which a buyer receives during the document review period.

What Sits on the Ground Floor When Water Rises

The recorded plats show what an Esperanza building keeps at ground level: the parking floor with 12 assigned spaces, six storage rooms (one per residence), the lobby and elevator lobby, the trash room, a utility room and the elevator equipment room (OR 4944/1446 and OR 5071/3823, Exhibit 1). No residence is on that floor. In a flood, the exposure is the cars, the storage-room contents and the building’s own equipment. The storage room is a limited common element, but what an owner keeps in it is the owner’s property, and a standard HO-6 excludes flood; the Esperanza II restatement also makes mold inside a storage space the owner’s responsibility (Section 11.10) and lets its board shut down the elevators during a declared disaster (Section 21.1.5). Before a storm, move valuables off the storage-room floor and consider where the cars will ride it out.

Flood Coverage on the Buildings

The NFIP product for an association’s building is the Residential Condominium Building Association Policy (FEMA F-144). Whether either Esperanza association carries it, or private flood cover, and at what limit, is the most important insurance question an Esperanza buyer can ask, and it is answered in the association’s insurance declarations, not in any public record. A standard HO-6 excludes flood, and loss-assessment coverage follows the HO-6’s own perils, so an uninsured flood loss to the common elements would fall on the association and its members.

Citizens and Flood for an Esperanza Owner

Citizens Property Insurance’s flood-coverage requirement does not apply to condominium unit-owner policies: “Condominium unit-owner policies, tenant content policies, and policies that exclude windstorm or hail coverage are not required to purchase flood insurance coverage” (Citizens, Flood, read September 24, 2026). That holds in every Esperanza building. A single condominium unit with a combined dwelling and contents replacement cost of $700,000 or more is not eligible for Citizens coverage under Section 627.351(6)(a)3.a., Florida Statutes (Section 627.351). An HO-6 excludes the building shell, but at about 2,930 to 2,950 air-conditioned square feet with high-end interiors, an Esperanza residence is exactly the kind of unit where that cap should be checked against the insurer’s replacement-cost estimate before assuming Citizens is available. For each association’s own policy, an authorized insurer’s renewal offer makes the buildings ineligible for Citizens unless that premium is more than 20% above Citizens’ rate (same section).

Wind Mitigation and Hurricane Protection at Esperanza

At Esperanza the windows are an association matter in both phases, by different routes. WCI’s 2014 First Amendment to the Esperanza I declaration added sliding glass doors, exterior doors and windows to the common elements (OR 5020/616). The Esperanza II owners’ 2022 restatement goes further: “The Association shall Maintain the window installations originally installed by the Developer or subsequent replacement thereof. The Board may choose to replace windows with code compliant impact glass … and no Unit Owner vote shall be required” (Section 9.1.3, OR 6132/2700). No association window program appears in the county permit reports from January 2020 to August 2026, in contrast to Ventanas, which replaced its windows in 2020.

Shutters are another matter. In Esperanza II the owner maintains any shutters on the unit’s openings and installs them to specifications the board adopts (Sections 9.2.7 and 9.10), and the board may waive its May to October renovation season to stage shutter work (Section 9.4). The permit record shows owners acting on that: from 2020 to 2026 the county issued 13 owner-level shutter, door, window or storm-protection permits at 13 different residences, declared at $9,691 to $37,055, nine of them in Esperanza I (buildings 1, 2, 4 and 6) and four in Esperanza II (buildings 8, 11 and 14). The permit type does not say whether a product is a shutter, a screen or impact glass, so a wind-mitigation inspector will want the product approvals from the permit file.

Florida law requires every condominium board to adopt hurricane protection specifications for each building (Section 718.113). We found no recorded specification for either association; request the board’s adopted specification before changing any window, door or shutter.

Which Schools Serve Esperanza at Tiburón?

Every Esperanza at Tiburón address, all 15 buildings and 90 residences in both phases, is zoned to Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High for the 2026-27 school year, per the Collier County Public Schools zoning tool checked September 25, 2026. Confirm the specific address with the District before relying on it.

How We Checked

We queried all 15 Esperanza building numbers on Tiburon Blvd E through the District’s zoning service (Collier County Public Schools zoning tool) for three school years. All 105 address records (15 building records and 90 unit records, seven per building) returned the same three schools for 2026-27 with no rezoning flagged, and the same three for 2025-26. The 2027-28 assignments were not yet published on September 25, 2026; school zoning is set annually by the District. Esperanza I and Esperanza II sit on opposite sides of the boulevard and get the same answer.

Marsala Is the Exception in Tiburón

The same three schools serve Ventanas at Tiburón, Castillo at Tiburón and Escada at Tiburón. The one Tiburón neighborhood that differs is Marsala at Tiburón, on Marsala Way toward Livingston Road, which feeds North Naples Middle instead of Pine Ridge Middle; the elementary and high school are the same.

Who the Answer Matters To

Esperanza has the most owner-occupants of any Tiburón condominium: 52 of 90 residences (57.8%) carry a homestead exemption, against 20.7% at Ventanas and 28.4% at Castillo, and 26 owners (28.9%) mail their tax bills outside Florida (Collier County Property Appraiser roll, tax year 2026 preliminary). With three bedrooms and a den in every residence and a year-round owner base, school zoning likely matters to more Esperanza buyers than at any other Tiburón condominium.

County Permits and Recorded Work at Esperanza at Tiburón

Collier County permit reports from January 2020 to August 2026 show Esperanza at Tiburón doing almost no association construction: fire-alarm communicator and panel work only, with no roof, concrete, window, painting or elevator permit on either condominium. Owners pulled 59 permit entries of their own, mostly air conditioning, shutters, radon and interior remodels up to $575,000.

Sources: Collier County Growth Management, Monthly Building Permit Reports, “Issued,” January 2020 to August 2026 (Collier County monthly permit reports), filtered September 24 and 25, 2026 by the 15 building addresses, the 90 unit folios and the two condominium parcels; and the Collier Clerk’s Official Records for Notices of Commencement (Collier Clerk Official Records). Rows for the unrelated Esperanza Way subdivision in Immokalee, which shares a folio prefix, were removed. The county has not posted the issued reports for June 2021 or December 2023, and its March 2024 link serves a copy of April 2024, so a permit issued in those three months could be missing; the applied reports were read for June 2021 and December 2023. Reports before 2020 were not read, so the original construction permits sit outside this review.

Association Permits, Every One

That is the whole association record for 77 readable months: 19 permit numbers, all life safety, 18 of them at Esperanza II.

What Is Not in the Record

• No roof permit at any Esperanza address or on either common parcel from January 2020 to August 2026. The roofs are very probably the original 2013 to 2015 roofs; their condition and remaining life are set out in each association’s structural integrity reserve study.
• No concrete, balcony, waterproofing, painting or window program. Ventanas at Tiburón, the other Mid-Rise condominium, restored concrete in 2025 and replaced its windows in 2020; Esperanza, ten to twelve years younger, has recorded neither.
• No elevator or generator permit. That proves nothing about the elevators, which the declarations make an association-maintained common element: routine elevator maintenance does not need a building permit.
• One association Notice of Commencement since turnover, the 2022 fire-protection notice at Esperanza II building 10 (Collier Clerk index, party searches on both association names).

Owner Permits Inside the Residences

From January 2020 to August 2026 the county’s reports list 59 owner-level permit entries (including one revision) at 44 of the 90 residences:

The eleven remodel permits carry declared values from $6,416 to $575,000 and total about $1.28 million; seven were $50,000 or more, and nine of the eleven were issued from 2023 on. The largest, $575,000 in 2023, was in building 15, one of the two buildings wholly in Zone X, so the 50 percent rule did not come into play there. The other nine were in buildings the 2024 map polygons place partly or wholly in the high-risk zone, where a remodel of real scale needs the county’s substantial-improvement review. We publish these as totals and by building, never by unit or owner.

What the Pattern Shows

• Esperanza is still young enough that the association spend is on life safety, not structure. Fire-alarm communicators were renewed across Esperanza II twice in two years and a panel replaced at Esperanza I in 2026. Nothing structural was permitted at either condominium in the window.
• The two associations run separate programs. Eighteen of the 19 association permits are Esperanza II’s; the phases have separate boards, managers and budgets, so a buyer reads the budget and reserve schedule of the phase the residence is in.
• Radon was an owner-by-owner fix. Ten radon-mitigation permits and one revision, most declared at $1,100, appear at eleven residences in buildings 1, 6, 7, 9, 10, 14 and 15 between 2020 and 2023; the permit record does not say what testing prompted them. A buyer can ask the seller for any radon test and the system’s permit.
• Sprinklers: two unit fire-sprinkler permits (2022 and 2023) show sprinkler heads in at least those residences, and the Esperanza II restatement makes all fire and life-safety equipment except in-unit smoke alarms an association item (Section 9.1.4). The permit record does not say whether every residence is sprinklered.
• Nothing followed Hurricane Ian beyond one owner’s shutter permit.

The Milestone Inspection Timetable

Collier County’s milestone map lists all 15 Esperanza buildings as “Not Due,” with first milestone inspections scheduled for 2043 (buildings 3, 4, 8 and 9), 2044 (buildings 1, 2, 5, 6, 7 and 10) and 2045 (buildings 11 to 15) (Collier County MilestoneMap, queried September 25, 2026). Collier applies its earlier 25-year trigger only within three miles of salt water, and every Esperanza building is outside that line, by 208 meters (building 15) to 513 meters (building 7), so the 30-year schedule applies. Our Florida condo law section covers the structural integrity reserve study that applies now.

Whether Any of This Was a Special Assessment

Special assessments are not recorded publicly, and none of the permit reports or Notices of Commencement says how a project was paid for. The estoppel certificate must disclose any assessment that is pending, and the adopted budget and reserve schedule show what each association is setting aside for the roofs, painting and the elevators it will one day renew.

What Is Being Built Near Esperanza at Tiburón?

Nothing new within about half a mile of Esperanza at Tiburón. Collier County’s public planning-project layer, read September 25, 2026, returns only completed or approved items within about half a mile of the two condominium parcels, none filed after 2019, and no pending land-use application within about half a mile was found in the county records we reviewed.

Zoning Around Esperanza

Esperanza is zoned PUD, part of the Pelican Marsh Planned Unit Development (petition PUD-93-01(5), also known as DRI-93-1), with a Future Land Use designation of Urban Residential Subdistrict, inside the Pelican Marsh Community Development District and in Collier County Commission District 2 (Collier County zoning, PUD, future land use, CDD and commission district layers, read September 25, 2026). The county’s zoning layer records the PUD’s latest change as Ordinance 16-25 of September 13, 2016, adopted with Development Order 16-01; the ordinance numbers are given here, not their contents.

The Planning Record Within Half a Mile

Source: Collier County CityView planning projects layer (Collier County ArcGIS services), an 805 m search from both condominium parcels, September 25, 2026. The layer’s completeness for petitions filed in the last few months is not guaranteed; the county’s current petition list and hearing agendas are the documents that would show a brand-new filing.

The Land Beside Esperanza

The neighbors on the county parcel map are not developers. The roads, pools and grounds around all 15 buildings belong to the Tiburon Mid-Rise Neighborhood Association, on three parcels totaling about 10.94 acres at 2737, 2752 and 2762 Tiburon Blvd E; a 2.83-acre tract at 2750 Tiburon Blvd E belongs to the Tiburón master association; the golf course belongs to the club’s owner; and behind Esperanza II lies Tract B of the same plat, a 35.44-acre conservation area owned by the Pelican Marsh Community Development District (Collier County Property Appraiser roll, tax year 2026 preliminary; Esperanza II plat, OR 5071/3823). Behind Esperanza I’s buildings 4 to 7 the plat shows a lake within a recorded drainage easement (OR 4944/1446). No private development parcel adjoins either phase, and inside Esperanza all 90 residences are built: there is nothing left to build.

The nearest scheduled work is inside the shared Mid-Rise land: the association recorded a Notice of Commencement on August 6, 2026 to resurface a pool and spa at 2752 Tiburon Blvd E (OR 6617/384), a short closure rather than new construction, and one that Esperanza owners fund through their 77% share of the Mid-Rise budget.

Road Work on the Way Out

Every trip from Esperanza leaves west on Tiburon Blvd E to Airport-Pulling Road, so two county road projects touch the daily drive.

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

Tiburón’s Entrance Road

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 record that, if a pavement assessment supports it, the entrance “from Airport-Pulling Road to the roundabout” could be resurfaced, with a budget decision before Christmas 2026 and paving after Easter 2027. That is the stretch every Esperanza trip uses.

Farther Out: the Former Naples Daily News Site

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

Daily Logistics at Esperanza at Tiburón

Daily life at Esperanza at Tiburón starts on the ground floor: two assigned spaces on the enclosed parking level, an elevator that opens directly into the residence, a trash chute on every floor, county garbage pickup on Tuesdays and Fridays, and about three and a half road miles to NCH North Hospital, Mercato and I-75.

Getting In: the Gate

Esperanza sits inside Tiburón’s gated entry, where the Pelican Marsh Community Development District staffs one gate around the clock and controls the unmanned gates remotely. Guests are listed through the District’s ISN web system or on signed District forms; parcel carriers are admitted 7:00 a.m. to 10:00 p.m. any day; and commercial vehicles 7:00 a.m. to 7:00 p.m. Monday to Saturday, with none on Sundays or holidays except emergencies. From all 15 buildings the route out runs west on Tiburon Blvd E to Airport-Pulling Road (OSRM public router, September 25, 2026). The roads and drives around the buildings, including a roundabout entry for each phase, belong to the Tiburon Mid-Rise Neighborhood Association, whose recorded covenants let it restrict access and question visitors on its own roads (2022 restated covenants, Section 4.5(H), OR 6085/297). We found no record of a separate gate at the Esperanza entries.

The Elevator and the Ground Floor

Each Esperanza building has one elevator at the center of the core, a common element the condominium association maintains (declaration Sections 2.9 and 7.1(iii)). On every residential floor its doors open directly into the two residences on that floor, one on each side, so only the people you admit step out at your door (Esperanza II plat, second-floor sheet, OR 5071/3823). That is why WCI described a “private elevator vestibule” and why listings speak of a private elevator: the car is shared by the building, the landing is yours. Two common stairs, one at each end of the core, also give each residence a second entry door.

On the ground floor each building has a pedestrian entry and lobby leading to the elevator lobby, the trash room, a utility room, the elevator equipment room and six storage rooms, one assigned to each residence. On the Esperanza II sheet the storage rooms for the x-101 and x-102 residences are drawn 15.0 by 3.0 feet, a long closet of about 45 square feet, while those for the four upper residences are drawn 9.8 by 11.3 feet, about 111 square feet; confirm the room that conveys with a particular residence, and its size, from the seller’s assignment instrument.

Parking and Vehicles

Each residence is assigned two limited-common-element parking spaces on the enclosed ground-floor parking level and one storage room, by an unrecorded written instrument given at closing and logged by the association (Section 3.3 of each declaration). Owners may swap spaces through the association but never drop below one, and “a Unit Owner shall not be permitted to lease or otherwise permit the use of a Parking Space by a non-resident of the Condominium,” with the same rule for storage. Because the assignment is not in the deed or the Official Records, get a copy of the seller’s instrument and match it against the association’s log. Esperanza II owners must give the association a key or code to the unit, the storage space “and any secured parking area” (2022 restatement, Section 11.1).

Neither Esperanza declaration has a vehicle clause; the binding rules come from the layers above. On the Mid-Rise roads and lots, motorcycles, panel vans, recreational vehicles, boats, trailers and commercial vehicles not actively serving a residence may not be parked (Mid-Rise 2022 covenants, Section 7.6). The Tiburón master declaration limits commercial vehicles to four hours a day with no overnight parking unless garaged, and allows boats, trailers, campers and motor homes only inside a closed garage (Fourth Amendment, OR 5070/3107, 2014). Guest parking is on Mid-Rise land under Mid-Rise rules; the plats do not number guest spaces.

Mail and Packages

Unlike Ventanas, no Esperanza building has a mail room: neither ground-floor plat sheet nor either plot plan labels a mail room, mailbox bank or kiosk. Where the mailboxes are and how packages are handled are set by the associations and are not in any record we read; ask the association where your box is before closing. Parcel carriers reach the buildings inside the District’s 7:00 a.m. to 10:00 p.m. window, and the Esperanza II restatement caps regular courier deliveries for a home business at two a day.

Trash and Recycling

Collier County’s collection-day layer, checked September 25, 2026 at all 15 building addresses from 2727 to 2780 Tiburon Blvd E, places Esperanza in District 1: garbage Tuesday and Friday; recycling, yard waste and bulk Friday (Collier County collection days layer). Every Esperanza tax bill we sampled carries a “District 1 Garbage” line of $261.91 (Collier County tax bills, 2025), a line Ventanas and Castillo bills do not carry, so Esperanza residences are on the county’s residential collection assessment rather than a private contract. Inside, each residential floor has a trash chute beside the elevator that drops to the ground-floor trash room. How containers move from the trash room to collection is an association arrangement not stated in the record.

Water, Sewer, Power, Gas, Cable and Internet

• Water and sewer: Collier County Water-Sewer District, under recorded utility easements. The Esperanza II plot plan shows one water meter symbol at each building, and the Esperanza II restatement makes water, sewer, electricity and trash “that are not separately metered or billed to individual Units” common expenses (Section 1.13). Whether residences are sub-metered is not recorded; the adopted budget shows how water is billed.
• Electricity: Florida Power & Light easements appear in the title exceptions, with transformer locations on the plats.
• Natural gas: the Esperanza II plot plan legend carries gas valve and gas marker symbols along the building services, and listings describe gas cooktops and tankless water heaters. The provider is not named in the record.
• Cable and internet: both Esperanza associations are grantors on the 2021 Hotwire Communications telecommunications easements (OR 5905/3151; OR 6027/2350), which cover phone, television and internet access. The Esperanza I declaration lets the board make bulk cable a common expense (Section 2.10), and the Esperanza II restatement does the same for “Communications Services” if the board so designates (Section 1.13). Which layer pays today, and whether internet is inside the bulk agreement, is shown in the budgets.
• Irrigation: the Mid-Rise association operates the irrigation system around all 15 buildings, and the condominium association may not modify it without Mid-Rise consent (declaration Section 3.5(i)).

Who Does the Outside Work

An Esperanza owner does no yard work, and neither does the condominium association. The recorded plats say it plainly: “the hatched area surrounding Buildings 1-7 are common areas to be maintained and operated by the Tiburon Midrise Neighborhood Association,” with the same note for buildings 8 to 15, and “all buffer zones shall be maintained by the Neighborhood Association” (declaration Section 7.1). The Mid-Rise association keeps the pools, spas, cabana, entrances, roundabouts, interior roads and landscaping. The condominium association keeps the structure, roof, exterior walls, painting and waterproofing, the elevator, the parking and trash areas and the building’s life-safety systems. The owner keeps everything inside the residence that serves only it, including the air-conditioning equipment on its pad outside the building, and items on the loggias, “including ceiling fans and tile flooring.”

Moving In, Contractors and the Renovation Season

Neither association has recorded move-in or contractor hours, so the District’s gate window governs commercial vehicles: 7:00 a.m. to 7:00 p.m., Monday to Saturday. Esperanza II adds a season: “extensive” remodeling or “heavy” construction only with prior board approval and only May through October, with waivers for emergencies, small jobs and hardship (2022 restatement, Section 9.4). In Esperanza I, hard-surface flooring needs board approval and a sound-absorbing underlayment, and WCI disclaimed any warranty on sound transmission between floors (Section 18.6), a point worth weighing in a building with neighbors directly above and below. Both boards can adopt rules without recording them, so ask for the current set in writing.

Guests, Caretakers and Houseguests While You Are Away

Esperanza II’s 2022 restatement is unusually specific (Article 15). Non-overnight guests may use association facilities only when accompanied by the owner or tenant; caretakers, housekeepers and home-watch providers may inspect a residence but may not use the pool or parking areas; no more than eight people may sleep overnight in a residence; non-related overnight guests in the owner’s absence are allowed twice a calendar year with ten days’ notice; tenants may not host overnight guests in their absence; and anyone staying more than 30 days in a year is treated as a resident needing approval. Esperanza I’s recorded text does not regulate guests in that detail.

EV Charging

Both Esperanza condominiums have a recorded EV-charging clause, which Ventanas does not. An owner applies to the association, which installs a charger near the owner’s assigned space at the owner’s cost; the charger becomes a limited common element and its running costs a limited common expense (Esperanza I declaration, Section 9.4; Esperanza II restatement, Section 9.11). Florida law (Section 718.113, subsection 8) sets the wider framework for owner-funded charging in a limited-common-element space.

Selling and Showing Logistics

No “For Sale” or “For Rent” sign may be posted anywhere on the Mid-Rise land, including on cars; only a board-approved “Open House” sign, at a board-approved spot, while the residence is actually open (Mid-Rise 2022 covenants, Section 7.4). The Esperanza declarations add that nothing may be displayed so as to be visible from outside a residence without consent (Section 18.3). A seller who is keeping a Tiburón Golf Club membership should notify the District’s access control before closing, or the residence’s transponders are deleted. Both associations approve every sale, so build the approval period into the contract.

Drive Distances From Esperanza

Measured September 25, 2026 from U.S. Census Bureau geocoder points for all 15 building addresses (Census geocoder), routed by the OSRM public router. Minutes are free-flow driving time, a floor, not an expected trip time; Collier traffic between January and April runs materially longer.

For RSW, reckon 35 to 50 minutes depending on season and time of day. Esperanza II, whose west end sits nearer the Airport-Pulling Road exit, is 0.1 to 0.3 mile closer than Esperanza I on most trips. Against its neighbors on the same boulevard, Esperanza measures within 0.1 to 0.2 mile of Ventanas at Tiburón and 0.2 to 0.4 mile closer than Castillo at Tiburón on every trip.

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

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

Esperanza at Tiburón is the second-priced of Tiburón’s five condominiums on the market and the newest housing in Tiburón. Its twelve-month MLS median of $731.36 per square foot trails only Marquesa Royale’s $830.51, and it runs about 40% above Castillo and 38% above Ventanas, because the product is larger, newer and elevator-served.

Data updated: September 2026 (Southwest Florida MLS Matrix pulled September 18, 2026; Collier County Property Appraiser roll, tax year 2026 preliminary)

Tiburón has five condominiums, and an Esperanza buyer almost always has one or more of the other four open in another browser tab. They differ on building form, age, flood map, residence size, owner mix and the number of associations above the front door. Here they are on one table, with the yardstick named.

The Five Tiburón Condominiums on One Yardstick

Yardstick: the Southwest Florida MLS Matrix twelve-month median sold price per square foot of living area, pulled September 18, 2026 (closings dated September 18, 2025 to September 18, 2026), with the Collier County Property Appraiser’s 2026 preliminary median just value, the building form, the flood posture and the homestead share beside it. County values and MLS prices are different measures and are shown side by side, not blended.

Sources: Southwest Florida MLS Matrix, pulled September 18, 2026; Collier County Property Appraiser roll, tax year 2026 preliminary; FEMA National Flood Hazard Layer, effective panel 12021C0194J dated February 8, 2024, read at the county’s 2025 building footprints for Esperanza, Marquesa Royale, Ventanas and Castillo, and on panel 12021C0382J of the same date for Bolero; FEMA LOMA 12-04-4195A, LOMR-F 13-04-6253A and LOMA 12-04-4196A. Esperanza’s county value is shown per phase because the county values Esperanza II exactly $100,000 below Esperanza I at every floor position. Bolero’s single sale is a single sale, not a market rate. Percentages in the answer above are our arithmetic from the MLS medians.

Two further yardsticks sit behind the table. On recorded deeds, Esperanza’s widest window with at least ten sales is 36 months: 10 DOR-qualified resales since September 2023, median $2,195,000, low $1,600,000, high $2,400,000, and none was a first sale from the developer (Collier County Property Appraiser sales file, newest recorded sale April 22, 2026). And on the county’s own value per square foot, Esperanza sits at $533.83 against Marquesa Royale’s $727.43, Bolero’s $491.93, Castillo’s $462.53 and Ventanas’ $454.64 (2026 preliminary roll). Read the two together and something stands out: in the market Esperanza prices close to Marquesa Royale, but on the county roll it sits much closer to Castillo. The four Esperanza sales of 2026 closed at a median of 1.36 times the county’s value for the same residence, against 1.05 times at Marquesa Royale (Collier County Property Appraiser roll and sales file, our arithmetic).

Esperanza and Marquesa Royale at Tiburón: One Floor Plan, Two Addresses

Marquesa Royale at Tiburón is the only other place in Tiburón where a buyer can buy Esperanza’s floor plans. WCI Communities sold both from the same two plans in 2012 (Residence 01 at 2,930 air-conditioned square feet and Residence 02 at 2,950, each three bedrooms plus den and three and a half baths), and the recorded plats of both show the same building: three residential floors over ground-level parking, with one elevator in the core opening into the two residences on each floor. Marquesa Royale’s four 2012 buildings use those plans; its four 2008 to 2009 buildings use an older pair, including a 2,539 square foot two-bedroom-plus-den plan that Esperanza never had. The full head-to-head, and what the price gap between them does and does not mean, is in the next section.

Esperanza and Ventanas at Tiburón: Neighbors on One Shared Association

Ventanas at Tiburón is Esperanza’s literal neighbor. Both sit on Tracts C and D of the Tiburon Boulevard East Extension plat, and both belong to the Tiburon Mid-Rise Neighborhood Association, Inc., which owns about 10.94 acres of shared land at 2737, 2752 and 2762 Tiburon Blvd E, including two pool-and-spa sets on the 2752 parcel, one built in 2003 and one in 2013, the year Esperanza I was declared (Collier County Property Appraiser roll, 2026). The Esperanza declarations themselves quote the Mid-Rise cost formula in Section 13.4, and the Mid-Rise association’s 2022 restatement (Official Records Book 6085, Page 297) fixes each Esperanza or Esperanza II residence at 1/90 of 275/357 of the Mid-Rise budget. By our arithmetic that is about 0.856% per Esperanza home, about 3.06 times a Ventanas home’s 0.280%, and the 90 Esperanza homes together carry about 77% of the shared pool, road and landscape budget while making up 52.3% of its 172 homes. The split cannot be amended without 100% of all owners and all unit mortgage holders.

Beyond the shared association, the two are different purchases. Ventanas is 82 residences of about 1,120 to 3,230 square feet in three five-storey buildings with shared corridors and lobbies, built in 2002, at a twelve-month MLS median of $530.72 a foot. Esperanza is 90 residences of 2,930 or 2,950 square feet, two to a floor, built 2013 to 2015, at $731.36. Ventanas’ first milestone inspection year on Collier County’s map is 2032; Esperanza’s are 2043 to 2045. A Ventanas buyer gets the same shared pools at a third of the Mid-Rise cost and a far lower price; an Esperanza buyer gets about twice the space, no shared corridor and eleven to thirteen more years before the first milestone inspection.

Esperanza and Castillo at Tiburón

Castillo at Tiburón is Tiburón’s largest condominium: 102 full-floor residences in 34 three-storey buildings built 2001 to 2003, each with a two-car garage, at a twelve-month MLS median of $1,265,000 and $522.73 a foot. Castillo gives each owner a whole floor with no neighbor beside them; Esperanza puts two residences on each floor, but each is about 500 square feet larger than Castillo’s middle residence (2,420 square feet on the county roll), a decade newer, and reached by an elevator that opens inside the home. The market prices that difference at about 40% more per foot for Esperanza. Castillo also has more to choose from: eight actives on September 18, 2026 against none at Esperanza (Southwest Florida MLS Matrix).

Esperanza and Bolero at Tiburón

Bolero at Tiburón is the oldest housing in Tiburón, 60 residences in 20 three-storey buildings finished in 1999 and 2000, one residence per floor like Castillo, with its own gate and 6.01 acres of association common ground at 2620 Estrella Ct and a 2026 county median just value of $1,111,600. It recorded a single MLS closing in the last twelve months, at $1,275,000. Bolero and Esperanza bracket Tiburón’s condominium history: Bolero is the oldest housing in Tiburón, behind a gate of its own rather than Tiburón’s staffed gatehouse, and Esperanza the newest.

Where Esperanza Sits in Tiburón’s Price Ladder

Five measurable facts put Esperanza second among Tiburón’s condominiums. Its residences are uniformly large: every one of the 90 is 2,930 or 2,950 square feet, against a county median of 2,420 at Castillo and 1,420 at Ventanas. It is the newest housing in Tiburón (2013 to 2015). It is the most owner-occupied condominium in Tiburón, with 52 of 90 residences (57.8%) homesteaded. It has the latest milestone inspection years in Tiburón, 2043 to 2045. And it has no competing listing: zero actives on September 18, 2026, with 37 of its 90 residences never resold at a priced deed since WCI’s first sale (Collier County Property Appraiser roll and sales file). What holds it below Marquesa Royale is location and structure, not the product: Esperanza fronts Tiburon Blvd E, 0.8 to 1.1 road miles from the Tiburón clubhouse, and shares its amenities with 82 Ventanas homes, while Marquesa Royale sits on its own gated lane about half a mile from the clubhouse. For a buyer climbing the whole ladder, the order by twelve-month MLS median runs Ventanas, Castillo and Bolero, then Esperanza and Marquesa Royale, then the detached neighborhoods, with Escada at Tiburón at the top on a 2026 county median just value of $5,331,624, more than three times Esperanza I’s.

Esperanza at Tiburón vs Marquesa Royale at Tiburón: Which Should You Choose?

Esperanza at Tiburón vs Marquesa Royale at Tiburón is a choice between two WCI condominiums built to the same floor plans. Esperanza is newer and larger in count; Marquesa Royale is smaller, beside the clubhouse and the Ritz-Carlton Golf Resort, outside the high-risk flood zone, and has resold for about 12 to 14% more.

Data updated: September 2026 (Southwest Florida MLS Matrix pulled September 18, 2026; Collier County Property Appraiser roll, tax year 2026 preliminary, and sales file through April 22, 2026 for Esperanza and May 2026 for Marquesa Royale)

The two share a developer, a master association, a Community Development District, a hurricane evacuation zone and a school zone. They do not share a street, a pool, a flood map result or a price. Esperanza’s 90 residences were declared by WCI Communities, LLC in two phases, Esperanza I in 2013 (OR 4944, Page 1446) and Esperanza II in 2014 (OR 5071, Page 3823). Marquesa Royale’s 48 were declared by WCI Communities, Inc. on August 1, 2008 (OR 4383, Page 1538), three days before WCI’s Chapter 11 filing, and finished by the reorganized WCI Communities, LLC in 2012. Marquesa Royale’s own guide is in preparation.

Esperanza vs Marquesa Royale Decision Table

Sources: Collier County Clerk Official Records (declarations linked above; Esperanza II 2022 restatement, OR 6132, Page 2700; Esperanza I 2020 amendment, OR 5743, Page 762; Tiburón master capital contribution, OR 6149, Page 45); Collier County Property Appraiser roll, tax years 2021 to 2026 and sales file; Collier County Tax Collector 2025 bills; Southwest Florida MLS Matrix, pulled September 18, 2026; FEMA National Flood Hazard Layer, preliminary data and the letters cited above, with FEMA’s revalidation letter 18-04-0009V effective February 9, 2024; Collier County Milestone Map, queried September 25, 2026; WCI Communities’ archived Esperanza and Marquesa Royale plan pages, April 2012; OSRM public router, measured September 25, 2026. Per county square foot figures use the county’s area, which equals the MLS area at Esperanza.

What the Price Gap Actually Is

You will read that Marquesa Royale sells for 29% to 37% more than Esperanza on an identical floor plan. That figure comes from the 2026 preliminary county roll, which cut Esperanza’s values by 16% to 17% and left Marquesa Royale’s where they have been since 2024; in 2023 the county valued Esperanza I slightly above Marquesa Royale (Collier County Property Appraiser, 2023 and 2026 rolls). The market gap is smaller. Across qualified resales recorded since January 1, 2022, Marquesa Royale’s median is 12.5% higher on price and 14.1% higher per square foot (10 sales against 17). WCI itself set almost exactly that premium when both were new: in April 2012 it priced the same two plans $105,000 and $75,000 higher at Marquesa Royale, a 10% to 15% gap, and gave its reason on the page, a site “right next door to all the excitement at The Ritz-Carlton Golf Resort, Naples, and a short stroll to the Tiburón Clubhouse” (WCI Communities, archived April 2012). The premium is largest on third floors (about 32% per foot since 2022) and smallest in 2026 alone, where the four qualified sales on each side sit at medians of $2,150,000 and $2,175,000 (about 1% apart on price and 6% per foot).

Where the Two Differ Most for an Owner

Location and privacy. Marquesa Royale’s 48 homes sit on their own lane behind their own gate, ringed by golf and the resort, about half a mile from the clubhouse. Esperanza’s 90 homes face Tiburon Blvd E in two rows, the southern row partly backing onto a lake and the northern row onto a conservation tract, about a mile from the clubhouse. That is the difference WCI priced in 2012, and it is the one the market still prices.

What you pay into. A Marquesa Royale owner funds one condominium association that owns its own pool, pavilion, lane and gate. An Esperanza owner funds a condominium association plus the Tiburon Mid-Rise Neighborhood Association, whose formula puts about three quarters of the shared pool, road and landscaping budget on the 90 Esperanza homes. Neither association publishes its assessment; the figures are on the estoppel certificates.

Flood. For a financed buyer this is the practical line between the two. Marquesa Royale was removed from the high-risk zone as a whole by a 2012 FEMA letter and every building reads Zone X on the current and preliminary maps. At Esperanza, the land under both phases was removed from the high-risk zone by FEMA letters issued before construction, and FEMA confirmed both remain valid on the 2024 map; but the map polygons still show 12 of 15 footprints touching Zone AH or AE, whether each building sits inside the removed land is our inference from the letters’ legal descriptions rather than a plotted survey, and no residential elevation certificate is on the county’s public layer. Buildings 14 and 15 (2733 and 2727) are the Esperanza addresses that read Zone X on the map itself. The lender’s flood zone determination decides whether a particular residence needs flood insurance for a mortgage.

Age and the structural file. Esperanza’s buildings are four to seven years younger than Marquesa Royale’s 2008 to 2009 row and one to three years younger than its 2012 row, and Collier County’s milestone map puts Esperanza’s first inspections at 2043 to 2045 against 2038 to 2042 at Marquesa Royale. Both associations are subject to Florida’s structural integrity reserve study requirement; neither has published its study.

Rentals and pets. Marquesa Royale allows up to four rentals a year of 30 days to one year, and no tenant or guest pets. Esperanza allows three leases a year of at least 30 days; Esperanza II adds a 36-month wait for new owners and bars tenant and guest pets, while Esperanza I lets a tenant keep pets on the same terms as an owner.

Who Should Choose Esperanza, and Who Should Choose Marquesa Royale?

Choose Esperanza at Tiburón if you want the newest construction in Tiburón, the same WCI floor plan without Marquesa Royale’s premium of about 12% to 14%, the latest milestone inspection dates of any Tiburón condominium, a building in the most owner-occupied condominium in Tiburón, or a lake or preserve outlook rather than a resort edge. Buildings 14 and 15 suit a buyer who wants Esperanza with a Zone X reading on the map itself, and Esperanza I suits an owner who may lease to a tenant with a pet. Choose Marquesa Royale at Tiburón if you want the walk to the clubhouse, a private gated lane and pool for 48 households, a condominium entirely outside the high-risk flood zone, fewer layers of association, and a choice among three listings today. Either way, compare the associations’ current budgets, reserve schedules and structural reserve study status during the document review period, because on these two buildings that is where the next ten years of cost are decided.

Honest Pros and Cons of Owning at Esperanza at Tiburón

Esperanza at Tiburón’s strengths are the newest construction in Tiburón, 2,930 and 2,950 square foot residences two to a floor with an elevator opening inside each home, covered parking and storage, the latest milestone inspection years and the most owner-occupied condominium. Its trade-offs are four assessment layers, a heavy shared-amenity share, a mixed flood map and a thin market.

The Pros

• The newest housing in Tiburón. All 15 buildings were finished between 2013 and 2015 (Collier County Property Appraiser roll).
• Milestone inspections are years away. Collier County’s milestone map lists all 15 buildings as not yet due, with first inspection years of 2043 to 2045, because every building sits outside the county’s three-mile saltwater line.
• Large residences, two to a floor. Every residence is 2,930 or 2,950 square feet with three bedrooms, a den and three and a half baths, and the building’s elevator opens directly into the residence on each floor (recorded plats, OR 4944/1446 and OR 5071/3823).
• Covered parking and storage. Two assigned spaces and one storage room per residence on the enclosed ground floor, with a trash chute on every residential floor (declaration Section 3.3; recorded plats).
• Nothing to maintain outside. The Tiburon Mid-Rise association keeps the pools, roads, landscaping, irrigation and buffers around all 15 buildings (declaration Sections 3.5 and 7.1).
• The most owner-occupied condominium in Tiburón. 52 of 90 residences (57.8%) carry a homestead exemption, against 47.9% at Marquesa Royale and 20.7% at Ventanas.
• The same WCI plans as Marquesa Royale, for less. Marquesa Royale’s recorded resales since 2022 run about 14% higher per square foot on the same plans.
• Scarcity. No Esperanza residence was listed on September 18, 2026, and 37 of 90 have never resold at a priced deed since WCI’s first sale.
• A strong recorded resale history. Two residences bought in 2021 and sold in 2026 closed 58% and 80% higher (Collier County Property Appraiser sales file).
• Equal shares within each phase. Every residence in a phase pays the same condominium share, 1/42 or 1/48, whatever its floor.
• No club membership required. Neither Esperanza declaration contains a club obligation; joining Tiburón Golf Club is a separate choice.

The Cons

• Four layers of assessment. The Esperanza I or II condominium association, the Tiburon Mid-Rise association, the Tiburón master association and the Pelican Marsh CDD; only the CDD line is published, on the tax bill.
• A heavy share of the shared amenities. Each Esperanza home pays about 3.06 times a Ventanas home’s share of the Mid-Rise budget, and the split cannot be changed without every owner and mortgage holder agreeing.
• A higher CDD line than Tiburón’s smaller condominiums. $2,943.07 (Esperanza I) and $3,221.66 (Esperanza II) on the 2025 bill, including a bond portion of about $1,218 and $1,497 by our arithmetic, until the bonds’ final payment in May 2031.
• A mixed flood map. Twelve of 15 building footprints touch Zone AH or AE on the effective map despite the revalidated FEMA letters, the preliminary map keeps most buildings in Zone AH with an 11-foot base flood elevation, and no residential elevation certificate is public.
• A thin market. Four MLS closings in twelve months, and Esperanza I recorded no priced sale at all in 2023 or 2024.
• A falling county value. The 2026 preliminary roll cut Esperanza’s median just value by 16.3% (I) and 17.2% (II).
• Leasing limits. Board approval, no more than three leases a year, and in Esperanza II no leasing in a new owner’s first 36 months and no tenant or guest pets.
• No clubhouse, gym or courts in the documents. Fitness, tennis and dining run through the optional club; no mail room is drawn in any Esperanza building.
• A construction-claim history. Both associations sued the developer after turnover; ask each association whether any claim, repair or recovery remains open.
• The structural reserve study is not public. Its statutory deadline was December 31, 2025; the study and reserve schedule are association records a buyer must request.
• Farther from the clubhouse than Marquesa Royale. About 0.8 to 1.1 road miles against about half a mile.

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

If you’re searching for an Esperanza at Tiburón listing agent, or thinking, ‘I need someone to sell my Esperanza at Tiburón home…’ you are selling into a market with no competing Esperanza listing. 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 Esperanza listing from that record.

Data updated: September 2026 (Collier County Property Appraiser sales file, newest recorded Esperanza sale April 22, 2026; Southwest Florida MLS Matrix pulled September 18, 2026)

With four MLS closings a year and buyers comparing you with Marquesa Royale, Esperanza is the easiest Tiburón condominium to describe and one of the hardest to price. Every residence is one of two plans within 20 square feet of each other, so buyers compare on floor, phase, outlook, flood reading and condition, and each of those moves the price more than the plan does. 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 Esperanza listing along with the document file an Esperanza buyer’s lender, insurer and association will ask for.

Honors and recognition:

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

What Esperanza Residences Sold For: the 36-Month Recorded Set

The widest window with at least ten Esperanza sales is 36 months. In the 36 months since September 2023, Esperanza at Tiburón has seen 10 DOR-qualified resales (Collier County Property Appraiser sales file, newest recorded sale April 22, 2026); the county file carries no listing office, so we do not state a represented count here, and we will walk you through all ten on request.

• Resales, 36 months since September 2023: 10, median $2,195,000, low $1,600,000, high $2,400,000. None was a first sale from the developer.
• Dollar volume, same 36 months: $20,827,000, our total of the ten qualified deeds.
• By phase, same 36 months: nine in Esperanza II and one in Esperanza I (building 4, $2,100,000, April 2026).
• By floor, same 36 months: five first-floor resales at $1,600,000 to $2,327,000; two second-floor resales at $2,100,000 and $2,200,000; three third-floor resales at $2,200,000 to $2,400,000, the last the highest qualified Esperanza sale on record, residence 302 at 2751 Tiburon Blvd E, recorded September 19, 2024.
• Days on market and sale-to-list: not broken out for Esperanza in the Matrix pull; for Tiburón as a whole, a median of 86 days on market and a median sold-to-list ratio of 93.84% across 32 closings in the twelve months to September 18, 2026.

The Last 12 Months, Sale by Sale

Four Esperanza residences closed in the Southwest Florida MLS Matrix in the twelve months to September 18, 2026. Four is too few for a median to carry much weight, so here they are one by one, each matched to its recorded county deed by price, and the first also by MLS number:

• Building 13, 2739 Tiburon Blvd E, residence 302 (third residential floor, 2,950 square feet), Esperanza II: $2,335,000, MLS closing May 1, 2026 (deed at OR 6584/798).
• Building 15, 2727 Tiburon Blvd E, residence 201 (second residential floor, 2,930 square feet), Esperanza II: $2,200,000, county sale date April 22, 2026.
• Building 4, 2768 Tiburon Blvd E, residence 202 (second residential floor, 2,950 square feet), Esperanza I: $2,100,000, county sale date April 16, 2026.
• Building 12, 2745 Tiburon Blvd E, residence 102 (first residential floor, 2,950 square feet), Esperanza II: $1,600,000, county sale date April 20, 2026.

The middle two were $2,100,000 and $2,200,000, the four total $8,235,000, and the median sold price per square foot was $731.36, the same on the MLS and the county’s area because the two agree at Esperanza. A fifth deed in the same window, residence 201 in building 1 at $1,850,000 (November 18, 2025), is coded by the county as not qualified and does not appear among the MLS closings. Two of these sellers had bought in 2021, at $1,300,000 and $1,395,000; the third-floor residence gained 80% in five years.

Nothing Is For Sale at Esperanza Right Now

On September 18, 2026 the Southwest Florida MLS Matrix showed no Esperanza active listing, one of only two Tiburón neighborhoods with none. The nearest competing product is Marquesa Royale, with three actives on the same WCI shell:

• Building 1, residence 302: $3,150,000, 2,950 square feet of MLS living area, 240 days on market.
• Building 1, residence 301: $3,050,000, 2,950 square feet, 287 days.
• Building 4, residence 302: $2,350,000, 2,767 square feet (the smaller two-bedroom-plus-den plan), 100 days.

That is an unusual position for a seller. An Esperanza listing today has no direct competitor, and the only comparable listings are asking well above every Esperanza sale on record and have waited 100 to 287 days. A well-prepared Esperanza residence priced to Esperanza’s own recorded sales, not to Marquesa Royale’s asking prices, is the one a Tiburón condominium buyer sees first.

Selling an Esperanza Residence Is Different in Seven Ways

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

• Your phase decides your approval process. Esperanza I’s 2020 amendment requires the board’s approval of every sale and transfer and lets it ask for a named primary occupant when an entity or unrelated co-owners buy. Esperanza II’s 2022 restatement gives its board 20 days after a complete application, or 60 days after notice, before a sale is deemed approved, and bars any one person from owning more than two residences. We build the approval window into the contract timeline from day one.
• Three estoppel certificates. One from your condominium association, one from the Tiburon Mid-Rise Neighborhood Association and one from the Tiburón master association, which also discloses the buyer’s one-time capital contribution of one quarter of the annual master assessment (OR 6149, Page 45, 2022). The buyer also pays a Mid-Rise initial capital payment, and under the original declarations a condominium working-capital contribution of two months’ assessments.
• Your parking and storage assignment. Your two spaces and your storage room were assigned by an unrecorded instrument at your original closing and logged by the association (declaration Section 3.3); they are not in your deed. Find your copy early, because the buyer’s attorney will ask for it. Storage rooms differ in size: on the Esperanza II plat, the rooms assigned to first-floor residences are drawn at 15.0 by 3.0 feet and the others at 9.8 by 11.3 feet.
• Your building’s flood facts. Buildings 14 and 15 read Zone X on the effective map. For the other thirteen, the buyer’s lender will want to see that the ground is covered by LOMA 12-04-4195A (Esperanza I’s tract) or LOMR-F 13-04-6253A (Esperanza II’s tract), both revalidated by FEMA on February 9, 2024. We hand buyers the letters, not a summary of them.
• The structural file. A buyer will ask about the milestone inspection (first due 2043 to 2045 on the county’s map) and the structural integrity reserve study (statutory deadline December 31, 2025). We ask the association for its study, reserve schedule and budget before we list. We also ask about the construction claims both associations brought against WCI (cases 2016-CA-001119 and 2018-CA-003987), because a buyer’s attorney will find the recorded orders.
• Your CDD line by phase. On the 2025 tax bill every Esperanza I residence carries a Pelican Marsh line of $2,943.07 and every Esperanza II residence $3,221.66; the Series 2022 bond portion ends after the final payment in May 2031 (Pelican Marsh CDD, July 15, 2026 minutes). Knowing the end date answers the buyer’s objection before it is raised.
• Your buyer pool. Esperanza II’s 36-month wait before a new owner may lease removes most investor buyers, and its bar on tenant pets narrows the rental market an investor would count on. Esperanza I allows leasing at once and tenant pets on the owner’s terms. We market each phase to the buyers its documents allow.

Floor, Phase and Outlook: What Moves an Esperanza Price

The county values every residence in a phase by floor alone, $40,000 more per floor, with Esperanza II exactly $100,000 below Esperanza I at every position (2026 preliminary roll). The market does not follow that script. Since 2022 third-floor residences have sold for about 8% more per foot than first and second floors, the four lowest resales since 2022 ($1,600,000 to $1,975,000) were all first-floor residences, and the plan (01 or 02) makes little consistent difference (Collier County Property Appraiser sales file). Outlook matters too: Esperanza I’s buildings 4 to 7 back onto a lake, and Esperanza II backs onto a conservation tract. We price your residence against the sales that match its floor and its side of the boulevard.

Signs, Showings and the Gate

The Tiburon Mid-Rise association’s 2022 covenants bar “For Sale” and “For Rent” signs anywhere on the Mid-Rise land and allow only a board-approved open-house sign while a residence is actually open, and the Esperanza declarations bar any sign visible from outside a residence without consent (Section 18.3). Every showing passes Tiburón’s access control. An Esperanza listing therefore sells through photography, video, floor plans, the MLS, our qualified-buyer database and scheduled showings, and it helps that more than a quarter of Esperanza’s owners mail their tax bills outside Florida: we are set up to sell a residence whose owner is not in Naples. Before closing, tell the District’s access control team if you are keeping a golf membership, or your transponders will be deleted.

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

Start with a free Esperanza at Tiburón home valuation. It takes about a minute, and Jesse follows up with the Esperanza sales that actually fit your residence: the same floor, the same phase and a similar outlook, adjusted for renovation, furnishings and any lease in place. An online automated estimate reads the county roll, and the county cut every Esperanza value by 16% to 17% in 2026 while the four 2026 sales closed at a median of 1.36 times those values. We price to the record.

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

Is now a good time to sell an Esperanza at Tiburón condo?

For a residence priced to Esperanza’s own recorded sales, yes. There were no Esperanza actives on September 18, 2026, and the four MLS closings of the last twelve months ran $1,600,000 to $2,335,000 (Southwest Florida MLS Matrix). The 2026 median of $2,150,000 sits below 2024’s $2,327,000, so pricing off the 2024 highs costs time. Listing in the fall reaches the winter buyer pool.

Does it matter whether my residence is in Esperanza I or Esperanza II?

Yes, in four ways: the county values Esperanza II $100,000 lower at every position, the CDD line is $278.59 higher in Esperanza II, Esperanza II’s leasing and pet rules are stricter, and the two phases have separate approval processes. In the market the phases have sold at similar prices; nine of the last ten qualified resales were in Esperanza II.

Which floor sells for the most at Esperanza?

The third residential floor. Since 2022 third-floor resales have carried about an 8% per-foot premium over the first and second floors, and the highest qualified Esperanza sale, $2,400,000 in 2024, was a third-floor residence (Collier County Property Appraiser sales file). The four lowest resales since 2022 were all on the first residential floor.

How many estoppel certificates does an Esperanza sale need?

Three: your condominium association (Esperanza I or Esperanza II), the Tiburon Mid-Rise Neighborhood Association and the Tiburón master association. Each discloses what is owed on the residence, including any special assessment levied or pending, and the master certificate discloses the buyer’s one-time capital contribution. Ordering all three early keeps a closing on schedule.

Will a buyer ask about the construction claims against WCI?

Often, because the orders are in the public record. Both associations brought construction claims against the developer after turnover (Collier County cases 2016-CA-001119 and 2018-CA-003987). The useful answer for a buyer is whether any claim, repair or recovery remains open, and that comes from the association’s records and estoppel, which we request before listing.

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

Yes. A lease does not stop a sale, but the buyer takes subject to it, so the lease term, the showing terms and the closing date have to be coordinated. An Esperanza II buyer who wants to keep the tenant should know the new owner may not lease in their own name for 36 months under the 2022 restatement; disclose the lease and its end date from the start.

Do I need to hand over my parking and storage assignment?

Yes. Each residence’s two parking spaces and storage room are limited common elements assigned by an unrecorded written instrument and logged by the association, so the deed will not show them. The buyer’s attorney will ask for your copy and check it against the association’s log; finding it before listing avoids a delay at closing.

Your Local Real Estate Experts

Esperanza 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 both Esperanza declarations with their plats, every recorded amendment, the Tiburon Mid-Rise covenants, the county’s unit roll and every recent Esperanza sale before writing 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 Esperanza at Tiburón guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, the team launched in October 2008, and both work the North Naples golf-community condominium market that Esperanza sits in.

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

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

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. On an Esperanza page the credential that matters more is narrower than any award: we read the 71-page Esperanza I and 78-page Esperanza II declarations with their condominium plats, WCI’s 2014 amendment, the owners’ 2018, 2019 and 2020 amendments, Esperanza II’s 2022 restatement, the Tiburon Mid-Rise association’s covenants and 2022 restatement, the court orders in both associations’ cases against the developer, the 2025 tax bills for both phases, FEMA’s two letters of map change and its 2024 revalidation, the county’s milestone map, WCI’s own archived plan pages, the county’s unit-by-unit roll and sales file, and every Esperanza closing in the Southwest Florida MLS Matrix before this guide was written.

What Our Clients Say

McGreevy and Comisar is a top-reviewed Esperanza 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.

★★★★★ “I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced.” Candy Gody, verified Google review

★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Sandra Decker, verified Google review

★★★★★ “Marc made an extremely stressful time of selling my parents’ house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation.” Beth Shaw, verified Google review

★★★★★ “Marc’s knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Christopher Dietz, verified Google review

★★★★★ “Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!” Matt Haines, verified Google review

Contact McGreevy and Comisar

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

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

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

Licensure, and the Office of Record

Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).

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

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

Where Else to Find the Team

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

Frequently Asked Questions, Buyer Edition

These Esperanza at Tiburón buyer questions are answered from both recorded Esperanza declarations (OR 4944, Page 1446 and OR 5071, Page 3823), the Tiburon Mid-Rise covenants, Collier County, state and FEMA records, Pelican Marsh CDD tax-bill lines and the Southwest Florida MLS Matrix, pulled September 18, 2026. Each answer names its source, and where the record stops, we say so.

What is Esperanza at Tiburón?

Esperanza at Tiburón is a 90-residence condominium in 15 buildings on Tiburon Blvd E inside the gated golf community of Tiburón in North Naples, ZIP 34109. Each building has three residential floors over an enclosed ground-level parking floor, two residences per floor. WCI Communities, LLC declared it in two phases in 2013 and 2014 (Collier Clerk, OR 4944, Page 1446 and OR 5071, Page 3823), and the Collier County Property Appraiser roll carries year-built dates of 2013 to 2015 for all 90 residences.

Are Esperanza and Esperanza II the same community, and what is the difference?

They are two recorded condominiums of one WCI product, built as one continuous program from July 2013 to September 2015. Esperanza at Tiburon, A Condominium holds 42 residences in Buildings 1 to 7 and Esperanza II at Tiburon, A Condominium holds 48 in Buildings 8 to 15 (Collier County Property Appraiser roll, 2026). Each phase has its own association, board, budget and rules, and the two differ on leasing, pets for tenants and their Pelican Marsh CDD class, so the phase of a residence matters.

How many condos are in Esperanza at Tiburón, 42 or 90?

Ninety. The figure of 42 that circulates online is the first phase only: WCI’s own 2012 to 2015 web pages still said “42 penthouse condominium residences” after the second phase was declared. The Collier County Property Appraiser roll (tax year 2026 preliminary) carries 42 units under Esperanza at Tiburon, A Condominium and 48 under Esperanza II at Tiburon, A Condominium, and Florida’s Division of Condominiums lists the two projects at 42 and 48 units (DBPR projects PR75736 and PR75856).

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

Fifteen buildings of six residences each, two per floor on three residential floors. Every residence is numbered 101, 102, 201, 202, 301 or 302, and the county writes them as building and unit, for example “BLDG 12-102” (Collier County Property Appraiser roll, 2026). Buildings 1, 3 and 5 share one recorded floor plan and 2, 4, 6 and 7 mirror it; in the second phase Buildings 8, 10, 12 and 14 share a plan and 9, 11, 13 and 15 mirror it (recorded condominium plats, OR 4944, Page 1446 and OR 5071, Page 3823).

Where is Esperanza at Tiburón, and what are the building addresses?

On both sides of Tiburon Blvd E in Naples, FL 34109. Esperanza I, on the south side, is Building 1 at 2756, 2 at 2760, 3 at 2764, 4 at 2768, 5 at 2772, 6 at 2776 and 7 at 2780 Tiburon Blvd E. Esperanza II, on the north side, is Building 8 at 2769, 9 at 2763, 10 at 2757, 11 at 2751, 12 at 2745, 13 at 2739, 14 at 2733 and 15 at 2727 Tiburon Blvd E (Collier County Property Appraiser roll and Site Address Points, 2026).

Is this the Esperanza in Naples, Florida, or a different Esperanza?

This page is about Esperanza at Tiburón, the condominium at 2727 to 2780 Tiburon Blvd E, Naples, FL 34109. It is not Esperanza Place on Esperanza Way near Immokalee, which the Collier County Property Appraiser roll carries as a separate single-family subdivision, not Esperanza Street in Tiburon, California, and not the Esperanza resort in Cabo San Lucas, all of which share the name in search results.

When was Esperanza built, and is it the newest neighborhood in Tiburón?

Yes, it is the newest housing in Tiburón. The Collier County Property Appraiser roll gives Buildings 1 to 4 a 2013 year built, 5 to 10 a 2014 year built and 11 to 15 a 2015 year built, and the surveyor’s certificates recorded with the declaration and its supplements run from July 16, 2013 (Building 1) to August 13, 2015 (Building 15). WCI’s first closing was recorded July 30, 2013 and its last September 28, 2015 (Collier Clerk).

Who built Esperanza at Tiburón?

WCI Communities, LLC, a Delaware limited liability company, was the declarant and developer of both condominiums. Both declarations open “WCI Communities, LLC, a Delaware limited liability company, hereby declares,” Florida’s Division of Condominiums lists WCI COMMUNITIES LLC as developer of both projects, and WCI’s recorded 2014 affidavit states that “WCI is the developer of Esperanza II at Tiburon” and responsible for construction (Collier Clerk, OR 5083, Page 999). The licensed contractor of record is in Collier County’s original permit files.

What is a coach home, and is Esperanza a coach home, a condo or a mid-rise?

Legally, Esperanza is a condominium under Chapter 718 of the Florida Statutes. “Coach home” is Naples marketing vocabulary for a small multi-family building with a few large residences, and it does not appear in either Esperanza declaration. The recorded plats show three residential floors over a parking floor, an elevator in every building and a roof peak 64.1 feet above the ground-floor slab (Esperanza I plat, OR 4944, Page 1446), so buyers searching for a coach home, a condominium or a small mid-rise are all describing the same buildings.

What are the disadvantages of living in a coach home like Esperanza?

The trade-offs are the ones any condominium carries: shared walls and a shared roof governed by a board, association approval of every sale and lease, recorded limits on pets and rentals, and assessments at three association levels plus the CDD line on the tax bill. At Esperanza the shared-cost formula also matters: each Esperanza residence pays about 3.06 times a Ventanas residence’s share of the shared Tiburon Mid-Rise budget (Mid-Rise covenants restated 2022, OR 6085, Page 297).

Why would someone buy a condo at Esperanza instead of a house?

For lock-and-leave living at house scale. Each residence has about 2,930 or 2,950 air-conditioned square feet, three bedrooms plus a den and three and a half baths (WCI plan pages 2012 to 2015; Collier County Property Appraiser roll), yet the condominium association maintains the structure, roof, exterior walls and elevator, and the Tiburon Mid-Rise association keeps the grounds, irrigation and pools (declarations, Sections 7.1 and 3.5). An owner does no yard work.

Is Esperanza at Tiburón gated?

Yes. Esperanza is inside Tiburón’s gated entry, where the Pelican Marsh Community Development District runs a manned gate staffed around the clock that also controls the unmanned gates remotely; guests are registered through the District’s system, parcel carriers are admitted from 7 a.m. to 10 p.m. and commercial vehicles from 7 a.m. to 7 p.m. Monday to Saturday (Pelican Marsh CDD access policy). The recorded plats show roundabout entries for each phase but no separate Esperanza gate.

What area is considered North Naples, and is Esperanza in the City of Naples?

Esperanza is in North Naples, in unincorporated Collier County, with a Naples mailing address and ZIP 34109. It is outside the City of Naples limits: the Collier County Property Appraiser roll (tax year 2026 preliminary) carries county, school and other district millage totalling 9.4020 mills and no city millage, and the county zoning layer places it in the Pelican Marsh PUD.

Is Esperanza part of the Ritz-Carlton golf resort?

No. The Ritz-Carlton Naples, Tiburón is a separate property inside the same gated community. An Esperanza owner has no resort privileges by right of ownership; any resort access runs through Tiburón Golf Club membership. No Esperanza or Tiburon Mid-Rise document grants a resort right.

Is Esperanza at Tiburón a good place to live?

The record describes a settled, largely year-round neighborhood: 52 of the 90 residences (57.8%) carry a homestead exemption, the highest share of any Tiburón condominium, and 37 of the 90 have never resold at a priced deed since WCI’s first sale (Collier County Property Appraiser roll and sales file, 2026). The buildings are Tiburón’s newest, the first county milestone inspections are not due until 2043 to 2045, and every address is zoned to Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High.

Is Esperanza the same building as Marquesa Royale, and why does Marquesa Royale sell for more?

WCI sold both with the same two plans: its April 2012 pages list Marquesa Royale Residence 01 at 2,930 and Residence 02 at 2,950 air-conditioned square feet, word for word the Esperanza plans. Marquesa Royale’s qualified resales since January 2022 ran a median of $2,475,000 and $856.84 per square foot on ten sales against Esperanza’s $2,200,000 and $750.85 on seventeen, a premium of about 12.5% on price and 14.1% per foot (Collier County Property Appraiser sales file). WCI itself priced Marquesa about 10 to 15% higher in 2012, citing its spot beside the Ritz-Carlton Golf Resort and the clubhouse; Marquesa also has its own gate and pool and is in Zone X.

How does Esperanza compare with Ventanas, Castillo and Escada?

By price and size, Esperanza sits between the smaller condominiums and the detached neighborhoods. In the twelve months to September 18, 2026, four Esperanza closings had a median of $2,150,000 and $731.36 per square foot, against $902,500 and $530.72 for Ventanas at Tiburón, whose elevator buildings share Esperanza’s pools, and $1,265,000 and $522.73 on nine sales for Castillo at Tiburón (Southwest Florida MLS Matrix). Escada at Tiburón is a detached-home neighborhood with a 64.5% homestead rate against Esperanza’s 57.8% (Collier County Property Appraiser roll, 2026).

Are any Esperanza at Tiburón condos for sale right now?

None were active on September 18, 2026 (Southwest Florida MLS Matrix), when Tiburón as a whole had 20 active listings. Websites that show a dozen or more Esperanza listings are usually carrying seasonal rentals or stale data. Because Esperanza listings are infrequent, buyers who want one usually register their search with us before the next one comes to market.

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

Four MLS closings in the twelve months to September 18, 2026 (Southwest Florida MLS Matrix), and we tracked each of the four against its recorded Collier County deed: Building 13, unit 302 at $2,335,000; Building 15, unit 201 at $2,200,000; Building 4, unit 202 at $2,100,000; and Building 12, unit 102 at $1,600,000, all with county sale dates between March 19 and April 22, 2026. The median was $2,150,000; three of the four were in Esperanza II.

How much does an Esperanza at Tiburón condo cost?

Over the 36 months since September 2023, 10 DOR-qualified resales recorded from $1,600,000 to $2,400,000, with a median of $2,195,000 and no builder-direct sales (Collier County Property Appraiser sales file, newest recorded sale April 22, 2026). The low end of that range has been first-floor residences: the four lowest resales since 2022, $1,600,000 to $1,975,000, were all 101 or 102 units.

What is the price per square foot at Esperanza?

A median of $731.36 per square foot on the four closings in the twelve months to September 18, 2026 (Southwest Florida MLS Matrix). The county produces the identical figure on the same four sales because at Esperanza the MLS living area and the Collier County Property Appraiser’s area are the same, 2,930 or 2,950 square feet, which is not true at Ventanas or Castillo. Qualified resales since January 2022 ran a median of $750.85 per square foot on 17 sales (Collier County Property Appraiser sales file).

Does it matter whether I buy in Esperanza I or Esperanza II?

Yes, in four ways the record shows. The Pelican Marsh CDD line on the 2025 tax bill was $2,943.07 per Esperanza I residence and $3,221.66 per Esperanza II residence; Esperanza II bars leasing in a new owner’s first 36 months and bars tenants and guests from keeping pets; the county values every Esperanza II position exactly $100,000 below the same position in Esperanza I (Collier County Property Appraiser roll, 2021 to 2026); and the flood map differs by building. Recent resale prices do not show a consistent phase gap.

How big are the Esperanza floor plans, and what do “3130” and “3152” mean?

WCI sold two plans: Residence 01 at 2,930 air-conditioned square feet on the 101, 201 and 301 stack and Residence 02 at 2,950 on the 102, 202 and 302 stack, each with three bedrooms plus a den and three and a half baths (WCI plan pages, April 2012 to January 2015). The Collier County Property Appraiser roll carries exactly 2,930 and 2,950 square feet on all 90 residences. “3130” and “3152” in WCI’s SEC plan schedule are plan codes, not square footage; nothing in the record makes an Esperanza residence 3,130 or 3,152 square feet.

How many bedrooms and bathrooms do Esperanza residences have?

Every residence is three bedrooms plus a den with three and a half baths on both plans, per WCI’s own plan pages (2012 to 2015). WCI described Residence 01 as offering “dramatic views from three sides” and Residence 02 as having a “wraparound loggia and volume ceilings.” The recorded Esperanza II plat shows several loggias per residence, including a wraparound side loggia about 27.7 feet long (OR 5071, Page 3823).

Is there an elevator, and do Esperanza residences have private elevators?

Each building has one elevator, and its doors open directly into the two residences on each floor. The recorded Esperanza II plat shows one 8.0 by 8.3 foot “ELEVATOR (C.E.)” at the centre of each residential floor with an entry on each side into units x-101 and x-102 (OR 5071, Page 3823). Listings and WCI’s marketing call it a private elevator or “private elevator vestibule” because no one else steps out into your foyer, but the elevator is a shared common element that the condominium association maintains (declarations, Sections 2.9 and 7.1).

How long do condo elevators last, and who pays to replace them?

The elevator is a common element, so the Esperanza I or Esperanza II association maintains and replaces it and funds that through its budget and reserves (declarations, Section 7.1). Each building’s elevator dates from 2013 to 2015 construction, and none of the association permits in Collier County’s monthly permit reports from January 2020 to August 2026 is an elevator replacement. The reserve schedule in the association’s adopted budget shows the elevator’s estimated remaining life.

Which floor is best at Esperanza, and do the floors sell differently?

Upper floors have carried a modest premium. On qualified resales since 2022, the median ran $767.06 per square foot on the third residential floor (6 sales), against $708.22 on the first (8 sales) and $711.86 on the second (3 sales) (Collier County Property Appraiser sales file). The first residential floor still sits a full storey above grade, over the parking floor, and the county adds $40,000 of value per floor on its 2026 preliminary roll.

Does each Esperanza residence have a garage, and how many cars?

Each residence is assigned two covered parking spaces on the enclosed ground-level parking floor under its building, 12 spaces per building, as limited common elements (declarations, Section 3.3). Listings call this a two-car garage; the recorded plat labels it “PARKING LEVEL (C.E.)” with spaces about 23.3 feet deep. The assignment is given by an unrecorded instrument at closing and kept in the association’s log, and a space may not be leased or lent to a non-resident.

How much storage comes with an Esperanza residence?

One storage room per residence on the ground floor, as a limited common element (declarations, Section 3.3). On the recorded Esperanza II plat the rooms for the 101 and 102 residences are drawn 15.0 by 3.0 feet, about 45 square feet, and the rooms for the 201, 202, 301 and 302 residences 9.8 by 11.3 feet, about 111 square feet (OR 5071, Page 3823). Confirm which room conveys from the seller’s assignment instrument and the association’s log.

Can I install an electric-vehicle charger at Esperanza?

Yes, by application. Under Section 9.4 of the original declarations and Section 9.11 of Esperanza II’s 2022 restatement, the owner applies, the association installs the charger at the owner’s cost near the owner’s assigned parking space, and the charger becomes a limited common element whose running costs are charged to that owner (OR 4944, Page 1446; OR 6132, Page 2700).

Do Esperanza residences have golf course or lake views?

Some do, and views differ by row, building and floor. The recorded Esperanza I plot plan shows a lake behind Buildings 4 to 7 on the south side of Tiburon Blvd E, and the Esperanza II plats show a conservation tract along the whole north side behind Buildings 8 to 15 (OR 4944, Page 1446; OR 5071, Page 3823). WCI marketed Esperanza as “set along two holes of Tiburón’s exquisite golf course” with “sweeping lake and fairway views.” No recorded document assigns a view to a unit.

What did Esperanza residences cost new from WCI?

WCI’s archived pages priced Residence 01 from $705,000 and Residence 02 from $715,000 in April 2012, $750,000 and $725,000 in March 2014, and Residence 02 from $825,000 in January 2015, before homesite premiums and options. Recorded first deeds ran $685,900 to $1,098,800 in Esperanza I (median $786,750) and $651,000 to $1,101,200 in Esperanza II (median $764,800) (Collier County Property Appraiser sales file). WCI stated that its new-home prices included a Tiburón Golf Club Signature Membership.

Are Esperanza prices going up or down?

Recorded prices are far above their pre-2022 level and have leveled since. The median qualified resale was $1,408,500 in 2021, $2,236,000 in 2022, $2,327,000 in 2024 and $2,150,000 on four sales in 2026 to April (Collier County Property Appraiser sales file). The county’s own median just value fell 16.3% in Esperanza I and 17.2% in Esperanza II on the 2026 preliminary roll, from $1,946,900 and $1,846,900 to $1,629,380 and $1,529,380.

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

That depends on your hold and your use. The Esperanza record rewards patience: buyers who bought from WCI in 2014 and resold in 2022 and 2024 roughly tripled their price, and 2021 buyers who sold in 2026 gained 58% to 80%, while the county cut its values 16% to 17% on the 2026 preliminary roll (Collier County Property Appraiser roll and sales file). Leasing is limited to three leases a year with a 30-day minimum, so Esperanza suits an owner-user or seasonal renter, not a nightly-rental investor.

Is it smart to buy a condo in Florida right now?

Florida’s condominium market is working through insurance costs and the post-2022 structural laws, and older buildings carry most of that weight. Esperanza’s buildings date from 2013 to 2015, so Collier County’s milestone map lists all 15 as not due until 2043 to 2045, and county permit reports from 2020 to August 2026 show no roof, structural or concrete program. The structural integrity reserve study still applies, so review each association’s study, budget and insurance before you commit.

Why are so many people leaving Naples, and is that showing up at Esperanza?

Not in the Esperanza record. On September 18, 2026 Esperanza had no active listings (Southwest Florida MLS Matrix), 37 of its 90 residences have never resold since WCI’s first sale, and homestead owners rose from 49 in 2021 to 52 of 90 on the 2026 preliminary roll (Collier County Property Appraiser roll). Owners here are staying and, increasingly, living here full time.

Which associations govern Esperanza at Tiburón?

Four layers. The building is run by Esperanza at Tiburon Condominium Association, Inc. (Sunbiz N13000005450, Buildings 1 to 7) or Esperanza II at Tiburon Condominium Association, Inc. (N14000005729, Buildings 8 to 15). The pools, roads, entrances, landscaping and irrigation shared with Ventanas belong to Tiburon Mid-Rise Neighborhood Association, Inc. (N01000002216). Above them sit the Tiburon Estates Homeowner’s Association, Tiburón’s master, and the Pelican Marsh Community Development District on the tax bill.

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

Neither Esperanza association, nor the Tiburon Mid-Rise or Tiburón master association, publishes its assessment, so no current figure appears here. The amounts are in each association’s adopted budget and on the estoppel certificates for a sale. Within a phase every residence pays the same condominium share, 1/42 in Esperanza I and 1/48 in Esperanza II (declarations, Section 5.1).

Why do Esperanza listings show three different association fees?

Because an Esperanza owner pays three associations: the Esperanza I or Esperanza II condominium association for the building, insurance and reserves; the Tiburon Mid-Rise Neighborhood Association for the pools, roads and grounds shared with Ventanas; and the Tiburon Estates master association. The fourth charge, the Pelican Marsh CDD, is not an association fee: it is a line on the county tax bill, $2,943.07 or $3,221.66 per residence on the 2025 bill depending on phase (Collier County Tax Collector).

How is the shared Mid-Rise assessment split between Esperanza and Ventanas?

Heavily toward Esperanza. Section 13.4 of both Esperanza declarations quotes the Mid-Rise sharing formula, and the owners’ 2022 restatement fixes each Esperanza or Esperanza II residence at 1/90 of 275/357 of the Mid-Rise budget, about 0.856%, against about 0.280% for each Ventanas residence (OR 6085, Page 297). Esperanza’s 90 residences, 52.3% of the 172 Mid-Rise homes, carry about 77% of the budget, and the split cannot be amended without 100% of owners and mortgage holders.

What does the Esperanza condominium assessment pay for?

The condominium association maintains the elevator, structure, roof, exterior walls, painting and waterproofing, parking and trash areas, common lighting, fire alarm and access systems, and it insures the buildings (declarations, Section 7.1). In Esperanza II the association also maintains the windows since the 2022 restatement (Section 9.1.3). The Esperanza II restatement makes water, sewer, electricity and trash that are not separately metered common expenses, and both documents let the board make bulk cable or communications services a common expense.

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

Up to three one-time charges set by the recorded documents. The original declarations require a working-capital contribution of two months’ condominium assessments at each sale (Section 14.9; whether Esperanza II’s 2022 restatement kept it is confirmed on the estoppel), the Tiburon Mid-Rise association charges an initial capital payment (Section 13.4), and the Tiburón master association charges one quarter of its annual assessment to each new member (Collier Clerk, OR 6149, Page 45). The dollar amounts appear on the estoppel certificates.

What is the CDD fee at Esperanza, and is it different for Esperanza I and Esperanza II?

Yes, the two phases sit in different Pelican Marsh CDD classes. The 2025 county tax bills carry a “Pelican Marsh” line of $2,943.07 on every Esperanza I residence and $3,221.66 on every Esperanza II residence (Collier County Tax Collector, fiscal 2026). By our arithmetic about $1,725 of each is District operations and maintenance and the rest, about $1,218 and $1,497, is Series 2022 bond debt, well above the $833 to $853 bond line of Tiburón’s smaller condominium units.

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

The bond part ends; the operations part does not. The District Manager reported in July 2026 that the Series 2022 bonds retire after the final payment in May 2031. After that the Esperanza tax bill will still carry the District’s operations and maintenance line, about $1,725 a residence for fiscal 2026, which pays for the gate, District roads, lakes and irrigation water.

Can I pay off the CDD bond on an Esperanza residence early?

The District’s assessment roll governs any prepayment, so request a written payoff figure from the District before closing. Unlike Ventanas, where 18 residences show no bond line, every Esperanza residence carried the same full line on the 2025 bill within its phase, so no Esperanza residence appears to have prepaid (Collier County Property Appraiser roll).

What are the property taxes on an Esperanza condo?

The 2025 certified bill showed a median total of $20,033 in Esperanza I and $19,484 in Esperanza II, including the CDD and garbage lines (Collier County Property Appraiser roll). The 2026 preliminary roll shows median ad valorem tax of $14,924 and $13,982 before those lines are added, at 9.4020 mills. A new owner’s assessment resets after the sale, without the seller’s homestead cap, so budget from the purchase price, not the seller’s bill.

Why is there a garbage charge on Esperanza tax bills?

Every Esperanza tax bill sampled carries a “District 1 Garbage” line of $261.91 on the 2025 bill, which Ventanas and Castillo bills do not (Collier County Tax Collector). Esperanza is on Collier County’s residential curbside collection assessment, with garbage picked up Tuesday and Friday and recycling on Friday at all 15 addresses (Collier County solid-waste collection layer, checked September 25, 2026).

Has Esperanza levied a special assessment, and what are the rules?

Florida associations do not record special assessments, so the public record does not show one either way. Collier County permit reports from 2020 to August 2026 show no association roof, structural, concrete or window program at Esperanza, the kind of project that usually drives one; association permits in that period were fire-alarm work. The estoppel certificate must disclose any special assessment levied or pending, and the board minutes and budget show how recent work was paid.

How much should I budget each year to own at Esperanza?

Add five lines: the condominium assessment for your phase, the Tiburon Mid-Rise assessment, the Tiburón master assessment, your property tax, and the CDD and garbage lines, which were $3,204.98 per Esperanza I residence and $3,483.57 per Esperanza II residence on the 2025 bill (Collier County Property Appraiser roll). Add your HO-6 policy, any flood policy and Tiburón Golf Club dues if you join. The three association amounts come from the estoppel certificates.

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

Yes, and not for years. Collier County’s milestone map lists all 15 buildings as not due, with first inspection years of 2043 for Buildings 3, 4, 8 and 9, 2044 for Buildings 1, 2, 5, 6, 7 and 10, and 2045 for Buildings 11 to 15 (county permits PL20230012363 to PL20230012378, read September 25, 2026). Collier applies its earlier 25-year trigger only within three miles of salt water; every Esperanza building is outside that line by about 208 to 513 meters, so the 30-year rule applies.

Has Esperanza completed its structural integrity reserve study?

Both associations were required to complete one by December 31, 2025 under Section 718.112(2)(g), Florida Statutes, and DBPR’s database of studies submitted before July 2025 listed both Esperanza associations when read on September 23, 2026. The studies themselves and their funding plans are not published, so the status and findings are disclosed to a buyer in the association’s records during the document review period. Esperanza II’s 2022 bylaws also require a reserve study at least every 60 months.

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

A milestone inspection (Section 553.899, Florida Statutes) is a structural inspection by an engineer or architect at 30 years, 25 near salt water, and every ten years after. A structural integrity reserve study (Section 718.112(2)(g)) is a funding study of the roof, structure, fireproofing and fire protection, plumbing, electrical, waterproofing and painting, and windows and exterior doors, repeated at least every ten years. Both apply at three habitable storeys, so both apply to Esperanza.

What is Florida’s 718 condo law, and who oversees Esperanza’s associations?

Chapter 718 of the Florida Statutes is the Condominium Act, which governs Esperanza’s declarations, budgets, reserves, insurance, estoppels and sale disclosures. The state’s Division of Florida Condominiums, part of the Department of Business and Professional Regulation, lists Esperanza at Tiburon as project PR75736 (42 units, recorded July 16, 2013) and Esperanza II at Tiburon as PR75856 (48 units), with WCI Communities LLC as developer (DBPR public extracts, read September 2026).

Were there construction-defect lawsuits at Esperanza?

Yes, and they are on the public record. Both associations brought construction claims against the developer, WCI Communities, LLC, after turnover: Collier Circuit Court case 2016-CA-001119 (Esperanza I) and case 2018-CA-003987 (Esperanza II). The recorded orders show a 2021 dismissal in the first case and partial dismissals in 2021 and 2022 in the second (Collier Clerk, OR 5949, Page 473; OR 5944, Page 2309; OR 6070, Page 1088); no recorded order states findings, repairs or recoveries, so ask each association in writing whether any repair or recovery remains open.

What red flags should I check before buying an Esperanza condo?

The building’s flood status and the unit’s flood zone determination; each association’s structural integrity reserve study, budget, reserve schedule and insurance declarations, including the hurricane deductible and any flood policy; any pending special assessment on the three estoppels; the parking and storage assignment instrument; the current board rules, which need not be recorded; the phase’s leasing and pet rules; and the status of any construction-claim repairs.

Does the association have to approve a buyer at Esperanza?

Yes, in both phases. Esperanza I’s 2020 amendment requires board approval of every sale and transfer and lets the board disapprove only for good cause, such as a record of violent or property crime, financial irresponsibility, missing information or unpaid assessments (OR 5743, Page 762). Esperanza II’s recorded transfer article requires approval of every sale and gift, deems a sale approved if the board does not act within 20 days of a complete application or 60 days of notice, and bars any one person from holding title to more than two units (OR 5555, Page 3011; OR 6132, Page 2700).

Does the Esperanza association have a right of first refusal?

The recorded Esperanza sale provisions are approval rights, not a purchase option. Esperanza I’s 2020 amendment states that when the board disapproves for good cause the association “shall have no duty to purchase the Unit or furnish an alternate purchaser” (OR 5743, Page 762). Esperanza II’s 2018 text let an owner demand an approved alternate purchaser only if a sale was disapproved without good cause (OR 5555, Page 3011).

What is a primary occupant, and can I buy through a trust or LLC?

Yes, but you must name one. Both associations condition ownership by an entity, or by several unrelated people, on designating one natural person as the “Primary Occupant,” a rule meant to prevent timeshare and fractional use (Esperanza I, 2020 amendment, OR 5743, Page 762; Esperanza II, 2022 restatement, Article 17). Esperanza II allows no more than one change of primary occupant in 12 months. Thirty of the 90 owner lines on the county roll contain the word trust (Collier County Property Appraiser roll, 2026).

Can you rent out an Esperanza at Tiburón condo?

Yes, within recorded limits that differ by phase. Both require board approval of every tenant, entire units only, and a minimum of 30 consecutive days. Esperanza I allows no more than three leases in any 12-month period (OR 5743, Page 762); Esperanza II allows no more than three per calendar year and none until an owner has held title for 36 months, inheritance excepted (OR 6132, Page 2700, Article 16). Each board decides within 30 days of a complete application.

Are short-term or vacation rentals allowed at Esperanza?

No. Nothing under 30 consecutive days is allowed in either phase, no more than three leases a year are permitted, and Esperanza II bars advertising a stay under 30 days in any medium (OR 6132, Page 2700). Online listings that describe an Esperanza residence as a vacation getaway for shorter stays conflict with the recorded documents.

Can I buy an Esperanza II residence and rent it out right away?

No. Esperanza II’s 2022 restatement bars a new owner, other than by inheritance, from leasing until the owner has held title for 36 months (Section 16.7, OR 6132, Page 2700). Esperanza I has no recorded waiting period, but every lease there still needs board approval, a 30-day minimum and no more than three leases in any 12 months (OR 5743, Page 762).

Does Esperanza allow pets?

Yes, within limits. Owners may keep no more than two dogs, cats or birds in any combination plus a reasonable number of fish; reptiles, pot-bellied pigs and livestock are excluded, and “Pit Bulls,” “Bull Terriers,” “Chows,” “Rottweilers” or like breeds are not permitted (declarations, Section 18.7; Esperanza II 2022 restatement, Section 14.3). Pets are barred from the Mid-Rise pool areas (Mid-Rise covenants, Section 7.8). Assistance-animal law sits outside these documents.

Can tenants and guests have pets at Esperanza?

It depends on the phase. In Esperanza I, Section 18.7(e) of the declaration treats a tenant as an owner for the pet section, so a tenant may keep pets on the same terms (OR 4944, Page 1446). Esperanza II’s 2022 restatement states that “Tenants and Guests are prohibited from keeping pets” (Section 14.3, OR 6132, Page 2700).

Is Esperanza at Tiburón a 55+ community?

No. Neither Esperanza declaration, the Esperanza II 2022 restatement nor the Tiburon Mid-Rise covenants contains an age restriction, and the Mid-Rise pool rules provide for supervising children under 13 (Mid-Rise covenants, Section 7.8). Buyers of any age may purchase, subject to association approval.

What are the guest rules in Esperanza II?

Specific. Under Article 15 of the 2022 restatement, non-overnight guests use the facilities only with the owner or tenant, caretakers and home-watch providers may not use the pool or parking areas, no more than eight people may sleep in a residence overnight, unrelated overnight guests in the owner’s absence are allowed twice a calendar year with 10 days’ notice, and anyone staying more than 30 days in a year is treated as a resident who needs approval (OR 6132, Page 2700).

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

Yes, with limits. Hard-surface flooring needs board approval and a sound-absorbing underlayment in both phases (Section 18.6). In Esperanza II, extensive remodeling or heavy construction needs prior board approval and may run only from May through October (2022 restatement, Section 9.4). County permit reports from 2020 to August 2026 show owner remodels from $6,416 to $575,000 declared (Collier County monthly permit reports).

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

The association keeps the structure, roof, exterior walls, painting and waterproofing, the elevator, wiring to your breaker panel and water pipes to your cut-off valve (declarations, Section 7.1). You keep everything inside that serves only your unit, including the air conditioning, which you own even though it sits on a common pad, appliances, plumbing and electrical, and items on your loggias “including ceiling fans and tile flooring.” In Esperanza II the association has maintained the windows since 2022 and may switch to impact glass without an owner vote (Section 9.1.3).

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

No Esperanza document requires it. Neither declaration nor Esperanza II’s 2022 restatement contains a club clause, and WCI’s own Esperanza deeds list no club covenant (Collier Clerk, OR 4949, Page 1896; OR 5198, Page 1925). Tiburón’s master declaration obliged each first buyer from the developer to take a Signature Membership, and WCI’s new-home prices included one; resale buyers apply to the Club under its current Membership Plan.

How much does it cost to join Tiburón Golf Club?

The Club publishes privileges, not prices, so no initiation fee or dues figure appears here. It sells its Medallion (year-round) and Signature (May to October) categories only to Tiburón residents, by application, and quotes current pricing directly to a prospective member. Confirm the terms in writing before closing if golf matters to your purchase.

What amenities come with an Esperanza residence?

Through the Tiburon Mid-Rise Neighborhood Association, Esperanza owners share two pool-and-spa sets with Ventanas on the Mid-Rise parcel at 2752 Tiburon Blvd E, one built in 2003 and one in 2013 (Collier County Property Appraiser roll), including the pool and cabana WCI drew beside Esperanza I’s Building 1, plus two roundabout entrances, a fountain, interior roads and landscaped grounds. Inside each building are the elevator, lobby, trash chute on every floor, parking and storage. The pool and spa were resurfaced under an August 2026 Notice of Commencement (Collier Clerk, OR 6617, Page 384).

Is there a gym, tennis court or clubhouse at Esperanza?

No. No fitness room, tennis or pickleball court, clubhouse or social room is named in either Esperanza declaration, the Esperanza II restatement, the Tiburon Mid-Rise documents or the county roll. Those facilities come with Tiburón Golf Club membership, which includes the clubhouse and members-only fitness and tennis.

Is cable TV and internet included at Esperanza?

Bulk service is provided for in the record: both Esperanza associations granted Hotwire Communications telecommunications easements in 2021 (Collier Clerk, OR 5905, Page 3151 and OR 6027, Page 2350), and both declarations let the board make cable or communications services a common expense. Which services the current bulk agreement covers, and which association pays for them, is in the budgets a buyer receives.

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

Measured by road from all 15 buildings (OSRM, free-flow, September 25, 2026): about 3.2 to 3.5 miles to NCH North Hospital, 3.5 to 3.8 to Mercato, 3.6 to 3.9 to I-75 at Exit 111, 4.4 to 4.7 to Vanderbilt Beach, 5.8 to 6.1 to Waterside Shops, 11.0 to 11.3 to the Naples Pier and 23.1 to 23.5 to RSW. The Tiburón clubhouse is 0.8 to 1.1 miles. Allow longer in season.

How do mail, trash and deliveries work at Esperanza?

Each residential floor has a trash chute to a ground-floor trash room (recorded plats), and Collier County collects garbage Tuesday and Friday and recycling on Friday at all 15 addresses. Unlike Ventanas, no mail room is drawn in any Esperanza building, so where your mailbox is and how packages are handled are set by the association. Parcel carriers pass Tiburón’s gate from 7 a.m. to 10 p.m.

Who provides water, electricity and gas at Esperanza?

Water and sewer come from the Collier County Water-Sewer District; the Esperanza II plot plan shows one water meter per building, and the 2022 restatement makes utilities that are not separately metered a common expense, so ask how the building is metered. Florida Power & Light holds the electric easements. The plot plans show gas valve and gas marker symbols at the buildings, and residences are built with gas cooktops, but the gas provider is not named in the record.

What schools is Esperanza zoned for?

Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High for the 2026-27 school year, for all 105 Esperanza address records, 15 buildings and 90 residences in both phases (Collier County Public Schools zoning tool, checked September 25, 2026). Confirm the specific address with the District before relying on it.

Is Esperanza mostly full-time or seasonal?

Mostly full-time, which is unusual for a Tiburón condominium. The Collier County Property Appraiser roll (tax year 2026 preliminary) shows 52 of 90 residences (57.8%) homesteaded and 26 owners (28.9%) mailing tax bills outside Florida, against 20.7% homestead at Ventanas, 28.4% at Castillo, 30.0% at Bolero and 47.9% at Marquesa Royale.

What flood zone is each Esperanza building in?

On FEMA’s effective map (panel 12021C0194J, February 8, 2024), Buildings 1 and 4 to 12 are wholly or almost wholly Zone AH, Buildings 2 (2760) and 3 (2764) are about half AH, Building 13 (2739) is mostly Zone AE, and Buildings 14 (2733) and 15 (2727) are entirely Zone X, outside the high-risk zone (FEMA National Flood Hazard Layer overlaid on Collier County’s 2025 building footprints). Two FEMA letters also cover the land, so the zone for a unit is set by its flood zone determination, not a map reading.

What are the FEMA letters on the Esperanza land, and do they take the buildings out of the flood zone?

FEMA issued LOMA 12-04-4195A on June 21, 2012, removing 5.91 acres of Tract D, Esperanza I’s land, to Zone X, and LOMR-F 13-04-6253A on August 8, 2013, removing part of Tract C, Esperanza II’s land, by fill. FEMA’s revalidation letter 18-04-0009V lists both as still valid on the February 2024 map. Online maps never show these removals; whether each building sits inside the removed land is our inference from the legal descriptions, not proven building by building, and a lender’s determination decides.

Will the new FEMA map change Esperanza’s flood zones?

Possibly. FEMA’s preliminary panel 12021C0194K, issued March 20, 2025 and not yet in effect, keeps most Esperanza buildings in Zone AH and raises the nearby base flood elevation to 11 feet NAVD88 from 10.0 and 10.5 feet today; Buildings 14 and 15 stay in Zone X. A new map normally requires FEMA to revalidate the LOMA and LOMR-F again. Until it takes effect, the February 2024 map and the revalidated letters govern.

How high is Esperanza’s ground compared with flood elevations?

USGS 3DEP lidar (2018) reads bare ground of 13.0 to 13.5 feet NAVD88 at the 15 building points, about 2.5 to 3.5 feet above the 10.0 and 10.5 foot base flood elevation lines on the effective map. The residences begin a full storey higher: the recorded Esperanza I elevation puts the first residential floor 11.6 feet above the parking slab (OR 4944, Page 1446). No elevation certificate for an Esperanza residential building is on Collier County’s public map.

Do I need flood insurance for an Esperanza condo?

A federally backed lender requires flood coverage for a building its flood zone determination places in the high-risk zone; at Esperanza that depends on the building and on whether the determination honours FEMA’s revalidated letters, and a lender may require coverage anyway. Collier County’s CRS Class 5 rating gives a 25% discount on every Regular Program NFIP policy, inside or outside the high-risk zone (FEMA). Whether each association carries a building flood policy is in its insurance declarations.

How does condo insurance work at Esperanza?

Under Section 718.111(11), Florida Statutes, each association insures its buildings and the owner’s HO-6 policy covers interior finishes, fixtures and contents. Esperanza I’s 42 and Esperanza II’s 48 residences are separate condominiums, so each association carries its own master policy and spreads its own hurricane deductible, which makes an HO-6 loss-assessment limit worth reviewing. A Citizens HO-6 policy is exempt from Citizens’ flood-purchase requirement, and a unit whose combined dwelling and contents replacement cost is $700,000 or more is not eligible for Citizens.

Did Esperanza flood or take damage in Hurricane Ian or Irma?

No Esperanza-specific storm damage record was found in court, permit or news records. Collier County’s permit reports show no roof, structural or association storm-repair permit at Esperanza from October 2022 to February 2023, after Hurricane Ian; the only envelope item was one owner’s shutter and window permit applied for on October 18, 2022. Irma, in September 2017, predates the permit reports we read.

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

Every Esperanza building checked is in Evacuation Zone C and outside the Coastal High Hazard Area (Collier County GIS, read September 25, 2026). The county’s Florida Building Code layer gives a Risk Category II design wind speed of 162 mph at the buildings, and Esperanza was built after Hurricane Wilma, very likely under the 2010 Florida Building Code, since its certificates of occupancy run from 2013 to 2015.

Has anything been built or planned near Esperanza?

Not recently. Collier County’s planning layer shows no land-use application filed after 2019 within about half a mile of the Esperanza parcels, and the nearest items, Sereno Grove and Sienna Reserve at about 365 to 376 meters and the Ritz-Carlton Golf Resort additions at about 549 meters, are complete (Collier County GIS, read September 25, 2026). The land beside Esperanza belongs to the Mid-Rise association, the Tiburón master, the Pelican Marsh CDD and the golf course.

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

Your building’s flood zone and the unit’s flood zone determination; each association’s budget, reserve schedule, structural integrity reserve study and insurance declarations; the three estoppels, condominium, Tiburon Mid-Rise and master, with any pending special assessment and capital contributions; the unit’s CDD line; the parking and storage assignment instrument; the current rules, including leasing and pets for your phase; and the Club’s membership terms if golf matters to you.

How do I tour Esperanza residences for sale?

Call Marc at (239) 287-5873. We schedule showings through Tiburón’s gate, register your search so you hear about the next Esperanza listing early, and bring the recorded documents on this page to every tour; you can see how we work with buyers on our Naples home buying page.

Frequently Asked Questions, Seller Edition

These Esperanza at Tiburón seller questions are answered from the recorded Esperanza I, Esperanza II and Tiburon Mid-Rise documents, the Collier County Property Appraiser roll and sales file, and the Southwest Florida MLS Matrix, pulled September 18, 2026. Tax and legal questions are answered at the level of the public rule; your CPA and attorney answer them for your sale.

What is my Esperanza at Tiburón condo worth?

Start with the recent record. Over the 36 months since September 2023, 10 qualified resales recorded from $1,600,000 to $2,400,000, median $2,195,000 (Collier County Property Appraiser sales file, newest sale April 22, 2026), and the four closings in the twelve months to September 18, 2026 had a median of $2,150,000 and $731.36 per square foot (Southwest Florida MLS Matrix). Floor, view, condition and phase adjust from there.

How do I get an Esperanza home valuation?

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

What have Esperanza condos sold for recently?

Four MLS closings in the twelve months to September 18, 2026 (Southwest Florida MLS Matrix), each matched to its county deed: $2,335,000 for Building 13, unit 302; $2,200,000 for Building 15, unit 201; $2,100,000 for Building 4, unit 202; and $1,600,000 for Building 12, unit 102. A fifth deed, Building 1, unit 201 at $1,850,000 in November 2025, is coded not qualified by the county and was not an MLS closing (Collier County Property Appraiser sales file).

How do I value my Esperanza condo when only a few sell each year?

By widening the window and pooling both phases, because they are one product. Four MLS closings in twelve months is too few for a median to carry weight alone, so we read the 10 qualified resales of the last 36 months and the 17 since January 2022 (Collier County Property Appraiser sales file), adjust for floor, stack and condition, and check against Marquesa Royale, the only other Tiburón condominium sold with the same two WCI plans.

Does it matter to my price whether I am in Esperanza I or Esperanza II?

Less than the county’s values suggest. The Collier County Property Appraiser values every Esperanza II position exactly $100,000 below the same position in Esperanza I, every year from 2021 to 2026, and does not publish why. Recorded prices show no consistent phase gap, but they do show a thin Esperanza I record: one qualified Esperanza I resale since June 2022, against Esperanza II carrying the market from 2023 to 2025 (Collier County sales file). Buyers will ask about Esperanza II’s 36-month lease wait and tenant pet ban, and Esperanza I’s lower CDD line.

Does my floor change what my Esperanza residence is worth?

Yes, modestly. On qualified resales since 2022, the third residential floor ran a median of $767.06 per square foot on six sales, about 8% above the first ($708.22, eight sales) and second ($711.86, three sales) (Collier County Property Appraiser sales file). The four lowest resales in that period, $1,600,000 to $1,975,000, were all first-floor residences.

Does my stack, Residence 01 or Residence 02, change the price?

Very little. The 01 stack is 2,930 square feet and the 02 stack 2,950, and on qualified resales since 2022 the 01 stack ran a median of $750.85 per square foot on eight sales and the 02 stack $711.86 on nine (Collier County Property Appraiser sales file), a difference that floor and condition explain better than plan. The county adds $10,540 to the 02 stack on its 2026 preliminary roll.

Does a renovation add value to an Esperanza condo?

The spread in recent sales is the evidence. Resales of the same plan and similar floors have ranged from $1,600,000 to $2,400,000 since 2023 (Collier County Property Appraiser sales file), and county permit reports show owner remodels from $6,416 to $575,000 declared between 2020 and 2026. Condition is the usual reason for a gap that wide; permits for the work, board approval of hard flooring and, in Esperanza II, work done in the May to October window strengthen the case.

How do Esperanza prices compare with Marquesa Royale?

Marquesa Royale, sold by WCI with the same two plans, has resold for about 12.5% more on price and 14.1% more per square foot since January 2022: a median of $2,475,000 and $856.84 per foot on ten sales against Esperanza’s $2,200,000 and $750.85 on seventeen (Collier County Property Appraiser sales file). WCI set a similar 10 to 15% premium in 2012 for Marquesa’s location by the resort and clubhouse. The 29 to 37% gap on the 2026 preliminary county roll comes from the county cutting Esperanza and holding Marquesa flat, not from the market.

Are online automated home-value estimates accurate for Esperanza?

They lean on figures that miss what drives Esperanza prices. The county values mechanically: every position in a phase has the same value in every building, $40,000 more per floor, and a flat $100,000 less in Esperanza II (Collier County Property Appraiser roll, 2026). Automated models then struggle with four MLS sales a year, and none of them reads the view, the renovation or the building’s flood status.

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

Loosely. The 2026 preliminary just value runs from $1,484,110 to $1,674,650 across the 90 residences, set by mass appraisal after a 16% to 17% cut from 2025 (Collier County Property Appraiser roll), while the 36-month recorded resale median is $2,195,000. Just value is a tax figure, not a price.

What is the record Esperanza sale?

The highest recorded deed is $2,500,000 for Building 15, unit 302 (2727 Tiburon Blvd E) on June 20, 2022, which the county codes as not qualified. The highest arm’s-length sale is $2,400,000, or $813.56 per square foot, for Building 11, unit 302 (2751 Tiburon Blvd E) on September 19, 2024 (Collier County Property Appraiser sales file). The Esperanza I high is $2,295,000 for Building 3, unit 301 in June 2022.

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

A great deal for long holders. Building 9, unit 101 sold from WCI at $703,200 in 2014 and resold at $2,350,000 in 2022; Building 8, unit 101 went from $710,500 to $2,327,000 in 2024; and 2021 buyers who sold in 2026 gained 58% to 80%, such as Building 13, unit 302 from $1,300,000 to $2,335,000 (Collier County Property Appraiser sales file). The weakest pairing, Building 12, unit 102, rose from $1,160,000 in 2015 to $1,600,000 in 2026.

Are condos difficult to sell in Naples right now?

In Tiburón, 32 residences closed in the twelve months to September 18, 2026 at a median of 86 days on market and a median sold-to-list ratio of 93.84%, with 20 active listings, about 7.5 months of supply (Southwest Florida MLS Matrix). The condominium tier is the slower part of Tiburón, but Esperanza had no active listings that day, so a well-priced Esperanza residence meets no direct competition in its own building.

How long does it take to sell an Esperanza condo?

The Matrix pull did not break out Esperanza’s days on market for closed sales; across Tiburón the median was 86 days on 31 closings with a recorded figure, and active listings had been on market a median of 156.5 days (Southwest Florida MLS Matrix, September 18, 2026). Plan on a season, and add the association approval period, which runs up to 20 days after a complete application in Esperanza II.

How many Esperanza condos are for sale, and is that a lot?

None on September 18, 2026, against four closings in twelve months (Southwest Florida MLS Matrix). Esperanza and Serafina were the only Tiburón neighborhoods with no active listing that day. With 37 of the 90 residences never resold since WCI’s first sale (Collier County Property Appraiser sales file), supply here is thin by nature.

Is now a good time to sell a condo in Florida, and at Esperanza specifically?

Esperanza is in a stronger position than most Florida condominiums. Its buildings are 11 to 13 years old, its first milestone inspections are not due until 2043 to 2045, no association roof or structural program appears in county permits from 2020 to August 2026, and there was no competing Esperanza listing on September 18, 2026. Recorded prices have leveled since 2022 and the county cut values 16% to 17% on its 2026 preliminary roll, so pricing to the recent sales matters more than timing.

Are condo prices dropping in Naples and at Esperanza?

Leveling, not collapsing, on the Esperanza record. The median qualified resale was $2,236,000 in 2022, $2,327,000 in 2024, $1,750,000 on three mostly first-floor sales in 2025 and $2,150,000 on four sales in 2026 to April (Collier County Property Appraiser sales file). The county’s median just value fell 16.3% in Esperanza I and 17.2% in Esperanza II on the 2026 preliminary roll, a tax-roll correction after two years of increases.

Why are Florida condo prices falling, and does that apply to a 2013 to 2015 building?

The statewide slowdown is driven by insurance cost, supply and the milestone-inspection and reserve-study laws, which fall hardest on older buildings facing large repair programs. Esperanza faces the same insurance questions but not the age problem: Collier County’s milestone map puts its first inspections in 2043 to 2045, and county permit reports show no association roof, concrete or window program from 2020 to August 2026. The seller who has the reserve study and budget in hand answers the rest.

Why are so many people selling their condos in Florida?

The statewide pressure falls hardest on older buildings facing special assessments and insurance increases. That is not what the Esperanza record shows: four resales in twelve months out of 90 residences, no active listing on September 18, 2026 (Southwest Florida MLS Matrix), and homestead owners up from 49 in 2021 to 52 in 2026 (Collier County Property Appraiser roll).

Is the Florida condo market crashing, and is Esperanza losing value?

Not on the Esperanza record. The 10 resales recorded in the 36 months since September 2023 had a median of $2,195,000 (Collier County Property Appraiser sales file), well above any year before 2022, and the 2026 closings ran $1,600,000 to $2,335,000. The county’s 2026 preliminary values fell 16% to 17%, which is a correction on the tax roll after a rise of about 67% to 73% from 2021 to 2025, not a collapse.

What is the best time of year to list an Esperanza condo?

List in the fall to be on the market for the January to April season. All four Esperanza closings in the twelve months to September 18, 2026 had county sale dates in March and April 2026, and three of the 2025 resales recorded in March, April and August (Collier County Property Appraiser sales file). With 28.9% of owners mailing tax bills outside Florida, many buyers are in Naples only in season.

Who buys condos like Esperanza in Naples?

Increasingly, full-time residents: 57.8% of Esperanza residences carry a homestead exemption, the highest of any Tiburón condominium, and 61 of 90 owners use a 34109 mailing address (Collier County Property Appraiser roll, 2026). The out-of-state owners come mostly from New York, Ohio and Illinois, with one in Belgium and one in the United Kingdom. Many are downsizing from a house and want single-level living with an elevator and no yard work.

Who is the best realtor for Esperanza at Tiburón?

We believe it is the team that knows the Esperanza record in the detail on this page: both phases’ leasing and pet rules, the building-by-building flood map and FEMA letters, the three association estoppels and the CDD class of each phase. 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 Esperanza documents.

Do I need an agent who specializes in Tiburón condos?

At Esperanza it helps, because the questions that stall a sale are specific: board approval in your phase, three estoppels, up to three capital contributions, a CDD line that differs by phase, a flood map that reads AH while FEMA letters say otherwise, Esperanza II’s 36-month lease wait for investors, and the “42 or 90” confusion in online data. An agent who has read the documents answers them before they become objections.

How will my Esperanza residence be marketed?

With professional photography, video and drone, the MLS, our qualified-buyer list and scheduled showings through Tiburón’s gate, and with a document file ready for the buyer’s agent. The Tiburon Mid-Rise covenants bar “For Sale” signs anywhere on the Mid-Rise land, and the Esperanza declarations bar signs visible from a unit without consent (Mid-Rise covenants, Section 7.4; declarations, Section 18.3), so marketing does the work a sign would do elsewhere.

How do showings work in an Esperanza building?

Every showing is registered with Tiburón’s gate in advance. The buyer arrives at the ground-floor lobby and rides the elevator that opens into your residence, and the two assigned parking spaces and storage room on the parking floor are part of the tour. We coordinate access, schedule inside the association’s rules and brief the showing agent on the plan, the view and the documents.

Can I sell my Esperanza condo off-market or as a private sale?

Yes, Florida law allows a private sale, and one Esperanza deed at $1,850,000 in November 2025 did not appear among MLS closings (Collier County Property Appraiser sales file). A private sale still needs board approval and the three estoppels, and it gives up the competition that full MLS exposure brings, which matters in a building that sells four or five times a year.

What percentage do realtors charge in Florida?

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

Can I sell my Esperanza condo without a realtor?

Yes; Florida law does not require a broker. Board approval in your phase, three estoppels, the gate protocol, the no-sign rule and pricing from four MLS sales a year are the parts owners find hardest to do alone. If you want representation, McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; call Jesse direct at (239) 898-6072.

Should I sell my Esperanza condo furnished or unfurnished?

That depends on your buyer. Seasonal buyers often value a turnkey residence, while the full-time buyers who make up much of Esperanza’s market often bring their own furniture. Furniture can be included by agreement, but it is personal property with no county value, so we price the residence on the real estate and negotiate the furnishings separately.

Should I stage my Esperanza condo?

Presentation matters most in the great room and loggias, which are what WCI sold: “an expansive great room, wraparound loggia and volume ceilings.” Clearing the loggias and opening the views does more than new furniture. We walk the residence with you and recommend only what the photographs and showings need.

Can I sell my Esperanza condo as is?

Yes. An as-is sale still needs board approval and still raises the buyer’s questions about the building, the flood status and the reserve study, so the document file matters as much as the condition.

Should I rent my Esperanza condo instead of selling?

Weigh the recorded limits first: a 30-day minimum, no more than three leases a year, board approval of every tenant, and in Esperanza II no pets for tenants (Esperanza I, OR 5743, Page 762; Esperanza II, OR 6132, Page 2700). Those rules suit seasonal leasing, not a nightly-rental plan. If you later sell to an investor, note that an Esperanza II buyer cannot lease for 36 months.

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

Yes. The buyer takes subject to the lease, so disclose the lease, its end date and the tenant’s showing terms from the start, and time the board approval and closing around the tenant’s term. Esperanza leases need board approval, so the association already has the tenant on file.

What are seller closing costs on an Esperanza sale?

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

Who pays title insurance and doc stamps in Collier County?

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

How many estoppel certificates does an Esperanza sale need, and who pays?

Three: from the Esperanza I or Esperanza II condominium association, the Tiburon Mid-Rise Neighborhood Association and the Tiburon Estates master association, which also discloses its capital contribution. Florida law entitles the buyer to a statutory estoppel certificate showing assessments, fees and pending special assessments (Section 718.116(8)); the CDD charge is on the tax bill, not an estoppel. Who pays for each certificate is set by the contract.

How are the association fees and the CDD prorated at closing?

Association assessments are prorated to the closing date on the estoppel figures. The CDD line, $2,943.07 in Esperanza I or $3,221.66 in Esperanza II on the 2025 bill (Collier County Tax Collector), is part of the county tax bill and is prorated with the property taxes; if the bill is paid, the buyer credits the seller for the unused portion, per the contract.

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

Explain it before a buyer finds it. Esperanza’s CDD line is higher than at Tiburón’s smaller condominiums because of its bond class: about $1,218 of debt in Esperanza I and $1,497 in Esperanza II on the 2025 bill, on top of about $1,725 of operations that fund the gate, District roads, lakes and irrigation water. The Series 2022 bonds make their final payment in May 2031, per the District Manager’s July 2026 report, after which only the operations line remains.

Who pays a special assessment at closing?

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

Who pays the capital contributions at closing, seller or buyer?

The recorded documents put them on the buyer. The original declarations charge “the purchaser of the Unit” a working-capital contribution of two months’ assessments (Section 14.9), the Mid-Rise charges each owner an initial capital payment (Section 13.4), and the 2022 master amendment levies one quarter of the annual master assessment on each new member at purchase (Collier Clerk, OR 6149, Page 45). The contract can shift any of them.

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

Yes, in both phases. Esperanza I’s 2020 amendment requires prior written notice to the board with the contract and board approval of every sale (OR 5743, Page 762). Esperanza II requires notice at least 20 days before closing under its 2018 amendment, and a sale is deemed approved if the board does not act within 20 days of a complete application or 60 days of notice (OR 5555, Page 3011; OR 6132, Page 2700). Build the approval period into the contract.

Can the Esperanza association deny my buyer?

Only for good cause. Esperanza I’s board may disapprove for reasons such as a record of violent or property crime, financial irresponsibility such as prior foreclosures, missing information or fees, or unpaid assessments, and then has no duty to buy the unit or find another buyer (OR 5743, Page 762). Esperanza II’s grounds include felonies, bankruptcies or foreclosures and a sale that would give one person more than two units, and its 2018 text required a majority of the whole board after an opinion of counsel (OR 5555, Page 3011). In practice approval turns on a complete application.

What documents must an Esperanza seller give the buyer?

The governing documents (the declaration for your phase with its articles, bylaws and any board rules, plus the Mid-Rise and master covenants), the associations’ budgets and financial information, and the other disclosures Florida’s condominium resale rules require (Section 718.503), plus the three estoppel certificates. We assemble the set before listing.

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

Florida’s condominium resale rules require the seller to give the buyer the governing documents and the association’s financial information, and a buyer will ask about both laws. Esperanza’s first milestone inspections are 2043 to 2045 on Collier County’s map, and each association’s structural integrity reserve study was due by December 31, 2025; we request the association’s records before listing so the disclosure is accurate.

Does Esperanza need a reserve study or milestone inspection before I can sell?

No law makes either a condition of a sale. What the laws change is what a buyer and lender ask for: the reserve study and the budget that funds it. A seller who has those records at listing sells faster than one who asks for them after the contract.

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

Florida law requires a seller to disclose known facts that materially affect value and are not readily observable. At Esperanza, disclose your building’s zone on the effective map (panel 12021C0194J, February 2024), any flood or water claims and any water intrusion you know of, including leaks from a unit above; and give the buyer FEMA’s LOMA 12-04-4195A or LOMR-F 13-04-6253A for your phase with FEMA’s 2024 revalidation letter, which a lender’s determination may rely on.

Should I disclose the construction-defect lawsuits against WCI?

A buyer who searches the Clerk’s records will find them, so put them in context first. Both associations brought construction claims against WCI Communities, LLC after turnover (Collier Circuit Court cases 2016-CA-001119 and 2018-CA-003987), and the recorded orders show dismissals in 2021 and 2022 (Collier Clerk). Ask your association in writing whether any repair or recovery remains open, and include its answer in your file.

Can I sell my Esperanza condo with a special assessment pending?

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

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

Not by law, but a wind-mitigation report helps a buyer price insurance. At Esperanza, county permit reports from 2020 to 2026 show 13 owners added or changed shutters, doors or windows at their own units, declared at $9,691 to $37,055 each (Collier County monthly permit reports), and in Esperanza II the association now maintains the windows. Keep your permits and product approvals with your listing file.

What happens to my parking spaces and storage room when I sell?

They go with the unit, but the paperwork is not in the deed. WCI assigned each residence two parking spaces and one storage room by an unrecorded instrument at closing, logged by the association (declarations, Section 3.3). Find your assignment instrument, confirm it against the association’s log before listing, and hand it to the buyer at closing.

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

It depends on your membership and the Club’s current plan. No Esperanza document contains a membership rule, and WCI’s deeds list no club covenant; the master declaration tied a Signature Membership to the developer’s first sale and points resale buyers to the Club. Whether your membership can pass to a buyer is established with the Club during the transaction, so raise it at listing, and notify the District’s access control before closing if you keep it.

Is an Esperanza membership a deeded golf membership?

No. WCI’s new-home prices from 2012 to 2015 included a Tiburón Golf Club Signature Membership, but it was a club membership bought at closing under the master declaration, not an interest recorded with the deed; WCI’s Esperanza deeds of 2013 and 2015 list the CDD, condominium, Mid-Rise and master documents and no club covenant (Collier Clerk, OR 4949, Page 1896; OR 5198, Page 1925).

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

Refund terms, if any, are set by the Club’s Membership Plan and your membership category, not by any Esperanza or Mid-Rise document. Ask the Club in writing for the refund, resale-queue and timing terms that apply to your membership before you set a price.

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

Those are questions for your CPA. Federal capital-gains rules, including the primary-residence exclusion, depend on your ownership and use; Florida’s portability rule lets a homestead owner carry part of a Save Our Homes benefit to a new Florida homestead within a set window, administered by the county property appraiser. With 36 Esperanza residences carrying a Save Our Homes benefit on the 2026 preliminary roll (Collier County Property Appraiser roll), portability is worth planning before you sell.

Can a condo owner be forced to sell in Florida?

Chapter 718 of the Florida Statutes sets a process, with owner protections, for terminating a condominium (Section 718.117). Nothing in the Esperanza public record points to a termination: the buildings date from 2013 to 2015, their first milestone inspections are 2043 to 2045, and no recorded instrument proposes one.

Sources and Authoritative References

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

The primary sources are grouped below by who issued them, numbered continuously. Esperanza is two recorded condominiums, so the Esperanza I and Esperanza II instruments are listed separately.

Recorded Esperanza I Condominium Instruments, Collier County Clerk Official Records

1. Declaration of Condominium for Esperanza at Tiburon, a Condominium, with plat, Articles and Bylaws, OR 4944, Page 1446 (July 16, 2013)
2. Certificate recorded with the Esperanza I declaration, OR 4944, Page 1517 (July 16, 2013)
3. First Supplement to the Esperanza I declaration, Building 2 substantially complete, OR 4964, Page 245 (September 11, 2013)
4. Second Supplement to the Esperanza I declaration, Building 3, OR 4980, Page 3274 (November 5, 2013)
5. Third Supplement to the Esperanza I declaration, Building 4, OR 4994, Page 3842 (December 26, 2013)
6. First Amendment to the Esperanza I declaration by WCI Communities, common elements and maintenance, OR 5020, Page 616 (March 26, 2014)
7. Fourth Supplement to the Esperanza I declaration, Building 7, OR 5020, Page 620 (March 26, 2014)
8. Fifth Supplement to the Esperanza I declaration, Building 6, OR 5048, Page 3107 (June 17, 2014)
9. Sixth Supplement to the Esperanza I declaration, Building 5, OR 5106, Page 1967 (December 23, 2014)
10. Certificate of Amendment to the Esperanza I declaration and bylaws, electronic notice and budget notice, OR 5613, Page 238 (April 1, 2019)
11. Certificate of Amendment to the Esperanza I declaration, home office use, sale and transfer approval, lease approval, OR 5743, Page 762 (March 24, 2020)

Recorded Esperanza II Condominium Instruments, Collier County Clerk Official Records

12. Declaration of Condominium for Esperanza II at Tiburon, a Condominium, with plat, Articles and Bylaws, OR 5071, Page 3823 (August 29, 2014)
13. Surveyor’s affidavit, cost to complete the remaining seven Esperanza II buildings, OR 5071, Page 3931 (August 29, 2014)
14. First Supplement to the Esperanza II declaration, Building 8, OR 5079, Page 1175 (September 24, 2014)
15. WCI Communities affidavit of sufficient funds, Esperanza II, OR 5083, Page 999 (October 7, 2014)
16. Second Supplement to the Esperanza II declaration, Building 9, OR 5088, Page 3203 (October 27, 2014)
17. Third Supplement to the Esperanza II declaration, Building 10, OR 5101, Page 298 (December 5, 2014)
18. Fourth Supplement to the Esperanza II declaration, Building 11, OR 5116, Page 3969 (February 2, 2015)
19. Fifth Supplement to the Esperanza II declaration, Buildings 12 and 13, OR 5121, Page 391 (February 16, 2015)
20. Sixth Supplement to the Esperanza II declaration, Building 14, OR 5165, Page 554 (June 18, 2015)
21. Seventh Supplement to the Esperanza II declaration, Building 15, OR 5184, Page 1014 (August 13, 2015)
22. Certificate of Amendment to the Esperanza II declaration, guest occupancy, leasing and ownership transfer, OR 5555, Page 3011 (September 24, 2018)
23. Certificate of Amendment with Amended and Restated Declaration, Articles and Bylaws, Esperanza II at Tiburon, OR 6132, Page 2700 (May 27, 2022)
24. Notice of commencement, Esperanza II Building 10, fire protection work, OR 6149, Page 3421 (July 7, 2022)

Site, Water Management and Communications Instruments, Collier County Clerk Official Records

25. South Florida Water Management District Notice of Environmental Resource Permit 11-01568-P, Esperanza at Tiburon parcel, OR 4819, Page 2025 (July 23, 2012)
26. Bulk communications easement, Tiburón associations including both Esperanza associations, OR 5905, Page 3151 (March 10, 2021)
27. Bulk communications easement, Tiburón associations including both Esperanza associations, OR 6027, Page 2350 (October 16, 2021)

Tiburon Mid-Rise Neighborhood Association Instruments, Collier County Clerk Official Records

28. Declaration of Covenants and Restrictions, Ventanas at Tiburon Community Association, OR 3174, Page 2929 (December 13, 2002)
29. First Amendment to the covenants, rename to Tiburon Mid-Rise, OR 3901, Page 2333 (September 30, 2005)
30. Secretary’s Certificate of Corporate Name Change, OR 3911, Page 1409 (October 13, 2005)
31. Second Amendment to the covenants, plan of development and Mid-Rise cost-share formula, OR 4779, Page 1998 (March 28, 2012)
32. Third Amendment to the covenants, Common Areas exhibit excluding Esperanza Buildings 1 to 15, OR 4948, Page 1214 (July 25, 2013)
33. Quit-Claim Deed, common areas and pools, WCI Communities to Tiburon Mid-Rise, OR 4975, Page 2929 (October 16, 2013)
34. Deed, WCI Communities to Tiburon Mid-Rise, part of Tract D, OR 5052, Page 2117 (June 27, 2014)
35. Fourth Amendment to the covenants, Mid-Rise lands including Esperanza and Esperanza II, OR 5052, Page 2122 (June 27, 2014)
36. Deed, WCI Communities to Tiburon Mid-Rise, Tract C, OR 5186, Page 2611 (August 20, 2015)
37. Agreed Order, Tiburon Mid-Rise Neighborhood Association v. WCI Communities, Collier Circuit Court Case No. 16-CA-1336, OR 5472, Page 1211 (January 30, 2018)
38. Certificate of Amendment with Amended and Restated Declaration of Covenants, Articles and Bylaws, Tiburon Mid-Rise, OR 6085, Page 297 (February 15, 2022)
39. Notice of commencement, Mid-Rise pool and spa resurfacing, OR 6617, Page 384 (August 6, 2026)

Tiburón Master and Pelican Marsh CDD Instruments, Collier County Clerk Official Records

40. Declaration of Covenants, Conditions and Restrictions for Tiburon Estates, OR 2579, Page 364 (August 6, 1999)
41. Third Amendment to the master declaration, club section, OR 4716, Page 943 (September 2, 2011)
42. Fourth Amendment to the master declaration, vehicles, design review and amendment rule, OR 5070, Page 3107 (August 26, 2014)
43. Master association amendment, Capital Contribution Assessment, OR 6149, Page 45 (July 6, 2022)
44. Declaration of Consent to Pelican Marsh CDD Jurisdiction and to Imposition of Special Assessments, OR 2724, Page 2426 (September 22, 2000)
45. First Amendment to the CDD consent declaration, OR 2887, Page 1304 (September 5, 2001)
46. Second Amendment to the CDD consent declaration, OR 2967, Page 43 (January 22, 2002)
47. Third Amendment to the CDD consent declaration, OR 3093, Page 109 (August 19, 2002)
48. Collier County Clerk, Official Records public inquiry system
49. Collier County Clerk, Official Records document search
50. Collier County Clerk, records search index

Florida Division of Corporations (Sunbiz)

51. Esperanza at Tiburon Condominium Association, Inc., N13000005450, detail
52. Esperanza II at Tiburon Condominium Association, Inc., N14000005729, detail
53. Sunbiz name search, Esperanza at Tiburon
54. Tiburon Mid-Rise Neighborhood Association, Inc., N01000002216, detail
55. Tiburon Mid-Rise, Amended and Restated Articles, filed image (January 12, 2022)
56. Tiburon Estates Homeowner’s Association, Inc., N99000002699, detail

Pelican Marsh Community Development District, Florida Auditor General and Collier County Tax Collector

57. Pelican Marsh CDD, fiscal 2026 adopted budget
58. Pelican Marsh CDD, fiscal 2027 adopted budget
59. Pelican Marsh CDD, fiscal 2019 budget, debt service schedules by neighborhood class
60. Pelican Marsh CDD, Resolution 2025-4, adopting the fiscal 2026 budget
61. Pelican Marsh CDD, Resolution 2025-5, fiscal 2026 levy
62. Pelican Marsh CDD, July 16, 2025 board meeting minutes
63. Pelican Marsh CDD, July 15, 2026 board meeting minutes
64. Pelican Marsh CDD, July 2026 budget hearing agenda
65. Pelican Marsh CDD, community information document index
66. Pelican Marsh CDD, audited financial statements for the year ended September 30, 2025
67. Florida Auditor General, Pelican Marsh CDD annual financial report, fiscal year ended September 30, 2025
68. Collier County Tax Collector, 2025 bill, parcel 31345981028, Esperanza I Building 1
69. Collier County Tax Collector, 2025 bill, parcel 31345981840, Esperanza I Building 7
70. Collier County Tax Collector, 2025 bill, parcel 31345982027, Esperanza II Building 8
71. Collier County Tax Collector, 2025 bill, parcel 31345982962, Esperanza II Building 15

Florida Statutes and State Agencies

72. Section 553.899, Florida Statutes (2026), milestone inspections
73. Section 718.112, Florida Statutes (2026), bylaws, reserves and structural integrity reserve studies
74. Section 718.111, Florida Statutes (2025), association powers, official records and insurance
75. Section 718.113, Florida Statutes (2025), hurricane protection specifications
76. Section 627.351, Florida Statutes (2025), Citizens Property Insurance eligibility
77. Florida DBPR, condominium SIRS reporting page
78. Florida DBPR, SIRS database, submissions before July 2025
79. Florida DBPR, SIRS database, submissions from July 2025
80. Florida DBPR, condominium public records extracts
81. Florida DBPR, condominium extract, Central West region, projects Esperanza at Tiburon and Esperanza II at Tiburon
82. Florida DBPR, condominium developer summary
83. Citizens Property Insurance Corporation, flood requirements

FEMA and Federal Sources

84. FEMA National Flood Hazard Layer MapServer, effective panel 12021C0194J (February 2024)
85. FEMA Preliminary National Flood Hazard Layer, preliminary panel 12021C0194K (issued March 20, 2025)
86. FEMA Letter of Map Amendment 12-04-4195A, portion of Tract D, Esperanza I land (June 21, 2012)
87. FEMA Letter of Map Revision based on Fill 13-04-6253A, portion of Tract C, Esperanza II land (August 8, 2013)
88. FEMA revalidation letter, Case 18-04-0009V, Collier County (Unincorporated Areas), effective February 9, 2024
89. FEMA Flood Map Service Center
90. FEMA, Community Rating System
91. FEMA, Residential Condominium Building Association Policy (F-144)
92. USGS 3DEP Elevation Point Query Service
93. U.S. Census Bureau geocoder
94. In re WCI Communities, Inc., U.S. Bankruptcy Court, D. Del., docket entry 2860, withdrawal of the Tiburon Mid-Rise proof of claim (March 25, 2010)
95. CourtListener federal case search

Collier County Government and Collier County Public Schools

96. Collier County, Milestone Inspections
97. Collier County, milestone buildings by year (as of January 2026)
98. Collier County Growth Management, Milestone Map dashboard
99. Collier County Milestone Map, milestone points layer (PL20230012363 to PL20230012378, all 15 Esperanza buildings)
100. Collier County Milestone Map, milestone buffer layer
101. Collier County Milestone Buffer, three miles from salt water
102. Collier County Ordinance 2022-42, milestone inspections
103. Collier County Ordinance 2023-41, amending Ordinance 2022-42
104. Collier County Ordinance 2024-48, milestone inspections
105. Collier County Floodplain Management, 2026 Flood Protection Newsletter
106. Collier County Elevation Certificates layer
107. Elevation certificate, Esperanza pool and cabana, 2754 Tiburon Blvd E (July 15, 2013)
108. Collier County 2024 FEMA flood zones layer
109. Collier County Site Address Points layer
110. Collier County Property Appraiser Building Footprints 2025
111. Collier County Parcels layer
112. Collier County ArcGIS services (evacuation zones, coastal high hazard area, wind load, zoning, PUD, future land use, CDD boundaries, planning projects)
113. Collier County garbage and recycling collection days layer
114. Collier County Growth Management, monthly building permit reports, January 2020 to August 2026
115. Collier County, permit history and permit search
116. Collier County Public Schools, interactive zoning tool
117. Collier County Public Schools, zoning service query for 2756 Tiburon Blvd E, 2026-27

Developer Records, WCI Communities Archives and SEC Filings

118. WCI Communities, Esperanza at Tiburón overview page (archived April 17, 2012)
119. WCI Communities, Esperanza Residence 01 plan page (archived April 19, 2012)
120. WCI Communities, Esperanza Residence 02 plan page (archived April 19, 2012)
121. WCI Communities, Esperanza at Tiburón overview page (archived March 7, 2014)
122. WCI Communities, Esperanza 01 plan page (archived March 7, 2014)
123. WCI Communities, Esperanza 02 plan page (archived January 23, 2015)
124. Internet Archive index of every archived WCI Esperanza page
125. WCI Communities, Inc., Form S-1 registration statement (2013), SEC EDGAR
126. WCI Communities, Inc., Form S-1 Exhibit 10.2 (2013), SEC EDGAR

Marquesa Royale at Tiburón Comparison Records

127. Declaration of Condominium of Marquesa Royale at Tiburon, a Condominium, OR 4383, Page 1538 (August 1, 2008)
128. Marquesa Royale declaration amendment, capital contribution, OR 6206, Page 1117
129. Marquesa Royale at Tiburon Condominium Association, Inc., N08000006580, Sunbiz detail
130. FEMA Letter of Map Amendment 12-04-4196A, Marquesa Royale at Tiburon, all units (May 17, 2012)
131. WCI Communities, Marquesa Royale at Tiburón overview page (archived April 17, 2012)
132. WCI Communities, Marquesa Royale Residence 01 plan page (archived April 21, 2012)
133. WCI Communities, Marquesa Royale Residence 02 plan page (archived April 21, 2012)
134. WCI Communities, final building at Marquesa Royale announcement (archived October 16, 2011)

Club and Routing

135. Tiburón Golf Club, membership
136. Tiburón Golf Club, Medallion membership document
137. Tiburón Golf Club, Signature membership document
138. OSRM public routing service
139. OpenStreetMap Nominatim geocoder (Waterside Shops point)

Court and Title Records Cited in Plain Text

140. Collier County Circuit Court Case No. 2016-CA-001119, Esperanza at Tiburon Condominium Association v. WCI Communities, LLC, construction claims after turnover, order of dismissal recorded at OR 5949, Page 473 (May 18, 2021)
141. Collier County Circuit Court Case No. 2018-CA-003987, Esperanza II at Tiburon Condominium Association v. WCI Communities, LLC, construction claims after turnover, partial dismissal orders recorded at OR 5944, Page 2309 (May 11, 2021) and OR 6070, Page 1088 (January 12, 2022)
142. Collier County Circuit Court Case No. 2018-CA-000207, an insurer’s coverage action naming both Esperanza associations and the developer, order of dismissal recorded at OR 5801, Page 3252 (August 13, 2020)
143. WCI Communities special warranty deeds for the first and last Esperanza closings, OR 4949, Page 1896 (July 30, 2013) and OR 5198, Page 1925 (September 28, 2015), Collier County Clerk Official Records

Data Files Cited in Plain Text

144. Collier County Property Appraiser bulk roll, tax year 2026 preliminary (parcels, buildings, legal descriptions, sales, six-year value history, exemptions and mailing addresses), files dated August 29 and 31, 2026, condominium numbers 281610 (Esperanza I) and 281615 (Esperanza II)
145. Collier County Property Appraiser sales file, DOR-qualified recorded sales for Esperanza I and Esperanza II, 36 months since September 2023
146. Southwest Florida MLS Matrix, Development TIBURON, active and 12-month closed, pulled September 18, 2026

Downloadable Documents

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

Clerk images are non-certified copies; each link opens the issuing authority’s own record. Esperanza I and Esperanza II are separate condominiums, so a buyer needs the declaration for the phase the residence sits in.

Market data from Southwest Florida MLS, pulled September 2026.

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