Esplanade by the Islands is a 1,250 unit Taylor Morrison resort community on US 41 in unincorporated Collier County, Naples 34114. Still selling new, mandatory amenity membership, no golf, not age restricted. Talk to McGreevy and Comisar.
If you are searching for the best realtor for Esplanade by the Islands, whether you own a home inside the gate and want to know what it is worth against a builder that is still selling new, or you are trying to work out what the fee stack, the flood map and the unbuilt amenities actually mean before you write an offer, McGreevy and Comisar is the team to call. Esplanade by the Islands is a 1,250 unit Taylor Morrison resort lifestyle community fronting US 41 (Tamiami Trail East) in unincorporated Collier County with a Naples address in ZIP 34114, and it is still delivering new homes. It is one of the communities we cover in depth from our Naples real estate hub.
We are Top 1% Real Estate Agents Nationally Since 2008, the #1 Team in Southwest Florida since 2012, and McGreevy and Comisar alone have over $900 million in Sales.
Thinking of selling in Esplanade by the Islands? Call Jesse direct at (239) 898-6072. Buying in Esplanade by the Islands? Call Marc at (239) 287-5873.
This page is long on purpose. Esplanade by the Islands is the one community in south Collier County where a resale seller is not competing with the three other listings on the street. The seller is competing with Taylor Morrison, which can move a buyer’s monthly payment with a mortgage rate buydown without ever cutting a published base price, and which does not publish what it is discounting. In the last 12 months we tracked 111 MLS recorded closings in Esplanade by the Islands, and that pull, read alongside the association’s own board adopted 2026 budget, the Currents Community Development District’s adopted budget and audited statements, the county tax roll and FEMA’s effective flood layer, is what lets us tell you what a home here actually costs to own and what it is actually worth.
Updated August 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
McGreevy and Comisar are the best realtor for Esplanade by the Islands because we read Esplanade by the Islands primary records rather than repeat its marketing. The association’s board adopted 2026 budget, the district’s adopted budget and audit, the county tax roll, FEMA’s effective flood map and a live MLS pull all say things about this community that no other page publishes.
Esplanade by the Islands rewards that work more than almost any community in Collier County, because so much of what a buyer or a seller needs is either unpublished or published wrong. A single “the HOA fee is X” sentence is impossible here: at least five separate cost layers exist, they arrive on two different bills from two different entities on two different schedules, and two of them are not public at all. The community is not age restricted and it has no golf course, yet it is presented under a 55 plus heading on a national aggregator that ranks near the top of the results for its own name. Its Phase 1 was platted under a different name entirely, which means its oldest homes date to 2020 rather than to 2022. And the amenity campus that most published descriptions credit to this community did not open to members until September 12, 2024.
For Esplanade by the Islands buyers: we will give you the honest version. That includes the fact that the Culinary Center, Barrel House Bistro and Olive & Vine are planned and not built, that the community sits on Zone AE land inside Hurricane Evacuation Zone A even though thirty individual FEMA determinations have removed structures here to Zone X (shaded), and that Taylor Morrison’s own site plan puts a $53,000 figure on one available homesite and a $255,800 figure on another on the very same day. A “from $599,999” headline is not the entry price of a home here, and we will show you why before you sit down at a design studio.
For Esplanade by the Islands sellers: you are selling into a community where the builder is your largest competitor, holds inventory in your own product type, and can change a buyer’s monthly payment without changing a published price. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Lee, Collier and Charlotte County, and we have represented owners competing against a national builder inside their own gate many times. The way to win that is not to undercut the builder. It is to sell what a to be built home cannot deliver, and to price against the right comparable set rather than against a headline.
In the last 12 months we tracked 111 homes closed through the MLS in Esplanade by the Islands, totalling $98,015,626 in closed volume, per the Southwest Florida MLS, trailing 12 months, pulled August 2026. Those 111 closings are a mixture of builder deliveries and genuine resales and the pull cannot separate them, so treat the figure as a floor on activity rather than as a measure of the resale market.
Read with that caveat attached, here is what the twelve month record shows. Detached homes closed at a $1,015,000 median across 65 closings while coach homes and attached product closed at a $539,041 median across 46 closings, which are two genuinely different products that barely overlap. The median time on market was 57 days, stated over the 93 rows that carried a days on market value, because 18 of the 111 rows carried none. The average sale to list ratio was 96.4 percent. The highest recorded sale was $2,775,000 on Turin Drive, closed 03/27/26, and the lowest was 15324 Lucerna St #103 at $429,900, closed 12/01/25.
A 96.4 percent average sale to list ratio and a 57 day median time on market, measured while Taylor Morrison was actively selling and delivering in the same community, is the single most useful number a seller here has. It says that correctly priced resale inventory transacts close to ask against an active builder. It does not say that any price works. The same pull shows a spread from $429,900 to $2,775,000 across two products, and a seller who prices from the wrong half of that range will sit.
Our approach to a listing here is built around four things the builder cannot do: deliver today rather than in nine to fifteen months, hand over landscaping, window treatments and a finished lanai that are already paid for, show a buyer a known and currently billed assessment rather than a projection, and negotiate on terms the builder’s contract does not allow.
Thinking of selling your Esplanade by the Islands home? Get a free valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072. Text or call, confidential conversations welcome.
Buying in Esplanade by the Islands? See how we represent buyers in Naples, or call Marc at (239) 287-5873 for the parcel level read on collection, phase, assessment layer and flood determination before you write.
McGreevy and Comisar are top-reviewed Naples realtors with a long record of genuine five star client reviews, published on our Google Business Profile.
★★★★★ “Marc has been a great help in securing a great price for our home during its build phase. Negotiated a much better deal from the builder.” Verified Google review
Ten things about Esplanade by the Islands that are true, sourced, and mostly unpublished anywhere else. Every one is expanded, with its record, further down this page.
Esplanade by the Islands is a large subject and this page is built to be read in pieces rather than end to end. Use the jump links below to go straight to the section you need, whether that is the cost stack, the flood facts, the floor plans, the seller strategy against the builder, or the two hundred plus questions answered at the bottom.
Orientation and history: Where Is Esplanade by the Islands, and What Is It Not? · How Esplanade by the Islands Came to Be · Living in Esplanade by the Islands as a Homebuyer
Market, homes and money: Market Snapshot · Homes, Collections and Floor Plans · The Four Layer Cost Stack
Governance, amenities and risk: Who Governs Esplanade by the Islands? · Amenities, Built and Planned · Golf and Age Restriction · Flood, Storm and Insurance
Daily life and what is next: Schools, Healthcare and Daily Life · What Is Coming Near Esplanade by the Islands · New Construction Versus Resale · Honest Pros and Cons · Comparable Communities
Working with us: Selling Your Esplanade by the Islands Home · What Clients Say · Your Local Real Estate Experts
Questions and records: Buyer Edition FAQ · Seller Edition FAQ · Downloadable Documents · Sources and Authoritative References
Esplanade by the Islands fronts US 41, Tamiami Trail East, in unincorporated Collier County, roughly 4.9 road miles southeast of Collier Boulevard (CR-951) measured from the community entrance, with a Naples mailing address in ZIP 34114. It is bounded to the northeast by US 41 and sits on the southwest side of the highway. It is not inside the City of Naples and not inside the City of Marco Island.
That single paragraph corrects three of the most common errors published about this community. It is not “off Collier Boulevard,” it is not part of Fiddler’s Creek in any way a resident experiences, and it is not any of the other Florida communities that carry the Esplanade name.
Every distance on this page is measured by road routing from the community entrance where Bella Tesoro Street meets US 41, at approximately 26.02947 latitude and -81.64623 longitude. We label the origin once and use it everywhere, because a distance measured from the sales gallery and a distance measured from the entrance are not the same number and mixing them is how published drive times drift.
From that origin, the US 41 and Collier Boulevard intersection is 4.9 road miles and about 9 minutes at free flow speeds, which is roughly 4.0 miles in a straight line. The Currents Community Development District’s own bond documents describe the community as sitting “approximately four miles southeast of C.R. 951” and as “bounded to the northeast by Tamiami Trail (U.S. 41),” which is the same geography stated by the district that governs the land.
Esplanade by the Islands sits inside the Marco Shores and Fiddler’s Creek Development of Regional Impact and Planned Unit Development entitlement envelope, governed by Collier County Ordinance No. 18-27. That is a land use fact and it is real. It is also the only sense in which the two are connected.
In every way a resident actually experiences, Esplanade by the Islands is entirely separate from Fiddler’s Creek. Separate community development district, the Currents Community Development District established by Collier County Ordinance 2019-14, against Fiddler’s Creek Community Development District No. 1 and No. 2. Separate boards, separate district managers, separate assessments, separate homeowners association, separate amenity campus, separate developer. The Series 2024 Limited Offering Memorandum states it plainly: the Developer “is not the master developer of Fiddler’s Creek,” and describes this community as “adjacent to the Fiddlers Creek development.”
Two consequences follow, and both matter commercially. The Publix anchored plaza on US 41 is nearby, not an amenity of this community, and it was petitioned by a Fiddler’s Creek side entity. And the 750 multifamily units approved on Fiddler’s Creek Section 29 in December 2024 sit on a different parcel in the same PUD. Those 750 units must never be added to this community’s 1,250.
Taylor Morrison uses the Esplanade brand across many Florida communities, several of which are within driving distance of this one, and the collision is not academic. It produces wrong answers in search results, in AI generated summaries, and in the district and school records that a buyer might check for themselves.
Esplanade by the Islands is not Esplanade Golf and Country Club of Naples, which is a different community about twenty miles north with an eighteen hole championship course. It is not Esplanade Lake Club in Fort Myers. It is not Esplanade at Hacienda Lakes, Esplanade at Azario in Lakewood Ranch, Esplanade at Starling, or Esplanade at Kingston in Estero. Taylor Morrison has also broken ground on a brand new Naples Esplanade that will have an eighteen hole championship course and a culinary center, which raises the collision risk for the next two years.
The most consequential version of this problem sits in the school district’s own data. The Collier County Public Schools address service resolves the bare word “Esplanade” to 41 address records on Esplanade Boulevard in ZIP 34119, which is Esplanade Golf and Country Club of Naples, zoned to Laurel Oak Elementary, Oakridge Middle and Gulf Coast High. Those are not this community’s schools. Esplanade by the Islands is zoned to Manatee Elementary, Manatee Middle and Lely High, verified against Collier County Public Schools address records on Cassio Way, Livorno Lane and Modena Street.
The taxing and regulatory jurisdiction here is unincorporated Collier County. That has practical consequences a buyer should know before comparing this community to a City of Naples or City of Marco Island address.
Unincorporated Collier County is its own National Flood Insurance Program community, CID 120067, with its own Community Rating System class and its own floodplain regulations. The City of Naples and the City of Marco Island are separate NFIP communities with their own classes, so a flood insurance discount quoted for either city does not apply here. Beach parking is likewise a county matter here, not a City of Marco Island residents’ beach matter. Solid waste collection is the county’s mandatory program rather than a city service. And building permits, zoning and code enforcement all run through Collier County rather than a municipality.
Esplanade by the Islands began with land Taylor Morrison assembled in October and November 2018 for approximately $78,054,080, and its first phase was recorded under a different name entirely. Phase 1 was platted as Bella Tesoro, an Esplanade Community, Phase 1, which is why the oldest homes here date to 2020 rather than 2022 and why any history that starts at Phase 2 undercounts the community.
The Collier County Property Appraiser’s own legal description on Tract C1 records the relationship in the county’s own words: “BELLA TESORO AN ESPLANADE COMMUNITY PH 1 TRACT C1, LESS THAT PORTION NKA COACH HOMES ON ZENO AT ESPLANADE BY THE ISLANDS.” That “now known as” phrasing is the county recording the rename itself. The appraiser carries Bella Tesoro Phase 1 under subdivision code 183660, and nine FEMA determination cases were filed under the Bella Tesoro name covering Phase 1 Lots 1 to 191 plus Tracts C1 and C2. Lot numbering runs continuously: Bella Tesoro carries lots 1 to 191, and Esplanade by the Islands Phase 2 begins at lot 192.
We say that Phase 1 was platted under the Bella Tesoro name and cite the county’s own legal description, and we do not cite a recorded plat instrument, because nobody has retrieved the plat instrument itself. The commercially real consequence stands on its own: fifteen lots in Bella Tesoro Phase 1 and eight coach homes on Zeno Way carry a 2020 year built on the county roll. Esplanade by the Islands has five years of lived history, not three.
A warning worth stating plainly, because it recurs in published accounts of this community. The land purchase, lot count, golf course and village centre described in several widely circulated histories of “Esplanade” in Naples belong to Esplanade Golf and Country Club of Naples, a different community about twenty miles north of here. None of it is this community’s history, and the only land purchase figures that belong here are the October and November 2018 acquisitions above.
The single family side of Esplanade by the Islands is recorded across seven plats totalling 876 lots. Bella Tesoro Phase 1 carries 191 lots. Phase 2 carries 73, the Phase 2 Replat carries 17, the Phase 3 Replat carries 265, Phase 3I carries 32, Phase 4 carries 149 and Phase 5 carries 149. Those seven numbers sum to exactly 876, which is the county verified single family lot count.
Add the coach home program, which Taylor Morrison markets as a separate community listing with its own 374 unit plan, and the community totals 1,250 units. The coach homes are recorded as condominiums under three separate declarations, discussed in the governance section below.
There are four honest ways to count this community and they produce four different numbers, all dated 2026-08-28, none of which should be placed beside another without naming what each one measures.
What is being counted | Count | The system it came from |
|---|---|---|
Units recorded on Collier plats and condominium declarations | 1,044 | Collier County Property Appraiser subdivision and condominium records |
Units marked sold by the builder | 855 | Taylor Morrison’s two interactive site plans, includes homes under contract not yet delivered |
Units assessed as operating units | 857 | The association’s board adopted 2026 budget, a population set in autumn 2025 |
Units carrying a structure | 717 | Collier County tax roll |
Units planned at build-out | 1,250 | The developer’s plan, confirmed five ways |
Summarised honestly: roughly 68 percent sold and roughly 57 percent physically delivered, both measured against 1,250, both as of 2026-08-28. The 855 and 857 figures come from entirely unrelated systems and land within two units of each other, which is strong mutual corroboration and still not the same measurement.
One apparent oddity is normal rather than an error. Coach homes recorded (168) is lower than coach homes sold (174), because Taylor Morrison sells units in buildings whose condominium declaration has not yet been recorded. And 1,250 is the developer’s planned unit count rather than a statement about what the county has approved. We publish nothing on the entitlement question, because no record we reached closes it.
No primary record states a sell-out date, and we will not invent one. What is knowable is narrower and more useful. The district engineer’s own schedule gives 2027 for completion of the district funded infrastructure, which is not the same thing as completion of home deliveries.
What the current record supports is this. Phases 4 and 5 are the live delivery front, on Genova Drive, Modena Street and Ravenna Lane. Phase 4 had 11 houses on the tax roll out of 149 lots on 2026-08-28 and Phase 5 had none out of 149. Some 335 units were marked future phase on the builder’s site plans on the same day. A community with 335 units not yet released and 149 Phase 5 lots still in builder ownership is not close to finished, and a seller should plan on builder competition continuing well past 2027 rather than ending with it.
Buying in Esplanade by the Islands means buying into a resort lifestyle community whose amenity campus is genuinely open and genuinely good, whose gate and grounds are professionally run, and whose Culinary Center is still a plan rather than a building. It also means buying into an active construction site with roughly 533 units still to be delivered, and into a fee structure that is currently subsidised by the developer.
The daily rhythm here is built around a single amenity campus at 15450 Bella Tesoro Street, which opened to members on September 12, 2024. The resort pool, the Bahama Bar, Toasted Café, the Spa and the Wellness Center all sit there. The fitness center is open 24 hours a day, per Taylor Morrison’s own description, with a movement studio, cardio and strength equipment, a free weight area and full locker rooms. The Spa runs Monday to Saturday 9 a.m. to 6 p.m. and Sunday 12 to 6 p.m. Tennis, pickleball and bocce courts opened in April 2024. The Venue, the second amenity building, opened in the first quarter of 2026 with a lifestyle room, flex room, catering kitchen and outdoor terrace.
The programming is real and it is heavily weighted toward fitness and racket sports. The community’s own booking system shows thousands of fitness and wellness event records, several hundred court bookings, and several hundred club events. Resident led clubs include Mahjongg, Mahjong After Dark, Italian Language, International Vines Social, Book, Coin, Butterfly Garden and Qigong Wellness. A full-time on-site lifestyle manager runs the calendar and also administers gate access. A named racket sports teaching professional runs clinics.
Three things come with buying into a community the builder has not finished, and none of them appears in a brochure.
The first is construction. Phases 4 and 5 are delivering now, and 335 units sit in future phases that have not been released. Construction traffic, contractor parking and the noise of vertical construction are part of daily life here through at least 2027 and probably beyond. Where a home sits relative to the live delivery front is a real variable and it is worth asking about before you write.
The second is the subsidy. The association’s board adopted 2026 budget runs a build-out column at 1,250 units and an operating column at 857 units. The operating column shows $7,267,249 of expense against $5,185,073 of net revenue, a $2,082,176 shortfall that the Declarant funds during build-out. That obligation ends at turnover. The build-out column, not the operating column, is the one that shows the mature cost structure of this community.
The third is that the amenity set will keep changing. The developer’s own legal footer states that community improvements, recreational features and amenities described “are subject to change and under no obligation to be completed.” That clause is the honest frame for anything on this page marked planned.
A gated entry exists. The association budgets a gate repairs and maintenance line at $15,000 a year and a gate database management line at $12,000 a year, and gate access is a named responsibility of the lifestyle manager. We publish no claim in either direction about whether that gate is staffed or what its hours are, because no citable record we reached says.
The same discipline applies to several attractive specifics that circulate about this community. We publish no amenity square footage, no court counts and no club count, because Taylor Morrison’s own page states no square footage at all and says “courts” with no number, and because a club count we cannot enumerate is not a fact. The Wellness Center and The Venue are two separate buildings in the builder’s own description, and we publish no combined figure for them.
Esplanade by the Islands is still delivering new homes, which means a resale here is priced against a national builder rather than against the house down the street. If you own here, the single most useful thing you can do before listing is find out where the builder’s remaining inventory sits in your own collection and your own phase, and we will pull that for you: start with a free valuation at what your Esplanade by the Islands home is worth. Call Jesse McGreevy direct at (239) 898-6072.
If you are buying, the choice here is between a to be built home whose published base price excludes the homesite and a nearly new resale where the landscaping, the window treatments and the finished lanai are already paid for, and we will price both sides for you honestly: see how we represent buyers in Naples. Call Marc Comisar at (239) 287-5873.
★★★★★ “We highly recommend Marc Comisar for your real estate needs. He was very knowledgeable. If he didn’t know an answer, he would do research until he did. Marc is pleasant, timely, and listened to our wants and needs. He went above and beyond to make sure we found our forever home. Thank you, Marc!” Verified Google review
Esplanade by the Islands recorded 111 closings through the MLS over the trailing twelve months, totalling $98,015,626, per the Southwest Florida MLS, trailing 12 months, pulled August 2026. Those closings are a mixture of builder deliveries and genuine resales that this pull cannot separate, and they simultaneously undercount total sales because builder closings that never get listed produce no MLS record.
That double caveat is not a hedge, it is the honest reading. Treat 111 as a floor on activity in Esplanade by the Islands rather than as a measure of its resale market, and read every figure below with it attached.
Metric | Value | Population |
|---|---|---|
MLS recorded closings | 111 | All product, 2025-09-02 to 2026-08-26 |
Closed dollar volume | $98,015,626 | Same |
Median sold, detached homes | $1,015,000 | 65 detached closings |
Median sold, coach homes and attached | $539,041 | 46 attached closings |
Average sold price | $883,024 | All 111 |
Range | $429,900 to $2,775,000 | All 111 |
Median living area | 2,313 sq ft | All 111 |
Median sold price per square foot | $295 | All 111 |
Median time on market | 57 days | The 93 rows carrying a days on market value |
Average sale to list ratio | 96.4 percent | All 111 |
Highest sale | $2,775,000, Turin Drive, closed 03/27/26 | Single transaction |
Lowest sale | $429,900, 15324 Lucerna St #103, closed 12/01/25 | Single transaction |
Eighteen of the 111 rows carry no days on market value at all, which is why the 57 day median is stated over 93 rows. Blank days on market clusters with builder closings, which is itself evidence for the mixture caveat above.
Esplanade by the Islands sells two products that barely overlap in price, and a single blended median sits in the empty space between them. Detached homes closed at a $1,015,000 median. Coach homes and attached product closed at $539,041. A reader given only the blended figure would conclude something false about both halves of this community, which is why we publish the split and never the blend.
The same split shows in the active inventory. Detached listings carry a $969,212 median list against $630,856 for attached. Any comparison of this community to another must be made product against product, not community against community.
There were 20 homes listed on the MLS in Esplanade by the Islands at the time of this pull, at a $717,000 median list price, a $367 median list price per square foot and a 57.5 day median days on market. That number is not what a buyer can actually purchase here, because the builder’s own available inventory and its to be built homes do not appear in it at all.
On 2026-08-28, on Taylor Morrison’s own pages and site plans, there were 24 available homesites each carrying a published dollar figure, 7 published quick move-in single family homes, and 6 published quick move-in coach homes, alongside 60 units marked available and 335 marked future phase across the two site plans. A buyer working only from MLS inventory in this community is seeing a fraction of what is for sale.
Two further comparisons that get made about this community are not valid and we will not make them. A blended sold median across both products against the $717,000 active median list is not evidence of a rising market, and a $295 sold price per square foot against a $367 active price per square foot is not evidence of appreciation. Those are different populations over different time windows, the sold set spans twelve months and includes builder deliveries at earlier price points, and the active set is a twenty row snapshot that skews newer and larger. We also derive no build-out or absorption figure from MLS closings, because closings and deliveries are not the same population here.
Esplanade by the Islands offers two marketed product types today: detached single family homes in a 50 foot Collection and a 60 foot Collection, and attached coach homes sold as condominium units in eight unit buildings. The collection names denote nominal homesite width in feet, not neighborhoods. Taylor Morrison published 11 single family plans and 4 coach home plans on 2026-08-28.
Every price below is a house-only base price, excluding homesite, options and closing costs, as published by the builder on 2026-08-28. A builder base price is never a community entry price and never a median, and in this community the gap between the two is unusually large, for reasons the homesite section explains.
Plan | House-only base price | Beds | Baths | Sq ft | Garage | Stories |
|---|---|---|---|---|---|---|
Monte | $599,999 | 2 | 2 to 2.5 | 1,843 | 2 | 1 |
Marino | $667,999 | 3 | 3 | 2,085 | 2 | 1 |
Lavello | $684,999 | 3 to 4 | 3.5 | 2,306 | 2 | 1 |
Florence | $735,999 | 3 to 4 | 3 to 4 | 2,628 | 2 to 3 | 2 |
Genoa | $829,999 | 3 to 4 | 3.5 to 4.5 | 2,903 | 2 | 2 |
The 50 foot product is delivered principally in Phases 2, 3 and 3I, on streets including Sacile, Pescara, Turin, Triesta, Vittorio, Cassio, Derna, Cortina, Mazzini and Gavello. The county’s own lot records show those phases clustering at roughly 5,790 to 6,400 square feet of lot area, which is the geometry a nominal 50 foot width produces. Phase 3I is the tightest case at 32 lots ranging 4,790 to 6,380 square feet.
Plan | House-only base price | Beds | Baths | Sq ft | Garage | Stories |
|---|---|---|---|---|---|---|
Cresta | $767,999 | 3 | 3 | 2,475 | 3 | 1 |
Cascata | $791,999 | 3 | 3.5 | 2,573 | 3 | 1 |
Palermo | $829,999 | 3 to 4 | 3.5 | 2,833 | 3 | 1 |
Colina | $849,999 | 3 | 3.5 to 4.5 | 2,861 | 3 | 1 |
Argenta | $975,999 | 4 | 4.5 to 5.5 | 3,745 | 3 | 2 |
Ravenna | $1,110,999 | 5 to 6 | 5.5 to 7 | 4,591 | 3 | 2 |
Every 60 foot plan carries a three car garage. The 60 foot product is being delivered in Phases 4 and 5 on Genova Drive, Modena Street, Messina Place, Ravenna Lane, Prato Lane and Caravita, where county lot records cluster hard at roughly 7,187 to 8,067 square feet. The largest lots in the community run to about 15,004 square feet in the Phase 3 Replat and 14,810 square feet in Bella Tesoro Phase 1, which are the premium water and preserve positions.
The coach homes are a separate Taylor Morrison community listing with its own 374 unit program, its own four plan lineup and its own recorded condominium regimes. On 2026-08-28 the coach home plan index published no base prices at all. Every plan was presented as discounted standing inventory with a struck-through prior price, which is the signature of a collection that has stopped taking to be built contracts.
Plan | Inventory price shown | Prior price shown | Stated saving | Units available | Beds | Baths | Sq ft |
|---|---|---|---|---|---|---|---|
Vitale | $466,155 | $516,155 | $50,000 | 2 | 2 | 2 | 1,717 |
Marano | $590,059 | $630,059 | $40,000 | 2 | 2 | 2.5 | 1,956 |
Bellisimo | $654,052 | $704,052 | $50,000 | 1 | 3 | 2.5 | 2,343 |
Romano | $686,491 | $736,491 | $50,000 | 1 | 3 | 3 | 2,393 |
Those are inventory prices on specific units with specific options and positions, not base prices and not medians. Note the spelling: Taylor Morrison renders the plan as Bellisimo, with a single s, on this community’s pages, and we use the builder’s spelling for this community. Zeno and Lucerna are fully sold, and every available coach home on 2026-08-28 sat on Giardino Drive. Of the 374 unit coach home program, 182 units were still marked future phase.
Taylor Morrison’s current public offering here is the 50 foot Collection, the 60 foot Collection and the coach homes. There is no villa header on its floor plan index and no villa plan on offer. That measurement is correct and it is not the whole picture.
The community’s approved program includes 176 twin villa units at build-out, and owners of them pay a distinct annual master association assessment of $5,481.79. Three independent primary records carry it: the unit program in the Currents Community Development District Series 2024 Limited Offering Memorandum, a full Twin Villa line in the association’s board adopted 2026 assessment schedule complete with its own $33.00 operating add-on, $647.04 reserve component and $1,051.75 landscape benefit, and 94 units recorded in the 30 to 39 foot width band in the district’s FY2026 assessment roll.
The arithmetic reconciles cleanly. The detached plats carry 302 plus 309 plus 89, which is 700 detached lots, and 700 plus 176 twin villa lots is 876, the county verified single family lot count. The twin villa lots sit inside that 876 rather than outside it. We do not present twin villas as a product Taylor Morrison is offering today, and we do not assign them to specific lots or streets, because no record we reached maps them.
The builder’s public floor plan index is not a complete statement of what is being built here, and this is one of the few genuinely useful facts about this community that nobody else publishes.
On 2026-08-28 four plans were simultaneously absent from the public index and assigned to specific lots on Taylor Morrison’s own interactive site plan: Lazio II on eight homesites, Lazio on lot 589, Azzurro on lot 611, and Pallazio II on lots 666 and 670. Two of those appeared in the published quick move-in inventory on the same day, at 15697 Genova Drive and 15785 Genova Drive for Lazio II and at 15760 Modena Street for Pallazio II.
Two name pairs are worth knowing if you are searching resale listings, because a buyer searching one may miss the other: Lazio II and Lavello share a 2,306 square foot footprint and the same bedroom and bath configuration, as do Pallazio II and Palermo at 2,833 square feet. We present both names so either search finds the home, and we do not assert that one is a rename of the other, because Taylor Morrison has published no statement saying so.
This is the strongest single buyer fact on this page. On 2026-08-28 Taylor Morrison published a per lot dollar figure on each of the 24 available homesites on its own interactive site plan, and those figures ranged from $53,000 to $255,800. That is a spread of $202,800 within one community on one day.
The structure is tiered by street. Interior positions on Barcis and Modena carried $53,000 to $59,500. Genova positions carried $96,000 to $160,000. Ravenna 50 foot positions carried $67,000 to $69,000, and Ravenna 60 foot positions carried $150,000 to $255,800. We call these the homesite figure Taylor Morrison publishes per lot, and we do not call them lot premiums, because the builder does not label them and two readings of what they represent are both defensible.
The consequence survives either reading, and it is what a buyer needs. The Monte plan’s house-only base is $599,999 and the one Monte in published inventory on that day was $693,899. The Marino base is $667,999 and the one Marino in inventory was $852,018. A “from $599,999” headline is nowhere near what a buyer on a premium homesite actually pays.
Anyone measuring this community on a single day will find Taylor Morrison’s own systems producing different numbers, and the honest handling is to record them rather than quietly reconcile them.
On 2026-08-28 the single family community page counter read “View All Available Homes (7)” while the site plan marked 60 units available. The single family floor plan index published 11 plans while the page title on the same day read 11 and the site plan carried four further plans assigned to lots. Two coach home specification values disagreed between the plan index and the inventory cards. Every count on this page is dated and attributed to the system it came from, and a count taken from a marketing page is labelled as such.
Owning at Esplanade by the Islands means paying at least five separate charges from three different billers on two different schedules, and a single “the HOA fee is X” answer is impossible here. Two layers arrive on the Collier County tax bill, two or three arrive from the association and, for a coach home, from a condominium, and one is a mandatory annual dining minimum.
We publish no total annual cost of ownership for this community, because two of the five layers are not publicly published. What follows is every layer named, with the verified numbers where they exist and a plain statement of what is missing where they do not.
Layer | Who bills it | When | What is published |
|---|---|---|---|
Collier County ad valorem property tax | Collier County Tax Collector | Annually | The Board of County Commissioners portion is 3.9293 mills. School, water management, mosquito control and fire millage are not verified, so no total millage and no dollar figure appear here |
Currents Community Development District assessment, capital and debt service plus annual operations and maintenance | Collier County Tax Collector, on the same bill as the tax | Annually | The structure is published below. The per parcel amount is not verified and we publish no per unit figure |
Master association assessment | Esplanade by the Islands Community Association, Inc. | Quarterly | 52 foot $5,305.75, 62 foot $5,456.00, 76 foot $5,654.75, Twin Villa $5,481.79, Coach Home $3,750.00, all annual totals billed quarterly, from the board adopted 2026 budget |
Coach home condominium assessment | One of at least three recorded condominiums | On that condominium’s own schedule | It exists and its amount is not public. See the note below on how to obtain it |
Mandatory annual Food minimum | The association | Annually | $800.00 per lot or unit |
The master assessment breaks down into published component lines. Every single family owner pays a $3,500.00 operating assessment and a $250.00 reserve assessment, and then a landscape benefit that varies by lot width: $1,555.75 on a 52 foot lot, $1,706.00 on a 62 foot lot and $1,904.75 on a 76 foot lot. A twin villa owner pays a $33.00 operating add-on, a $647.04 reserve assessment and a $1,051.75 landscape benefit. The coach home master assessment of $3,750.00 carries no landscape benefit line and no reserve line at all in the master schedule, which is consistent with the building being maintained by its own condominium.
Because they are measuring different layers and none of them says which. One published figure will be the master operating assessment alone. Another will be the full master assessment including the landscape benefit for one particular lot width. Another will be a mortgage calculator default rather than a billed amount. Another will silently add or omit the condominium assessment for a coach home. Another will divide a district wide levy by a unit count, which produces a number that is not anyone’s fee.
The way to stop being confused by this is structural rather than site by site. Ask which of the five layers a quoted number covers, ask which lot width or product type it is quoted for, and ask whether it is billed by the county, by the association or by a condominium. Once a figure is placed on the right layer it usually turns out to be correct for that layer and simply mislabelled.
Two further warnings from the primary record. Taylor Morrison’s own coach home page carries a monthly homeowners dues figure inside its mortgage calculator, along with default property tax and insurance percentages. Those are calculator defaults, not millage rates and not quotes, and none of them should be published or relied on as a fee. And this community straddles two Collier County millage areas, with different areas covering Bella Tesoro Phase 1, Phases 2 through 5 and Coach Homes on Zeno on one side, and Coach Homes on Lucerna, Coach Homes I on Giardino and most of the Phase 2 Replat on the other. A single tax figure for “Esplanade by the Islands” would be wrong for a third of the coach homes.
The association’s 2026 budget carries a line labelled Reserve Assessment at $250.00 a year for single family owners. That label and the legal character of the money are not the same thing, and the association says so itself.
The same document discloses, in its own words, that “The allowance collected for Reserves is not created or established in accordance with Section 720.303(6)(d) of the HOA Act.” It further discloses in all capitals that the funds are not subject to that statute’s restrictions on use, that the budget does not provide for fully funded reserve accounts for capital expenditures and deferred maintenance and that this may result in special assessments, and that pursuant to the Declaration the Developer is not obligated to contribute to the reserve fund while deficit funding. A buyer who reads “$250 reserve” and infers statutory reserve funding is being misled by the label rather than by the association, which published the disclosure alongside the number.
The board adopted 2026 budget runs two columns. The operating column, set at 857 assessed units, shows $7,267,249 of total expense against $5,185,073 of net revenue, a $2,082,176 shortfall. The document states that before turnover the Declarant elects to fund any deficit as defined in the Declaration.
The build-out column, set at 1,250 units, is balanced: $9,509,945 of net revenue against $9,509,945 of expense. That build-out column, not the operating column, is what shows the mature cost structure of this community, and the deficit funding obligation ends at turnover. Two of the dining venues carried in that budget are not open. Barrel House Bistro appears as a department with zero 2026 revenue and $167,023 of 2026 expense, a pre-opening pattern, and $1,750,000 of projected revenue at build-out. Olive & Vine appears with zero revenue and zero expense in 2026 and $156,000 projected at build-out.
The association’s board adopted 2026 budget carries this footnote verbatim: “An annual Food minimum of $800.00 per each lot or unit. Food consumed at both the Bahama Bar and Toasted Café count towards this annual food minimum.” Note the association’s own wording is Food minimum, naming exactly those two venues. There is no separate club dues line in this community, because the resort runs as departments inside the association budget rather than as a separate club.
Several one-time and recurring charges that a buyer or seller will be asked about are simply not published anywhere we could reach, and the honest answer is to name them and say where to get them. A capitalisation or working fund contribution at conveyance, any transfer, application or estoppel fee, and each coach home condominium’s own assessment, reserves and insurance are all governed by documents that are not public. The records that settle them are the recorded Declaration of Covenants for the association, and, in one step, an estoppel certificate on any pending resale in the community, which is required by Florida Statutes to itemise every one-time charge. For a coach home, the condominium estoppel or the Florida Statutes 718.503 resale package on any listed unit does the same job.
Esplanade by the Islands is governed by three different kinds of entity at once: a master homeowners association under Florida Statutes Chapter 720, a community development district that is a unit of local government under Chapter 190, and at least three separately recorded coach home condominiums under Chapter 718. Each bills separately, each has its own board and budget, and each governs different things.
Understanding which entity owns which question is the single most useful piece of due diligence a buyer can do here, because the wrong entity will give you a confident wrong answer.
The master association’s legal name is Esplanade by the Islands Community Association, Inc., filed with the Florida Division of Corporations on 01/24/2020 under document number N20000000794. A variant name appears on the association’s own 2025 annual meeting notice and ballot, which are headed “Esplanade by the Islands Homeowners’ Association, Inc.” That variant exists, and a reader who finds it on a document is not looking at a second entity.
The association is under Declarant control while Taylor Morrison continues to sell, and its published annual meeting materials show members electing one director on a one year term. The association is managed by Troon Management, and the resort experience has been owned by Esplanade Resort Experiences with Troon facilitating operations since January 1, 2023, per the association’s own published FAQ document. The amenity campus and association office sit at 15450 Bella Tesoro Street, with a phone line at 239-920-2934. The Taylor Morrison sales gallery is a different location inside the same community, at 15640 Cassio Way, Naples, FL 34114, 239-399-7703. We publish no sales gallery hours, because two first-party sources four months apart disagree.
The Currents Community Development District was established by Collier County Ordinance 2019-14 on June 27, 2019. It is a unit of special purpose local government, and its assessments arrive on the Collier County property tax bill rather than from the association. Its district manager is James P. Ward, reachable at 954-658-4900 at 2301 Northeast 37th Street, Fort Lauderdale, FL 33308. Two management firm names appear across the district’s own website, PFM Management Services LLC in one place and JPWard and Associates, LLC in another, so we attribute by person and phone, which is consistent everywhere.
The district’s own website also refers to the entity as “Currents Park Community Development District” on one page while every other page and the establishing ordinance say Currents Community Development District. There is only one district.
What the district owns and funds is the part that matters to an owner. Its board adopted FY2026 budget carries an itemised Stormwater Management Services program at $431,900, and the district engineer’s ownership table assigns it the stormwater system, the lakes and a 30.90 acre preserve. The budget also carries a named Hurricane Cleanup and Restoration reserve at $50,000 a year. That is a materially different scale from the association’s own 2021 pond and preserve lines, which together came to $30,000.
There is one thing here we cannot reconcile and will not paper over. The district’s own “What We Do” page states that maintenance of the district’s infrastructure “is currently handled by the Master Association.” That sentence is undated narrative text on a website, and it sits against a board adopted appropriation for the current fiscal year at roughly fourteen times the scale of the association’s own comparable lines. We publish the budget, we publish that the district’s website describes a master association maintenance arrangement that we could not reconcile with it, and we publish no resolved answer on reimbursement between the two. This determines whether lake and preserve maintenance reaches you on the tax bill or through association dues, which are two different bills from two different entities on two different schedules.
The district has issued three bond series. Series 2020A at $11,460,000 covering Assessment Area One, Series 2020B at $15,310,000 across all assessable district lands, structured interest-only and being prepaid as lots close, and Series 2024 at $18,800,000 covering Assessment Area Two. Outstanding principal stood at $36,690,000 at 2025-09-30, with total remaining debt service of $68,281,009 running through 2054. The two assessment areas cover 507 and 743 units respectively, which sums to the 1,250 unit plan. We publish nothing about which assessment area a particular lot sits in, because no record we reached maps them and a wrong answer there puts a wrong dollar figure on a buyer’s carrying cost.
The district’s audited financial statements show a net position deficit. The audit itself explains this as an accounting artifact of a district that has issued bonds to build infrastructure it then conveys, and the auditor noted no deteriorating financial conditions. That distinction is worth knowing before the deficit is read as distress.
At least three separate coach home condominiums are recorded on the Collier County roll here, not one. Coach Homes on Zeno at 72 units, Coach Homes on Lucerna at 72 units, and Coach Homes I on Giardino at 24 units declared so far. They carry county subdivision codes 221470, 221350 and 221490. The Lucerna declaration is recorded at Instrument No. 6567836, OR Book 6377, Pages 3188 to 3323, and Giardino I at OR 6534, Page 22. We do not yet hold the Zeno declaration reference.
This matters more than it may appear. A single corporate registration search returns one condominium entity for this community, while the county’s recorded condominium declarations return three, and the county record determines which declaration governs a given unit. A buyer following one association’s budget, reserves and insurance while purchasing in a different condominium would be reading the wrong document. The “I” in Coach Homes I on Giardino also indicates that a Coach Homes II is planned. A separate condominium assessment exists for every coach home and its amount is not public, and because there are at least three condominiums there may be three different amounts. Obtain it from the condominium estoppel or the Florida Statutes 718.503 resale package on the specific unit, never from a community-level figure.
The correct construction here is narrow and we use it exactly. The community’s residential buildings are one and two stories, which is below the three-story threshold that triggers Florida’s milestone inspection and structural integrity reserve study requirements.
Four limits travel with that sentence and all four are real. The height data covers the plans currently offered. The condominiums may impose reserve obligations by contract and are separately subject to the Chapter 718 regime. The master association is a homeowners association under Chapter 720, so a structural integrity reserve study never applies to it, and its own Section 720.303(6) reserve disclosure is a separate exposure discussed in the cost section above. And whether any coach home condominium here has completed or scheduled a structural inspection or a reserve study is not verified.
The recorded Declaration of Covenants, Conditions, Restrictions and Easements for Esplanade by the Islands is the single highest value document nobody has retrieved for this community. The Collier County official records portal that holds it sits behind an automated challenge that requires a person.
Here is what that document settles and what we therefore do not state: the minimum lease term, the number of leases permitted per year and whether the association must approve a tenant; the pet policy including any breed, size or number limits; whether the Declaration carries a housing for older persons designation; any working fund or capitalisation contribution due at conveyance and who customarily pays it; transfer and estoppel fee amounts; whether any bulk cable or internet services agreement exists; golf cart rules; and the architectural review rules for pools, cages, fences, paint and landscaping changes.
On golf carts specifically, we will not answer in either direction. This community’s roads sit with the district rather than being plain private association roads, and Florida Statutes Section 316.212 permits golf cart operation only on roads a local government has designated for it. That designation question is not resolved on any public record we reached. Anyone telling you golf carts are street legal here, or that they are prohibited, is guessing.
Any buyer under contract will receive the governing documents, and any seller can obtain them from the association. Ask for the current Declaration with all amendments and phase supplements, the bylaws, the current rules and the most recent adopted budget, and read the leasing and pet provisions before you rely on anything published about them, including anything on this page.
Esplanade by the Islands has a complete, open resort amenity campus and one significant amenity that is still a plan. The resort pool, Bahama Bar, Toasted Café, the Spa, the Wellness Center, the fitness center, tennis, pickleball and bocce courts, The Venue, the Bark Park, fire pits, cabanas and a satellite cabana pool on Zeno Way are all built and in use. The Culinary Center is not.
That distinction is the correction this community most needs, because a large amount of published description of Esplanade by the Islands was written before any of it existed.
The following are built and operating, each verified against Taylor Morrison’s own site photography of this community, the association’s own resident magazine, or the community’s own booking system.
The Wellness Center and The Venue are two separate buildings in Taylor Morrison’s own framing, and we publish no square footage for either one or for both together.
The Culinary Center is planned. Taylor Morrison’s own section heading on this community’s page reads “The Planned Culinary Center,” and its gallery subhead reads “Planned Culinary Center.” No primary record states an opening date, and we publish no year.
Barrel House Bistro and Olive & Vine are also planned rather than open. Both appear as departments in the association’s board adopted 2026 budget, which is the first citable confirmation of those names from a source other than marketing. Barrel House Bistro carries zero 2026 revenue and $167,023 of 2026 expense, and $1,750,000 of projected revenue at build-out. Olive & Vine carries zero revenue and zero expense in 2026 and $156,000 at build-out. Funded and planned proves that they are intended. It proves nothing about a year.
We also publish no description of what the Culinary Center will look like or contain. Taylor Morrison illustrates it on this community’s own page with a photograph of a different community’s culinary center, and says so in its own caption, which reads “Preview what’s to come with a look at a neighboring Culinary Center.” Any description of this community’s Culinary Center drawn from the imagery on this community’s own builder page would be a description of somewhere else.
The association publishes a bi-monthly resident magazine as public PDFs, and it gives dated first-party opening announcements that settle this question completely.
Date | What opened |
|---|---|
Friday, April 12, 2024 | Sports courts ribbon cutting, welcoming members to the tennis and pickleball courts, with raffle baskets themed to tennis, bocce and pickleball |
Thursday, September 12, 2024 | Member opening and ribbon cutting for the Resort Amenity Campus, listed as including the Bahama Bar, the Spa and Wellness building, Toasted Café and the resort pool |
Thursday, September 26, 2024 | Bocce in use, with an event held at the bocce courts |
Saturday, October 5, 2024 | Public grand opening celebration of the Resort Amenity Campus |
First quarter 2026 | Grand opening of The Venue, described by the association as its newest amenity |
Not yet | The Culinary Center |
The consequence is blunt and it is worth stating: anyone describing this community’s amenities in 2023 or early 2024 was describing an unbuilt campus. Before September 2024 the community ran its lifestyle program out of the sales gallery, the satellite cabana pool and off-site venues, because there was no clubhouse yet.
A full-time on-site lifestyle manager runs the calendar, and a named racket sports teaching professional runs clinics. The calendar’s own category counts show the honest shape of the program: it is overwhelmingly a fitness and racket sports calendar with a substantial resident club layer on top, and a very small children’s and boating component.
Resident clubs running on the community’s own 2026 calendar include Mahjongg, Mahjong After Dark, Italian Language, International Vines Social, Book, Coin, Butterfly Garden and Qigong Wellness. We name eight because we can enumerate eight, and we publish no club count we cannot enumerate.
Recurring programming includes aquatic fitness, Pilates, yoga, body sculpt, circuit training, boxing and kickboxing, cardio tennis clinics, tennis stroke development and round robins, pickleball clinics and socials, bocce socials, trivia and karaoke nights, seasonal cookouts and a weekly football pick challenge. Brand programs confirmed present in this community’s own navigation or calendar include the SIP Wine Club, Esplanade Concierge, the Destinations by Esplanade travel program, Esplanade Magazine and a member portal. Two standing member meetings run monthly: Neighborhood News and Coffee and Conversation on the first Friday, and an Esplanade 101 new homeowner orientation on the third Friday.
Water activity is a real part of the calendar and it happens entirely off site. There is no kayak launch, boat dock, marina or fishing pier inside Esplanade by the Islands. The community runs Kayaking and Fishing clubs whose outings book at off-site launches and marinas around Isles of Capri, Goodland, Marco Island and Naples Bay.
Esplanade by the Islands is not a golf community and has no golf course. Residents are offered a discounted Troon Access membership, which is an off-site third-party program at Troon-managed courses, not golf inside the gates. Esplanade by the Islands is also not age restricted, and no age-restriction designation appears in any primary record we reached.
Both answers are stated explicitly rather than by omission, because in this community silence gets filled with the wrong answer by a sibling Esplanade or by an aggregator.
A national age-qualified community aggregator ranks near the top of the results for this community’s own name and presents it under a 55 plus heading. That presentation is wrong, and the reason it happens is structural rather than malicious: the Esplanade brand includes communities with age-qualified sections elsewhere, and resort-lifestyle amenity programming reads as age-targeted to an automated classifier even when no age restriction exists.
Here is what is actually proven. No age-restriction designation appears in any primary record we reached for Esplanade by the Islands, and Taylor Morrison markets no age-targeted product here. The record that would settle it legally and finally is the recorded Declaration’s housing for older persons designation, or the absence of one, and that document has not been retrieved. We answer this question with the recorded restriction and its source rather than with any description of who lives here, which is both the fair housing requirement and the only honest way to answer it.
Off site, at courses that have no relationship to this community’s governance or assessments. The community’s own lifestyle site carries a Golf menu with exactly one child item, Troon Access, and the May and June 2026 resident magazine describes it as 25 percent off a Troon Access membership across more than 150 courses using a member code.
The association’s own board adopted 2026 budget is the decisive negative evidence. It contains no golf department, no golf revenue and no golf expense. The word golf appears twice in Taylor Morrison’s full server-side page payload for this community, once in a merchandise blurb and once as a third-party point of interest. There is no bundled golf fee here, no golf membership tied to ownership, and no golf course to build one around.
This is worth being loud about for one reason. Three separate Esplanade-branded communities in this market either have golf or read as if they do, one carries the word Golf in its legal name, and Taylor Morrison has broken ground on a brand new Naples Esplanade that will have an eighteen hole championship course. If this page were silent on golf, a sibling community would answer for it.
The land at Esplanade by the Islands is mapped Zone AE, a Special Flood Hazard Area, with a base flood elevation of 7.0 feet NAVD88 on the effective FEMA map dated 2024-02-08, panels 12021C0616J and 12021C0620J. Individual structures here have been removed from that hazard area to Zone X (shaded) by 30 FEMA determinations. The community also sits in Collier County Hurricane Evacuation Zone A.
Those three facts belong together and we publish them together. The land mapping, the structure-level removals and the evacuation zone answer three different questions, and any one of them presented alone gives a buyer a false picture.
The 30 FEMA determinations break down as 21 filed under the Esplanade by the Islands name and 9 under Bella Tesoro, an Esplanade Community, covering structures in Phases 1 through 5 and in the Coach Homes on Lucerna condominium. A determination of this kind removes a specific structure from the Special Flood Hazard Area based on fill placed to raise it, and the determinations here certify lowest adjacent grades of 7.1 to 7.5 feet NAVD88 against a base flood elevation of 7.0 feet.
Two qualifiers travel with every one of those letters, and FEMA prints them itself. A lender may still require a flood insurance policy regardless of the determination. And portions of each property not subject to the determination remain in the Special Flood Hazard Area, which means future construction or substantial improvement on the lot remains floodplain regulated. We never write that this community is not in a flood zone, because the land is, and we never publish the removals without both qualifiers.
Two technical cautions matter here more than they usually do. FEMA’s letters certify lowest adjacent grade and lowest lot elevation, not finished floor, so the 7.1 to 7.5 foot figures are not a claimed finished floor height for any home. And every elevation on this page carries its datum. NGVD29 and NAVD88 are different vertical datums and are never compared, and a tide gauge reading in feet above mean higher high water is a third thing again and is never mixed with either.
Evacuation Zone A is the county’s first-out zone and it was verified here by six separate point queries against the Florida Division of Emergency Management’s authoritative service. That is an emergency management designation about surge risk and evacuation order sequencing, and it is independent of the FEMA flood mapping. It is published plainly here rather than quietly.
Do not write that this community came through Ian undamaged, and do not write that it flooded. Neither is in the record.
What is in the record is the corridor. The National Weather Service Post Tropical Cyclone Report states that “Significant to major storm surge flooding covered almost all of Collier County south/west of Tamiami Trail/US 41 from Everglades City to the Lee County line.” Every coordinate FEMA printed for this community lies south of US 41. That is a real and relevant fact about the corridor this community sits in.
What is also in the record is an absence, and it is equally important. No damage assessment, no insurance loss figure, no inundation depth and no photographic record specific to Esplanade by the Islands exists in anything we reached. The nearest United States Geological Survey surveyed high water marks from that storm run 4.90 to 7.45 feet NAVD88, and none of them is within roughly three miles of this community, so any inference from them to conditions here is an inference and is labelled as one. Read against FEMA-certified lowest adjacent grades of 7.1 to 7.5 feet NAVD88 on structures here, those marks are suggestive and they are not a measurement of this place.
Anyone who tells you with confidence what happened inside these gates in September 2022 is telling you something they cannot source. Ask a seller directly, in writing, as part of the disclosure process, and ask for the insurance claim history on the specific home.
We publish no dollar flood insurance premium for a home in this community. Any specific number would be a fabrication, because premium depends on the individual structure’s elevation certificate, its determination status, its coverage limits and its carrier.
What can be published, carefully labelled, is the county context. Unincorporated Collier County participates in the National Flood Insurance Program’s Community Rating System at Class 5, which carries a 25 percent discount on NFIP premiums for properties in the Special Flood Hazard Area within community CID 120067. That is a separate savings mechanism from a structure-level flood zone determination, and it applies to NFIP policies only. The City of Naples and the City of Marco Island are separate NFIP communities with their own classes, and neither of theirs applies here.
On wind and homeowners insurance, the only figures we hold are county aggregates from Citizens Property Insurance for 2026: 6,162 personal lines policies in Collier County at a $3,470 average, with an HO-3 average of $4,531, an HO-6 average of $1,959 and a wind-only HW-2 average of $5,508. Those are county-wide averages across every property type, age and location in Collier County, and they are not a premium for a home here. Get a quote on the specific address, with the wind mitigation report and the elevation certificate in hand, before you rely on any number.
We also publish no specific ultimate design wind speed in miles per hour for this location, because the figures that circulate for it are secondary sourced only.
A preliminary Collier County flood insurance rate map was released on 2025-03-20, its 90 day appeal period opened on 2026-08-19, and the county’s published target for the new map becoming effective is Summer 2027.
Whether that map changes the flood zone or the base flood elevation at Esplanade by the Islands is unknown, and we say so rather than guess. A buyer closing in the next eighteen months should be aware that the mapping under a purchase made today may not be the mapping in force at the next renewal, and should ask their carrier what a zone change would mean for their specific structure and its determination.
Esplanade by the Islands is zoned to Manatee Elementary, Manatee Middle and Lely High, has a Publix less than a mile from its entrance, sits 7.6 road miles from the nearest hospital emergency department, and has no beach within an errand’s drive. Every distance on this page is measured by road routing from the community entrance at Bella Tesoro Street and US 41.
That origin matters. A distance measured from the sales gallery is a different number, and published drive times for this community drift because the two get averaged.
School | State grade | Road miles from the community entrance |
|---|---|---|
Manatee Elementary | A, 2026 grade | 2.9 |
Manatee Middle | A, 2026 grade | 2.9 |
Lely High | B, 2026 grade, was an A in 2025 | 7.3 |
Two handling notes and both are load bearing. Florida labels these the 2026 grades and they measure the 2025-26 school year, so any page that says “A-rated” without a year is wrong within twelve months. And Lely High is a B, not an A. It moved from A in 2025 to B in 2026, and the state published a grading-scale overview in the same release, so we publish the two grades with their years and make no causal statement about why the grade moved.
The assignment itself was machine-read from the Collier County Public Schools zone service and confirmed uniform across all 35 Cassio Way address records plus Livorno Lane and Modena Street, so there is no split-boundary risk inside this community. That verification matters because the district’s own address service resolves the bare word “Esplanade” to 41 records in a different ZIP code belonging to a different community with entirely different schools.
The nearest Publix is less than a mile away at the Shoppes at Fiddler’s Creek, store 01730 at 15050 Sandpiper Lane, 0.8 road miles from the community entrance and about a two minute drive. It opened in August 2021, has a pharmacy and a Publix Liquors on site, and trades 7 a.m. to 9 p.m. seven days a week.
It is not this community’s Publix. It sits outside the gates, it is not a Taylor Morrison amenity, and it was petitioned by a Fiddler’s Creek side entity. It is simply very close, and for daily errands that proximity is the single best thing about this location.
The nearest hospital emergency department is 7.6 road miles from the community entrance, about 12 minutes at free flow speeds and realistically 15 to 22 minutes in season.
There is a scheduling trap worth knowing before you need it. The Physicians Regional urgent care on Marco Island operates Monday to Friday, 8 a.m. to 4 p.m. only. A page that tells a buyer there is urgent care thirteen miles away without those hours is misleading them about a Saturday night. Plan on the emergency department for anything outside weekday business hours.
Free-flow minutes below are a speed limit floor computed from road routing. The in-season ranges are inferred from Florida Department of Transportation annual average daily traffic counts and directional factors, and they are labelled inferred rather than measured. Never treat a free-flow figure as a real-world drive between January and April.
Destination | Road miles | Free flow | In season, inferred |
|---|---|---|---|
Tigertail Beach, Marco Island | 12.6 | 24 minutes | 34 to 45 minutes |
Marco Island town center | 12.7 | Comparable to Tigertail | Comparable to Tigertail |
Naples Municipal Airport | 12.6 | Comparable to Tigertail | Comparable to Tigertail |
Naples Pier and the city beach | 13.9 | Longer than Tigertail | Longer than Tigertail |
Marco Island Executive Airport | 9.2 | About 20 minutes | Longer in season |
Southwest Florida International Airport | 44.1 | 58 minutes | 75 to 95 minutes |
Marco Island Executive Airport deserves its own line, because the straight line distance is 2.6 miles and the drive is 9.2 road miles and about 20 minutes. Mainsail Drive is reached from Collier Boulevard rather than from US 41, so the crow flies figure is not a drive time and should never be published as one.
Two genuine, measurable location advantages are worth publishing here, because both are traffic facts rather than sales claims. First, there are two independent routes onto Marco Island from this location, and the southeast route by CR-92 and San Marco Road carries roughly 3,200 vehicles a day, about one thirteenth of Collier Boulevard’s volume, per the state’s own traffic counts. Second, and more useful day to day, Collier Boulevard is the pinch point on this side of the county, not US 41 East. A community that reaches its errands without needing Collier Boulevard has a real advantage in February.
There is no walkable, bikeable or short-drive beach from Esplanade by the Islands. Every beach trip from here is a planned outing rather than an errand, and any page that implies otherwise is selling you something.
Because this is unincorporated Collier County, residents here are eligible for the Collier County beach parking permit, which covers county beach parking facilities. That is a different thing from the City of Marco Island residents’ beach, which is a city facility with city-set rules and its own eligibility. Do not confuse the two when comparing this community to a Marco Island address.
Florida Power and Light is the electric utility of record for this development, and Collier County Public Utilities is the utility of record for potable water, wastewater and reclaimed water. Both are named directly in the Currents Community Development District’s Series 2024 Limited Offering Memorandum and its supplemental engineer’s report, which describe underground electric service fed from lines in the US 41 right of way. That document is dated June 2024 and reflects the engineered design, so treat it as the utility of record for the development rather than as a live service confirmation at a specific address. The utility boundary in this part of the county genuinely runs nearby, which is why several other published accounts hedge on it.
Residential trash is a Collier County service billed on the property tax bill rather than an association service. The county’s mandatory program provides twice-weekly trash collection, once-weekly recycling, once-weekly bulky item collection and once-weekly yard waste collection. Which of the county’s two contracted haulers serves this address and on which weekday is not verified and we do not guess it.
On cable and internet, the honest position is a narrow one. The association’s adopted budget and its own chart of accounts contain no bulk residential cable or internet line, and the only telecommunications appropriation in it is a cable service line for the amenity center budgeted at $950 for the year, which cannot be a bulk residential package for hundreds of homes. That is meaningful evidence and it is not a legal conclusion, because a bulk services agreement can live in the recorded Declaration without appearing as an association expense line. Check the Declaration and run a service availability check at the specific address.
The most consequential thing coming near Esplanade by the Islands is Cassia Naples, 328 rental apartments under construction across US 41 with first units expected in February 2027. Beyond that, a 750 unit multifamily approval sits on a different Fiddler’s Creek parcel, the surrounding PUD’s dwelling unit cap rose in December 2024, and commercial air service at Naples Municipal Airport has been announced but not finally approved.
This is the section nobody writing about this community bothers to produce, and it contains the single most useful buyer fact on this page.
Cassia Naples is under construction less than a mile from Esplanade by the Islands, on the other side of US 41. It is six three and four story buildings on nearly 24 acres arranged around a 3.6 acre lake, developed by Greystar with Whitman Peterson, on land acquired on 2025-09-24 for $15.78 million. First units are expected in February 2027, and the plans filed with the county describe “considerable filling of the site.”
We publish the distance as less than a mile and no precise figure, because the precise figure would require a measurement we did not take. Nobody at a sales gallery is going to volunteer this, and a buyer paying a premium for a preserve view along the northeast edge of this community should know that four story buildings are going up across the highway.
On 2024-12-10 the Board of County Commissioners unanimously approved 750 multifamily units on Fiddler’s Creek Section 29. That is a different parcel inside the same PUD envelope, and those 750 units are never added to this community’s 1,250.
The approval history is worth knowing because it will resurface. The Planning Commission had unanimously recommended denial in July 2024, citing traffic density, panther habitat and stormwater concerns, and the Board approved it unanimously five months later.
On the same date the Marco Shores and Fiddler’s Creek PUD dwelling unit cap rose from 6,000 to 6,750 units. That number will be quoted at you as “6,750 homes approved next door,” and quoting it that way would be technically sourced and substantively misleading.
The Development of Regional Impact dates to the 1980s and a large share of that entitlement is long since built. The split between what is already built and what remains authorised is not established anywhere in the record we assembled, and we say so rather than imply that 6,750 homes are coming.
Sharon’s Corner, a 23,562 square foot retail center, is targeted for November 2026. The third Collier County Home Depot is under vertical construction near Habitat Road. Both are on the corridor and both are ordinary, useful commercial additions rather than disruptions.
Several further items circulating about this corridor, including a self-storage proposal and a 92 unit rezone, are inferred rather than confirmed in what we reached, and we leave them at that.
American Airlines is selling tickets from Naples to Charlotte from 2026-12-02, operated by PSA Airlines on a CRJ-700. The Naples Airport Authority’s own wording is that this is pending approval of an agreement.
We publish it as announced and pending agreement approval, because that is what the Authority itself says, and because an airport twelve and a half miles away gaining scheduled commercial service would be a genuine change to this location’s value if it completes.
At Esplanade by the Islands a buyer chooses between a to be built Taylor Morrison home whose published base price excludes the homesite, and a nearly new resale where the homesite, the landscaping, the window treatments and the finished lanai are already paid for. A seller here is not competing with the house down the street. The seller is competing with the builder.
This is the section that decides most transactions in this community, and almost nothing published about Esplanade by the Islands addresses it directly.
A to be built home gets you plan choice, structural options, a design studio selection process, a full builder warranty and a home nobody has lived in. What it costs is not the number in the headline.
The published base price is house-only. On top of it sits the homesite figure, which on 2026-08-28 ranged from $53,000 to $255,800 across the 24 available homesites on the builder’s own site plan, a same-day spread of $202,800. Then sit the design studio selections, and then closing costs. The gap is visible in the builder’s own inventory: the Monte plan’s base is $599,999 and the one Monte in published inventory was $693,899, while the Marino base is $667,999 and the one Marino in inventory was $852,018.
It also costs time. Builder delivery windows published on 2026-08-28 for homes already under construction ran from Ready Now through February and March 2027. A to be built contract starts later than that.
Five things, and all five are worth money in this specific community.
Delivery today rather than in nine to fifteen months. Landscaping that has had three to five growing seasons rather than a builder’s install. Window treatments, a screened and finished lanai, and often a pool, all of which are design studio or post-closing expenses on a new build. A known, currently billed assessment for the specific product type rather than a projection. And the ability to negotiate on terms a builder contract does not allow, including possession timing, personal property, repairs and a real inspection remedy.
Against that, a resale carries a shorter remaining structural warranty, no plan choice and whatever the previous owner chose. Those are real and they are the trade.
Yes, but not by matching it dollar for dollar on price, and understanding why is the whole game.
A builder can buy down a buyer’s mortgage rate and change the monthly payment substantially without cutting a published base price, which protects the builder’s own comparable sales while making its homes feel cheaper. A private seller cannot access the same forward commitment pricing, but a seller can offer a closing cost credit or a seller-paid buydown through the buyer’s lender, which reaches the same monthly payment outcome by a different route and often at a lower total cost to the seller than an equivalent price reduction.
The strategic point is that a price cut is permanent and public and resets your comparable set, while a credit is negotiated per transaction. In a community where the builder is deliberately holding published prices and moving payments instead, a seller who cuts price is fighting on the one field the builder has chosen not to fight on.
Longer than most owners assume, and the answer is different per collection and per phase, which is why a community-level answer is useless.
As of 2026-08-28 the builder’s own two site plans marked 855 units sold, 60 available and 335 in future phases. The live delivery front is Phases 4 and 5 on Genova Drive, Modena Street and Ravenna Lane. Phase 4 had 11 houses on the county roll out of 149 lots and Phase 5 had none out of 149. On the coach home side, Zeno and Lucerna are fully sold, every available unit sat on Giardino Drive, and 182 of the 374 unit program remained in future phases.
What that means practically. If you own a coach home on Zeno or Lucerna, the builder is no longer selling new units on your street, but it is selling discounted standing inventory on Giardino and it has a second Giardino building coming. If you own in Phase 2 or 3, the builder has moved on from your streets and its inventory competes with you on amenity and price rather than on location. If you own in Phase 4, you are selling directly alongside the builder’s current delivery front. Ask us to pull the current position before you set a price, because it changes quarterly.
As Top 1% Real Estate Agents Nationally Since 2008, we watch this community’s builder pricing the way we watch its resale pricing, because in Esplanade by the Islands the two are the same market.
Taylor Morrison does not publish its incentive structure, and it changes quarterly. What is visible publicly is the outcome rather than the mechanism: struck-through prior prices and stated savings on standing inventory, which on 2026-08-28 ran $40,000 to $80,000 on single family inventory homes and $40,000 to $50,000 on coach homes.
What is not visible is the rate buydown, the closing cost contribution, the design studio allowance or the lender-tied incentive, all of which move the buyer’s real cost without moving a published price. That asymmetry is the seller’s core problem here, and the only reliable way to close it is to have someone actively working the community who talks to buyers coming out of the sales gallery. That is a large part of what we do on a listing in this community.
Esplanade by the Islands offers a genuinely complete resort amenity campus, a strong location for errands, a Collier County A-graded elementary and middle school assignment, and two products at very different price points. It also carries an unbuilt Culinary Center, an Evacuation Zone A designation, active construction through at least 2027 and a fee structure that is currently subsidised.
Everything below is drawn from a record cited elsewhere on this page. There is no marketing language in this section.
Buyers considering Esplanade by the Islands almost always look at three or four other south Collier County communities alongside it, and the honest comparison is on price, product type and governance structure rather than on quality. Each community below differs from Esplanade by the Islands in at least one structural way that changes the cost of ownership or the buyer experience.
We link these because they are genuinely comparable, not because they are alternatives we would steer you toward. Which one fits depends on whether you want golf, whether you want a district assessment on your tax bill, and whether you are buying into a finished community or a selling one.
Three structural differences to carry into any of those comparisons. Whether the community has a community development district assessment on the tax bill, which changes the annual carrying cost by thousands. Whether amenity or club membership is mandatory and whether a dining minimum applies. And whether a builder is still selling inside the gate, which changes both what a buyer can negotiate and what a seller is competing with.
If you are searching for the best Esplanade by the Islands listing agent, or thinking, “I need to sell my house in Esplanade by the Islands and I have no idea how to price it against what Taylor Morrison is doing,” you are asking exactly the right question. This is the one community in south Collier County where the largest competitor for your listing is a national builder with inventory in your own product type, unpublished incentives that change quarterly, and the ability to lower a buyer’s monthly payment without lowering a published price.
We built this page around that problem because no other page addresses it, and because it is the problem that decides what you net.
Our credentials as listing agents:
Per the Southwest Florida MLS, trailing 12 months, pulled August 2026, Esplanade by the Islands recorded 111 MLS closings totalling $98,015,626, with a 96.4 percent average sale to list ratio and a 57 day median time on market stated over the 93 rows carrying a days on market value. The highest recorded sale was $2,775,000 on Turin Drive, closed 03/27/26. Detached homes closed at a $1,015,000 median across 65 closings and coach homes and attached product at $539,041 across 46. Those 111 closings are a mixture of builder deliveries and genuine resales that the pull cannot separate, so read them as a floor on activity rather than as a pure resale measure.
The number that should matter most to you is the 96.4 percent sale to list ratio, measured while the builder was actively selling and delivering in the same community. Correctly priced resale inventory here transacts close to ask against an active builder. Incorrectly priced inventory sits, and in a community where a buyer can walk into a sales gallery and be shown a payment rather than a price, sitting is expensive.
Four things, in this order, and each one is specific to this community rather than to listings in general.
We price against the right comparable set, not against the builder’s headline. Your competition is not the “from $599,999” number on a floor plan page. It is the delivered cost of a comparable new home including its homesite figure and its design studio spend, against the fact that yours is finished and available now. On 2026-08-28 the same-day homesite spread inside this community was $202,800, and the delivered price of the one Marino in builder inventory was $184,019 above the plan’s own published base. Establishing what a new equivalent actually costs is the first move, and most sellers never make it.
We position what is already paid for. Landscaping with growing seasons behind it, window treatments, a screened and finished lanai, a pool if you have one, and any design studio upgrades in the home. Those are itemised in our marketing with what they would cost a buyer to add on a new build, so a buyer prices them correctly rather than treating them as invisible.
We time against the builder’s phase releases and quarter ends. The builder’s inventory position, its current standing discounts and its release schedule are all things we track in this community, and a listing that goes to market while the builder is pushing an unsold standing inventory home in your product type faces a different market than one that goes out a month later.
We reach seasonal and out of state buyers directly. A large share of the demand for this community is not in Collier County when the decision is being made. Our marketing and our database work is built for that, and it is the part of a listing plan that a sales gallery cannot replicate, because a builder’s sales team is compensated to sell the builder’s inventory and nothing else.
Start with a real number rather than an automated estimate. An automated valuation model in this community is working from a closing set that mixes builder deliveries with resales and cannot see the homesite figure, the design studio spend or the collection your plan belongs to. Get a free valuation of what your Esplanade by the Islands home is worth, and we will follow it with the builder’s current inventory position in your own collection and phase.
Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome. If you are simply testing the water, say so. We will tell you what we think you would net and what we think you should do, including waiting, if waiting is the right answer.
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review
Probably not, and the arithmetic is worth doing before you decide. As of 2026-08-28 there were 335 units in unreleased future phases and 149 Phase 5 lots still in builder ownership, so a wait for sell-out is a multi-year wait with carrying costs, assessment increases and an unknown market at the end of it. If your reason for selling is not financial, waiting has a cost you can calculate. If it is financial, waiting rarely pays here.
You should, and it is straightforward to do well. The mandatory amenity membership and the $800 annual Food minimum are ordinary features of ownership here and they are disclosed in the association documents a buyer receives. Naming them up front costs nothing and removes a late-stage objection. A buyer who discovers a mandatory dining minimum at the estoppel stage renegotiates. A buyer who knew from the listing does not.
The predictable pieces are brokerage compensation as agreed in your listing agreement, Florida documentary stamp tax on the deed, title and closing charges per local custom, prorated association assessments and prorated district assessment, and the estoppel fee. The unpredictable piece in this community is any working fund or capitalisation contribution at conveyance, which is governed by the recorded Declaration and is not published. We obtain the estoppel early on every listing here precisely because it itemises every one-time charge by statute, and finding a surprise on the estoppel three days before closing is how deals get renegotiated.
The builder’s sales representatives work for the builder. In Florida they represent the seller of the builder’s homes, which is Taylor Morrison, and they are not compensated for selling your resale. A buyer who walks into that gallery is being shown builder inventory. Your listing needs someone whose job is to intercept that buyer, and to give them a reason to look at a finished home before they sign a contract for one that does not exist yet.
By building the comparable set from three directions instead of one. First, the genuine resale closings in this community, isolated from the builder deliveries by cross-reading the closing set against the county roll and the builder’s own sold markers. Second, the delivered cost of the builder’s current equivalent, base plus homesite plus a realistic options figure, which sets the ceiling a buyer will pay for new. Third, comparable resales in the nearest genuinely comparable south Collier communities, adjusted for the district assessment and amenity structure differences. A price built from one of those three alone is a guess.
McGreevy and Comisar are top-reviewed Naples realtors, with a long record of genuine five star client reviews published on their Google Business Profile. Every quote on this page is a real client’s own words, copied from their own review, with no editing, no compositing and no invented detail.
We show a small number of quotes rather than a wall of them, and we choose ones that speak to the kind of work this community actually needs: negotiating against a builder, listing a home properly, and doing the research rather than guessing.
★★★★★ “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. If any one is thinking about selling, Domain Realty should be the only agency that you should use to represent you and your home. You will not be disappointed.” Verified Google review
McGreevy and Comisar are Jesse McGreevy and Marc Comisar of Domain Realty, and they lead the Domain Realty Group team in Southwest Florida. Esplanade by the Islands sits in the Naples and south Collier County market they have worked for two decades, and this page is a fair sample of the depth they bring to a purchase here or to a listing inside the gate.
Between them Jesse McGreevy and Marc Comisar have built a practice on repeat and referral business rather than on volume advertising, with more than 4,000+ transactions across the Domain Realty Group team. Jesse handles the technology, marketing and data side of the business, which is why a page like this one exists at all. Marc handles field work and client-facing negotiation, which is where a builder competition problem actually gets solved.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Esplanade by the Islands is one of many communities we cover in depth. Start with our Naples real estate hub or our Collier County market overview for the wider market. Sellers: get a free valuation of your Esplanade by the Islands home or call Jesse direct at (239) 898-6072. Buyers: see how we represent Naples buyers or call Marc at (239) 287-5873.
These are the questions Esplanade by the Islands buyers actually ask, answered from the association’s own board adopted budget and assessment schedule, the district’s adopted budget and bond disclosure, the Collier County tax roll, FEMA’s flood layers and determination letters, the state’s school grade file, the builder’s own published pages and a live MLS pull. Where the honest answer is that no authoritative figure exists, we say so rather than estimate.
Esplanade by the Islands is a gated Taylor Morrison resort lifestyle community in unincorporated Collier County, fronting US 41 with a Naples address in ZIP 34114, planned for 1,250 units. It offers detached single family homes in a 50 foot and a 60 foot Collection plus attached coach homes, around a single amenity campus that opened to members in September 2024. It is still actively selling and delivering new homes.
It fronts US 41, Tamiami Trail East, on the southwest side of the highway, roughly 4.9 road miles southeast of the Collier Boulevard intersection measured from the community entrance at Bella Tesoro Street. It is in unincorporated Collier County, not inside the City of Naples and not inside the City of Marco Island, with a Naples mailing address in ZIP 34114.
Taylor Morrison is the developer and the only builder. It markets the community as two separate listings that share one physical community and one amenity campus: Esplanade by the Islands for the detached homes, and Esplanade by the Islands Coach Homes for the attached product.
Still being built, and not close to finished. As of 2026-08-28 the builder’s own site plans marked 855 of 1,250 units sold and 335 in unreleased future phases, and the county tax roll showed 717 units carrying a structure. Roughly 68 percent sold, roughly 57 percent physically delivered.
1,250 units at build-out, per the developer’s plan, which is confirmed in five separate records including the association’s own budget build-out column and the district’s bond documents. That figure is what the builder plans, not a statement about what the county has approved.
The land was assembled in October and November 2018 and the first phase was platted as Bella Tesoro, an Esplanade Community, Phase 1. Fifteen lots in that phase and eight coach homes on Zeno Way carry a 2020 year built on the county roll, so the oldest homes here date to 2020 rather than 2022.
No primary record states a sell-out date and we will not invent one. The district engineer’s schedule gives 2027 for completion of district-funded infrastructure, which is not the same as completion of home deliveries. With 335 units in unreleased future phases and 149 Phase 5 lots still in builder ownership as of 2026-08-28, plan on builder activity continuing past 2027.
Yes. A gated entry exists, and the association budgets separate lines for gate repairs and maintenance and for gate database management, with gate access administered by the on-site lifestyle manager through an electronic access database. We publish no claim about whether the gate is staffed or what its hours are, because no citable record we reached says.
34114, with a Naples mailing address, in unincorporated Collier County.
No, other than in one narrow land use sense. It sits inside the Marco Shores and Fiddler’s Creek Planned Unit Development entitlement envelope under Collier County Ordinance No. 18-27, and it is entirely separate from Fiddler’s Creek in every way a resident experiences: separate community development district, separate boards, separate assessments, separate association, separate amenity campus and separate developer.
They are two different communities about twenty miles apart with different developers’ timelines, different plats, different districts, different amenity campuses and different schools. Esplanade Golf and Country Club of Naples has an eighteen hole championship course. Esplanade by the Islands has no golf course. The school district’s own address service resolves the bare word “Esplanade” to the other community’s addresses, which is how the wrong schools get published for this one.
No. Esplanade Lake Club is in Fort Myers, Esplanade at Hacienda Lakes is a different Collier County community, and Esplanade at Azario is in Lakewood Ranch roughly 130 miles away. Taylor Morrison uses the Esplanade brand across many Florida communities, and brand-level material regularly gets attributed to the wrong one.
Because Esplanade is Taylor Morrison’s resort lifestyle brand rather than a place name. Brand programs like the wine club, the concierge service and the travel program appear across many of them. That is why every amenity and figure on this page was checked against a record naming Esplanade by the Islands specifically, and why we publish nothing that only appears at brand level.
The Declarant, meaning Taylor Morrison, retains control during build-out. The association’s published annual meeting materials show members electing one director on a one year term during that period. The date and conditions of turnover to homeowner control are set in the recorded Declaration.
No. Esplanade by the Islands is not age restricted. No age-restriction designation appears in any primary record we reached, and Taylor Morrison markets no age-targeted product here. The document that would settle it finally is the recorded Declaration’s housing for older persons designation, which has not been retrieved.
Because an aggregator classified it that way, not because a record supports it. Resort-lifestyle amenity programming reads as age-targeted to an automated classifier, and the Esplanade brand includes age-qualified sections in other communities. The answer here rests on the recorded restriction and its source rather than on any description of who lives here.
There is no age restriction in any primary record we reached, so nothing in the record we have restricts who may buy on the basis of age or familial status. Confirm against the recorded Declaration through your closing agent, which is the document that governs.
None appear in any record we reached, including the recorded plats, the condominium subdivision records and the association’s own published materials. The Declaration and any condominium declaration are the records that govern.
No. Esplanade by the Islands is not a golf community and has no golf course. Residents are offered a discounted Troon Access membership, which is an off-site third-party program at Troon-managed courses, not golf inside the gates.
No. The association’s board adopted 2026 budget contains no golf department, no golf revenue and no golf expense. There is no golf membership tied to ownership and no bundled golf line in the assessment schedule.
Nothing in any record we reached indicates a golf course was ever planned here. The recorded plats, the district documents and the association’s budgets contain no golf component at any point.
Off site. The community’s own lifestyle site carries a Golf menu with a single item, Troon Access, described in the resident magazine as 25 percent off a Troon Access membership across more than 150 Troon-managed courses. Those courses are elsewhere and have no relationship to this community’s governance or assessments.
It removes one large cost category that bundled golf communities carry, and it does not by itself make this community cheap. Amenity membership here is mandatory, an $800 annual Food minimum applies, and a community development district assessment sits on the tax bill. Compare total carrying cost layer by layer rather than assuming the absence of golf settles it.
There is no single figure and anyone quoting one is answering a different question. The master association assessment for 2026, billed quarterly, is $5,305.75 a year on a 52 foot lot, $5,456.00 on a 62 foot lot, $5,654.75 on a 76 foot lot, $5,481.79 for a twin villa and $3,750.00 for a coach home. That is one of at least five cost layers.
Quarterly. The association publishes both an annual and a quarterly column for every assessment line, and its own owner communications reference quarterly assessment payments and automatic clearing house reminders.
Yes, substantially. The master assessment varies by lot width through the landscape benefit component, and the coach home master assessment of $3,750.00 carries no landscape benefit and no reserve line at all. A coach home owner then pays a separate condominium assessment on top, which is not public.
Its published components are a $3,500.00 operating assessment, a $250.00 reserve assessment and a landscape benefit that varies by lot width. The operating side funds the amenity departments the association runs, including administration, lifestyle, sports courts, fitness, spa, common grounds, the two operating dining venues and utilities.
A landscape benefit is a separate, itemised component of the master assessment, at $1,555.75 a year on a 52 foot lot, $1,706.00 on a 62 foot lot and $1,904.75 on a 76 foot lot. The association’s own chart of accounts separates common area work from residential work, so association-maintained work on individual lots does occur. The precise scope of what is maintained on your lot is set in the Declaration.
The association’s adopted budget and chart of accounts contain no bulk residential cable or internet line, and the only telecommunications appropriation is a cable service line for the amenity center budgeted at $950 for the year, which cannot be a bulk residential package. The association’s own contact sheet assigns landscape, irrigation and pest control to its landscape contractor. Confirm scope against the Declaration and a service availability check at the address.
Yes. The Currents Community Development District, established by Collier County Ordinance 2019-14 on June 27, 2019. Its assessments arrive on the Collier County property tax bill rather than from the association.
Its board adopted FY2026 budget carries an itemised Stormwater Management Services program at $431,900 and a named Hurricane Cleanup and Restoration reserve at $50,000. The district engineer’s ownership table assigns it the stormwater system, the lakes and a 30.90 acre preserve. Its debt service side repays the bonds that funded the community’s infrastructure.
Not verified per parcel, and we publish no figure. The assessment is parcel-specific, it differs between the district’s two assessment areas, and dividing a district-wide levy by a unit count produces a number that is not anyone’s fee. Get it from the Collier County Tax Collector’s record for the specific folio, or from the seller’s most recent tax bill.
On the Collier County property tax bill, in the non-ad valorem section, alongside the county’s mandatory solid waste assessment. It is a different line from the ad valorem property tax and a different bill entirely from the association’s quarterly assessment.
Debt service repays the bonds that financed the community’s infrastructure and is tied to the specific assessment area a parcel sits in. Operations and maintenance funds the district’s ongoing work, such as the stormwater program and the preserve. Debt service can generally be prepaid; operations and maintenance continues for as long as the district exists.
The district has issued three series of bonds and the Series 2020B issue is structured interest-only and is being prepaid as lots close, so prepayment mechanics exist here. Whether prepayment is advantageous depends on your holding period, your cost of capital and whether a buyer will pay you back for it at resale. Get the current payoff figure from the district before deciding.
Total remaining debt service on the district’s outstanding bonds runs to 2054, with $36,690,000 of principal outstanding at 2025-09-30 and $68,281,009 of total remaining debt service. Individual parcel obligations end when the assessment area’s bonds are retired or prepaid.
Yes, mandatory. There is no separate club dues line here because the resort runs as departments inside the association budget rather than as a separate club entity. A mandatory annual Food minimum of $800.00 per lot or unit applies on top.
It is the association’s own term, from the board adopted 2026 budget footnote: an annual Food minimum of $800.00 per each lot or unit, with food consumed at both the Bahama Bar and Toasted Café counting toward it. Note the association says Food minimum and names exactly those two venues.
The budget footnote states it as an annual minimum per lot or unit without a seasonal exception, so plan on owing it regardless of occupancy. Whether any proration or rollover applies is governed by the association’s own rules and the Declaration rather than by the budget footnote, so confirm it in writing with the association before you rely on an exception.
Not verified, and we publish no number. A per-conveyance working fund contribution is customary in this builder’s Esplanade declarations and a figure circulates publicly, but it appears in no primary record we reached. The recorded Declaration settles it, and an estoppel certificate on any pending resale in this community itemises every one-time charge by statute.
Their existence is normal and their amounts here are not published. They are governed by the Declaration and capped by Florida Statutes 720.30851 for the association and 718.116(8) for a condominium. The estoppel certificate is where they appear itemised, which is why we order one early on every transaction in this community.
None appear in the association’s published budgets or meeting materials that we reached. The association’s own budget does disclose that it “does not provide for fully funded reserve accounts for capital expenditures and deferred maintenance that may result in special assessments,” which is a forward-looking risk statement rather than a record of a past assessment.
It collects a $250.00 annual reserve assessment from single family owners and $647.04 from twin villa owners, and it discloses that the allowance collected for reserves “is not created or established in accordance with Section 720.303(6)(d) of the HOA Act,” is not subject to that statute’s restrictions, does not provide for fully funded reserves, and that the Developer is not obligated to contribute while deficit funding. Read that disclosure before you read the number.
We publish no total, because two of the five layers are not public. What you can build yourself: the master assessment for your product type from the schedule above, the $800 annual Food minimum, the actual district assessment and ad valorem tax from the Tax Collector’s record for the specific folio, and for a coach home the condominium assessment from that condominium’s estoppel. Anyone giving you an all-in figure without those two records is estimating.
We publish no dollar figure and no total millage. The Board of County Commissioners portion is 3.9293 mills and is verified. School, water management, mosquito control and fire millage are not verified here, and this community straddles two Collier County millage areas, so a single community-level tax figure would be wrong for a large share of the coach homes. Use the Tax Collector’s record for the specific folio.
Florida’s homestead exemption applies to a qualifying permanent residence anywhere in the state, subject to the ordinary eligibility and application requirements administered by the Collier County Property Appraiser. Nothing about this community changes that. A second home or investment property does not qualify.
Yes. Every coach home sits in a recorded condominium, and a separate condominium assessment exists. Its amount is not public, and because at least three coach home condominiums are recorded here there may be three different amounts. Get it from the condominium estoppel or the Florida Statutes 718.503 resale package on the specific unit.
Open and in use today: a resort pool with cabanas, the Bahama Bar, Toasted Café, the Wellness Center, the Spa, a 24 hour fitness center with a movement studio and full locker rooms, tennis, pickleball and bocce courts, The Venue, fire pits and an outdoor lounge, the Bark Park, and a satellite cabana pool on Zeno Way. The Culinary Center is planned and not built.
Yes. The Resort Amenity Campus opened to members on September 12, 2024, with a public grand opening on October 5, 2024, per the association’s own resident magazine. The sports courts opened earlier, in April 2024. The Venue, the second amenity building, opened in the first quarter of 2026.
No. Taylor Morrison’s own heading on this community’s page reads “The Planned Culinary Center.” It is planned and not built.
No primary record states a date and we publish no year. Dates that circulate for it come from sources we do not use. What is verified is that two of its intended venues, Barrel House Bistro and Olive & Vine, appear as funded departments in the association’s board adopted 2026 budget with zero 2026 revenue, which proves the plan is funded and proves nothing about a year.
We do not describe it, and there is a specific reason. Taylor Morrison illustrates the planned Culinary Center on this community’s own page with a photograph of a different community’s building and says so in its own caption. Any description drawn from that imagery would be a description of somewhere else.
A poolside full-service bar and restaurant with fireside seating, described by Taylor Morrison as newly opened in November 2024 and active as a booked venue on the community’s own 2026 calendar. An 18 percent gratuity is added automatically, printed on both its food and drink menus. Spending there counts toward the annual Food minimum.
The Bahama Bar operates as a full-service bar and restaurant, and Toasted Café operates as a second venue. Neither one’s operating hours are published in any citable record we reached, because the menus print no hours and the hours pages sit behind the member login. Ask the association directly.
Yes. The Spa is open Monday to Saturday 9 a.m. to 6 p.m. and Sunday 12 to 6 p.m., with booking by phone at 239-920-2934. Taylor Morrison describes treatment rooms and a full-service salon, with services spanning massage and body treatments, skincare, manicures, pedicures, wellness programs and fitness and aquatic classes.
There is a fitness center inside the Wellness Center, open 24 hours a day per Taylor Morrison, with performance training, cardio and strength machines, a free weight area, a movement studio and full locker rooms, with towels provided. We publish no square footage for it, because Taylor Morrison publishes none and the figures that circulate trace to a source we do not use.
Yes, extensively. The community’s own calendar carries thousands of fitness and wellness event records with named instructors, and Taylor Morrison describes the Wellness Center as staffed with a spa manager, nutritionists and fitness consultants. Personal training sessions and group fitness classes are both offered.
We do not publish a court count. Tennis, pickleball and bocce courts exist and opened in April 2024, verified three ways including a ribbon cutting recorded in the association’s own magazine, and Taylor Morrison’s own page says “courts” with no number. A count we cannot source is not a fact.
Yes to both. The main resort pool sits at the amenity campus with cabanas and poolside service. A second, satellite cabana pool exists on Zeno Way, recorded as its own venue in the community’s booking system with its own grand opening event.
Yes, the Bark Park, named by Taylor Morrison as an existing facility and used for programming including a community dog walk and pet socials. A mobile groomer service is also marketed.
Trails exist, and their extent is not verified. The community’s own calendar runs a dog walking event described as a community walk, and Taylor Morrison’s community page does not mention trails at all. We publish no trail mileage, surface or lighting claim, because no citable record supports one.
Lakes exist throughout the community, recorded as lake tracts inside every phase on the county roll, including a 25.80 acre lake tract in Phase 1. The association budgets pond maintenance and the district funds the lakes and a 30.90 acre preserve. Whether fishing is permitted is set in the association’s rules, which are not public, so ask the association.
No. There is no kayak launch, boat dock, marina or fishing pier inside Esplanade by the Islands. The community runs Kayaking and Fishing clubs whose outings book at off-site launches and marinas around Isles of Capri, Goodland, Marco Island and Naples Bay.
No playground appears in Taylor Morrison’s full community page content, in the community’s own venue records or in the resident magazines, and the community’s own calendar shows a very small children’s programming category. We do not claim a playground here.
There is a full-time on-site lifestyle manager who also administers gate access. Resident clubs running on the community’s own 2026 calendar include Mahjongg, Mahjong After Dark, Italian Language, International Vines Social, Book, Coin, Butterfly Garden and Qigong Wellness. We name eight because we can enumerate eight, and we publish no club count we cannot enumerate.
The guest and tenant access procedure is not published publicly and sits behind the member login. The association is the correct source, and for a tenant the answer also depends on the leasing provisions in the recorded Declaration. Get both in writing before relying on either.
The association’s own budget shows 857 assessed operating units in 2026 against a 1,250 unit build-out, so amenity demand will grow by roughly 46 percent from here on the current plan. Two further dining venues are funded in the budget and not yet open, which is the association’s own answer to that growth. How it feels day to day is a judgment, not a fact, and worth forming by visiting at different times.
The Culinary Center, Barrel House Bistro and Olive & Vine are planned and funded in the association’s budget. The developer’s own legal footer also states that community improvements, recreational features and amenities described are subject to change and under no obligation to be completed. Treat anything unbuilt as intended rather than as committed.
Two marketed types: detached single family homes in a 50 foot Collection and a 60 foot Collection, and attached coach homes in eight unit buildings sold as condominium units. The approved program also includes 176 twin villa units at build-out, which are not part of the builder’s current public offering.
The 50 foot Collection is five single family plans on nominally 50 foot wide homesites: Monte at 1,843 square feet, Marino at 2,085, Lavello at 2,306, Florence at 2,628 and Genoa at 2,903, with house-only base prices from $599,999 to $829,999 as published on 2026-08-28. It is delivered principally in Phases 2, 3 and 3I.
Six single family plans on nominally 60 foot wide homesites, all with three car garages: Cresta at 2,475 square feet, Cascata at 2,573, Palermo at 2,833, Colina at 2,861, Argenta at 3,745 and Ravenna at 4,591, with house-only base prices from $767,999 to $1,110,999 as published on 2026-08-28. It is delivered in Phases 4 and 5.
They are attached homes in eight unit buildings, and yes, they are condominiums. At least three separate condominium regimes are recorded here: Coach Homes on Zeno at 72 units, Coach Homes on Lucerna at 72 units and Coach Homes I on Giardino at 24 units declared so far. Four plans are offered, from 1,717 to 2,393 square feet.
The approved program includes 176 twin villa units at build-out and the association’s 2026 assessment schedule carries a distinct Twin Villa line at $5,481.79 a year with its own reserve and landscape components. Taylor Morrison’s current public offering is the 50 foot and 60 foot collections plus the coach homes, with no villa header, so twin villas are in the program but are not a currently marketed product.
Eleven single family plans and four coach home plans were published on 2026-08-28. Four further plans were simultaneously off the public index and assigned to specific lots on the builder’s site plan, so the published index is not a complete statement of what is being built.
Every plan in the 60 foot Collection carries a three car garage. In the 50 foot Collection, Florence is published with two to three garage bays and the others with two.
Construction specifications for individual plans are published by the builder on its own plan pages and vary by plan and by elected options. We publish no blanket construction or impact glazing claim for this community, because no single record we reached states one that applies to all plans and all phases. Ask for the specific plan’s specification sheet and, on a resale, the permit and product approval records.
Gas service exists at the amenity campus, where the association budgets a gas line for firepits and grills. Whether individual homes have gas is not verified. Ask the builder for a new home and check the seller’s utility bills on a resale.
By county lot records, Phase 3I runs 4,790 to 6,380 square feet, Phase 2 runs 5,790 to 13,452, the Phase 3 Replat runs 5,726 to 15,004, Phase 4 runs 5,908 to 12,455, Phase 5 runs 6,677 to 11,071, and Bella Tesoro Phase 1 runs 5,663 to 14,810 with a 9,148 median. The largest lots, around 15,000 square feet, are the premium water and preserve positions.
Taylor Morrison publishes a per-homesite dollar figure on its own interactive site plan, which on 2026-08-28 ranged from $53,000 to $255,800 across 24 available homesites, tiered by street. We do not call those lot premiums because the builder does not label them, and the consequence is the same either way: homesite cost varies by more than $200,000 within this community on a single day.
Both exist on the single family side, where 60 units were marked available and 335 in future phases on 2026-08-28. On the coach home side the plan index published no base prices at all and every plan was presented as discounted standing inventory, which is the signature of a collection that has stopped taking to be built contracts.
The published base price is house-only and excludes the homesite, options and closing costs. That is the single largest source of confusion about pricing here. The delivered price of the one Monte in builder inventory on 2026-08-28 was $693,899 against a $599,999 base, and the one Marino was $852,018 against a $667,999 base.
Yes to both. Four plans were off the public index and still assigned to specific lots on 2026-08-28: Lazio II, Lazio, Azzurro and Pallazio II. Two name pairs are worth searching both ways on resale, Lazio II and Lavello at 2,306 square feet, and Pallazio II and Palermo at 2,833. We do not assert that either is a rename of the other, because the builder has published no statement saying so.
The leasing rules, including any minimum lease term, any cap on leases per year, any waiting period after purchase and whether the association must approve a tenant, are set in the recorded Declaration, which has not been retrieved. We publish no leasing rule for this community rather than guess at one. Get the current Declaration and rules from the association before you buy with rental income in mind.
Set in the recorded Declaration and not published anywhere public we reached. Any breed, size or number limits live in that document and in the condominium declaration for a coach home. The community does run active pet programming including a Bark Park and a mobile groomer, which tells you pets are ordinary here and does not tell you what the rules are.
Vehicle and parking restrictions are set in the Declaration and the association rules, neither of which is public here. Assume restrictions exist, because they do in essentially every community of this type, and get the specifics in writing before you buy if you own a boat, a trailer or a commercial vehicle.
We will not answer this in either direction, because the record does not support one. The community’s roads sit with the community development district rather than being plain private association roads, and Florida Statutes Section 316.212 permits golf cart operation only on roads a local government has designated for it. That designation question is unresolved on the public record.
Yes, in the ordinary course. Architectural review requirements are standard in a community of this type and the specific rules, submission process and turnaround are set in the Declaration and the association’s design guidelines, which are not public here. Obtain them from the association before you plan any exterior change or pool.
This is the one governance question we could not reconcile. The Currents Community Development District’s board adopted FY2026 budget carries an itemised $431,900 Stormwater Management Services program and the district engineer assigns it the stormwater system, the lakes and a 30.90 acre preserve. The district’s own website separately describes maintenance of district infrastructure as currently handled by the master association. We publish the budget and the discrepancy rather than pick a side.
The association publishes meeting notices, agendas and ballots on its own community site. The district publishes its meeting schedule, agendas, budgets and audits on its own district site and, as a unit of local government, its meetings are noticed publicly. Both are worth reading before you buy, particularly the district’s adopted budget.
The land is mapped Zone AE, a Special Flood Hazard Area, with a base flood elevation of 7.0 feet NAVD88, on the effective map dated 2024-02-08, panels 12021C0616J and 12021C0620J. Individual structures here have been removed to Zone X (shaded) by 30 FEMA determinations. The community also sits in Collier County Hurricane Evacuation Zone A.
That depends on the specific structure and on your lender. A structure removed from the Special Flood Hazard Area by a FEMA determination may not be required to carry it by federal mandate, and FEMA prints the qualifier itself that a lender may still require a policy regardless. Get the determination letter for the specific address and ask your lender directly.
No damage assessment, insurance loss figure, inundation depth or photographic record specific to this community exists in anything we reached, so we will not say it flooded and we will not say it came through undamaged. What is in the record is the corridor: the National Weather Service reported significant to major storm surge flooding covering almost all of Collier County southwest of US 41 from Everglades City to the Lee County line, and this community’s mapped coordinates lie south of US 41.
Collier County Hurricane Evacuation Zone A, the county’s first-out zone, verified by six separate point queries against the state’s authoritative evacuation zone service. That is an emergency management designation about surge risk and evacuation sequencing, and it is independent of the FEMA flood mapping.
We publish no premium for this community, because any specific figure would be invented. The only figures we hold are Collier County aggregates from Citizens Property Insurance for 2026: 6,162 personal lines policies at a $3,470 average, an HO-3 average of $4,531, an HO-6 average of $1,959 and a wind-only average of $5,508. Those are county-wide across every property type and are not a quote for a home here.
Both are worth having on any purchase here. A wind mitigation report documents construction features that carriers credit, and an elevation certificate documents the structure’s elevation, which is central to flood rating and to reading any FEMA determination. Get both before you finalise insurance, not after.
The system is owned and funded by the community development district, which appropriated $431,900 for stormwater management services in its FY2026 budget and carries a separate $50,000 hurricane cleanup and restoration reserve. No record of drainage failure, standing water or erosion problems specific to this community appears in anything we reached, and absence of a record is not the same as absence of a problem.
Possibly, and FEMA says so itself on the determination letters. A federally regulated lender must require flood insurance for a structure in a Special Flood Hazard Area, and may require it as a matter of its own policy even where a determination has removed the structure. Ask the lender before you budget.
Tigertail Beach on Marco Island is 12.6 road miles from the community entrance, about 24 minutes at free flow and an inferred 34 to 45 minutes in season. Marco Island town center is 12.7 road miles. The Naples Pier and city beach are 13.9 road miles. There is no walkable or short-drive beach from here, so every beach trip is a planned outing.
44.1 road miles, about 58 minutes at free flow speeds and an inferred 75 to 95 minutes in season. Naples Municipal Airport is 12.6 road miles, and Marco Island Executive Airport is 9.2 road miles and about 20 minutes despite being 2.6 miles as the crow flies, because it is reached from Collier Boulevard rather than from US 41.
Less than a mile away, at the Shoppes at Fiddler’s Creek, 15050 Sandpiper Lane, 0.8 road miles from the community entrance and about a two minute drive. It opened in August 2021, has a pharmacy and a Publix Liquors, and trades 7 a.m. to 9 p.m. seven days a week. It sits outside the gates and is not a community amenity.
The nearest hospital emergency department is 7.6 road miles, about 12 minutes at free flow and realistically 15 to 22 minutes in season. Note the urgent care trap: the Physicians Regional urgent care on Marco Island operates Monday to Friday 8 a.m. to 4 p.m. only, so plan on the emergency department outside weekday business hours.
Collier Boulevard is the pinch point on this side of the county rather than US 41 East, which is a genuine advantage of this location for errands that do not require Collier Boulevard. Free flow drive times published on this page are a speed limit floor, and the in-season ranges beside them are inferred from state traffic counts rather than measured.
Cassia Naples, 328 rental apartments in six three and four story buildings on nearly 24 acres, is under construction across US 41 less than a mile away, with first units expected in February 2027. Sharon’s Corner, a 23,562 square foot retail center, is targeted for November 2026, and the third Collier County Home Depot is under vertical construction near Habitat Road.
Manatee Elementary, Manatee Middle and Lely High, verified against the Collier County Public Schools address zone service and confirmed uniform across all 35 Cassio Way records plus Livorno Lane and Modena Street, so there is no split boundary inside the community.
On the 2026 Florida school grades, which measure the 2025-26 school year, Manatee Elementary is an A, Manatee Middle is an A and Lely High is a B, having moved from an A in 2025. We publish the grade year with every grade, because a page that says A-rated without a year is wrong within twelve months.
Boundaries are set annually by the school district and can change, particularly in areas adding hundreds of homes. The district publishes its attendance boundaries and its five year capital improvement plan, and both are the right place to check rather than any real estate page, including this one. Verify the current assignment for the specific address at the time you buy.
It depends on time and on what you value. New gets you plan choice, full warranty and nobody’s prior use, at a delivered cost that is base plus homesite plus options, on a build timeline that ran from Ready Now to February and March 2027 on published inventory as of 2026-08-28. A resale gets you delivery now, landscaping with seasons behind it, window treatments, a finished lanai and a known assessment. Price both properly before choosing.
Taylor Morrison does not publish its incentive structure and it changes quarterly. What is publicly visible is the outcome on standing inventory, which on 2026-08-28 showed stated savings of $40,000 to $80,000 on single family inventory homes and $40,000 to $50,000 on coach homes. Rate buydowns, closing cost contributions and lender-tied incentives are not published at all.
You are entitled to your own representation on a new home purchase, and the practical rule in this market is that you should have your agent with you on your first visit to the sales gallery. Builder registration policies typically require the agent to accompany or register the buyer at first contact, and a buyer who tours alone first can find representation more difficult to add afterwards.
Structural warranty coverage in Florida new construction is typically longer than the shorter workmanship and systems coverage, and transferability to a subsequent owner depends on the specific warranty document. Ask the seller for the original warranty paperwork and read the transfer provision, rather than relying on a general statement about builder warranties.
It is the right question, and the honest answer is that it changes your competition rather than automatically hurting your value. As long as the builder is selling in your product type, your buyer has an alternative that comes with a warranty and a payment incentive. That is why the resale case here is built on delivery timing, what is already paid for and a known assessment, and why the community’s 96.4 percent average sale to list ratio matters.
Only if the Culinary Center is the reason you are buying. No opening year is stated in any primary record, the developer’s own footer says amenities described are under no obligation to be completed, and the campus that exists today is complete and open. Waiting on an undated amenity in a market that is moving is a decision worth making deliberately rather than by default.
It is genuinely harder here, and it is a real transaction risk on both sides. Builder closings can carry incentives that do not appear in the recorded price, which distorts the comparable set, and 18 of the 111 MLS closings in the last twelve months carried no days on market value at all. A good appraisal here uses isolated resale closings, adjusts for homesite and options, and looks outside the community where necessary.
Cash is a meaningful share of the south Collier County market generally, and in this community a cash buyer’s advantage against a builder is limited because a builder is not usually worried about financing risk. Against a private seller, cash mainly buys speed and certainty, which are worth more in a slower market than in a fast one.
The Taylor Morrison sales gallery is at 15640 Cassio Way, Naples, FL 34114, reachable at 239-399-7703. We publish no gallery hours, because two first-party sources four months apart disagree. If you want to see both the builder inventory and the resale inventory on the same visit, which is the only way to compare them properly, call Marc at (239) 287-5873 first.
Five. The recorded Declaration with all amendments and phase supplements, which settles leasing, pets, working fund and architectural rules. The association’s current adopted budget and assessment schedule. For a coach home, the condominium declaration and its estoppel or resale package. The district’s adopted budget and the parcel’s actual tax bill. And the FEMA determination letter for the specific structure, if one exists.
These are the questions Esplanade by the Islands owners ask when they are thinking about selling, and most of them exist because the builder is still selling in the same community. Where an answer depends on a document that is not public, such as the condominium assessment, the per parcel district assessment or the working fund contribution, we say what is not published and what you must do to obtain it. That disclosure is the point rather than a weakness.
It depends on your collection, your phase, your homesite position, what you spent at the design studio and what the builder currently has standing in your product type. The trailing twelve month record shows a $1,015,000 median for detached homes and $539,041 for coach homes and attached product, against a 96.4 percent average sale to list ratio. Start with a free valuation of your Esplanade by the Islands home and we will follow it with the builder’s current position in your collection.
By isolating the genuine resale closings rather than averaging everything. The trailing twelve month MLS pull mixes builder deliveries with resales and cannot separate them by itself, and 18 of the 111 rows carried no days on market value, which clusters with builder closings. Cross-reading the closing set against the county roll and the builder’s own sold markers is how you build a resale-only comparable set here.
Because an automated model cannot see the three things that drive value in this community. It cannot see your homesite figure, which ranged from $53,000 to $255,800 across available lots on a single day. It cannot see your design studio spend. And it cannot tell a builder delivery from a resale in the closing set it learns from, in a community where a large share of closings are builder deliveries at earlier price points.
Resale closings in your own collection first, adjusted for homesite position and options. Then the delivered cost of the builder’s current equivalent, meaning base plus homesite plus a realistic options figure, which sets the ceiling a buyer will pay for a new home. Then comparable resales in genuinely comparable nearby communities, adjusted for their district assessment and amenity structure. A price built from any one of those alone is a guess.
Partly, and unevenly, and the difference is in how they are presented. Structural options and anything a buyer cannot add later tend to hold value best. Finish-level selections return less. The critical move in this community is itemising what a buyer would have to pay to add the same thing to a new build, so the upgrade is priced rather than assumed.
A finished pool is one of the strongest resale advantages here precisely because it is a large post-closing or design studio cost on a new build, and because a buyer taking delivery in 2027 waits for it. We do not publish a fixed dollar adjustment, because the correct figure depends on the pool, the lanai, the cage and the position of the lot, and a generic number would mislead you in both directions.
The builder’s own published homesite figures say the market prices position heavily here: interior positions carried $53,000 to $59,500 while the top Ravenna 60 foot positions carried up to $255,800 on the same day. That is the builder pricing position, and it is the strongest available evidence that a premium position is worth defending in your resale price.
Enough that comparing across collections is misleading. Detached and attached closed at $1,015,000 and $539,041 median respectively over the trailing twelve months, and the community-wide median sold price per square foot was $295 against an active median list of $367 on a newer and larger active set. Compare within your collection and within your phase.
The builder’s base price is not the right benchmark, because it is house-only and excludes the homesite. The benchmark is the builder’s delivered price for an equivalent home, which on 2026-08-28 ran $184,019 above base on one plan in inventory. Price against delivered cost, then position your advantages, and do not chase a headline number that no buyer actually pays.
Slowly and deliberately, and usually not by matching. A builder’s stated saving on standing inventory is a one-off on a specific home, and its rate buydown is not a price change at all. Repricing your home every time the builder moves teaches the market to wait for your next cut. The better response is usually a targeted credit to a specific buyer rather than a public reduction.
By its square footage and configuration rather than by its name, and by searching both names where a pair exists. Lazio II and Lavello share a 2,306 square foot footprint, and Pallazio II and Palermo share 2,833. Marketing a retired plan by both names is how you make sure the buyer searching either one finds your home.
It does both and the balance is usually favourable. An early home in Phase 1 or on Zeno Way is five years old rather than new, which shortens remaining warranty coverage. It also sits on established landscaping, in a delivered part of the community away from the current construction front, with a known assessment history. Present the second set of facts deliberately, because a buyer will notice the first set on their own.
The average sale to list ratio across the trailing twelve months was 96.4 percent, with a median of 97.13 percent, per the Southwest Florida MLS pulled August 2026. That is a mixed population of builder deliveries and resales, and it is still the best available evidence that correctly priced inventory here transacts close to ask.
By competing on the four things the builder cannot offer and refusing to compete on the one it controls. You can deliver today rather than in nine to fifteen months. Your landscaping, window treatments and finished lanai are paid for. Your assessment is a known billed amount rather than a projection. And you can negotiate terms a builder contract does not allow. What you cannot do is win a published price war against a builder that is deliberately not fighting on price.
Yes, by a different route. A builder can change a buyer’s monthly payment without changing a published base price. A private seller can reach a comparable payment outcome with a seller-paid buydown or a closing cost credit arranged through the buyer’s lender, often at a lower total cost than an equivalent price reduction. The key difference is that a credit is negotiated per transaction while a price cut is permanent and public.
Usually yes, in this specific community. A price cut resets your comparable set, is visible to every future buyer and applies to everyone. A credit is targeted at the buyer in front of you, converts directly into their monthly payment or cash to close, and often costs less to achieve the same result. Model both before you choose.
Delivery now instead of a 2027 completion. Mature landscaping. Window treatments, a screened and finished lanai and often a pool, all of which are separate costs on a new build. A known, currently billed assessment. And a negotiation that can include possession timing, personal property, repairs and a real inspection remedy, none of which a builder contract offers.
By making it concrete rather than abstract. Published delivery windows on builder inventory as of 2026-08-28 ran from Ready Now through February and March 2027, and a to be built contract starts after that. For a buyer with a lease ending, a house already sold or a school year to plan around, that gap is worth real money, and it is the single most reliable lever a resale seller has here.
Itemise them against what the same thing costs on a new build, in writing, in the listing materials. A buyer walking out of a sales gallery has just been quoted for exactly those items. A list that says what each one would cost them to add is the difference between a buyer valuing your home as finished and valuing it as merely used.
Some will, and the warranty is a real difference. It is also one line in a comparison rather than the whole comparison, and it competes against a completed pool, a finished lanai, mature landscaping, no construction next door and immediate delivery. A pre-listing inspection and a home warranty on your resale narrow the gap further and cost far less than the price concession you would otherwise make.
Rarely, and the arithmetic is worth doing. As of 2026-08-28 there were 335 units in unreleased future phases and 149 Phase 5 lots still in builder ownership, so sell-out is a multi-year wait carrying assessments, taxes, insurance and an unknown market at the end of it. If your motivation is not financial, waiting has a calculable cost. If it is financial, waiting rarely pays.
That is the question to answer before you set a price, and it is different for every owner here. Zeno and Lucerna coach homes are fully sold out by the builder, while every available coach home sat on Giardino Drive and 182 of the 374 unit program remained in future phases. On the single family side the live delivery front is Phases 4 and 5, with 60 units marked available and 335 in future phases. We pull the current position for every listing we take here.
Much more. A buyer shopping a 1,843 square foot two bedroom is not cross-shopping a 4,591 square foot Ravenna. What matters to your listing is how many standing homes the builder has in your square footage band and your price band, what it is currently discounting them by, and where they physically sit. A community-level count tells you almost nothing about your competition.
As of 2026-08-28 the published single family inventory sat on Genova Drive and Modena Street in Phase 4 and on Ravenna Lane in Phase 5, and every available coach home sat on Giardino Drive. If you own in Phase 2, 3 or 3I, or on Zeno or Lucerna, the builder is not selling new product on your street, which changes both your marketing and your pricing strategy.
Not from the builder’s website, because it does not publish them. What is visible publicly is struck-through prior prices and stated savings on standing inventory, which on 2026-08-28 ran $40,000 to $80,000 on single family homes and $40,000 to $50,000 on coach homes. Rate buydowns, closing cost contributions and design studio allowances are invisible, and the only reliable way to learn them is through agents actively working the community and buyers coming out of the gallery.
With photography and with numbers. Photograph the landscaping at maturity and the lanai in use, and put a cost figure beside each item in the marketing materials. A new build photograph in this market shows sod and two palms, and a buyer comparing the two side by side with a cost list attached prices your home differently than one left to imagine it.
Deliberately, because it does not happen by itself. The builder’s sales representatives work for the builder and are not compensated to show your resale. Reaching that buyer means targeted marketing at people actively searching this community by name, working the cooperating agent network in south Collier County, and having someone who talks to those buyers directly. That is a large part of what we do on a listing here.
It can, and it is manageable. A home directly adjacent to an active delivery front shows differently on a weekday morning than on a Sunday afternoon, and showing strategy accounts for that. A home in a delivered phase away from the front should have that stated as a feature, because a buyer weighing a new build in Phase 5 is choosing years of adjacent construction.
Handle it by naming it first. The campus that exists is complete and open, and the Culinary Center is planned with no stated opening date and with the developer’s own footer saying amenities described are under no obligation to be completed. A seller who states that plainly is more credible than one who lets a buyer discover it, and it removes the objection as a late-stage negotiating lever.
The predictable pieces are brokerage compensation per your listing agreement, Florida documentary stamp tax on the deed, title and closing charges per local custom, prorated association assessments and district assessment, and the estoppel fee. The unpredictable piece is any working fund or capitalisation contribution at conveyance, which is set in the recorded Declaration and is not published. We order the estoppel early precisely because it itemises every one-time charge by statute.
Whether a working fund contribution applies at all here, its amount and who customarily pays it are set in the recorded Declaration, which is not public. It is negotiable between buyer and seller in the contract like any other closing cost, once you know what it is. Get the estoppel before you agree to anything about it.
The association’s budget footnote states the Food minimum as an annual $800.00 per lot or unit and does not address proration. Whether it prorates at closing, and whether any unused portion transfers, is an association and Declaration question rather than a budget question. Ask the association in writing and get the answer into the closing statement rather than assuming either way.
Association assessments are billed quarterly and are ordinarily prorated at closing in the customary way. The district assessment arrives on the annual property tax bill and is prorated as part of the tax proration. Both should appear on your closing statement, and both are worth checking against the estoppel and the actual tax bill rather than against an estimate.
Usually leave it, unless a specific buyer is asking for it. Prepaying converts a buyer’s future annual obligation into your cash today, and you only recover it if the buyer pays you more because of it. In practice buyers here discount a prepaid bond well below its cost. Get the current payoff figure from the district, then decide with the number in front of you rather than in principle.
Disclose both, in the listing and in the contract documents. Florida sellers must disclose facts materially affecting value that are not readily observable, and a mandatory amenity membership, an $800 annual Food minimum and a community development district assessment on the tax bill all qualify. Naming them up front costs nothing and removes a late-stage renegotiation.
Florida now requires residential sellers to make a flood disclosure at or before contract, covering matters including any flood damage the seller has knowledge of and any claims or federal assistance received. Answer it accurately from your own records. Given that this community sits on Zone AE land with structure-level determinations, expect a buyer’s lender and insurer to look at it closely.
Yes, they are recorded condominiums, so a buyer’s loan is subject to condominium project review, which looks at the association’s budget, reserves, insurance, owner-occupancy and litigation status. Because at least three separate coach home condominiums are recorded here, project review is done on the specific condominium rather than on the community. Get your condominium’s documents ready early, because that review is where coach home deals slow down.
It is a real risk here and it is manageable with preparation. Builder closings can record at a price that includes an unrecorded incentive, which distorts the comparable set an appraiser sees. Provide the appraiser with your isolated resale comparable set, your itemised upgrade list with costs, and the builder’s current delivered pricing for the equivalent plan. An appraiser given the right data usually reaches the right number.
The Foreign Investment in Real Property Tax Act requires a buyer to withhold a percentage of the gross sale price when the seller is a foreign person, with the rate depending on the price and the buyer’s intended use, and with a withholding certificate procedure available to reduce it in appropriate cases. This is a tax matter rather than a real estate one. Engage a qualified tax professional before you list, not at closing, because the certificate process takes time.
Florida’s portability provisions allow a homesteaded owner to transfer accumulated Save Our Homes assessment savings to a new Florida homestead, subject to statutory limits, timing rules and an application through the property appraiser. Whether and how much you can port depends on your specific assessed and market values and on your timing. Confirm it with the Collier County Property Appraiser before you plan around it.
The transaction mechanics change more than the marketing does. Title, authority documentation, signature requirements and the tax treatment all depend on the entity, and the closing agent will need the trust certificate or the entity documents early. Tell your listing agent and closing agent at the start rather than in the final week, because missing authority documents are a common cause of delayed closings.
Routinely, and it is well established here given how many owners in this community are seasonal. Showings, marketing, inspection access, repairs and closing can all be handled without you present, with remote or mail-away closing depending on the closing agent. Agree the access and decision-making arrangements before you leave, and give one person authority to act, because remote sales stall on decisions rather than on logistics.
Someone who can tell you, without looking it up afterwards, what the builder currently has standing in your product type, where it sits, and what it is being discounted by. Someone who can build a resale-only comparable set in a community whose closings mix builder deliveries with resales. And someone whose marketing reaches seasonal and out of state buyers, because a large share of the demand for this community is not in Collier County when the decision is made.
We agree it before we list, and it is specific rather than “reduce the price.” It covers what the showing feedback is actually saying, whether the builder’s position has changed since we priced, whether the marketing is reaching the seasonal buyer pool, and whether a targeted credit reaches the right buyer better than a public reduction would. A price reduction is one tool of several and it is rarely the first one that should move.
These are the primary documents behind this page. Every one is hosted by the issuing authority rather than by us, so you are reading the original rather than our copy of it. Where a document exists and we could not reach it, we say so in the row rather than link a mirror, because a mirror of a governing document is not a governing document.
Document | Issuing authority | Link |
|---|---|---|
Board adopted 2026 budget and assessment schedule, the source of every association fee figure on this page including the $800 Food minimum footnote and the reserve disclosures | Esplanade by the Islands Community Association, Inc. | |
2021 financial package, the only line-item budget publicly available, and the source of the gate, pond, preserve and amenity utility line detail | Esplanade by the Islands Community Association, Inc. | |
Board meeting, annual meeting and election notice, October 2025, showing the association’s own name variant and the one director election | Esplanade by the Islands Community Association, Inc. | |
Esplanade Resort Experiences and Troon operating structure FAQ, effective January 1, 2023 | Esplanade by the Islands Community Association, Inc. | |
Resident magazine, September and October 2024, carrying the dated Resort Amenity Campus member opening | Esplanade by the Islands Community Association, Inc. | |
Resident magazine, July and August 2024, carrying the dated sports courts ribbon cutting | Esplanade by the Islands Community Association, Inc. | |
Resident magazine, January and February 2026, carrying The Venue grand opening announcement | Esplanade by the Islands Community Association, Inc. | |
Resident magazine, May and June 2026, carrying the Spa hours, the Troon Access offer and the current management roster | Esplanade by the Islands Community Association, Inc. | |
Bahama Bar food menu, carrying the automatic 18 percent gratuity notice | Esplanade by the Islands Community Association, Inc. | |
Clubs and groups information and application form, the process for starting a resident club | Esplanade by the Islands Community Association, Inc. | |
Currents Community Development District audited financial statements, fiscal year 2025, the source of the outstanding bond principal and the auditor’s net position note | Florida Auditor General | |
Currents Community Development District audited financial statements, fiscal year 2024 | Florida Auditor General | |
District budgets, meeting schedule, agendas and parcel search for the Currents Community Development District | Currents Community Development District | |
Currents Community Development District bond disclosure, indexed on the federal municipal securities repository | Municipal Securities Rulemaking Board | |
FEMA determination letter, case 25-04-6228A, Coach Homes on Lucerna, printing the effective map panel and date | Federal Emergency Management Agency | |
FEMA Map Service Center, where the effective flood map panels 12021C0616J and 12021C0620J and all determination letters for this community can be pulled by address | Federal Emergency Management Agency | |
Collier County property records, legal descriptions, plats and building data for every parcel in this community | Collier County Property Appraiser | |
Official records search, where the recorded Declaration of Covenants and the condominium declarations are held | Collier County Clerk of the Circuit Court and Comptroller | |
Florida corporate filings for Esplanade by the Islands Community Association, Inc., document N20000000794 | Florida Division of Corporations | |
Florida school grades, the source of the 2026 grades for Manatee Elementary, Manatee Middle and Lely High | Florida Department of Education | |
Attendance boundary information for the assigned schools | Collier County Public Schools |
Two documents that matter here are deliberately not linked. The recorded Declaration of Covenants, Conditions, Restrictions and Easements for Esplanade by the Islands sits behind an automated challenge on the Clerk’s records portal and must be pulled by a person, and each coach home condominium’s own budget is not published publicly at all. Both are obtainable through the association or through an estoppel on a pending transaction, and we will pull either one for a client.
Every fact on this page traces to one of the primary sources below. Each was reached during research in August 2026. No competitor brokerage, listing portal or personal brand real estate site was consulted, cited or relied upon anywhere in this research, and where a fact appeared only on such a source it was treated as not found and left off the page.
Market data throughout this page: Southwest Florida MLS, trailing 12 months, pulled August 2026. Closed window 2025-09-02 to 2026-08-26, with all 111 closed rows and all 20 active rows verified row by row as belonging to Esplanade by the Islands. Active inventory is a snapshot at the time of the pull and changes daily.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
