Tiburón - Marquesa Royale

McGreevy and Comisar are the team Marquesa Royale at Tiburón sellers call first, and the team its buyers call when they want the neighborhood’s real record. Marquesa Royale at Tiburón is a 48-residence condominium on its own private, gated street, Marquesa Royale Lane, Naples, FL 34109, inside the master-planned community of Tiburón in Naples, Florida. Its eight buildings each hold six residences, two to a floor, on three residential floors above ground-level parking, and they stand on a 5.72-acre tract bordered by Tiburón golf land on 57% of its boundary and by the grounds of The Ritz-Carlton Golf Resort, Naples on another 29%. No Tiburón neighborhood we measured is closer to the clubhouse: about half a road mile. It is the smallest of Tiburón’s condominium neighborhoods and, on both the county roll and recorded resale prices, the most expensive.

Marquesa Royale was built in two halves by the same developer on either side of a bankruptcy. WCI Communities, Inc. recorded the Declaration of Condominium on August 1, 2008, three days before it filed for Chapter 11, and finished four buildings (24 residences) in 2008 and 2009. The reorganized WCI Communities, LLC came back to the land and finished the other four buildings (24 residences) between May and December 2012. The two halves were sold with two different generations of WCI floor plans, and only the second generation is the same pair of plans WCI later used at Esperanza, the neighborhood Marquesa Royale is most often compared with. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.

This page goes deeper on Marquesa Royale than any other source we know of. It is built from the recorded Declaration of Condominium (89 pages) and every amendment that added a building to it, the owners’ amendments from 2014 to 2023, the recorded golf-course easements, Florida Division of Corporations and Division of Condominiums filings, WCI Communities’ own 2006 to 2012 plan pages, press release and floor plan, the WCI bankruptcy record, the Collier County Property Appraiser roll (tax year 2026 preliminary) for all 48 residences and every recorded deed since 2008, the 2025 county tax bills, FEMA’s 2012 letter that removed the whole condominium from the high-risk flood zone and the current and preliminary flood maps, Collier County’s milestone-inspection map, address, parcel and building-footprint layers and permit reports, Collier County Public Schools’ zoning tool, and every Marquesa Royale closing and listing in the Southwest Florida MLS Matrix, pulled September 18, 2026. Where the public record stops, we say so, and we name the document that would answer the question.

If you own at Marquesa Royale and are thinking about a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the building-by-building, floor-by-floor and plan-by-plan detail below will tell you whether Marquesa Royale fits before you tour, and which of the 48 residences fits best.

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

Why McGreevy and Comisar Are the Best Realtor for Marquesa Royale at Tiburón

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

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

That matters at Marquesa Royale for a specific reason: it is a small, thin market with more hidden variables than its eight look-alike buildings suggest. The 12 residences in the x-02 stack of buildings 4, 5, 6 and 7 are a smaller two-bedroom-plus-den plan, 2,539 square feet on the county roll, that Esperanza never had, and the county values each of them $264,600 below the matching x-01 residence on the same floor. The 24 residences in buildings 1, 2, 3 and 8 are WCI’s 2012 plans of 2,930 and 2,950 air-conditioned square feet, yet the county carries all of them at 2,917. Since 2022 a third-floor Marquesa Royale residence has sold for about $1,011 a county square foot against about $840 to $857 on the lower floors, and both $3,000,000 record sales were third-floor residences. Marquesa Royale recorded no sale at all for 27 months, from October 27, 2023 to January 21, 2026, so the county had no new evidence and held its value at exactly the same $98,676,000 for three rolls running, while it cut Esperanza by 16 to 17% on the 2026 preliminary roll. That is where the “29 to 37% premium over Esperanza” you may have read comes from; the recorded resale premium since 2022 is about 12 to 14% (Collier County Property Appraiser roll and sales file, tax year 2026 preliminary, files dated August 29, 2026). And two of the four qualified 2026 sales closed below the county’s value for the residence, while the other two closed 16% and 39% above it. A listing agent who prices a Marquesa Royale residence off “the last Marquesa sale”, or off Esperanza, without separating the plan, the floor and the building, misses all of it.

Recent Marquesa Royale at Tiburón track record (last 12 months): In the last 12 months Marquesa Royale at Tiburón has seen 5 closings in the Southwest Florida MLS Matrix (pulled September 18, 2026, covering closings dated September 18, 2025 to September 18, 2026): $3,000,000 for a third-floor residence in building 6 (2542 Marquesa Royale Ln), $2,825,000 for a first-floor residence in building 5 (2538), $2,450,000 for a second-floor residence in building 1 (2555), $1,900,000 for a first-floor residence in building 8 (2550) and $1,800,000 for a third-floor residence of the smaller plan in building 7 (2546), at a median of $2,450,000 and $830.51 per square foot. All five closed between January 22 and May 9, 2026. Five sales are too few for a median to carry much weight, so we widened the window to the first one with ten or more qualified sales: the Collier County Property Appraiser’s sales file records 12 DOR-qualified resales in the 60 months since September 2021, at a median of $2,312,500 and a range of $1,550,000 to $3,000,000 (newest recorded sale May 9, 2026). The window has to reach back five years because Marquesa Royale recorded no sale at all in 2022, 2024 or 2025. The highest Marquesa Royale sale on record is $3,000,000, reached twice: residence 1-301 in October 2023 and residence 6-301 in January 2026. The Matrix pull behind this page recorded the Marquesa Royale count, range and median price per square foot, not the listing office on each closing, so we do not state a represented-sale count for Marquesa Royale here; ask us and we will walk you through all five closings and all twelve recorded resales one by one.

For Marquesa Royale sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. At Marquesa Royale that marketing has to carry more of the load than usual: the recorded rules bar displaying anything visible from outside a residence without the board’s consent, the lane sits behind its own entry gate off Tiburon Drive, outside Tiburón’s staffed gatehouse, and every showing guest passes that gate. We also build the paperwork file before the first showing: the association’s sale-approval application (the board has 15 days after it receives complete information to act, under Section 13.2 of the declaration), estoppel certificates from the Marquesa Royale association and the Tiburón master association, the one-time capital contributions both associations now charge a buyer at closing, the Pelican Marsh CDD line from your own tax bill, the assignment of your two parking spaces and your storage room, and FEMA’s 2012 letter removing the condominium from the high-risk flood zone. With 3 residences listed on September 18, 2026, at $2,350,000 to $3,150,000 and 100 to 287 days on the market, price is the whole conversation.

For Marquesa Royale buyers: the first question at Marquesa Royale is the plan, because a residence in the x-02 stack of buildings 4 to 7 is the smaller 2,539-square-foot plan with two bedrooms and a den on WCI’s own page, and everywhere else is a three-bedroom-and-den plan of about 2,917 to 2,950 square feet. The second is the floor, because since 2022 the third floor has carried about a fifth more per square foot than the floors below. The third is the building, because it decides whether the residence backs onto a golf lake, the main golf parcel or the Ritz-Carlton’s grounds, and whether it was built in 2008 and 2009 or in 2012. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Marquesa Royale building and unit number; we answer them below.

Honors and recognition:

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

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

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

Living in Marquesa Royale at Tiburón as a Homebuyer

Living in Marquesa Royale at Tiburón means a single-level residence of about 2,540 to 2,950 square feet on a private gated lane of 48 homes, reached by a shared elevator that opens into your own vestibule, with two assigned parking spaces and a storage room below, your association’s own pool, and golf on most sides.

Marquesa Royale is the most self-contained neighborhood in Tiburón. Its owners hold their lane, their entry gate, their pool, pool deck, fountain and pavilion, and their landscaping through one condominium association of 48 members, with no shared amenity association between them and the Tiburón master association. It sits off Tiburon Drive, beside the Tiburón clubhouse and The Ritz-Carlton Golf Resort. What follows is what daily life at Marquesa Royale looks like, drawn from the recorded documents and the county’s records.

What Is Marquesa Royale at Tiburón?

Marquesa Royale at Tiburón is a residential condominium governed by Chapter 718 of the Florida Statutes. It was created by the Declaration of Condominium of Marquesa Royale at Tiburon, a Condominium, which WCI Communities, Inc. recorded at 3:37 p.m. on August 1, 2008 (Official Records Book 4383, Page 1538, 89 pages, Collier County Clerk). Section 2 states the plan in one sentence: “Developer has or will construct a total of 48 single family residential Units in 8 buildings, each such building being comprised of 3 residential levels (with 2 residences per level) over parking.” The Collier County Property Appraiser carries the condominium as subdivision-condominium number 482980, “MARQUESA ROYALE AT TIBURON A CONDOMINIUM,” with 48 unit parcels (tax year 2026 preliminary roll), and Florida’s Division of Condominiums lists it as project PR73721, 48 units, recorded August 1, 2008, with WCI Communities LLC as developer of record (DBPR condominium extract).

The association is Marquesa Royale at Tiburon Condominium Association, Inc., Florida not-for-profit corporation N08000006580 on Sunbiz, filed July 11, 2008 and active, with one amendment on file (an address change in August 2010) and no name history. Its articles describe its purpose as operating the condominium, “including to own, operate and manage any recreation facilities which are created or contracted for the use and enjoyment of the Condominium.” Every residence holds an equal 1/48 share of the common elements and common expenses and casts one vote, whatever its plan (Sections 7.1, 21 and 23 of the declaration).

So every Marquesa Royale owner belongs to three bodies, one fewer than at Esperanza, Ventanas or the original Castillo: the Marquesa Royale condominium association (the buildings, the lane, the gate, the pool and the grounds); Tiburon Estates Homeowner’s Association, the Tiburón master association, of which Section 25 of the declaration says Marquesa Royale owners “are members of, subject to, and are required to pay assessments to”; and the Pelican Marsh Community Development District, which runs Tiburón’s community gate and bills on the county tax bill. There is no intermediate neighborhood association. Esperanza, built later with some of the same plans, shares its pools and roads with Ventanas through the Tiburon Mid-Rise Neighborhood Association; Marquesa Royale owns its own. The fee sections below take each layer in turn.

A Private Gated Lane With Its Own Pool

Section 4.3 of the declaration makes the association responsible for “the roads, landscaped areas, entrance, swimming pool, pool deck and pool pavilion within the Condominium Property,” and the county’s own records now show each of those pieces. Collier County’s site-address layer carries a structure typed “Gates” at 2565 Marquesa Royale Ln, at the mouth of the lane where it leaves Tiburon Drive, and in April 2026 the condominium recorded a Notice of Commencement for “2565 Marquesa Royale Ln (Gates)” to “Replace existing gate meter w/ new” (OR 6572, Page 102). So Marquesa Royale has its own entry gate, owned and maintained by the association, off Tiburon Drive and outside Tiburón’s staffed gatehouse (Tiburón master association gatehouse post orders, April 4, 2018). How that gate admits residents, guests and vendors is not in any recorded document.

The same layer types 2539 Marquesa Royale Ln as “Pool,” at the far end of the lane between buildings 4 and 5, and a July 2025 Notice of Commencement covers replacing the pool’s electric meter (OR 6491, Page 114). Beside it the county’s building-footprint layer shows one small structure of about 1,020 square feet, the pool pavilion, and in 2019 the board recorded a rule that “Climbing, jumping, and diving from the pool fountain water feature is prohibited” (OR 5706, Page 1490). The pool is about 14 yards from building 4 and about 160 yards from building 1 at the gate end (Collier County address and footprint layers, measured September 25, 2026). The association may also lease the pool deck to an owner for temporary exclusive use (Section 12.7). Pool hours, heating and guest limits are not in the recorded rules; they are set by the board.

That is the documentary difference behind much of Marquesa Royale’s appeal: 48 households, a lane that serves nothing else (no other parcel in Collier County has a Marquesa Royale Lane address), a gate and a pool of their own. It is also a cost difference. Everything on the lane, from the gate motor to the pool resurfacing to the paving, is paid by 48 owners alone rather than spread over a larger shared association.

Three Floors of Residences Over Parking

The recorded plot plan settles a question that listings and online summaries get wrong. The surveyor’s drawings attached to the declaration (Exhibit B, Building 5 set, OR 4383, Pages 1602 and 1603) show a ground-floor sheet titled “Ground Floor Parking, Building 5” and a sheet titled “Second thru Fourth Floor Plan, Building 5,” with units 101 and 102 on the second physical floor, 201 and 202 on the third, and 301 and 302 on the fourth. The elevation schematic puts the garage level at 15.57 to 25.90 feet, the first residential level at 26.90 to 37.40 feet and the second at 38.40 to 47.90 feet, with the third above; the sheet does not state its datum, so those are the surveyor’s building levels, not flood elevations. Each building footprint is about 97 by 84 feet on the plan, and the county’s footprint layer measures the eight buildings at about 8,800 to 9,600 square feet each.

So a Marquesa Royale building has four levels: an enclosed ground floor of parking, storage and services, and three residential floors with two residences each. One listing portal files the buildings as “Mid Rise (4-7)”; the declaration’s own words are “3 residential levels … over parking.” The unit numbers follow the residential floors, so unit 101 is on the first residential floor, one level above the cars, and every residence is drawn entirely on one floor. WCI’s 2006 drawing of Residence 01 marks “10’-6” CLG” throughout (the plat’s typical ceiling note is 9.00 feet, with raised and tray ceilings noted), and a 2026 listing of a third-floor residence describes 10.5-foot ceilings.

The Shared Elevator That Opens Into Your Home

Every Marquesa Royale building has one elevator, and it is a common element. The recorded residential-floor sheet draws, between the two residences on each floor, an “ELEVATOR (C.E.),” two “STAIRS (C.E.),” a “TRASH CHUTE (C.E.)” and the vestibules; the ground-floor sheet draws an “ELEVATOR LOBBY (C.E.)” and the elevator equipment room (OR 4383, Pages 1602 and 1603). WCI’s own 2006 floor plan for Residence 01 labels the car “COMMON ELEVATOR,” opening into the residence’s “VESTIBULE” beside the trash chute (WCI Communities, Residence 01 floor plan, 2006, archived).

That is why WCI’s plan pages describe “the private elevator vestibule and double door entry,” and why its September 2011 press release and many listings say “private elevator.” The accurate description is one shared elevator per building, owned and maintained by the association, whose doors open into each residence’s own vestibule, so no one else steps out into your foyer. The difference matters in two places: the elevator is maintained and eventually replaced through the association’s budget and reserves, not by you, and a buyer comparing Marquesa Royale with a single-family home should know that an elevator outage affects all six residences in the building. Each floor also has two common stairs.

How to Read a Marquesa Royale Address and Unit Number

A Marquesa Royale address has three parts: the street number of the building on Marquesa Royale Lane, the building number and a three-digit unit number. The county’s legal line on every unit reads “MARQUESA ROYALE AT TIBURON A CONDOMINIUM BLDG 4-302,” and listings write the same home as “#4-302,” “#302” or “Unit 4-302.” The first digit of the unit number is the residential floor and the last digit is the side of the building.

Collier County Property Appraiser roll, tax year 2026 preliminary; certificates of occupancy from Collier County’s “Milestone buildings by year” list (as of January 2026). Three quirks trip people up. Buildings 1 to 4 have odd street numbers that fall from the gate end (2555) to the far end (2543), while buildings 5 to 8 have even numbers that rise from the far end (2538) back toward the gate (2550). The building numbers do not follow the construction order: buildings 4 to 7 are the 2008 and 2009 buildings and 1, 2, 3 and 8 the 2012 ones. And the county’s 2,917 on the 2012 buildings is the older plan’s figure carried forward: WCI sold those residences as 2,930 and 2,950 air-conditioned square feet, the MLS carries them at 2,950, and two recent remodel permits record 2,922 and 2,930 total square feet. The x-02 residences of buildings 4 to 7 carry 2,539 square feet on the roll and 2,767 in listings. The homes section of this page sets out both plan generations in full.

Parking, Storage and the Ground Floor

The ground floor of each building is drawn on the recorded plat as two parking areas, labelled “Parking Garage” and “Parking Level,” each with “6 parking spaces” lettered to the six units, two per residence; six storage rooms, one per residence; two stair towers; the elevator lobby; the elevator equipment room; a trash room at the foot of the trash chutes; and mechanical and electrical rooms (OR 4383, Page 1602). Section 12.5.1 of the declaration reads: “Each Unit shall always have the exclusive use of two assigned parking spaces under building in which the Unit is located.” Section 12.5.2 gives each unit an assigned storage area in its building. Both are limited common elements, exchanges happen only through the association, and the association may re-allocate a space to meet a handicapped owner’s needs.

Because parking and storage assignments do not appear in the deed, the association’s assignment record is what proves which two spaces and which room convey with a residence, and a buyer should see it before closing. The plan labels no guest spaces, and no recorded rule addresses visitor parking. The rules limit vehicles to passenger cars, SUVs, mini-trucks, vans and street-legal motorcycles that fit a garage, and bar commercial vehicles, trucks, campers, motor homes, trailers and boats (Rule A.1). One thing the plan does not show is a mail room: the ground-floor sheet carries no mail label, and the county’s address layer shows no mailbox point on the lane, so mail and package arrangements are among the things to confirm in the association’s documents.

Where Marquesa Royale Sits Inside Tiburón

Marquesa Royale stands on Tract A of the plat “MARQUESA ROYALE” (Plat Book 48, Pages 84 to 85; plat reference sheet OR 4249, Page 2723, June 26, 2007), carved out of the Tiburón golf land: the county still carries the golf course owner’s residual parcel as “LESS MARQUESA ROYALE.” The tract is one parcel of 5.72 acres, about 1,060 feet from the gate at the south-west end to building 5 at the far end, with buildings 1 to 4 in a row along the north-west side of the lane, buildings 8 to 6 along the south-east side and building 5 closing the end (Collier County parcel and footprint layers, measured September 25, 2026).

What surrounds it is the neighborhood’s defining fact. Measured on the county’s parcel polygons, about 57% of the tract’s boundary is shared with golf land owned by Tiburon Golf Ventures and about 29% with parcels owned by the entity that owns The Ritz-Carlton Golf Resort, Naples at 2600 Tiburon Dr; most of the rest is Pelican Marsh Community Development District land at the entry. WCI’s own 2011 page described the site as “right next door to all the excitement at The Ritz-Carlton Golf Resort, Naples, and a short stroll to the Tiburón Clubhouse and the Fitness & Health Club” (WCI Communities, Marquesa Royale, archived May 28, 2011), and the geometry bears it out. Section 28 of the declaration records a “Notice to Prospective Purchasers of Proximity to Tiburon Golf Course,” and in 2011 the golf course owner granted the association recorded easements to run its sanitary sewer force main and part of its drainage across golf land, with the association bearing every maintenance and restoration cost (OR 4698, Page 3387 and OR 4698, Page 3391).

Collier County parcel and building-footprint layers, measured September 25, 2026; lake outlines are crowd-sourced map data and approximate. Every building touches or nearly touches golf land or the resort’s grounds, and five of the eight have a mapped lake within about 13 yards. Frontage is not the same thing as a view: height matters in a three-floor building, and which course and hole a residence overlooks is not stated in any record we found. WCI’s 2011 press release described loggias “overlooking one of Tiburón’s two Greg Norman-designed golf courses” without naming which, so confirm the outlook of the specific residence on site.

The north-west row looks across a golf strip and lake toward the estate homes of Escada at Tiburón; farther along Tiburon Blvd E are the condominiums of Ventanas at Tiburón, Esperanza and Castillo at Tiburón. The comparison section below sets Marquesa Royale against Esperanza, Ventanas, Castillo and Bolero.

Who Owns at Marquesa Royale?

The Collier County Property Appraiser roll (tax year 2026 preliminary) answers this better than any brochure. Of Marquesa Royale’s 48 residences, 23 (47.9%) carry a homestead exemption: 11 of the 24 in the 2008 and 2009 buildings and 12 of the 24 in the 2012 buildings. Owner mailing addresses are 30 in Florida, 25 of them in the 34109 ZIP code itself, and 18 (37.5%) outside Florida: Massachusetts (4), Michigan, New Jersey, Ohio and Pennsylvania (2 each), one each in Connecticut, Illinois, Indiana, Mississippi and West Virginia, and one in Ontario, Canada. Fourteen owner lines name a trust; none names a company.

That places Marquesa Royale in the middle of Tiburón on the same roll. Its 47.9% homestead share is well above Ventanas (20.7%), Castillo (28.4%) and Bolero (30.0%), and below Esperanza (57.8% across both phases), Serafina (54.5%), Norman Estates (59.3%), Escada (64.5%) and Marsala (75.0%). In plain terms, about half the owners live here full-time, and a larger share of owners than at Esperanza (about 29% there) have their tax bills mailed outside Florida. Turnover is low: 18 of the 48 residences (37.5%) have never had a second priced sale since WCI’s first deed, which means the first buyer’s household still holds them (Collier County Property Appraiser sales file).

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

Buyers meet four labels for Marquesa Royale, and none of them appears in the declaration. “Coach home” is how many Naples buyers describe a small low-rise building with a handful of residences per floor, and Marquesa Royale fits the spirit of it: six homes to a building, two per floor, with parking underneath. “Penthouse” is WCI’s word: its September 6, 2011 press release announced “a neighborhood of 48 penthouse condominium residences” (WCI Communities news release, archived), and some listings still put “PH” on third-floor units. “Low/Mid-Rise Condo” is the heading on WCI’s 2006 floor plan, and “Mid Rise” is the property subtype one portal assigns. The recorded form is a condominium unit on a single level, on one of three residential floors above ground-level parking, reached by a shared elevator that opens into its own vestibule. We use “residence” on this page, and we use the others only where a searcher might.

A Day at Marquesa Royale

A February weekday at Marquesa Royale might start with a walk down the lane to the pool and its fountain, or with a short drive to the Tiburón clubhouse at 2620 Tiburon Dr, 0.4 to 0.5 road miles away, the shortest trip to the clubhouse from any Tiburón neighborhood we measured (Esperanza, Ventanas and Escada are 0.8 to 1.1 miles). Golfers who hold a Tiburón Golf Club membership are minutes from the first tee. For everything else, every route leaves through the lane’s gate onto Tiburon Drive, then Tiburon Boulevard East to Airport-Pulling Road, and from the middle of the lane it is about 3.3 road miles to NCH North Hospital, 3.5 to Mercato, 3.6 to I-75 at Exit 111, 5.9 to Waterside Shops and 23.2 to Southwest Florida International Airport (OSRM public router from Collier County address points, free-flow, measured September 25, 2026; from building 1 at the gate end every figure is about 0.1 to 0.2 miles shorter; allow materially longer in season). The day might end on a wraparound loggia over a golf lake, or at a restaurant at The Ritz-Carlton Golf Resort next door, which, like every resort amenity, is open to residents through the club or as paying guests rather than by right of ownership.

What you do not do at Marquesa Royale is yard work, exterior painting or roof maintenance. Section 6.1 of the declaration makes the association maintain all common elements, including the exterior walls with their painting, waterproofing and caulking, the exterior surface of the main entrance doors, the building’s wiring up to each unit’s breaker panel and its water pipes up to each unit’s shut-off. The owner’s list (Section 6.2) is the inside of the home: screens and screened terraces, windows and glass, the entry door’s interior, in-unit plumbing and electrical, appliances, water heaters, the air-conditioning and heating that serve the unit, floor coverings and shower pans. On the loggias the owner cleans and the association keeps the structure, railings and slabs. Hard-surface flooring needs the board’s prior written approval and an approved sound underlayment that is inspected before the finish floor goes down (Section 6.3.3 and Rule B.13), which in a stacked six-residence building is the neighbor-below rule.

Trash goes down the chute on your floor to the ground-floor trash room, securely bagged, with newspapers bundled and food scraps down the disposal (Rule A.6), and Collier County collects for Marquesa Royale on Tuesdays and Fridays, with recycling, yard waste and bulk items on Fridays (Collier County solid-waste service-day layer, checked September 25, 2026 at buildings 1, 5 and 8). Every Marquesa Royale tax bill carries the county’s District 1 residential garbage line, $261.91 on the 2025 bill. The declaration makes basic cable under a bulk contract and water and sewer service to the units common expenses of the condominium (Section 4.9), the association is a party to Tiburón’s 2021 bulk telecommunications easements with Hotwire Communications, and electricity comes from Florida Power & Light. Moves are allowed any day of the week from 8 a.m. to 5 p.m. (the recorded rule reads “Mondays through Sundays”), while contractors work Monday to Saturday, 8 a.m. to 5 p.m. (Rules A.17 and A.18).

How Marquesa Royale Residents Reach the Beach

Marquesa Royale is inland, about 4.4 road miles from the county’s Vanderbilt Beach access and about 11.1 from the Naples Pier (OSRM public router, free-flow, measured September 25, 2026 from the middle of the lane). On the outside destinations Marquesa Royale measures within 0.1 to 0.2 miles of Escada, Ventanas and Esperanza, because every Tiburón trip leaves by Tiburon Blvd E; its distinctive number is the clubhouse and resort at under half a mile. Tiburón Golf Club members get beach transportation and towel service through the club; home ownership alone conveys no beach or resort privilege. If the beach is the center of your week, our practical guide to buying in Tiburón walks through how the club and resort fit around the neighborhoods.

Built in Two Halves, and What That Means in 2026

Marquesa Royale’s buildings are 14 to 18 years old, and their two construction eras run straight through the questions a 2026 condominium buyer asks. Collier County applies its earlier 25-year milestone inspection only within three miles of salt water, and the county’s three-mile line clips the western tip of the Marquesa Royale tract and the gate, passing between about 8 and 76 yards from the buildings, all of which sit just outside it. The county has placed the buildings on the 30-year schedule: its milestone map lists all eight as “Not Due,” with first inspections in 2038 for buildings 4 and 6, 2039 for building 7 and 2042 for buildings 1, 2, 3 and 8 (Collier County MilestoneMap, queried September 25, 2026). The map shows a year for building 5 that does not match its 2008 certificate of occupancy under either rule, so we do not publish one; the association’s county milestone notice would settle it. Florida’s structural integrity reserve study law applies too, because each building has three habitable storeys, and Marquesa Royale appeared in the Division of Condominiums’ database of studies reported before July 2025; the study itself has not been published, so request the completed study and the reserve schedule during the document review.

On flood, the record is unusually clean. A FEMA Letter of Map Amendment dated May 17, 2012 removed “Marquesa Royale at Tiburon, a Condominium (all units inclusive)” from the Special Flood Hazard Area (LOMA 12-04-4196A), and on FEMA’s current map (panel 12021C0194J, effective February 8, 2024) all eight buildings are in Zone X. The storm and insurance section below goes building by building. And the county’s permit reports from January 2024 to July 2026 show no association roof, window, concrete or structural program; the association’s recorded work is life-safety, above all new fire-alarm panels in 2025. The buyer’s questions in 2026 are about reserves and insurance, not an imminent structural deadline.

What Marquesa Royale Does Not Have

Six things buyers sometimes assume. No fitness room, tennis court, pickleball court or clubhouse inside Marquesa Royale: none is named in the declaration or the rules, and the county’s footprint layer shows no structure on the tract besides the eight buildings and the pool pavilion; fitness and tennis at Tiburón run through the club and the resort. No required golf membership: the Marquesa Royale documents contain no club obligation, although Tiburón’s master declaration required WCI’s first buyers to take a Signature Membership at closing and points resale buyers to the Club’s current Membership Plan. No ground-floor residences: the ground level is parking, storage and services. No pets for tenants or guests: owners may keep up to two household pets such as a dog or cat, two caged birds and tropical fish, but the declaration says “tenants and guests shall not be permitted to have pets” (Section 12.6). No short-term rentals: the recorded rules require leases of at least 30 consecutive days and no longer than one year, with no more than four rentals in a calendar year and board approval for each (Section 13.1.2 and Rule A.7). No auctions: Section 14.5 bars selling a residence by public or private auction anywhere in Tiburon Estates.

Ready to Sell or Buy at Marquesa Royale at Tiburón? Talk to the Team That Mapped All 48 Residences

Marquesa Royale at Tiburón is the most expensive condominium in Tiburón, and on September 18, 2026 it had three residences listed on the Southwest Florida MLS, the longest of them 287 days on the market. In a market that thin, the seller who prices to the plan, the floor and the building, with the association’s documents and the flood letter already in the file, is the seller who sets the next benchmark.

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

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

Marquesa Royale at Tiburón Market Snapshot: What Residences Actually Sell For

Marquesa Royale at Tiburón recorded 12 qualified resales in the 60 months since September 2021, at a median of $2,312,500 and a range of $1,550,000 to $3,000,000 (Collier County Property Appraiser sales file). Five closed on the MLS in the twelve months to September 18, 2026, at a median of $2,450,000, and three were listed that day.

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

For this page we tracked each of the five MLS closings of the last twelve months against its recorded county deed, and all five reproduce the MLS price exactly (Southwest Florida MLS Matrix, pulled September 18, 2026; Collier County Property Appraiser sales file, files dated August 29, 2026). That matters at Marquesa Royale because the two sources measure the residences differently. The county carries every residence in buildings 1, 2, 3 and 8 at 2,917 square feet, while WCI sold them as 2,930 and 2,950 and the MLS carries them at 2,950; and it carries the smaller plan in buildings 4 to 7 at 2,539 square feet, while the MLS carries it at 2,767. So a price per square foot is only meaningful with its denominator named. The MLS median of $830.51 per square foot is exactly the building 1 second-floor sale of $2,450,000 divided by 2,950, which is how we know the MLS figure uses the WCI area; the county figures below use the county area, which slightly overstates Marquesa Royale’s per-foot prices on the 2012 buildings, by about 1%.

Marquesa Royale is a thin market with two plan generations, three floors and eight buildings on three different edges of the tract. Forty-eight residences produce anywhere from zero to seven priced sales a year, and the neighborhood recorded no sale at all in 2022, 2024 or 2025. So we lead with the widest window that holds ten or more qualified sales, list every sale one by one, and then break the record down by floor, plan and building era, and against Esperanza, naming the source and the window at every step.

The Five MLS Closings in the Last 12 Months

Southwest Florida MLS Matrix, pulled September 18, 2026, closings dated September 18, 2025 to September 18, 2026, each matched to its recorded county deed. With five sales we list them; the middle one, $2,450,000, is the median.

Collier County Property Appraiser sales file (files dated August 29, 2026); unit identity by exact price and recording date. The MLS figures for the five are a range of $1,800,000 to $3,000,000, a median of $2,450,000 and a median of $830.51 per MLS square foot; the five total $11,975,000 (our arithmetic). The county codes the building 5 sale of $2,825,000 as not qualified even though it was an open-market MLS closing, so it counts in the MLS figures and not in the county’s qualified set. All five closed in a fifteen-week stretch from late January to early May 2026, after a 27-month silence, and they span $1,200,000: two first-floor residences sold $925,000 apart, and a third-floor residence of the smaller plan sold for $1,200,000 less than a third-floor residence of the older three-bedroom plan. That spread is the Marquesa Royale market in one table: plan, floor, finish and condition move the price far more than the address.

For context, Tiburón as a whole recorded 32 closings in the same window, at a median of $1,850,000, a median of $697.70 per square foot, a median of 86 days on market and a median sold-to-list ratio of 93.84% (same Matrix pull). Marquesa Royale’s median per foot sits about 19% above Tiburón’s. The Matrix pull for this page broke out the Marquesa Royale count, range, median price and median price per foot; it did not break out Marquesa Royale’s days on market or sale-to-list ratio for closings, so those figures are given for Tiburón as a whole and not for Marquesa Royale.

The Headline Window: 12 Recorded Resales in 60 Months

The first window with ten or more qualified sales is 60 months. Twelve months holds four qualified sales, 24 months the same four, and 36 months five, because Marquesa Royale recorded no sale at all from October 27, 2023 to January 21, 2026. The Collier County Property Appraiser’s sales file (newest priced Marquesa Royale sale May 9, 2026) holds 12 DOR-qualified resales since September 2021, at a median of $2,312,500, a low of $1,550,000 and a high of $3,000,000. None was a first sale from the builder: WCI’s last Marquesa Royale closing was in January 2013. The twelve deeds total $27,745,000 (our arithmetic).

Collier County Property Appraiser sales file (files dated August 29, 2026), qualified sales only; Official Records book and page from the same file. The middle pair is $2,175,000 and $2,450,000, so the median of $2,312,500 is not a price anyone paid. Four more priced deeds in the window are coded not qualified by the county and excluded here: $1,500,000 for residence 4-102 (November 2021), $1,660,000 for 1-201 (December 2021), $2,400,000 for 5-202 (May 2023, five weeks after the same residence recorded at $1,975,000) and the $2,825,000 building 5 MLS closing of January 2026. The county does not publish why a deed is coded unqualified, so we treat those as data points, not benchmarks.

Two things stand out in the twelve. The sales come in bursts: two in late 2021, six in 2023, none in 2022, 2024 or 2025, and four in 2026. And the 2023 burst ran hotter than 2026: the six 2023 sales held a median of $857 per county square foot, the four 2026 sales $774 (Collier County Property Appraiser sales file). The 2026 set includes a sale that tied the per-foot record and the two lowest per-foot sales since 2022, so the median hides a split market rather than a simple decline, which the floor and plan sections below explain.

What Is For Sale at Marquesa Royale Right Now

Three residences were listed on the Southwest Florida MLS on September 18, 2026:

Southwest Florida MLS Matrix, pulled September 18, 2026; last recorded sales from the Collier County Property Appraiser sales file. All three are top-floor residences, and two of them are the two third-floor residences of building 1, on either side of the same elevator. The two building 1 listings ask more than the $3,000,000 record, and the longer-listed of them is the residence that set that record in 2023. Three actives against five closings in twelve months is about 7.2 months of supply at the trailing pace (our arithmetic), close to Tiburón’s 7.5 months (20 actives against 32 closings, same Matrix pull). The actives’ days on market, 100 to 287, compare with a Tiburón median of 86 days on the closings of the last year: buyers are paying record prices at Marquesa Royale, but only for residences priced to the floor and plan they are buying.

Does the Floor Matter at Marquesa Royale?

Yes, and more than at Esperanza. Median qualified resale price and price per county square foot since January 1, 2022, by residential floor (Collier County Property Appraiser sales file):

Since 2022 the third floor has carried about an 18 to 20% per-foot premium over the two floors below, and both $3,000,000 record sales, and the $2,900,000 sale behind them, were third-floor residences of the three-bedroom plans. The one third-floor sale that broke the pattern, $1,800,000 in May 2026, was the smaller plan. Before 2022 the samples are too thin by floor to read. The pattern fits the building: the third floor sits under the roof with the widest outlook over the golf land and lakes, and at Marquesa Royale that outlook is the product. The first floor here is still one full level above the parking, so its discount is about views and position, not access.

The county’s mass appraisal builds the floor into its values mechanically: on the 2026 preliminary roll it adds exactly $40,000 per floor on both plans, about 2% per step, far smaller than the premium buyers have actually paid for the third floor since 2022 (Collier County Property Appraiser roll, tax year 2026 preliminary).

Does the Plan Matter? The Older and the 2012 Residences

It does, and Marquesa Royale is the only Tiburón condominium where the answer needs a building number. The 24 residences in buildings 4 to 7, built in 2008 and 2009, come in WCI’s earlier pair of plans: a three-bedroom-and-den Residence 01 of 2,917 square feet in every x-01 stack and a smaller Residence 02 of 2,539 square feet in every x-02 stack, which WCI’s page described as two bedrooms plus a den and three baths (MLS rows show it as three bedrooms, the den counted as one, at 2,767 square feet). The 24 residences in buildings 1, 2, 3 and 8, built in 2012, use WCI’s later pair, 2,930 and 2,950 air-conditioned square feet, both three bedrooms, a den and three and a half baths.

On qualified resales since 2022 the x-01 stack’s median is $2,900,000 and $994 per county square foot (5 sales), and the x-02 stack’s $2,175,000 and $840 (5 sales), which mixes the smaller plan with the 2012 plan (Collier County Property Appraiser sales file). The three smaller-plan resales in that stretch sold for $1,975,000, $2,175,000 and $1,800,000, at $709 to $857 per county square foot. The county values every smaller-plan residence $264,600 below the three-bedroom residence on the same floor, $1,817,300 to $1,897,300 against $2,081,900 to $2,161,900 on the 2026 preliminary roll. In the 2012 buildings the county draws no line between the two stacks at all, while WCI’s plans differ by 20 square feet. For a buyer the rule is short: in buildings 4 to 7, the x-02 side is a different, smaller home; in buildings 1, 2, 3 and 8, either side is the same home.

Marquesa Royale Prices Over Time, 2008 to 2026

Priced deeds of $100,000 or more and qualified sales by year, from the Collier County Property Appraiser sales file (files dated August 29, 2026). The years 2008 to 2010 and 2012 are mostly WCI’s first sales; from 2013 on they are resales. Yearly medians swing with plan and floor, so read the per-foot column alongside the median:

The shape has three steps. WCI’s first-phase prices of 2008, about $441 a county square foot, collapsed through the bankruptcy to $280 on the 2012 first sales. Resales then climbed slowly for eight years, to about $515 in 2020 and $590 in 2021. Then the 2023 resales, the first after a year with no sale, arrived at $857, about 45% above 2021 per foot, and the 2026 resales held a median of $774 with the widest spread in the neighborhood’s history. Marquesa Royale did not trade down through 2024 and 2025; it stopped trading for two years, then traded at both its record and its lowest prices since 2021 within four months.

The Record Sales

The highest Marquesa Royale sale on record is $3,000,000, reached twice: residence 1-301, a third-floor 2012-plan residence at 2555 Marquesa Royale Ln, recorded October 26, 2023 (OR 6303/865), and residence 6-301, a third-floor residence of the older three-bedroom plan at 2542 Marquesa Royale Ln, recorded January 23, 2026 (OR 6550/3444), each at $1,028 per county square foot, also the highest qualified price per foot (Collier County Property Appraiser sales file). On the smaller plan the highest recorded deed is $2,400,000 for residence 5-202 in May 2023, which the county codes as not qualified, and the highest qualified sale is $2,175,000 for residence 5-102 in April 2023. At the other end, the lowest qualified sale since 2022 is $1,800,000, for the smaller-plan residence 7-302 in May 2026, and on the three-bedroom plans $1,900,000, for first-floor residence 8-101 in April 2026. The lowest price ever recorded is $709,700, a WCI first sale in building 3 in June 2012; the highest WCI price was $1,323,600, for residence 5-101 in September 2008, the same residence that resold for $2,825,000 in January 2026.

What Owners Have Gained, and Lost, Sale to Sale

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

Percentages are our arithmetic on the recorded prices. The table tells the bankruptcy story in owners’ terms. Buyers who paid WCI’s 2012 prices, at the bottom of the cycle, have more than doubled their money, and one more than tripled it; buyers who paid WCI’s 2008 prices, at the top, waited a decade or more to break even, and three of them sold at a loss between 2010 and 2018. The cleanest recent repeat sale is residence 6-301: $1,995,000 in October 2021 and $3,000,000 in January 2026, up 50% in 51 months. None of these figures deducts improvements, carrying costs or selling costs.

How Often Marquesa Royale Residences Change Hands

Rarely. Eighteen of the 48 residences (37.5%) have never had a second priced sale since WCI’s first deed; some have moved into trusts or between family members by $0 transfer. Thirty have resold at least once, and 20 have had a qualified resale since January 1, 2016 (Collier County Property Appraiser sales file). At 12 qualified resales in 60 months, about 5% of the residences trade in a typical year (our arithmetic), a little more than Esperanza’s 3.7%, and in 2022, 2024 and 2025 none did. In buildings 2, 3 and 8, 12 of the 18 residences have never resold. For a buyer, that means patience: a specific floor on a specific side of a specific building may not come up for years.

What the County Says a Marquesa Royale Residence Is Worth

The Collier County Property Appraiser values Marquesa Royale by plan and floor alone, with the same figure for every residence in the same position across all eight buildings, regardless of building, build year, frontage or finish (tax year 2026 preliminary roll):

Across all 48 residences the 2026 preliminary median just value is $2,101,900, the mean $2,055,750, the range $1,817,300 to $2,161,900 and the sum $98,676,000; the median per county square foot is $721. Those are exactly the 2024 and 2025 certified values.

County value rose 85% from 2021 to 2024 and has not moved since. Collier County Property Appraiser value history, certified rolls 2021 to 2025 and the 2026 preliminary roll, with Esperanza for comparison:

The mechanism is timing. Florida just value is set as of January 1 from the market evidence of the year before. Marquesa Royale’s six 2023 sales at a $2,500,000 median lifted its 2024 value by 15.8%; with no Marquesa Royale sale at all in 2024 or 2025, the county had nothing new to go on and carried the same figure for 2025 and 2026. Esperanza’s 2025 sales included two first-floor residences at $1,725,000 and $1,750,000, and its 2026 preliminary value was cut 16 to 17%. Just value is a mass-appraisal figure, not a price. On the 2026 sales it cut both ways: residence 8-101 sold at 0.91 times its county value and 7-302 at 0.95, while 1-202 sold at 1.16 times and 6-301 at 1.39 times; the median of the four qualified 2026 sales is 1.05 times county value, against 1.36 times for Esperanza’s four (our arithmetic on the roll and sales file). A seller who reads the 2026 notice as a verdict on the market is reading the wrong document, in either direction.

Property Taxes at Marquesa Royale on the Record

The last complete bill, 2025 certified, shows a median total tax of $20,362.98 across the 48 residences, with a range of $11,571.93 to $23,821.41; the lowest bills belong to homesteaded residences with long Save Our Homes protection (Collier County Property Appraiser roll and 2025 tax bills). Every Marquesa Royale bill carries the same two non-ad valorem lines, $3,270.84 in all on the 2025 bill: the Pelican Marsh Community Development District line of $3,008.93 and Collier County’s District 1 residential garbage assessment of $261.91 (2025 Collier County tax bills for residences 1-101 and 5-102). The CDD line is flat on all 48 residences, because no Marquesa Royale owner has prepaid the bond portion. The 2026 preliminary roll shows a median ad valorem tax of $17,275.41 at a preliminary total millage of 9.4020 mills, before the non-ad valorem lines are added (Collier County Property Appraiser roll, tax year 2026 preliminary). Eleven residences pay under $12,000 in 2026 preliminary ad valorem tax, and all eleven are homesteaded (our count on the roll). A buyer’s tax resets toward the purchase price, so budget from the sale price and current millage, not from the seller’s bill. The fee section below explains the CDD line and its 2031 end date.

What Marquesa Royale Residences Sold For New, 2008 to 2013

WCI sold Marquesa Royale twice, at two very different prices. Its earlier plan pages (an archived copy captured in February 2011, before the reorganized company’s content replaced it) offered Residence 01, 2,917 square feet, three bedrooms and a den, “Priced From: $998,612,” and Residence 02, 2,539 square feet, two bedrooms and a den, “Priced From: $853,525” (WCI Communities, Marquesa Royale home type detail, archived February 8, 2011). The reorganized company’s pages then show the later plans and lower prices:

WCI’s footer on the 2011 pages said the “To Be Built” prices excluded homesite premiums and designer options. The recorded first deeds tell the rest (Collier County Property Appraiser sales file):

On a three-bedroom plan of essentially the same size, the 2012 buyers paid about 29% less than the 2008 to 2010 buyers (our arithmetic on the medians). The 2012 median, $790,350, sits exactly in WCI’s April 2012 “from the $790s,” and the spread above WCI’s list prices fits homesite premiums and options. Against the first deeds, today’s $2,312,500 60-month median is about 2.2 times the 2008 to 2010 median and about 2.9 times the 2012 median. WCI’s first buyers were bound by Tiburón’s master declaration to take a Signature Membership in the club at closing; a resale buyer today inherits no membership automatically.

Same Plans, Different Prices: WCI Set the Premium Over Esperanza

The comparison buyers bring to Marquesa Royale is Esperanza, the 90-residence WCI neighborhood built along Tiburon Blvd E from 2013 to 2015 with the same later pair of plans that fills buildings 1, 2, 3 and 8 here. WCI priced the two side by side, and it priced Marquesa Royale higher from the start. In April 2012 its own pages offered Marquesa Royale’s Residence 01 from $810,000 and Residence 02 from $790,000, against $705,000 and $715,000 at Esperanza, a premium of 14.9% and 10.5% (WCI Communities, Marquesa Royale, archived April 17, 2012). WCI gave its reason in the Marquesa Royale copy: “right next door to all the excitement at The Ritz-Carlton Golf Resort, Naples, and a short stroll to the Tiburón Clubhouse and the Fitness & Health Club.”

The first deeds do not show the gap as cleanly, because the two neighborhoods sold in different years on a rising list: Marquesa Royale’s 2012 first deeds had a median of $790,350, and Esperanza’s 2013 to 2015 first deeds $773,600, about 2% apart, while Esperanza’s own list rose from $705,000 in 2012 to $825,000 in 2015 (Collier County Property Appraiser sales file; WCI plan pages). On WCI’s simultaneous April 2012 list, the developer’s premium was 10 to 15%.

The Premium in Recorded Resales

The resale record shows the premium holding and, since 2020, widening, then narrowing in 2026. Qualified resales, Marquesa Royale against Esperanza I and II combined, with identical filters (Collier County Property Appraiser sales file; medians and premiums are our arithmetic on the same file):

Matched on the three-bedroom plan alone, which is the like-for-like comparison, Marquesa Royale’s seven resales since 2022 have a median of $2,500,000 and $857 per county square foot against Esperanza’s $751, the same 14.1%. By floor the premium grows with height, which is the single most useful fact on this page for a Marquesa Royale seller:

The samples are small, three to eight sales a cell, so read them as direction, not a precise rate. The direction is clear: Esperanza’s third floor sells for about 8% more per foot than its first, while Marquesa Royale’s sells for about 18% more, and the gap between the two neighborhoods is widest at the top.

Why You May Read That Marquesa Royale Is Worth 29 to 37% More

That figure is real, and it is the county’s, not the market’s. On the 2026 preliminary roll Marquesa Royale’s median just value of $2,101,900 is 29.0% above Esperanza I’s $1,629,380 and 37.4% above Esperanza II’s $1,529,380. But the same county valued Marquesa Royale 2.5% below Esperanza I in 2021 and 1.8% below it in 2023; on the matched first-floor position 1-101 it valued Marquesa Royale at $1,794,785 against Esperanza I’s $1,802,650 in 2023 (Collier County Property Appraiser value history, 2021 to 2026). The gap on the roll swung from minus 2% to plus 29% in three years while the resale premium stayed at about 12 to 14%. The swing comes from which neighborhood happened to trade in which year: Marquesa Royale’s value was frozen for three rolls because it had no sales, and Esperanza’s was cut after a year of first-floor sales. Quote the county’s figure as the county’s figure; price a Marquesa Royale residence off the resale record.

What Explains the Real Premium

No record states why buyers pay more for Marquesa Royale, so here is the evidence for each candidate cause, and what it does not show.

The premium is best read as a location and exclusivity premium that WCI set at 10 to 15% in 2012 and that resale buyers have paid, at about 12 to 14% per foot, since 2022. It is largest on the third floor, and it was nearly gone in the four 2026 sales, which included two of Marquesa Royale’s weakest sales since 2021. The side-by-side comparison with Esperanza later on this page sets out the costs and rules behind it.

Where Marquesa Royale Sits on Tiburón’s Price Ladder

On the September 18, 2026 MLS pull, Tiburón’s twelve-month closings stacked up by neighborhood like this: Marsala’s five at a median of $3,500,000 ($809.79 per square foot); Marquesa Royale’s five at $2,450,000 ($830.51); Esperanza’s four at $2,150,000 ($731.36); Castillo at Tiburón’s nine at $1,265,000 ($522.73); and Ventanas at Tiburón’s four at a median of $902,500 ($530.72). Serafina, Norman Estates and Bolero recorded two, two and one sale, too few to rank. The detached homes of Escada at Tiburón had no closing in the window, and its two active listings asked $6,700,000 and $7,250,000 (Southwest Florida MLS Matrix, pulled September 18, 2026). Marquesa Royale is the highest-priced condominium in Tiburón on median sale price, and on the median price per square foot it sits above Marsala’s detached homes.

The county roll ranks the condominiums the same way:

Collier County Property Appraiser roll, tax year 2026 preliminary. Marquesa Royale’s median county value sits just below Marsala’s detached homes and about 90% above Castillo’s, on residences that are only about a fifth larger.

Our Read of the Marquesa Royale Market

Marquesa Royale in September 2026 is a market of two prices. Third-floor residences of the three-bedroom plans have sold for $2,900,000 to $3,000,000 whenever one has traded since 2023, and two of the three current listings ask more than that. Lower-floor residences and the smaller plan have mostly sold for $1,800,000 to $2,500,000 (one first-floor residence reached $2,825,000 in January 2026), and the two weakest 2026 sales closed below the county’s value. The neighborhood’s premium over Esperanza is real, about 12 to 14% per foot since 2022, but it is concentrated on the top floor and it shrank in 2026. The market is also lumpy: no sale in 2022, 2024 or 2025, then five in fifteen weeks. A seller who prices a first-floor or smaller-plan residence off the $3,000,000 records will wait, as the current listings show; a seller who prices a third-floor three-bedroom residence off an Esperanza comparable will leave money on the table. The buyer asking about Marquesa Royale today asks about the plan, the floor, the building’s outlook, the association’s reserves and insurance, and the two one-time capital contributions at closing, before the kitchen. The residences that sell are priced to their own plan and floor, and arrive with the association’s documents already in the file.

First-Hand: What We Check Before We Price a Marquesa Royale Residence

This is how Jesse and Marc prepare a Marquesa Royale listing or a Marquesa Royale offer, in the order we do it. We read the building and unit number first, because the building number tells us the construction era and plan generation, the first digit of the unit number is the floor, and in buildings 4 to 7 the last digit tells us whether this is the three-bedroom plan or the smaller one. We pull the residence’s own county sales history, because a 2008 WCI price, a 2012 WCI price and a 2021 resale each set a different basis for the owner’s expectations. We read the comparables by plan and floor, never by neighborhood average and never off Esperanza without adjusting for the floor premium, and we ask what conveyed with each one, because furniture or a club membership inside a deed price distorts it. We check the residence against the square footage the county, WCI and the MLS each assign, because a per-foot comparison across those sources can be off by 9%. We check where the building sits on the tract, golf lake, main golf parcel or resort grounds, and read FEMA’s 2012 letter and the current map for the building. We confirm the Pelican Marsh CDD line on the parcel’s tax bill and the two capital contributions a buyer will owe. We get the association’s parking and storage assignment for the residence, because the deed does not say which spaces convey. And we request the association’s current budget, its estoppel figures, the building’s structural integrity reserve study and its insurance declarations before a buyer’s inspection period starts, because in 2026 those are the questions that stall a condominium contract in week two. Every item is a document, and this page names each one.

How Did Marquesa Royale at Tiburón Come to Be?

Marquesa Royale at Tiburón was created by WCI Communities, Inc., which recorded its declaration on August 1, 2008, three days before filing for Chapter 11. WCI finished four buildings in 2008 and 2009, and its reorganized successor, WCI Communities, LLC, finished the other four in 2012 and closed the last sale in January 2013.

Marquesa Royale’s history explains things a buyer still sees today: why its buildings come in two generations of floor plans, why the first half sold for about 29% more than the second, why some residences have never changed hands since 2008 while others resold at a loss, why its association owns its own lane and pool, and why the whole condominium sits outside FEMA’s high-risk flood zone.

WCI Communities and the Tiburón Master Plan

WCI Communities developed Tiburón, a gated golf community inside the Pelican Marsh development and the Pelican Marsh Community Development District in North Naples. The Tiburón master declaration, the Declaration of Covenants, Conditions and Restrictions for Tiburon Estates, was recorded in 1999 (OR 2579, Page 364), and Section 25 of the Marquesa Royale declaration places the condominium inside it: “Marquesa Royale at Tiburon exists within the larger Tiburon Estates planned community.” WCI laid out Marquesa Royale on land cut from the golf course beside the clubhouse and the resort. On June 26, 2007 it recorded the reference sheet for the plat “MARQUESA ROYALE,” Plat Book 48, Pages 84 to 85, in Section 36 of Township 48 South, Range 25 East (OR 4249, Page 2723); the condominium occupies its Tract A, and the golf course owner’s parcel is still carried “LESS MARQUESA ROYALE.” Section 28 of the declaration records a covenant capping the property at 48 units.

Before the Buildings: WCI’s 2006 Plans

WCI was selling Marquesa Royale from floor plans two years before the first building was finished. Its Residence 01 floor plan, a PDF created in June 2006 under the heading “Residence 01, Marquesa Royale, Low/Mid-Rise Condo,” shows 2,949 square feet, three bedrooms, a den and three and a half baths, a great room of 20 feet 2 inches by 28 feet 8 inches, an owner’s suite of 15 by 18 feet, a bay-window dining nook, three loggias, one of them off the owner’s suite, and a fourth off the den, ceilings of 10 feet 6 inches, and a vestibule opening off a “COMMON ELEVATOR” beside the trash chute (WCI Communities, Residence 01, 2006, archived). WCI’s earlier neighborhood page promised “48 luxury condominium residences in 8 buildings with expansive loggias and enclosed garage area” and “crown molding, volume ceilings, granite and marble countertops,” and described Residence 02, the smaller plan, as offering “dramatic views from three sides of this two-bedroom, three-bath residence.”

August 1, 2008: A Declaration Three Days Before Chapter 11

WCI formed Marquesa Royale at Tiburon Condominium Association, Inc. on July 11, 2008, with three WCI employees as its first directors and officers at WCI’s headquarters, 24301 Walden Center Drive, Bonita Springs. At 3:37 p.m. on August 1, 2008 it recorded the 89-page Declaration of Condominium (OR 4383, Pages 1538 to 1626), with the articles, the plot plan, the bylaws and the rules attached, and with the consent of its lenders of the time, Bank of America, N.A. as collateral agent and Wachovia Bank, N.A. as agent, whose mortgages covered the land. Section 4.14 names the developer as “WCI COMMUNITIES, INC., a Delaware corporation, the company that has established the Condominium.” On the signature page WCI activated the declaration’s statutory guarantee of assessments, which capped what owners would pay through 2010 in exchange for excusing WCI from assessments on its unsold units.

The declaration submitted only one building to the condominium, building 5, at the far end of the lane: its survey sheets are the only building drawings in the recorded exhibit. Every later building was added by a recorded amendment carrying the surveyor’s certificate of substantial completion, as Florida’s condominium law requires. Three days after the declaration was recorded, on August 4, 2008, WCI Communities, Inc. filed for Chapter 11 reorganization in the U.S. Bankruptcy Court for the District of Delaware; it emerged on September 3, 2009 (WCI Communities, Inc., Form S-1, 2013, SEC EDGAR).

Building by Building, 2008 to 2012

The amendments, the county’s certificate-of-occupancy list and WCI’s deeds give the construction order:

Sources: Collier County Clerk, Official Records; Collier County “Milestone buildings by year” (as of January 2026); Collier County Property Appraiser sales file. Four further developer instruments complete the set: an August 2008 surveyor’s affidavit adding the unit numbers of the proposed buildings to the exhibit (OR 4389/553); a Fourth Amendment of November 29, 2011 re-recording the drawings and describing the land as Tract A of the plat (OR 4740/913); a Fifth Amendment of May 23, 2012 carrying a surveyor’s certificate of substantial completion (OR 4799/2612); and a Ninth Amendment of December 21, 2012 correcting the building 8 drawings (OR 4867/2999). The county’s aerial footprint layers agree: buildings 4 to 7 first appear in the 2009 layer, building 3 in 2012, and buildings 1, 2 and 8 in 2013.

Two things stand out. The buildings went up from the far end of the lane back toward the gate, which is why the numbering and the construction order do not match: building 5 first, then 6, 4 and 7, then 3, 2, 1 and 8. And for almost three years after June 2009 no building was added, and for 29 months no developer amendment of any kind was recorded: the lane stood half built, with four finished buildings at the far end and four unbuilt sites toward the gate.

Selling Through the Bankruptcy, 2008 to 2010

The first Marquesa Royale deeds were recorded five weeks after WCI’s Chapter 11 filing: five building 5 residences closed between September 9 and 17, 2008, at $1,008,800 to $1,323,600 (Collier County Property Appraiser sales file). Twenty of the 24 first-phase closings happened while WCI was in Chapter 11, between August 4, 2008 and September 3, 2009, and the last, residence 4-102, closed on January 25, 2010 at $725,000, the lowest first-phase price. The first-phase median of $1,054,750 was set by buyers who contracted before the market fell, and several of them later sold for less than they paid: residence 4-202, bought for $1,035,700 in December 2008, resold for $900,000 in August 2010.

The association itself appears once in the bankruptcy record. The court’s docket shows a “Notice of Withdrawal of Proof of Claim Number 3368 filed by Marquesa Royale at Tiburon Condominium Association, Inc.,” entered March 25, 2010, on the same day as a companion withdrawal by the Tiburon Mid-Rise association (U.S. Bankruptcy Court for the District of Delaware, In re WCI Communities, Inc.). What the claim was for is in the court’s claims register, which is not free to view, and we do not guess at it.

September 3, 2009: The Emergence Deeds

The day WCI emerged from bankruptcy is written into the Marquesa Royale land records. On September 3, 2009, 27 Marquesa Royale unit parcels each carry three $0 transfers, recorded at OR 4490/106, 4490/109 and 4490/417, moving title through a “2009 Real Estate Corporation” and WCI Communities Inc to WCI Communities LLC, all at WCI’s Walden Center Drive address (Collier County Property Appraiser sales file). The 27 are all 24 residences of the unbuilt buildings 1, 2, 3 and 8, plus three unsold first-phase residences, 4-102, 6-302 and 7-301, which then closed as new homes between October 2009 and January 2010. On the same day, a mortgage in favor of Wilmington Trust as collateral agent was recorded against the property (OR 4490/724), and every later developer amendment carries Wilmington Trust’s consent. That is the inventory the reorganized company carried out of bankruptcy: four unbuilt building sites and three finished residences.

The Final Phase, 2011 and 2012

WCI Communities, LLC, signing every instrument as “successor in interest to WCI Communities, Inc.,” came back to the lane in 2011. In July 2011 the golf course owner, Tiburon Golf Ventures, granted the association recorded easements for a sanitary sewer force main and for drainage culverts, inlets and headwalls across golf land, with the association bearing all installation, maintenance, repair, replacement and restoration costs (OR 4698, Page 3387 and OR 4698, Page 3391). By May 2011 WCI’s pages advertised “Marquesa Royale at Tiburón from the $740s” with the new 2,930 and 2,950 square foot plans, and on September 6, 2011 it announced the neighborhood “85 percent sold,” with 17 of the 24 residences in the final phase under contract and “the last of the four buildings in Marquesa Royale’s final phase” released for sale, including “the soon-to-be-completed furnished model” (WCI news release, archived). The arithmetic checks: 24 first-phase closings plus 17 contracts is 41 of 48, or 85.4%.

In February 2012 WCI recorded a special amendment to meet Fannie Mae’s condominium underwriting requirements, stating that the developer “has not relinquished control of the Association” (OR 4766, Page 364). Building 3 was certified complete in May 2012, building 2 in November and buildings 1 and 8 in December, and WCI’s last Marquesa Royale deed, for residence 1-201, is dated January 10, 2013. The 24 residences of the final phase closed at a median of $790,350, and on the same-size three-bedroom plan that is about 29% below the first phase.

Out of the High-Risk Flood Zone, 2012

One more WCI-era document still matters to every owner. On May 16, 2012 a new FEMA flood map panel, 12021C0194H, took effect for the area, and the next day FEMA issued a Letter of Map Amendment for “Marquesa Royale at Tiburon, a Condominium (all units inclusive), as described in the Declaration of Condominium recorded … in Official Record Book 4383, Pages 1538 through 1626” (LOMA 12-04-4196A, May 17, 2012). The outcome was “Property removed” from the Special Flood Hazard Area to Zone X (shaded), with a base flood elevation of 11.0 feet and a lowest lot elevation of 12.8 feet NAVD 88, from a flooding source listed as ponding. On FEMA’s current map, effective February 8, 2024, the whole condominium parcel is mapped Zone X without needing the letter. The storm and insurance section below sets out what that means for each building and for a buyer’s lender.

Who Built Marquesa Royale at Tiburón?

WCI Communities built Marquesa Royale, in two corporate forms. The declaration names WCI Communities, Inc., a Delaware corporation, as the developer that “has or will construct” the 48 residences; the 2011 and 2012 amendments name WCI Communities, LLC as its successor developer; WCI’s 2011 press release calls WCI the “developer and homebuilder” of Marquesa Royale; and Florida’s Division of Condominiums lists WCI Communities LLC as developer of record. No outside builder, bulk buyer or successor developer appears in any recorded Marquesa Royale instrument. The licensed contractor of record for each building is in Collier County’s building-permit files, which are not reproduced here. Section 4.14 also discloses that WCI paid bonuses to agents of its affiliated brokerage for sales of the homes it built.

Owners Take Control, 2011 to 2013

The association’s own filings show the hand-over. WCI employees ran the board through the bankruptcy; by October 2011 the owners had elected one director of their own, an owner in building 5; WCI still held two officer seats in April 2012 and had “not relinquished control” in February 2012; and by April 2013 the association’s annual report showed an owner as president and a new registered agent (Florida Division of Corporations, annual reports 2010 to 2013). So the owners took control of the association between April 2012 and April 2013, after the last buildings closed. WCI’s involvement did not quite end there: in October and December 2017 WCI Communities, LLC recorded three Corrective Eighth Amendments replacing the building 1 and 8 drawings and surveyor’s certificate “to ensure accurate depiction and location of the units within the buildings,” each effective as of December 18, 2012 (OR 5438/2748, OR 5457/1812 and OR 5458/1869). A buyer in building 1 or 8 should know that those corrected drawings, not the 2012 originals, locate the unit.

The Owners’ Documents, 2014 to 2023

Unlike Esperanza II, whose owners replaced WCI’s text entirely in 2022, Marquesa Royale’s owners have kept WCI’s 2008 declaration and changed it only in small, specific steps:

No amended and restated declaration, no recorded change to the leasing, pet or occupancy rules, and no other recorded rule change was found in the Clerk’s index. That is why the rules sections of this page quote WCI’s 2008 text: it still governs. The 2023 amendment matters most to a buyer today, because it stacks on the master association’s own capital contribution adopted in 2022, so a Marquesa Royale purchase now carries two one-time charges at closing.

The Buildings at 14 to 18 Years

The recorded work since the sell-out reads like buildings being kept up rather than rebuilt. In June 2012 the association recorded a Notice of Commencement for common-element improvements and repairs (OR 4809/2295), and a sworn association affidavit that October stated: “No special assessment has been levied for the Work but the Association has sufficient funds” (OR 4846/2031). After that, the association’s recorded and permitted work is almost all life-safety: a fire-alarm panel replacement at building 3 in 2019 and another in 2021, a building 1 fire-alarm permit and new fire-alarm communicators at all eight buildings in 2024, new fire-alarm panels in six buildings in May and June 2025 (about $48,100 declared in total), three building mechanical permits in March 2025, and electrical and fire-alarm work at the pool in 2025 and at the gate in 2026 (Collier County Clerk, Notices of Commencement; Collier County monthly building permit reports, January 2024 to July 2026). No association roof, window, concrete-restoration or structural permit appears in the 31 months of county permit reports we reviewed, and no Marquesa Royale-specific hurricane damage record was found in the court, permit and news records reviewed.

Owners have been busier inside their homes: three full remodels declared at $150,000 to $255,000 in 2024 and 2025, and storm-protection or shutter permits at four residences since 2023, which is why opening protection varies from residence to residence. With first milestone inspections scheduled from 2038 to 2042, the 2020s and 2030s are the decades in which Marquesa Royale’s reserves, rather than its original construction, set its value.

Marquesa Royale, Not Marquesa at Bay Colony

One last piece of history saves buyers confusion. Collier County’s records hold three unrelated “Marquesa” names: Marquesa Royale at Tiburon, the 48 residences on this page; Marquesa at Bay Colony, a 39-unit condominium in Pelican Bay recorded in 1994; and Marquesa Isles of Naples, a separate 165-parcel development elsewhere in the county (Collier County Property Appraiser roll; Collier County Clerk index). Searches for “Marquesa Royal,” the common misspelling, and for “Marquesa Naples” mix all three. Every Marquesa Royale at Tiburón residence has a Marquesa Royale Lane address in ZIP code 34109 and a legal line beginning “MARQUESA ROYALE AT TIBURON A CONDOMINIUM.”

The Residences: Marquesa Royale’s Floor Plans, in Two WCI Generations

Marquesa Royale at Tiburón has 48 condominium residences in eight buildings, six per building and two per floor, on three residential floors over ground-level parking. WCI sold them in two generations: Buildings 4 to 7 in 2008 and 2009 with an older pair of plans, and Buildings 1, 2, 3 and 8 in 2012 with Esperanza’s plans.

That split is the first thing to understand about a Marquesa Royale residence, because it decides the floor plan, the bedroom count and the measured area of the home you are looking at. The recorded declaration describes the whole product in one sentence: “Developer has or will construct a total of 48 single family residential Units in 8 buildings, each such building being comprised of 3 residential levels (with 2 residences per level) over parking” (Declaration of Condominium, Section 2, OR 4383, Page 1538, recorded August 1, 2008). The developer’s own sales pages, the county roll and the recorded plans then fill in what that sentence leaves out.

The Plans at a Glance

Sources: WCI Communities, Residence 01 floor plan, created June 16, 2006 (archived); WCI “Home Type Detail” pages for Residence 01 and 02 (archived February 8, 2011); Marquesa Royale neighborhood page (archived May 28, 2011); Residence 02 (archived May 24, 2011); Marquesa Royale neighborhood page (archived April 17, 2012); Collier County Property Appraiser roll, tax year 2026 preliminary; Southwest Florida MLS listing records, pulled September 18, 2026.

So 36 of the 48 residences are three-bedroom-plus-den homes of about 2,900 square feet, and 12 are a smaller two-bedroom-plus-den plan that exists only in the four older buildings. Parts of the market describe Marquesa Royale as “architecturally identical” to Esperanza at Tiburón next door. That is true of the 24 residences in the 2012 buildings, close to true of the 12 older 01-stack homes, and not true of the 12 older 02-stack homes, a plan Esperanza never had.

Which Area to Use for a Price per Foot

Three sources measure Marquesa Royale, and they agree only on the older buildings. The county carries 2,917 square feet on every 01-stack residence in all eight buildings and on both stacks of the 2012 buildings, and 2,539 on the older 02 stack (Collier County Property Appraiser roll, tax year 2026 preliminary). WCI marketed the 2012 homes at 2,930 and 2,950 air-conditioned square feet, and Southwest Florida MLS listings use 2,950 for them and 2,767 for the older 02 plan (MLS records, pulled September 18, 2026).

Two practical rules follow. For the 2012 buildings, the county’s 2,917 understates WCI’s area by about 1%, which makes a county-based price per foot about 1% higher than an MLS-based one; the difference changes no conclusion. For the smaller older plan the gap is larger: the listings carry 228 square feet more than the county, so a $1,800,000 sale is $709 per county square foot and about $651 per MLS square foot (Collier County Property Appraiser sales file; MLS records, pulled September 18, 2026). Throughout this page we use the county area unless we say otherwise, and we name the source beside every per-foot figure. Owners’ own remodel permits point the same way: two full-residence alteration permits issued in 2024 and 2025 record 2,922 and 2,930 total square feet (Collier County Growth Management, monthly building permit reports, January 2024 to July 2026).

Residence 01, the First-Generation Three-Bedroom

WCI’s original sales page opened with the golf course: “Breathtaking panoramic golf course views abound from Residence 01. Beyond the private elevator vestibule and double door entry, this spacious design offers an expansive great room, wraparound loggia and volume ceilings. The owner’s suite, also with access to the loggia, features a large walk-in closet, soaking tub and dual bath vanities” (WCI Communities, Home Type Detail, archived February 8, 2011). The page gave 2,917 square feet of living area, three bedrooms plus a den and three and a half baths, “Priced From: $998,612.”

WCI’s 2006 plan sheet for the same residence, drawn before the first building rose, is more specific. It shows a great room of 20 feet 2 inches by 28 feet 8 inches, an owner’s suite of 15 by 18 feet, a kitchen of 16 feet 4 inches by 11 feet, a bay-window dining nook of 11 feet 8 inches by 12 feet, a den or media room of 14 feet 4 inches by 12 feet 10 inches, two further bedroom suites, a laundry and a powder room, with “10’-6” CLG” marked throughout. It draws four loggias: 27 feet 4 inches by 10 feet, 7 feet 4 inches by 26 feet, a 13 foot by 8 foot 8 inch loggia off the owner’s suite and a 6 foot 8 inch by 12 foot 8 inch loggia off the den (WCI Communities, Residence 01 floor plan, created June 16, 2006). That sheet labels the residence at 2,949 square feet; by the time WCI priced it, the figure was 2,917, which is what the county carries. Twelve residences use this plan, the 01 stack of Buildings 4 to 7.

Residence 02, the Two-Bedroom-Plus-Den Plan Esperanza Never Had

The first generation’s second plan was smaller and sold as a different kind of home: “Experience dramatic views from three sides of this two-bedroom, three-bath residence. The owner’s suite, guest suite, den/media room, great room and dining nook all offer direct loggia access through eight-foot sliding doors … A private elevator vestibule offers added convenience and privacy” (WCI Communities, Home Type Detail, archived February 8, 2011). WCI gave it 2,539 square feet, two bedrooms plus a den and three baths, “Priced From: $853,525,” and the county carries exactly 2,539 on all 12 of these residences, the 02 stack of Buildings 4, 5, 6 and 7.

Listings for these homes often show three bedrooms and 2,767 square feet (Southwest Florida MLS records, pulled September 18, 2026). The extra bedroom is usually the den, and the extra area is a measurement difference, not a larger plan. A buyer comparing a Building 4 to 7 02-stack residence with anything in the 2012 buildings is comparing a smaller home, and the county values it that way: $264,600 below the 01 stack on the same floor (Collier County Property Appraiser roll, tax year 2026 preliminary).

The 2012 Residences: Esperanza’s Plans, Built Here First

When WCI came out of bankruptcy it did not rebuild the older plans. Its May 2011 Marquesa Royale page offered “a choice of two floorplans”: Residence 01 with three bedrooms, three and a half baths and 2,930 air-conditioned square feet, and Residence 02 with the same bedroom count and 2,950 air-conditioned square feet, both “from $745,000,” with the Residence 02 page showing “Priced from $720,000” four days earlier (WCI Communities, archived May 24 and May 28, 2011). Its Residence 02 text is word for word the text WCI later used at Esperanza: “Beyond the private elevator vestibule and double door entry, this spacious design offers an expansive great room, wraparound loggia and volume ceilings.” By April 2012 the list was $810,000 for Residence 01 and $790,000 for Residence 02, “from the $790s” (WCI Communities, archived April 17, 2012).

These are the plans WCI then repeated in all 15 Esperanza buildings from 2013 to 2015. The 24 Marquesa Royale residences in Buildings 1, 2, 3 and 8 were built to them, and on the 01 and 02 stack WCI’s areas match Esperanza’s to the foot. The county, which measures Esperanza at 2,930 and 2,950, carries 2,917 on all 24 Marquesa homes of the same design, so a county price per foot at Marquesa Royale reads about 1% high against Esperanza’s. Which stack in the Marquesa 2012 buildings carries the 2,930 plan and which the 2,950 is not fixed in the records we read; the recorded amendment drawings for each building settle it.

How the Buildings Are Laid Out, Floor by Floor

Sources: Declaration and First to Eighth Amendments, Collier County Clerk Official Records, 2008 to 2012 (listed in the declaration section below); Collier County, milestone buildings by year, as of January 2026; Collier County Property Appraiser roll, tax year 2026 preliminary.

Buildings 1 to 4 line the north-west side of the lane from the entry, Building 5 closes the far end, and Buildings 6, 7 and 8 run back along the south-east side (Collier County site-address points, read September 25, 2026). Every building holds six residences: x-101 and x-102 on the first residential floor, x-201 and x-202 on the second and x-301 and x-302 on the third. Building 7’s 7-302, for example, is the top-floor 02-stack residence of Building 7.

The recorded Building 5 drawings show how the levels stack (Declaration Exhibit B, sheet 7, OR 4383, Page 1538):

The surveyor’s elevations are measured from a datum the sheet does not state, so they show the spacing of the floors, not a height above sea level or a flood elevation. Two practical points follow. A residence numbered 101 is not at ground level: it sits a full storey above the parking floor. And a building footprint of about 97 by 84 feet on the plan, 8,800 to 9,600 square feet on the county’s footprint layer, means each residence fills half a floor with windows on three sides (Declaration Exhibit B, sheet 6; Collier County building footprints, 2025 layer).

The Elevator: Shared, and It Opens Into Your Own Vestibule

Each Marquesa Royale building has one elevator. The recorded plan for every residential floor draws, between the two residences, an “ELEVATOR (C.E.),” a landing, the two residences’ vestibules, a “TRASH CHUTE (C.E.)” and two stairs, and the ground-floor sheet adds an “ELEVATOR LOBBY (C.E.)” and an elevator equipment room (Declaration Exhibit B, sheets 5 and 6, OR 4383, Pages 1602 to 1603). “C.E.” means common element: the elevator belongs to all 48 owners through the association and serves the six residences of its building. WCI’s own 2006 drawing labels the car “COMMON ELEVATOR” and shows it opening into the residence’s “VESTIBULE” (WCI Communities, Residence 01 floor plan, 2006).

That is what WCI’s marketing meant by a “private elevator vestibule,” and what its September 2011 press release shortened to “private elevator.” We describe it as a shared elevator that opens into each residence’s own vestibule, because that is what the recorded plans show. In daily life the effect is close to private: two households share each floor, and the doors open into your vestibule, not a common corridor. The association maintains the elevator as a common element and pays for it through the budget all 48 owners share.

Loggias, Ceilings and Outdoor Space

The loggias are limited common elements on the recorded plans, and the declaration splits the work: the owner cleans the loggia and maintains what is on it, and the association maintains its structure, railings and slabs (Declaration, Sections 5.3.2 and 6.3.1). Screened terraces, screens and the glass are the owner’s to maintain (Section 6.2). No river rock or indoor-outdoor carpet may be laid on a screened terrace, and grills are not allowed on screened terraces or balconies at all (Rules B.13 and A.11, Declaration Exhibit D).

On ceiling height, WCI’s 2006 Residence 01 sheet marks “10’-6” CLG,” and a current listing for a 2012 top-floor residence describes 10.5-foot ceilings; the recorded Building 5 elevation sheet notes a typical 9-foot ceiling with raised and tray ceilings (WCI Communities, 2006; Declaration Exhibit B, sheet 7). Ceiling height varies by room and generation, so measure the one you are buying.

Parking and Storage: Two Spaces Under the Building and a Storage Room

“Each Unit shall always have the exclusive use of two assigned parking spaces under building in which the Unit is located,” says the declaration, and each residence also has an assigned storage area in its building, both limited common elements (Declaration, Sections 12.5.1 and 12.5.2). The recorded ground-floor sheet divides the 12 spaces under each building into a “Parking Garage” of six spaces and a “Parking Level” of six, lettered to the six residences, with six storage rooms beside them (Declaration Exhibit B, sheet 5). WCI’s page called it an “enclosed garage area” (WCI Communities, archived February 8, 2011).

Owners may exchange spaces only through the association, and the association may reallocate spaces to meet a handicapped owner’s needs (Section 12.5.1). The assignment is part of what a buyer is buying, so ask the seller and the association which two spaces and which storage room go with the residence before closing.

What the Association Maintains and What the Owner Maintains

The window line is the one to notice. At Marquesa Royale the owner maintains the windows and glass under the recorded declaration, and no recorded amendment has moved that duty to the association. Esperanza II’s owners, by contrast, restated their declaration in 2022 to make windows an association responsibility. A buyer should ask for the residence’s window and sliding-door history, and for any impact-glass or shutter permits, because they are the owner’s cost here.

Floors, Sound and Remodeling

Hard-surface flooring needs the board’s prior written approval (Declaration, Section 6.3.3), and Rule B.13 sets the method: an approved sound underlayment and perimeter isolation, with the materials approved in writing first and the installed soundproofing inspected before the finish floor goes down. In a building where every residence except the top floor has a neighbor directly below, that is the rule that matters most. Remodeling work runs Monday to Saturday, 8 a.m. to 5 p.m., by contractors pre-registered with the association, licensed and carrying at least $250,000 per occurrence and $500,000 aggregate of liability cover, with debris hauled away daily (Rules A.18 and B.1 to B.6).

Any owner alteration to something the association maintains needs the board’s prior written approval, and one owner of two side-by-side residences may join them through the common-element wall with board approval (Section 6.5). Because each floor holds only two residences, that is the recorded route to a full-floor home. Owners have been investing: county reports show three full-residence alteration permits declared at $150,000, $150,000 and $255,000 in 2024 and 2025, and three shutter or storm-protection permits declared at $34,000 to $38,000 (Collier County Growth Management, monthly building permit reports, January 2024 to July 2026).

Services Built Into the Buildings

The declaration makes two utilities a shared cost: “The cost of providing basic cable television under a bulk service contract and the cost of water and sewer service to the Units shall be a Common Expense” (Section 4.9). Water and sewer come from the Collier County Water-Sewer District and electricity from Florida Power & Light (Collier County Public Utilities service-area layers and the federal electric retail service territory layer, read September 25, 2026). The association is a named grantor on both 2021 telecommunications easements to Hotwire Communications, the bulk provider of record in Tiburón (OR 5905, Page 3151 and OR 6027, Page 2350); whether internet is in the bulk package is in the association’s budget, not the record.

The declaration’s mention of “chilled water air conditioning” among shared installations is WCI boilerplate: each residence’s air-conditioning and heating equipment is the owner’s (Sections 4.8.4 and 6.2.7). The rules forbid owners’ contractors to touch the fire sprinkler heads (Rule B.10), which tells you the buildings are sprinklered, and the association replaced the fire alarm panels building by building in 2025 (Collier County Clerk, notices of commencement, June 2025).

The Setting: Golf on 57% of the Boundary, the Ritz-Carlton on 29%

Marquesa Royale is one parcel of 5.72 acres, Tract A of the plat of Marquesa Royale (Plat Book 48, Pages 84 to 85), about 1,100 feet long, and measured on the county’s own parcel polygons about 57% of its 2,870-foot boundary is golf land owned by Tiburon Golf Ventures and about 29% is land owned by the entity that owns The Ritz-Carlton Golf Resort, Naples at 2600 Tiburon Drive (Collier County parcel and building footprint layers, measured September 25, 2026). The rest is District land at the entry and small golf strips.

Source: Collier County parcel polygons and 2025 building footprints, measured September 25, 2026; lake outlines from open map data. Six of the eight buildings have a mapped lake within about 40 feet.

This is adjacency, not a view guarantee. What a residence sees depends on its building, its stack and above all its floor, and Building 8’s outlook over the resort grounds is a different setting, and a different sound, from the golf-and-lake side. WCI said only that the loggias overlooked “one of Tiburón’s two Greg Norman-designed golf courses,” without naming it (WCI Communities press release, September 6, 2011), and we do not name it either: ask the club which course and hole a given residence overlooks. The declaration records a “Notice to Prospective Purchasers of Proximity to Tiburon Golf Course” (Section 28), the standard warning that a golf-side home lives with golf.

Which Floor Sells for More

On qualified recorded resales since January 1, 2022, the third floor has carried a large premium: a median of $1,011 per county square foot on four top-floor sales, against $857 on three first-floor sales and $840 on three second-floor sales (Collier County Property Appraiser sales file, through August 29, 2026). Both sales at the neighborhood’s record price, $3,000,000, were third-floor 01-stack residences: 1-301 on October 26, 2023 and 6-301 on January 23, 2026, $1,028 per county square foot each. The county’s own valuation adds exactly $40,000 per floor at every position and values the older 02-stack plan $264,600 below the 01 stack on the same floor (Collier County Property Appraiser roll, tax year 2026 preliminary).

Source: Collier County Property Appraiser sales file, qualified sales of $100,000 or more, January 1, 2022 to August 29, 2026. The samples are small, three to eight sales a cell, so read the direction, not a precise rate.

The same Esperanza plans therefore sell for more at Marquesa Royale on every floor, and the gap is widest at the top. The lowest qualified sales since 2022 were an older 02-stack top-floor residence at $1,800,000 on May 9, 2026 and a first-floor 01-stack residence at $1,900,000 on April 27, 2026 (Collier County Property Appraiser sales file). Position matters as much as plan here: a first-floor Building 8 residence facing the resort grounds and a top-floor Building 1 residence over the golf lake are not the same purchase.

What WCI Charged New, Before and After Its Bankruptcy

The two generations were sold at very different prices, and the county sales file shows exactly where. The 24 first-generation residences in Buildings 4 to 7 first closed between September 9, 2008 and January 25, 2010 at $725,000 to $1,323,600, a median of $1,054,750; on the 2,917 square foot Residence 01 alone the median first price was $1,109,550 (Collier County Property Appraiser sales file). Twenty of those 24 closings fell while WCI was in Chapter 11, between its petition on August 4, 2008 and its emergence on September 3, 2009 (WCI Communities, Inc., Form S-1, 2013).

The 24 residences WCI built after it emerged closed between June 1, 2012 and January 10, 2013 at $709,700 to $917,100, a median of $790,350, exactly in WCI’s April 2012 “from the $790s” (Collier County Property Appraiser sales file; WCI Communities, archived April 17, 2012). The same size of three-bedroom residence sold about 29% cheaper new in 2012 than in 2008 and 2009. Some early buyers resold below what they paid: one second-floor older 02-stack residence bought for $1,035,700 in December 2008 resold for $900,000 in August 2010, and a third-floor 01-stack residence bought for $1,286,000 in December 2008 resold for $1,140,000 in May 2013. The highest builder price of all, $1,323,600 for 5-101 in September 2008, resold for $2,825,000 in January 2026 (Collier County Property Appraiser sales file).

WCI also priced Marquesa Royale above Esperanza when both were new. In April 2012 its list was $810,000 and $790,000 at Marquesa Royale against $705,000 and $715,000 for the same two plans at Esperanza, 10.5% to 14.9% more, and it gave its reason on the Marquesa page: “right next door to all the excitement at The Ritz-Carlton Golf Resort, Naples, and a short stroll to the Tiburón Clubhouse and the Fitness & Health Club” (WCI Communities, archived April 17, 2012). Those are new-construction prices from more than a decade ago, useful as history and as a measure of how WCI itself valued position inside Tiburón.

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

WCI’s September 6, 2011 press release called Marquesa Royale “a neighborhood of 48 penthouse condominium residences,” and some listings add “PH” to top-floor unit numbers. Naples buyers often call this building type a coach home, and one listing portal classifies a Marquesa Royale residence as “Mid Rise (4-7).” None of those words appears in the declaration as a defined term. What the recorded plans support is plain: four physical levels, parking on the ground and three floors of residences above, two residences per floor, each reached by a shared elevator that opens into its own vestibule (Declaration Exhibit B, OR 4383, Page 1538). The three residential floors are what matter for Florida’s condominium safety laws, covered in the condo law section below.

How Marquesa Royale Was Built

WCI Communities, Inc. declared the condominium and stated in the declaration that it “has or will construct” all 48 residences; its reorganized successor, WCI Communities, LLC, “successor in interest to WCI Communities, Inc.,” finished the last four buildings in 2012, and WCI’s own release of September 6, 2011 names it “developer and homebuilder” (Declaration, Sections 2 and 4.14; Fourth to Eighth Amendments, 2011 and 2012; WCI Communities news release, September 6, 2011). No outside builder, bulk buyer or successor developer appears in any recorded Marquesa Royale instrument. WCI’s sales office for the neighborhood was at 2520 Tiburon Drive (WCI Communities, 2006 plan sheet).

The recorded sequence is unusual. WCI recorded the declaration on August 1, 2008 with only Building 5 in it, three days before it filed for Chapter 11 on August 4, 2008, then added Building 6 in November 2008, Building 4 in December 2008 and Building 7 in June 2009, during the bankruptcy. On September 3, 2009, the day WCI emerged, 27 unsold unit parcels, the 24 in the unbuilt Buildings 1, 2, 3 and 8 and three in the first phase, passed at $0 through three WCI entities (OR 4490, Pages 106, 109 and 417). After a 29-month gap, the reorganized WCI added Building 3 in May 2012, Building 2 in November 2012 and Buildings 1 and 8 in December 2012, with a Ninth Amendment two days later and three corrective amendments in 2017 fixing the Building 1 and 8 drawings (Collier County Clerk Official Records, 2008 to 2017). The county’s certificate-of-occupancy dates follow the same order, from August 1, 2008 for Building 5 to December 21, 2012 for Building 8.

That makes Marquesa Royale two construction eras inside one condominium: four buildings finished in 2008 and 2009 and four in 2012, one to seven years before WCI began Esperanza. The dates matter for Florida’s milestone inspection schedule, where the older four come due years before the newer four.

What Amenities Come With a Marquesa Royale at Tiburón Residence?

A Marquesa Royale at Tiburón residence comes with a shared building elevator, two assigned parking spaces and a storage room, plus amenities its 48 owners hold alone: a private lane with its own entry gate, a swimming pool with a fountain, a pool deck and a pavilion. Golf, fitness and dining come through optional Tiburón Golf Club membership.

That private set is the clearest difference between Marquesa Royale and Esperanza. The declaration puts it in one clause: the association “is responsible for the operation of the Condominium and administer[s] and maintains the roads, landscaped areas, entrance, swimming pool, pool deck and pool pavilion within the Condominium Property” (Declaration, Section 4.3, OR 4383, Page 1538). There is no shared amenity association between Marquesa Royale and the Tiburón master association, so no other neighborhood uses, votes on or pays for these facilities.

Inside the Building

The recorded ground-floor sheet for each building shows an entry, an “ELEVATOR LOBBY (C.E.),” the elevator equipment room, a “TRASH RM,” a mechanical room, an electrical room, two stairs, six storage rooms and the two six-space parking areas; every residential floor has the elevator, two stairs and a trash chute (Declaration Exhibit B, sheets 5 and 6). No mail room is drawn, and the county’s address layer shows no mailbox point on the lane. Where mail and packages are delivered is set by the association and is not in any record we read, so ask during the document review.

The Private Lane and Its Own Gate

Marquesa Royale Lane is a private street inside the condominium’s land that serves only these 48 residences; no other Collier County parcel has a Marquesa Royale Lane address (Collier County Property Appraiser roll; Collier County site-address points, read September 25, 2026). The lane leaves Tiburon Drive at its south-west end and runs about 1,060 feet to Building 5.

The entry has its own gate, and the county records prove it. Collier County’s site-address layer types a structure at 2565 Marquesa Royale Ln as “Gates,” inside the condominium’s land at the lane’s mouth, and on April 7, 2026 the condominium recorded a notice of commencement for “2565 Marquesa Royale Ln, (Gates)” to “Replace existing gate meter w/ new. No change in load or ampacity” (OR 6572, Page 102). So Marquesa Royale has a powered entry gate of its own, owned and maintained by the association, off Tiburon Drive and outside Tiburón’s staffed gatehouse. How the gate operates, and whether it is ever staffed, is not in any record; no Marquesa document promises a level of security, and neither do we.

The Pool, Fountain, Deck and Pavilion

The pool is a separately addressed facility on the condominium’s land. The county types 2539 Marquesa Royale Ln as “Pool,” and a notice of commencement recorded July 22, 2025 by the condominium covers replacing the pool’s electric meter (OR 6491, Page 114). The pool sits at the far end of the lane, about 43 feet from Building 4 and 112 feet from Building 5, and the county’s footprint layer shows one small structure of about 1,020 square feet beside it, which is the pavilion (Collier County site-address points and building footprints, measured September 25, 2026). The county permit reports add a pool fire-alarm permit in December 2025 (Collier County Growth Management, monthly building permit reports).

The pool has a fountain, and the board added a rule for it in 2019: “Climbing, jumping, and diving from the pool fountain water feature is prohibited” (Rule A.23, OR 5706, Page 1490, recorded December 16, 2019). The association may lease common elements “such as the pool deck” to an owner for temporary exclusive use, which is the recorded route to booking the deck for a private gathering (Declaration, Section 12.7). The other recorded pool rules are few: audio near the pool only with earphones, and children under 16 under a responsible adult’s direct control (Rules A.10 and A.9). Pool hours, heating and guest limits are not in the recorded rules; the association sets and posts them.

Who Maintains the Grounds, and What Crosses the Golf Course

The association maintains the lane, entrance, landscaping and pool area itself (Section 4.3). Two recorded easements reach beyond the tract: in 2011 the golf course owner, Tiburon Golf Ventures, granted the association a non-exclusive easement for a sanitary sewer force main across golf land and a non-exclusive drainage easement for culverts, inlets and headwalls on golf land, and in both “the Association bears” the installation, maintenance, repair, replacement and landscape-restoration costs (OR 4698, Page 3387 and OR 4698, Page 3391, recorded July 6, 2011). Part of the neighborhood’s sewer and drainage runs under someone else’s land, and the upkeep is a Marquesa Royale budget item.

No Mid-Rise Layer: Why That Matters

Esperanza at Tiburón, WCI’s other neighborhood on the same plans, owns no amenity land of its own. Its pools, spas, cabana, entrances, roads and landscaping belong to the Tiburon Mid-Rise Neighborhood Association, which Esperanza’s 90 homes share with the 82 homes of Ventanas at Tiburón, 172 households in all, with about 77% of that budget falling on Esperanza under the recorded formula (Tiburon Mid-Rise Neighborhood Association, Amended and Restated Declaration, Section 3.3, OR 6085, Page 297, 2022).

Marquesa Royale’s 48 households have one pool, one lane and one gate to themselves, and one board decides how they are run. The trade-off is that no one else shares the bill: every repair to the pool, gate, lane or golf-land sewer line is divided 48 ways, not 172. For most Marquesa buyers the exclusivity is the point, and WCI priced it that way.

What Comes Through Tiburón and the District

Marquesa Royale sits inside two governing layers above its own association. The declaration makes every owner an automatic member of Tiburon Estates Homeowner’s Association, Inc., the Tiburón master association (Sections 4.27 and 25). The Pelican Marsh Community Development District runs Tiburón’s community gate: one gate staffed around the clock that remotely controls the unmanned gates, transponders for residents, guest lists through the District’s web system or forms, and commercial vehicles from 7 a.m. to 7 p.m. Monday to Saturday, plus the District’s roads, lakes and irrigation water. Every route out of Marquesa Royale runs through the lane’s gate onto Tiburon Drive, then Tiburon Boulevard East to Airport-Pulling Road.

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

Tiburón Golf Club is private, and no Marquesa Royale document requires an owner to join it. The only related clause lets the association acquire “leaseholds, memberships, and other possessory or use interest in lands or facilities such as country clubs, golf courses, marinas” (Declaration, Section 20), a power, not a duty. The master declaration is a different document: its Section 17.3 of 1999 obliged each initial purchaser from the developer to take a Signature Membership at closing and tells a resale purchaser to contact the club, and a 2011 amendment locks that section against change without the club’s recorded consent (OR 4716, Page 943). WCI’s first Marquesa buyers, 2008 to 2013, bought under that clause; a resale buyer today is pointed to the club’s current Membership Plan, not bound by a recorded obligation.

The club sells resident-only Medallion and Signature memberships by application, Medallion with year-round golf and Signature with reduced summer golf (Tiburón Golf Club membership). The club publishes privileges, not prices, so no initiation fee or dues figure appears on this page. Members get the golf, the clubhouse, fitness and spa access, dining and beach services. Marquesa Royale is the closest Tiburón neighborhood to all of it: about half a road mile from the lane to the clubhouse at 2620 Tiburon Drive, against 0.8 to 1.0 miles from Escada and Ventanas (OSRM road routing from Collier County address points, measured September 25, 2026). The Ritz-Carlton Golf Resort is next door, but open to Marquesa residents only through the club or as paying guests; nothing in the record gives an owner resort access by right of ownership.

A seller who wants the buyer to take over a membership has to stay in good standing and follow the club’s transfer procedure before closing, and a seller keeping a membership should tell District access control before closing so transponders are handled correctly.

What Marquesa Royale Owners Do Not Get

No fitness room, tennis or pickleball court, clubhouse or social room is named in the declaration, the recorded rules or the plans, and the county footprint layer shows no structure on the tract besides the eight buildings and the pavilion (Collier County building footprints, 2025 layer). A listing that mentions a gym, tennis or “the Ritz” is describing a club or resort privilege, not a Marquesa Royale amenity. Guest parking is not labelled on the recorded plans; visitor parking is set by the association.

What Are the HOA Fees and Property Taxes at Marquesa Royale at Tiburón?

Marquesa Royale at Tiburón owners pay a condominium assessment shared equally by all 48 residences, a Tiburón master assessment and, on the county tax bill, a Pelican Marsh CDD line of $3,008.93 and a garbage line of $261.91 per residence on the Collier County Tax Collector’s 2025 bills. The median 2025 total bill was $20,362.98.

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

The Condominium Assessment

No association-published budget or assessment figure for Marquesa Royale at Tiburon Condominium Association was found in any public record. Budgets are not recorded with the Clerk, Sunbiz filings do not carry them, and the state’s condominium extracts show only the $4 per unit annual state fee, $192 a year for 48 units from 2022 to 2026 (Florida DBPR condominium and payment extracts, read September 25, 2026). Listing pages show several different fee figures typed in by listing agents, often split into a condominium fee, a master fee and an application fee, and they do not agree with each other; we do not repeat them. The condominium assessment is set each year in the association’s adopted budget: request the current budget and an estoppel certificate before contract.

What the recorded declaration does fix is the split, and it is equal. Each residence owns an undivided 1/48 share of the common elements and pays 1/48 of the common expenses, with one vote per residence (Declaration, Sections 7.1, 21 and 23). A 2,539 square foot older 02-stack residence pays exactly what a 2,917 square foot top-floor 01-stack residence pays. That favors the larger homes, and it means the smaller plan carries the highest assessment per square foot in the neighborhood.

One Association, One Budget

Marquesa Royale is a single condominium with one association, one board, one budget and one set of insurance and reserves covering all eight buildings, the lane, the gate and the pool. There is no second condominium to compare against and no intermediate neighborhood association: the 48 owners pay their association and the master association, and that is the whole of the private layer. That is simpler than Esperanza, where the 90 homes are split between two condominium associations and also belong to the shared Mid-Rise association.

What the Condominium Assessment Pays For

The assessment pays for the association’s duties: the structure, roofs, exterior walls, painting, waterproofing and caulking; the eight elevators; the trash chutes and rooms; the parking levels and storage rooms; the fire alarm and life-safety systems; and the loggia structures (Declaration, Sections 6.1 and 6.3.1). It also pays for the lane, the entry gate, the landscaping, the pool, deck, fountain and pavilion (Section 4.3), the 2011 sewer force main and drainage easements across golf land (OR 4698, Pages 3387 and 3391), bulk basic cable and water and sewer service to the residences (Section 4.9), the building insurance, management and reserves. Because Marquesa Royale owns its amenities outright, all of that sits in one budget divided 48 ways.

The One-Time Capital Contribution at Purchase

The owners added one in 2022. At a members’ meeting on October 20, 2022 the entire voting interests approved, unanimously, an amendment adding Section 19.1.1: “The Association shall levy against each new Member at the time they purchase a Unit in the community a one-time Capital Contribution Assessment to fund an account for deferred maintenance, capital expenditures, and other operating expenses.” The board sets the amount by resolution, and it “is currently equal to one quarterly assessment” for the current fiscal year (OR 6206, Page 1117, recorded January 12, 2023). So a buyer pays, once, the equivalent of three months of condominium assessments into a fund that builds with every resale. The dollar figure is on the association’s estoppel certificate.

Budget and Spending Controls in the Record

• Budget notice and owner challenge: the proposed budget is mailed 14 days before the board’s budget meeting, and if the board’s budget needs assessments above 115% of the prior year’s, 10% of the voting interests may call a special meeting to adopt their own (Bylaws, Declaration Exhibit C).
• Reserves: the 2008 bylaws allow reserves to be waived or reduced only by the statutory member vote; for budgets adopted on or after December 31, 2024, Florida law bars any waiver or reduction of the reserves required for structural-study items (Section 718.112(2)(f), Florida Statutes).
• Material alterations: alterations to the common elements need two-thirds of the voting interests (Declaration, Section 7.3).
• Special assessments: Florida associations do not record special assessments, so none appears in the Clerk’s index. One recorded association affidavit from October 2012 states that no special assessment was levied for common-element work that year and that the association had sufficient funds (OR 4846, Page 2031). The estoppel certificate for a specific residence discloses any assessment levied or pending.
• Collections: the Clerk’s index shows the association recording about 25 notices against individual residences from 2012 to 2023, which tells a buyer the association collects directly and uses its lien remedy (Collier County Clerk Official Records).

Property Taxes on a Marquesa Royale Residence

The property tax lands on the same county bill as the District and garbage lines, so it belongs in the same budget. On the 2025 certified roll the median total bill was $20,362.98, all lines included, ranging from $11,571.93 to $23,821.41; the low end reflects homesteaded residences under the Save Our Homes cap and personal exemptions (Collier County Property Appraiser roll, tax year 2025 certified).

On the 2026 preliminary roll the median ad valorem tax is $17,275.41, before the District and garbage lines are added, at 9.4020 mills in this taxing area (Collier County Property Appraiser roll, tax year 2026 preliminary). The county values every residence mechanically by plan and floor, identically in every building: $2,081,900, $2,121,900 and $2,161,900 for a 2,917 square foot residence on the first, second and third residential floors, and $1,817,300, $1,857,300 and $1,897,300 for the older 2,539 square foot plan. The total for all 48 is $98,676,000, the highest-valued condominium in Tiburón on the county roll.

Source: Collier County Property Appraiser roll, tax years 2021 to 2025 certified and 2026 preliminary.

The county has held Marquesa Royale’s values at the same $98,676,000 for three rolls in a row, 2024, 2025 and 2026, because no Marquesa residence sold in 2024 or 2025 to give it new evidence, while it cut Esperanza’s 2026 values by 16% to 17% after low first-floor sales there. That timing, not the market, is why the 2026 preliminary roll shows Marquesa 29% to 37% above Esperanza; recorded sales since 2022 put the real gap nearer 12% to 14% per square foot. For a buyer the point is simpler: a seller’s bill is a poor guide to yours, because a homestead cap does not transfer. Budget on the purchase price times the millage, plus the non-ad valorem lines.

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

Marquesa Royale at Tiburón owners carry three recurring layers, their own condominium association, the Tiburón master association and the Pelican Marsh Community Development District, plus a county garbage line and two one-time capital contributions at purchase. Only the county bill lines are published per residence.

That is one layer fewer than Esperanza, whose owners also pay the Tiburon Mid-Rise Neighborhood Association, and it means the private amenities that Esperanza shares 172 ways are Marquesa Royale’s alone, in both the use and the cost.

Layer 1: The Marquesa Royale Condominium Assessment

Covered above: an equal 1/48 share, with the amount in the adopted budget and the estoppel certificate. The condominium is operated by Marquesa Royale at Tiburon Condominium Association, Inc., a Florida not-for-profit corporation filed July 11, 2008, active, with no name history (Sunbiz N08000006580). The state lists the condominium as project PR73721, 48 units, recorded August 1, 2008, with WCI Communities LLC as developer of record (DBPR condominium and developer extracts, read September 25, 2026). Owners took control of the board from WCI between April 2012 and April 2013, after the last buildings closed (Sunbiz annual reports, 2012 and 2013).

No Neighborhood Layer in Between

Esperanza’s declarations bind each Esperanza home to pay 0.856% of the Mid-Rise association’s budget, about three times a Ventanas home’s share, for pools, roads and grounds shared with Ventanas (Tiburon Mid-Rise 2022 restated covenants, Section 3.3). Marquesa Royale has no such layer: the declaration names only the condominium association and the master association, and no covenants-level association appears for Marquesa in the Sunbiz or Clerk records (Declaration, Sections 3 and 25). The comparison is not that Marquesa is cheaper, because its own budget carries its own pool, gate and lane. It is that every dollar of amenity cost is decided by, and shared only among, the 48 Marquesa owners.

Layer 2: The Tiburón Master Assessment and Capital Contribution

“Marquesa Royale at Tiburon owners are members of, subject to, and are required to pay assessments to The Tiburon Estates Homeowners Association, Inc.,” says Section 25 of the declaration. The master association does not publish its assessment amount; the figure is on the master estoppel certificate. A 2022 amendment recorded by the master association (OR 6149, Page 45) adds a Capital Contribution Assessment charged to each new member at purchase equal to one quarter of the annual Common Assessment, set by the master board by resolution; the dollar figure is on the master estoppel. Marquesa Royale holds a seat on the master board under a 2015 master amendment giving each member association a director.

Two One-Time Charges at Closing

Both fall on the purchaser at closing in the recorded documents; the purchase contract can move who pays. The association may also charge a transfer fee on its approval of the sale, capped at the Chapter 718 maximum, or $100 if the statute states none (Declaration, Section 13.2).

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

Tiburón lies inside the Pelican Marsh Community Development District, a unit of special-purpose local government whose assessments are collected on the county tax bill. The line has two parts: an operations and maintenance assessment of $1,725 per unit for fiscal year 2026, and a Series 2022 debt service assessment on the Tiburón neighborhoods obligated for the bonds, which retire after the final payment in May 2031 (Pelican Marsh CDD, fiscal 2026 assessments and District Manager’s report of July 15, 2026).

Source: Collier County Tax Collector, 2025 tax bills for parcel 59728001028 and parcel 59728001523; the $3,270.84 total is the same on all 48 residences on the Collier County Property Appraiser roll, tax year 2025 certified.

Subtracting the $1,725 operations figure leaves about $1,284 of Series 2022 debt service per residence, our arithmetic from the two primary figures. That is about 1.53 times the $836.94 condominium debt line at Castillo and Ventanas, and the same ratio as the District’s fiscal 2019 schedule, where Marquesa’s “Villa” class was assessed $1,665.77 against $1,085.57 for “Condo I/II,” which independently confirms the split. The District Manager described fiscal 2027 debt lines ranging “from approximately $2,532 for Escada to approximately $833 to $853 for smaller condominium units” at the District’s July 15, 2026 meeting; Marquesa sits between them, below Escada at Tiburón and well above Castillo at Tiburón. Against Esperanza, the 2025 Pelican Marsh line was $2,943.07 per Esperanza I residence and $3,221.66 per Esperanza II residence (Collier County Tax Collector, 2025 bills), so Marquesa sits between the two Esperanza phases and its District charge is not a reason for any price gap.

Every Marquesa residence carries the same non-ad valorem amount on every roll from 2021 to 2025, so none appears to have prepaid its bond assessment, unlike Ventanas, where 18 residences carry a lower line:

Source: Collier County Property Appraiser roll, certified non-ad valorem totals, tax years 2021 to 2025. The debt part ends with the May 2031 payment; the operations part continues. The current figure for a specific residence is on that parcel’s own tax bill.

The County Garbage Line

Every Marquesa bill carries a “District 1 Garbage” line of $261.91 (Collier County Tax Collector, 2025 bills). Collier County collects for Marquesa Royale on Tuesdays and Fridays, with recycling, yard waste and bulk on Fridays (Collier County solid-waste service-day layer, checked September 25, 2026, at Buildings 1, 5 and 8). Inside the buildings, residents use the trash chute on their floor, which feeds the ground-floor trash room; the rules require trash to be securely bagged, newspapers bundled and food scraps put down the disposal (Rule A.6). How containers get from the trash rooms to collection is an association arrangement.

What the Stack Looks Like for a Buyer

A Marquesa Royale purchase therefore produces two estoppel certificates, from the condominium association and from the master association, each with its own capital charge. Order both at contract, together with the association’s sale approval application, so the closing date does not wait on the slower one.

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

The Marquesa Royale at Tiburón Declaration, Amendments and Rules, Section by Section

Marquesa Royale at Tiburón is governed by one recorded declaration, WCI’s of August 1, 2008 (OR 4383, Page 1538), with its bylaws and rules attached, nine developer amendments that added the buildings from 2008 to 2012, and five owner instruments since, with the Tiburón master declaration above it. No owner restatement exists.

That makes Marquesa Royale’s rulebook unusually stable. Where the Esperanza II owners rewrote their whole declaration in 2022 and Castillo’s restated in 2018, Marquesa’s owners have left WCI’s 2008 text in place and changed it only at the edges: board terms, the annual meeting month, one pool rule, the board’s size and a capital contribution on each purchase. Quotations below are from the recorded instruments, with the instruments’ own section numbers. The declaration requires rule changes to be recorded (Section 12.2), and the only recorded rule change we found is the 2019 fountain rule, so any board rule adopted since without recording is a document to request.

The Declaration: Who Built It and What It Created

• Developer and declarant: “WCI COMMUNITIES, INC., a Delaware corporation, the company that has established the Condominium” (Section 4.14), recorded August 1, 2008 at 3:37 p.m., 89 pages with the articles, plot plan, bylaws and rules (OR 4383, Page 1538). Two of WCI’s lenders joined to consent. Three days later, on August 4, 2008, WCI filed for Chapter 11.
• What it creates: “a total of 48 single family residential Units in 8 buildings, each such building being comprised of 3 residential levels (with 2 residences per level) over parking” (Section 2).
• The name: “Marquesa Royale at Tiburon, A Condominium,” state project PR73721, 48 units (DBPR condominium extract, read September 25, 2026).
• The association: Marquesa Royale at Tiburon Condominium Association, Inc. operates the condominium and “administer[s] and maintains the roads, landscaped areas, entrance, swimming pool, pool deck and pool pavilion within the Condominium Property” (Section 4.3).
• The land: Tract A of the plat of Marquesa Royale, Plat Book 48, Pages 84 to 85 (Fourth Amendment legal description; plat reference sheet, OR 4249, Page 2723, 2007).
• A 48-unit cap: the land is subject to recorded covenants stating that the maximum number of units on the property is 48 (Section 28).
• No auctions: no residence may be sold by public or private auction, on the condominium property or anywhere in Tiburon Estates (Section 13 and Section 14.5).
• Developer brokerage disclosure: WCI disclosed that it paid bonuses to agents of its affiliated brokerage for sales of “Developer constructed homes” (Section 4.14), a historical note on how the first sales were made.

How the Eight Buildings Were Added

The declaration submitted only Building 5. Every other building joined by a recorded developer amendment once the surveyor certified it substantially complete:

Source: Collier County Clerk Official Records. Every amendment from 2011 on is signed by WCI Communities, LLC, “successor in interest to WCI Communities, Inc.,” with the consent of the collateral agent under a mortgage dated September 3, 2009, the day WCI emerged from bankruptcy (OR 4490, Page 724). For an owner in Building 1 or 8, the 2017 corrective amendments are the drawings that locate the residence; ask for them with the declaration.

Shares, Votes, Combining Units and Termination

• Share of common elements and expenses: equal, 1/48 per residence, whatever its plan (Sections 7.1 and 21).
• Votes: one per residence, 48 in all (Section 23; Articles, Article IV.D).
• Unit boundaries: the underside of the finished ceiling, the upper side of the finished floor, and the interior surfaces of the perimeter walls, entries, screened terraces, windows and doors; chases and load-bearing columns are common elements (Sections 4.8 and 5.1).
• Limited common elements: “the garage parking spaces and storage area,” the loggias, and the exterior items the owner maintains (Section 5.3.2).
• Parking and storage: two assigned spaces under the residence’s own building and an assigned storage area, exchanged only through the association (Sections 12.5.1 and 12.5.2).
• Combining residences: two horizontally adjacent residences of one owner may be joined through a common-element wall with board approval (Section 6.5).
• Termination: by agreement only with 100% of the owners and their institutional first mortgagees (Section 16.1), a stricter bar than Ventanas’ recorded clause.
• Club memberships: the association may acquire club or golf memberships (Section 20); no clause obliges an owner to join a club.

Maintenance, Alterations, Floors and Shutters

• Association: all common elements, including wiring to each breaker panel, water pipes to each shut-off, cable lines to the outlets, condensate and sewer lines, the exterior surface of the main entrance doors, and all exterior walls with painting, waterproofing and caulking (Section 6.1); loggia structure, railings and slabs (Section 6.3.1).
• Owner: screens, screened terraces, windows and glass, the entry door and its interior surface, in-residence plumbing and electrical, the breaker panel, appliances, water heaters, smoke alarms, air conditioning and heating, floor coverings and shower pans (Sections 6.2 and 6.2.7).
• Alterations: anything the association maintains needs the board’s prior written approval; material alterations to the common elements need two-thirds of the voting interests (Sections 6.5 and 7.3).
• Floors: hard surfaces need prior written board approval (Section 6.3.3) and an approved, inspected sound underlayment with perimeter isolation (Rule B.13).
• Shutters: none on the exterior of any window, sliding door or screened lanai without the board’s prior written consent, and the board may require a uniform color, size, style or manufacturer (Rule A.3); the board has adopted shutter specifications (Rule A.21).
• Bulk services: basic cable under a bulk contract and water and sewer to the residences are common expenses, and the board may contract for other in-residence services as a common expense (Sections 4.9 and 6.4).

Occupancy, Guests and Home Offices

• Use: one family and its guests per residence; home-office use allowed; no timeshare, vacation-club or interval use (Section 12.3; Rule A.7).
• Occupancy limits: permanent occupants no more than two per bedroom; overnight occupants, guests included, no more than two per bedroom plus two (Rule A.7). A three-bedroom residence can sleep eight.
• Guests while the owner is away: twice a calendar year, up to 14 days each time, with every guest registered on arrival (Section 12.3; Rule A.7).
• Registration: “All persons occupying residences other than the owners shall be registered with the Manager … at or before the time of their occupancy … This includes renters and house guests,” and the owner gives tenants and guests a copy of the rules (Rule A.7).
• Access: the association holds a pass key to every residence (Section 12.4; Rule A.8).
• No split ownership: no approval for a sale to several people who plan to divide occupancy by period (Section 13.1.3).

Vehicles, Exterior Appearance and Daily Rules

• Vehicles: passenger cars, SUVs, mini-trucks, vans and street-legal motorcycles that fit a garage space; commercial vehicles, trucks, campers, motor homes, trailers, boats and boat trailers prohibited; no vehicle maintenance except washing where designated (Rule A.1).
• Exterior: nothing affixed or displayed without board consent; window coverings white or off-white or so lined; one portable American flag allowed; antennas under FCC guidelines with consent (Rules A.2 and A.3).
• Signs: the recorded rules have no specific “For Sale” clause, but Rule A.3 bars displaying anything visible from outside without consent, so treat every sign as needing board approval.
• Noise: no vocal or instrumental practice after 10 p.m. or before 9 a.m.; audio near the pool only with earphones (Rule A.10).
• Grills: only in areas the board designates, “if any,” never on screened terraces or balconies (Rule A.11).
• Children: under 16 under a responsible adult’s direct control; no skateboarding on common property (Rule A.9).
• Trash: bagged, newspapers bundled, food scraps down the disposal (Rule A.6).
• Moving: “Mondays through Sundays between the hours of 8:00 A.M. and 5:00 P.M.” (Rule A.17), so Sunday moves are allowed, unlike Ventanas.
• Contractors: Monday to Saturday, 8 a.m. to 5 p.m., pre-registered, licensed and insured (Rules A.18 and B.1 to B.6); sprinkler heads not to be touched (Rule B.10); no smoking in common areas (Rule B.16).
• Laundry and beach gear: out of view (Rule A.14).
• Fines: up to $100 per violation under the 2008 rules (Rule A.20), with the Condominium Act now setting the procedure.

Board, Budget and Amendments

• Board: three WCI appointees at first; after turnover three, five or as many as the members decide, with staggered terms allowed by member vote (Bylaws, Declaration Exhibit C). The owners moved to two-year staggered terms in 2014 and to a five-member board in 2020.
• Fiscal year and quorum: the calendar year; a majority of the voting interests.
• Budget: mailed 14 days before the board’s budget meeting; a board budget above 115% of the prior year’s lets 10% of the voting interests call a special meeting to adopt their own.
• Amending the declaration: two-thirds of the total voting interests (Section 15.3); the bylaws by two-thirds of total voting interests and the articles by 75% at a special meeting (Articles, Articles XIII and XVI).
• Merger: 75% of the owners plus all lienholders (Section 15.4).
• Turnover: WCI still controlled the board in February 2012; an owner held the presidency by April 2013 (Special Amendment, OR 4766, Page 364; Sunbiz annual reports, 2012 and 2013).

The Owners’ Recorded Changes Since Turnover

Source: Collier County Clerk Official Records. We found no recorded amendment to the leasing, pet or occupancy clauses and no restatement.

The Master Layer: Tiburón Estates and the Golf Course

“Marquesa Royale at Tiburon exists within the larger Tiburon Estates planned community,” and its owners “are members of, subject to, and are required to pay assessments to The Tiburon Estates Homeowners Association, Inc.” (Declaration, Section 25, citing the master declaration at OR 2579, Page 364). The master declaration binds Marquesa owners on club membership (its Section 17, locked in 2011 against change without the club’s consent, OR 4716, Page 943) and on the master capital contribution added in 2022 (OR 6149, Page 45). WCI’s Fourth Amendment to the master declaration, recorded in 2014, limits commercial vehicles to four hours a day with no overnight parking unless garaged and bars boats, trailers, campers and motor homes unless fully enclosed in a garage (OR 5070, Page 3107); Marquesa’s own Rule A.1 already bans them outright.

The declaration also records the golf relationship: a “Notice to Prospective Purchasers of Proximity to Tiburon Golf Course” (Section 28), and two 2011 easements from the golf course owner for a sewer force main and drainage across golf land that the association alone maintains (OR 4698, Page 3387 and OR 4698, Page 3391). The county roll carves the condominium out of the golf course parcel, “LESS MARQUESA ROYALE” (Collier County Property Appraiser roll, tax year 2026 preliminary).

Marquesa Royale and Esperanza Side by Side

Sources: the recorded Marquesa instruments listed above; the Esperanza I and II declarations and amendments and the Tiburon Mid-Rise 2022 covenants (Collier County Clerk Official Records).

When the Documents and Today’s Practice Differ

Much of daily life at Marquesa Royale is governed by board practice rather than recorded text: pool hours, the gate’s operation, application forms and fees, mail arrangements, parking for visitors and any tighter leasing policy the board adopts under its Section 13.1.2 power. When a board policy and the recorded text disagree, the recorded text governs, and the declaration’s own requirement that rule changes be recorded is a buyer’s lever. The estoppel certificate and the association’s current rules are the documents that settle it for a specific residence.

Is Marquesa Royale at Tiburón a 55+ Community?

Marquesa Royale at Tiburón is not an age-restricted community. Neither the 2008 declaration, its rules nor any recorded amendment contains a 55-and-over occupancy restriction, and Rule A.9 supervises children under 16, which presupposes residents and guests of every age. Any buyer the association approves may buy, whatever their age.

Florida’s housing-for-older-persons exemption requires a community to publish and follow policies showing its intent to operate as 55-and-over housing; nothing of that kind appears in any Marquesa Royale instrument. Every Marquesa Royale address, all eight buildings and 48 residences, is zoned to Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High for the 2026-27 school year (Collier County Public Schools zoning tool, checked September 25, 2026).

In practice Marquesa Royale is a mix of full-time and seasonal owners. On the 2026 preliminary roll, 23 of the 48 residences, 47.9%, carry a Florida homestead exemption: 11 of 24 in the 2008 and 2009 buildings and 12 of 24 in the 2012 buildings (Collier County Property Appraiser roll, tax year 2026 preliminary). That is below Esperanza’s 57.8% and well above Castillo at Tiburón at 28.4% and Ventanas at Tiburón at 20.7%. Eighteen owners, 37.5%, use a mailing address outside Florida, most often Massachusetts, with others in Michigan, New Jersey, Ohio, Pennsylvania and Ontario, Canada. Eighteen of the 48 residences have never had a priced resale since WCI’s first deed, a sign of long ownership (Collier County Property Appraiser roll and sales file, through August 29, 2026).

Can You Rent Out a Marquesa Royale at Tiburón Condo?

Yes, within recorded limits. Marquesa Royale at Tiburón allows leases of the whole residence for 30 days to one year, no more than four a calendar year, each with the association’s prior written approval, and tenants and guests may not keep pets. Nightly, weekly and vacation-club use is not allowed.

That makes Marquesa Royale a seasonal-rental neighborhood, not a vacation-rental one. A 30-day minimum with four leases a year fits the classic Naples winter rental of one to four months and rules out short stays, and the one-year maximum rules out long-term renting to a single tenant for years at a time. Any advertisement offering a Marquesa Royale stay shorter than 30 days conflicts with the recorded rules.

The Leasing Rules in One Table

Sources: Declaration of Condominium, Sections 12 and 13, and Exhibit D Rules and Regulations (OR 4383, Page 1538, recorded August 1, 2008). No recorded amendment has changed these terms.

How the Association’s Approval Works

The approval clause is older and firmer than most. The owner gives notice at least 15 days before a transfer or the first day of a lease, and the board acts within 15 days of complete information: it approves, disapproves for cause or, on a sale where the owner demands it, furnishes an alternate purchaser or buys the residence itself, with the alternate closing within 60 days (Declaration, Sections 13.2 to 13.4). Silence is approval. Sales approvals are recorded with the deed, inheritance is also subject to approval, judicial sales are exempt, and an unapproved transaction is void. For a landlord, the practical point is the 15-day clock: file the lease application well before the tenant’s arrival.

What a Marquesa Royale Landlord Should Plan For

The four-lease cap counts leases in a calendar year, so four one-month winter rentals from January to April use the whole year’s allowance, while a single four-month lease uses one. The one-year maximum means an annual tenant needs a new lease, and a new approval, each year. The tenant pet ban removes part of the seasonal rental pool, so state it in the listing to avoid a failed application. And the guest rules still apply around a lease: the owner’s guests may stay in the owner’s absence only twice a calendar year, up to 14 days each.

Buying a Marquesa Royale Residence to Rent

No recorded waiting period stops a new owner from leasing, which is a real difference from Esperanza II, where a buyer cannot lease for 36 months after taking title. The declaration does let the board make the leasing rules “more restrictive” (Section 13.1.2), and boards can adopt policies that are never recorded. A buyer who plans to rent should ask the association in writing, before contract, for any leasing resolution adopted since 2008.

Can You Sell a Marquesa Royale Residence With a Tenant in It?

Yes. A lease does not stop a sale, but the buyer takes the residence subject to it, and the association’s sale approval, the showings and the closing date all have to be coordinated with the tenant’s term. Because a lease here can run no more than a year, the end date is always within reach. We recommend listing a leased Marquesa Royale residence with the lease, its end date, the association’s approval letter and the tenant’s showing terms disclosed from the start.

Pet Rules at Marquesa Royale at Tiburón

Marquesa Royale at Tiburón owners may keep no more than two household pets such as a dog or cat, plus up to two caged birds and a reasonable number of tropical fish. Pets are leashed or carried on common property, and tenants and guests may not keep pets at all.

The Pet Rules

• Number: “No more than two commonly accepted household pets such as a dog or cat and no more than 2 caged birds, and a reasonable number of tropical fish” (Rule A.5, Declaration Exhibit D).
• On common property: leashed or carried; messes removed at once; the board designates the areas for pets.
• Nuisance pets: a vicious, noisy or nuisance pet must be removed “within four (4) days” of written notice.
• Tenants and guests: “Guests and tenants are not permitted to have pets” (Rule A.5); “tenants and guests shall not be permitted to have pets” (Declaration, Section 12.6).
• Exceptions: the board may make exceptions, with conditions (Rule A.5).
• Breed and weight: the recorded rules set no breed list and no weight limit; the limit is by number and by behavior.
• Pool: the recorded rules do not address pets at the pool; the association sets pool rules.

Living With a Pet in a Marquesa Royale Building

A Marquesa dog’s daily route runs from the residence into the shared elevator, down to the ground-floor lobby beside the parking, and out along the private lane, where it must be leashed or carried. The two-pet count covers dogs and cats together; birds are counted separately, up to two, and fish are not counted. Unlike Esperanza, Marquesa’s recorded rules name no barred breeds, which widens the field for a buyer with a large dog, but the four-day nuisance clause is short. For a seller, the tenant and guest ban matters: a Marquesa residence cannot be marketed to seasonal tenants who travel with pets, and visiting family cannot bring theirs.

Assistance Animals

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

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

Marquesa Royale at Tiburón’s eight buildings, three residential floors over parking, sit inside Florida’s milestone-inspection and structural-integrity-reserve-study laws. Collier County’s milestone map lists all eight as not yet due, with first inspections from 2038 to 2042; no Marquesa Royale study, reserve schedule or budget is published.

That second fact is disclosed to a buyer, not to the public. The association’s study, reserve schedule and any engineer’s reports are association records produced during the document review period, and the estoppel certificate discloses any special assessment that followed from them. At Marquesa Royale there is one of each: one association, one study covering all eight buildings, one reserve schedule.

What the Two Laws Say

• Milestone inspection: Section 553.899(3)(a) of the Florida Statutes requires a building “three habitable stories or more in height” that is subject in whole or in part to the condominium form of ownership to have a milestone inspection “by December 31 of the year in which the building reaches 30 years of age, based on the date the certificate of occupancy for the building was issued, and every 10 years thereafter.” Section 553.899(3)(b) lets the local enforcement agency require the first inspection at 25 years where local conditions, “including environmental conditions such as proximity to salt water,” call for it (Section 553.899).
• Structural integrity reserve study (SIRS): Section 718.112(2)(g)1 requires a study “at least every 10 years after the condominium’s creation for each building … three habitable stories or higher in height,” covering the roof, structure, fireproofing and fire protection, plumbing, electrical, waterproofing and exterior painting, windows and exterior doors, and any other item with a deferred maintenance cost over $10,000. An association that existed on or before July 1, 2022 had to complete its first study by December 31, 2025 (Section 718.112).
• Reserves: for budgets adopted on or after December 31, 2024, the members of an association that must obtain a SIRS “may not determine to provide no reserves or less reserves than required” for the study’s items, and may not spend those reserves on anything else (Section 718.112(2)(f)). That overrides the reserve-waiver language in Marquesa’s 2008 bylaws for those items.
• Hurricane protection: every condominium board must adopt hurricane protection specifications and may not refuse protection that conforms to them (Section 718.113(5)). Marquesa’s Rule A.21 records that the board has adopted shutter specifications.

Why Marquesa Royale Is Within Both Laws

The recorded plans show three residential floors of two residences each above an enclosed ground-level parking and service floor, “3 residential levels … over parking” in the declaration’s own words, with an elevator in every building (Declaration, Section 2 and Exhibit B, OR 4383, Page 1538). Three habitable storeys is exactly the threshold of both statutes, and these are six-residence buildings, not one- to four-family dwellings, so no small-building exclusion applies. A question some buyers ask about “coach homes,” whether a building this size is covered at all, has a plain answer here: it is. The association has been owner-controlled since about April 2013 and existed long before July 1, 2022, so the December 31, 2025 study deadline applied to it.

Collier County’s Schedule, and the Three-Mile Line

Collier County uses the 25-year option only for buildings near the Gulf. Its Milestone Inspections page states the rule: within three miles of salt water, the first inspection at 25 years; more than three miles away, at 30 years; then every 10 years (Collier County Milestone Inspections, under Ordinance 2022-42 as amended). Marquesa Royale is Tiburón’s westernmost condominium, and the county’s own three-mile buffer layer clips the western tip of its land and the gate. Every building sits just outside the line, from about 7 meters (23 feet, Building 3) to about 69 meters (Building 7), by a spatial query of the county’s layer on September 25, 2026, and the county has placed the buildings on 30-year dates.

Source: Collier County Milestone Map, MilestonePoints layer, read September 25, 2026, every record “Open for Uploads” and “Not Due”; certificate dates from Collier County, milestone buildings by year, as of January 2026.

Seven of the eight years are the certificate-of-occupancy year plus 30. Building 5 is the exception: the county’s map shows a year that matches neither the 30-year rule nor the 25-year rule for its August 1, 2008 certificate, and its county record number is out of sequence with the other seven, so we treat it as a county data error and publish no year for Building 5. By the 30-year rule the other 2008 buildings follow, Building 5 would be due in 2038; the county’s notice to the association is the document that settles it. The map lists a year, not a finding: nothing here says what an inspection will find. Once an inspection is complete, the association must give every owner the inspector’s summary.

The two construction eras show up plainly. The four older buildings come due in 2038 and 2039, four years before the 2012 buildings, and all eight well before Esperanza’s first inspections of 2043 to 2045, the practical meaning of being built one to seven years earlier.

The Structural Reserve Study Is Due Now, Not in 2038

The milestone inspection is more than a decade away; the reserve study is not. Because no Marquesa building’s first milestone inspection fell due by the end of 2026, the option to combine the two did not apply, and the association’s first SIRS deadline was December 31, 2025. No Marquesa Royale study, reserve schedule or budget is published anywhere we searched, and we have not seen the state’s filing record for this association ourselves, so we make no statement about whether or when the study was completed, what it found or how the association funds its reserves. Ask for the completed study and the reserve schedule during the document review period (DBPR SIRS reporting).

What the Recorded Work Already Tells You

The association’s recorded and permitted work over the last seven years is fire and life safety, plus small mechanical and electrical jobs. Notices of commencement show fire-alarm panel replacements at Building 3 in 2019 (OR 5622, Page 1577), again in 2021 (OR 6027, Page 3540) and seven more notices in June 2025, one per building (OR 6478, Page 1564 is Building 4’s), then the pool’s electric meter in 2025 and the gate’s in 2026 (Collier County Clerk Official Records). County permit reports from January 2024 to July 2026 show the same pattern: fire-alarm communicators replaced at all eight buildings in September 2024, fire-alarm panels in six buildings in May and June 2025, about $48,100 declared in total, three building mechanical permits in March 2025, and pool and gate electrical permits (Collier County Growth Management, monthly building permit reports).

The same reports show no roof, window, concrete-restoration, structural or elevator permit by the association in those 31 months. For buildings now 14 to 18 years old, a record of life-safety upgrades with no roof or concrete program yet is what a reserve study would be expected to plan for rather than report as done; roof age and condition are set out in the study. At the owner level, the same reports list three shutter or storm-protection permits declared at $34,000 to $38,000 and three full remodels of $150,000 to $255,000, so opening protection varies residence by residence, which matters for each owner’s wind-mitigation inspection.

The Developer’s Bankruptcy and the Association’s Withdrawn Claim

WCI’s Chapter 11 left one trace involving the association. The federal bankruptcy docket for WCI Communities, Inc. in the District of Delaware records a “Notice of Withdrawal of Proof of Claim Number 3368 filed by Marquesa Royale at Tiburon Condominium Association, Inc.,” entered March 25, 2010, the same day the Tiburon Mid-Rise association withdrew its own claim. What the claim was for is not in the free docket text. We found no construction-defect lawsuit by the Marquesa association in the records reviewed for this page, unlike Esperanza, whose two associations both sued WCI after turnover. A buyer should still ask the association whether any claim, warranty repair or recovery against the developer is open.

What a Marquesa Royale Buyer Should Ask For

• The completed structural integrity reserve study, its date and the engineer’s findings, and the budget and reserve schedule adopted after it.
• Whether SIRS-item reserves are fully funded, and any loan, line of credit or special assessment used in their place.
• The board-adopted hurricane protection specifications, and the permit history for the residence’s windows, doors and shutters, which the owner maintains here.
• The association’s insurance declarations, including its flood coverage and hurricane deductible, divided 48 ways.
• The condominium and master estoppel certificates, with any levied or pending special assessment and both capital contributions.
• For Buildings 1 and 8, the 2017 corrective amendment drawings; for every building, the recorded amendment that added it.
• The costs and any history of the 2011 sewer force main and drainage easements across golf land.
• The board’s current rules and any leasing resolution adopted since 2008.

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

One Condominium, Eight Buildings, Two Construction Eras

Marquesa Royale’s eight buildings are one condominium with one budget, one reserve schedule and one set of structural records, but they were finished in two eras: Buildings 4 to 7 in 2008 and 2009 by WCI Communities, Inc., and Buildings 1, 2, 3 and 8 in 2012 by its reorganized successor, under building-code editions that may differ between the two. The study treats every building, and the association funds all of them from the same 48 shares, so an owner in a 2012 building pays equally for the older buildings’ earlier roofs and inspections, and the reverse. The pool, gate, lane and golf-land utility lines are in the same budget too, because Marquesa Royale has no shared amenity association to carry them.

Hurricanes, Flood Zone and Insurance at Marquesa Royale at Tiburón

Marquesa Royale at Tiburón sits outside FEMA’s high-risk flood zone. A 2012 FEMA Letter of Map Amendment removed the whole condominium, all 48 units, from the Special Flood Hazard Area, and on the current map (panel 12021C0194J, effective February 8, 2024) all eight buildings are in Zone X. Each residence’s flood zone determination confirms it.

That is the cleanest flood record of any Tiburón condominium we have mapped, and it is the single biggest physical difference between Marquesa Royale and Esperanza, which WCI built to the same floor plans a few hundred yards east. Esperanza’s buildings mostly read Zone AH on the same map and rely on FEMA letters a lender may never see; Marquesa’s buildings read Zone X on the map itself. For a buyer with a mortgage, that is the line between flood insurance as a federal requirement and flood insurance as a choice.

The Map and the Panel

All eight Marquesa Royale buildings and all 5.72 acres of the condominium parcel sit on one FEMA flood map panel, 12021C0194J, effective February 8, 2024 (FEMA National Flood Hazard Layer), in NFIP community 120067, unincorporated Collier County. Collier County’s 2026 Flood Protection Newsletter confirms that “the county’s DFIRM became effective on 02/08/2024” (2026 newsletter). The next panel south, 12021C0382J, begins about one meter beyond the parcel’s southern edge, so no Marquesa residence falls on it (FEMA NFHL, read September 24, 2026). A revised countywide map entered its 90-day appeal period on August 19, 2026 and is targeted to take effect in summer 2027; until it does, the 2024 map governs every flood zone determination, lender requirement and NFIP rating at Marquesa Royale.

The Condominium Parcel on the Map

On the effective map the condominium parcel (county common folio 59728000029, one polygon shared by all 48 unit parcels) is 86.3% Zone X “Area of Minimal Flood Hazard” and 13.7% Zone X “0.2% annual chance,” with 0.0% in any high-risk zone (FEMA NFHL overlaid on the Collier County Parcel layer, measured September 24, 2026). The parcel line touches the edge of a Zone AE polygon without enclosing any of it: those AE zones are the Tiburón golf-course lakes beyond the property line. Collier County’s own 2024 flood-zone layer returns the same “Area of Minimal Flood Hazard” at buildings 1, 5 and 8 (Collier County FEMA24 flood zones).

Flood Zone, Building by Building

Method: point-in-polygon at each Collier County building address point (county Site Address Points), and area intersection of each Property Appraiser 2025 building footprint (county Building Footprints) with FEMA’s mapped zones, measured September 24 and 25, 2026. Ground readings are USGS 3DEP lidar at the building point (USGS Elevation Point Query Service). Completion dates are the certificates of occupancy on Collier County’s milestone buildings list, January 2026 edition (county list).

In summary: every one of the eight building points is Zone X, “Area of Minimal Flood Hazard.” Buildings 6, 7 and 8, the three on the southeast row toward the main golf parcel and the resort, are wholly in the minimal-hazard zone and 52 to 60 meters from any high-risk polygon. Buildings 4 and 5 are Zone X with a thin 0.2% annual chance edge. Buildings 1, 2 and 3, on the northwest row facing the golf lake, are Zone X at the building and across 92 to 99% of the footprint, with a sliver of the county’s footprint drawing reaching a lake mapped as Zone AE.

The pool at 2539 Marquesa Royale Ln is Zone X, minimal, 42 meters from the nearest high-risk polygon; the gate point at 2565 is Zone X, 0.2% annual chance, 15 meters from it (same overlay, September 25, 2026).

Buildings 1, 2 and 3 and the Lake Edge

The Zone AE contact under buildings 1, 2 and 3 (0.7%, 0.3% and 7.1% of their footprints) falls entirely in the part of each footprint the county draws beyond the condominium parcel line, over the lake bank. Because the recorded parcel contains no high-risk zone at all, the condominium itself is not in AE. The Property Appraiser’s footprints are traced from aerial imagery and include screened loggias and any digitizing offset; they are not surveys. The accurate description is “Zone X, beside a golf lake mapped as Zone AE,” never “partly in AE.” A lender’s flood determination for a building 1, 2 or 3 residence should read Zone X; if one ever reads otherwise, the 2012 letter below and this parcel overlay are the documents to put in front of it.

The 2012 FEMA Letter That Removed the Whole Condominium

On May 17, 2012 FEMA issued a Letter of Map Amendment for Marquesa Royale, case 12-04-4196A (FEMA Map Service Center, LOMA 12-04-4196A). It did not remove a building or a lot. It removed the property itself, described as “Marquesa Royale at Tiburon, a Condominium (all units inclusive), as described in the Declaration of Condominium recorded as File No. 4196111, in Official Record Book 4383, Pages 1538 through 1626.”

Three readings, all ours from the letter’s own fields. First, the letter came one day after the 2012 panel took effect, so that edition very probably drew Marquesa’s land inside the high-risk zone and WCI, which was then building out the second half of the condominium, had it taken out at once; the letter itself does not print the 2012 zone. Second, the lowest point of the land stood 1.8 feet above the 11.0-foot flood elevation FEMA used. Third, FEMA’s index lists seven building addresses in the project name and omits 2547 (building 3), whose certificate of occupancy came two weeks after the letter; because the letter removes the condominium “all units inclusive,” it covers building 3’s land too. Anyone relying on the index entry alone should read the letter.

The letter also carries a sentence every Marquesa buyer should know: even after a removal, “the lender has the option to continue the flood insurance requirement.” FEMA’s index marks the letter “Not incorporated,” meaning it was not folded into a later map. Under the 2024 panel the whole parcel is mapped Zone X without it, so today the letter is a historical safeguard rather than the thing holding the buildings out.

How Marquesa Royale’s Flood Map Changed

Marquesa Royale Against Esperanza on the Flood Map

The comparison matters because the two neighborhoods share WCI’s floor plans and are the two most expensive condominiums in Tiburón. On the same February 2024 panel, 12 of Esperanza’s 15 building footprints touch the high-risk zone on the map polygons, mostly Zone AH, and only buildings 14 and 15 sit wholly in Zone X (Esperanza research, FEMA NFHL overlay, September 25, 2026). Two FEMA letters from 2012 and 2013 removed large parts of Esperanza’s land and were revalidated on the 2024 map, but FEMA’s revalidation letter says such letters “will not be reprinted or distributed” to lenders and insurance agents, so an Esperanza buyer has to hand them over. At Marquesa the map itself reads Zone X at every building. That difference in how easily a lender reaches the right answer is real, and it is one evidence-backed reason, alongside location and the neighborhood’s private amenities, why Marquesa trades at a premium; it is not the whole reason.

Ground Elevation Against the Base Flood Elevation

USGS lidar puts the ground at the Marquesa building points at 13.37 to 14.35 feet NAVD88 (building 1’s point returned no value; two readings beside it are 13.73 and 13.81), while the nearest base flood elevation lines FEMA draws near the property are 10.5 feet, about 21 meters from building 1, and 10.0 feet, about 51 meters from it (FEMA NFHL, read September 25, 2026). That is a margin of roughly 3 to 4 feet at ground level. Ground at a point is not a floor elevation, and no Marquesa residence is on the ground: each building puts its parking and storage on the ground level and its three floors of residences above.

No elevation certificate for any Marquesa Royale building is on Collier County’s public elevation-certificate map (Collier County Elevation Certificates layer, searched by area, street name and folio on September 25, 2026); the nearest certificates on the map belong to Ventanas and Escada. We therefore publish no floor height. An elevation certificate, if the association holds one, is a document to request during the review period; with the buildings mapped Zone X, most NFIP pricing does not depend on one.

FEMA’s Preliminary Map Keeps Every Building in Zone X

FEMA issued preliminary countywide flood data for Collier County on March 20, 2025. On the preliminary panel, 12021C0194K, every Marquesa building point stays Zone X (FEMA Preliminary NFHL, read September 24, 2026). New small Zone AH polygons touch the footprints of building 3 (1.8%) and building 4 (0.6%), and buildings 1 and 2 by less than 0.1%; across the parcel, 1.0% (238 square meters, split between AH and AE) would become high-risk, all at the edges. The nearest preliminary base flood elevation lines read 11.5 feet NAVD88, still 2 to 3 feet below the lidar ground at the buildings. Our reading: essentially unchanged, with the northwest-row edge worth rechecking when FEMA issues its final determination. Preliminary maps cannot be used to rate an insurance policy.

The Community Rating System Discount

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

The 50 Percent Rule for Renovations

Collier County applies the substantial-improvement rule, the 50 percent rule, “within flood zone VE, AE, AH or A” (2026 newsletter): when an improvement or repair costs 50% or more of the structure’s market value, the structure must be brought up to current elevation requirements. No Marquesa building is in any of those zones on the effective map, so the rule does not reach a Marquesa remodel. That matters here more than at most condominiums, because Marquesa owners are doing full remodels of real scale (see the permit section below).

Evacuation Zone, Coastal Hazard and Wind

Collier County’s GIS layers place Marquesa Royale in Hurricane Evacuation Zone C, outside the Coastal High Hazard Area and landward of any Coastal Construction Line, checked September 25, 2026 at buildings 1, 5 and 8 (Collier County ArcGIS services). The county’s Florida Building Code wind layers return a Risk Category II design wind speed of 162 mph at the buildings (Category I 149, III 175, IV 183). Those layers were digitized from an earlier code edition, so the design wind speed for any new work is set by the Florida Building Code map in force when that work is permitted.

Marquesa Royale is Tiburón’s westernmost condominium, the one nearest the Gulf, and it sits right on Collier County’s three-mile saltwater line (covered under milestone inspections below). It is still inland of the storm-surge boundary: the National Weather Service’s surge reference line for Hurricane Ian was US 41, and Marquesa lies east of it.

What Code Were the Marquesa Buildings Built To?

The county’s certificates of occupancy split Marquesa exactly in half: buildings 5, 6 and 4 were completed between August 1 and December 4, 2008 and building 7 on June 18, 2009, while buildings 3, 2, 1 and 8 were completed between May 31 and December 21, 2012 (Collier County milestone buildings list, January 2026). The recorded declaration and its amendments give the same order: building 5 with the declaration on August 1, 2008, then buildings 6, 4 and 7 by amendments in 2008 and 2009, then buildings 3, 2, 1 and 8 in 2012 (Collier Clerk, OR 4383/1538 and amendments). County aerial footprint layers agree: buildings 4 to 7 first appear in 2009, building 3 in 2012 and buildings 1, 2 and 8 in 2013.

Permitted three to four years apart, the two halves were very probably built under different editions of the Florida Building Code. The original permit numbers were not retrieved, so we name no edition; the code of record for each building sits in the county’s original permit files. Every Marquesa building postdates Hurricane Wilma (October 2005) and Hurricane Charley (2004), and none of the county’s 2004, 2006 or 2007 footprint layers shows any building on the land. All eight were standing for Hurricane Irma in September 2017 and Hurricane Ian in September 2022.

Hurricane Ian and Irma at Marquesa Royale

No Marquesa Royale storm-damage record was found in the court, permit and news records we reviewed on September 25, 2026. A federal and state court search (CourtListener) returned one case naming the association, and it is not a storm case: the WCI bankruptcy described below. Web results for Ian damage at Marquesa Royale were brokerage marketing pages, which we do not use as sources. The county issued-permit reports we read for Marquesa run from January 2024, so they do not cover the months after Ian; the same October 2022 to February 2023 reports, read for a sibling Tiburón page, recorded Tiburón storm-season items only at Esperanza. We did not re-read those months address by address for Marquesa, so treat that as consistent with no Marquesa storm-repair program, not as proof. The association’s minutes and any claim files are the documents that would say for certain.

No Construction-Defect Suit on Record

Here Marquesa differs from Esperanza, whose two associations both sued WCI over construction after completion. The only court record naming Marquesa Royale’s association is in WCI Communities’ Chapter 11 case in Delaware: a “Notice of Withdrawal of Proof of Claim Number 3368 filed by Marquesa Royale at Tiburon Condominium Association, Inc.,” entered March 25, 2010 (CourtListener docket). What the claim covered is on the fee-based federal claims register, not in the free docket; the association withdrew it. No construction-defect, insurance or storm case against or by the association appeared in the search. The history of that bankruptcy is covered in our section on how Marquesa Royale came to be.

The Master Policy, the HO-6 and the Deductible

Marquesa Royale is one condominium with one association, so the association insures all eight buildings under Section 718.111(11), Florida Statutes: the association covers the buildings as originally installed, and the owner insures interior finishes, fixtures and contents with an HO-6 policy. A hurricane deductible on the master policy is a common expense.

The declaration gives every residence an equal share, 1/48 of the common expenses, whatever the plan or floor (Section 7.1, OR 4383/1538). So a percentage wind deductible passed through as a special assessment falls equally on the 2,539-square-foot residences in buildings 4 to 7 and the larger ones. With 48 owners the pool is small: a given deductible divides roughly half as many ways as at Ventanas (82 residences) and into fewer shares than at Bolero (60). An HO-6 loss-assessment limit is the line that answers that assessment: take the building deductible from the master declarations page, divide by 48, and set the limit well above the result. The association’s current master carrier, hurricane deductible and flood coverage are in its insurance declarations, which a buyer receives during the document review period.

What Sits on the Ground Floor When Water Rises

The recorded plot plan shows what a Marquesa building keeps at ground level: two parking areas of six lettered spaces each (two per residence), six storage rooms (one per residence), the elevator lobby and elevator equipment room, a trash room, and mechanical and electrical rooms (declaration Exhibit B, sheet 5, OR 4383/1602). No residence is on that floor. In a flood, the exposure is the cars, the storage-room contents and the building’s own equipment. The parking spaces and storage rooms are limited common elements, but what an owner keeps in them is the owner’s property, and a standard HO-6 excludes flood. Marquesa’s Zone X map reading makes flooding there less likely than at an AH building; it does not make it impossible.

Flood Coverage on the Buildings

The NFIP product for an association’s building is the Residential Condominium Building Association Policy (FEMA F-144). Because no Marquesa building is in the high-risk zone on the effective map, the federal mandatory purchase requirement does not apply by map, and flood cover for the buildings is the association’s choice unless a lender requires it. Whether the association carries RCBAP, private flood cover or none, and at what limit, is answered in its insurance declarations, not in any public record. A standard HO-6 excludes flood, and loss-assessment coverage follows the HO-6’s own perils, so an uninsured flood loss to the common elements would fall on the association and its 48 members.

Citizens and Flood for a Marquesa Owner

Citizens Property Insurance’s flood-coverage requirement does not apply to condominium unit-owner policies: “Condominium unit-owner policies, tenant content policies, and policies that exclude windstorm or hail coverage are not required to purchase flood insurance coverage” (Citizens, Flood, read September 24, 2026). A single condominium unit with a combined dwelling and contents replacement cost of $700,000 or more is not eligible for Citizens coverage under Section 627.351(6)(a)3.a., Florida Statutes (Section 627.351). An HO-6 excludes the building shell, but Marquesa owners have recorded interior remodels declared at $150,000 to $255,000 (county permit reports, 2024 and 2025), and a residence finished at that level can approach the cap on interiors plus contents; check it against the insurer’s replacement-cost estimate before assuming Citizens is available. For the association’s own policy, an authorized insurer’s renewal offer makes the buildings ineligible for Citizens unless that premium is more than 20% above Citizens’ rate (same section).

Windows, Shutters and Wind Mitigation

At Marquesa the windows are the owner’s. The declaration makes the owner responsible for “screens, screened terraces, windows and glass” and the entry doors, while the association maintains the exterior walls, painting, waterproofing and the outside face of the main entrance doors (Sections 6.1 and 6.2, OR 4383/1538). That is the opposite of Esperanza, where the associations took the windows into the common elements, and it means impact glass at Marquesa is a residence-by-residence question, not a building program.

Shutters need the board’s consent. The recorded rules bar hurricane shutters on any window, sliding door or screened loggia without prior written board approval, allow the board to require uniform color, size, style or manufacturer, and state that the board has adopted shutter specifications (Rules A.3 and A.21, OR 4383/1619 to 1625). Florida law requires every condominium board to adopt hurricane protection specifications for each building (Section 718.113); we found no recorded version, so request the board’s current specification before changing any window, door or shutter.

The permit record shows owners acting on it: from January 2024 to July 2026 the county issued three owner shutter or storm-protection permits declared at $34,092.99 to $37,890, in buildings 5 and 7, plus a 2025 revision of a 2023 shutter permit in building 1 (Collier County monthly permit reports). Expect opening protection to vary from residence to residence. Each HO-6 wind-mitigation inspection (Florida form OIR-B1-1802) will want the product approvals from the permit file, because the county permit type does not say whether a product is a shutter, a screen system or impact glass.

Which Schools Serve Marquesa Royale at Tiburón?

Every Marquesa Royale at Tiburón address, all eight buildings and 48 residences, is zoned to Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High for the 2026-27 school year, per the Collier County Public Schools zoning tool checked September 25, 2026. Confirm the specific address with the District before relying on it.

How We Checked

We queried “Marquesa Royale” through the District’s zoning service (Collier County Public Schools zoning tool) for three school years. All 59 address records (8 building records, 48 unit records and the pool, meter and gate points on the lane) returned the same three schools for 2026-27 with no rezoning flagged, and the same three for 2025-26. The 2027-28 assignments were not yet published on September 25, 2026; school zoning is set annually by the District. Every Marquesa address is on the one private lane, so there is no split within the neighborhood.

Marsala Is the Exception in Tiburón

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

Who the Answer Matters To

Marquesa is less of a year-round neighborhood than Esperanza: 23 of 48 residences (47.9%) carry a homestead exemption, against 57.1% in Esperanza I and 58.3% in Esperanza II, and 18 owners (37.5%) mail their tax bills outside Florida, from Massachusetts, Michigan, New Jersey, Ohio, Pennsylvania and six other states and provinces (Collier County Property Appraiser roll, tax year 2026 preliminary). Still, with three bedrooms and a den in 36 of the 48 residences and two bedrooms and a den in the other 12, a family buying for full-time use has room to, and the zoned schools are the same as for the rest of central Tiburón.

County Permits and Recorded Work at Marquesa Royale at Tiburón

Collier County permit reports from January 2024 to July 2026 show Marquesa Royale at Tiburón’s association spending on life safety, not structure: fire-alarm work in seven of eight buildings, alarm communicators, three building mechanical permits and pool and gate electrical work. No roof, window, concrete or elevator permit appears. Owners pulled 15 permits of their own, including remodels to $255,000.

Sources: Collier County Growth Management, Monthly Building Permit Reports, “Issued” and “Applied,” January 2024 to July 2026, 31 months (Collier County monthly permit reports), filtered September 25, 2026 by “Marquesa Royale” and the 59728 folio block and de-duplicated by permit number; and the Collier Clerk’s Official Records for Notices of Commencement (Collier Clerk Official Records), searched on the association’s name back to 2008. Permit reports before January 2024 and for August 2026 were not read for Marquesa, so older permits appear here only where a Notice of Commencement was recorded.

Association Permits, Every One

That is the whole association permit record for the 31 months read: 21 permit numbers, all life safety, mechanical or electrical service. Building 7 has no 2025 fire-alarm permit in the reports we read.

Recorded Association Work Before 2024

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

• June 2012, while WCI still controlled the association: common-element “improvements and/or repairs” (OR 4809/2295). A recorded association affidavit that October states that “No special assessment has been levied for the Work but the Association has sufficient funds” (OR 4846/2031).
• April 2019: fire-alarm panel replacement at building 3 (OR 5622/1577).
• October 2021: “Fire alarm panel replacement” on Marquesa Royale Lane buildings (OR 6027/3540).

What Is Not in the Record

• No roof permit at any Marquesa address or on the common parcel from January 2024 to July 2026, and no roof Notice of Commencement in the Clerk’s index since 2008. The roofs are 14 to 18 years old; their condition and remaining life are set out in the association’s structural integrity reserve study.
• No window, balcony, concrete-restoration, painting or structural program. Ventanas at Tiburón replaced its windows in 2020 and restored concrete in 2025; Marquesa, with windows the owners’ responsibility, has recorded neither.
• No elevator permit. That proves nothing about the elevators, which the declaration makes association-maintained common elements; routine elevator maintenance does not need a building permit.

Owner Permits Inside the Residences

From January 2024 to July 2026 the county’s reports list 15 owner-level permit entries (including one revision) at 14 of the 48 residences:

Three of the four remodels are full-scale: $150,000 in building 7 (February 2024), $150,000 in building 3 (August 2024) and $255,000 in building 2 (March 2025). The two largest record total areas of 2,922 and 2,930 square feet, in line with the county’s 2,917-square-foot record and WCI’s 2,930 plan. We publish these as totals and by building, never by residence or owner.

What the Pattern Shows

• The association’s money has gone to life safety. Fire-alarm panels were replaced at building 3 in 2019, across the buildings under a 2021 notice, at building 1 in 2024 and at six buildings in June 2025, with communicators renewed at all eight in September 2024. Nothing structural was permitted in the window read.
• Owners are remodeling at real scale. Three remodels of $150,000 to $255,000 in 14 months in residences now 12 to 17 years old say something about how owners value them. Because no building is in the high-risk flood zone, none of these triggered the county’s 50 percent review.
• Opening protection is owner by owner. Four residences show shutter or storm-protection permits since 2023, two of them in 2026.
• Sprinklers: the rules forbid tampering with sprinkler heads (Rule B.10), and one 2024 remodel carried a fire-sprinkler permit, so the buildings are sprinklered at least in part; the record does not show every residence.
• Radon: two $1,100 mitigation permits, in buildings 1 (2024) and 8 (2026). A buyer can ask the seller for any radon test and the system’s permit.

The Milestone Inspection Timetable

Collier County’s milestone map lists all eight Marquesa buildings as “Not Due,” with first milestone inspections scheduled for 2038 (buildings 4 and 6), 2039 (building 7) and 2042 (buildings 1, 2, 3 and 8): in each case 30 years after the building’s certificate of occupancy (Collier County MilestoneMap, queried September 24, 2026). Building 5’s year is not published here: the county’s map shows a date that matches neither its August 2008 completion plus 30 years nor the 25-year coastal rule, which looks like an entry error, and the association’s county notice is the document that settles it.

Marquesa sits right on the line that decides the schedule. Collier County lets its Building Official require the first inspection at 25 years for buildings within three miles of salt water (Collier County Milestone Inspections; Ordinance 2023-41), and the county’s own three-mile buffer layer cuts across the western tip of the Marquesa parcel: 10.5% of the land and the gate point are inside it, and the drawn footprints of buildings 1 and 3 cross it by about 12 square meters each (county Milestone Buffer layer, measured September 25, 2026). Every building point is outside it, by 7.0 meters (building 3), 9.2 (building 4), 10.6 (building 2) and 10.8 (building 1) to 69.4 meters (building 7), roughly 23 to 228 feet. The county has placed all of the buildings it dates on the 30-year schedule. Our Florida condo law section covers the structural integrity reserve study that applies now.

Whether Any of This Was a Special Assessment

Special assessments are not recorded publicly, and none of the permit reports or Notices of Commencement says how the recent work was paid for. The one recorded statement is the 2012 affidavit that the association funded that year’s common-element work without a special assessment. Since 2023, every new owner also pays a one-time capital contribution equal to one quarterly assessment into a fund for “deferred maintenance, capital expenditures, and other operating expenses” (Section 19.1.1, OR 6206/1117). The estoppel certificate must disclose any assessment that is pending, and the adopted budget and reserve schedule show what the association is setting aside for the roofs, painting and the eight elevators.

What Is Being Built Near Marquesa Royale at Tiburón?

Nothing new is being built beside Marquesa Royale at Tiburón. Its 5.72-acre tract is bordered by golf land and the Ritz-Carlton Golf Resort’s parcels, and Collier County’s public planning layer, read September 25, 2026, shows no project within about half a mile dated after 2021, only completed resort additions and older approvals.

Zoning Around Marquesa Royale

Marquesa Royale is zoned PUD, part of the Pelican Marsh Planned Unit Development (petition PUD-93-01(5), also known as DRI-93-1), with a Future Land Use designation of Urban Residential Subdistrict and no zoning overlay, inside the Pelican Marsh Community Development District, Collier County Commission District 2 and the North Collier Fire district (Collier County zoning, PUD, future land use, CDD, commission and fire district layers, read September 25, 2026). The county’s zoning layer records the PUD’s latest change as Ordinance 16-25 of September 13, 2016, adopted with Development Order 16-01; the ordinance numbers are given here, not their contents.

The Planning Record Within Half a Mile

Source: Collier County CityView planning projects layer (Collier County ArcGIS services), about an 800-meter search around the condominium parcel, September 25, 2026. The newest item is the 2021 Galleria south pads file. The layer’s completeness for petitions filed in the last few months is not guaranteed; the county’s current petition list and hearing agendas are the documents that would show a brand-new filing.

The Land Beside Marquesa

The neighbors on the county parcel map are a golf course and a resort, not developers. Of the tract’s 874-meter boundary, about 502 meters (57%) is shared with Tiburon Golf Ventures golf land, about 257 meters (29%) with parcels owned by HMC NGL LP, the owner of The Ritz-Carlton Golf Resort at 2600 Tiburon Dr, and most of the rest with Pelican Marsh Community Development District land at the entry (Collier County Parcel layer, measured September 25, 2026). Building 8 sits about 2 meters from the resort owner’s parcel line.

Inside Marquesa there is nothing left to build. All 48 residences are built, the declaration records a covenant stating that the maximum number of units on the property is 48 (Section 28), and the golf owner’s residual parcel is carried on the county roll “LESS MARQUESA ROYALE.” The recorded relationship with the course runs the other way too: the association holds 2011 easements from the golf owner for a sanitary sewer force main and for drainage across golf land, and it pays to maintain both (utility easement, OR 4698/3387; drainage easement, OR 4698/3391).

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

Road Work on the Way Out

Every trip from Marquesa leaves through the lane’s gate onto Tiburon Drive, then Tiburon Boulevard East to Airport-Pulling Road, so two county road projects touch the daily drive.

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

Tiburón’s Entrance Road

Inside the District’s own roads, the Pelican Marsh CDD’s June 17, 2026 minutes record that “a substantial amount had been identified for the Tiburon entrance road within the next two years,” and its July 15, 2026 minutes record that, if a pavement assessment supports it, the entrance “from Airport-Pulling Road to the roundabout” could be resurfaced, with a budget decision before Christmas 2026 and paving after Easter 2027. That is the stretch every Marquesa trip uses.

Farther Out: the Former Naples Daily News Site

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

Daily Logistics at Marquesa Royale at Tiburón

Daily life at Marquesa Royale at Tiburón runs through the lane’s own gate off Tiburon Drive, then a shared elevator from two assigned parking spaces, a trash chute on every floor, county pickup on Tuesdays and Fridays, and about 3.3 to 3.6 road miles to NCH North Hospital, Mercato and I-75.

Getting In: Two Gates

Marquesa Royale sits behind its own gate off Tiburon Drive, outside Tiburón’s staffed gatehouse, which the Pelican Marsh Community Development District staffs around the clock while controlling the unmanned gates remotely. Guests are listed through the District’s ISN web system or on signed District forms; parcel carriers are admitted 7:00 a.m. to 10:00 p.m. any day; and commercial vehicles 7:00 a.m. to 7:00 p.m. Monday to Saturday, with no access on holidays (Pelican Marsh CDD access policies, parent Tiburón research).

Then there is a second gate, Marquesa’s own. Collier County’s site-address layer carries a structure typed “Gates” at 2565 Marquesa Royale Ln, inside the condominium’s land where the lane leaves Tiburon Drive (county Site Address Points), and on April 7, 2026 the condominium recorded a Notice of Commencement for “2565 Marquesa Royale Ln, (Gates)” to “Replace existing gate meter w/ new” (OR 6572/102). The declaration makes the “entrance” and the roads the association’s to maintain (Section 4.3). So Marquesa has a powered entry gate of its own, owned and maintained by its 48 owners. How it operates (code, transponder, call box or hours) is not in any record we read, and no Marquesa document promises a level of security; ask the association how residents, guests and vendors are admitted before closing.

Transponders, Tenants and Home Watch

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

The Elevator and the Ground Floor

Each Marquesa building has one elevator at the center of the core, a common element the association maintains. On every residential floor its doors open into a vestibule serving the two residences on that floor, one on each side, beside a trash chute and between two common stairs (declaration Exhibit B, sheet 6, OR 4383/1603). WCI’s own 2006 Residence 01 drawing labels the car “COMMON ELEVATOR” opening into the residence’s “VESTIBULE.” The car is shared by the building’s six residences; the landing is shared only with the one neighbor across it.

On the ground floor each building has an entry, the elevator lobby, the elevator equipment room, a trash room, mechanical and electrical rooms, six storage rooms, one assigned to each residence, and the two six-space parking areas the plan labels “Parking Garage” and “Parking Level” (declaration Exhibit B, sheet 5, OR 4383/1602).

Parking and Vehicles

“Each Unit shall always have the exclusive use of two assigned parking spaces under building in which the Unit is located,” and each also has an assigned storage area in its building, both limited common elements (Sections 12.5.1 and 12.5.2, OR 4383/1538). Spaces can be exchanged only through the association, which may reallocate them for a disability need. The plan does not label any guest spaces, and no recorded rule addresses visitor parking; the association sets it.

The recorded rules allow passenger cars, SUVs, mini-trucks, vans and street-legal motorcycles that fit a garage space. Commercial vehicles, trucks, campers, motor homes, trailers, boats and boat trailers are prohibited, and no vehicle maintenance is allowed beyond washing in designated areas (Rule A.1). The Tiburón master declaration adds its own limits on commercial vehicles and on boats and campers across the wider community.

Mail and Packages

No mail room appears on Marquesa’s recorded ground-floor plan, unlike Ventanas, whose plans label one in each lobby, and the county’s address layer carries no mailbox or cluster-box point on the lane, only the eight buildings, the pool, the gate and an electric meter. Where the mailboxes are and how packages are handled are set by the association and are not in any record we read; confirm them during the association-document review. Parcel carriers reach the lane inside the District’s 7:00 a.m. to 10:00 p.m. window.

Trash and Recycling

Collier County’s collection-day layer, checked September 25, 2026 at buildings 1, 5 and 8, places Marquesa in District 1: garbage Tuesday and Friday; recycling, yard waste and bulk Friday (Collier County collection days layer). Every Marquesa tax bill carries a “District 1 Garbage” line of $261.91 (Collier County tax bills, 2025). Inside, residents use the trash chute on their floor, which drops to the ground-floor trash room. The recorded rule is specific: trash “must be securely bagged and newspapers are required to be bundled,” and “Food and vegetable scraps are to be disposed of in the individual residence garbage disposal” (Rule A.6). How containers move from the trash room to collection is an association arrangement not stated in the record.

Water, Sewer, Power, Cable and Internet

• Water and sewer: Collier County Water-Sewer District, water service area D12 and the North wastewater service area (county utility layers, read September 25, 2026). The declaration makes “the cost of water and sewer service to the Units” a common expense (Section 4.9), so water is paid through the assessment; confirm the current billing arrangement in the budget. Part of Marquesa’s sewer runs through a force main across golf land under the 2011 easement the association maintains.
• Electricity: Florida Power & Light. The pool, the gate and a separate utility point on the lane carry their own meters, both replaced under recorded notices in 2025 and 2026. Each residence’s own air-conditioning and heating equipment is the owner’s (Section 6.2.7).
• Cable and internet: “The cost of providing basic cable television under a bulk service contract” is a common expense (Section 4.9), and the association is a named grantor on both 2021 Hotwire Communications telecommunications easements (OR 5905/3151; OR 6027/2350), which cover phone, television and internet facilities. Whether internet is inside Marquesa’s bulk package is shown in the budget.
• Natural gas: not established in any record we read.

Who Does the Outside Work

A Marquesa owner does no yard work. The association “administer[s] and maintains the roads, landscaped areas, entrance, swimming pool, pool deck and pool pavilion within the Condominium Property” (Section 4.3), and keeps the structure, roofs, exterior walls, painting, waterproofing and caulking, the elevators, trash chutes and rooms, and the wiring and pipes up to each residence’s breaker panel and shut-off (Section 6.1). The owner keeps everything inside the residence, the windows and glass, screens and screened terraces, the entry door, appliances, water heater, smoke alarms and air conditioning. On the loggias the owner cleans and the association maintains the structure, railings and slabs (Section 6.3.1). Unlike Esperanza, there is no second association for the grounds: the same 48 owners fund the lane, gate, landscaping and pool through one budget.

The Pool, Deck and Pavilion Day to Day

The pool at 2539 Marquesa Royale Ln sits at the far end of the lane beside building 4, with a pavilion structure of about 1,020 square feet beside it on the county footprint layer, and it belongs to these 48 households alone. The board may lease the pool deck to an owner for temporary exclusive use, which is how a private gathering is booked (Section 12.7). The rules keep pool-side audio to earphones (Rule A.10), prohibit “Climbing, jumping, and diving from the pool fountain water feature” (Rule A.23, OR 5706/1490), and allow grills only in areas the board designates, never on a screened terrace or balcony (Rule A.11). Pool hours, heating and guest limits are not in the recorded rules; the association sets them.

Moving In, Contractors and Noise

• Moves: “Mondays through Sundays between the hours of 8:00 A.M. and 5:00 P.M.,” with moving vans parked in designated areas only while in use (Rule A.17). Unlike Ventanas, whose rules stop at Saturday, the recorded Marquesa text permits a Sunday move.
• Repairs and remodeling: Monday to Saturday, 8:00 a.m. to 5:00 p.m. (Rules A.18 and B.3). The owner pre-registers the contractor and a schedule with the association; contractors must be licensed in Collier County and carry general liability of at least $250,000 per occurrence and $500,000 aggregate plus workers’ compensation; debris is hauled out daily; no radios without headphones; no smoking in common areas (Rules B.1 to B.9 and B.16).
• Hard floors: prior written board approval (Section 6.3.3) and an approved sound underlayment with perimeter isolation, inspected before the finish floor goes down (Rule B.13). In a building with neighbors directly above and below, this is the rule that protects you and binds you.
• Quiet hours: no vocal or instrumental practice after 10 p.m. or before 9 a.m. (Rule A.10). Children under 16 must be under an adult’s direct control, and skateboarding is barred on common property (Rule A.9).

Rule changes must be recorded under the declaration (Section 12.2); the only recorded change since 2008 is the 2019 fountain rule. Ask for the current rules in writing anyway.

Guests and Houseguests While You Are Away

Guests may stay in a residence in the owner’s absence twice a calendar year, for up to 14 days each (Section 12.3). “All persons occupying residences other than the owners shall be registered with the Manager … at or before the time of their occupancy … This includes renters and house guests” (Rule A.7). Permanent occupancy is capped at two people per bedroom, and overnight occupancy including guests at two per bedroom plus two (Rule A.7). Guests, like tenants, may not bring pets (Section 12.6; Rule A.5).

EV Charging

Neither the Marquesa declaration nor its recorded rules contain an EV-charging clause, unlike both Esperanza declarations. Florida law (Section 718.113, subsection 8) sets the process for an owner to add charging at the owner’s own expense in a limited-common-element parking space, and at Marquesa both assigned spaces are limited common elements under the building. Ask the association how it handles applications and metering before buying an EV.

Selling and Showing Logistics

• Signs: the recorded rules bar affixing or displaying anything visible from outside a residence without board consent (Rule A.3), which catches a window sign; we found no separate open-house rule, so treat any sign as needing consent. On District roads, temporary “Open House” or “For Sale” signs are limited to small metal step signs, one per corner, removed by sunset.
• Showings: every non-owner occupant is registered with the association (Rule A.7), and the District’s access control admits showing agents only on the owner’s signed instructions, so set up gate access for the listing before the first showing.
• Approval: the board approves every sale, lease, gift or transfer, with a 15-day decision period after complete information (Section 13.2), and no unit may be sold at public or private auction anywhere in Tiburón (Section 14.5). Build the approval period into the contract.
• Transponders: a seller who is keeping a Tiburón Golf Club membership must notify District access control before closing, or the residence’s transponders are deleted.

Drive Distances From Marquesa Royale

Measured September 25, 2026 from Collier County address points for the pool at mid-lane (2539) and building 1 at the gate end (2555), to destinations geocoded with the Census geocoder and routed by the OSRM public router. Minutes are free-flow driving time, a floor, not an expected trip time; Collier traffic between January and April runs materially longer.

For RSW, reckon 35 to 50 minutes depending on season and time of day. On every outside destination Marquesa measures within 0.1 to 0.2 mile of Escada and the rest of central Tiburón. Its distinctive number is the first row: the clubhouse and The Ritz-Carlton Golf Resort are under half a road mile away, the shortest trip from any Tiburón neighborhood measured (Escada 0.8 to 1.0 mile, Ventanas 0.8 to 0.9). That half mile is what WCI was selling in 2011 when it described Marquesa as “right next door to all the excitement at The Ritz-Carlton Golf Resort, Naples, and a short stroll to the Tiburón Clubhouse.”

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

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

Marquesa Royale at Tiburón is the highest-priced of Tiburón’s five condominiums on every yardstick we hold. Its twelve-month MLS median of $830.51 per square foot runs about 14% above Esperanza’s $731.36, about 56% above Ventanas and about 59% above Castillo, and its county median value is the highest of any Tiburón condominium.

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

Tiburón has five condominiums, and a Marquesa Royale buyer is usually weighing one or more of the other four. They differ on building form, age, flood map, residence size, owner mix and the number of associations between the owner and the Tiburón master association. Here they are on one table, with the yardstick named, followed by what each comparison means in practice.

The Five Tiburón Condominiums on One Yardstick

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

Sources: Southwest Florida MLS Matrix, pulled September 18, 2026; Collier County Property Appraiser roll, tax year 2026 preliminary; FEMA National Flood Hazard Layer, effective panel 12021C0194J dated February 8, 2024, read at the county’s 2025 building footprints for Marquesa Royale, Esperanza, Ventanas and Castillo, and on panel 12021C0382J of the same date for Bolero; FEMA LOMA 12-04-4196A. Esperanza’s county value is shown per phase because the county values Esperanza II exactly $100,000 below Esperanza I at every floor position. Bolero’s single sale is a single sale, not a market rate. Percentages in the answer above are our arithmetic from the MLS medians ($830.51 against $731.36, $530.72 and $522.73).

Two more yardsticks sit behind the table. On recorded deeds, Marquesa Royale’s widest window with at least ten qualified sales is 60 months, because it recorded no sale at all in 2022, 2024 or 2025: 12 DOR-qualified resales since September 2021, median $2,312,500, low $1,550,000, high $3,000,000, none a first sale from the developer (Collier County Property Appraiser sales file, newest recorded Marquesa sale May 9, 2026). On the county’s own value per square foot, taken as the median of each residence’s value divided by its county area, Marquesa Royale sits at $727.43 against Esperanza’s $533.83, Bolero’s $491.93, Castillo’s $462.53 and Ventanas’ $454.64 (2026 preliminary roll, our arithmetic). The county gap between Marquesa Royale and Esperanza is far wider than the market gap, and the reason is explained under the Esperanza comparison below: the county has held Marquesa Royale’s values flat since 2024 while cutting Esperanza’s by 16% to 17% in 2026.

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

Esperanza at Tiburón is the only other place in Tiburón where a buyer can buy the plans in Marquesa Royale’s four newest buildings. WCI Communities sold both in 2012 from the same pair: Residence 01 at 2,930 air-conditioned square feet and Residence 02 at 2,950, each three bedrooms plus den and three and a half baths (WCI Communities’ archived plan pages, April 2012). The recorded plot plans of both show the same building: three residential floors over ground-level parking, a shared elevator in the core opening into each residence’s own vestibule, a trash chute on each floor and two assigned parking spaces with a storage room per residence (Marquesa Royale declaration, OR 4383, Page 1538, Exhibit B). What differs is the setting, the association structure, the flood map and the price. The full head-to-head, and what the price gap does and does not mean, is in the next section.

Marquesa Royale and Ventanas at Tiburón

Ventanas at Tiburón is 82 residences of about 1,120 to 3,230 square feet in three five-storey buildings built in 2002, with shared corridors and lobbies, at a twelve-month MLS median of $530.72 a foot. Marquesa Royale is 48 residences of 2,539 to about 2,950 square feet, two to a floor in eight three-residential-floor buildings built 2008 to 2012, at $830.51, about 56% more per foot (Southwest Florida MLS Matrix, pulled September 18, 2026). The structural difference is the association stack. Ventanas shares its pools, roads and landscaping with Esperanza through the Tiburon Mid-Rise Neighborhood Association, 172 homes in all; Marquesa Royale belongs to no shared amenity association and owns its own lane, gate, pool, pool deck and pavilion under Section 4.3 of its declaration. Ventanas’ first milestone inspection year on Collier County’s map is 2032; Marquesa Royale’s are 2038 to 2042. Ventanas’ Pelican Marsh CDD debt line is $836.94 a residence, against about $1,284 at Marquesa Royale, roughly 1.53 times as much (Collier County Tax Collector 2025 bills; our arithmetic). A Ventanas buyer gets Tiburón at the lowest entry price and a lobby with a mail room; a Marquesa Royale buyer gets about twice the space, no shared corridor, a gated lane of 48 households and the shortest walk in Tiburón to the clubhouse.

Marquesa Royale and Castillo at Tiburón

Castillo at Tiburón is Tiburón’s largest condominium: 102 full-floor residences in 34 three-storey buildings built 2001 to 2003, each with a two-car garage, at a twelve-month MLS median of $1,265,000 and $522.73 a foot (Southwest Florida MLS Matrix, pulled September 18, 2026). Castillo gives each owner a whole floor with no neighbor beside them; Marquesa Royale puts two residences on each floor, but each is larger than Castillo’s middle residence (2,420 square feet on the county roll), five to eleven years newer, and served by an elevator that opens into its own vestibule. The market prices that difference at about 59% more per foot for Marquesa Royale. Castillo has more to choose from, eight actives on September 18, 2026 against Marquesa Royale’s three, but a more mixed flood map: seven of its 34 buildings sit wholly in Zone AH on FEMA panel 12021C0194J, against none of Marquesa Royale’s eight.

Marquesa Royale and Bolero at Tiburón

Bolero at Tiburón is the oldest housing in Tiburón, 60 residences in 20 three-storey buildings finished in 1999 and 2000, one residence per floor like Castillo, with a 2026 county median just value of $1,111,600 against Marquesa Royale’s $2,101,900 (Collier County Property Appraiser roll, 2026 preliminary). Bolero reads Zone X at 18 of its 20 buildings on panel 12021C0382J, with a lake-edge Zone AE area at buildings 14 and 16, and like Marquesa Royale it has its own gate and amenities of its own rather than through the Mid-Rise association, on the 6.01 acres of common ground around its buildings at 2620 Estrella Ct. It recorded a single MLS closing in the twelve months to September 18, 2026, at $1,275,000, which is a sale, not a market rate. A buyer choosing between the two is choosing between Tiburón’s lowest-priced full-floor product and its highest-priced condominium.

Where Marquesa Royale Sits in Tiburón’s Price Ladder

Five measurable facts put Marquesa Royale at the top of Tiburón’s condominiums. It has the highest twelve-month MLS median of the five, $2,450,000 and $830.51 a foot. It holds Tiburón’s condominium record, $3,000,000, reached twice (residence 1-301 in October 2023 and 6-301 in January 2026, Collier County Property Appraiser sales file). It is the closest Tiburón neighborhood measured to the clubhouse, about half a road mile, and golf land borders about 57% of its property line and Ritz-Carlton Golf Resort land about 29% (Collier County parcel layer, measured September 25, 2026). Its whole recorded condominium was removed from the high-risk flood zone by a single FEMA letter (LOMA 12-04-4196A, May 17, 2012), and all eight buildings read Zone X on the current map. And on the 2026 preliminary roll its county median of $2,101,900 sits just below Marsala at Tiburón’s detached homes ($2,166,654), the first rung of Tiburón’s single-family ladder. For a buyer climbing the whole ladder, the order by twelve-month MLS median runs Ventanas, Castillo and Bolero, then Esperanza and Marquesa Royale, then the detached neighborhoods, with Escada at Tiburón at the top on a 2026 county median just value of $5,331,624, about two and a half times Marquesa Royale’s.

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

Marquesa Royale at Tiburón vs Esperanza at Tiburón is a choice between two WCI condominiums sold on the same pair of floor plans in 2012. Marquesa Royale is smaller and older, gated on its own lane beside the clubhouse and the Ritz-Carlton Golf Resort, wholly outside the high-risk flood zone, and has resold for about 12% to 14% more.

Data updated: September 2026 (Southwest Florida MLS Matrix pulled September 18, 2026; Collier County Property Appraiser roll, tax year 2026 preliminary, and sales file through May 9, 2026 for Marquesa Royale and April 22, 2026 for Esperanza)

The two share a developer, a master association, a Community Development District, a hurricane evacuation zone and a school zone. They do not share a street, a pool, a flood map result or a price. Marquesa Royale’s 48 residences were declared by WCI Communities, Inc. on August 1, 2008 (OR 4383, Page 1538), three days before WCI’s Chapter 11 filing, with only Building 5 submitted at first; WCI added Buildings 6, 4 and 7 in 2008 and 2009, and the reorganized WCI Communities, LLC added Buildings 3, 2, 1 and 8 in 2012. Esperanza’s 90 residences were declared by WCI Communities, LLC in two phases, Esperanza I in 2013 (OR 4944, Page 1446) and Esperanza II in 2014 (OR 5071, Page 3823). Esperanza’s own guide is in preparation.

Marquesa Royale vs Esperanza Decision Table

Sources: Collier County Clerk Official Records (declarations linked above; Marquesa Royale capital contribution amendment, OR 6206, Page 1117; Marquesa Royale gate Notice of Commencement, OR 6572, Page 102; Tiburon Mid-Rise 2022 restatement, OR 6085, Page 297; Tiburón master capital contribution, OR 6149, Page 45); Collier County Property Appraiser roll, tax years 2021 to 2026 and sales file; Collier County Tax Collector 2025 bills; Southwest Florida MLS Matrix, pulled September 18, 2026; FEMA National Flood Hazard Layer, preliminary data and the letters cited above; Collier County Milestone Map, queried September 25, 2026; WCI Communities’ archived Marquesa Royale and Esperanza plan pages, April 2012; the U.S. Bankruptcy Court for the District of Delaware docket in WCI’s 2008 case; OSRM public router, measured September 25, 2026. Per county square foot figures use the county’s area; at Marquesa Royale the county’s 2,917 slightly understates the 2,930 and 2,950 square foot plans in the 2012 buildings, which lifts Marquesa Royale’s per-foot figures by about 1% and changes no conclusion.

What the Marquesa Royale Premium Actually Is

You will read that Marquesa Royale is valued 29% to 37% above Esperanza on the same floor plan. That figure is real, but it is the county’s, not the market’s, and it is a product of timing. Florida values are set as of January 1 from the prior year’s sales. Marquesa Royale’s six qualified sales of 2023, at a median of $2,500,000, lifted its 2024 county value; with no Marquesa Royale sale at all in 2024 or 2025, the county had no new evidence and held the whole condominium at the same $98,676,000 total for three rolls running (2024, 2025 and 2026 preliminary). Esperanza sold three first-floor residences in 2025 at a median of $1,750,000, and the county cut its 2026 values by 16% to 17%. In 2021 and 2023 the county actually valued Marquesa Royale slightly below Esperanza I on the matched first-floor position (Collier County Property Appraiser roll, 2021 to 2026).

The market premium is smaller and steadier. Here is every measure we hold, on the same filters (DOR-qualified, priced deeds, county area):

Sources: Collier County Property Appraiser roll and sales file, tax years 2021 to 2026 preliminary, sales through May 9, 2026; Southwest Florida MLS Matrix, pulled September 18, 2026; WCI Communities’ archived Marquesa Royale and Esperanza pages, April 2012. The floor rows are small samples (three to eight sales each): read them as direction, not a precise rate.

Read the table from the top and a clear story emerges. WCI set a premium of 10% to 15% when both were new, the resale market settled on about 12% to 14% from 2020 onward, and 2026 has narrowed it to about 1% on price and 6% per foot. The premium is concentrated on third floors, where both $3,000,000 sales sit, and on the 2023 sales. What explains it, piece by piece:

• Location, which WCI itself named. WCI’s 2011 to 2012 pages gave the reason in its own words: a site “right next door to all the excitement at The Ritz-Carlton Golf Resort, Naples, and a short stroll to the Tiburón Clubhouse and the Fitness & Health Club” (WCI Communities, archived May 2011). The county’s parcel layer confirms it: golf land on about 57% of the boundary, resort land on about 29%, and about half a road mile to the clubhouse against 0.8 to 1.1 from Esperanza.
• A gated lane and a pool of its own. Marquesa Royale’s 48 owners own their lane, gate, pool, pool deck, pavilion and fountain alone (declaration Section 4.3; county “Gates” and “Pool” address points; Notices of Commencement OR 6491/114 and OR 6572/102). Esperanza’s 90 owners share their pools and roads with Ventanas’ 82.
• The flood map. Every Marquesa Royale building reads Zone X on the effective and preliminary maps; most Esperanza footprints touch Zone AH or AE on the map despite FEMA letters that removed the land. For a financed buyer that can decide whether a lender asks for flood insurance.
• Top-floor outlook. The third-floor premium (about 32% per foot) is larger than the lower floors’ (18% to 21%), which fits views over golf, lake and resort land from the top of a building that backs onto them.

Two things do not explain it. Age runs the other way: Esperanza’s buildings are one to seven years newer. And the CDD line does not: Marquesa Royale’s $3,008.93 sits between Esperanza I’s and Esperanza II’s (Collier County Tax Collector, 2025 bills). Nor does size, except for the 12 small-plan residences in buildings 4 to 7, which Esperanza never had and which sell for less, not more.

What it means for you: a buyer paying Marquesa Royale’s premium is paying for the setting, the privacy and the flood reading, and should compare the two associations’ current budgets, because Marquesa Royale’s 48 owners carry their own lane, gate, pool and pavilion alone. A seller should price to Marquesa Royale’s own recorded sales, not to Esperanza’s, and not to the county’s flat 2026 value.

Where the Two Differ Most for an Owner

Location and privacy. Marquesa Royale’s 48 homes sit on their own lane of about 1,060 feet behind their own gate, with every building backing onto golf land or the resort’s grounds and six of eight within a few yards of a mapped lake (Collier County parcel and footprint layers, measured September 25, 2026). Esperanza’s 90 homes face Tiburon Blvd E in two rows, about a mile from the clubhouse. That is the difference WCI priced in 2012, and it is the one the market still prices.

What you pay into. A Marquesa Royale owner funds one condominium association that owns its own lane, gate, pool, pavilion and one elevator per building, all shared 1/48 each. An Esperanza owner funds a condominium association plus the Tiburon Mid-Rise Neighborhood Association, whose formula puts about three quarters of the shared pool, road and landscaping budget on the 90 Esperanza homes. Neither association publishes its assessment; the figures are on the estoppel certificates.

Flood. Marquesa Royale was removed from the high-risk zone as a whole by FEMA’s Letter of Map Amendment 12-04-4196A of May 17, 2012, which recorded a base flood elevation of 11.0 feet and a lowest lot elevation of 12.8 feet, and every building reads Zone X on the current and preliminary maps. At Esperanza, the land was removed by letters issued before construction and revalidated in 2024, but the map polygons still show 12 of 15 footprints touching Zone AH or AE. The lender’s flood zone determination decides for a particular residence.

Age and the structural file. Marquesa Royale’s buildings are older, and Collier County’s milestone map puts their first inspections at 2038 to 2042 against 2043 to 2045 at Esperanza. Both associations are subject to Florida’s structural integrity reserve study requirement; neither has published its study.

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

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

Choose Marquesa Royale at Tiburón if you want the walk to the clubhouse and the Ritz-Carlton Golf Resort, a private gated lane and a pool for 48 households, a condominium entirely outside the high-risk flood zone on both FEMA maps, one association below the master instead of two, up to four rentals a year, and a choice among three listings today. Within Marquesa Royale, the 2012 buildings (1, 2, 3 and 8) carry Esperanza’s exact plans; buildings 4 to 7 offer the older three-bedroom plan and the only two-bedroom-plus-den plan in either condominium. Choose Esperanza at Tiburón if you want the newest construction in Tiburón, the same WCI floor plan for about 12% to 14% less per foot, the latest milestone dates of any Tiburón condominium, the most owner-occupied building mix, or a lake or preserve outlook rather than a resort edge. Either way, read the association’s current budget, reserve schedule and structural reserve study status during the document review period, because on these two sets of buildings that is where the next ten years of cost are decided.

Honest Pros and Cons of Owning at Marquesa Royale at Tiburón

Marquesa Royale at Tiburón’s strengths are its setting beside the clubhouse and the Ritz-Carlton Golf Resort, a gated lane and pool of its own for 48 households, a whole-condominium Zone X flood reading and Tiburón’s highest condominium prices. Its trade-offs are carrying those amenities alone, a premium over the same plan at Esperanza, and a thin market.

The Pros

• The closest Tiburón neighborhood to the clubhouse. About 0.5 road miles to 2620 Tiburon Dr, against 0.8 to 1.1 from Esperanza and Ventanas (OSRM public router, measured September 25, 2026).
• Its own gate, lane, pool and pavilion. The association owns and maintains the roads, entrance, pool, pool deck and pool pavilion (declaration Section 4.3), the county’s address layer types 2565 Marquesa Royale Ln as “Gates” and 2539 as “Pool”, and a 2026 recorded Notice of Commencement covers the gate’s electric service (OR 6572/102).
• Golf and resort on nearly every side. Golf land borders about 57% of the property line and Ritz-Carlton Golf Resort land about 29%; every building backs onto one or the other (Collier County parcel layer).
• Outside the high-risk flood zone, whole and building by building. FEMA’s LOMA 12-04-4196A (2012) removed the condominium, all units inclusive, and all eight buildings read Zone X on the effective 2024 map and the preliminary map.
• One association below the master. No Mid-Rise or covenants layer, so one budget, one board and one condominium estoppel before the master’s.
• Two assigned parking spaces and a storage area per residence, under the owner’s own building (declaration Section 12.5).
• Tiburón’s condominium record, twice. $3,000,000 in October 2023 and again in January 2026, both third-floor residences (Collier County Property Appraiser sales file).
• Strong long-run resale history. Residence 6-301 sold for $1,995,000 in October 2021 and $3,000,000 in January 2026, about 50% higher; residence 5-101, bought new for $1,323,600 in 2008, resold for $2,825,000 in 2026 (same file).
• Flexible seasonal leasing. Up to four rentals a calendar year of 30 days to one year, with association approval (Rule A.7; declaration Section 13.1.2).
• Equal shares. Every residence pays 1/48 of common expenses and has one vote, whatever its plan or floor (Sections 7.1, 21 and 23).
• Recent life-safety investment. County permits show fire-alarm panels replaced or upgraded in six of the eight buildings in May and June 2025, after building 1’s in 2024 (Collier County monthly permit reports).
• No club membership required. The Marquesa Royale documents contain no club obligation; joining Tiburón Golf Club is a separate choice.

The Cons

• You carry the amenities alone. The lane, gate, pool, pavilion, landscaping and eight elevators are shared by 48 owners, not by 172 as at the Mid-Rise; the current assessment is not published and must come from the budget and estoppel.
• A premium over the same plan next door. Recorded resales since 2022 run about 12.5% higher on price and 14.1% higher per square foot than Esperanza’s (Collier County Property Appraiser sales file).
• A very thin market. No recorded Marquesa Royale sale from October 27, 2023 to January 21, 2026, then five in four months; five MLS closings in the last twelve months.
• Softer 2026 prices at the lower end. Two of the four qualified 2026 sales closed below the county’s value (8-101 at $1,900,000 and 7-302 at $1,800,000), and 7-302 is the lowest qualified Marquesa Royale sale since January 2022.
• A higher CDD line than Tiburón’s smaller condominiums. $3,008.93 on the 2025 bill, including a bond portion of about $1,284 by our arithmetic, until the bonds’ final payment in May 2031.
• Older than Esperanza, with earlier milestone dates. First inspections 2038 to 2042 on the county’s map, against 2043 to 2045 at Esperanza; the county’s three-mile saltwater line passes a few yards west of the buildings, though the county has placed all of them on the 30-year schedule.
• Two plan generations under one name. Twelve residences in buildings 4 to 7 are the smaller 2,539 square foot plan (2,767 on the MLS), and the county carries 2,917 on the 2012 buildings whose WCI plans are 2,930 and 2,950, so per-foot comparisons need care.
• No tenant or guest pets. Owners may keep two dogs or cats; tenants and guests may not keep any (declaration Section 12.6; Rule A.5).
• No clubhouse, gym or courts inside the neighborhood, and no mail room on the recorded plans. Fitness, tennis and dining run through the optional club; mail arrangements are the association’s to confirm.
• The structural reserve study is not public. Its statutory deadline was December 31, 2025; the study and reserve schedule are association records a buyer must request.
• Opening protection varies by residence. County permits show storm-protection work done owner by owner, not as an association program, which matters to each residence’s wind-mitigation report.

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

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

Data updated: September 2026 (Collier County Property Appraiser sales file, newest recorded Marquesa Royale sale May 9, 2026; Southwest Florida MLS Matrix pulled September 18, 2026)

Marquesa Royale is the Tiburón condominium where the spread between sales is widest: $1,800,000 to $3,000,000 in the last twelve months alone, on residences that look alike from the lane. Plan generation, floor, building and outlook each move the price more than the finishes do, and buyers arrive having already looked at Esperanza’s lower prices. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number. We bring that reach to a Marquesa Royale listing along with the document file a Marquesa Royale buyer’s lender, insurer and association will ask for.

Honors and recognition:

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

What Marquesa Royale Residences Sold For: the 60-Month Recorded Set

The widest window we needed to reach ten Marquesa Royale sales is 60 months, because the condominium recorded no sale at all in 2022, 2024 or 2025. In the 60 months since September 2021, Marquesa Royale at Tiburón has seen 12 DOR-qualified resales (Collier County Property Appraiser sales file, newest recorded sale May 9, 2026); the county file carries no listing office, so we do not state a represented count here, and we will walk you through all twelve on request.

• Resales, 60 months since September 2021: 12, median $2,312,500, low $1,550,000, high $3,000,000. None was a first sale from the developer; the last builder deed was recorded in January 2013.
• Dollar volume, same 60 months: $27,745,000, our total of the twelve qualified deeds.
• By year, same 60 months: two in late 2021 ($1,550,000 and $1,995,000), six in 2023 (median $2,500,000), none in 2024 or 2025, and four qualified in 2026 (median $2,175,000).
• By floor, same 60 months: four first-floor resales at $1,550,000 to $2,500,000; three second-floor resales at $1,975,000 to $2,500,000; five third-floor resales at $1,800,000 to $3,000,000, including both $3,000,000 sales.
• By plan, same 60 months: three of the twelve were the smaller 2,539 square foot plan in buildings 4 to 7, at $1,800,000 to $2,175,000; the other nine were the larger plans.
• Days on market and sale-to-list: not broken out for Marquesa Royale in the Matrix pull; for Tiburón as a whole, a median of 86 days on market and a median sold-to-list ratio of 93.84% across 32 closings in the twelve months to September 18, 2026.

The Last 12 Months, Sale by Sale

Five Marquesa Royale residences closed in the Southwest Florida MLS Matrix in the twelve months to September 18, 2026. Five is too few for a median to carry much weight, so here they are one by one. We tracked every one of the five against its recorded county deed by price and date:

• Building 6, 2542 Marquesa Royale Ln, residence 301 (third residential floor, older Residence 01 plan): $3,000,000, county sale date January 23, 2026, the second $3,000,000 sale in Marquesa Royale’s history.
• Building 5, 2538 Marquesa Royale Ln, residence 101 (first residential floor, older Residence 01 plan): $2,825,000, county sale date January 22, 2026; the county codes this deed as not qualified, but it is an MLS closing and belongs in the MLS figures.
• Building 1, 2555 Marquesa Royale Ln, residence 202 (second residential floor, 2012 plan, 2,950 MLS square feet): $2,450,000, county sale date January 27, 2026, exactly $830.51 a foot, the MLS median.
• Building 8, 2550 Marquesa Royale Ln, residence 101 (first residential floor, 2012 plan): $1,900,000, county sale date April 27, 2026.
• Building 7, 2546 Marquesa Royale Ln, residence 302 (third residential floor, the smaller plan, 2,767 MLS square feet): $1,800,000, county sale date May 9, 2026.

The middle sale was $2,450,000, the five total $11,975,000, and the median sold price per square foot was $830.51 on MLS living area (Southwest Florida MLS Matrix, pulled September 18, 2026). Three of the five sellers had held for years: residence 6-301 sold 50% above its October 2021 price, 1-202 about 70% above its July 2020 price, and 5-101 more than twice its 2008 builder price (Collier County Property Appraiser sales file). The two spring sales tell the other half of the story: both closed below the county’s 2026 value, by 8.7% and 5.1%.

Three Marquesa Royale Residences Are for Sale Right Now

On September 18, 2026 the Southwest Florida MLS Matrix showed three Marquesa Royale actives, against five closings in twelve months, about seven months of supply at that pace:

• Building 1, residence 302: $3,150,000, 2,950 square feet of MLS living area, 240 days on market.
• Building 1, residence 301: $3,050,000, 2,950 square feet, 287 days; this residence recorded Marquesa Royale’s first $3,000,000 sale in October 2023.
• Building 4, residence 302: $2,350,000, 2,767 square feet (the smaller plan), 100 days.

Two of the three are third-floor residences in the same 2012 building, asking above the condominium’s record and waiting 240 and 287 days. A Marquesa Royale residence priced to Marquesa Royale’s own recorded sales for its plan and floor is the one a Tiburón buyer acts on first; a residence priced to the highest asking number on the lane joins the wait.

Selling a Marquesa Royale Residence Is Different in Eight Ways

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

• Board approval, and no auction. Every sale needs the board’s prior written approval; the board acts within 15 days of complete information, and silence counts as approval (declaration Section 13.2). The declaration also bars any sale by public or private auction anywhere in Tiburon Estates (Sections 13 and 14.5). We build the approval window into the contract timeline from day one.
• Two estoppel certificates, two capital contributions. One from the Marquesa Royale association and one from the Tiburón master association. The buyer pays a one-time Marquesa Royale capital contribution equal to one quarterly assessment under the owners’ 2023 amendment (OR 6206, Page 1117) and the master association’s one quarter of its annual assessment (OR 6149, Page 45, 2022). The amounts are on the estoppels.
• Which plan you own. Buildings 1, 2, 3 and 8 are WCI’s 2012 plans of 2,930 and 2,950 square feet, though the county roll carries 2,917; buildings 4 to 7 hold the older 2,917 square foot three-bedroom plan and the 2,539 square foot two-bedroom-plus-den plan, which the MLS lists at 2,767. A buyer comparing price per foot needs to know which area is being used, so we state it on the listing.
• Your flood letter. The whole condominium was removed from the high-risk zone by FEMA LOMA 12-04-4196A in 2012, and every building reads Zone X on panel 12021C0194J (February 8, 2024). We hand buyers the letter and the panel reading, not a summary of them.
• The structural file. A buyer will ask about the milestone inspection (first due 2038 to 2042 on the county’s map) and the structural integrity reserve study (statutory deadline December 31, 2025). We ask the association for its study, reserve schedule, budget and insurance declarations before we list, and we note the 2025 fire-alarm panel work on the county’s permit record.
• Your CDD line. On the 2025 tax bill every Marquesa Royale residence carries a Pelican Marsh line of $3,008.93, the same on all 48; the Series 2022 bond portion ends after the final payment in May 2031 (Pelican Marsh CDD, July 15, 2026 minutes). Knowing the end date answers the buyer’s objection before it is raised.
• Your parking and storage. Each residence has the exclusive use of two assigned spaces under its building and an assigned storage area; exchanges run only through the association (Section 12.5). Confirm your assignment against the association’s records early, because the buyer’s attorney will ask.
• Your buyer pool. Four rentals a year of 30 days to one year makes a Marquesa Royale residence usable by a seasonal owner who rents part of the year, but the bar on tenant and guest pets narrows the tenant pool an investor would count on. We market to the buyers the documents actually allow.

Floor, Plan and Building: What Moves a Marquesa Royale Price

The county values Marquesa Royale mechanically: $40,000 more per floor, with the smaller plan $264,600 below the larger at every level and no difference by building (2026 preliminary roll). The market is not that tidy. Since 2022 third-floor resales have sold at a median of $1,011 per county square foot against $857 on the first floor and $840 on the second, and both $3,000,000 records are third-floor residences of the larger plan (Collier County Property Appraiser sales file). The smaller plan’s best qualified sale is $2,175,000 (April 2023), and its latest is $1,800,000 (May 2026). Buildings also differ in what lies behind them: buildings 1 to 4 back onto a golf strip with a mapped lake beyond, 6 and 7 onto the main golf parcel, 5 onto golf on two sides, and 8 onto the resort’s grounds (Collier County parcel and footprint layers). We price your residence against the sales that match its plan, its floor and its side of the lane.

Signs, Showings and the Gate

The recorded rules bar displaying anything visible from outside a residence without the board’s consent (Rule A.3), so a window sign needs approval, and every non-owner occupant must be registered with the association (Rule A.7). Every showing passes Marquesa Royale’s own gate off Tiburon Drive, outside Tiburón’s staffed gatehouse. A Marquesa Royale listing therefore sells through photography, video, floor plans, the MLS, our qualified-buyer database and scheduled showings, and it helps that 37.5% of Marquesa Royale’s owners mail their tax bills outside Florida (Collier County Property Appraiser roll, 2026): we are set up to sell a residence whose owner is not in Naples. If your Tiburón Golf Club membership is to pass to the buyer, stay in good standing and follow the Club’s transfer procedure before closing; if you are keeping it, tell the District’s access control team before closing, or your transponders will be deleted.

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

Start with a free Marquesa Royale at Tiburón home valuation. It takes about a minute, and Jesse follows up with the Marquesa Royale sales that actually fit your residence: the same plan, the same floor and a similar outlook, adjusted for renovation, furnishings and any lease in place. An online automated estimate reads the county roll, and the county has held every Marquesa Royale value flat since 2024 while 2026 sales closed anywhere from 0.91 to 1.39 times those values. We price to the record.

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

Is now a good time to sell a Marquesa Royale at Tiburón condo?

For a residence priced to Marquesa Royale’s own recorded sales, yes. Five MLS closings in the twelve months to September 18, 2026 ran $1,800,000 to $3,000,000, and three actives are competing, two of them asking above the record (Southwest Florida MLS Matrix). The 2026 qualified median of $2,175,000 sits below 2023’s $2,500,000, so pricing off the 2023 highs costs time. Listing in the fall reaches the winter buyer pool.

Should I price my Marquesa Royale residence off Esperanza’s sales?

No. Esperanza shares the 2012 plans but not the setting, the association structure or the flood reading, and since 2022 Marquesa Royale’s qualified resales have run about 14% higher per square foot. Esperanza’s sales are useful as a floor and as the comparison a buyer will raise; your residence should be priced on Marquesa Royale’s own sales for its plan and floor.

Which floor and plan sell for the most at Marquesa Royale?

The third residential floor of the larger plans. Both $3,000,000 sales, in 2023 and 2026, were third-floor residences, and since 2022 the third floor has sold at a median of about $1,011 per county square foot against $840 to $857 on the lower floors (Collier County Property Appraiser sales file). The smaller two-bedroom-plus-den plan in buildings 4 to 7 sells for less.

How many estoppel certificates does a Marquesa Royale sale need?

Two: the Marquesa Royale at Tiburon Condominium Association and the Tiburón master association. There is no Mid-Rise or neighborhood association in between. Each certificate discloses what is owed on the residence, including any special assessment levied or pending, and between them they disclose the buyer’s two one-time capital contributions. Ordering both early keeps a closing on schedule.

Will a buyer ask about WCI’s bankruptcy?

Sometimes, because the record is unusual: the declaration was recorded three days before WCI’s 2008 Chapter 11 filing, and the association filed and then withdrew a proof of claim in that case (withdrawn March 25, 2010). The useful answer is that the reorganized WCI finished the last four buildings in 2012, owners took control of the association by April 2013, and no construction lawsuit by the association appears in the court records we searched.

Can I sell my Marquesa Royale condo with a tenant in it?

Yes. A lease does not stop a sale, but the buyer takes subject to it, so the lease term, showing terms and closing date have to be coordinated, and Marquesa Royale’s rules cap any lease at one year. Disclose the lease and its end date from the start, and remember the tenant’s registration with the association and the no-pets rule for tenants.

Your Local Real Estate Experts

Marquesa Royale at Tiburón owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two have sold Southwest Florida real estate for more than twenty years and read the Marquesa Royale declaration with its plot plans, every recorded amendment, the county’s unit roll and every recent Marquesa Royale sale before writing this guide.

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

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

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

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. On a Marquesa Royale page the credential that matters more is narrower than any award: we read the 89-page Marquesa Royale declaration with its plot plans, bylaws and rules, WCI’s nine building-by-building amendments and the three 2017 corrective amendments, the owners’ 2014 to 2023 instruments including the 2023 capital contribution, the golf owner’s 2011 sewer and drainage easements, the county’s gate and pool notices of commencement, FEMA’s 2012 Letter of Map Amendment, the 2025 tax bills, the county’s milestone map and permit reports, WCI’s archived 2006 plan drawing and 2011 to 2012 pages, the bankruptcy docket entry for the association’s withdrawn claim, the county’s unit-by-unit roll and sales file for Marquesa Royale and Esperanza side by side, and every Marquesa Royale closing in the Southwest Florida MLS Matrix before this guide was written.

What Our Clients Say

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

★★★★★ “I highly recommend Jesse and his brokerage for any of your real estate needs. They offer ‘white glove’ service from beginning to end.” Rafael Lazcano, verified Google review

★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Leslie Foster, verified Google review

★★★★★ “Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail.” constanza hernandez, verified Google review

★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Lori Crosby, verified Google review

★★★★★ “We love working with Marc and Jesse at Domain. The entire team is professional and top notch. They go above and beyond for their clients. Highly recommend” Rochelle Joslin, verified Google review

Contact McGreevy and Comisar

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

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

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

Licensure, and the Office of Record

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

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

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

Where Else to Find the Team

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

Frequently Asked Questions, Buyer Edition

These Marquesa Royale at Tiburón buyer questions are answered from the recorded declaration (Collier Clerk, OR 4383, Page 1538) and its amendments, Collier County, state and FEMA records, the Pelican Marsh CDD line on county tax bills and the Southwest Florida MLS Matrix, pulled September 18, 2026. Each answer names its source, and where the record stops, we say so.

What is Marquesa Royale at Tiburón?

Marquesa Royale at Tiburón is a condominium of 48 residences in eight buildings on its own private lane, Marquesa Royale Ln, inside the gated golf community of Tiburón in North Naples, ZIP 34109. Each building has three floors of residences over ground-level parking, two residences per floor. WCI Communities, Inc. recorded the declaration on August 1, 2008 (Collier Clerk, OR 4383, Page 1538), and Florida’s Division of Condominiums lists the project as PR73721 with 48 units (DBPR condominium extract, read September 2026).

Where is Marquesa Royale, and what are the building addresses?

On Marquesa Royale Ln, a private lane that leaves Tiburon Drive beside The Ritz-Carlton Golf Resort, Naples, FL 34109. Building 1 is 2555, Building 2 is 2551, Building 3 is 2547 and Building 4 is 2543 along the north-west side; Building 5, 2538, closes the far end; Buildings 6, 7 and 8 are 2542, 2546 and 2550 along the south-east side (Collier County Site Address Points, read September 24, 2026). The county also addresses the pool at 2539 and the entry gate at 2565.

Is Marquesa Royale the same as Marquesa at Bay Colony or Marquesa Isles?

No. This page covers only Marquesa Royale at Tiburon, A Condominium, the 48 residences on Marquesa Royale Ln (Collier County Property Appraiser roll, SubCondo 482980, tax year 2026 preliminary). Collier County separately carries Marquesa at Bay Colony, a Pelican Bay condominium of 39 units, and Marquesa Isles of Naples, and neither has any connection to Tiburón. The name is also often misspelled “Marquesa Royal” in searches and listings.

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

Forty-eight residences in eight buildings of six, two per floor. The declaration states that the developer “has or will construct a total of 48 single family residential Units in 8 buildings, each such building being comprised of 3 residential levels (with 2 residences per level) over parking” (Section 2, OR 4383, Page 1538). Every residence is numbered by building and position, 101, 102, 201, 202, 301 or 302, so 4-302 is Building 4, third residential floor, 02 side.

How many storeys are the Marquesa Royale buildings?

Four physical levels: ground-level parking and three floors of residences above it. The recorded plot plan for Building 5 is titled “Ground Floor Parking” and “Second thru Fourth Floor Plan,” and the surveyor’s elevation table puts the first residential floor a full level above the garage (declaration Exhibit B, OR 4383, Pages 1602 to 1603). A listing field that calls the buildings a four-to-seven-storey mid-rise overstates them; three residential floors over parking is the recorded form.

What is a coach home, and is Marquesa Royale a coach home or a condo?

Legally, Marquesa Royale is a condominium under Chapter 718 of the Florida Statutes, with one association and equal 1/48 shares of the common elements and expenses (declaration, Sections 7.1 and 21). “Coach home” is Naples marketing language for a small multi-family building with a few large residences. WCI itself called Marquesa Royale “48 penthouse condominium residences” in its September 6, 2011 release, and its 2006 plan sheet reads “Low/Mid-Rise Condo.” Buyers searching any of those terms are describing the same buildings.

Why are coach homes usually cheaper, and why is Marquesa Royale not?

Small multi-family buildings usually sell below detached homes because they share walls, land and a board. Marquesa Royale is the exception in Tiburón’s condominium tier: on the 2026 preliminary roll its median just value of $2,101,900 is the highest of any Tiburón condominium and sits just below Marsala’s detached homes at $2,166,654 (Collier County Property Appraiser roll). Its recorded resales since 2022 also run above Esperanza, sold by WCI with the same floor plans in its newest buildings.

What are the disadvantages of living in a building like Marquesa Royale?

The usual condominium trade-offs apply: shared walls and roofs, board approval of every sale and lease, recorded limits on pets and rentals, and assessments at two association levels plus the CDD line on the tax bill. One is specific to Marquesa Royale: its 48 owners alone pay for their lane, entry gate, pool, deck and pavilion (declaration, Section 4.3), and they alone maintain a sewer force main and drainage across golf land under recorded 2011 easements (Collier Clerk, OR 4698, Pages 3387 and 3391).

Why would someone buy a condo at Marquesa Royale instead of a house?

For lock-and-leave living at house scale. Residences run from about 2,539 to 2,950 square feet (Collier County Property Appraiser roll; WCI plan pages), yet the association maintains the exterior walls, painting, waterproofing, elevator, lane, pool and grounds (declaration, Sections 4.3 and 6.1). Two assigned parking spaces and a storage room sit under each building, and no owner mows a lawn or paints a wall.

Are Marquesa Royale and Esperanza the same building?

Partly. WCI sold Marquesa Royale in two plan generations. Buildings 1, 2, 3 and 8, finished in 2012, were sold with Residence 01 at 2,930 and Residence 02 at 2,950 air-conditioned square feet, three bedrooms plus a den and three and a half baths, the Esperanza plans exactly (WCI plan pages, May 2011 and April 2012). Buildings 4 to 7, finished in 2008 and 2009, carry an older pair: 2,917 square feet on the 01 side and 2,539 on the 02 side, a two-bedroom-plus-den plan Esperanza never had (Collier County Property Appraiser roll).

Why does Marquesa Royale sell for more than Esperanza?

Because WCI sold a setting, not just a floor plan. In April 2012 WCI priced Marquesa Royale Residence 01 at $810,000 and Residence 02 at $790,000 against Esperanza’s $705,000 and $715,000, about 10 to 15% more, citing its place “right next door to all the excitement at The Ritz-Carlton Golf Resort, Naples, and a short stroll to the Tiburón Clubhouse” (WCI pages, 2011 to 2012). Recorded resales since January 2022 show a similar gap: a median of $2,475,000 and $857 per county square foot on 10 sales against Esperanza’s $2,200,000 and $751 on 17, about 12.5% on price and 14.1% per foot (Collier County Property Appraiser sales file).

What exactly does a Marquesa Royale buyer get that an Esperanza buyer does not?

Four things the record proves. Marquesa Royale has its own gated private lane, pool, deck and pavilion for 48 households (declaration, Section 4.3; Collier Clerk, OR 6572, Page 102), where Esperanza shares pools and roads with Ventanas through the Tiburon Mid-Rise association. Golf land borders 57% of its property line and the Ritz-Carlton hotel land 29% (Collier County parcel layer, measured September 25, 2026). The clubhouse is 0.5 road miles away, the closest of any Tiburón neighborhood measured (OSRM, September 25, 2026). And all eight buildings are Zone X on FEMA’s panel 12021C0194J (February 8, 2024), where most Esperanza buildings are mapped Zone AH on the same panel.

Is the 29 to 37% price gap with Esperanza real?

Not as a market premium. That figure comes from the 2026 preliminary county roll, not from sales. The Collier County Property Appraiser has held Marquesa Royale’s median just value at $2,101,900 for three rolls (2024 to 2026) because it recorded no sale in 2024 or 2025, while it cut Esperanza’s by 16 to 17% in 2026. The same roll had Marquesa Royale 2.5% below Esperanza I in 2021 and 1.8% below in 2023. The market premium on recorded resales since 2022 is about 12.5% on price and 14.1% per square foot.

Where is the premium over Esperanza largest?

On the top floor. On qualified resales since January 2022, Marquesa Royale’s third residential floor ran a median of $1,011 per county square foot on four sales against Esperanza’s $767 on six, about 32% more; the first floor ran about 21% more and the second about 18% (Collier County Property Appraiser sales file). The samples are small, three to eight sales each, so read them as direction. In 2026 alone the gap narrowed to about 1.2% on price and 5.9% per foot, on four sales each.

Who built Marquesa Royale, and when?

WCI Communities built and developed it. The declaration names WCI Communities, Inc. as developer and states it “has or will construct” the 48 residences (OR 4383, Page 1538), and WCI’s 2011 release calls itself “developer and homebuilder.” Collier County’s certificates of occupancy run from August 1, 2008 (Building 5) through December 2008 (Buildings 6 and 4) and June 18, 2009 (Building 7), then May 31, 2012 (Building 3), November 20, 2012 (Building 2) and December 13 and 21, 2012 (Buildings 1 and 8) (Collier County milestone buildings list, January 2026).

What happened to Marquesa Royale in WCI’s 2008 bankruptcy?

The declaration was recorded on August 1, 2008, three days before WCI filed for Chapter 11 in Delaware on August 4, 2008, and it first covered Building 5 only (OR 4383, Page 1538). WCI added Buildings 6 and 4 in late 2008 and Building 7 in June 2009 while in bankruptcy, and 20 of those first 24 residences closed during the case. On emergence day, September 3, 2009, 27 unsold unit parcels moved to WCI entities at $0 (Collier Clerk, OR 4490, Pages 106, 109 and 417), and the reorganized WCI Communities, LLC added Buildings 3, 2, 1 and 8 in 2012 (Sixth to Eighth Amendments).

Does WCI’s bankruptcy affect a buyer today?

It is history in the title chain rather than an open issue in the public record. WCI emerged on September 3, 2009 (WCI Form S-1, 2013), the reorganized company finished the last four buildings in 2012, and owners took control of the association between April 2012 and April 2013 (Sunbiz annual reports). The association filed claim 3368 in WCI’s bankruptcy and withdrew it on March 25, 2010 (U.S. Bankruptcy Court, District of Delaware, docket entry); the nature of the claim is not public. A title search reads the 2009 transfers like any other link in the chain.

How did WCI’s bankruptcy show up in prices?

Sharply. The 24 residences WCI sold before and during the case closed from $725,000 to $1,323,600, a median of $1,054,750, and $1,109,550 on the 2,917-square-foot plan; the 24 it built after emerging closed from June 2012 to January 2013 at $709,700 to $917,100, a median of $790,350 (Collier County Property Appraiser sales file). The same-size plan sold about 29% cheaper new in 2012 than in 2008 and 2009, and several 2008 buyers later resold below their purchase price.

How far along was WCI when it released the last building?

WCI’s September 6, 2011 release reported Marquesa Royale “85 percent sold,” with 17 of the 24 residences in the final phase under contract and “the last of the four buildings in Marquesa Royale’s final phase” released for sale, “priced from the mid $700,000s.” The 24 earlier closings plus those 17 contracts make 41 of 48, 85.4%, which matches WCI’s figure.

Are the 2008 buildings different from the 2012 buildings?

In three ways. Buildings 4 to 7 (2008 to 2009) carry the older plan pair, including twelve 2,539-square-foot two-bedroom-plus-den residences, while Buildings 1, 2, 3 and 8 (2012) were sold with Esperanza’s 2,930 and 2,950-square-foot plans (WCI pages; Collier County Property Appraiser roll). The first milestone inspections differ: 2038 or 2039 for the older buildings, 2042 for the newer (Collier County milestone map). And the older buildings were sold before WCI’s price reset, the newer after it.

Is Marquesa Royale gated?

Yes. Marquesa Royale is not behind Tiburón’s staffed gatehouse: the Tiburón master association’s gatehouse post orders of April 4, 2018 list it with Norman Estates, Bolero and Marsala, apart from the communities behind the gate. The lane has its own entry gate: Collier County’s address layer types 2565 Marquesa Royale Ln as “Gates,” and the condominium recorded a 2026 Notice of Commencement to “Replace existing gate meter w/ new” (Collier Clerk, OR 6572, Page 102). How that gate is operated or whether it is staffed is not in any record.

Is Marquesa Royale part of the Ritz-Carlton golf resort?

No, but it is the resort’s next-door neighbor. Parcels owned by HMC NGL LP, the owner of The Ritz-Carlton Golf Resort at 2600 Tiburon Dr, share about 29% of the condominium’s boundary, and Building 8 sits about two meters from the hotel owner’s parcel line (Collier County parcel and footprint layers, measured September 25, 2026). Owning a residence here grants no resort privileges; resort access runs through Tiburón Golf Club membership, and no Marquesa Royale document grants a resort right.

Which golf course does Marquesa Royale overlook?

The record does not name it. WCI described the loggias as “overlooking one of Tiburón’s two Greg Norman-designed golf courses” without saying which (WCI release, September 6, 2011), and the main golf parcel beside the condominium carries land of both courses (Collier County parcel layer). Golf land owned by Tiburon Golf Ventures borders about 57% of the property line. Ask the Club which course and hole a particular residence faces.

Do Marquesa Royale residences have golf or lake views?

Every building backs onto golf land or the resort grounds, and views differ by building and floor. Buildings 1 to 4 back onto a golf strip with a mapped lake about 6 to 8 meters beyond the parcel line; Building 5 has golf on two sides and a District lake about 6 meters away; Buildings 6 and 7 back onto the main golf parcel; Building 8 backs onto the Ritz-Carlton hotel land (Collier County parcel and footprint layers; OpenStreetMap lake outlines, September 25, 2026). No recorded document assigns a view to a unit.

What is the most high-end neighborhood in Tiburón, and where does Marquesa Royale rank?

Among Tiburón’s condominiums, Marquesa Royale ranks first on both measures we hold. Its 2026 preliminary median just value is $2,101,900 against $1,629,380 for Esperanza I, $1,119,320 for Castillo at Tiburón, $1,111,600 for Bolero and $656,280 for Ventanas at Tiburón (Collier County Property Appraiser roll). The MLS twelve-month medians follow the same order: $2,450,000, then Esperanza $2,150,000, Castillo $1,265,000 and Ventanas $902,500 (Southwest Florida MLS Matrix, September 18, 2026). Only Marsala’s detached homes, at a $2,166,654 median just value, sit just above it on the county roll, and Escada at Tiburón is a detached-home neighborhood with a 64.5% homestead rate against Marquesa Royale’s 47.9% (Collier County Property Appraiser roll, 2026 preliminary).

Is Marquesa Royale a good place to live?

The record describes a settled, mixed full-time and seasonal neighborhood. Twenty-three of 48 residences (47.9%) carry a homestead exemption, up from 18 in 2021, and 18 owners (37.5%) mail their tax bills outside Florida (Collier County Property Appraiser roll, 2021 and 2026 preliminary). Eighteen residences have never resold since WCI’s first sale. Every address is zoned to Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High, and the first milestone inspections are not due until 2038 at the earliest.

Are any Marquesa Royale condos for sale right now?

Three were active on September 18, 2026 (Southwest Florida MLS Matrix): Building 1, unit 302 at $3,150,000 (240 days on market); Building 1, unit 301 at $3,050,000 (287 days); and Building 4, unit 302 at $2,350,000 (100 days), the smaller older plan. Against five closings in the prior twelve months, that is about seven months of supply. Because listings are few, buyers usually register their search with us before the next one comes to market.

What have Marquesa Royale condos sold for in the last twelve months?

Five MLS closings in the twelve months to September 18, 2026, at a median of $2,450,000, a range of $1,800,000 to $3,000,000 and $830.51 per MLS square foot (Southwest Florida MLS Matrix). We tracked each of the five against the recorded Collier County deeds, which carry the same five prices: Building 5, unit 101 at $2,825,000 (January 22, 2026); Building 6, unit 301 at $3,000,000 (January 23); Building 1, unit 202 at $2,450,000 (January 27); Building 8, unit 101 at $1,900,000 (April 27); and Building 7, unit 302 at $1,800,000 (May 9) (Collier County Property Appraiser sales file).

How much does a Marquesa Royale condo cost?

Over the 60 months to May 2026, the first window with ten or more sales, 12 DOR-qualified resales recorded at a median of $2,312,500, from $1,550,000 to $3,000,000, with no builder-direct sales (Collier County Property Appraiser sales file). The five-year window is needed because Marquesa Royale recorded no sale in 2022, 2024 or 2025. Active asking prices on September 18, 2026 ran $2,350,000 to $3,150,000 (Southwest Florida MLS Matrix).

What is the price per square foot at Marquesa Royale?

A median of $830.51 per MLS square foot on the five closings in the twelve months to September 18, 2026 (Southwest Florida MLS Matrix), and $857 per county square foot on the ten qualified resales since January 2022 (Collier County Property Appraiser sales file). The two areas differ: the county records 2,917 square feet on every residence in the 2012 buildings, which WCI sold at 2,930 and 2,950, so county per-foot figures there run about 1% high.

What is the record sale at Marquesa Royale?

$3,000,000, reached twice, both on third-floor 01-side residences: Building 1, unit 301 (2555 Marquesa Royale Ln) on October 26, 2023, and Building 6, unit 301 (2542 Marquesa Royale Ln) on January 23, 2026 (Collier County Property Appraiser sales file). Both work out to $1,028 per county square foot. The lowest recorded price ever was $709,700, a WCI sale of Building 3, unit 101 in June 2012.

Why were there no Marquesa Royale sales in 2024 and 2025?

No sale recorded between October 27, 2023 and January 21, 2026, about 27 months (Collier County Property Appraiser sales file), then five closed from January to May 2026. Thin turnover is the norm here: 18 of the 48 residences have never had a second priced sale since WCI’s first deed. With 48 residences, a year or two without a sale says more about owners staying than about demand.

How have Marquesa Royale prices changed over time?

The median qualified sale was $1,285,400 in 2008, $815,750 in 2012 (WCI’s post-bankruptcy sales), $1,234,400 in 2015, $1,310,000 in 2019, $1,599,500 in 2021, $2,500,000 in 2023 and $2,175,000 on four sales in 2026 to May (Collier County Property Appraiser sales file). Yearly medians swing with floor and plan mix, so same-unit repeat sales are the cleaner guide: Building 6, unit 301 went from $1,995,000 in October 2021 to $3,000,000 in January 2026.

Are condo prices dropping in Naples, and at Marquesa Royale?

Marquesa Royale’s 2026 sales were mixed rather than falling across the board. Two closed below the county’s 2026 preliminary value, Building 8, unit 101 at $1,900,000 against $2,081,900 and Building 7, unit 302 at $1,800,000 against $1,897,300, while Building 6, unit 301 matched the $3,000,000 record (Collier County Property Appraiser roll and sales file). The 2026 median of $2,175,000 on four qualified sales sits below 2023’s $2,500,000 on six, with more first-floor and small-plan sales in the 2026 mix.

Is buying a condo in Naples, like Marquesa Royale, a good investment?

That depends on your hold and your use. The Marquesa Royale record rewards long holders: Building 5, unit 101 sold new at $1,323,600 in September 2008 and resold at $2,825,000 in January 2026, and Building 1, unit 301 went from $845,900 in 2012 to $3,000,000 in 2023. It also shows risk: several 2008 buyers resold below cost between 2010 and 2018 (Collier County Property Appraiser sales file). With leases of 30 days to one year and four a year, it suits an owner-user or seasonal landlord, not a nightly-rental investor.

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

Florida’s condominium market is absorbing higher insurance costs and the post-2022 structural laws, which weigh most on older buildings facing large repairs. Marquesa Royale’s buildings date from 2008 to 2012, Collier County’s milestone map puts their first inspections in 2038 to 2042, and the association’s county permits from January 2024 to July 2026 show fire-alarm and mechanical work, not a roof, window or concrete program (Collier County monthly permit reports). Review the structural integrity reserve study, budget and insurance before you commit.

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

Not in the Marquesa Royale record. Three residences were listed on September 18, 2026 (Southwest Florida MLS Matrix), 18 of 48 have never resold since WCI’s first sale, and homestead owners rose from 18 in 2021 to 23 on the 2026 preliminary roll (Collier County Property Appraiser roll). Owners here are holding, and more of them are living here full time.

What did Marquesa Royale residences cost new from WCI?

WCI’s pre-bankruptcy pages priced Residence 01 (2,917 square feet) from $998,612 and Residence 02 (2,539 square feet) from $853,525 (WCI Home Type Detail page, archived February 2011). After the reset WCI listed both new plans from $745,000 in May 2011 and at $810,000 and $790,000 in April 2012, before homesite premiums and options. Recorded first deeds ran $725,000 to $1,323,600 in 2008 to 2010 and $709,700 to $917,100 in 2012 and early 2013 (Collier County Property Appraiser sales file).

How big are the Marquesa Royale floor plans?

Four sizes across two generations. In Buildings 4 to 7, the 01 side is WCI’s Residence 01 at 2,917 square feet (2,949 on WCI’s 2006 sheet), three bedrooms plus a den and three and a half baths, and the 02 side is Residence 02 at 2,539 square feet, two bedrooms plus a den and three baths (WCI pages, archived 2006 and 2011). In Buildings 1, 2, 3 and 8, WCI sold 2,930 and 2,950 air-conditioned square feet, both three bedrooms plus a den and three and a half baths (WCI pages, 2011 and 2012).

How many bedrooms and bathrooms do Marquesa Royale residences have?

Thirty-six of the 48 are three bedrooms plus a den with three and a half baths: every 01-side residence and both sides of Buildings 1, 2, 3 and 8. The twelve 02-side residences in Buildings 4 to 7 are WCI’s Residence 02, which WCI sold as two bedrooms plus a den and three baths, “dramatic views from three sides” with loggia access from every main room (WCI Home Type Detail page, archived February 2011). Listings often count that den as a third bedroom.

Why do listings show 2,767 or 2,950 square feet when the county shows 2,917 or 2,539?

Because each source measures differently. The county records 2,917 square feet on every 01-side residence and on both sides of the 2012 buildings, and 2,539 on the older 02 side (Collier County Property Appraiser roll). WCI sold the 2012 buildings at 2,930 and 2,950 air-conditioned square feet, and MLS rows show 2,950 for Building 1 residences and 2,767 for Building 4, unit 302 (Southwest Florida MLS Matrix). Two full-remodel permits recorded 2,922 and 2,930 total square feet (Collier County permit reports, 2024 and 2025).

Do Marquesa Royale residences have a private elevator?

Each building has one shared elevator, and its doors open into each residence’s own vestibule. WCI’s 2006 Residence 01 plan labels the car “COMMON ELEVATOR” beside a trash chute, and the recorded plot plan shows “ELEVATOR (C.E.),” a common element, with an elevator lobby on the ground floor (WCI plan sheet, 2006; declaration Exhibit B, OR 4383, Pages 1602 to 1603). WCI’s marketing called it a “private elevator vestibule” because only your household steps out into your foyer, but the association owns and maintains the elevator.

Who maintains and replaces the elevator?

The association, because the elevator is a common element shared by the six residences of each building and its cost is a common expense shared equally by all 48 (declaration, Sections 6.1 and 7.1). The elevators date from 2008 to 2012 construction, and no elevator permit appears among the association’s county permits from January 2024 to July 2026 (Collier County monthly permit reports). The reserve schedule in the association’s adopted budget and its structural integrity reserve study show the planned replacement.

Which floor is best at Marquesa Royale?

The top floor has carried the clearest premium. Both $3,000,000 records are third-floor 01-side residences, and qualified resales since 2022 ran a median of $1,011 per county square foot on the third floor against $840 on the second and $857 on the first (Collier County Property Appraiser sales file). The county adds $40,000 of value per floor on its 2026 preliminary roll. The first residential floor still sits a full level above the parking, so no residence is at grade.

Which Marquesa Royale building is the best?

No record ranks them, and a listing’s “best building” is an opinion. What differs by building is on the record: plan generation (Buildings 4 to 7 older, including the smaller 02 plan), certificate of occupancy (2008 to 2012), frontage (Buildings 1 to 4 on a golf strip and lake, 5 with golf on two sides, 6 and 7 on the main golf parcel, 8 beside the Ritz-Carlton hotel land) and distance to the pool, 13 meters from Building 4 and 147 meters from Building 1 (Collier County parcel and footprint layers, September 25, 2026).

Are the top-floor residences penthouses?

WCI called all 48 “penthouse condominium residences” in its September 6, 2011 release, and listings often label third-floor residences “PH,” but the declaration simply numbers them 301 and 302 (OR 4383, Page 1538). WCI’s 2006 Residence 01 plan shows 10’-6” ceilings, and one 2026 listing for a third-floor residence in Building 1 describes 10.5-foot ceilings (Southwest Florida MLS Matrix).

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

Each residence has “the exclusive use of two assigned parking spaces under building in which the Unit is located” (declaration, Section 12.5.1). The recorded ground-floor plan shows a “Parking Garage” and a “Parking Level” of six spaces each, 12 per building, lettered to the six residences, as limited common elements (Exhibit B, OR 4383, Page 1602). Spaces may be exchanged only through the association. Guest parking is not labelled on the plan.

How much storage comes with a residence?

One assigned storage room per residence on the ground floor of its building, a limited common element (declaration, Section 12.5.2). The recorded Building 5 plan shows six storage rooms beside the elevator lobby, trash room and mechanical rooms (Exhibit B, OR 4383, Page 1602). Confirm which room conveys with a residence from the association’s records before closing.

Can I combine two Marquesa Royale residences?

The declaration allows it with board approval: an owner of two horizontally adjacent units may join them through a common-element wall (Section 6.5, OR 4383, Page 1538). Because each floor holds exactly two residences, that means buying both residences on one floor. Any change to anything the association maintains needs prior written board approval, and the county permit follows.

Can I install an electric-vehicle charger at Marquesa Royale?

No Marquesa Royale document or board rule we read addresses EV charging. Florida’s Condominium Act, Section 718.113(8), sets the process for an owner to install a charger for an assigned parking space at the owner’s own expense, and the association may set reasonable conditions. Ask the board for its current requirements before you buy if charging matters to you.

What are the HOA and condo fees at Marquesa Royale?

Neither the Marquesa Royale association nor the Tiburón master association publishes its assessment, so no current figure appears here. Every residence pays the same 1/48 share of the condominium’s common expenses whatever its size (declaration, Section 7.1). The current amounts are in each association’s adopted budget and on the estoppel certificates for a sale.

Why do Marquesa Royale listings show several different fee figures?

Because an owner pays two associations and a special district, and listings mix them. The Marquesa Royale condominium assessment covers the buildings, lane, gate, pool, insurance and reserves; the Tiburon Estates master association bills its own assessment; and the Pelican Marsh CDD charge is a line on the county tax bill, $3,008.93 per residence on the 2025 bill (Collier County Tax Collector). The estoppel certificates are the only reliable source for the two association figures.

What does the Marquesa Royale condominium assessment pay for?

The association maintains the lane, landscaping, entrance, pool, pool deck and pavilion (Section 4.3); the elevator, exterior walls, painting, waterproofing, the exterior face of the entry doors and all common elements (Section 6.1); and it insures the buildings. The declaration also makes “the cost of providing basic cable television under a bulk service contract and the cost of water and sewer service to the Units” a common expense (Section 4.9, OR 4383, Page 1538). Unlike Esperanza, there is no shared Mid-Rise budget: every amenity cost is split among 48 owners.

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

Yes. Owners adopted a one-time Capital Contribution Assessment on every new member at purchase, “currently equal to one quarterly assessment” (Section 19.1.1, recorded January 12, 2023, Collier Clerk, OR 6206, Page 1117), and the Tiburón master association charges one quarter of its annual assessment to each new member (OR 6149, Page 45). The declaration also allows a transfer fee up to the Chapter 718 maximum, or $100 if none is set (Section 13.2). The estoppels state the current amounts.

What is the CDD charge at Marquesa Royale?

The 2025 county tax bill carries a “Pelican Marsh” line of $3,008.93 on Marquesa Royale residences, plus a District 1 Garbage line of $261.91, together $3,270.84, the same on all 48 (Collier County Tax Collector; Collier County Property Appraiser roll). By our arithmetic about $1,725 of the CDD line is District operations and about $1,284 is Series 2022 bond debt, about 1.53 times the bond line of Tiburón’s smaller condominium units. No Marquesa Royale residence shows a lower line, so none appears to have prepaid its bond share.

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

The bond part ends; the operations part does not. The District Manager reported in July 2026 that the Series 2022 bonds retire after the final payment in May 2031. After that the Marquesa Royale tax bill will still carry the District’s operations and maintenance line, about $1,725 a residence for fiscal 2026, which pays for Tiburón’s gate, District roads, lakes and irrigation water. Request a written payoff figure from the District if you want to prepay the bond share at closing.

What are the property taxes on a Marquesa Royale condo?

The 2025 certified bill showed a median total of $20,362.98, including the CDD and garbage lines, with a range of $11,571.93 to $23,821.41 (Collier County Property Appraiser roll). The 2026 preliminary roll shows a median ad valorem tax of $17,275.41 before those lines are added, at 9.4020 mills. The low bills belong to long-held homesteaded residences, which is why a buyer should budget from the purchase price, not the seller’s bill.

Will my property taxes go up when I buy at Marquesa Royale?

Very likely, if the seller held a homestead. Florida’s Save Our Homes cap limits increases on a homestead’s assessed value, and a sale resets it. The effect is visible on the roll: two third-floor residences with the same $2,161,900 just value paid $11,571.93 (homesteaded) and $23,821.41 (not homesteaded) on the 2025 certified bill (Collier County Property Appraiser roll). Budget from the new assessed value.

Has Marquesa Royale levied a special assessment?

Florida associations do not record special assessments, so the public record does not show one either way. One recorded association affidavit states that “No special assessment has been levied” for its 2012 common-element work (Collier Clerk, OR 4846, Page 2031), and the association’s county permits from January 2024 to July 2026 are fire-alarm, mechanical and electrical work, not a roof, window or concrete program. The estoppel certificate must disclose any assessment levied or pending.

How much should I budget each year to own at Marquesa Royale?

Add five lines: the Marquesa Royale condominium assessment, the Tiburón master assessment, your property tax, the CDD and garbage lines ($3,270.84 on the 2025 bill, Collier County Property Appraiser roll), and your HO-6 policy. Add any flood policy you choose and Tiburón Golf Club dues if you join. At purchase, add the two one-time capital contributions. The two association amounts come from the estoppel certificates.

Which associations govern Marquesa Royale?

Two, plus a special district. The buildings, lane, gate, pool and grounds belong to Marquesa Royale at Tiburon Condominium Association, Inc. (Sunbiz N08000006580, filed July 11, 2008). Above it sits Tiburon Estates Homeowner’s Association, Tiburón’s master, whose members Marquesa Royale owners automatically are (declaration, Section 25), and the Pelican Marsh Community Development District on the tax bill. Unlike Ventanas and Esperanza, there is no intermediate shared-amenity association.

Who runs the Marquesa Royale association now?

The owners. WCI’s employees formed the first board, and WCI stated in a February 2012 amendment that it “has not relinquished control” (Collier Clerk, OR 4766, Page 364); by the April 2013 annual report an owner was president (Sunbiz). Owners have since adopted staggered terms (2014), moved the annual meeting to the first quarter (2018) and enlarged the board from three to five directors on two-year staggered terms (Collier Clerk, OR 5738, Page 2408, 2020).

Does the association have to approve a buyer?

Yes. The declaration requires the board’s prior written approval of every sale, lease, gift or transfer, with notice 15 days before the transfer; the board decides within 15 days of complete information, and silence is deemed approval (Sections 13.1 and 13.2, OR 4383, Page 1538). An unapproved transfer is void. Build the approval period into the contract.

Can the Marquesa Royale board reject a buyer?

It can disapprove for cause. If it does not approve, the owner may demand that the association furnish an alternate purchaser or buy the unit itself, with closing within 60 days (declaration, Section 13.2). The declaration also bars approval of a sale to several people planning to split occupancy by time periods (Section 13.1.3). In practice approval turns on a complete application.

Does the association have a right of first refusal?

Not in the usual sense. The recorded mechanism is approval, backed by a duty: when an owner demands it after a sale is not approved, the association must furnish an approved alternate purchaser or buy the unit (declaration, Section 13.2). The declaration also bars selling any unit by public or private auction anywhere in Tiburon Estates (Sections 13 and 14.5).

Can I buy through a trust or an LLC?

Nothing in the recorded Marquesa Royale documents bars ownership by a trust or entity, and every transfer needs board approval in the usual way (declaration, Section 13.1). The documents bar timesharing and sales to groups planning to split occupancy by period (Section 13.1.3). On the 2026 preliminary roll, 14 of the 48 owner lines contain the word trust and none is an LLC or corporation (Collier County Property Appraiser roll).

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

Chapter 718 of the Florida Statutes is the Condominium Act, which governs Marquesa Royale’s declaration, budgets, reserves, insurance, estoppels and resale disclosures. The Division of Florida Condominiums, part of the Department of Business and Professional Regulation, lists Marquesa Royale at Tiburon, A Condo as project PR73721, 48 units, recorded August 1, 2008, with annual state fees of $192 paid each year from 2022 to 2026, $4 for each unit (DBPR public extracts, read September 2026).

What are the new condo laws in Florida, and do they apply to Marquesa Royale?

Yes, both main ones apply, because each building has three habitable storeys. Section 553.899 requires a milestone structural inspection, and Section 718.112(2)(g) requires a structural integrity reserve study at least every ten years, with the first due by December 31, 2025 for associations existing on July 1, 2022; reserves for study items cannot be waived in budgets adopted on or after December 31, 2024. Marquesa Royale’s buildings are six-residence buildings, so no small-building exclusion applies.

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

Yes, and not for years. Collier County’s milestone map lists all eight buildings as not due, with first inspections in 2038 for Buildings 4 and 6, 2039 for Building 7 and 2042 for Buildings 1, 2, 3 and 8 (county permits PL20230012235 to PL20230012242, read September 25, 2026). Building 5’s year is not published here: the county shows a year that does not match its August 1, 2008 certificate of occupancy, so confirm it with the association. The county’s three-mile saltwater line passes just west of the buildings, and the county has placed all of them on the 30-year schedule.

Has Marquesa Royale completed its structural integrity reserve study?

The status of Marquesa Royale’s study is not published. The association was required to complete one by December 31, 2025 under Section 718.112(2)(g), Florida Statutes, but no study, reserve schedule or funding plan is public. A buyer receives the study and budget in the association’s records during the document review period; ask for both, and for the reserve schedule’s elevator and roof lines.

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

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

Can a condo association evict an owner or force a sale?

Termination, the route by which owners can be made to give up their units, is especially hard here. The declaration requires 100% of owners and their institutional first mortgagees to terminate by agreement (Section 16.1, OR 4383, Page 1538), stricter than Ventanas’ recorded clause, and Section 718.117, Florida Statutes, sets the owner protections for any other termination. Nothing in the Marquesa Royale public record proposes one; the buildings are 14 to 18 years old.

Can you rent out a Marquesa Royale condo?

Yes, within recorded limits. Only entire units may be leased, for no less than 30 consecutive days and no longer than one year, no more than four times per calendar year, and every lease needs the board’s prior written approval (declaration, Section 13.1.2; Rule A.7, OR 4383, Page 1538). The board may make leasing more restrictive, every tenant registers with the association, and tenants may not keep pets.

Are short-term or vacation rentals allowed at Marquesa Royale?

No. Nothing under 30 consecutive days is allowed, no more than four rentals a year, and Rule A.7 states that no residence “shall be committed to, or utilized as, a destination for a vacation club, interval occupancy program or similar revolving membership plan” (OR 4383, Page 1538). Nightly or weekly rental listings for a Marquesa Royale residence conflict with the recorded documents.

Does Marquesa Royale allow pets?

Yes, for owners. Rule A.5 allows “no more than two commonly accepted household pets such as a dog or cat and no more than 2 caged birds, and a reasonable number of tropical fish,” leashed or carried on common elements, with messes removed at once (OR 4383, Page 1538). The record sets no weight or breed limit. A vicious, noisy or nuisance pet must be removed within four days of written notice, and the board may grant exceptions. Assistance-animal law sits outside these documents.

Can tenants and guests have pets at Marquesa Royale?

No. The declaration states that “tenants and guests shall not be permitted to have pets” (Section 12.6), and Rule A.5 repeats that “Guests and tenants are not permitted to have pets” (OR 4383, Page 1538). A seasonal landlord should plan for tenants who travel without animals.

Is Marquesa Royale a 55+ community?

No. No age restriction appears in the recorded declaration, its amendments or the rules, and Rule A.9 provides for children under 16 under a responsible adult’s direct control (OR 4383, Page 1538). Buyers of any age may purchase, subject to association approval.

What are the guest rules at Marquesa Royale?

Guests may stay in the owner’s absence twice a calendar year, up to 14 days each time, and every guest registers on arrival (declaration, Section 12.3). Permanent occupancy is capped at two people per bedroom, and overnight occupancy including guests at two per bedroom plus two (Rule A.7, OR 4383, Page 1538). The association holds a pass key to each residence (Section 12.4).

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

Yes, with limits. Hard-surface flooring needs prior written board approval, an approved sound underlayment and perimeter isolation, and an inspection before the finish floor goes down (Section 6.3.3; Rule B.13). Contractors work Monday to Saturday, 8 a.m. to 5 p.m., must be licensed and carry at least $250,000 per occurrence and $500,000 aggregate liability (Rules A.18, B.3 to B.5). County permits from 2024 and 2025 show three owner remodels declared at $150,000, $150,000 and $255,000 (Collier County monthly permit reports).

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

The association keeps the common elements: wiring to your breaker panel, water pipes to your shut-off, cable lines to outlets, the exterior walls including painting, waterproofing and caulking, the exterior surface of your entry doors, and loggia structure, railings and slabs (Sections 6.1 and 6.3.1). You keep screens, windows and glass, entry doors inside, in-unit plumbing and electrical, the breaker panel, appliances, water heater, smoke alarms, air conditioning and heating, floor coverings and shower pans (Section 6.2).

Can I add hurricane shutters or impact glass?

With board consent. Rule A.3 bars exterior shutters on any window, sliding door or screened lanai without prior written consent, and the board may require a uniform color, size, style or manufacturer; Rule A.21 says the board has adopted shutter specifications (OR 4383, Page 1538). Opening protection is owner by owner: county permits show owner shutter and storm-protection work declared at about $34,000 to $38,000 per residence in 2024 and 2026 (Collier County monthly permit reports).

What vehicles, moves and grills are allowed?

Passenger cars, SUVs, mini-trucks, vans and street-legal motorcycles that fit a garage space are allowed; commercial vehicles, trucks, campers, motor homes, trailers and boats are not (Rule A.1). Moves run “Mondays through Sundays between the hours of 8:00 A.M. and 5:00 P.M.” (Rule A.17), so the recorded text allows Sunday moves. Grills are allowed only where the board designates, never on screened terraces or balconies (Rule A.11). All are in the recorded rules at OR 4383, Page 1538.

Do you have to join Tiburón Golf Club to buy at Marquesa Royale?

No Marquesa Royale document requires it. The declaration only authorizes the association to acquire memberships (Section 20). Tiburón’s master declaration obliged each first buyer from the developer to take a Signature Membership at closing and tells resale buyers they “should” contact the Club under its current Membership Plan (Tiburon Estates master declaration, OR 2579, Page 364, Section 17.3). A resale buyer today is not obliged by any recorded document.

How much does it cost to join Tiburón Golf Club?

The Club publishes privileges, not prices, so no initiation fee or dues figure appears here. It offers Medallion (year-round golf) and Signature (reduced summer golf) memberships only to Tiburón residents, by application, and quotes current pricing directly to a prospective member. Some listings say a membership is available with a residence; confirm the terms in writing before closing if golf matters to your purchase.

What amenities come with a Marquesa Royale residence?

A gated private lane, a swimming pool with a fountain, a pool deck and a pool pavilion that belong to this condominium alone (declaration, Section 4.3; Rule A.23, OR 5706, Page 1490, 2019). The county addresses the pool at 2539 Marquesa Royale Ln, and its footprint layer shows a structure of about 1,020 square feet beside it (Collier County GIS, September 2026). Inside each building are the elevator, a trash chute on every floor, the parking level and storage rooms.

Is there a gym, tennis court or clubhouse at Marquesa Royale?

No. No fitness room, tennis or pickleball court, clubhouse or social room appears in the declaration, the rules, the ground-floor plans or the county footprint layer, which shows only the eight buildings and the pool pavilion on the condominium’s land (Collier County GIS, September 2026). Those facilities come with Tiburón Golf Club membership, whose clubhouse is 0.5 road miles away.

What are the pool rules?

The recorded rules say little: audio near the pool only with earphones (Rule A.10), and “Climbing, jumping, and diving from the pool fountain water feature is prohibited” (Rule A.23, OR 5706, Page 1490, 2019). The association may lease common elements such as the pool deck to an owner for temporary exclusive use (declaration, Section 12.7). Hours, heating and guest limits are set by the board and are not in any recorded rule.

Is cable TV and internet included at Marquesa Royale?

Basic cable is: the declaration makes bulk basic cable a common expense (Section 4.9), and the association is a named grantor on both 2021 Hotwire Communications telecommunications easements for Tiburón (Collier Clerk, OR 5905, Page 3151 and OR 6027, Page 2350). Whether internet is part of the current bulk package is not in the record; it appears in the association’s budget and bulk agreement.

Who provides water, electricity and gas at Marquesa Royale?

Water and sewer come from the Collier County Water-Sewer District (water area D12, North wastewater area), and the declaration makes water and sewer to the units a common expense (Section 4.9). Florida Power & Light serves the property (HIFLD service territory layer). The condominium’s sewer force main crosses golf land under a recorded 2011 easement the association maintains (Collier Clerk, OR 4698, Page 3387). No natural-gas provider is named in the record.

How do mail, trash and deliveries work at Marquesa Royale?

Each residential floor has a trash chute to a ground-floor trash room (recorded plot plan), and Collier County collects garbage Tuesday and Friday and recycling, yard waste and bulk items on Friday (Collier County solid-waste service layer, checked at Buildings 1, 5 and 8 on September 25, 2026). The recorded plan shows no mail room, so mailbox location and package handling are set by the association. Deliveries pass the lane’s own gate; at Tiburón’s District gates commercial vehicles are admitted from 7 a.m. to 7 p.m. Monday to Saturday.

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

Measured by road from the middle of the lane (OSRM, free-flow, September 25, 2026): about 3.3 miles to NCH North Hospital, 3.5 to Mercato, 3.6 to I-75 at Exit 111, 4.4 to Vanderbilt Beach, 5.9 to Waterside Shops, 11.1 to the Naples Pier and 23.2 to RSW. The Tiburón clubhouse is 0.5 miles, the shortest of any Tiburón neighborhood we measured. Allow materially longer in season.

Is Marquesa Royale good for retirees?

It suits many. Every residence is single-level living reached by an elevator from its own parking, the association keeps the exterior and grounds, and NCH North Hospital is about 3.3 road miles away (OSRM, September 25, 2026). Nothing in the record limits ownership by age, and 47.9% of residences carry a homestead exemption (Collier County Property Appraiser roll, 2026 preliminary). Weigh the rules too: two pets for owners, none for tenants or guests.

What schools is Marquesa Royale zoned for?

Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High for the 2026-27 school year, for all 59 Marquesa Royale address records, eight buildings and 48 residences (Collier County Public Schools zoning tool, checked September 25, 2026). The same schools applied in 2025-26. Confirm the specific address with the District before relying on it.

What flood zone is each Marquesa Royale building in?

Zone X for all eight. On FEMA’s effective map, panel 12021C0194J (February 8, 2024), Buildings 6 (2542), 7 (2546) and 8 (2550) sit wholly in the minimal-hazard Zone X; Buildings 4 (2543) and 5 (2538) are Zone X with a small 0.2% annual-chance edge; and Buildings 1 (2555), 2 (2551) and 3 (2547) are Zone X beside a golf lake mapped Zone AE (FEMA National Flood Hazard Layer, read September 25, 2026). None of the condominium parcel is in the high-risk zone. A unit’s zone is confirmed by its flood zone determination.

What is the FEMA letter on Marquesa Royale, and what did it do?

FEMA’s Letter of Map Amendment 12-04-4196A, dated May 17, 2012, removed “Marquesa Royale at Tiburon, a Condominium (all units inclusive)” from the Special Flood Hazard Area to Zone X, for a ponding flood source with a base flood elevation of 11.0 feet and a lowest lot elevation of 12.8 feet NAVD88 (FEMA Map Service Center). It was issued the day after the 2012 panel took effect. On the current 2024 map the whole condominium is mapped Zone X without needing it.

Will FEMA’s new map change Marquesa Royale’s flood zones?

Probably not in substance. FEMA’s preliminary panel 12021C0194K, issued March 20, 2025 and not yet in effect, keeps every Marquesa Royale building in Zone X; small new Zone AH patches touch the edges of Buildings 3 and 4 by under 2% of their footprints (FEMA preliminary National Flood Hazard Layer). Until the new map takes effect, the February 2024 map governs.

Do I need flood insurance for a Marquesa Royale condo?

Federal mandatory purchase does not apply by map, because no building is in the high-risk zone, but a lender may still require coverage; the 2012 LOMA itself notes that “the lender has the option to continue the flood insurance requirement” (FEMA LOMA 12-04-4196A). Collier County’s CRS Class 5 rating gives a 25% discount on every Regular Program NFIP policy, inside or outside the high-risk zone (FEMA). A standard HO-6 excludes flood, and whether the association carries a building flood policy is in its insurance declarations.

How high is Marquesa Royale’s ground compared with flood elevations?

USGS 3DEP lidar (2018) reads bare ground of about 13.4 to 14.4 feet NAVD88 at the building points, roughly 3 to 4 feet above the 10.0 and 10.5 foot base flood elevation lines nearest the west end (USGS; FEMA National Flood Hazard Layer). The residences begin a full level higher, over the parking. No elevation certificate for any Marquesa Royale address is on Collier County’s public map.

How does condo insurance work at Marquesa Royale?

Under Section 718.111(11), Florida Statutes, the association insures the buildings and the owner’s HO-6 policy covers interior finishes, fixtures and contents. Because the hurricane deductible on the master policy is a common expense, it divides among only 48 residences, so each share of a given deductible is larger than at 60-unit Bolero or 82-unit Ventanas; an HO-6 loss-assessment limit is worth reviewing. A Citizens HO-6 is exempt from Citizens’ flood-purchase requirement, and a residence whose dwelling and contents replacement cost is $700,000 or more is not eligible for Citizens.

How much does HO-6 insurance cost at Marquesa Royale?

No premium appears here, because none is published and premiums vary by coverage, deductible and the residence’s own opening protection. What helps a quote is on the record: a 2008 to 2012 build after Hurricane Wilma, Zone X on every building, and owner shutter or impact-glass permits on some residences (Collier County monthly permit reports). Bring a wind-mitigation report to your agent.

Did Marquesa Royale flood or take damage in Hurricane Ian or Irma?

No Marquesa Royale damage record was found in the court, permit and news records reviewed. All eight buildings were standing for Irma in September 2017 and Ian in September 2022, and none existed for Wilma in 2005 (Collier County footprint layers). The association’s county permits from January 2024 to July 2026 show no roof, window, structural or concrete work (Collier County monthly permit reports). The public record does not prove there was no damage; the association’s minutes would.

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

Every building checked is in Evacuation Zone C, outside the Coastal High Hazard Area and inland of the Coastal Construction Line (Collier County GIS, read September 25, 2026). The county’s Florida Building Code layer gives a Risk Category II design wind speed of 162 mph at the site. The buildings were completed from 2008 to 2012, all after Hurricane Wilma, under the Florida Building Code in force when each was permitted.

Has anything been built or planned near Marquesa Royale?

Nothing new. Collier County’s planning layer shows no land-use application dated after 2021 within about half a mile; the nearest items, the Ritz-Carlton Golf Resort’s ballroom expansion and pool and pool bar addition, are complete, and the Galleria Shoppes at Vanderbilt south pads, about 346 meters away, show a site-inspection status (Collier County GIS, read September 25, 2026). The land around Marquesa Royale is golf course, resort and District land in the Pelican Marsh PUD.

What red flags should I check before buying at Marquesa Royale?

The association’s structural integrity reserve study, budget, reserve schedule and insurance declarations, including the hurricane deductible and any flood policy; any pending special assessment on the two estoppels; the capital contributions due at closing; the milestone schedule for your building, especially Building 5; the parking and storage assignment; the current board rules, including any tighter leasing rule; the residence’s own shutter or impact-glass permits; and the Club’s membership terms if golf matters to you.

What should I ask for before making an offer at Marquesa Royale?

The flood zone determination for the unit and FEMA LOMA 12-04-4196A; the association’s budget, reserve schedule, structural integrity reserve study and insurance declarations; both estoppels, condominium and Tiburón master, with capital contributions and any pending special assessment; the unit’s CDD line; the parking and storage assignment; the current rules; and the Club’s membership terms if golf matters to you.

How do I tour Marquesa Royale residences for sale?

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

Frequently Asked Questions, Seller Edition

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

What is my Marquesa Royale at Tiburón condo worth?

Start with the recent record. The five closings in the twelve months to September 18, 2026 had a median of $2,450,000, a range of $1,800,000 to $3,000,000 and $830.51 per MLS square foot (Southwest Florida MLS Matrix), and 12 qualified resales over the 60 months to May 2026 ran a median of $2,312,500 (Collier County Property Appraiser sales file). Floor, plan, frontage, condition and the current competing listings adjust from there.

How do I get a Marquesa Royale home valuation?

Request a free Marquesa Royale at Tiburón home valuation, or call Jesse direct at (239) 898-6072. We price against the Marquesa Royale sales of your floor, plan and building generation, and against the three current listings, not a Naples condominium average.

What have Marquesa Royale condos sold for recently?

Five MLS closings in the twelve months to September 18, 2026 (Southwest Florida MLS Matrix), each price matched to a recorded county deed: $2,825,000 for Building 5, unit 101; $3,000,000 for Building 6, unit 301; $2,450,000 for Building 1, unit 202; $1,900,000 for Building 8, unit 101; and $1,800,000 for Building 7, unit 302, all recorded from January 22 to May 9, 2026 (Collier County Property Appraiser sales file). Before those, the last recorded sale was October 26, 2023.

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

By widening the window and adjusting carefully. Five closings in twelve months is too few for a median to carry weight alone, so we read the 12 qualified resales of the last 60 months (Collier County Property Appraiser sales file), adjust for floor, plan and condition, and check the result against the three active listings. Esperanza, sold by WCI with the same plans used in Marquesa Royale’s four newest buildings, is a useful floor, not a comparable.

Is Esperanza a fair comparable for my Marquesa Royale residence?

No, it under-comps you. Since January 2022 Marquesa Royale resales have run about 12.5% above Esperanza on price and 14.1% per square foot, and about 32% per foot on third floors (Collier County Property Appraiser sales file), a premium WCI itself set at 10 to 15% in 2012 for the location beside the Ritz-Carlton Golf Resort and the clubhouse. An appraiser or buyer who prices your residence from Esperanza sales alone misses the lane, gate, pool, frontage and Zone X that the record shows.

How should I answer a buyer who cites the 29 to 37% county gap with Esperanza?

With the timing. That gap exists only on the 2026 preliminary county roll: the county held Marquesa Royale’s median just value at $2,101,900 for three rolls because nothing sold here in 2024 or 2025, and cut Esperanza’s by 16 to 17% (Collier County Property Appraiser roll). The market gap on recorded resales is about 12 to 14% per square foot. Knowing the real figure keeps a buyer from arguing your price down from a number that was never the market.

Does my plan or building change what my residence is worth?

Your plan does. The twelve 02-side residences in Buildings 4 to 7 are the smaller 2,539-square-foot two-bedroom-plus-den plan, which the county values $264,600 below the 2,917 plan on every floor (Collier County Property Appraiser roll, 2026 preliminary), and the lowest qualified sale since 2022 was one of them, Building 7, unit 302 at $1,800,000 in May 2026. Building frontage, golf, lake or resort, and distance to the pool vary, but no recorded sale set isolates a building premium.

Does my floor change what my residence is worth?

Yes. Both $3,000,000 records are third-floor 01-side residences, and qualified resales since January 2022 ran a median of $1,011 per county square foot on the third floor, against $840 on the second and $857 on the first (Collier County Property Appraiser sales file). The county adds only $40,000 per floor on its 2026 preliminary roll, so the market values height far more than the tax roll does.

Does it matter whether my building was finished in 2008 or 2012?

Less than you might think for price, more for paperwork. The county values the same plan identically in every building (Collier County Property Appraiser roll), and no recorded sale set shows an era discount. What differs is the plan generation, the first milestone inspection year (2038 or 2039 for Buildings 4, 6 and 7; 2042 for Buildings 1, 2, 3 and 8, Collier County milestone map) and, for Building 5, a county milestone year we do not publish because it does not match the 2008 certificate of occupancy.

Does a renovation add value to a Marquesa Royale condo?

The spread in recent sales is the evidence. Qualified resales since 2023 have ranged from $1,800,000 to $3,000,000 on the same two plans (Collier County Property Appraiser sales file), and county permits show three owner remodels declared at $150,000 to $255,000 in 2024 and 2025 (Collier County monthly permit reports). Condition explains much of that range; permits for the work, board approval of hard flooring with the required underlayment, and product approvals for any new openings strengthen the case with a buyer.

Are online automated home-value estimates accurate for Marquesa Royale?

They lean on figures that miss what drives Marquesa Royale prices. The county values mechanically: $2,081,900, $2,121,900 or $2,161,900 on the larger plan by floor and $264,600 less on the smaller one, the same in every building (Collier County Property Appraiser roll, 2026 preliminary). The four 2026 qualified sales landed from 0.91 to 1.39 times those values, and automated models working from five sales a year cannot read the view, the renovation or the floor.

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

Loosely. The 2026 preliminary just value runs from $1,817,300 to $2,161,900 across the 48 residences, set by mass appraisal and unchanged since 2024 (Collier County Property Appraiser roll), while the twelve-month MLS median is $2,450,000. On the four 2026 qualified sales, price ran a median 1.05 times just value, from 0.91 on Building 8, unit 101 to 1.39 on Building 6, unit 301. Just value is a tax figure, not a price.

What is the record Marquesa Royale sale?

$3,000,000, reached twice: Building 1, unit 301 on October 26, 2023 (Collier Clerk, OR 6303, Page 865) and Building 6, unit 301 on January 23, 2026 (OR 6550, Page 3444), both $1,028 per county square foot (Collier County Property Appraiser sales file). On the smaller plan the highest qualified sale is $2,175,000 for Building 5, unit 102 in April 2023.

How much have Marquesa Royale values changed since the original WCI sales?

A great deal for most long holders. Building 5, unit 101 sold new at $1,323,600 in 2008 and resold at $2,825,000 in 2026; Building 7, unit 301 went from $925,000 in 2009 to $2,900,000 in 2023; and Building 6, unit 301 rose from $1,995,000 in October 2021 to $3,000,000 in January 2026, about 50% in 51 months (Collier County Property Appraiser sales file). Some 2008 buyers who sold between 2010 and 2018 took less than they paid.

Is now a good time to sell a Marquesa Royale condo?

Marquesa Royale is in a stronger position than most Florida condominiums. Its buildings are 14 to 18 years old, the first milestone inspections are not due until 2038 at the earliest, and the association’s permits from 2024 to mid-2026 show no roof or structural program (Collier County milestone map and monthly permit reports). Against that, three residences were listed on September 18, 2026 against five closings in twelve months (Southwest Florida MLS Matrix), so pricing to the recent sales matters more than timing.

Are condos difficult to sell in Naples right now?

In Tiburón, 32 residences closed in the twelve months to September 18, 2026 at a median of 86 days on market and a median sold-to-list ratio of 93.84%, with 20 active listings, about 7.5 months of supply (Southwest Florida MLS Matrix). The condominium tier is the slower part of Tiburón, and Marquesa Royale’s three listings that day had been on market 100, 240 and 287 days. Well-priced residences sell; residences priced from the top record without its floor and finish wait.

How long does it take to sell a Marquesa Royale condo?

The Matrix pull did not break out days on market for Marquesa Royale’s five closings; across Tiburón the median was 86 days, and active listings had been on market a median of 156.5 days (Southwest Florida MLS Matrix, September 18, 2026). Plan on a season, then add the association’s approval period, up to 15 days after complete information (declaration, Section 13.2).

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

Three on September 18, 2026, against five closings in twelve months (Southwest Florida MLS Matrix), about seven months of supply. Two of the three are third-floor residences in Building 1 asking $3,050,000 and $3,150,000, above the $3,000,000 record, and one is the smaller plan in Building 4 at $2,350,000. A seller on a lower floor or the larger plan meets little direct competition.

Are condo prices dropping in Naples and at Marquesa Royale?

Mixed, not collapsing, on the Marquesa Royale record. The median qualified resale was $2,500,000 on six sales in 2023 and $2,175,000 on four in 2026 to May, with more first-floor and small-plan sales in the 2026 mix; the 2026 set still included a $3,000,000 record-matching sale (Collier County Property Appraiser sales file). Two 2026 sales closed 5 to 9% below county value, which is where buyers are pushing.

Why are Florida condo prices falling, and does that apply to a 2008 to 2012 building?

The statewide slowdown is driven by insurance cost, supply and the milestone-inspection and reserve-study laws, which fall hardest on older buildings facing large repair programs. Marquesa Royale faces the same insurance questions but not the age problem: Collier County’s milestone map puts its first inspections in 2038 to 2042, and the association’s county permits from January 2024 to July 2026 show no roof, concrete or window program (Collier County monthly permit reports). A seller with the reserve study and budget in hand answers the rest.

Why are so many people selling their condos in Florida?

The statewide pressure falls hardest on older buildings facing special assessments and insurance increases. That is not what the Marquesa Royale record shows: five sales in twelve months out of 48 residences, three active listings on September 18, 2026 (Southwest Florida MLS Matrix), and homestead owners up from 18 in 2021 to 23 in 2026 (Collier County Property Appraiser roll).

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

Not on the Marquesa Royale record. The 12 qualified resales in the 60 months to May 2026 had a median of $2,312,500, and the 2026 closings ran $1,800,000 to $3,000,000 (Collier County Property Appraiser sales file), well above any year before 2023. The county has held its values flat since 2024 rather than cutting them.

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

List in the fall to be fully marketed for the January to May season. Three of the five 2026 Marquesa Royale sales recorded in late January and two in April and May, and the 2023 sales recorded from March to October (Collier County Property Appraiser sales file). Across Tiburón’s 32 closings, 16 fell January to May at a median 81 days on market and 16 June to December at 102.5 days, with sold-to-list nearly identical (Southwest Florida MLS Matrix, September 18, 2026): season buys speed, not a higher percentage of asking.

What is the Naples luxury condo market expected to do in 2026?

We do not forecast; we read the record. In the twelve months to September 18, 2026, Tiburón’s 32 closings totaled $65,845,000 at a median sold-to-list of 93.84% (Southwest Florida MLS Matrix), and Marquesa Royale’s five ran $1,800,000 to $3,000,000. The county held Marquesa Royale’s values flat on the 2026 preliminary roll while cutting Esperanza’s 16 to 17% (Collier County Property Appraiser roll), which tells a buyer this building has held its ground.

Who buys condos like Marquesa Royale?

A mix of full-time and seasonal owners. On the 2026 preliminary roll, 23 of 48 residences (47.9%) carry a homestead exemption, 25 owners use a 34109 mailing address, and 18 (37.5%) mail outside Florida: Massachusetts 4, Michigan, New Jersey, Ohio and Pennsylvania 2 each, and one each from Connecticut, Illinois, Indiana, Mississippi, West Virginia and Ontario, Canada (Collier County Property Appraiser roll). Fourteen owner lines are trusts. Many buyers are downsizing from a house and want an elevator, two garage spaces and no yard.

Is the insurance market affecting what buyers will pay?

It affects every Florida condominium, and Marquesa Royale answers it better than most. All eight buildings are Zone X on FEMA’s panel 12021C0194J (February 8, 2024), a 2012 LOMA removed the condominium from the high-risk zone, and the buildings post-date Hurricane Wilma (FEMA; Collier County). Buyers will still ask about the master policy’s hurricane deductible, split 48 ways, and a heavily remodelled residence may exceed Citizens’ $700,000 HO-6 eligibility line.

Should I sell before the structural reserve funding or an assessment hits?

Base the decision on the association’s documents, not headlines. The first milestone inspections are 2038 to 2042 on Collier County’s map, the structural integrity reserve study was due by December 31, 2025, and reserves for study items can no longer be waived in budgets adopted on or after December 31, 2024 (Section 718.112, Florida Statutes). Request the study, the reserve schedule and the current budget; if they are funded, they are a selling point, and if not, a buyer will price the gap either way.

Who is the best realtor for Marquesa Royale at Tiburón?

We believe it is the team that knows the Marquesa Royale record in the detail on this page: the two WCI plan generations, the real 12 to 14% premium over Esperanza and why the county’s 29 to 37% figure is not the market, the lane’s own gate and pool, the 2012 LOMA and the building-by-building milestone years. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, and we built this page from the recorded Marquesa Royale documents.

Do I need an agent who specializes in Tiburón condos?

At Marquesa Royale it helps, because the questions that stall a sale are specific: board approval within the declaration’s 15-day window, two estoppels and two capital contributions, a CDD line that differs from Esperanza’s, the smaller older plan in four buildings, square footage that differs by source, the Building 5 milestone anomaly and buyers who comp you from Esperanza. An agent who has read the documents answers them before they become objections.

How will my Marquesa Royale residence be marketed?

With professional photography, video and drone, the MLS, our qualified-buyer list and scheduled showings through the lane’s own gate, and with a document file ready for the buyer’s agent. Rule A.3 bars displaying anything visible from outside a residence without board consent (OR 4383, Page 1538), so marketing does the work a window sign would do elsewhere. The file carries the LOMA, the milestone schedule and the plan for your stack.

How do showings work at Marquesa Royale?

Every showing is registered in advance and passes the lane’s own gate. The buyer rides the building’s elevator from the ground-level parking into your vestibule, and your two assigned spaces and storage room are part of the tour. The rules require non-owner occupants to register with the association (Rule A.7), so we coordinate access and lockbox arrangements within its procedures and brief the showing agent on the plan, the frontage and the documents.

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

Yes, Florida law allows a private sale, and it still needs board approval under Section 13.2 and the two estoppels; the declaration bars any sale by public or private auction (Section 14.5). A private sale gives up the competition that full MLS exposure brings, which matters in a building that sells a handful of times a year and where every sale moves the county’s value.

What percentage do realtors charge in Florida?

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

Can I sell my Marquesa Royale condo without a realtor?

Yes; Florida law does not require a broker. Board approval within the declaration’s window, two estoppels, the lane’s gate, the no-display rule and pricing from five MLS sales a year are the parts owners find hardest to do alone. If you want representation, McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; call Jesse direct at (239) 898-6072.

Should I sell my Marquesa Royale condo furnished or unfurnished?

That depends on your buyer. With 37.5% of owners mailing tax bills outside Florida (Collier County Property Appraiser roll, 2026 preliminary), seasonal buyers often value a turnkey residence, while full-time buyers often bring their own furniture. Furniture can be included by agreement, but it is personal property with no county value, so we price the residence on the real estate and negotiate the furnishings separately.

Should I stage my Marquesa Royale condo?

Presentation matters most in the great room and loggias, which are what WCI sold: “an expansive great room, wraparound loggia and volume ceilings” with “panoramic golf course views” (WCI Residence 01 page). Clearing the loggias and opening the view to the golf land, lake or resort grounds does more than new furniture. We walk the residence with you and recommend only what the photographs and showings need.

Can I sell my Marquesa Royale condo as is?

Yes. An as-is sale still needs board approval and still raises the buyer’s questions about the building, the reserve study and insurance, so the document file matters as much as the condition. Price it against the lower end of the recent range, $1,800,000 to $1,900,000 in 2026 for the smaller plan and a first-floor 2,917 residence (Collier County Property Appraiser sales file), adjusted for your floor and plan.

Should I rent my Marquesa Royale condo instead of selling?

Weigh the recorded limits first: 30 days minimum, one year maximum, no more than four leases a calendar year, board approval of every tenant and no pets for tenants (declaration, Sections 12.6 and 13.1.2; Rules A.5 and A.7). Those rules suit seasonal leasing, not a nightly-rental plan, and the board may tighten them.

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

Yes. The buyer takes subject to the lease, so disclose the lease, its end date and the tenant’s showing terms from the start. Marquesa Royale leases cannot run longer than one year (Rule A.7), and every lease needed board approval, so the association already has the tenant on file; time the closing around the lease end if your buyer wants to move in.

What are seller closing costs on a Marquesa Royale sale?

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

Who pays title insurance and doc stamps in Collier County?

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

How many estoppel certificates does a Marquesa Royale sale need, and who pays?

Two: one from Marquesa Royale at Tiburon Condominium Association and one from the Tiburon Estates master association, which also discloses its capital contribution. Florida law entitles the buyer to a statutory estoppel certificate showing assessments, fees and any pending special assessment (Section 718.116(8)); the CDD charge is on the tax bill, not an estoppel. Who pays for each certificate is set by the contract.

How are association fees and the CDD prorated at closing?

Association assessments are prorated to the closing date on the estoppel figures. The CDD line, $3,008.93 on the 2025 bill, and the $261.91 garbage line (Collier County Tax Collector) are part of the county tax bill and are prorated with the property taxes; if the bill is paid, the buyer credits the seller for the unused portion, per the contract.

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

Explain it before a buyer finds it. Marquesa Royale’s line is higher than at Tiburón’s smaller condominiums because of its bond class: about $1,284 of Series 2022 debt on top of about $1,725 of District operations, which fund Tiburón’s gate, District roads, lakes and irrigation water. The bonds make their final payment in May 2031, per the District Manager’s July 2026 report, after which only the operations line remains. Marquesa Royale’s total non-ad valorem line, $3,270.84, sits between Esperanza I’s $3,204.98 and Esperanza II’s $3,483.57 (Collier County Property Appraiser roll, 2025).

Who pays a special assessment at closing?

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

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

The recorded documents put them on the buyer. Marquesa Royale’s 2023 amendment levies the contribution “against each new Member at the time they purchase a Unit,” currently one quarterly assessment (Collier Clerk, OR 6206, Page 1117), and the 2022 master amendment levies one quarter of the annual master assessment on each new member (OR 6149, Page 45). The contract can shift either one.

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

Yes. The declaration requires notice to the board 15 days before the transfer and the board’s prior written approval; the board acts within 15 days of complete information, and if it does not act, the sale is deemed approved (Sections 13.1 and 13.2, OR 4383, Page 1538). Build the approval period into the contract and send a complete application early.

Can the Marquesa Royale association deny my buyer?

It can disapprove for cause. If it withholds approval, you may demand that the association furnish an alternate purchaser or buy the unit itself, with closing within 60 days (declaration, Section 13.2). The board will not approve a sale to several people planning to split occupancy by time periods (Section 13.1.3). In practice approval turns on a complete application.

What documents must a Marquesa Royale seller give the buyer?

The governing documents (the declaration with its amendments, articles, bylaws and rules, plus the Tiburón master covenants), the association’s budget and financial information, and the other disclosures Florida’s condominium resale rules require (Section 718.503), plus the two estoppel certificates. We assemble the set before listing, with the recorded documents cited on this page.

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

Florida’s condominium resale rules require the seller to give the buyer the governing documents and the association’s financial information, and a buyer will ask about both laws. Marquesa Royale’s first milestone inspections are 2038 to 2042 on Collier County’s map, with Building 5’s county year still to be confirmed, and the association’s structural integrity reserve study was due by December 31, 2025; we request the association’s records before listing so the disclosure is accurate.

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

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

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

Florida law requires a seller to disclose known facts that materially affect value and are not readily observable. At Marquesa Royale, give the buyer your building’s zone on the effective map, Zone X on panel 12021C0194J (February 8, 2024), and FEMA’s LOMA 12-04-4196A, which removed the whole condominium from the high-risk zone in 2012; disclose any flood or water claims and any water intrusion you know of, including leaks from a residence above.

Can I sell my Marquesa Royale condo with a special assessment pending?

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

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

Not by law, but a wind-mitigation report helps a buyer price insurance. Opening protection at Marquesa Royale is owner by owner: county permits show residences adding shutters or storm protection declared at about $34,000 to $38,000 each in 2024 and 2026 (Collier County monthly permit reports), under the board’s shutter specifications (Rule A.21). Keep your permits and product approvals in your listing file.

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

They stay with the residence. The declaration gives each unit “the exclusive use of two assigned parking spaces under building in which the Unit is located” and an assigned storage area, as limited common elements, and exchanges run only through the association (Sections 12.5.1 and 12.5.2). Confirm your assignment against the association’s records before listing and hand it to the buyer at closing.

Does my Tiburón golf membership transfer when I sell my Marquesa Royale condo?

It depends on your membership and the Club’s current plan. No Marquesa Royale document contains a membership rule; the master declaration tied a Signature Membership to the developer’s first sale and points resale buyers to the Club (OR 2579, Page 364, Section 17.3). Whether your membership can pass to a buyer is established with the Club during the transaction, so raise it at listing.

What must my buyer do to take over a membership, and what must I do?

Follow the Club’s transfer procedure before closing. A seller who wants the buyer to take over a Signature Membership must stay in good standing and complete the Club’s steps ahead of closing, and a seller who keeps a membership must notify the District’s access control before closing or the gate transponders are deleted (master declaration Section 17; Pelican Marsh CDD access procedures). Ask the Club in writing for the current terms at listing.

Is a Marquesa Royale membership a deeded golf membership?

No. WCI’s first buyers from 2008 to 2013 were obliged to take a Tiburón Golf Club Signature Membership at closing under the master declaration (OR 2579, Page 364, Section 17.3), but it was a club membership, not an interest recorded with the deed, and the Marquesa Royale declaration creates no membership obligation (Section 20).

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

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

What stays with the condo when I sell: furniture, fixtures, garage items?

The purchase contract decides. Fixtures such as built-ins, lights and appliances normally convey unless excluded; furniture and anything in the garage or storage room are personal property and convey only by agreement. The two parking spaces and storage room themselves stay with the unit (declaration, Section 12.5).

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

Those are questions for your CPA. Federal capital-gains rules, including the primary-residence exclusion, depend on your ownership and use; Florida’s portability rule lets a homestead owner carry part of a Save Our Homes benefit to a new Florida homestead within a set window, administered by the county property appraiser. With 23 Marquesa Royale residences homesteaded on the 2026 preliminary roll (Collier County Property Appraiser roll), portability is worth planning before you sell.

How do I calculate my net proceeds on a Marquesa Royale sale?

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

How does selling a Marquesa Royale condo work, step by step?

Price from the recent record, assemble the document file (declaration, amendments, rules, budget, reserve study, insurance, LOMA), list and market, accept a contract with the board approval period built in, give the association notice at least 15 days before the transfer, order the two estoppels, let the buyer pay the two capital contributions under the recorded amendments, and close with taxes, CDD and assessments prorated (declaration, Section 13.2).

Will WCI’s bankruptcy history come up when I sell?

A careful buyer may see it in the title chain: on September 3, 2009, 27 unsold unit parcels moved among WCI entities at $0 (Collier Clerk, OR 4490, Pages 106, 109 and 417), and the association filed and withdrew claim 3368 in the bankruptcy (withdrawn March 25, 2010). Put it in context early: WCI emerged the same day, finished the last four buildings in 2012, and owners have controlled the association since 2013. Title insurance examines the chain like any other.

Can a condo owner be forced to sell in Florida?

Chapter 718 of the Florida Statutes sets a process, with owner protections, for terminating a condominium (Section 718.117), and Marquesa Royale’s declaration requires 100% of owners and their institutional first mortgagees for a termination by agreement (Section 16.1, OR 4383, Page 1538). Nothing in the Marquesa Royale public record points to one: the buildings date from 2008 to 2012 and their first milestone inspections are 2038 to 2042.

Sources and Authoritative References

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

The primary sources are grouped below by who issued them, numbered continuously. Marquesa Royale is one recorded condominium whose declaration added its eight buildings one amendment at a time, so the building-by-building instruments are listed in recording order. Where a recorded image names a private owner, we cite it in plain text and do not link it.

Recorded Marquesa Royale Condominium Instruments, Collier County Clerk Official Records

1. Plat reference sheet, plat of Marquesa Royale, Plat Book 48, Pages 84 to 85, OR 4249, Page 2723 (June 26, 2007)
2. Declaration of Condominium of Marquesa Royale at Tiburon, a Condominium, with Articles, plot plan, By-laws and Rules, submitting Building 5, OR 4383, Page 1538 (August 1, 2008)
3. Affidavit of Surveyor adding the unit numbers of the proposed buildings to Exhibit B, OR 4389, Page 553 (August 27, 2008)
4. First Amendment to the declaration, submitting Building 6, OR 4410, Page 1333 (November 26, 2008)
5. Second Amendment to the declaration, submitting Building 4, OR 4412, Page 864 (December 8, 2008)
6. Third Amendment to the declaration, submitting Building 7, OR 4464, Page 2779 (June 24, 2009)
7. Fourth Amendment to the declaration by WCI Communities, LLC, revised Exhibit B drawings and the Tract A legal description, OR 4740, Page 913 (November 29, 2011)
8. Special Amendment to the declaration for FNMA underwriting, OR 4766, Page 364 (February 20, 2012)
9. Fifth Amendment to the declaration, surveyor’s certificate of substantial completion, OR 4799, Page 2612 (May 23, 2012)
10. Sixth Amendment to the declaration, submitting Building 3, OR 4800, Page 1662 (May 24, 2012)
11. Seventh Amendment to the declaration, submitting Building 2, OR 4858, Page 2137 (November 28, 2012)
12. Eighth Amendment to the declaration, submitting Buildings 1 and 8, OR 4867, Page 207 (December 19, 2012)
13. Ninth Amendment to the declaration, corrected Building 8 drawings, OR 4867, Page 2999 (December 21, 2012)
14. Corrective Eighth Amendment, Buildings 1 and 8 surveyor’s certificate and drawings, OR 5438, Page 2748 (October 10, 2017)
15. Corrective Eighth Amendment, second recording, OR 5457, Page 1812 (December 12, 2017)
16. Corrective Eighth Amendment, third recording correcting Building 8, OR 5458, Page 1869 (December 14, 2017)

Owner-Adopted Marquesa Royale Governance Instruments, Collier County Clerk Official Records

17. Certificate of Amendment to the By-laws, annual meeting moved to the first quarter, OR 5536, Page 1295 (July 25, 2018)
18. Certificate of Amendment to the Rules, new Rule A.23 on the pool fountain, OR 5706, Page 1490 (December 16, 2019)
19. Certificate of Amendment to the declaration, lien interest and the Section 19.1.1 Capital Contribution Assessment, OR 6206, Page 1117 (January 12, 2023)

Golf Land Easements and Communications Instruments, Collier County Clerk Official Records

20. Grant of Utility Easement for a sanitary sewer force main, Tiburon Golf Ventures to the Marquesa Royale association, OR 4698, Page 3387 (July 6, 2011)
21. Grant of Drainage Easement, Tiburon Golf Ventures to the Marquesa Royale association, OR 4698, Page 3391 (July 6, 2011)
22. Bulk communications easement, Tiburón associations including Marquesa Royale, OR 5905, Page 3151 (March 10, 2021)
23. Bulk communications easement, Tiburón associations including Marquesa Royale, OR 6027, Page 2350 (October 16, 2021)

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

24. Notice of commencement, fire alarm panel replacement, Building 3, OR 5622, Page 1577 (April 25, 2019)
25. Notice of commencement, fire alarm panel replacement, Marquesa Royale Lane buildings, OR 6027, Page 3540 (October 18, 2021)
26. Notice of commencement, association fire alarm work, one of seven recorded in OR 6478 (June 11, 2025), Clerk document 8040627
27. Notice of commencement, association fire alarm work, one of seven recorded in OR 6478 (June 11, 2025), Clerk document 8040635
28. Notice of commencement, fire alarm panel replacement, Building 4, OR 6478, Page 1564 (June 11, 2025)
29. Notice of commencement, association fire alarm work, one of seven recorded in OR 6478 (June 11, 2025), Clerk document 8040716
30. Notice of commencement, association fire alarm work, one of seven recorded in OR 6478 (June 11, 2025), Clerk document 8040725
31. Notice of commencement, association fire alarm work, one of seven recorded in OR 6478 (June 11, 2025), Clerk document 8040745
32. Notice of commencement, association fire alarm work, one of seven recorded in OR 6478 (June 11, 2025), Clerk document 8040754
33. Notice of commencement, meter replacement at the pool, 2539 Marquesa Royale Lane, OR 6491, Page 114 (July 22, 2025)
34. Notice of commencement, meter replacement at the entrance gate structure, 2565 Marquesa Royale Lane, OR 6572, Page 102 (April 7, 2026)

Tiburón Master Instruments, Collier County Clerk Official Records

35. Declaration of Covenants, Conditions and Restrictions for Tiburon Estates, the master declaration named in Section 25 of the Marquesa Royale declaration, OR 2579, Page 364 (August 6, 1999)
36. Third Amendment to the master declaration, club section, OR 4716, Page 943 (September 2, 2011)
37. Master association amendment, Capital Contribution Assessment, OR 6149, Page 45 (July 6, 2022)
38. Collier County Clerk, Official Records public inquiry system
39. Collier County Clerk, Official Records document search
40. Collier County Clerk, records search index

Florida Division of Corporations (Sunbiz)

41. Marquesa Royale at Tiburon Condominium Association, Inc., N08000006580, detail
42. Marquesa Royale association, Articles of Incorporation, filed image (July 2008)
43. Marquesa Royale association, Articles of Amendment, filed image (August 30, 2010)
44. Tiburon Estates Homeowner’s Association, Inc., N99000002699, detail

Pelican Marsh Community Development District and Florida Auditor General

45. Pelican Marsh CDD, fiscal 2026 adopted budget
46. Pelican Marsh CDD, fiscal 2027 adopted budget
47. Pelican Marsh CDD, fiscal 2019 budget, debt service schedules by neighborhood class, Marquesa Royale listed as Villa
48. Pelican Marsh CDD, Resolution 2025-4, adopting the fiscal 2026 budget
49. Pelican Marsh CDD, Resolution 2025-5, fiscal 2026 levy
50. Pelican Marsh CDD, July 16, 2025 board meeting minutes
51. Pelican Marsh CDD, July 15, 2026 board meeting minutes, bond retirement after the May 2031 payment
52. Pelican Marsh CDD, July 2026 budget hearing agenda
53. Pelican Marsh CDD, community information document index
54. Pelican Marsh CDD, audited financial statements for the year ended September 30, 2025
55. Florida Auditor General, Pelican Marsh CDD annual financial report, fiscal year ended September 30, 2025

Florida Statutes and State Agencies

56. Section 553.899, Florida Statutes (2026), milestone inspections
57. Section 718.112, Florida Statutes (2026), bylaws, reserves and structural integrity reserve studies
58. Section 718.111, Florida Statutes (2025), association powers, official records and insurance
59. Section 718.113, Florida Statutes (2025), hurricane protection specifications and EV charging
60. Section 627.351, Florida Statutes (2025), Citizens Property Insurance eligibility
61. Florida DBPR, condominium SIRS reporting page
62. Florida DBPR, SIRS database, submissions before July 2025
63. Florida DBPR, SIRS database, submissions from July 2025
64. Florida DBPR, condominium public records extracts
65. Florida DBPR, condominium extract, Central West region, project Marquesa Royale at Tiburon, a Condo, PR73721, 48 units
66. Florida DBPR, condominium developer summary, WCI Communities LLC as developer of record
67. Florida DBPR, condominium annual fee payment history
68. Citizens Property Insurance Corporation, flood requirements

FEMA and Federal Sources

69. FEMA National Flood Hazard Layer MapServer, effective panel 12021C0194J (February 2024)
70. FEMA Preliminary National Flood Hazard Layer, preliminary panel 12021C0194K
71. FEMA Letter of Map Amendment 12-04-4196A, Marquesa Royale at Tiburon, all units (May 17, 2012)
72. FEMA Flood Map Service Center
73. FEMA, Community Rating System
74. FEMA, Residential Condominium Building Association Policy (F-144)
75. USGS 3DEP Elevation Point Query Service
76. U.S. Census Bureau geocoder
77. In re WCI Communities, Inc., U.S. Bankruptcy Court, D. Del., docket 4215178, including the notice of withdrawal of proof of claim 3368 filed by the Marquesa Royale association (entered March 25, 2010)
78. CourtListener federal case search
79. Homeland Infrastructure Foundation-Level Data, electric retail service territories

Collier County Government and Collier County Public Schools

80. Collier County, Milestone Inspections
81. Collier County, milestone buildings by year (as of January 2026)
82. Collier County Growth Management, Milestone Map dashboard
83. Collier County Milestone Map, milestone points layer (PL20230008827 and PL20230012235 to PL20230012242, all eight Marquesa Royale buildings)
84. Collier County Milestone Map, milestone buffer layer
85. Collier County Milestone Buffer, three miles from salt water
86. Collier County Ordinance 2022-42, milestone inspections
87. Collier County Ordinance 2023-41, amending Ordinance 2022-42
88. Collier County Ordinance 2024-48, milestone inspections
89. Collier County Floodplain Management, 2026 Flood Protection Newsletter
90. Collier County 2024 FEMA flood zones layer
91. Collier County Elevation Certificates layer
92. Collier County Site Address Points layer (the eight buildings and the Gates structure at 2565 Marquesa Royale Lane)
93. Collier County Property Appraiser Building Footprints
94. Collier County Parcels layer (Tract A boundary against the golf and resort parcels)
95. Collier County ArcGIS services (evacuation zones, coastal high hazard area, wind load, zoning, Pelican Marsh PUD, future land use, CDD boundaries, planning projects)
96. Collier County Public Utilities ArcGIS services (water, wastewater and service areas)
97. Collier County garbage and recycling collection days layer
98. Collier County Growth Management, monthly building permit reports
99. Collier County Growth Management, issued permits report, June 2025
100. Collier County, permit history and permit search
101. Collier County Public Schools, interactive zoning tool
102. Collier County Public Schools, zoning service query for Marquesa Royale, 2026-27

Developer Records, WCI Communities Archives and SEC Filings

103. WCI Communities, Residence 01 floor plan for Marquesa Royale, showing the common elevator (2006, archived October 21, 2006)
104. WCI Communities, Marquesa Royale home type detail page (archived February 8, 2011)
105. WCI Communities, Marquesa Royale at Tiburón overview page (archived May 28, 2011)
106. WCI Communities, Marquesa Royale Residence 02 plan page (archived May 24, 2011)
107. WCI Communities news release, final building released at Marquesa Royale, neighborhood 85 percent sold (September 6, 2011; archived October 16, 2011)
108. WCI Communities, Marquesa Royale at Tiburón overview page (archived April 17, 2012)
109. WCI Communities, Marquesa Royale Residence 01 plan page (archived April 21, 2012)
110. WCI Communities, Marquesa Royale Residence 02 plan page (archived April 21, 2012)
111. Internet Archive index of archived WCI Communities pages naming Marquesa
112. WCI Communities, Inc., Form S-1 registration statement (2013), SEC EDGAR
113. WCI Communities, Inc., Form S-1 Exhibit 10.2 (2013), SEC EDGAR

Esperanza at Tiburón Comparison Records

114. Declaration of Condominium for Esperanza at Tiburon, a Condominium, OR 4944, Page 1446 (July 16, 2013)
115. Declaration of Condominium for Esperanza II at Tiburon, a Condominium, OR 5071, Page 3823 (August 29, 2014)
116. Certificate of Amendment with Amended and Restated Declaration, Articles and Bylaws, Esperanza II at Tiburon, OR 6132, Page 2700 (May 27, 2022)
117. Second Amendment to the Tiburon Mid-Rise covenants, the cost-share formula Esperanza shares with Ventanas, OR 4779, Page 1998 (March 28, 2012)
118. Quit-Claim Deed, common areas and pools, WCI Communities to Tiburon Mid-Rise, OR 4975, Page 2929 (October 16, 2013)
119. Certificate of Amendment with Amended and Restated Declaration of Covenants, Articles and Bylaws, Tiburon Mid-Rise, OR 6085, Page 297 (February 15, 2022)
120. FEMA Letter of Map Amendment 12-04-4195A, portion of Tract D, Esperanza I land (June 21, 2012)
121. FEMA Letter of Map Revision based on Fill 13-04-6253A, portion of Tract C, Esperanza II land (August 8, 2013)
122. WCI Communities, Esperanza at Tiburón overview page (archived April 17, 2012)
123. WCI Communities, Esperanza Residence 01 plan page (archived April 19, 2012)
124. WCI Communities, Esperanza Residence 02 plan page (archived April 19, 2012)
125. Esperanza at Tiburon Condominium Association, Inc., N13000005450, Sunbiz detail
126. Esperanza II at Tiburon Condominium Association, Inc., N14000005729, Sunbiz detail

Ventanas and Castillo Comparison Records

127. Declaration of Condominium of Ventanas I at Tiburon, a Condominium, OR 3179, Page 109 (December 19, 2002)
128. Declaration of Condominium, Castillo I at Tiburon, OR 2909, Page 1802 (October 16, 2001)

Club and Routing

129. Tiburón Golf Club, membership
130. Tiburón Golf Club, Medallion membership document
131. Tiburón Golf Club, Signature membership document
132. Tiburón Golf Club, Black course data
133. Tiburón Golf Club, Gold course data
134. OSRM public routing service
135. OpenStreetMap Nominatim geocoder (Waterside Shops point)

Recorded Instruments and Bills Cited in Plain Text

136. Notice of Members’ Election, two-year staggered board terms, OR 5023, Page 561 (April 3, 2014), Collier County Clerk Official Records
137. Notice of Members’ Election, board increased from three to five directors, OR 5738, Page 2408 (March 12, 2020), Collier County Clerk Official Records
138. Emergence-day transfers of 27 unsold Marquesa Royale unit parcels among WCI entities at $0, OR 4490, Pages 106, 109 and 417 (September 3, 2009), Collier County Clerk Official Records, as carried on the Collier County Property Appraiser sales file
139. Mortgage dated September 3, 2009 to Wilmington Trust as collateral agent, OR 4490, Page 724, cited in the consent to the 2011 and 2012 amendments, Collier County Clerk Official Records
140. Notice of commencement for common-element work by Vitex Systems, OR 4809, Page 2295 (June 21, 2012), and the association affidavit that no special assessment was levied for that work, OR 4846, Page 2031 (October 17, 2012), Collier County Clerk Official Records (the affidavit names a private unit sale and is not linked)
141. Collier County Tax Collector, 2025 annual bills for parcels 59728001028 (Building 1) and 59728001523 (Building 5), Pelican Marsh line $3,008.93 and District 1 garbage line $261.91 on each (bills carry owner names and are not linked)

Data Files Cited in Plain Text

142. Collier County Property Appraiser bulk roll, tax year 2026 preliminary (parcels, buildings, legal descriptions, sales, six-year value history, exemptions and mailing addresses), files dated August 29 and 31, 2026, condominium number 482980 (Marquesa Royale), with 281610 and 281615 (Esperanza I and II) for the comparison
143. Collier County Property Appraiser sales file, recorded Marquesa Royale sales from September 9, 2008 to August 29, 2026, and DOR-qualified Marquesa Royale and Esperanza resales since January 1, 2022
144. Collier County Growth Management monthly issued and applied permit reports, January 2024 to July 2026, every row for Marquesa Royale Lane and the 59728 folio series
145. Southwest Florida MLS Matrix, Development TIBURON, active and 12-month closed, pulled September 18, 2026

Downloadable Documents

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

Clerk images are non-certified copies; each link opens the issuing authority’s own record. Marquesa Royale is a single condominium, so one declaration governs all 48 residences, and the amendments that added each building and the 2023 capital contribution amendment are read together with it.

Market data from Southwest Florida MLS, pulled September 2026.

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