Tiburón - Marsala

McGreevy and Comisar are the team Marsala at Tiburón sellers call first, and the team its buyers call when they want the neighborhood’s real record: what the 56 homes on Marsala Way have actually sold for since WCI’s first closings, which lots look across a lake and which back onto a Black Course fairway, why a Marsala tax bill carries no Pelican Marsh CDD line, and which FEMA panel and Letter of Map Amendment sit under each house. Marsala at Tiburón is a gated enclave of 56 detached single-family homes inside the master-planned community of Tiburón in Naples, Florida. It is the only Tiburón neighborhood east of Livingston Road, set on one private street, Marsala Way, Naples, FL 34109, behind its own gated entry, and every one of its lots backs onto the land of Tiburón’s Black Course. In the twelve months to September 18, 2026 it posted the highest median sale price of any Tiburón neighborhood, $3,500,000 on five closings (Southwest Florida MLS Matrix). Its association, MARSALA AT TIBURON HOMEOWNERS ASSOCIATION, INC., Sunbiz N06000007515, was incorporated on July 14, 2006. 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 Marsala than any other source we know of. It is built from the 51-page Declaration of Neighborhood Covenants, Conditions and Restrictions that WCI Communities, Inc. recorded for Marsala in 2006 and all fifteen instruments that later amended it, including the owners’ 2017 leasing amendment and the 2020 and 2022 amendments that created and raised the $3,000 resale capital assessment; the plat, the association’s own published financial statements and 2024 reserve study, its rules, FAQ and 2026 lease application; the Collier County Property Appraiser roll (tax year 2026 preliminary) and every recorded Marsala deed since 2006; the Collier County Tax Collector’s bills; FEMA’s National Flood Hazard Layer, three Letters of Map Amendment and 23 county-held elevation certificates; Collier County building permit reports from January 2024 to July 2026; WCI’s own archived Marsala sales pages; the county parcel map measured lot by lot against the golf course; and the Southwest Florida MLS Matrix, pulled September 18, 2026. Where the public record stops, we say so, and we tell you which document would answer the question.

If you own at Marsala and are thinking about a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the lot-by-lot, rule-by-rule and sale-by-sale detail below will tell you whether Marsala fits, and which of its 56 homes, before you tour.

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

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

McGreevy and Comisar are the best realtor for Marsala 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 Marsala market read built on every recorded Marsala deed, the recorded declaration and the county’s lot-by-lot roll.

If you’re searching for the best realtor for Marsala at Tiburón in Tiburón, Naples, whether you’re ready to sell your Marsala 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 Marsala for a specific reason. Marsala looks uniform from the street, 56 Mediterranean-inspired pool homes on one private road, about half of them built by WCI Communities between 2011 and 2014 to four plans, but it does not price uniformly. Thirty-eight lots are recorded “water lots” that look across a lake to the golf, and eighteen back onto a fairway or a wooded golf edge. A two-storey Estrella and a single-storey Palacio can sit side by side with county square-foot figures that measure them in different ways. Most home sites are drawn in FEMA’s shallow-flooding Zone AH, yet 47 of the 56 lots carry a 2013 Letter of Map Amendment, and six homes do not. And the recorded sale prices of Marsala homes have roughly tripled since WCI sold them new, while the county’s 2026 preliminary values fell. A listing agent who prices Marsala off a North Naples average, or off one neighbor’s sale, misses all of it.

Recent Marsala at Tiburón track record (last 12 months): In the last 12 months Marsala at Tiburón has seen 5 resales in the Southwest Florida MLS Matrix (pulled September 18, 2026, covering closings dated September 18, 2025 to September 18, 2026), at a median sold price of $3,500,000, a range of $2,800,000 to $4,000,000 and a median of $809.79 per square foot of MLS living area, the highest median of any Tiburón neighborhood in that window. We tracked every one of those five closings against its recorded county deed, and the Collier County Property Appraiser sales file (files dated August 29, 2026) carries the same five houses at the same prices. The highest-priced Marsala sale in the window was $4,000,000 for 14419 Marsala Way, recorded July 2, 2026 (Collier Clerk, OR 6608/2428), which was also the highest-priced closing anywhere in Tiburón in those twelve months. The Matrix pull behind this page recorded the Marsala count, median, range and median price per square foot, not the listing office on each closing or a Marsala sale-to-list ratio, so we state neither a represented-sale count nor a ratio for Marsala here. The highest price ever recorded for a Marsala home is $4,950,000 for 14451 Marsala Way, recorded May 13, 2025 (Collier Clerk, OR 6470/3491). Ask us and we will walk you through all five closings, and all ten qualified county sales of the last three years, one by one.

For Marsala 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 Marsala the discretion is written into the recorded declaration: Section 4.14 bars signs of any type on a lot or a nearby vehicle without written consent, and Section 4.15 bars open houses, sales events and auctions and requires that anyone entering to view a home “have an appointment” and be “accompanied at all times by a licensed sales person.” Every showing also runs through Marsala’s own gate, so we issue a guest pass for each buyer appointment. We build the paperwork file before the first showing: the estoppel certificates for the Marsala association and the Tiburon Estates master association; the $3,000 resale capital assessment under Section 7.13, which the declaration charges to the buyer “unless the transferor and transferee otherwise expressly agree,” so it belongs in the contract negotiation; the Chapter 720 disclosure summary, which for Marsala lists no community development district assessment; the flood facts for your lot, including the FEMA Letter of Map Amendment case number and any elevation certificate; the permit history of your roof, openings and generator; and, if your buyer wants to take over your Tiburón Golf Club Signature Membership, the club transfer application, which the declaration says must be filed at least 30 days before closing. There is no association application to approve the buyer; the association’s own FAQ says it has no application process for new owners.

For Marsala buyers: the first question at Marsala is the lot, because the lot decides what you look at. Lots 4 to 41 are the recorded water lots, the east cul-de-sac holds the four largest homesites at 0.85 to 0.89 acre, and the homes along the west side of the entry road back directly onto a long par-5 fairway of the Black Course. The second is the flood record for that specific lot: which FEMA panel it sits on (42 homes are still on the 2012 panel), whether a 2013 Letter of Map Amendment covers it, and what its elevation certificate says. The third is the cost stack. Marsala is outside the Pelican Marsh Community Development District, so its 2025 tax bills carry no CDD line at all, only the county’s $261.91 garbage charge (Collier County Tax Collector, 2025 bills for accounts 59810000144 and 59810000908); the median 2025 bill was $14,862.45, but a buyer’s bill resets on purchase, and the two homes that sold in September and December 2025 show 2026 preliminary ad valorem taxes about double their 2025 bills (Collier County Property Appraiser roll). The association’s own published 2025 operating budget of $124,068 and planned reserve funding of $37,632 work out to roughly $2,890 per home a year (our arithmetic across 56 homes; the estoppel certificate states the exact figure), plus the Tiburon Estates master assessment and a $3,000 resale capital assessment at closing. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Marsala address; we answer them below.

Honors and recognition:

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

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

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

Living in Marsala at Tiburón as a Homebuyer

Living in Marsala at Tiburón means a single-family pool home on about a third of an acre, backing onto a lake or a Black Course fairway, on one private gated street off Livingston Road, with no neighborhood clubhouse, no CDD line on the tax bill, and Tiburón Golf Club membership left to each owner’s choice.

WCI Communities sold Marsala in 2013 as “a private gated entrance with 56 oversized homesites presenting breathtaking views of natural preserves, lakes, and immaculate fairways” (WCI Communities, Marsala at Tiburón page, archived May 26, 2013). The county roll bears most of that out: Marsala’s median lot is twice the size of a Serafina lot, three quarters of its homes are homesteaded, and all 56 back onto golf land. What follows is what daily life at Marsala looks like, drawn from the recorded declaration, the association’s own documents and the county’s records. For the community-wide steps every Tiburón purchase shares, see our practical guide to buying in Tiburón.

What Is Marsala at Tiburón?

Marsala at Tiburón is a platted neighborhood of detached single-family homes governed by a homeowners association under Chapter 720 of the Florida Statutes. It is not a condominium: the association’s Articles of Incorporation state that it was formed “under Chapters 617 and 720, Florida Statutes,” and each owner holds a platted lot, a “Site” in the declaration’s words, with a detached “Residential Unit” on it. The plat, MARSALA AT TIBURON, is recorded at Plat Book 47, Pages 11 to 14, and was recorded by WCI Communities, Inc. on September 19, 2006 (Clerk’s plat reference sheet, OR 4108, Page 480); it is the latest of Tiburón’s plats by ten plat books. The Collier County Property Appraiser carries it as subdivision number 483500, “MARSALA AT TIBURON,” with 61 parcels: 56 homes and five association tracts (Collier County Property Appraiser roll, tax year 2026 preliminary).

The association that runs it is Marsala at Tiburon Homeowners Association, Inc., Florida not-for-profit corporation N06000007515 on Sunbiz, active, with a five-member owner board. Its Articles were filed on July 14, 2006: the Department of State’s own filing letter, later recorded as an exhibit to the declaration, reads “The Articles of Incorporation for MARSALA AT TIBURON HOMEOWNERS ASSOCIATION, INC. were filed on July 14, 2006, and assigned document number N06000007515” (Collier Clerk, OR 4661/2446). The document that governs it is the Declaration of Neighborhood Covenants, Conditions and Restrictions for Marsala at Tiburon (OR 4094, Page 1788), recorded August 24, 2006, 51 pages, as amended by four WCI amendments from 2011 to 2014 and eleven owner-era certificates from 2015 to 2022.

Marsala is also one layer of three. The association’s own website calls it “one of the 10 Communities of Tiburon Estates,” so every Marsala owner is also a member of the Tiburon Estates master association and pays its quarterly assessment, which carries the neighborhood’s basic cable service (association FAQ, revised January 2025). The third layer, the one every other Tiburón neighborhood has, is missing: Marsala is outside the Pelican Marsh Community Development District, explained below.

One Street, Two Cul-de-Sacs, 56 Homes

Every Marsala home is on Marsala Way, and Marsala Way is the only street. It enters from the east side of Livingston Road as a divided, palm-lined entry, passes the gate and the entry fountain, runs southeast between two rows of homes and then splits: an east branch that ends in a cul-de-sac holding the four largest homesites, and a short southwest branch that ends in a second cul-de-sac (county parcel polygons and aerial imagery, checked September 25, 2026). It is not a loop, whatever some descriptions say.

The addresses follow the lot numbers. Lots 1 to 26 carry even numbers, from 14520 Marsala Way at Lot 1 near the gate down to 14394 at Lot 26 in the east cul-de-sac, with a skip from 14460 to 14440 between Lots 15 and 16; Lots 27 to 56 carry odd numbers, from 14395 at Lot 27 back up to 14521 at Lot 56 beside the entry (Collier County Property Appraiser roll, 2026). So 14520 and 14521 both sit at the entry, and 14394 and 14395 sit side by side in the east cul-de-sac. Every home’s legal description reads “MARSALA AT TIBURON LOT” and its number.

The five parcels that are not homes all belong to the association: Tract A, 4.94 acres, is the whole road, from the Livingston Road entry and gate through both cul-de-sacs, with the county address 14524 Marsala Way; Tracts C-1 to C-4, 0.16 to 0.23 acre each, are small landscaped and equipment tracts at the entry and along the entry road. WCI quit-claimed all five to the association in September 2013 (Quit-Claim Deed, OR 4964, Page 260), a deed that describes itself as “a conveyance of common areas from a developer to a property owners’ association.” No public body owns any parcel inside the Marsala plat, which is itself a difference from Escada and Serafina, where the Pelican Marsh CDD owns lakes and tracts inside the neighborhood (Collier County Property Appraiser roll, 2026).

Every lot is built on. The last vacant-lot deeds were in 2014 and 2019, the newest house was finished in 2020, and no Marsala parcel is coded as a vacant homesite today (Collier County Property Appraiser roll and sales file, 2026). A buyer who wants a new house at Marsala is buying an existing home to renovate or replace.

The Only Tiburón Neighborhood East of Livingston Road

Marsala sits in Section 31, Township 48 South, Range 26 East, the only Tiburón neighborhood in that section and the only one east of Livingston Road; every other Tiburón neighborhood lies west of Livingston in Range 25 (Clerk’s plat reference sheet, OR 4108/480; Collier County Property Appraiser roll). Census road data shows Marsala Way’s only connection to the public road network is Livingston Road (U.S. Census Bureau TIGERweb, checked September 25, 2026). In practice that means a Marsala owner never has to pass Tiburón’s District-run main gate to get home.

The geography shapes daily routes. From just inside Marsala’s gate, the Tiburón Golf Club clubhouse on Tiburon Drive is about 1.5 road miles, about 4 minutes free-flow, via Livingston Road, Vanderbilt Beach Road and Tiburon Drive, although it is only 0.9 mile in a straight line (OSRM public router, measured September 25, 2026). The Publix on Vanderbilt Beach Road is 1.5 miles, North Collier Regional Park and the county’s Sun-N-Fun Lagoon water park 1.6 miles, and the I-75 on-ramp at Exit 111 on Immokalee Road about 2.5 miles, and Marsala is the Tiburón neighborhood closest to that park (same method). The farthest home, at the east cul-de-sac, adds about 0.6 mile to every trip.

It shapes schools too. All 56 Marsala Way addresses are zoned to Pelican Marsh Elementary, North Naples Middle and Aubrey Rogers High for the 2026-27 school year (Collier County Public Schools zoning tool, checked September 24, 2026). The middle school differs from the rest of Tiburón, which is zoned to Pine Ridge Middle; the schools section below has the detail.

And it shapes the neighbors. Across Livingston Road is the Black Course’s west half and the Tiburón core; around Marsala’s other sides, beyond the golf land, are Wilshire Lakes, Sereno Grove and Bradford Square (Collier County parcel layer, 2026). The nearest new project is Mattson at Vanderbilt, up to 150 rental apartments on 5.88 acres on the north side of Vanderbilt Beach Road, approved by the Board of County Commissioners in October 2024 and under construction about 77 metres from the nearest Marsala parcel (Collier Clerk, Board report published November 1, 2024). Marsala is in unincorporated Collier County, not the City of Naples; the association’s own website says otherwise, and it is wrong (FEMA community 120067, Collier County unincorporated).

Wrapped by Nine Holes of the Black Course

Every one of Marsala’s 56 lots backs onto golf land, and it is all one parcel. Measured from the county’s parcel polygons, all 56 home lots and all five association tracts share a boundary with folio 00199320002, 109.76 acres owned by Tiburon Golf Ventures L P, and no Marsala lot touches any other outside owner (Collier County parcel layer, our measurement, September 25, 2026). The association’s own home page says “Each home at Marsala offers views of the Tiburon Black Golf Course as well as the preserve areas in and around the community,” and WCI’s 2013 page described Marsala as “surrounded by nine Greg Norman-designed golf holes.” OpenStreetMap places holes 8 through 16 of the Black Course on that parcel, and the pars it records for those nine holes match the club’s own Black scorecard hole for hole; the Black is the course the PGA TOUR Champions’ Chubb Classic is played on, and it reopened after a Greg Norman renovation in January 2018.

What sits behind a given home depends on the lot. The recorded Developer Guidelines (version 2, February 2, 2006, still attached to the association’s architectural application) classify Lots 4 through 41 as “water lots” and Lots 1 to 3 and 42 to 56 as “non-water lots,” and our overlay of mapped water on the strip of golf land behind each lot agrees:

Hole numbers are approximate, from OpenStreetMap, and a specific lot’s hole should be confirmed from the club’s routing; lot acreages are from the county roll. Two cautions come with any golf-course lot. The declaration disclaims view rights in writing: the club may “change the location, configuration, size and elevation of buildings, trees, bunkers, fairways, greens, and water bodies” (Section 16.2). It also gives the club a golf-ball easement over the lots, with owners assuming the risk (Section 16.10), and has every owner accept that the course’s lightning warning system, with its “LOUD HORN BLASTS,” is not a nuisance (Section XV). The golf course, the lakes and the bridges belong to the club’s owner, not to Marsala, and some golf-edge homes have wood retaining walls that are the owner’s own responsibility (2024 reserve study, association 2024 financial statements).

Lot Sizes: About a Third of an Acre, With Seven Big Exceptions

Marsala’s 56 homesites run from 0.32 to 0.89 acre, with a median of 0.37 acre and a middle half between 0.35 and 0.40 acre (Collier County Property Appraiser roll, tax year 2026 preliminary). That median is about twice Serafina’s 0.18 acre and Norman Estates’ 0.20 acre and about 60% of Escada’s 0.62 acre. Seven lots are 0.69 acre or larger: the four east cul-de-sac lots (25 to 28), and Lots 39, 40 and 41 at the southwest cul-de-sac. The largest, Lot 28 at 14399 Marsala Way, is 0.89 acre; the smallest, Lot 10 at 14480, is 0.32. The 56 home lots total 24.07 acres, and the association’s five tracts 5.72 acres more (same roll).

Setbacks follow the lot class. The Developer Guidelines set a 25-foot rear setback for the house on the water lots (4 to 41) and 20 feet on the non-water lots, with 7.5-foot side setbacks and front setbacks of 33 feet for a front-load garage or 21 feet for a side-load garage, measured from the back of the curb. The rules section below covers the rest.

Marsala’s Own Gate

Marsala has its own gated entry on Livingston Road, and it belongs to the association, not to the Pelican Marsh CDD that runs Tiburón’s other gates. The declaration gives the association “the power and duty to provide for the Gate Facilities” (Section 6.1(b)) and defines them to include the gate, cameras, telecommunications devices, the mechanisms that automate the gate, “any guard’s shack, and the costs to provide for any guard(s)” (Section XI). On the ground, the association’s 2024 reserve study lists “four swing gates and two arm barrier gates, each with one operator,” a pedestrian gate with a keypad, the visitor kiosk, cameras, the entrance monument and a decorative concrete fountain beside the gates (association 2024 financial statements with reserve study, September 30, 2024).

Since November 7, 2024 the system has been LiftMaster myQ. Residents enter with RFID transponders or the myQ phone app. Visitors drive to the kiosk and either pick the resident from the directory, which rings the resident’s phone as a video call, or enter a guest pass the resident has created; the association’s own instructions say “If the resident does not answer, you may not access the community” (Marsala association, Visitor Access Overview, December 15, 2024). There is no guardhouse or attendant at Marsala’s gate. The owners chose that deliberately: at a special members’ meeting on January 6, 2025, with 52 of 56 members present or by proxy, they voted 32 to 20 to keep LiftMaster over an alternative whose pitch included the ability to call a guard (association minutes). Delivery, construction and landscape vendors are admitted from 7:00 a.m. to 10:00 p.m. on any day unless a resident’s pass sets another window (association memo, November 2024).

The declaration is candid about what any gate can do: providing an access program “SHALL IN NO MANNER CONSTITUTE A WARRANTY OR REPRESENTATION AS TO THE PROVISION OF OR LEVEL OF SECURITY” (Section 2.4). And one question the record does not close: access through Tiburón’s other gates is administered by the Pelican Marsh CDD and Tiburon Estates, and the District’s transponder policy ties eligibility to property “subject to Pelican Marsh CDD assessments” or to club membership. A Marsala buyer who wants credentials for Tiburón’s main gate should confirm eligibility in writing with the association before closing.

The Tax Bill Line Marsala Does Not Have

Every other Tiburón neighborhood pays the Pelican Marsh Community Development District on its county tax bill. Marsala does not, and the recorded declaration says why in capitals: the District’s boundaries include land under the Tiburón master declaration “BUT DOES NOT INCLUDE THE NEIGHBORHOOD,” and the notice confirms “that the District does not have the [authority] to levy and collect fees, rates, charges, taxes or assessments on any of the Sites within the Neighborhood” (Section III, OR 4094/1788). The tax roll proves it house by house: in each certified year from 2021 to 2025, every one of the 56 Marsala homes carried one identical non-ad valorem charge, rising from $226.29 to $261.91, which is the county’s per-home garbage charge; Escada, Serafina and Norman Estates homes carried $1,987.52 to $4,560.91 on the same roll, the difference being the District’s operating assessment and, on most homes, its bond debt (Collier County Property Appraiser roll, 2021 to 2025; Collier County Tax Collector, 2025 bills). The county’s planning map does shade Marsala inside the District’s outline, and older descriptions of Marsala say its owners pay the District like everyone else; the recorded covenant and five years of tax bills say they do not.

The other side of that ledger is that Marsala pays for its own gate, road, lighting, entry and irrigation supply through its own association budget, while the District’s roads, lakes and main gate are funded by the other neighborhoods’ assessments. The fees section below sets out both.

The Houses in One Paragraph

Marsala is a neighborhood of single-family pool homes, about half of them built by WCI Communities from 2011 to 2014 to four plans that WCI’s own 2013 sales pages sized in air-conditioned square feet: the Palacio (3,407, three bedrooms plus a den), the Treviso (3,526), the Cortez (3,822) and the two-storey Estrella (4,412), each with a three-car garage; the rest were custom-built by other builders or owners between 2007 and 2020. The county records a private pool at 55 of the 56 homes, a spa at 54, a screen enclosure at 37 and brick-paver decking at 42, so the caged pool is the Marsala norm, the opposite of Escada’s open-air pools (Collier County Property Appraiser roll, tax year 2026 preliminary). The county’s base area for the main houses runs from 3,099 to 4,651 square feet with a median of 3,510; on single-storey Marsala homes that county figure matches the listing’s living area within about 2%, but on two-storey homes it captures little more than the ground floor. The homes section below covers plans, sizes and builders in detail.

Who Owns at Marsala?

The county roll answers this better than any brochure. Of Marsala’s 56 homes, 42 (75.0%) carry a homestead exemption, the highest share of any Tiburón neighborhood, and 49 owners (87.5%) receive their tax bill at a Florida address; the other seven mailing addresses are in Pennsylvania (two), Kentucky (two), New York, Indiana and Ontario, Canada (Collier County Property Appraiser roll, tax year 2026 preliminary). For comparison, 64.5% of Escada’s homes, 59.3% of Norman Estates’ and 54.5% of Serafina’s are homesteaded on the same roll, and Castillo at Tiburón’s condominium residences 28.4%.

In plain terms, Marsala is a primary-home neighborhood with room for a season. Its recorded leasing rules allow a lease of 30 consecutive days or more, no more than three leases in any twelve months, with written notice at least 20 days before occupancy and board approval, which the board must give or refuse within 15 days (Seventh Certificate of Amendment, OR 5447/3375, 2017); the association’s 2026 lease application carries a $100 transfer and administration fee. That allows a winter rental; it does not allow a weekly one. The market reflects it: Marsala owners tend to live here, and a Marsala buyer is usually buying a home to live in, not an investment to rent by the month.

A Day at Marsala

A February weekday at Marsala might start on a caged lanai looking across the lake to the first golfers on the Black. Golfers with a Tiburón Golf Club membership drive about a mile and a half to the clubhouse by Livingston Road and Vanderbilt Beach Road; errands start closer, with Publix 1.5 miles away, Mercato 3.6, NCH North Naples Hospital 3.9 and Waterside Shops 6.3 (OSRM public router, from Marsala’s gate, measured September 25, 2026; allow materially longer in season). The evening might be dinner at The Ritz-Carlton Naples, Tiburón, which, like every club and resort facility, a Marsala owner uses as a club member or a paying guest, not by right of ownership: the declaration says the Club Facilities “are privately owned and operated and are not Common Properties,” and that no owner acquires any right in them as the result of owning a Site (Section 17.1). Some listing copy describes Marsala as part of the Ritz-Carlton; it is not.

The rest of the routine is set by the association’s rules. Irrigation comes from the association’s own system, drawing on a golf-course pond under a South Florida Water Management District permit, not from county water: even-numbered addresses water on Tuesday, Thursday and Sunday, odd-numbered on Monday, Wednesday and Saturday, nobody waters on Friday, and nobody waters between 10:00 a.m. and 4:00 p.m. (Rule 4, 2018; association FAQ). Garbage goes on Tuesday and Friday mornings and recycling on Friday, with carts at the curb only from 6:00 p.m. the evening before to 6:00 p.m. on pickup day (association FAQ; Rule 1). Mail comes to individual curbside mailboxes of one association-selected design, which the association owns and replaces. The speed limit on Marsala Way is 20 miles an hour, lawn and power-tool work is allowed from 7:00 a.m. to 10:00 p.m., and overnight parking on the street is not allowed (Rules 3 and 6; declaration Section 4.6). Hotwire Communications supplies TV and internet; basic cable comes through the Tiburon Estates master assessment, and owners contract directly for enhanced service (association FAQ).

What you look after is your own home, pool and lot landscaping, to the board’s community standard; after 15 days’ written notice the association may do the work and bill you (Section 9.1, as amended 2017). The association looks after the gate, the street, sidewalks and lampposts, the mailboxes, the entry fountain, the common landscaping and the irrigation supply. Socially, the association holds an annual spring social in the neighborhood, and its 2024-25 committee roster includes a Social Committee (association minutes and committee roster).

How Marsala Residents Reach the Beach

Marsala is the most inland of Tiburón’s neighborhoods, about 4.7 miles from the Gulf shoreline in a straight line and in Hurricane Evacuation Zone D (Collier County evacuation zone layer, checked September 25, 2026). The closest public beach access, Vanderbilt Beach, is about 5.2 road miles and 10 minutes free-flow from Marsala’s gate, and 5.8 miles from the farthest home, straight down Vanderbilt Beach Road (OSRM public router, measured September 25, 2026). Fifth Avenue South in Old Naples is about 10.2 road miles, and Southwest Florida International Airport about 25 road miles; the association’s website figures of “less than 8 miles” and “20 miles” are straight-line distances. The Tiburón Golf Club lists beach services at The Ritz-Carlton Naples among its member privileges; owning a Marsala home conveys no beach or resort privilege on its own.

What Marsala Does Not Have

Six things buyers sometimes assume. No neighborhood pool, clubhouse, tennis or pickleball court or fitness room: the association owns only its road and four small tracts, and neither the declaration, the county roll nor the 18-item reserve schedule carries any recreation facility; the recreation is your own pool plus the optional club. No CDD assessment: Marsala is outside the Pelican Marsh Community Development District, so its tax bill carries no District line, operating or bond. No mandatory club membership: the association’s home page says “Club memberships are not required for Marsala homeowners,” and its FAQ adds that homeownership does not “automatically provide you with a membership”; homes first sold by WCI came with a Signature Membership that a resale buyer can take over by the club’s transfer procedure, which the amenities section explains. No buyer approval: the association requires notice and approval of leases, but its FAQ says there is no application process for new owners. No condominium safety-law exposure: Florida’s milestone-inspection and structural-integrity-reserve-study laws apply to condominium and cooperative buildings, not to Marsala’s detached homes under Chapter 720. No staffed guardhouse: Marsala’s gate is a kiosk and phone-app system its owners chose in 2025.

Ready to Sell or Buy at Marsala at Tiburón? Talk to the Team That Read Every Marsala Deed

Marsala at Tiburón is the only Tiburón neighborhood east of Livingston Road, 56 pool homes wrapped by nine holes of the Black Course, and in the twelve months to September 18, 2026 its five closings carried the highest median in the community, $3,500,000, and the single highest sale, $4,000,000. Two Marsala homes were for sale on that date, at $3,675,000 and $2,795,000 (Southwest Florida MLS Matrix). In a market that active and that closely watched by its own owners, the seller with the best-prepared file and a price built on the actual Marsala record wins.

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

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

Marsala at Tiburón Market Snapshot: What Homes Actually Sell For

Marsala at Tiburón closed five resales in the twelve months to September 18, 2026, at a median of $3,500,000, the highest in Tiburón (Southwest Florida MLS Matrix). We tracked each against its county deed; the county recorded ten qualified Marsala sales in the three years to August 2026, median $3,187,500, and a record of $4,950,000.

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

Marsala is the most active detached-home market in Tiburón: 56 houses, five closings in a year, ten qualified sales in three. That is enough for a median to mean something, but not so many that one sale cannot move it, so below we name every sale behind every figure, with the source, the window and the count at each step. We tracked every qualified Marsala deed in the county sales file back to the first finished-home sales in 2008, and matched the MLS closings to their deeds one by one.

What Marsala Sold For in the Last 12 Months

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

• Marsala closings: 5, at a median of $3,500,000 (odd count, so an actual sale), a range of $2,800,000 to $4,000,000 and a median of $809.79 per square foot of MLS living area.
• For Tiburón as a whole in the same window: 32 closings, a median of $1,850,000, a median of $697.70 per square foot of MLS living area, a median of 86 days on market and a median sold-to-list ratio of 93.84%. The highest Tiburón sale of the year was $4,000,000, and it was a Marsala home.

The Collier County Property Appraiser sales file (files dated August 29, 2026) carries the same five houses at the same prices, which is how we know the MLS figure is complete:

The July 2026 deed was recorded after the county’s newest qualification date, so its qualification code was still blank in the August 29 file; we count it because the MLS records it as a closed arm’s-length sale at the same price. On listing-entered living areas, 14495 Marsala Way closed at about $822 per square foot (3,407 square feet, MLS 225078079), 14419 at about $828 and 14459 at about $766 (our arithmetic).

Three things stand out. First, the whole Tiburón market topped out in Marsala: no home anywhere in Tiburón closed above $4,000,000 in those twelve months (Southwest Florida MLS Matrix). Second, three of the five were first resales or near-first resales of homes WCI sold new in 2012 and 2013 for about $930,000 to $1,047,200, and they closed at 3.0 to 3.3 times those prices (our arithmetic from the county sales file). Third, the one flat result is at the top: 14419 Marsala Way sold for $4,065,000 in August 2023, then the Marsala record, and for $4,000,000 in July 2026, about 1.6% less three years later.

The Headline Window: Ten Recorded Sales in Three Years

A median needs at least ten sales behind it before we call it a market figure. Marsala does not reach ten in 12 or 24 months, so the headline window is 36 months, the first with ten or more qualified sales. Collier County Property Appraiser sales file, DOR-qualified improved sales, September 2023 to August 2026 (county_sales query run September 24, 2026):

• 36 months: 10 qualified sales, median $3,187,500 (the mean of the middle pair, $3,175,000 and $3,200,000), range $2,550,000 to $4,950,000. Every one was a resale; no builder sold a new Marsala home in the window.
• Just outside the window: 14419 Marsala Way at $4,065,000, recorded August 28, 2023 (OR 6283/3256), and again at $4,000,000 on July 2, 2026, not yet coded.
• Water lots against the rest: the five water-lot sales in the table have a median of $3,200,000; the five non-water sales a median of $2,800,000 (our arithmetic). Five sales a side is too few to price a lake view, and the two highest sales in the window split one each way, but the direction is the one we would expect.

How the Windows Compare

Collier County Property Appraiser sales file (files dated August 29, 2026) and Southwest Florida MLS Matrix (September 18, 2026):

The twelve-month median runs above the three-year median because two of the last five sales were at $3,950,000 and $4,000,000. It is not evidence that every Marsala home is now worth $3.5 million: the same twelve months also include a $2,800,000 sale, and the spread from the lowest to the highest Marsala sale in three years is $2.4 million on houses that were mostly built within a few years of each other, about half of them by the same builder.

Marsala Prices Over Time, 2008 to 2026

Collier County Property Appraiser sales file, 69 DOR-qualified improved market sales since 2008, excluding two lot-era deeds; where a period has an even number of sales, the median is the mean of the middle pair:

The median recorded Marsala price roughly tripled from the new-home era to today, and most of the move came between 2020 and 2023: the 2020 to 2022 median is 38% above the 2015 to 2019 median, and the 2023 to 2026 median 81% above 2020 to 2022 (our arithmetic from the medians above). The two 2008 sales were a matched pair of identical houses on Lots 20 and 23, sold the same day to one buyer, and are the only qualified finished-home sales recorded before 2011.

The repeat sales tell the same story house by house (Collier County Property Appraiser sales file, qualified sales unless noted):

• 14472 Marsala Way (Lot 12, built 2012): $1,047,200 new in June 2012, then $3,500,000 in September 2025, 3.3 times the first price.
• 14500 Marsala Way (Lot 5, built 2012): $930,000 new in March 2012, then $3,095,000 in December 2025.
• 14495 Marsala Way (Lot 51, built 2013): $936,500 new in November 2013, then $2,800,000 in June 2026.
• 14471 Marsala Way (Lot 45, built 2011): $815,000 new in July 2012, then $2,550,000 in December 2024.
• 14426 Marsala Way (Lot 18, built 2013): $981,400 new in 2013, $1,350,000 in 2019 and $3,175,000 in November 2023.
• 14517 Marsala Way (Lot 55, the Cortez, built 2014): $1,190,600 new in 2014, $1,500,000 in 2020 and $3,200,000 in December 2023.
• 14501 Marsala Way (Lot 52, built 2013): $1,065,500 new in 2013, $1,175,000 in 2017 and $2,800,000 in August 2025.
• 14480 Marsala Way (Lot 10, built 2014): $995,000 new in 2014, $1,175,000 in 2020 and $2,750,000 in December 2022.
• 14459 Marsala Way (Lot 42, built 2013): $2,349,000 in October 2020, then $3,950,000 in June 2026, about 68% higher.
• 14419 Marsala Way (Lot 32, built 2014): $4,065,000 in August 2023, then $4,000,000 in July 2026.

The county also records deeds it codes as not qualified, such as a $2,275,000 transfer on Lot 3 in January 2009 and a $1,900,000 transfer on Lot 35 in June 2009. We never treat a not-qualified deed as a market sale.

The Record: $4,950,000 for 14451 Marsala Way

The highest price ever recorded for a Marsala home is $4,950,000 for 14451 Marsala Way, Lot 40, recorded May 13, 2025 (Collier Clerk, OR 6470/3491). It is not a typical Marsala house, which is why it matters for pricing. Lot 40 is 0.77 acre at the southwest cul-de-sac, a water lot with lake and fairway behind it; the house was built in 2018, one of only five Marsala homes finished after WCI’s program; its county base area of 4,651 square feet is the largest in Marsala; and it is the only Marsala home the county grades at improvement quality 6, the grade given to every Escada estate home, while 35 Marsala homes carry quality 4 and 20 quality 5 (Collier County Property Appraiser roll, tax year 2026 preliminary). The lot itself was bought vacant for $527,000 in March 2013 (Collier County Property Appraiser sales file). The record before it was the $4,065,000 sale of 14419 Marsala Way in August 2023.

In plain terms, the Marsala record was set by a larger, later, custom house on one of the seven big lots, not by a WCI plan home. A seller of a WCI Palacio, Treviso or Cortez on a standard third-of-an-acre lot should price off the sales of similar houses in the table above, not off $4,950,000.

What Is For Sale at Marsala Right Now

Two Marsala homes were active on September 18, 2026 (Southwest Florida MLS Matrix). Beds, baths and living area are MLS-entered; year built, lot size and the last sale are from the county; the flood facts are from FEMA’s National Flood Hazard Layer and FEMA’s Letters of Map Amendment.

The two asks sit 188.6% and 133.1% above each home’s last recorded sale (our arithmetic). They bracket the market in a useful way. 14484 is a larger home whose county base area, 3,178 square feet against 4,471 of listed living area, marks it as a two-storey house; its ask sits below the $4,000,000 and $3,950,000 sales of the last year and above every other sale in the three-year table. 14516 has the smallest county base area in Marsala, 3,099 square feet, and its ask sits just below the two $2,800,000 sales of 2025 and 2026, yet it had been on the market 142 days on the pull date.

Flood facts differ between the two, and a buyer should read them before an offer. 14484 is on FEMA panel 12021C0401H (effective May 16, 2012); its address point is in Zone X (0.2% annual chance), 13.8% of its footprint touches mapped Zone AH, and it is covered by Letter of Map Amendment 13-04-3370A (April 16, 2013), which removed the whole lot. 14516 is on panel 12021C0194J (effective February 8, 2024); its address point is in Zone X (0.2% annual chance), 26.8% of its footprint is in mapped Zone AH, and no Letter of Map Amendment in FEMA’s layer names it (FEMA National Flood Hazard Layer, overlay by our research team, September 25, 2026). The flood section below explains what that means for a lender.

Price per Square Foot at Marsala: Which Figure Is Which

At Marsala the county’s square footage and the listing’s living area agree on some houses and not on others, and the difference is the number of storeys. On single-storey Marsala homes the county’s base area matches the MLS or WCI living area within about 2%; on two-storey homes it records roughly the ground floor, 71% to 79% of living area; and the county’s total adjusted area runs 8% to 26% above living area on every home (Collier County Property Appraiser roll, tax year 2026 preliminary; WCI’s 2013 plan pages; MLS 226015745, 225078079 and 226032626):

So a price per square foot at Marsala can be $1,128 or $700 on the same sale depending on which county figure sits underneath it: 14472 Marsala Way’s $3,500,000 sale works out to $1,128 per square foot of county base area and $700 per square foot of county total adjusted area (our arithmetic). We quote per-foot figures only on living area and label them, and we never set a county per-foot number beside a listing per-foot number. On MLS living area Marsala’s twelve-month median was $809.79, about 16% above Tiburón’s $697.70 (Southwest Florida MLS Matrix, September 18, 2026; our arithmetic).

Months of Supply and Days on Market

Two listings against five closings in twelve months is about 4.8 months of supply; at the three-year county pace of ten sales in 36 months it is about 7.2 months (our arithmetic). Tiburón as a whole carried 20 listings against 32 closings, about 7.5 months (Southwest Florida MLS Matrix, September 18, 2026). The two Marsala listings were 6 and 142 days old on the pull date, against a Tiburón-wide median of 86 days on market for homes that sold.

In plain terms, Marsala is a tighter market than the rest of Tiburón but not a fast one. A well-priced Marsala home competes with at most one or two others on Marsala Way at any time; an overpriced one sits, as the 142-day listing shows, because the buyer can compare it against ten recorded sales in three years, most of them WCI plan homes much like it.

Where Marsala Sits in Tiburón’s Price Ladder

Tiburón’s neighborhoods sort cleanly by form and price, and Marsala sits at the top of the twelve-month record. On the MLS closings from September 18, 2025 to September 18, 2026, the condominiums sit at the bottom: Ventanas at Tiburón at a median of $902,500 (4 sales) and Castillo at Tiburón at $1,265,000 (9 sales), with Esperanza at $2,150,000 (4) and Marquesa Royale at $2,450,000 (5) above them. The detached neighborhoods come next: Norman Estates at $2,762,500 (2 sales), Serafina at $3,025,000 (2) and Marsala at $3,500,000 (5). Escada at Tiburón, the estate enclave, had no closing in the window, and its two listings, at $7,250,000 and $6,700,000, were the highest asks in Tiburón (Southwest Florida MLS Matrix).

The county’s three-year record, September 2023 to August 2026, puts numbers on the detached tier (Collier County Property Appraiser sales file, DOR-qualified improved sales):

Two readings follow. Marsala is the most liquid detached neighborhood in Tiburón: ten qualified sales in three years against four apiece in the other three. And Marsala sits in a clear middle position: its three-year median is about 4% above Serafina’s and 15% above Norman Estates’, on lots about twice their size, and about 53% of Escada’s, on lots about 60% of Escada’s size (our arithmetic). Marsala’s record, $4,950,000, is below Escada’s lowest sale in the window, $5,250,000; The comparison section below sets Marsala against Escada in detail.

What the County Says a Marsala Home Is Worth

The Collier County Property Appraiser values each Marsala home separately (tax year 2026 preliminary roll):

2026 is the second year running that the county marked Marsala down. The median per-home change from 2025 certified to 2026 preliminary was minus 8.6%, and 50 of the 56 homes fell, by as much as 34.6%, while the other six rose by no more than 4.7%; the preliminary values of all 56 homes total $129,990,199 (same roll). On the same roll Escada’s median rose 27.4%, so the county is moving Tiburón’s two most active detached neighborhoods in opposite directions.

The five-year run of Marsala medians, certified values except 2026 (Collier County Property Appraiser roll):

The county’s median peaked in 2024 and is now about 16% below that peak, while recorded sale prices kept rising (our arithmetic from the roll and the sales file). Just value is a mass-appraisal figure set as of January 1; it is not a price. Every Marsala sale of the last twelve months closed well above its home’s 2026 preliminary just value: 14472 Marsala Way sold for $3,500,000 against $2,327,744, 14500 for $3,095,000 against $2,128,741, 14459 for $3,950,000 against $2,853,523, 14495 for $2,800,000 against $2,057,770 and 14419 for $4,000,000 against $2,569,445, between 36% and 56% above (same roll and sales file; our arithmetic). A seller who prices from the county value leaves money on the table; a buyer who reads the falling county value as a falling market misreads it.

What a Marsala Tax Bill Looks Like

Taxes follow the value and the homestead status. The last complete bill, 2025 certified, shows a median total tax of $14,862.45 across the 56 homes, and a range of $8,270.15 to $35,699.16 among taxed homes (Collier County Property Appraiser roll). Every one of those bills carries a single non-ad valorem line, the county’s $261.91 garbage charge, and no Pelican Marsh CDD line, because Marsala is outside the District (Collier County Tax Collector, 2025 bills for accounts 59810000144 and 59810000908). The 2026 preliminary roll shows a median ad valorem tax of $17,699.90 at a preliminary total millage of 9.4020 mills, the same rate as the rest of Tiburón.

The spread is Save Our Homes. Two long-held, homesteaded homes on Lots 49 and 11, bought new in 2012 and 2013, paid $9,874.64 and $9,690.85 for 2025, while a non-homesteaded home of similar value on Lot 13 paid $20,744.28 (Collier County Property Appraiser roll). When a home sells, its assessment resets: 14500 Marsala Way, which sold in December 2025, shows a 2026 preliminary ad valorem tax of $19,640.57 against a 2025 bill of $9,757.22. A buyer should budget on the new-purchase basis, not on the seller’s bill. The fees and taxes section below breaks the whole bill apart.

What Marsala Lots and Homes Cost New, 2006 to 2014

Marsala began as a lot market that collapsed. The first recorded deeds, in December 2006 and January 2007, sold homesites to builder entities, the highest at $1,935,200 for two lots in one deed, about $967,600 a lot (a deed the county codes as not qualified). The qualified vacant-lot sales then ran $480,200 (January 2007) and $540,000 (June 2008) before the market broke: from October 2009 to October 2010, 21 qualified vacant-lot sales were recorded at $95,000 to $210,000, most between $140,000 and $170,000, the low point being Lot 2 at $95,000 in February 2010 (Collier County Property Appraiser sales file). Lots recovered to $275,000 to $350,000 in 2012 and 2013, and Lot 40, the future record home, sold vacant for $527,000 in March 2013.

For a finished house, WCI’s own figures trace the program. In May 2011, WCI introduced three plans with “Prices begin at $765,000 and include Tiburon signature membership” (Florida Weekly, May 19, 2011, WCI-supplied copy; a new-home sales term of 2011, not a resale fact). By May 2013 WCI’s Marsala page listed its four plans “from” $868,000 for the Palacio, $881,000 for the Treviso, $920,000 for the Cortez and $1,001,000 for the Estrella (WCI Communities, Marsala at Tiburón page, archived May 26, 2013). Finished homes with options and lots priced higher: a quick-delivery Estrella at 14394 Marsala Way was offered at $1,168,687 and recorded at $1,202,000 in August 2013, and a Cortez at 14517 Marsala Way was offered at $1,190,510 in January 2014 and recorded at $1,190,600 that May (WCI Communities, quick-delivery page, archived March 4, 2013; WCI Communities, Tiburón page, archived January 5, 2014; Collier County Property Appraiser sales file). The 32 first sales of new Marsala homes, 2008 to 2014, were recorded at $808,000 to $1,350,000, with a median of $1,020,650.

Our Read of the Marsala Market

Marsala in September 2026 is Tiburón’s strongest detached-home market by every measure the record carries: the highest twelve-month median in the community, the single highest sale, the most qualified sales of any detached neighborhood in three years, and a 4.8-month supply against Tiburón’s 7.5. The recorded prices have roughly tripled since WCI sold the homes new, and the rise has held through 2026, with three of the five latest sales at $3,500,000 or more. At the same time, the county has marked Marsala’s values down two years running, the one Marsala home to resell after the 2023 run-up sold for slightly less three years later, and the lower listing had sat 142 days on the pull date. The Marsala homes that sell at the top are priced to the Marsala record, water lot or not, plan and storey count, year built and permit history, arrive with their flood documents, estoppels and club paperwork already in the file, and are shown to buyers who already know why Marsala costs more than Serafina and less than Escada.

First-Hand: What We Check Before We Price a Marsala Home

This is how Jesse and Marc prepare a Marsala listing or a Marsala offer, in the order we do it. We start with the lot: its acreage on the county roll, whether it is one of the recorded water lots from 4 to 41, and what sits behind it, lake, fairway or wooded golf edge, because at Marsala the setting is the main difference between two otherwise similar WCI homes. We identify the house: which of WCI’s four plans it is, if any, whether it is one or two storeys, and which county square-foot figure is which, because the county’s base area understates a two-storey Estrella by about a quarter. We pull every recorded sale of that house and of the homes around it, and the MLS history behind each, because the ten sales of the last three years span $2.4 million. We read the flood record for the lot: its FEMA panel, whether one of the three 2013 Letters of Map Amendment names it, and whether the county holds an elevation certificate, because six Marsala homes have mapped Zone AH under the footprint and no amendment. We read the county permit history for the roof, the windows and doors and any generator. And we ask the seller for the club membership status, the Marsala and Tiburon Estates estoppel figures and the resale capital assessment allocation before a buyer’s inspection period starts. None of that is guesswork; every item is a document, and this page names each one.

How Did Marsala at Tiburón Come to Be?

Marsala at Tiburón was created by WCI Communities, which recorded its declaration on August 24, 2006 and its plat on September 19, 2006 on a 29-acre tract east of Livingston Road, sold lots to builders before the crash, built about half of the 56 homes itself from 2011 to 2014, and deeded the road to the owners in 2013.

That history is why Marsala looks and works as it does today: a neighborhood of WCI plan homes and custom houses in roughly equal numbers, a plat added to Tiburón late and on the far side of Livingston Road, an association that owns its own road, gate and irrigation supply and sits outside the Pelican Marsh CDD, and a declaration the owners have amended eleven times since they took control.

WCI Communities and the Tiburón Master Plan

WCI Communities developed Tiburón, a gated golf community inside the Pelican Marsh development in North Naples, around two Greg Norman golf courses, the Gold and the Black. The Tiburón master declaration, the Declaration of Covenants, Conditions and Restrictions for Tiburon Estates, was recorded on August 6, 1999 (OR 2579, Page 364), and on March 14, 2000 WCI recorded a supplement that brought additional land of Tiburon Golf Ventures, the golf course owner, under it (OR 2651/1168). By 2002 WCI was selling the neighborhoods west of Livingston Road that now surround the Tiburón core: Castillo, Ventanas and Escada among them. Marsala came later, and from a different direction.

The Touchstone Tract East of Livingston Road

On December 29, 2004, WCI, joined by Tiburon Golf Ventures, recorded an amendment that cut the 2000 supplement back to a single parcel: a 29.457-acre “FUTURE RESIDENTIAL TRACT AT TOUCHSTONE” in Section 31, Township 48 South, Range 26 East, releasing the rest of the added land from the Tiburón master declaration “now and forever” (Amendment to Supplement, OR 3705, Page 3937, dated October 13, 2004). Section 31, Range 26 is where Marsala’s plat lies, the 61 Marsala parcels measure about 29.4 acres on the county’s parcel map, and Marsala’s own Developer Guidelines of February 2, 2006 carry the file name “Touchstone Property-Marsala.” The record therefore points clearly to Marsala as the Touchstone tract, the one piece of that 2000 addition that WCI kept under Tiburón’s master declaration. That supplement is also why every Marsala owner belongs to Tiburon Estates and pays its master assessment.

The land was already inside the Pelican Marsh development approvals. The Marsala declaration has each owner acknowledge that the neighborhood is subject to the Pelican Marsh Development of Regional Impact order, and in February 2017 the Pelican Marsh CDD’s engineer told the District’s board that “the DRI extends to the Marsala property on the other side” of Livingston Road (Pelican Marsh CDD, minutes of February 15, 2017). Zoning follows: Marsala lies inside the Pelican Marsh PUD, in the county’s Urban Residential Subdistrict (Collier County zoning layer, checked September 25, 2026). Before the plat, WCI also took an irrigation easement (December 29, 2005, OR 3960/1982) and a drainage easement (November 18, 2005, OR 3933/717) to serve the tract, both later assigned to the association.

The Association, the Declaration and the Plat, 2006

WCI built Marsala’s legal structure in the summer of 2006, in three steps:

The declaration was recorded 26 days before the plat. Two pages of the Articles were “mistakenly omitted” from the 2006 recording and were restored by WCI’s First Amendment in 2011 (OR 4661, Page 2446). The declaration runs for 30 years from recording, to August 24, 2036, and then renews automatically in ten-year terms; after the first term, owners of two-thirds of the Sites may end or change it by recorded instrument (Section 16.8).

The 2006 declaration and WCI’s Developer Guidelines set Marsala’s physical standards from the start: at least 2,800 square feet of air-conditioned living area, a 35-foot height limit, an attached garage for at least two cars, concrete or clay barrel tile roofs at a minimum 6:12 pitch, earth-tone exteriors, no plain or stamped concrete, asphalt or gravel driveways, and the “water lot” classification for Lots 4 through 41. It also set the selling rules that still apply, no signs, no open houses and appointment-only showings with a licensed salesperson present (Sections 4.14 and 4.15), and the original leasing rule: no lease under 30 days and no more than three leases in twelve months, with notice to the association but no approval. Section 17 obliged each first buyer of a home from WCI or a builder to take a Tiburón Golf Club Signature Membership at closing.

Outside the District From Day One

The 2006 declaration settled Marsala’s relationship with the Pelican Marsh Community Development District in its third section. Every other Tiburón neighborhood pays the District; WCI’s declaration for Marsala says in capitals that the District’s boundaries include land under the Tiburón master declaration “BUT DOES NOT INCLUDE THE NEIGHBORHOOD,” and that the notice is given “solely for the purpose of confirming that the District does not have the [authority] to levy and collect fees, rates, charges, taxes or assessments on any of the Sites within the Neighborhood” (Section III, OR 4094/1788). The District’s own bond schedules for Tiburón’s neighborhoods do not list Marsala, and twenty years later the county tax roll shows no District line on any Marsala home in any year from 2021 to 2025 (Collier County Property Appraiser roll).

The consequence runs through everything that followed. Where the District owns the lakes inside Escada and Serafina, no public body owns any parcel in Marsala; where the District runs Tiburón’s gates, Marsala built its own; and Marsala’s association holds its own irrigation water permit. Marsala’s owners pay for those things through their own association rather than through the tax bill.

Builders’ Lots Before the Crash, 2006 to 2008

WCI’s first Marsala sales were homesites, several of them to builder entities. In December 2006 and January 2007 builder companies bought Lots 3, 22, 24, 28, 31, 33 and 40, and individual buyers bought Lots 15, 29 and 36 between January 2007 and June 2008, at recorded prices from $480,200 to about $967,600 a lot (Collier County Property Appraiser sales file). Only six houses went up before WCI returned as a builder in 2011: Lots 3 and 35 in 2007, a matched pair on Lots 20 and 23 in 2008, which sold together to one buyer on June 17, 2008 for $1,343,600 and $1,343,800, Lot 31 in 2009 and Lot 38 in 2010 (Collier County Property Appraiser roll and sales file).

Then the market stopped. In 2009 and 2010 the association recorded assessment liens against builder-owned lots, and entities related to the builder that had bought Lots 22 and 24 held them, vacant, through 2013 (Collier Clerk, OR 4422/1633 and related instruments; Collier County Property Appraiser sales file).

WCI’s Restructuring and the Lot Market Bottom, 2009 to 2010

On September 3, 2009, three deeds recorded the same day passed 42 of Marsala’s 56 lots and four of its tracts among WCI entities, 2009 Real Estate Corp, WCI Communities, Inc. and WCI Communities LLC, at no price (Collier Clerk, OR 4490/106, 4490/109 and 4490/417), part of WCI’s 2009 restructuring. WCI then sold vacant lots into the bottom of the market: 21 qualified vacant-lot sales from October 2009 to October 2010 at $95,000 to $210,000, to individuals who built their own homes and to a small group of builder and investor entities (Collier County Property Appraiser sales file). Lot 40, bought at the end of 2006 in a two-lot deed that averaged about $967,600 a lot, resold vacant for $190,000 in December 2009.

The legal documents followed WCI’s new form. In 2011 WCI Communities, LLC, recording as successor to 2009 Real Estate LLC, formerly WCI Communities, Inc., and with the recorded consent of Wilmington Trust, recorded the First and Second Amendments, restoring the omitted pages of the Articles and rewriting the lien priority and amendment procedures (Second Amendment, OR 4740, Page 922).

WCI Returns: Four Plans and 29 Homes, 2011 to 2014

In May 2011 WCI came back to Marsala as a home builder. Florida Weekly reported on May 19, 2011, from WCI’s own release, that three new plans, the Cortez, the Estrella and the Treviso, offered “between 3,500 square feet and 4,400 square feet of living space,” with multiple lanais and an optional summer kitchen, behind a “private gated entrance on Livingston Road.” The Palacio followed. By May 2013 WCI’s Marsala page described “a private gated entrance with 56 oversized homesites” surrounded by “nine Greg Norman-designed golf holes,” with Cortez and Palacio models open, and gave the four plans’ sizes: Palacio 3,407, Treviso 3,526, Cortez 3,822 and the two-storey Estrella 4,412 air-conditioned square feet, every plan with a three-car garage (WCI Communities, Marsala at Tiburón page, archived May 26, 2013; WCI Communities, Treviso page, archived March 4, 2013). WCI marketed Tiburón as “Mediterranean-inspired architecture.”

WCI built fast. It sold homes on 24 of the lots it had kept through 2009, bought five more lots back in 2012 and 2013 for $210,000 to $315,000 and sold each as a finished home within three to twelve months for $966,300 to $1,190,600, and by February 16, 2014 the Naples Daily News, again from WCI’s release, reported Marsala “nearly sold out with only one home available” (Collier County Property Appraiser sales file). Counting the deed chains, WCI built about 29 of Marsala’s 56 homes (our count from the county sales file).

Who Built Marsala’s Homes?

WCI Communities built more of Marsala than anyone else, about 29 of the 56 homes, and the county records name it. WCI Communities, LLC is the building owner named at finished construction on 13 of the 23 elevation certificates the county holds for Marsala homes, all from 2012 to 2014, and WCI’s own archived pages tie three specific houses to plans: 14394 Marsala Way and 14491 Marsala Way were Estrellas and 14517 Marsala Way a Cortez (Collier County elevation certificate files; WCI Communities pages archived 2013 and 2014). Every one of the roughly 29 WCI homes carries the county’s quality grade 4.

WCI did not build every Marsala home, and we do not say it did. About half of the 56 were built by other builders or by owners on lots bought from 2006 to 2013, from the 2007 houses on Lots 3 and 35 to the 2018 house on Lot 40 and the 2020 house on Lot 36; most of those carry the county’s higher quality grades 5 and 6, and three elevation certificates name a different company as building owner (Collier County Property Appraiser roll; Collier County elevation certificate files). The builder of record for any specific home is on its original county building permit.

Built Mostly in Four Years, 2007 to 2020

The county roll dates Marsala’s 56 houses as follows (Collier County Property Appraiser roll, tax year 2026 preliminary):

Forty-five homes (80%) went up from 2011 to 2014, and the median year built is 2013. The county’s aerial footprint layers track the same build-out: 5 homes visible in the 2009 imagery, 18 by 2012, 49 by 2014, 55 by 2015 and all 56 by the 2021 layer, the last being 14435 Marsala Way on Lot 36, permitted in 2019 with an elevation certificate signed in April 2020 (Collier County building footprint layers). So 55 of Marsala’s 56 homes stood through Hurricane Irma in 2017, all 56 through Hurricane Ian in 2022, and essentially none through Wilma in 2005.

That build window matters to a buyer: nearly every Marsala home was permitted under the 2010 or 2014 editions of the Florida Building Code, and every one of them after the first statewide code, which makes Marsala the most modern single-family stock in Tiburón. The code that applies to a specific home is set by its permit date.

Water, Irrigation and the Livingston Road Frontage, 2011 to 2014

Outside the District, Marsala was given water arrangements of its own. In June 2011 Tiburon Golf Ventures granted the association a private easement, running with the land, for its “groundwater irrigation system and equipment, including … wells, pumps, controls, electric supply, piping and lake storage,” with a pump station and well head on the south side of Marsala Way near Livingston Road (Access and Irrigation Easement, OR 4698, Page 3382, recorded July 6, 2011). In an agreement recorded in August 2011 the association undertook to Collier County to landscape and maintain a strip of the Livingston Road right-of-way at its own cost (Landscape Maintenance Agreement, OR 4707, Page 2568). And in January 2014 WCI’s Fourth Amendment wrote the system into the declaration: a master irrigation system of “shallow wells, lake storage, master pump station and controls” serving every lot and common area, “operated pursuant to South Florida Water Management District Consumptive Use Permit #11-01910-W,” run by the association as a common expense (Fourth Amendment, OR 5003, Page 1933). WCI’s Third Amendment of December 2013 had already let existing air-conditioning and pool equipment stay inside the association’s drainage easements (OR 4991, Page 1413).

Developer to Owners, 2013 and 2014

WCI handed over the common property in the autumn of 2013 (Collier County Clerk, Official Records):

WCI was still amending the declaration as Declarant “during this Class ‘B’ Control Period” in December 2013 and January 2014, and on October 31, 2014 the members adopted a by-law amendment at their annual meeting, which the by-laws allow only after turnover. Control therefore passed to the owners in 2014, between late January and the end of October; the date of the turnover meeting itself is not in any record we read.

The Owners Rewrite the Rules, 2015 to 2022

Once in control, Marsala’s owners amended their documents eleven times, and the changes are the rules a buyer lives under today (Collier County Clerk, Official Records):

Two changes stand out for a buyer. The 2017 amendment turned Marsala’s leasing rule from notice into approval: the 30-day minimum and three-leases-a-year limit date from 2006, but since 2017 every lease needs board approval within 15 days of a complete application. And the 2020 and 2022 amendments created the resale capital assessment, adopted by the members on January 21, 2020 at $2,000 and on November 28, 2022 at $3,000, which the association books to its replacement fund; the association’s financial statements record $4,000 of these contributions in 2022, $12,000 in 2023, $6,000 in 2024 and $12,000 in 2025 (Marsala association, 2025 compiled financial statements). In 2015 the association briefly recorded one-page certificates approving individual purchasers; the declaration contains no sale-approval article, and the association’s current FAQ says there is no application process for new owners.

A Gate of Its Own, 2014 to 2025

The declaration of 2006 allowed for privacy gates at the entrance, “manned or unmanned.” The association built out the system after turnover: a May 2014 Notice of Commencement covers a “low voltage security camera system with visitor kiosk” on Tract A (OR 5035, Page 3454), and a sign project followed in 2015. The gate operators and access system were replaced after a lightning strike around 2017, and in 2023, after two town halls and an owners’ survey, the association moved to the access vendor then used across Tiburón (association 2024 reserve study; annual meeting minutes, November 29, 2023). The kiosk of that system was rendered inoperable after a hurricane, according to the association’s November 2024 minutes, and on November 7, 2024 Marsala switched to LiftMaster myQ; on January 6, 2025 the members voted 32 to 20 to keep it, and by February 2025 the board reported no gate-arm strikes since the change, against one or two a month in 2024 (association minutes, 2024 and 2025). The Tiburon Estates master association shares the cost of Marsala’s access system and agreed in February 2025 to reimburse $5,000 of the extra gate costs, but the gate, like the road behind it, belongs to the Marsala association (association 2024 reserve study and 2025 minutes).

The Homes: WCI’s Four Plans, Custom Builds and the Lots Behind Them

Marsala at Tiburón is 56 detached homes on Marsala Way, built from 2007 to 2020, about half of them by WCI Communities between 2011 and 2014 to four plans of 3,407 to 4,412 air-conditioned square feet, on lots of 0.32 to 0.89 acre, per the Collier County Property Appraiser roll (tax year 2026 preliminary) and WCI’s 2013 sales pages.

Marsala is the newest single-family neighborhood in Tiburón and the most uniform. The median home was built in 2013, 45 of the 56 went up in a four-year burst, and every lot backs onto the same golf parcel. That makes Marsala easier to compare house against house than Escada, and it is why the plan, the lot position and the build year explain most of the price differences we see here.

56 Homes, 61 Parcels: the Count Explained

The plat, MARSALA AT TIBURON, Plat Book 47, Pages 11 to 14, was recorded on September 19, 2006 in Section 31, Township 48 South, Range 26 East (Collier Clerk, OR 4108, Page 480). It creates Lots 1 to 56 inside Tract B, plus the road Tract A and four small tracts, C-1 to C-4. The county roll therefore counts 61 parcels: 56 homes and 5 association tracts, which total 5.72 acres (Collier County Property Appraiser roll, tax year 2026 preliminary). The 56 home lots add up to 24.07 acres.

No vacant homesite remains. Every one of the 56 residential parcels carries a main residence on the 2026 preliminary roll. The last vacant-lot deeds were three in 2014 and one in 2019, and the house on that 2019 lot was finished in 2020 (Collier County Property Appraiser roll, sales history). Nothing new is coming to Marsala unless an owner tears down and rebuilds.

One Private Street With Two Cul-de-Sacs

Every Marsala home is on Marsala Way, and the street is not a loop. It enters from Livingston Road as a divided, palm-lined drive, passes Marsala’s own gate and entry fountain, runs southeast between the homes and then splits: an east branch ends in a cul-de-sac with the four largest lots, and a short southwest branch ends in a second cul-de-sac with Lots 38 to 41 (Collier County GIS parcel layer and aerial imagery, read September 25, 2026). Marsala Way is private, owned by the homeowners association since WCI quit-claimed Tract A and Tracts C-1 to C-4 to it on September 10, 2013, a deed that describes itself as “a conveyance of common areas from a developer to a property owners’ association” (OR 4964, Page 260).

The house numbers follow the lots. Lots 1 to 26 carry even numbers from 14520 down to 14394, skipping 14444 to 14456; Lots 27 to 56 carry odd numbers from 14395 up to 14521 (Collier County Property Appraiser roll). Every home is in ZIP 34109 and in millage area 47.

How Big the Lots Are

Marsala’s lots sit in the middle of Tiburón’s range. The median Marsala lot is 0.37 acre, against 0.62 acre in Escada at Tiburón, 0.20 acre in Norman Estates and 0.18 acre in Serafina (Collier County Property Appraiser roll, tax year 2026 preliminary, homes only). A typical Marsala lot is about twice a Serafina lot and about 60% of an Escada lot, our arithmetic from those medians.

Source: Collier County Property Appraiser roll, tax year 2026 preliminary (files dated August 29, 2026). Seven lots measure 0.69 acre or more, and they are all on the two cul-de-sacs: Lots 25 to 28 at the east end (0.85 to 0.89 acre) and Lots 39 to 41 at the southwest end (0.69 to 0.77 acre). The largest lot, Lot 28 at 14399 Marsala Way, is 0.89 acre; the highest county land value, $1,493,805, belongs to Lot 27 next door (same roll). If a buyer wants room in Marsala, it is on those seven lots.

What the County Square Footage Means at Marsala

The county’s two square-footage fields are not living area, and at Marsala they behave differently on one-storey and two-storey homes. On the one-storey homes we could check, the county base area matches the living area within about 2%; on the two-storey homes it captures only the ground floor, about 71% to 72% of living area.

Sources: Southwest Florida MLS listing records; WCI Communities plan pages (2013 and 2014, cited below); Collier County Property Appraiser roll, tax year 2026 preliminary. The county’s adjusted area runs 8% to 26% above living area across the homes we checked. Three of the county’s elevation certificates for Marsala record a second floor (14394, 14419 and 14491 Marsala Way), which is how we know those are two-storey homes (Collier County elevation certificate files, read September 25, 2026). The rule we follow on this page and in every Marsala price opinion we write: quote county areas only under their county labels, and never divide a sale price by a county area and compare it with an MLS price per square foot. The county roll holds no bedroom or bathroom counts, so those come only from listing records.

The WCI Plans: Palacio, Treviso, Cortez and Estrella

WCI Communities, Tiburón’s developer, sold Marsala as a new-home program with four plans. Its Marsala page, captured May 26, 2013, described the neighborhood in one sentence: “This secluded haven is surrounded by nine Greg Norman-designed golf holes and features a private gated entrance with 56 oversized homesites presenting breathtaking views of natural preserves, lakes, and immaculate fairways.”

Sources: WCI Communities, Marsala at Tiburón plan list, archived May 26, 2013; Treviso plan page, archived March 4, 2013; Estrella quick-delivery page, archived March 4, 2013. The plans came in lettered elevations (Treviso A, B and C; Estrella A, B and C; Cortez A and B; Palacio C), and WCI ran Cortez and Palacio model tours.

WCI’s own words describe the plans. The Treviso was “a four-bedroom estate home with separate one- and two-car garages,” with “formal living and dining rooms, a den, three full baths and a powder room,” and an owner’s suite with “a dedicated sitting room and his-and-her walk-in closets.” The Estrella was WCI’s two-storey plan, with “three al fresco spaces,” two lanais and a second-floor covered balcony, a first-floor guest suite, and upstairs bedrooms around “a large clubroom that opens to the covered balcony.” The Naples Daily News described the Cortez in February 2014, in copy WCI supplied, as four bedrooms, four baths, a den and 3,822 square feet of living space “within 5,630 total square feet,” with the owner’s suite “in its own wing” and a summer kitchen, pool and three-car garage.

The program grew in stages. Florida Weekly reported on May 19, 2011 that WCI had introduced three plans, the Cortez, the Estrella and the Treviso, “between 3,500 square feet and 4,400 square feet of living space,” and that “Prices begin at $765,000 and include Tiburon signature membership.” The Palacio came later. That club line was a 2011 new-home sales term, not a promise that attaches to any home today; the club section below explains what a resale buyer actually gets. By February 16, 2014 the Naples Daily News reported Marsala “nearly sold out with only one home available.”

Which Homes Were Built to Which Plan

Three homes are tied to a named plan by WCI’s own pages, and the county deeds match WCI’s prices:

Sources: WCI Communities archived pages; Collier County Property Appraiser roll, sales. A fourth, 14495 Marsala Way (Lot 51), was listed at 3,407 square feet of living area (MLS 225078079), exactly the Palacio’s air-conditioned figure. Seven Marsala homes share that home’s county base area of 3,366 square feet, all built in 2013 and 2014, which points to a run of Palacios; that is our reading of the roll, not a record, and the county does not name plans. For every other home, the plan is a claim until the original permit plans or the listing history back it.

Who Built the Homes

WCI Communities developed Marsala and built about half its homes; it did not build all 56. The deed chains show the pattern. On September 3, 2009, three $0 deeds passed 42 of the 56 home lots and four tracts among WCI’s entities as the company emerged from its 2008 to 2009 Chapter 11 case (Collier Clerk, OR 4490/106, 4490/109 and 4490/417). Twenty-four of those lots went from WCI straight to a first sale as a finished home in 2012 to 2014, and WCI Communities, LLC bought back five more lots in 2012 and 2013 and sold each as a new home within 3 to 12 months, about 29 WCI homes in all (our count from the Collier County Property Appraiser sales history).

The county’s elevation certificates confirm it independently. WCI Communities, LLC is the named building owner at finished construction on 13 of the 23 certificates the county holds for Marsala homes, dated 2012 to 2014, and at least three other certificates name a different company (Collier County elevation certificate files, read September 25, 2026). The remaining homes were built by other builders or by owners on lots bought from 2006 on: several homebuilding companies bought Marsala lots in December 2006 and January 2007, and individuals and small builders made most of the 21 vacant-lot purchases from WCI at the bottom of the market in 2009 and 2010 (Collier County Property Appraiser roll, sales). The builder of record for any specific home is on its original Collier County permit.

When the Homes Were Built

Source: Collier County Property Appraiser roll, tax year 2026 preliminary, main residences only. Six homes (11%) predate the WCI restructuring, 45 (80%) were built in 2011 to 2014, and five came afterwards. Lots 20 and 23 are a pre-crash pair: identical county areas, both built in 2008, and sold to one buyer on the same day in June 2008 for $1,343,600 and $1,343,800 (same roll, sales).

That compact build window matters for inspection and insurance. Every Marsala home was built under the statewide Florida Building Code, and most under its 2010 and 2014 editions, which makes Marsala the most modern single-family stock in Tiburón. It also means many roofs, air-conditioning systems and pool equipment are reaching the age at which buyers and insurers start asking questions at the same time; the storm and insurance section of this page covers that.

What a Marsala Home Looks Like on the Record

• Pools: 55 of 56 homes carry a private pool on the county roll; the one exception has a spa and no pool. Spas are on 54 homes.
• Screen enclosures: 37 homes (66%). Caged pools are the Marsala norm, the visible opposite of Escada, where only 4 of 31 homes have one.
• Decks and extras: brick-paver pool decks on 42 homes, tile decks on 14, garden walls on 5, fountains on 3, carports on 3 and one detached garage.
• One house per lot: no Marsala lot carries a second dwelling on the roll.
• Garages: the declaration requires an attached garage for at least two cars; all four WCI plans have three-car garages.
• Roofs: the declaration allows only concrete or clay barrel tile, at a minimum 6:12 pitch, with no asphalt, shingle or flat roofs.
• Style: WCI marketed Tiburón’s homes as “Mediterranean-inspired architecture” (WCI Tiburón page, January 2014), and the declaration requires natural or neutral earth-tone exteriors.

Sources: Collier County Property Appraiser roll, tax year 2026 preliminary; recorded declaration, OR 4094, Page 1788, Sections 4.6, 4.9 and 4.10.

Build Quality on the County Roll

The Property Appraiser assigns every house a construction class, and Marsala’s split tells you which homes are production homes and which are custom. Thirty-five homes are class RC-15 (county quality code 4), 13 are RC-20 and 7 are RC-25 (quality code 5), and one, 14451 Marsala Way, is RC-30 (quality code 6), the only one in the neighborhood (Collier County Property Appraiser roll, tax year 2026 preliminary). Twenty-nine of the 35 RC-15 homes are the WCI homes counted above; most of the RC-20 to RC-30 homes are custom builds. The code is the county’s cost classification, not a judgment on finish or condition, and a well-renovated RC-15 home can outsell a tired RC-20 one. The RC-30 home set the neighborhood record: $4,950,000, recorded May 13, 2025 (Collier Clerk, OR 6470/3491).

The Lot Market, From First Sale to Last

Marsala’s lots traded through the whole cycle in five years. Qualified vacant-lot sales ran $480,200 in January 2007 and $540,000 in June 2008; then 21 lots sold between October 2009 and October 2010 for $95,000 to $210,000, most for $140,000 to $170,000; and by 2012 and 2013 lots were selling for $275,000 to $527,000 (Collier County Property Appraiser roll, qualified sales). The land under a Marsala home now carries a median county land value of $1,206,910 on the 2026 preliminary roll.

The new homes built on those lots first sold at a median of $1,027,900 in 2011 to 2014, across 33 qualified sales from $808,000 to $1,450,000 (same roll). Several have since sold for three times their new price: 14472 Marsala Way went from $1,047,200 new in June 2012 to $3,500,000 in September 2025 (Collier Clerk, OR 6512/2367). The market section of this page carries every recent sale.

What Amenities Come With a Marsala at Tiburón Home?

A Marsala at Tiburón home comes with its own lot and, on 55 of 56 homes, a pool, plus Marsala’s private gate on Livingston Road, an association-owned street, entry fountain, lighting and mailboxes, frontage on Tiburón’s Black Course for every lot, a private irrigation supply and the option of Tiburón Golf Club; there is no neighborhood pool or clubhouse.

That list is short on purpose. Marsala’s amenity is the setting: 56 homes wrapped by nine holes of a Greg Norman golf course, behind a gate of their own. The club and the resort sit beside it; they are not part of it.

What the Marsala Association Owns

The Marsala association owns five parcels, all conveyed by WCI on September 10, 2013 (OR 4964, Page 260):

Sources: Collier County Property Appraiser roll; Collier County GIS parcel layer and aerial imagery. The county codes the four C tracts as recreational or parkland, which describes their plat category, not a park on the ground; the imagery shows landscaping and irrigation equipment. No association parcel holds a building. Unlike Escada and Serafina, where the Pelican Marsh Community Development District owns tracts inside the plat, no public body owns any parcel in Marsala.

The golf course, the lakes and the preserve Marsala looks onto are not Marsala’s. The association’s 2024 engineer’s reserve study records that “the golf course, bridges, and lakes are not the responsibility of Marsala,” and that some owners beside the golf course and preserve have their own wood retaining walls, which are theirs to maintain (2024 financial statements with reserve study).

Marsala’s Own Gate on Livingston Road

Marsala has its own gated entrance, run by its own association, and it is the only way in: Marsala Way connects to the public road network only at Livingston Road (Census TIGER road data; Collier County GIS). The declaration gave the association “the power and duty to provide for the Gate Facilities,” which “may be manned or unmanned” (OR 4094, Page 1788, Sections XI and 6.1(b)). What stands there today, per the association’s 2024 reserve study, is “four swing gates and two arm barrier gates,” a pedestrian gate with a keypad, a visitor kiosk, cameras and the decorative entry fountain.

• The system: LiftMaster myQ since November 7, 2024. At a special members’ meeting on January 6, 2025, with 52 of 56 members present or by proxy, owners voted 32 to 20 to keep it over a rival vendor whose pitch included “the ability to call the guard” (association board and special meeting minutes, 2025).
• Residents: RFID transponders issued through the association on its transponder control form, plus the myQ phone app. Resident entries averaged about 105 a day from November 2024 to January 2025 (same minutes).
• Visitors: drive to the kiosk and either pick the resident from the directory, which rings the resident as a video call on the phone app, or enter a guest-pass code the resident created. The association’s own instruction is blunt: “If the resident does not answer, you may not access the community” (Visitor Access Overview, December 15, 2024). Passes can be one-use delivery passes, temporary passes for a set window of up to six months, or recurring passes for up to a year.
• Vendors: “Marsala does not allow Delivery, Construction or Landscape vendor access before 7:00am or after 10:00pm” unless the resident’s pass sets a later window (association memo, November 2024).
• No attendant: there is no guardhouse or guard at Marsala’s gate, and a buyer should not assume staffed security of any kind.

The system has worked better since the change: the February 24, 2025 board report recorded zero gate-arm hits since the LiftMaster install, against one to two a month in 2024. The declaration adds, in capitals, that an access program “SHALL IN NO MANNER CONSTITUTE A WARRANTY OR REPRESENTATION AS TO THE PROVISION OF OR LEVEL OF SECURITY” (Section 2.4).

Tiburón’s Other Gates

Tiburón’s staffed main gate and its remote-controlled gates are run by the Pelican Marsh Community Development District, which staffs one Tiburón gate 24 hours a day. A Marsala resident never passes a District gate to get home, and Marsala pays no District assessment (see the fee sections below). The District’s transponder policy ties eligibility to property “subject to Pelican Marsh CDD assessments,” to registered tenants and to golf club members (Pelican Marsh CDD transponder policy), and no District or association document we found says how that applies to a Marsala owner. Our advice: a buyer who wants credentials for Tiburón’s other gates should confirm eligibility in writing with the association before closing. The quickest drive from Marsala to the Tiburón clubhouse runs on public roads anyway, about 1.5 miles by Livingston Road, Vanderbilt Beach Road and Tiburon Drive (OSRM routing, September 25, 2026).

The Entry, the Street, the Lights and the Mailboxes

• Entry: a stucco, stone and tile entrance monument and a decorative concrete fountain “located adjacent to the ingress/egress gates”; the original fountain was redesigned and put back into operation in 2023, with new coach lights at the entrance (association annual meeting minutes, 2023).
• Street: an asphalt roadway with an interlocking paver roadway at the entrance and paver sidewalks, owned by the association, with a posted 20 mph limit (association Rules and Regulations, Rule 6, 2018).
• Lighting: 16 roadway lampposts plus common-area landscape lighting installed in 2018 and extended in 2022.
• Mailboxes: 56 individual curbside mailboxes of one association-selected design, which the association maintains and replaces (declaration Section 4.8). Not a cluster box.
• Landscaping: common landscaping inside Marsala and a strip of the Livingston Road right-of-way, which the association maintains at its own cost under a 2011 agreement with Collier County (OR 4707, Page 2568).

Sources: 2024 financial statements with SOCOTEC reserve study, dated September 30, 2024; association Rules and Regulations.

A Private Irrigation Supply

Marsala’s lawns are not watered with county water. The association runs a master irrigation system of shallow wells, lake storage, a master pump station and a distribution main that “provides irrigation water to all Common Properties and Sites in the Neighborhood,” operated under South Florida Water Management District Consumptive Use Permit 11-01910-W (Fourth Amendment, OR 5003, Page 1933, declaration Section 9.3). The water comes, in the association’s words, “from the pond located on golf course property to which Marsala HOA has an easement” (association FAQ, rev. January 2025), under a recorded easement from Tiburon Golf Ventures (OR 4698, Page 3382). The permit caps gallons per month and per year; it was due for renewal by August 20, 2025, and the renewal outcome is not in the documents we read. The watering days are in the daily-logistics section.

The Black Course Behind Every Lot

Every one of Marsala’s 56 lots backs onto one golf parcel: folio 00199320002, 109.76 acres, owned by Tiburon Golf Ventures L P, and no Marsala lot touches any other outside owner (Collier County GIS parcel polygons, our measurement of shared boundaries, September 25, 2026). The association’s own website says “Each home at Marsala offers views of the Tiburon Black Golf Course as well as the preserve areas in and around the community” (marsalatiburon.org). OpenStreetMap places holes 8 through 16 of the Black Course on that parcel, and the pars it records for those nine holes match the club’s Black scorecard. The Black is the course the PGA TOUR Champions’ Chubb Classic is played on, and Greg Norman’s firm renovated it for a January 2018 reopening.

The recorded Developer Guidelines classify Lots 4 through 41 as “water lots” and Lots 1 to 3 and 42 to 56 as non-water lots, and the map agrees: open water sits behind every one of Lots 4 to 41 (Developer Guidelines v.2, February 2, 2006, attached to the association’s architectural application; OpenStreetMap water mapping over the county parcels). That is 38 lake lots and 18 golf-edge lots.

Sources: Collier County GIS parcel polygons; OpenStreetMap golf and water mapping, read September 25, 2026; club Black scorecard; our measurement. Hole numbers are approximate, and frontage is not the same as view: lake width, planting and orientation decide what a buyer actually sees from a specific lanai.

Three recorded clauses come with that frontage. A golf-ball easement runs over every lot, and owners assume the risk (declaration Section 16.10). The club may “change the location, configuration, size and elevation of buildings, trees, bunkers, fairways, greens, and water bodies,” and no owner has a view easement (Section 16.2). And owners accept that the course’s lightning warning system, with its “LOUD HORN BLASTS,” is not a nuisance (Section XV). None is unusual for a golf-course home; all three belong in a buyer’s reading.

What Comes Through Tiburón’s Master Association

Marsala is “one of the 10 Communities of Tiburon Estates,” as the association’s website puts it, and its owners are members of Tiburon Estates Homeowner’s Association, Inc., the master association. The association’s own division of labor: the master association “is responsible for all assets and activities that are within and common to the 10 Tiburon Communities (Roads, Access, etc),” and the Marsala association “is responsible for the assets inside Marsala (access system, streets, interior common areas and irrigation water supply)” (marsalatiburon.org). In practice the master layer delivers bulk basic cable from Hotwire Communications (Fision), shares part of the cost of Marsala’s gate access system, and seats a Marsala director on its board (association FAQ; 2024 reserve study). Marsala recorded its own telecommunications easement to Hotwire in 2021 (OR 6025, Page 2527); owners contract Hotwire directly for enhanced television, internet and phone.

Marsala came into the master association through its land. In 2004 WCI and Tiburon Golf Ventures narrowed an earlier supplement to Tiburón’s master declaration down to one “Future Residential Tract at Touchstone” of 29.457 acres in Section 31, Township 48 South, Range 26 East (OR 3705, Page 3937), and Marsala’s own Developer Guidelines carry the file name “Touchstone Property-Marsala.” That tract is Marsala, on our reading of the two records together.

Tiburón Golf Club and the Ritz-Carlton: What Marsala Owners Get

Club membership is optional in Marsala, and the association says so twice. Its website: “Club memberships are not required for Marsala homeowners” (marsalatiburon.org, read September 25, 2026). Its FAQ: “Membership in the Tiburon Golf Club is not a requirement of owning a home in Marsala, nor does your homeownership automatically provide you with a membership. (Section 17).” The recorded declaration agrees: the club facilities “are privately owned and operated and are not Common Properties,” and no owner acquires any right in them as the result of owning a home (OR 4094, Page 1788, Section 17.1).

The history matters for a resale. Section 17.3 obliged each initial purchaser to take a Signature Membership at closing, which is why WCI’s 2011 prices “include Tiburon signature membership.” A Signature Membership stays with the home unless resigned. A resale buyer “should” contact the club, and can take over the seller’s Signature Membership without a new membership fee if the seller is in good standing and resigns effective at closing, and the buyer applies at least 30 days before closing and is approved. If the transfer is not arranged, the membership is deemed resigned at closing, with no refund. The club’s Membership Plan controls over the declaration, so whether a particular home still carries a transferable membership is a question for the club, in writing, and for the estoppel certificate, before contract.

The club offers two resident categories, Medallion and Signature, “available to residents of Tiburón communities,” and an Associate category for non-residents (Tiburón Golf Club membership page, read September 25, 2026). Signature golf runs May through October with a 10-day booking window. Membership opens the two Greg Norman 18-hole courses, the clubhouse, Sydney’s Pub, the members-only fitness club, four Har-Tru tennis courts and beach services and The Reservoir at the resort. The club publishes privileges, not prices, so no fee or dues figure appears on this page. The Ritz-Carlton Naples, Tiburón is open to Marsala residents through club membership or as paying guests; owning a Marsala home carries no resort right, whatever a listing’s “part of the Ritz-Carlton” copy suggests.

Neighborhood Social Life

Marsala’s association holds an annual spring social in the neighborhood, and its committee roster for December 2024 to November 2025 includes a Social Committee that “promotes and coordinates social activities for Marsala residents” (association committees, 2024 to 2025). The board’s February 24, 2025 minutes record the plan for a spring party “in the cul de sac as it had last year,” and that month the association convened a Collier County Sheriff’s Office town hall for all Tiburón communities. That is the proven social calendar; we do not promise a season of events beyond it.

What Marsala Owners Do Not Get

No neighborhood pool, clubhouse, cabana, tennis or pickleball court, fitness room, dog park, playground, dock or guest parking lot: none appears in the declaration’s common property, the tract list, the county roll or the association’s 18-component reserve schedule. The declaration allows “parks, recreation facilities” in general terms (Section 1.12), but none was built. What Marsala owners get instead is a private pool on almost every lot, a gate of their own and nine holes of golf at the back fence. For shared amenities inside a Tiburón neighborhood, compare Castillo at Tiburón, whose recorded common areas include its own pool, spa and clubhouse. For public recreation, North Collier Regional Park and its Sun-N-Fun Lagoon water park are about 1.6 miles north on Livingston Road (OSRM routing from Marsala’s gate, September 25, 2026), closer to Marsala than to any other Tiburón neighborhood.

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

Marsala at Tiburón owners pay a quarterly assessment to the Marsala association, whose published 2025 operating budget was $124,068, plus quarterly master dues and a one-time $3,000 resale capital assessment at purchase, but no Pelican Marsh CDD charge. The 2025 certified median total tax bill was $14,862.45, per the Collier County Property Appraiser roll.

Marsala is the one Tiburón association whose recurring assessment can be worked out from its own published records: annual compiled financial statements for 2022 to 2025 and a 2024 engineer’s reserve study, all on its website. We publish fee figures only from those primary records and from the recorded declaration. Here is what they fix, and where the rest is disclosed.

How the Marsala Assessment Works

The recorded documents set the structure (OR 4094, Page 1788, Sections VII and VIII, with the by-laws at OR 4094/1822):

• Equal shares: every home pays the same assessment (Section 7.7).
• Quarterly: assessments are due on the first day of each calendar quarter, in January, April, July and October (Section 7.3; association FAQ).
• Budget: the fiscal year is the calendar year, the budget goes to owners at least 60 days before it starts, 30 days’ written notice is required for any change, and any surplus is kept to reduce the next year’s assessment (Sections 7.8 to 7.12).
• A cap on increases: the Board may not raise a member’s annual assessment more than 20% over the prior year without the unanimous approval of the Board (by-laws Section 6.3).
• Lien and interest: assessments are a lien on the lot and a personal obligation of the owner; interest runs after 10 days at the highest lawful rate, with an administrative late fee (by-laws Section 6.4(A), as amended in 2017).
• Individual assessments: since 2017 the association can charge a single owner for curing a violation or damage, also secured by a lien (OR 5394, Page 3078).

The Clerk’s index shows the association has used its lien remedy against individual lots in the past, with releases recorded (Collier Clerk party index, read September 24, 2026).

What the Association Publishes: the 2025 Budget and Reserve Plan

The association’s 2025 compiled financial statements put its 2025 operating budget for member dues at $124,068, with actual operating dues of $124,096 (2025 compiled financial statements, dated February 16, 2026). The 2025 budget reflected a 5% increase in member fees, set after owners spoke at the November 4, 2024 budget meeting in place of the 3% first proposed (association minutes, 2024). On top of operations, the association funds a replacement reserve on the schedule in its engineer’s study: the planned 2025 reserve contribution was about $37,600 (SOCOTEC reserve study, Project VS235312, September 30, 2024, in the 2024 financial statements).

The reserve study covers 18 components, from the paver entry and asphalt to the gate operators, mailboxes, street lights and the irrigation permit renewal. It assumes assessments rise about 5% a year from 2025 to 2029 and 3% after, counts on resale capital assessments flowing into reserves, and concludes that the association is adequately funded over 30 years with no capital calls assumed (same study). The 2025 statements show that replacement fund held in cash and certificates of deposit at December 31, 2025.

Our Per-Home Arithmetic

The documents never state a per-home figure, so here is ours, labelled as ours. Divide the $124,068 operating budget by 56 homes and you get about $2,216 a home for 2025. Add the planned reserve contribution of about $37,600, or about $672 a home, and the total is roughly $2,890 a home a year, about $720 a quarter (our arithmetic from the 2025 compiled statements and the 2024 reserve study). That excludes the master association’s dues, which are billed separately. The exact current quarterly figure for a specific home is on its estoppel certificate, and the adopted budget for the current year governs.

What the Marsala Assessment Pays For

The association maintains “all Common Properties, landscaping, utility facilities, roads, sidewalks, curbing, drainage facilities and paved surfaces” (declaration Section 9.2, as amended in 2014), and the Common Properties expressly include “entry gates and control systems, entrance ways, roads” (Section 1.12). It also runs the master irrigation system as a common expense (Section 9.3). The 2025 statements show where the money goes: grounds and landscaping were the largest line, about 46% of 2025 operating expenses; general and administrative costs, including professional management, about a quarter; and the rest went to utilities, insurance and maintenance, including gate repairs, access control and holiday decorations (our percentages from the 2025 compiled financial statements).

What It Does Not Pay For

At Marsala you own and look after your house, pool, screen enclosure, driveway, roof, lot landscaping and your lot’s irrigation zone. Owners maintain everything within their exclusive control “in accordance with community standards which shall be at the sole discretion of the Board,” and after 15 days’ written notice the association may do the work itself and bill the owner an individual assessment (Section 9.1, as amended in 2017, OR 5447, Page 3375). Owners insure their own homes and liability (by-laws Section 8.3). That is the opposite of a condominium such as Castillo, where the association maintains the exterior and insures the buildings, which is why a Marsala assessment should be compared only with another single-family association’s.

The $3,000 Resale Capital Assessment

Every Marsala purchase carries a one-time charge that is written into the recorded declaration, not just the FAQ. Section 7.13, as amended on November 28, 2022, reads: “The Association shall levy a Resale Capital Assessment upon the transferee of a conveyance of any Site owned by an Owner to be used by the Association for any lawful purpose. The amount of the Resale Capital Assessment shall be equal to three thousand dollars ($3,000.00).” It is due at closing, the amount in effect when the contract is fully signed applies, and if it goes unpaid the association can collect it like any other assessment (OR 6199, Page 2562, recorded December 19, 2022). The charge was created at $2,000 in January 2020 (OR 5722, Page 1790) and raised to $3,000 in 2022.

The association’s FAQ says the same in plain words: “Currently a capital assessment in the amount of $3,000.00 is levied upon the transferee of any home site due at closing.” The money goes to reserves: the association books resale contributions to its replacement fund, and its statements show $12,000 of them in 2025, four sales at $3,000 (2025 compiled financial statements).

Who Pays It, and Who Is Exempt

The buyer pays, “unless the transferor and transferee otherwise expressly agree” (Section 7.13). That makes it a contract term: a seller can offer to pay it, and a buyer can ask, but if the contract is silent it is the buyer’s. Four transfers are exempt: to a person who was already on title; to the owner’s estate, surviving spouse or heirs on death; to a trust, partnership, corporation or other entity wholly owned by the owner (or the owner, spouse and children) for estate planning or tax purposes; and a conveyance to the association by foreclosure or deed in lieu. An agreement for deed counts as a conveyance (same section). A Marsala purchase can also carry a one-time charge from the master association; that is in the next section.

Special Assessments

The Board levies special assessments by resolution with a stated purpose, and the money must be spent for that purpose or credited back to owners (by-laws Section 10.7). Unlike Escada’s by-laws, Marsala’s, as we read them, carry no percentage cap on special assessments; the 20% limit applies to the annual assessment. We found no special assessment in the Clerk’s index or in the minutes we read from 2023 to 2025, and the reserve study assumes none. Florida associations do not record special assessments, so the estoppel certificate for a specific home is where any levied or pending one appears.

Where the Fee Figures Actually Come From

Two statutory documents put the current numbers in front of a buyer. Before a buyer signs, the seller must deliver the Chapter 720 disclosure summary, which states the assessment and any special-district assessments; if the contract is signed without it, the buyer may void the contract by written notice within 3 days of receiving it or before closing, whichever comes first (Section 720.401, Florida Statutes). For Marsala that summary should show no Pelican Marsh CDD assessment. Then the estoppel certificate: the association must issue it within 10 business days of a request, the base fee may not exceed $250 (plus $100 for delivery within 3 business days on an expedited request, and up to $150 more if the account is delinquent, subject to the state’s CPI adjustment), and it must disclose every assessment, any capital contribution or transfer fee, open violations and every other association the parcel belongs to (Section 720.30851). A Marsala sale needs one from the Marsala association and one from the master association.

Property Taxes on a Marsala Home

On the 2025 certified roll, the last complete bill, the median Marsala total tax bill was $14,862.45, and the range among taxed homes ran from $8,270.15 to $35,699.16 (Collier County Property Appraiser roll, 2025 certified). That total includes the only non-ad valorem charge on a Marsala bill, the county’s $261.91 solid-waste charge. The 2026 preliminary roll puts the median ad valorem tax at $17,699.90; that preliminary figure excludes the non-ad valorem line, which is not loaded until the certified roll.

Source: Collier County Property Appraiser roll, certified values 2021 to 2025 and tax year 2026 preliminary (files dated August 29, 2026).

Every Marsala parcel sits in millage area 47, at a 2026 preliminary rate of 9.4020 mills ($9.40 per $1,000 of taxable value): County 3.9293, School 4.1470 and other authorities 1.3257, the same rate as the rest of Tiburón (Collier County Property Appraiser roll). The 2025 bills carried 9.5058 mills of ad valorem tax, including 1.0000 mill for North Collier Fire (2025 bill, account 59810000144, Collier County Tax Collector).

Why 2026 Values Fell While Prices Rose

Marsala’s county values moved against its sale prices. The median just value peaked at $2,569,949 on the 2024 roll and fell two years running, to $2,166,654 on the 2026 preliminary roll, a median change of minus 8.6% per home from 2025, with 50 of the 56 homes lower (range minus 34.6% to plus 4.7%) (Collier County Property Appraiser roll). Escada’s values rose 27.4% on the same roll. Meanwhile the median recorded Marsala sale over the 36 months since September 2023 was $3,187,500 (Collier County Property Appraiser roll, 10 qualified resales), and the 12-month MLS median to September 18, 2026 was $3,500,000 (Southwest Florida MLS Matrix). A lower county value does not mean a lower market value; it means the Property Appraiser’s mass appraisal sits well below what Marsala homes actually sell for, and a buyer should not price a home from its just value.

Why the Seller’s Tax Bill Is Not the Buyer’s

Marsala’s tax bills vary more than its homes do, because 42 of the 56 homes (75.0%) carry a Florida homestead exemption and Florida’s assessment limits hold a long-held homestead’s taxable value far below its just value (Collier County Property Appraiser roll, tax year 2026 preliminary). Three rows from the same roll show the range:

• 14487 Marsala Way, homesteaded, bought new in 2012: just value $2,217,972, 2026 preliminary tax $9,769.36.
• 14468 Marsala Way, not homesteaded: just value $2,190,034, 2026 preliminary tax $20,590.70.
• 14500 Marsala Way, sold in December 2025: its tax went from $9,757.22 on the 2025 bill to $19,640.57 on the 2026 preliminary roll, about double, once the prior owner’s limits fell away.

Multiply the median 2026 just value by the millage and you get about $20,371 (our arithmetic), above the median preliminary tax of $17,700. Those limits belong to the owner who earned them, so a buyer should budget taxes from the purchase price and the 9.4020-mill rate, not from the seller’s last bill, and treat the result as a ceiling: at the 36-month median price of $3,187,500, the full rate would come to about $29,970 a year before any exemption (our arithmetic), plus the $261.91 solid-waste charge.

Marsala at Tiburón’s Layered Costs: HOA, Master Association and No CDD

Marsala at Tiburón owners carry two recurring association layers, the Marsala assessment and Tiburón’s master assessment, plus two one-time charges at purchase. Unlike every other Tiburón neighborhood, Marsala has no Pelican Marsh Community Development District layer: its recorded declaration excludes it, and its 2025 tax bills carry only the county’s $261.91 solid-waste charge.

That missing layer is the single largest cost difference between Marsala and its Tiburón neighbors, and older descriptions of Marsala get it wrong. Here is each layer, and the record behind it.

Layer 1: The Marsala Association Assessment

Covered in the section above: equal shares, billed quarterly, with a 2025 operating budget of $124,068 plus reserve funding, which is roughly $2,890 a home a year on our arithmetic. The current figure is in the adopted budget, the disclosure summary and the Marsala estoppel certificate.

Layer 2: The Tiburón Master Assessment

Membership in Tiburon Estates Homeowner’s Association, Inc. comes from Tiburón’s master declaration (OR 2579, Page 364, recorded August 6, 1999), which Marsala’s declaration names as its master declaration (Section 1.21). The master association bills its members quarterly, separately from the Marsala association, and its dues include bulk basic cable (association FAQ). The master association does not publish its assessment amount; the figure is disclosed on the master estoppel certificate.

The One-Time Master Capital Contribution

A 2022 amendment recorded by the master association (OR 6149, Page 45, July 6, 2022) adds a Capital Contribution Assessment, charged to each new member at purchase, equal to one quarter of the annual Common Assessment, in an amount the master board sets by resolution. Marsala buyers become master members, so on our reading a Marsala purchase carries two one-time charges: Marsala’s $3,000 and the master association’s quarter-year contribution. The master figure is not in any public record we found; confirm it on the master estoppel.

Layer 3: Why There Is No Pelican Marsh CDD Line

Marsala sits outside the Pelican Marsh Community Development District, and the recorded declaration says so in capitals. Section III: “The boundaries of the property being subject to the District include portions of real property subject to the Master Declaration BUT DOES NOT INCLUDE THE NEIGHBORHOOD. This notice is being provided solely for the purpose of confirming that the District does not have the [authority] to levy and collect fees, rates, charges, taxes or assessments on any of the Sites within the Neighborhood” (OR 4094, Page 1788, at Page 1794; the bracketed word repairs a scanning error in the Clerk’s image).

The tax bills prove it. The Collier County Tax Collector’s 2025 bills for Lot 2 (account 59810000144) and Lot 40 (account 59810000908) each carry one non-ad valorem line, “District 1 Garbage $261.91,” and no Pelican Marsh line, while the 2025 bill for Escada Lot 1, on the same millage code, carries “Pelican Marsh $4,299.00” (account 31340000289). The county roll extends that to every home: all 56 Marsala homes carried the same single non-ad valorem charge in each certified year from 2021 to 2025, rising only from $226.29 to $261.91, and no Marsala parcel has carried a District operations or debt line in any of those five years (Collier County Property Appraiser roll, 2021 to 2025 certified). The District’s own engineer put it in 2017: the Pelican Marsh development order, not the District, “extends to the Marsala property on the other side” of Livingston Road (Pelican Marsh CDD minutes, February 15, 2017).

What That Saves Against the Rest of Tiburón

Source: Collier County Property Appraiser roll, 2025 certified. In those three neighborhoods the homes with no debt line pay $1,987.52, which is the $261.91 solid-waste charge plus $1,725.61 of District operations; the balance above that is bond debt. Put simply, a Marsala home carries roughly $2,500 to $4,300 a year less in non-ad valorem charges than a home elsewhere in Tiburón (our arithmetic from the same roll). That is a recorded, recurring difference, and it belongs in any comparison of Marsala with Escada, Serafina or Norman Estates.

Correcting the Older Copy

Some earlier descriptions of Tiburón said a Marsala buyer pays the District’s operating assessment like every other Tiburón owner. The recorded declaration and five years of county tax rolls say otherwise, and we have corrected it here. Two consequences follow. The Chapter 720 disclosure summary for a Marsala sale should list no Pelican Marsh assessment. And the District-funded facilities, Tiburón’s staffed main gate, the District roads and the District lakes, are paid for by the other nine neighborhoods’ District assessments, while Marsala pays for its own gate, street and irrigation through its own association budget.

What the Stack Looks Like for a Buyer

On our arithmetic, the Marsala association layer runs about $2,890 a home a year, and the recurring charges a Marsala owner can see on the public record, association plus solid waste, come to roughly $3,150 before master dues and property tax. The estoppel certificates and the tax bill are the authority.

Selling a Marsala home? The missing CDD line, the $3,000 resale capital assessment, the two estoppels and the Signature Membership transfer window all belong in your plan before you list. Get a free Marsala 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 Marsala at Tiburón Declaration, Covenants and Rules, Section by Section

Marsala at Tiburón is governed by WCI’s 2006 Declaration of Neighborhood Covenants, Conditions and Restrictions (OR 4094, Page 1788), its by-laws and fifteen later amendments recorded from 2011 to 2022, plus the association’s 2018 Board rules, with Tiburón’s master declaration above it and no community development district.

These are the provisions that shape ownership. Quotations are from the recorded instruments, read on the Collier County Clerk’s images, and from the association’s own published rules and FAQ; section numbers are the instruments’ own. Where the 2006 text and a later amendment differ, we give the current rule and say what changed.

How the Recorded Documents Fit Together

The other six owner-era instruments, recorded in 2015 to 2017, amend the by-laws on quorum, meeting notice and board terms (Collier Clerk, OR 5122/957, 5177/3206, 5241/2406, 5420/2285, 5420/2287 and 5421/3845). The association posts its own compilation of the declaration and amendments (association compilation); when a posted copy and the Clerk’s record differ, the recorded text governs.

The association of record is MARSALA AT TIBURON HOMEOWNERS ASSOCIATION, INC., a Florida not-for-profit corporation filed on July 14, 2006, document number N06000007515, active, with annual reports filed every year from 2007 to 2026 (Florida Division of Corporations). The state’s own filing letter, recorded with the First Amendment, confirms the date: the Articles “were filed on July 14, 2006, and assigned document number N06000007515.” Its one later Sunbiz amendment, in 2010, changed only its office and mailing address. The Articles incorporate it “under Chapters 617 and 720, Florida Statutes”: it is a homeowners’ association, not a condominium association.

Land, Shares and Membership

• What the declaration covers: Tracts A, B (Lots 1 to 56), C-1, C-2, C-3 and C-4 of the Marsala at Tiburon plat, Plat Book 47, Pages 11 to 14.
• Share: each home pays the same assessment (Section 7.7), with one vote per home.
• Membership: automatic with title and not assignable; co-owners file a voting certificate, which is not needed for a married couple holding as tenants by the entireties (Section V; Articles).
• Splitting lots: no lot may be subdivided without design-review and government approval (Developer Guidelines).
• Use: residential only; no business buildings or business activity, and no professional office (Section 4.1(a)).
• Planning layers: the Pelican Marsh PUD prevails over the declaration in any conflict (Sections 1.28 and 18), and each owner acknowledges that the neighborhood is subject to the Pelican Marsh development-of-regional-impact order (Section X).

Assessments, Liens and the Estoppel

• Covenant to pay: annual, special and, since 2017, individual assessments, each a lien on the lot and a personal obligation of the owner that passes to successors (Section 7.1).
• Timing: due on the first day of each calendar quarter (Section 7.3).
• Increase cap: no more than 20% a year without the unanimous approval of the Board (by-laws Section 6.3).
• Remedies: interest, acceleration after 30 days, a claim of lien with 30 days’ mailed notice before suit, and foreclosure like a mortgage (Sections 8.1 to 8.5).
• First mortgagees: since 2017 a first mortgagee that takes title gets the safe harbor in Section 720.3085 of the Florida Statutes, and any other buyer at a foreclosure sale owes all past-due assessments (Section 8.6).
• Resale capital assessment: $3,000 at every non-exempt purchase, buyer pays unless the contract says otherwise (Section 7.13); the fee section above has the full text.
• Estoppel: the declaration requires one “for a reasonable charge” (Section 7.9); the statute now controls, with a 10-business-day deadline and a base fee cap of $250 (Section 720.30851, Florida Statutes).

The By-laws: Board, Meetings, Budget

• Board: five directors on staggered two-year terms (OR 5394/3078, 2017); each must be a lot owner or spouse, or an officer, partner, trustee or resident beneficiary of an owning entity.
• Quorum: 30% of the voting interests for members’ meetings, lowered from two-thirds by the owners in 2014 (corrected at OR 5420/2285).
• Notice: at least 14 days, by mail, delivery or electronic transmission.
• Budget: calendar fiscal year; the Treasurer chairs a Finance Committee that prepares it; the budget goes to owners at least 60 days before the year starts.
• Reserves: discretionary in the by-laws, which say the Board “may establish” them; in practice the association funds a replacement reserve on a 2024 engineer’s study.
• Amending the by-laws: 51% of the voting interests (OR 5420/2287).
• Fines and suspensions: fines in amounts the Board sets, secured by a lien on the lot, and suspension of common-area use and of “common non-essential services (e.g. bulk cable tv and/or internet),” after 14 days’ notice and a hearing before a committee; no hearing is needed to suspend for unpaid assessments (by-laws Article 14, 2017).
• Committees: Architectural, Landscape and Design Review; Governing Documents; Finance; Social; and ad hoc committees on fines and on access control (association committees, 2024 to 2025).
• Annual meeting: held in November. Attendance was 28 members present or by proxy in 2023 and 31 in 2024, while the January 2025 gate vote drew 52 of 56 (association minutes).

Vehicles, Garages and Parking

• Garage: attached, for at least two cars, with automatic openers; doors closed except when entering or leaving; park in the garage when possible (Section 4.6).
• Driveway: no more than three vehicles overnight in a driveway; no overnight parking on lawns or street edges; no carports and no detached storage buildings (Section 4.6).
• Street: no overnight parking on Marsala Way (association FAQ); the street is association property with a 20 mph limit (Rule 6, 2018).
• Boats and recreational vehicles: motor homes, trailers, boats, motorcycles, vans or trucks used for commercial or recreational purposes only if fully enclosed in a structure (Section 4.1(g)).
• Moving containers: a Board decision of February 2024 lets a selling owner keep a PODS-type container in the driveway for up to 48 hours, never in the road (association minutes).

Signs, Showings and Selling

• No signs: “no signage of any type” on a lot or a nearby vehicle without written consent, and by accepting the deed the owner grants the association an easement to enter and remove signs (Section 4.14). Flags are limited to those Florida law protects.
• No open houses, no events, no auctions: no sales or promotional events or open houses, and no public or private auction of any home or common property (Section 4.15).
• Accompanied showings only: “Persons desiring to enter the Neighborhood for the purpose of viewing a Site or a Residential Unit shall be required to have an appointment and shall be required to be accompanied at all times by a licensed sales person” (Section 4.15).

A Marsala listing is therefore marketed without a yard sign or an open house, and every showing is by appointment, through Marsala’s own gate, with a licensed agent present. In practice the listing agent or seller issues myQ guest passes for each showing. That is a real constraint on how a Marsala home is sold, and it is why the photography, the video and the agent’s buyer network carry more of the work here than in an open-house market.

Trash, Mail, Antennas, Cameras and Noise

• Trash: carts at the curb only from 6:00 p.m. the evening before collection to 6:00 p.m. on collection day, and otherwise kept out of front yards; bulk items only on the scheduled day (Rule 1; Section 4.1(e)). Collection days are in the daily-logistics section.
• Mailboxes: uniform, selected by the developer and maintained by the association; an owner pays for damage the owner or guests cause (Section 4.8; association FAQ).
• Satellite dishes: placement conditions apply to every dish, and a dish over one meter needs approval (Section 4.1(h)).
• Security cameras: since 2017 the association may put cameras on common property and owners may put them on their own lots under the design guidelines, but no camera may point directly at another home (Section 4.16).
• Noise and work hours: normal residential activity such as lawn care, power tools and tree work is exempt from sound limits from 7:00 a.m. to 10:00 p.m., any day (Rule 3), matching the gate’s 7:00 a.m. to 10:00 p.m. vendor hours.
• Roof stacks and burning: roof stacks screened from the front; no outdoor burning (Sections 4.1(d) and 4.1(f)).

Sources: recorded declaration; association Rules and Regulations (Rules 1 to 5 adopted April 25, 2018 and Rule 6 adopted August 30, 2018).

Irrigation and Water

• The system: the association runs the master irrigation system of wells, lake storage and a pump station under South Florida Water Management District permit 11-01910-W, as a common expense (Section 9.3, added in 2014). Each owner maintains the lot’s own irrigation zone (Section 4.4(d)).
• Hours: the Board’s Rule 4, following the county ordinance, bars irrigation “daily between the hours of 10:00 a.m. and 4:00 p.m.,” assigns even and odd addresses to alternate days and bars watering on Fridays; the association’s FAQ adds that the supply system itself “does not operate between the hours of 10am and 12 Midnight.”
• Volume: the permit caps gallons per month and per year, and “Residents are obligated to set their own irrigation water consumption rate” (Rule 5; association FAQ).
• Filters: each home has a fine mesh irrigation filter that owners should clean (association annual meeting minutes, 2023).
• Landscaping: owners keep lot landscaping “in good and living condition,” and any landscaping change needs approval (Section 4.4); replacing plants like for like without redesign is waived from Board review by a posted policy (association FAQ).

Transfers: No Association Approval of Buyers

A Marsala sale needs no association approval of the buyer. The declaration contains no right of first refusal and no transfer-approval article, and the association’s FAQ says it has no application process for new owners (association FAQ, rev. January 2025). The Clerk’s index shows the association recorded a handful of one-page purchaser-approval certificates in 2015 (for example OR 5116/3220); we read those as a past practice with no current basis in the recorded documents. What a Marsala sale does need is two estoppel certificates, the $3,000 resale capital assessment at closing, and, if the buyer wants the home’s Signature Membership, the club’s transfer application at least 30 days before closing.

Maintenance, Insurance and Rebuilding After a Storm

• Owner: everything within the owner’s exclusive control, to “community standards which shall be at the sole discretion of the Board”; after 15 days’ written notice the association may do the work and bill an individual assessment (Section 9.1, as amended in 2017).
• Association: all common properties, landscaping, utility facilities, roads, sidewalks, curbing, drainage facilities and paved surfaces, the gates and the irrigation supply (Sections 9.2 and 9.3).
• Equipment in drainage easements: air-conditioning and pool equipment that already sat inside association drainage easements in 2013 may stay; new equipment there needs a written encroachment agreement, and that subsection can be changed only by 75% of the voting interests (Section 2.5).
• Insurance: each owner insures the home and liability (by-laws Section 8.3); the association insures the common property.
• After a casualty: unlike Escada’s declaration, Marsala’s sets no deadline for repairing or rebuilding a damaged home; the Board’s maintenance standard in Section 9.1 and county permitting are what apply.

Golf, the Club, the Horn and the View

• Golf balls: a golf-ball easement runs over every lot and common property; owners assume the risk and indemnify the course owner (Section 16.10).
• Lightning horn: owners accept that the course’s lightning detection system, with “LOUD HORN BLASTS,” may be audible and is not a nuisance (Section XV).
• No view easement: the club may move “buildings, trees, bunkers, fairways, greens, and water bodies,” and no owner is guaranteed a view (Section 16.2).
• Club article (Section 17): the club facilities are privately owned and are not common property; the first buyer of each home had to take a Signature Membership at closing; a resale buyer “should” contact the club, and a Signature Membership passes without a new membership fee only if the buyer applies at least 30 days before closing and is approved; the club’s Membership Plan controls. The association’s FAQ adds that club membership “is not a requirement of owning a home in Marsala.” No dollar figure appears in the declaration or on this page.
• Gate: the association may provide gates at the entrance, “manned or unmanned,” and an access program is no warranty “as to the provision of or level of security” (Sections XI and 2.4).

Term and Amendment

The declaration runs with the land for an initial 30 years from its August 24, 2006 recording, to August 24, 2036, then extends automatically in 10-year periods; after the initial term, owners of two-thirds of the lots may terminate or modify it by recorded instrument (Section 16.8). Amendments now take a 51% affirmative vote of the members (Fifth Amendment, OR 5177, Page 3203, 2015), a lower bar than Escada’s, which needs two-thirds of the voting interests present at a meeting. Two consequences for a buyer: Marsala’s rules can change more easily than its neighbors’ in either direction, and the club article in Section 17 is not locked against amendment the way the master declaration’s club section is. The 2022 certificate also preserves the covenants under Section 712.05 of the Florida Statutes, so they do not lapse under the Marketable Record Title Act.

The Master Declaration Above Marsala

Tiburón’s master declaration, recorded August 6, 1999 (OR 2579, Page 364), sits above Marsala’s and binds every Marsala owner as a member of Tiburon Estates Homeowner’s Association, Inc. Marsala’s land was brought under it by a 2004 amendment to a supplement, which kept a 29.457-acre “Future Residential Tract at Touchstone” in Section 31 under the master declaration and released the rest (OR 3705, Page 3937). The master declaration’s 2022 amendment adds a one-time capital contribution at purchase (OR 6149, Page 45), and a 2011 amendment locks its club section against change without the club’s recorded consent (OR 4716, Page 943). When the master and Marsala documents both speak to a subject, read both.

What Is Not in the Recorded Documents

The Board’s rules, the design guidelines the committee applies, the architectural fee schedule, the lease application and the current budget are not recorded with the Clerk. The association posts most of them on its website. Request the current rules, design guidelines, fee and deposit schedule, budget, most recent financial statements and the last year of Board minutes before the end of any document-review period. When a rule and the recorded declaration disagree, the declaration governs.

Is Marsala at Tiburón a 55+ Community?

Marsala at Tiburón is not an age-restricted community. The recorded Marsala declaration and the fifteen amendments reviewed for this page contain no 55-and-over occupancy restriction, the association requires no approval of buyers, and every Marsala address is zoned to public schools, so buyers and residents of any age may live there.

Florida’s housing-for-older-persons exemption requires a community to publish and follow policies showing intent to operate as 55-and-over housing; nothing of that kind appears in the 2006 declaration, its amendments or the 2018 rules. Every one of the 56 Marsala addresses is zoned to Pelican Marsh Elementary, North Naples Middle and Aubrey Rogers High for the 2026-27 school year (Collier County Public Schools zoning tool, checked September 24, 2026). The middle school differs from the rest of Tiburón, which is zoned to Pine Ridge Middle.

Who actually lives at Marsala leans strongly full-time. Forty-two of the 56 homes carry a Florida homestead exemption (75.0%), the highest share of any Tiburón neighborhood, and 7 owners (12.5%) use a mailing address outside Florida: two in Pennsylvania, two in Kentucky and one each in New York, Indiana and Ontario (Collier County Property Appraiser roll, tax year 2026 preliminary). The homestead count has held between 39 and 43 on every roll since 2021 (same roll, 2021 to 2025 certified). Compare Escada, where 20 of 31 homes (64.5%) are homesteaded.

Can You Rent Out a Marsala at Tiburón Home?

Yes. A Marsala at Tiburón owner may lease the whole home for at least 30 consecutive days, no more than three times in any 12 months, with written notice 20 days ahead, Board approval within 15 days and a $100 application fee, under the 2017 amendment to Section 4.12 of the recorded declaration.

That makes Marsala a seasonal-rental neighborhood on paper, and a mostly owner-occupied one in practice: 75% of its homes are homesteaded. The 2006 declaration set the 30-day and three-a-year limits from the start; the 2017 Seventh Certificate of Amendment added the approval process (OR 5447, Page 3375).

The Leasing Rules in One Table

The association’s 2026 Application for Lease Approval carries “a Transfer/Administration Fee in the amount of $100,” which “helps to defray the costs of reference, and credit checks, directory updating and other administrative expenses,” and warns that the association may require a credit or criminal background check; the lease form attached to it is for “a term not to exceed twelve months” (association lease application, posted March 18, 2026). The association’s FAQ says a sublease must go through the same approval process; the recorded 2017 text bars subleasing by the tenant outright, and the recorded text governs.

How Marsala Compares With Other Tiburón Neighborhoods

A buyer who wants a single-family Tiburón home that can be rented by the month in season should look at Marsala, not Escada. A buyer who wants neighbors who are mostly owners will find that in Marsala too: the rules allow three winter tenancies a year, but three-quarters of the owners live here full time.

What a Marsala Landlord Should Plan For

The approval clock adds lead time: 20 days’ notice before occupancy with the signed lease, and up to 15 days for the Board’s decision, so a landlord should have the tenant chosen and the lease signed about three weeks before move-in. Every season’s lease, and every renewal, goes through the same process. The tenant must be screened, and an owner who is behind on assessments cannot lease at all. The gate is part of the plan: tenants need transponders or the myQ app through the association, and a tenant’s guests use the same kiosk and guest-pass system as an owner’s. And the three-leases-in-12-months limit counts leases, not months, so a landlord planning back-to-back seasonal tenancies should count them before signing the third.

Can You Sell a Marsala Home With a Tenant in It?

Yes. A lease does not stop a sale, and Marsala requires no approval of the buyer, but the buyer takes subject to the lease. Showings are by appointment with a licensed agent present, which has to be coordinated with the tenant’s rights under the lease. We recommend disclosing the lease, its end date and the tenant’s showing terms from the first day of marketing, and timing the closing to the end of a seasonal tenancy where possible.

Pet Rules at Marsala at Tiburón

Marsala at Tiburón’s recorded declaration sets no limit on the size, type or number of pets, and the association’s FAQ says so in those words. The Board’s 2018 rules require pets on the street and other common property to be leashed or carried, accompanied by the owner, with waste picked up.

The Pet Rules

• What the declaration says: nothing. It contains no pet or animal clause at all, and the association’s FAQ confirms: “The Declaration does not restrict the size, type or number of pets” (association FAQ, rev. January 2025).
• Where the rule applies: Rule 2 covers common property, which it describes as “the streets, sidewalks, cul-de-sac landscaped areas, front entrance and areas immediately behind the gate.”
• Leash: pets on common property must be leashed or carried, with the owner present.
• Waste: picked up at once and put in the owner’s own trash.
• Number and size: no cap.
• Tenants: no tenant pet ban in the recorded documents, unlike Castillo, where tenants and guests may not have pets.

Source: association Rules and Regulations, Rule 2, adopted April 25, 2018. Waste is the recurring issue: the association’s 2023 minutes record owner complaints about uncollected pet waste on common property. The Board may adopt further rules, and a lease may add its own pet terms; ask for both with the governing documents.

How That Compares

Marsala’s pet rule is among the most permissive in Tiburón. Castillo’s recorded 2024 rules allow owners two household pets, two caged birds and fish, and bar reptiles and tenant pets. Escada’s 2009 declaration allows dogs, cats and other common household pets with no number or size limit, but bars other animals and lets its Board order a nuisance pet removed. Marsala’s documents are silent on all of that, and regulate only leashing and waste on common ground.

Pets, the Lakes and the Golf Course

The lakes behind Marsala’s 38 water lots and the golf course behind every lot belong to Tiburon Golf Ventures, not to the association; the association’s reserve study records that “the golf course, bridges, and lakes are not the responsibility of Marsala.” Rule 2 governs common property, and the golf land is not common property, so walking a dog on the course or its lake banks is a question of the club’s rules and the owner’s permission, not the association’s. Southwest Florida’s stormwater lakes are wildlife habitat, and a pet owner on a lake lot should plan the back yard accordingly; a screen enclosure, which 37 of the 56 homes have, is the usual answer.

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 Marsala documents should be read as overriding that law. A buyer or tenant who needs an assistance animal should raise it with the association through its accommodation process.

Building, Remodeling and Architectural Review at Marsala at Tiburón

At Marsala at Tiburón, every new structure, exterior alteration, color change, landscaping change and piece of site work needs prior written approval under Section XII of the recorded declaration; the association’s design committee reviews and recommends and the Board decides, and WCI’s 2006 Developer Guidelines still set minimums such as 2,800 air-conditioned square feet.

Marsala is built out, so architectural review here is mostly about remodels, additions, pools, screen enclosures, generators, shutters, roofs and landscaping. The design control is recorded, the standards are written, and Florida’s flood rules add a second review for large projects, because most Marsala home sites are mapped in a shallow-flooding zone.

How Architectural Review Works

• Scope: no site work, construction, exterior alteration, landscaping or exterior color change without prior written approval (Sections 4.1(c) and XII).
• Who decides: a Design Review Committee appointed by the association; in practice the Architectural, Landscape and Design Review Committee reviews each application and recommends, and the Board decides (association architectural applications, 2025 and 2026).
• Plans: by a licensed architect or approved designer; review fees are allowed (Sections 12.1 to 12.3).
• Appeals: the Board “may but shall not be required to” adopt an appeal policy (Section 12.4, 2017).
• Variances: only by the Board, in writing, under adopted rules, and never contrary to the body of the declaration (Section 12.5, 2017).
• Like-for-like planting: replacing plants like for like without redesign is waived from Board review (association FAQ).

The design guidelines the committee applies are attached to the association’s architectural application, not recorded. Ask for the current application, guidelines and fee and deposit schedule before you design anything, and before you make an offer on a home you plan to change.

The Design Standards Behind the Streetscape

WCI’s Developer Guidelines, version 2, dated February 2, 2006, are still attached to the association’s 2025 architectural application, and they set the numbers that shaped the homes standing today:

• Minimum size: 2,800 square feet of air-conditioned enclosed living area, excluding porches, atriums, screened patios, courtyards and garages.
• Height: 35 feet maximum, from the first habitable finished floor to the uppermost finished ceiling.
• One home per lot: a guesthouse only if designed and approved as one; no lot subdivision without design-review and government approval.
• Walls and fences: no more than 6 feet; no screened enclosures in front yards.
• Solar: allowed, in a location the committee approves.
• Roofs: concrete or clay barrel tile only, minimum 6:12 pitch, no asphalt, shingle or flat roofs (declaration Section 4.9). The guidelines state a 4:12 minimum; the recorded 6:12 governs where they conflict, on our reading.
• Driveways: approved materials only; “Plain or stamped concrete, asphalt or loose gravel are not acceptable”; at least 7.5 feet from the side lot line (Section 4.11; the guidelines say 5 feet, and the recorded figure governs).
• Colors and screens: natural or neutral earth tones; color changes and screen-enclosure colors approved (Section 4.10).
• Pools, spas, enclosures, fences and gates: per the design guidelines (Section 4.3).
• Trees: a native vegetation survey of trees 6 inches in diameter and larger for new construction (Section 4.5).
• Construction sites: screened and tidy; an owner is liable for damage to common areas as a special assessment (Section 4.13).

Setbacks: Water Lots and Non-Water Lots

The guidelines set setbacks by lot type, and that is where the water-lot classification comes from:

Source: Developer Guidelines v.2, February 2, 2006, attached to the association’s 2025 architectural application. A water-lot owner planning a larger pool deck or a rear addition has less room to work with than the lot size suggests. The zoning is the Pelican Marsh PUD (PUD-93-01(5), last amended by Ordinance 16-25 in 2016), per Collier County’s zoning layer, and the lot’s own survey shows any easements.

Shutters, Impact Glass and Generators

• Impact glass: “strongly” encouraged by the guidelines.
• Permanent shutters: roll-up or accordion shutters only if concealed or approved, and accordion shutters on the rear and side elevations.
• Temporary shutters: up only after a Hurricane Watch is issued, and down within three days after the Warning is lifted.
• Generators and tanks: any exterior equipment, including a standby generator or a fuel tank, needs prior approval under the rule that no structure or improvement goes up without it (Section 4.1(c)). About ten Marsala homes pulled standby-generator permits between January 2024 and July 2026 (Collier County monthly building permit reports).
• Equipment placement: new air-conditioning or pool equipment inside an association drainage easement needs a written encroachment agreement (Section 2.5).

What Owners Have Been Building

The county’s permit reports show an active remodeling neighborhood. From January 2024 to July 2026 the county issued or received 71 permits at 30 of the 56 Marsala homes: 30 for air conditioning, generator gas and electrical work at about ten homes, window, door and shutter work at five, two screen-enclosure permits, one solar permit, and four large remodels or additions with declared values from $173,495 to $500,000 (Collier County monthly building permit reports, January 2024 to July 2026). There were no roof permits at all in that period, consistent with roofs from the 2011 to 2015 build that have not yet reached replacement age, and no new-home permit, consistent with a fully built neighborhood.

Remodels and the Flood Rules

A large remodel at Marsala can trigger Collier County’s substantial-improvement review, which is the real difference from Escada. The county’s 50% rule, which requires a structure to be brought up to current flood standards when an improvement or repair costs 50% or more of its value, applies within flood zones VE, AE, AH and A (Collier County 2026 Flood Protection Newsletter). On FEMA’s effective maps, 47 of the 56 Marsala home footprints sit wholly or almost wholly in Zone AH, the shallow-ponding zone (FEMA National Flood Hazard Layer, read September 25, 2026). FEMA removed 47 of the 56 lots from the high-risk area by three Letters of Map Amendment in 2013, but two of those letters state that “any future construction or substantial improvement on the property remains subject to Federal, State/Commonwealth, and local regulations for floodplain management” (LOMA 13-04-5566A; LOMA 13-04-6908A). Six homes, on Lots 2, 3, 17, 20, 23 and 36, have mapped AH under the footprint and no amendment at all.

The saving grace is height. The 23 elevation certificates the county holds for Marsala homes show surveyed floors of 14.91 to 17.7 feet (NAVD88), 4.4 to 7.7 feet above the base flood elevation of 10.0 to 10.5 feet (Collier County elevation certificate files, read September 25, 2026), so a home that must meet current elevation standards may already do so. How the county’s floodplain staff treat a specific project is their determination, made at permit review. Before you price a major renovation, get the home’s elevation certificate and an early read from your architect on whether the project will cross the 50% line. The flood section of this page carries the home-by-home detail.

Why Florida’s Condominium Safety Laws Do Not Apply to Marsala

Florida’s milestone-inspection law applies to buildings of three habitable stories or more in condominium or cooperative ownership (Section 553.899, Florida Statutes), and the structural integrity reserve study law applies to residential condominium associations (Section 718.112). Marsala is neither: its homes are detached houses on platted lots, and its association was incorporated “under Chapters 617 and 720,” the homeowners’ association statutes. No milestone inspection, no structural integrity reserve study and no statutory condominium reserve schedule applies to a Marsala home. That is a real difference from Tiburón’s condominiums: Castillo at Tiburón’s three-storey buildings fall within both laws’ height threshold, and Ventanas at Tiburón is a midrise condominium. At Marsala the structural question is the owner’s own house, answered by the owner’s own inspection, permit history and insurance, and the association’s reserves cover only its gate, street, lights, mailboxes, irrigation and common landscaping.

What to Ask For Before You Buy to Renovate

• The current architectural application, design guidelines, fee and deposit schedule, and any Board rules.
• The committee’s meeting schedule and typical review time, so the design timeline fits the contract.
• The lot’s survey, with the setbacks for a water or non-water lot and any easements shown.
• The home’s permit history and any open permits, from Collier County.
• The home’s elevation certificate if one exists (23 of the 56 are in the county’s public records), and the Letter of Map Amendment that names the lot, by case number: 13-04-3370A, 13-04-5566A or 13-04-6908A.
• For a large project, an early read on the county’s 50% substantial-improvement review.

Hurricanes, Flood Zone and Insurance at Marsala at Tiburón

Marsala at Tiburón’s 56 homes sit on three FEMA flood map panels, and 49 of the 56 address points read Zone AH, FEMA’s shallow-ponding zone, on the effective maps. FEMA amended the map for 47 lots by three 2013 letters, and surveyed floors sit 4.4 to 7.7 feet above base flood elevation. Check each home by lot.

That is the home-by-home answer no other Marsala source gives, measured on September 24 and 25, 2026 from Collier County’s own address points, building footprints and parcels against FEMA’s National Flood Hazard Layer, and checked against every FEMA letter and county elevation certificate on file for the neighborhood. It also corrects two things you may read elsewhere: Marsala is not “effectively all in the flood zone” (seven address points and four house footprints are outside FEMA’s high-risk zone altogether), and FEMA did not issue one Marsala map amendment covering sixteen homes. It issued three, covering 47 of the 56 lots.

Marsala Is Still Mostly on the 2012 Map

Marsala is the only Tiburón neighborhood whose flood map is still mostly the 2012 edition. Of the 56 home address points, 42 sit on FIRM panel 12021C0401H, effective May 16, 2012, which FEMA did not revise in 2024; 7 sit on 12021C0194J and 7 on 12021C0382J, both effective February 8, 2024 (FEMA National Flood Hazard Layer, panel layer, read September 24, 2026). A fourth 2012 panel, 12021C0213H, carries no address point but covers part of the house footprints on lots 4 and 5. All four panels are 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), and for the 42 Marsala homes on panel 0401H that revision left the 2012 map in force. Two Marsala homes on the same street can therefore be rated on maps twelve years apart, which is why the panel belongs on every quote.

Flood Zone, Home by Home

Method: point-in-polygon at each of the 56 Collier County single-family address points (county Site Address Points), and area intersection of each Property Appraiser 2025 building footprint (county Building Footprints) with FEMA’s high-risk polygons, measured September 24 and 25, 2026. Every high-risk polygon that touches a Marsala home is Zone AH; no Zone AE, VE or floodway touches any Marsala footprint. “Surveyed floor” is the top of bottom floor on the elevation certificate Collier County holds for that home (Collier County Elevation Certificates layer), with the zone and base flood elevation the surveyor entered for the 2012 map. Ground is USGS 3DEP one-metre lidar, acquired September 2018, at the address point (USGS Elevation Point Query Service): a bare-earth reading beside the house, not a floor. All elevations are feet NAVD88.

Full panel numbers: 0401H is 12021C0401H (May 16, 2012); 0194J is 12021C0194J and 0382J is 12021C0382J (both February 8, 2024).

In summary: 49 of 56 address points read Zone AH on the effective maps. Seven read Zone X: lots 1, 5, 6, 7 and 8 at minimal hazard, and lots 2 and 9 in the 0.2% annual-chance band. By footprint, 46 houses sit wholly in Zone AH and a 47th (lot 50) at 99.8%; five are partly in it (lot 2 at 26.8%, lot 5 at 9.2%, lot 9 at 13.8%, lot 51 at 70.0% and lot 52 at 81.8%); and four house footprints, on lots 1, 6, 7 and 8, have no mapped high-risk zone under them at all. The base flood elevation lines drawn around the plat read 10.0 feet at the north and west ends (lots 1 to 16 and 37 to 56) and 10.5 feet around the southeast loop (lots 18 to 36). The county’s own 2024 flood-zone layer (Collier FEMA24_FloodZones) returns the same answer at lots 1, 15, 27, 40 and 53, the five we cross-checked.

What Zone AH Means Here

Zone AH is FEMA’s shallow-flooding zone, the ponding kind. All three Marsala letters name the flooding source as “PONDING/OVERLAND FLOW,” not the Gulf and not a river. The difference from Escada at Tiburón matters: at Escada the mapped zone is the lakes and preserve the homes look across, while at Marsala the AH polygon is drawn across the home sites themselves. The 61 Marsala county parcels total about 29.4 acres, and about 26.1 acres, or 89%, sit in Zone AH on the effective maps (our measurement from the county parcel layer against FEMA’s layer, September 24, 2026). The lakes Marsala fronts are not in that figure; they belong to the golf course, outside the plat. Our reading, with high confidence: the 2012 map drew a ponding area over ground that was later filled and graded for homes, which is exactly what the 2013 letters and the surveyed floors show.

The Three Marsala Letters of Map Amendment

FEMA has issued three Letters of Map Amendment at Marsala, all in 2013 and all against the four 2012 panels, and we read each one in full (FEMA Map Service Center, LOMA 13-04-3370A; LOMA 13-04-5566A; LOMA 13-04-6908A):

All three state that “the Federal mandatory flood insurance requirement does not apply. However, the lender has the option to continue the flood insurance requirement to protect its financial risk on the loan.” The two structure letters add that any “future construction or substantial improvement on the property remains subject to Federal, State/Commonwealth, and local regulations for floodplain management.” FEMA’s map-change layer shows no Letter of Map Revision anywhere over Marsala. The pattern of dates and the lot-versus-structure split reads as a developer-led program: the April letter removed filled lots on lot elevations, and the two summer letters removed finished homes on surveyed ground beside the house.

The Nine Lots With No Letter, and the Six That Matter

No FEMA letter names lots 2, 3, 6, 7, 8, 17, 20, 23 or 36 (FEMA map-change layer, checked September 24, 2026). Three of those need none: the footprints on lots 6, 7 and 8 sit entirely outside the mapped zone. Six homes have mapped Zone AH under their footprint and no letter: lots 2, 3, 17, 20, 23 and 36 (14516, 14512, 14430, 14418, 14406 and 14435 Marsala Way). For a home with a federally backed or regulated mortgage, a structure in the high-risk zone ordinarily carries a mandatory flood insurance requirement, so a buyer financing one of those six should expect the lender to require a flood policy. Three were built before the 2013 program (lots 3, 20 and 23, dated 2007 and 2008 on the county roll), and lot 36 was finished in 2020, years after it. Two of the six hold certificates showing floors of 15.0 feet (lot 17) and 15.3 feet (lot 36), well above the 10.5-foot base flood elevation on those certificates, which is the evidence an owner would take to FEMA for a letter of their own.

Letters on the Panels FEMA Revised in 2024

For the 33 lettered lots on panel 0401H, the 2013 letters amend a panel that is still in effect. Twelve lettered lots now sit on the panels FEMA revised in 2024: lots 1, 4 and 47 to 56. The 2024 panels still draw Zone AH over those home sites. FEMA’s practice when a panel is revised is to review every earlier letter and list the ones it carries forward in a revalidation letter; the rest are superseded or must be re-determined (FEMA, Letters of Map Change Revalidation fact sheet). We did not locate FEMA’s revalidation letter for Collier County’s February 8, 2024 map, and FEMA’s layer lists all three Marsala letters as “Not incorporated.” So for those twelve homes the status of the 2013 letter is unknown, not assumed. Why it matters: a buyer of any home on lots 1, 4 or 47 to 56 should ask the lender’s flood determination company to confirm the letter was revalidated before relying on it to waive flood insurance.

Surveyed Floors Against the Base Flood Elevation

Collier County holds 23 elevation certificates for 23 Marsala homes; none is online for the other 33. The certificates carry owners’ names, so we summarize the flood fields above rather than reproduce them. Their surveyed floors run 14.91 to 17.7 feet NAVD88, a median of about 15.4, against base flood elevations of 10.0 to 10.5 feet: 4.4 to 7.7 feet of freeboard (our arithmetic from the certificates). Lidar ground at all 56 address points reads 14.63 to 16.90 feet, and the certificates’ surveyed ground beside the houses reads 13.8 to 15.8 feet. That height above the mapped flood is why FEMA granted the letters, and it is the fact that most drives the price of a flood policy on a Marsala home.

Three certificate details a buyer should read correctly. Seven certificates rate the home Zone X on the 2012 map (lots 7, 18, 19, 21, 46, 51 and 56): six of those lots had already been removed by letter 13-04-3370A, and lot 7 was never in the zone. Three certificates (lots 24, 32 and 37) have “AE” entered where FEMA’s map shows AH, which is how the surveyor filled the form, not a different map. And three certificates record a second floor, on lots 26, 32 and 50, consistent with two-storey homes. For any home without a certificate online, ask the seller for one before accepting a flood quote.

FEMA’s Preliminary Map Would Put Every Marsala Home in Zone X

FEMA issued preliminary flood maps for Collier County on March 20, 2025, and on those maps all 56 Marsala address points are Zone X, area of minimal flood hazard (FEMA Preliminary NFHL, read September 24, 2026). Only three house footprints are touched by the preliminary high-risk zone, as slivers: lot 4 at 6.1%, lot 53 at 8.9% and lot 54 at 0.3%. The high-risk share of the plat falls from about 89% to about 5%. The preliminary base flood elevation lines nearby read 11 to 13 feet, higher than today’s, and Marsala’s surveyed floors still clear them by about two feet or more.

The map is not in effect. Collier County’s release of August 19, 2026 announced a “90-Day Appeal Period for Filing Appeals and Comments Begins August 19, 2026,” with a “Target Date- Summer 2027” for the new map to take effect, “Date subject to change, pending completion of appeal review process” (Collier County news release). Preliminary maps cannot be used to rate insurance. Until FEMA issues its final determination, the 2012 and 2024 panels govern, and most Marsala homes sit in mapped Zone AH.

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 page, read on September 24, 2026, says “the CRS discount is applied to the full-risk premium for all NFIP policies in the Regular Program in a participating community, including policies outside of the Special Flood Hazard Area (SFHA)” (FEMA, Community Rating System). An NFIP policy on a Marsala home earns the same 25% whether the house is in Zone AH or on one of the four Zone X footprints, unless FEMA excludes the structure for being out of compliance with the county’s floodplain rules.

The 50 Percent Rule Is Live in Marsala

Collier County applies the substantial-improvement rule, the 50 percent rule, “within flood zone VE, AE, AH or A” (2026 newsletter). Unlike Escada, where 30 of 31 footprints are clear of the mapped zone, most Marsala footprints sit in Zone AH, so a remodel or repair costing 50% or more of a building’s market value can trigger the county’s floodplain compliance review. A letter that removed the structure takes it out of the zone for insurance, but the two 2013 structure letters themselves say that substantial improvement “remains subject to … local regulations for floodplain management.” How the county’s floodplain staff treat a lettered house on a large remodel is their determination, not ours. This is not theoretical here: three Marsala homes on mapped AH footprints took remodel permits declared at $300,000 to $500,000 in 2025 and 2026, including one of the six homes with no letter (permits section below). Price a renovation with that review in the budget and the timeline.

Which Storms Each Marsala Home Has Stood Through

Marsala is Tiburón’s newest single-family stock. By the Collier County Property Appraiser roll (tax year 2026 preliminary, year built), 2 homes date from 2007, 2 from 2008, 1 each from 2009 and 2010, 7 from 2011, 9 from 2012, 19 from 2013, 10 from 2014, 3 from 2015, and 1 each from 2018 and 2020: 45 of the 56 were built in 2011 to 2014. The county’s aerial footprint layers (Building Footprints 2000 to 2025) show the same build-out, with 49 homes visible in the 2014 imagery and the last, on lot 36, first appearing in the 2021 layer, matching its 2019 permit and April 2020 certificate.

Every Marsala home was built in 2007 or later, under the statewide Florida Building Code rather than the pre-2002 local codes. The original permit numbers on the 23 county certificates date from 2012 to 2014, with one from 2019, which places most of those homes under the 2010 edition of the Code (effective March 15, 2012) and later ones under the 2014 and 2017 editions (our reading of the permit dates). The code that applies to a specific house is set by its original permit date.

Surge, Evacuation Zone and Wind Design

Collier County’s GIS layers place Marsala in Hurricane Evacuation Zone D, one zone further inland than Escada’s Zone C, outside the Coastal High Hazard Area and landward of the Coastal Construction Line, checked at lots 1, 15, 27, 40 and 53 on September 24, 2026 (Collier County ArcGIS services). Marsala’s centre is about 3.3 miles east of US 41 and about 4.7 miles from the Gulf shoreline at Vanderbilt Beach (our measurement from coordinates), the most inland of Tiburón’s neighborhoods. The National Weather Service recorded Irma’s 2017 surge in Naples as “3-4 feet of inundation at the [Gulf] and Naples Bay waterfronts and extending less than a half-mile inland,” and bounded Ian’s 2022 surge flooding in Collier at “most areas south and west of US 41/Tamiami Trail.” Neither reached Marsala. Marsala’s storm exposure is wind and rain, and its mapped flood hazard is rainfall ponding, not surge.

The county’s Florida Building Code wind layers return a Risk Category II design wind speed of 162 mph at all five test points, the category that applies to a house. Those layers were digitized from an earlier code edition, so the design wind speed for new work is set by the Florida Building Code map in force when a home is permitted.

Marsala-Specific Storm Damage

No Marsala-specific Irma or Ian damage record was found in the public documents reviewed: no court case naming Marsala at Tiburon or Marsala Way, no news report of damage on the street, and no permit in the January 2024 to July 2026 county reports labelled as storm repair. The Irma-era (late 2017 to 2019) and Ian-era (late 2022 to 2023) permit months were not part of that review. The association’s own records note two storm-related equipment losses: its gate operators and access system were replaced around 2017 after a lightning strike (2024 reserve study), and the visitor kiosk in use before November 2024 was “rendered inoperable after the hurricane” (annual meeting minutes, November 26, 2024). Around Marsala, Tiburón Golf Club reopened its Black course, the course that wraps every Marsala lot, on November 1, 2017 after Irma, six weeks after the Gold course reopened on September 19, 2017.

Insuring a Marsala Home: Citizens Is Out of Reach

Citizens Property Insurance cannot write most Marsala homes. Under Section 627.351(6)(a)3., Florida Statutes, a residential structure with “a dwelling replacement cost of $700,000 or more” is not eligible for Citizens (Section 627.351), and the Florida Senate’s February 11, 2026 analysis of CS/SB 1028 confirms that the higher cap of up to $1 million applies only in Miami-Dade and Monroe counties (Senate bill analysis). Collier is at $700,000. Marsala’s five closings in the twelve months to September 18, 2026 ran $2.8 million to $4.0 million (Southwest Florida MLS Matrix), and WCI’s own 2013 plans ran 3,407 to 4,412 air-conditioned square feet with three-car garages; replacement cost at that size will almost always exceed the cap. Expect a Marsala home to be written in the voluntary or surplus-lines market, and Citizens’ own phased flood-purchase requirement to be largely moot here for the same reason.

Marsala’s By-laws (Section 8.3) place the insurance of each home and each owner’s liability on the owner; the association insures only what it owns, the private street, gate, entry and small tracts. Unlike Escada’s, Marsala’s recorded declaration contains no deadline to begin or finish rebuilding after a casualty (we searched all 51 recorded pages of OR 4094/1788), though the association can still enforce its maintenance standard on a damaged home after 15 days’ written notice (Section 9.1 as amended in 2017).

The Hurricane Deductible on a High-Value Home

Section 627.701(3)(a), Florida Statutes, requires insurers to offer hurricane deductibles of $500, 2%, 5% and 10% of the dwelling limit, but a policy with $250,000 or more of coverage need not offer the $500 option, and one with $3 million or more may omit the 2% option (Section 627.701). The hurricane deductible applies once per calendar year across hurricane claims. On a Marsala dwelling limit of $1.5 million to $3 million, a 2% deductible is $30,000 to $60,000 and a 5% deductible is $75,000 to $150,000 (our arithmetic). That percentage is the single number a Marsala buyer most needs to see on a quote. High-value carriers commonly write open-perils forms with extended or guaranteed replacement cost, so compare the form and the replacement-cost terms, not only the premium. We publish no premium or carrier figure.

Flood Insurance, Lot by Lot

Being lettered out of the zone, or sitting in Zone X, usually makes flood cover cheaper, not unnecessary: the mapped hazard at Marsala is rainfall ponding, which does not respect lot lines. The National Flood Insurance Program caps a residential building at $250,000 and contents at $100,000: “You can insure your client’s residential building for up to $250,000” and “belongings can be insured at up to $100,000” (FEMA NFIP agents site). A Marsala home’s replacement cost is several times that building cap, so an owner who wants full flood cover buys an NFIP policy plus excess flood, or a private flood policy written to the dwelling limit. In practice, the lender’s answer falls into three groups:

• Lots 2, 3, 17, 20, 23 and 36: mapped Zone AH under the footprint and no FEMA letter. Expect a federally backed lender to require flood insurance.
• The 47 lettered lots: no federal mandatory purchase requirement where the letter still governs, though “the lender has the option to continue” it. On lots 1, 4 and 47 to 56, confirm the letter survived the 2024 revision first.
• Lots 6, 7 and 8: footprints outside the mapped zone, no federal requirement.

Ask the seller for the letter by its FEMA case number (13-04-3370A, 13-04-5566A or 13-04-6908A) and the elevation certificate, and give both to your insurance agent and lender before you accept a determination.

Roofs, Wind Mitigation and Shutters

Marsala’s recorded declaration requires every roof to be concrete or clay barrel tile at a minimum 6:12 pitch, with no asphalt, shingle or flat roofs (Section 4.9, OR 4094/1788). County permits show no roof or reroof permit at any Marsala address from January 2024 to July 2026, so with 45 homes built in 2011 to 2014, most Marsala roofs are the original tile roofs, about 11 to 15 years old in 2026 (our reading of the roll and the permits). A roof’s age and covering are what an underwriter asks first; for any home, ask for the roof’s permit date. Wind-mitigation credits under Section 627.0629 are rated home by home on the state’s inspection form: roof covering and deck attachment, roof-to-wall connection, roof shape and opening protection. Five Marsala homes pulled window, door or shutter permits from January 2024 to July 2026 (permits section below).

Opening protection is also governed by Marsala’s own design rules. The Developer Guidelines attached to the association’s 2025 architectural application “strongly” encourage impact glass, allow permanent roll-up or accordion shutters only if concealed or approved, put accordion shutters on the rear and side elevations, and allow temporary shutters only after a Hurricane Watch, to come down within three days after the Warning is lifted. A buyer who plans to add shutters or change windows needs architectural approval first.

My Safe Florida Home grants under Section 215.5586 require a homestead, an insured dwelling value of $700,000 or less and an original construction permit applied for before January 1, 2008, among other conditions (Section 215.5586), so Marsala homes will generally not qualify for a grant; a homesteaded owner (75.0% of Marsala homes carry a homestead exemption on the 2026 preliminary roll) may still qualify for the program’s inspection.

Which Schools Serve Marsala at Tiburón?

Every Marsala at Tiburón address, all 56 homes on Marsala Way, is zoned to Pelican Marsh Elementary, North Naples Middle and Aubrey Rogers High for the 2026-27 school year, per the Collier County Public Schools zoning tool checked September 24, 2026. The middle school differs from the rest of Tiburón.

Drive figures are free-flow OSRM routing from just inside the Livingston Road entrance, run September 25, 2026; school-run traffic adds materially.

How We Checked

We queried all 56 Marsala Way addresses through the District’s zoning service (Collier County Public Schools zoning tool) on September 24, 2026. The District holds one record for each of the county’s 56 single-family address points, and every one returned the same three schools for 2026-27 with no rezoning flagged. The same query for 2025-26 returned the same three schools. The District had not yet published 2027-28 assignments on September 24, 2026; school zones are set annually, so confirm the specific address with the District before relying on it.

Marsala Is Tiburón’s Exception on the Middle School

Every other Tiburón street is zoned to Pine Ridge Middle School: 269 of 269 addresses on Tiburón’s seven other streets returned Pine Ridge Middle in the District’s tool in September 2026, including all 31 Escada addresses. Marsala feeds North Naples Middle instead. The split follows geography: Marsala is the only Tiburón neighborhood east of Livingston Road, and the Pine Ridge and North Naples middle-school boundary runs between it and the rest of Tiburón. For a family choosing between Escada at Tiburón and Marsala, the elementary and high schools are the same; the middle school is not.

A Stale Answer in Listing Records

At least one Marsala listing record in the Southwest Florida MLS names Vineyards Elementary, North Naples Middle and Barron Collier High. The District’s tool assigns Pelican Marsh Elementary and Aubrey Rogers High to every Marsala address; only the middle school in that listing matches. Barron Collier High is geographically closer to Tiburón than Aubrey Rogers, which is why the old answer keeps circulating. Rely on the District’s own tool, dated, not on a listing field.

How the Zoned Schools Are Graded

North Naples Middle School posted the highest grade of any middle school in Collier County for 2025-26, an A at 85% of available points, in the Florida Department of Education’s July 2026 school grades release. Pelican Marsh Elementary earned an A at 79% and Aubrey Rogers High an A at 75%, the top score among the county’s traditional zoned high schools. Under FDOE’s 2026 scale an A is 65% of points or more (Florida Department of Education). The per-school percentages come from a newspaper database built on that release, because FDOE’s own workbook blocked automated download; confirm them against the FDOE file before relying on a single point.

Choosing a Different Collier School

Collier runs controlled open enrollment under School Board Policy 5120 (Collier County Public Schools). A family may apply for another school, but placement depends on that school having capacity, a new application is needed at every level change, and the District states that “no expectations should be made for acceptance into feeder pattern schools.” The zoned schools above are the ones a Marsala address is assigned.

County Permits and Recorded Work at Marsala at Tiburón

Collier County’s permit reports list 71 distinct permits at Marsala at Tiburón addresses from January 2024 to July 2026, touching 30 of the 56 homes. Air conditioning leads, about ten homes added standby generators, four homes took remodel permits declared at $173,495 to $500,000, and not one roof permit was pulled.

Source: Collier County Growth Management, Monthly Building Permit Reports, issued and applied, all monthly files from January 2024 to July 2026 (Collier County monthly permit reports), filtered by every Marsala Way address and the plat’s folio numbers, de-duplicated by permit number, with seven false hits removed (an owner surnamed Marsala on two other streets). We publish the pattern, not an address-by-address list, except where a single permit changes what a buyer should ask.

Permits by Type

What the Pattern Shows

• No roof permits in 31 months. That fits a 2011 to 2015 build of tile roofs that have not reached replacement age, and it shows no storm-driven reroofing wave in the window. It also means the roof on almost any Marsala home is its original roof; ask for the date.
• Air conditioning is the busiest line: 30 mechanical permits, several homes more than once, which is what a housing stock at 11 to 15 years of age looks like.
• Standby generators at about ten homes, through paired gas and electrical permits from February 2024 to April 2026, with electrical declared values of $17,000 to $25,000 on the generator installs. That is roughly one Marsala home in six adding whole-house backup power in two and a half years.
• Opening protection at five homes: impact glass, windows, doors and garage doors, declared $2,500 to $38,728.
• Screen enclosures: two aluminum-structure permits, one of 1,290 square feet. Caged pools are the Marsala norm (37 of 56 homes carry a screen enclosure on the county roll).
• One building permit was denied (an owner application in November 2025), and a separate $25,000 building permit was issued at the same home in July 2026.
• No new single-family construction permit at any Marsala address in the window, consistent with a neighborhood with no vacant homesite left.

The Four Large Remodels

Four Marsala homes took alteration or remodel permits in 2025 and 2026, and three of them sit on footprints mapped wholly in Zone AH, which is where the 50 percent rule applies:

The permit at 14512 Marsala Way is the clearest case in Marsala where the county’s substantial-improvement review is likely to be engaged: a home mapped in Zone AH, with no letter removing it, under a $300,000 alteration with inspections under way at the July 2026 report. The 14468 permit’s 5,630 square feet matches, to the foot, the total area WCI published for its Cortez plan in February 2014; whether that home was built to the Cortez is a question for its original permit, which we have not read. Remodels at this scale are also where Marsala’s gate hours and architectural rules bite: see Daily Logistics below.

Original Construction Permits and Who Built the Homes

The county’s elevation-certificate files carry original building permit numbers for 18 of the 23 certified homes: nine applied for in 2012, seven in 2013, one in 2014 and one, at 14435 Marsala Way, in 2019. They also name the building owner at completion, the closest thing in the public record to a builder of record for each home. WCI Communities, LLC is named on 13 of the 23 certificates, all dated 2012 to 2014; a different company is named on three (lots 24, 32 and 34), and the rest name private owners. That fits the deed chains, which show WCI building about 29 Marsala homes in 2011 to 2014 after its 2009 restructuring, while the remaining homes were custom-built by other builders or owners (Collier County Property Appraiser sales file). For any specific home, the original permit in the county’s files names its contractor.

What the Permit Review Does Not Cover

Collier’s monthly permit spreadsheets before January 2024, and for August 2026 onward, could not be read in this review, so the original construction permits for most homes and any Irma-era or Ian-era repair permits are not in it. For a specific home, the full permit history, including any open or expired permit, is the first thing to pull during inspection.

Recorded Work on the Common Areas

Marsala’s common areas have their own recorded paper trail at the Collier Clerk. WCI Communities, LLC quit-claimed the road tract and the four small tracts to the association on September 10, 2013 (OR 4964/260). The association recorded a Notice of Commencement on May 9, 2014 for a “low voltage security camera system with visitor kiosk” on the road tract at the entrance (OR 5035/3454), and another in March 2015 for sign work there (OR 5130/3995). Tiburon Golf Ventures granted the association an access and irrigation easement in 2011 for its wells, pumps and pump station beside the entrance (OR 4698/3382), and the association has maintained a strip of the Livingston Road right-of-way landscaping under a 2011 agreement with Collier County (OR 4707/2568). No special assessment appears in the Clerk index or in the minutes we read; the estoppel certificate discloses any that is pending.

What Is Being Built Near Marsala at Tiburón?

Nothing new inside Marsala at Tiburón, where all 56 homesites are built, but a 150-unit rental community, Mattson at Vanderbilt, is under construction about 250 feet from the nearest Marsala parcel, on the north side of Vanderbilt Beach Road. Collier County approved it in October 2024. The county’s Vanderbilt Beach Road widening also touches Marsala’s drive west.

Mattson at Vanderbilt

Collier County’s Board of County Commissioners approved Mattson at Vanderbilt in October 2024: up to 150 multifamily rental units on about 5.88 acres on the north side of Vanderbilt Beach Road, “approximately 25.5 dwelling units per acre,” with a share of the units rent- and income-restricted (30% as first proposed, an amendment raising it to 48%), approved “with four commissioners in favor” (Collier Clerk, November 1, 2024). Public comment at the hearing raised traffic, stormwater and a reduction of open space “from 60% to only 40%.” The county’s planning layer shows its site development plan (PL20230007212) as “Under Construction,” with the site about 250 feet (77 metres) from the nearest Marsala parcel, measured September 24, 2026. We did not find the approved building height; the site plans under that number hold it. For a Marsala buyer, the practical questions are construction traffic on Vanderbilt Beach Road through 2026 and 2027 and, for the lots nearest the south edge of the golf land, what will be visible once it is built.

Zoning Around Marsala

Marsala is zoned PUD, part of the Pelican Marsh Planned Unit Development (petition PUD-93-01(5), latest amendment Ordinance 16-25, adopted September 13, 2016), even though it lies east of Livingston Road, with a Future Land Use designation of Urban Residential Subdistrict, in Commissioner District 2 and the North Collier Fire district (Collier County zoning, PUD, future land use and district layers, checked at lots 1, 15, 27, 40 and 53 on September 24, 2026). No zoning overlay applies. The plat lies in Section 31, Township 48 South, Range 26 East, in unincorporated Collier County, not the City of Naples, whatever a web directory may say. Marsala’s declaration also subjects every lot to the Pelican Marsh DRI Development Order 95-1 (Section X), and the Pelican Marsh Community Development District’s engineer noted in 2017 that “the DRI extends to the Marsala property on the other side” of Livingston Road. The District’s taxing boundary does not: that is covered in the fees section.

Planning Items Within About Three-Quarters of a Mile

Collier County’s planning-project layer returned these records within about 0.75 mile of the Marsala plat on September 24, 2026, by distance from the nearest Marsala parcel:

Distances are converted from metres and rounded. The layer’s currency is not stated by the county. Apart from Mattson at Vanderbilt, every item within about three-quarters of a mile is complete or closed.

Road Work on the Way West

Marsala’s trips to Mercato, Waterside Shops and the beach run south on Livingston Road and west on Vanderbilt Beach Road, so the county’s Vanderbilt Beach Road widening, from just east of US 41 to east of Goodlette-Frank Road, sits on Marsala’s daily drive. The contractor received its notice to proceed in early June 2026, and the county budgets the work at about $28.4 million over about two years (Collier County news release, July 6, 2026). The county warns that in spring 2027, when a box culvert goes under the road, “traffic will need to be reduced to one lane eastbound and one lane westbound for approximately two months, between Strada Place and Goodlette-Frank Road.” Strada Place is Mercato’s main street, so that two-month pinch falls on the exact stretch a Marsala owner drives to Mercato and on to US 41.

Tournament Weeks at Livingston and Vanderbilt Beach Road

Tiburón Golf Club’s professional events are staged on land beside Marsala’s corner of the map. The Pelican Marsh Community Development District’s minutes of September 17, 2025 record a licence letting tournament organizers use “District land and facilities at the intersection of Vanderbilt Beach Road and Livingston Road as a staging area for TV production, equipment, and volunteers” for three tournaments a year, and its December 17, 2025 minutes add parking and staging at Livingston Road for the PGA TOUR Champions event (Pelican Marsh CDD documents). Marsala’s entrance is on Livingston Road about 0.4 road mile north of that intersection, so expect heavier traffic and trucks there during tournament weeks.

Inside Marsala: Nothing Left to Build

The county roll shows no vacant homesite at Marsala (Collier County Property Appraiser roll, tax year 2026 preliminary); the last vacant-lot deed was lot 36 in 2019, and its home was finished in 2020. New construction at Marsala now means a teardown or a major remodel under the association’s Design Guidelines: a minimum of 2,800 square feet of air-conditioned living area, a 35-foot height limit, and rear setbacks of 25 feet on the water lots (4 to 41) and 20 feet on the others (Developer Guidelines v.2, February 2, 2006, still attached to the 2025 architectural application).

Daily Logistics at Marsala at Tiburón

Daily life at Marsala at Tiburón runs through its own gate on Livingston Road: residents use transponders or a phone app, visitors reach them by video kiosk or guest pass, vendors enter 7 a.m. to 10 p.m., garbage goes Tuesday and Friday, lawns irrigate from a private pond supply, and the Tiburón clubhouse is 1.5 road miles away.

Getting In: Marsala’s Own Gate

Marsala Way’s only connection to the public road network is Livingston Road (U.S. Census Bureau TIGER road layer, read September 24, 2026), and the gate there belongs to Marsala. The association’s 2024 reserve study lists “four swing gates and two arm barrier gates, each with one operator,” a pedestrian gate with a keypad, a visitor kiosk, cameras and the decorative entry fountain, all maintained by the association, with the Tiburon Estates master association sharing some of the access-system cost. Since November 7, 2024 the system has been LiftMaster myQ, and on January 6, 2025 the members voted 32 to 20 to keep it over a rival system whose pitch included “the ability to call the guard” (association minutes). There is no staffed guardhouse or attendant at Marsala’s gate, and Marsala’s recorded declaration says in capitals that an access program is no warranty “AS TO THE PROVISION OF OR LEVEL OF SECURITY” (Section 2.4). The association posts board notices on the notice board at the exit gate.

Guests, Deliveries and Vendors

Visitors drive to the kiosk and either pick the resident from the directory, which rings the resident’s phone as a video call in the myQ app, or enter a guest-pass code the resident created; “If the resident does not answer, you may not access the community” (Marsala Visitor Access Overview, December 15, 2024). Residents can issue a one-use delivery pass, a temporary pass for a date and time window of up to six months, or a recurring pass for set days and hours of up to a year; the kiosk directory lists adults only. The association issues dedicated entry codes to named parcel carriers and to Hotwire. Its November 2024 memo sets the vendor rule: “Marsala does not allow Delivery, Construction or Landscape vendor access before 7:00am or after 10:00pm” unless the resident’s pass sets another window. That is Marsala’s own rule at its own gate, and it runs any day of the week; the District’s Monday-to-Saturday commercial-vehicle hours govern Tiburón’s District gates, not Marsala’s. For a party, the board allows a one-hour gate-open courtesy; longer events run on guest passes, and hosts of large parties are expected to hire security to screen arrivals.

Transponders and Tiburón’s Other Gates

Residents open the gate with RFID transponders issued through the association on its Transponder Control Form (revised March 2026) and with the myQ app; the association keeps an inventory of transponders for sale to owners. From November 2024 to January 2025 the logs averaged about 105 resident entries a day. Tiburón’s other gates are a different system: the Pelican Marsh Community Development District runs them, and its transponder policy ties eligibility to property “subject to Pelican Marsh CDD assessments” or to golf club membership (PMCDD Transponder Policies). Marsala pays no District assessment. Marsala residents enter through their own gate on Livingston Road; a buyer who wants credentials for Tiburón’s District-run gates should confirm eligibility in writing with the association before closing. The fastest road route from Marsala’s gate to the clubhouse at 2620 Tiburon Drive runs 1.5 miles on Livingston Road, Vanderbilt Beach Road and Tiburon Drive (OSRM, September 25, 2026).

The Street

Marsala Way is one private street, owned by the association (Rule 6: “The streets in Marsala at Tiburon are located within the common properties and are owned by the Marsala at Tiburon Homeowners Association, Inc.”), with a speed limit of 20 mph. A divided, palm-lined entry runs east from Livingston Road to the gate and fountain, then the street runs southeast between the lots and splits into an east branch ending in a cul-de-sac with the four largest lots (25 to 28, 0.85 to 0.89 acre) and a short southwest branch ending in a second cul-de-sac (lots 38 to 41). It is not a loop. The association maintains 16 roadway lampposts, the paver entry and paver sidewalks.

Trash and Recycling

The association’s FAQ states: “Marsala service is on Tuesday morning for garbage and on Friday morning for garbage and recycle” (Marsala Policies and FAQs, revised January 2025). Collier County’s collection-day layer, checked at all 56 lots on September 25, 2026, places 54 of them in District 1: garbage Tuesday and Friday; recycling, yard waste and bulk Friday (Collier County collection days layer); two east cul-de-sac lots fall on the edge of an adjoining polygon, and the association’s single schedule governs the street. Marsala’s Rule 1 allows carts at the curb only from 6:00 p.m. the evening before pickup to 6:00 p.m. on pickup day (Marsala Rules and Regulations). Bulk items go out only on the scheduled day, and there is no collection on the Fourth of July, Thanksgiving or Christmas, with no make-up day. Collection is a county service billed on the tax bill: $261.91 in 2025, the only non-ad valorem charge on a Marsala bill (Collier County Tax Collector, 2025 bills for accounts 59810000144 and 59810000908). A seasonal owner needs a home-watch service to handle carts.

Mail

Marsala has individual curbside mailboxes of one association-selected design, not a cluster box, and the association maintains and replaces them (declaration Section 4.8; FAQ). The association carries all 56 mailboxes in its reserve schedule; an owner pays for damage the owner or the owner’s guests cause.

Water, Sewer, Power and Gas

Water and sewer come from the Collier County Water-Sewer District, and electricity from Florida Power & Light (county utility service-area layers and the federal electric service-territory layer, checked September 25, 2026). Natural gas availability on Marsala Way is not established in any record we read; about ten homes run standby generators on gas permits, so confirm the fuel source for the specific address. Any new exterior equipment, a generator or a buried tank included, falls under the declaration’s rule that no structure or improvement goes up without written architectural approval (Section 4.1(c)).

Irrigation: Marsala’s Private Pond Supply

Marsala’s lawns are not watered with county water. The FAQ: “Marsala water for irrigation comes from the pond located on golf course property to which Marsala HOA has an easement.” The association runs a master system of shallow wells, lake storage and a master pump station under South Florida Water Management District Consumptive Use Permit 11-01910-W (declaration Section 9.3, added 2014), on a recorded easement from the golf course owner (OR 4698/3382). The permit caps gallons per month and per year, and “Residents are obligated to set their own irrigation water consumption rate.” Rule 4 bars irrigation from 10:00 a.m. to 4:00 p.m.; even-numbered addresses water Tuesday, Thursday and Sunday, odd-numbered Monday, Wednesday and Saturday, and no one waters on Friday. The FAQ adds that the supply system itself “does not operate between the hours of 10am and 12 Midnight,” and a rain gauge stops it when wet. Each home has a fine mesh filter owners should clean. The permit was due to expire on August 20, 2025 and was in renewal with an engineering firm in February 2025 (association minutes); the renewal outcome is not in any document we read.

Cable and Internet

Marsala granted Hotwire Communications its own recorded telecommunications easement, dated November 4, 2014 and recorded October 12, 2021 (OR 6025/2527), covering facilities “to include, without limitation telephone, television, internet access” and exclusive for bulk service while Hotwire remains the bulk provider. The FAQ says basic cable comes through the Tiburon Estates master association’s quarterly assessment, and owners contract directly with Hotwire (Fision) for enhanced TV, internet and phone. The by-laws let the board suspend “common non-essential services (e.g. bulk cable tv and/or internet)” for violations (Article 14, 2017).

Parking, Vehicles and Moving

Marsala’s declaration requires an attached garage for at least two cars with doors closed except when entering or leaving, asks owners to park in the garage when possible, allows no more than three vehicles overnight in a driveway, and bars overnight parking on lawns or street edges (Section 4.6); the FAQ adds no overnight street parking. Motor homes, trailers, boats, motorcycles, vans or trucks used for commercial or recreational purposes may be kept only fully enclosed (Section 4.1(g)). For a move, the board decided in February 2024 to let a selling owner keep a portable storage container in the driveway for up to 48 hours, not in the road. Normal residential noise from lawn care, power tools and tree work is exempt from sound limits from 7:00 a.m. to 10:00 p.m. any day (Rule 3).

Living on the Black Course

Every Marsala lot backs onto one 109.76-acre golf parcel owned by Tiburon Golf Ventures, which carries nine holes of the Black course (county parcel layer, September 25, 2026). Three recorded clauses come with that setting. Owners accept that a golf-course lightning detection system with “LOUD HORN BLASTS” may sound and is not a nuisance (Section XV); a golf-ball easement runs over the lots, with owners assuming the risk (Section 16.10); and no view over the course is guaranteed, because the club may move trees, bunkers, fairways, greens and water bodies (Section 16.2). The golf course, lakes and bridges are the club’s to maintain, not the association’s, and some owners at the golf and preserve edges maintain their own wood retaining walls (2024 reserve study).

Who Maintains What

Drive Distances From Marsala

Measured September 25, 2026 from just inside Marsala’s gate and from the farthest home, lot 27 at the east cul-de-sac, with destinations geocoded by the U.S. Census Bureau geocoder or fixed coordinates 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. The Escada column is measured the same way from 2555 Escada Dr, the entry end of Escada at Tiburón, on September 24, 2026.

Leaving north is a right turn onto Livingston Road; north on Livingston and east on Immokalee Road for I-75, RSW and NCH North, south on Livingston and west on Vanderbilt Beach Road for Mercato, the beach, Waterside and Artis-Naples. For RSW, reckon 35 to 50 minutes depending on season and time of day. The association’s website describes the airport as 20 miles away and Old Naples as under 8; those are straight-line figures (19.5 and 8.0 miles), and by road they are about 25 and 10. Against Escada, Marsala is about a mile closer to I-75, and 0.2 to 2.0 road miles farther from Mercato, NCH North, the beach, Waterside, RSW and the Tiburón clubhouse.

Selling a Marsala home? Get a free Marsala 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 Marsala at Tiburón Compare to Escada, Serafina, Norman Estates and Tiburón’s Condominiums?

Marsala at Tiburón is the most traded detached neighborhood in Tiburón and second only to Escada in value: a 2026 county median just value of $2,166,654, about two-fifths of Escada at Tiburón’s $5,331,624, on a 0.37-acre median lot, with ten county-qualified sales in 36 months (Collier County Property Appraiser roll and sales file, 2026).

Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll and sales file dated August 29, 2026, and Southwest Florida MLS Matrix, retrieved 18 Sep 2026)

Tiburón has ten residential neighborhoods, presented to buyers as nine named places because Esperanza I and II are one product in two recorded phases. Four are platted detached-home neighborhoods under Chapter 720 of Florida law (Marsala, Escada, Norman Estates and Serafina) and five are condominiums. Here they are on one yardstick, ranked by county value.

Tiburón’s Nine Neighborhoods on One Yardstick

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

Sources: Collier County Property Appraiser roll, tax year 2026 preliminary (files dated August 29, 2026); Southwest Florida MLS Matrix, pulled September 18, 2026 (32 Tiburón closings and 20 actives in all). Two sales are two sales, not a market rate, so the thin neighborhoods show both prices. Esperanza’s value is the range of its two phases’ medians.

Three things in that table are specific to Marsala. First, Marsala posted the highest twelve-month closed median in Tiburón, $3,500,000 on five sales, because Escada had no closing in the window; the top of that range, $4,000,000 for 14419 Marsala Way, was the highest-priced of all 32 Tiburón closings in the same twelve months (Southwest Florida MLS Matrix, September 18, 2026). Second, the five MLS closings are the same five houses the county recorded as deeds between September 18, 2025 and August 29, 2026, so the market figure and the public record agree sale for sale (Collier County Property Appraiser sales file). Third, Marsala’s two actives against five closings is about 4.8 months of supply, against about 7.5 months for Tiburón as a whole (our arithmetic from the same MLS pull).

Marsala Against Tiburón’s Other Detached Neighborhoods

Marsala’s natural comparison is the other three platted, detached-home neighborhoods, because they share its legal form: a Chapter 720 homeowners association, private lots and no condominium building to insure. Marsala is the newest of the four, the most traded, and the only one with no Community Development District line on its tax bill.

Sources: Collier County Property Appraiser roll, tax year 2026 preliminary and 2025 certified, homes (use code 1) only; county-qualified sales are Florida Department of Revenue qualified, improved sales recorded September 2023 to August 2026 in the county sales file dated August 29, 2026. The 2026 preliminary tax is ad valorem only; non-ad valorem charges are not loaded until the certified roll.

Four readings from that table matter to a buyer. Marsala recorded ten qualified sales in 36 months, nearly as many as Escada, Norman Estates and Serafina combined (twelve), so it is the one detached Tiburón neighborhood where a price can be set from a real set of recent sales (county sales file, August 29, 2026). Marsala’s median recorded sale, $3,187,500, sits above Serafina’s $3,062,500 and Norman Estates’ $2,762,500 on a lot about twice their size, and at about 53% of Escada’s. The tax-bill difference is recorded, not estimated: every Marsala home paid $261.91 of non-ad valorem charges on the 2025 bill, against $2,752.71 to $4,560.91 on most homes in the other three, a gap of about $2,490 to $4,300 a year (Collier County Property Appraiser roll, 2025 certified; our arithmetic). And the 2026 roll moved the opposite way at the two ends of the table: Marsala’s median just value fell 8.6%, with 50 of 56 homes lower, while Escada’s rose 27.4% (Collier County Property Appraiser roll, 2025 certified and 2026 preliminary).

Why Marsala Pays No District Assessment

Tiburón’s other nine neighborhoods sit inside the Pelican Marsh Community Development District; Marsala does not. Section III of Marsala’s recorded declaration says the District’s boundary “DOES NOT INCLUDE THE NEIGHBORHOOD” and that the District has no authority to levy on any Marsala site (OR 4094, Page 1788, recorded August 24, 2006). The tax bills agree: the 2025 bills for Lot 2 and Lot 40 carry one non-ad valorem line, “District 1 Garbage $261.91”, while the 2025 bill for Escada Lot 1, on the same millage code, carries a “Pelican Marsh” line of $4,299.00 (Collier County Tax Collector, 2025 bills). The county roll shows the same single $261.91 figure on all 56 Marsala homes, and the same pattern in every certified roll from 2021 to 2025. Older descriptions of Marsala, including earlier Tiburón research, said a Marsala buyer pays the District’s operations assessment like every other Tiburón owner; the recorded declaration and five years of tax rolls show that is not so. The flip side is that Marsala pays for its own gate, street, entry and irrigation supply through its own association budget.

Marsala and Serafina at Tiburón

Serafina at Tiburón is the detached neighborhood closest to Marsala in recorded price and furthest from it in land: 44 homes built 2002 to 2008 on 0.18-acre median lots, every main residence at county improvement quality 5 (Collier County Property Appraiser roll, tax year 2026 preliminary). Marsala’s median lot, 0.37 acre, is about twice Serafina’s, and Marsala’s homes are on average seven years newer. Recorded prices are close: Serafina’s four qualified sales from September 2023 to August 2026 had a median of $3,062,500 against Marsala’s $3,187,500, and Serafina’s two MLS closings in the last twelve months were $2,550,000 and $3,500,000 (county sales file; Southwest Florida MLS Matrix, September 18, 2026). Serafina carries the District line, $2,823.85 of non-ad valorem charges on 42 of its 44 homes in 2025; Marsala carries $261.91. A buyer deciding between them is choosing between a newer home on a golf and lake lot twice the size with no District line, and an older home in the Tiburón core on a smaller lot at a similar price.

Marsala and The Norman Estates at Tiburón

The Norman Estates at Tiburón is the oldest detached stock in Tiburón, 27 homes built 2000 to 2003 on Medallist Lane, on 0.20-acre median lots with a 2026 median county value of $2,005,110 (Collier County Property Appraiser roll, tax year 2026 preliminary). Its four qualified sales from September 2023 to August 2026 had a median of $2,762,500, and its two MLS closings in the last twelve months were $2,700,000 and $2,825,000 (county sales file; Southwest Florida MLS Matrix, September 18, 2026). Marsala’s homes are about twelve years newer at the median and sit on lots nearly twice as large; its recorded 36-month median is about $425,000 higher. Both neighborhoods have their own gate systems, which the Marsala association’s February 2025 minutes record moving to the same LiftMaster platform, but only Norman Estates pays the District line ($2,752.71 on 23 of 27 homes in 2025).

Marsala and Marquesa Royale at Tiburón

Marquesa Royale at Tiburón has almost the same county value as Marsala, a 2026 median of $2,101,900 against $2,166,654, and the same twelve-month closing count, five, but a lower MLS median, $2,450,000 against $3,500,000 (Collier County Property Appraiser roll, tax year 2026 preliminary; Southwest Florida MLS Matrix, September 18, 2026). The purchase is different in kind. Marquesa Royale is 48 residences in three-storey coach-home buildings, a condominium: its owners share buildings, a master policy and, because the buildings are three storeys, Florida’s milestone-inspection and structural-integrity-reserve-study laws. A Marsala owner owns a detached house and its lot outright, insures it alone, and answers to neither law.

Marsala and the Condominiums: Castillo and Ventanas at Tiburón

Tiburón’s two largest condominiums sit at the other end of the ladder. Castillo at Tiburón has 102 full-floor residences in 34 three-storey buildings at a 2026 county median just value of $1,119,320, and Ventanas at Tiburón has 82 residences in three five-storey mid-rise buildings at $656,280 (Collier County Property Appraiser roll, tax year 2026 preliminary). Marsala’s median county value is about 1.9 times Castillo’s and about 3.3 times Ventanas’, and its twelve-month MLS median of $3,500,000 compares with $1,265,000 at Castillo and $902,500 at Ventanas (Southwest Florida MLS Matrix, September 18, 2026). The legal difference matters as much as the price: a Castillo or Ventanas owner shares a building and a master insurance policy under Florida’s condominium milestone-inspection and structural-integrity-reserve-study laws, although at Castillo the laws’ three-family exclusion may apply and no public record settles it; a Marsala owner owns a house and land under a Chapter 720 homeowners association, and those laws do not apply to it.

Where Marsala Sits in Tiburón’s Price Ladder

By twelve-month MLS closed median the ladder runs Ventanas ($902,500), Castillo ($1,265,000), Bolero (one sale, $1,275,000), Esperanza ($2,150,000), Marquesa Royale ($2,450,000), Norman Estates (two sales, median $2,762,500), Serafina (two sales, median $3,025,000) and Marsala ($3,500,000), with Escada at Tiburón above every one of them on its 36-month record, a median of $5,995,000 on four sales (Southwest Florida MLS Matrix, September 18, 2026; Collier County sales file, August 29, 2026). Marsala sits where it does for four measurable reasons: the newest detached homes in Tiburón (median year built 2013), lots that all back onto the Black Course’s land (38 of them recorded as water lots), a private pool on 55 of 56 homes, and no District line on the tax bill. What holds it below Escada is equally measurable: about 60% of Escada’s median lot, mostly production construction (35 of 56 homes at county quality 4 against Escada’s uniform quality 6) and a flood map that still draws most Marsala home sites in shallow-flooding Zone AH (Collier County Property Appraiser roll; FEMA National Flood Hazard Layer, read September 2026).

Marsala at Tiburón vs Escada at Tiburón: Which Should You Choose?

Marsala at Tiburón vs Escada at Tiburón is the real choice for a buyer who wants a detached Tiburón home. Both are platted Chapter 720 neighborhoods under WCI Communities declarations. Marsala gives newer homes, no District assessment of any kind, seasonal leasing and its own gate; Escada gives larger land, custom construction and a Zone X flood map.

Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll, county sales file dated August 29, 2026, and Southwest Florida MLS Matrix, retrieved 18 Sep 2026)

Marsala vs Escada Decision Table

Sources: Collier County Property Appraiser roll, tax year 2026 preliminary and 2025 certified; Collier County sales file, August 29, 2026; Southwest Florida MLS Matrix, pulled September 18, 2026; Marsala declaration (OR 4094/1788) and its amendments at the Collier County Clerk, including OR 5447/3375 (leasing, 2017) and OR 6199/2562 (resale capital assessment, 2022); Marsala association home page, homeowner FAQ (rev. 01/25), 2026 lease application and 2025 compiled financial statements; Escada declarations (OR 2677/1622, OR 4467/3164); Collier County Tax Collector, 2025 bills; Pelican Marsh Community Development District budgets and July 15, 2026 minutes; WCI Communities’ archived 2013 Marsala sales pages; FEMA National Flood Hazard Layer and Preliminary NFHL, read September 2026; Collier County hurricane evacuation zone layer; Collier County Public Schools zoning tool, checked September 24, 2026; OSRM routing, September 2026. The Escada debt figure is our arithmetic from the District’s figures.

Where the Two Really Differ

Money is the obvious difference and not the most useful one. Escada’s median county value is about 2.5 times Marsala’s and its recorded 36-month median sale about 1.9 times ($5,995,000 against $3,187,500, county sales file, August 29, 2026). The differences that decide a purchase are five.

• The flood map. Every Escada home reads Zone X on FEMA’s February 8, 2024 panel. At Marsala, 49 of 56 address points read Zone AH, a shallow-ponding zone with base flood elevations of 10.0 to 10.5 feet, and 42 homes are still on the 2012 panel 12021C0401H. FEMA removed 47 of the 56 lots from the high-risk zone by three 2013 letters (13-04-3370A, 13-04-5566A and 13-04-6908A), and six homes (Lots 2, 3, 17, 20, 23 and 36) have mapped AH under the footprint and no letter, so a federally backed lender will ordinarily require flood insurance on those six (FEMA National Flood Hazard Layer and Map Service Center, read September 2026). FEMA’s preliminary map, in its appeal period since August 19, 2026 and targeted for summer 2027, shows all 56 Marsala homes in Zone X; until it takes effect the current panels govern (Collier County, August 19, 2026).
• The District line. An Escada owner will carry an estimated District line of about $4,411 on the November 2026 bill ($1,879 of operations plus about $2,532 of bond debt, our arithmetic from the District’s July 15, 2026 figures), with the debt part ending after May 2031. A Marsala owner pays neither part, then or later: the operations assessment would continue at Escada after the bonds retire, and Marsala is outside the District altogether.
• Renting. Escada allows one lease a calendar year, for a minimum and maximum of one year. Marsala allows leases of 30 days or more, no more than three in any twelve months, with board approval and a $100 application fee (OR 5447, Page 3375; 2026 lease application). Marsala can be a seasonal-rental address; Escada cannot.
• Buying in. Escada’s board approves every sale. Marsala has no buyer approval, but a Marsala buyer pays a $3,000 resale capital assessment at closing unless the contract says the seller pays (OR 6199, Page 2562, 2022).
• Middle school. Every Escada address is zoned to Pine Ridge Middle; all 56 Marsala addresses are zoned to North Naples Middle, the only Tiburón exception (Collier County Public Schools, 2026-27, checked September 24, 2026).

Who Should Choose Marsala, and Who Should Choose Escada?

Choose Marsala at Tiburón if you want a newer home, most of them built by WCI Communities between 2011 and 2014, on a lot that backs onto the Black Course’s land, behind a gate of its own, with no District assessment on the tax bill, an association that publishes its budget and reserves, the freedom to lease for 30 days or more, and no buyer approval, at well under half Escada’s county value. Accept a flood map that still draws most home sites in Zone AH (and ask for the specific home’s FEMA letter and elevation certificate), no neighborhood pool or clubhouse, mostly production-grade construction, and falling county values. Choose Escada at Tiburón if the land is the point: a half-acre or more, custom construction at county quality 6, Zone X on every home, and a plan to live in the house rather than lease it by the season; accept the price, the highest tax bill and District line in Tiburón, a thin resale market and board approval of your purchase. Either way, read the specific declaration, get both estoppel certificates and the parcel’s own tax bill before you commit, because those are where the two differ most for an owner.

Honest Pros and Cons of Owning at Marsala at Tiburón

Marsala at Tiburón’s strengths are newer homes, golf-course land behind every lot, its own gate, no District assessment and an association that publishes its finances. Its trade-offs are a flood map that still draws most home sites in Zone AH, no neighborhood amenities, strict selling rules and county values that fell in 2026.

The Pros

• Golf behind every lot. All 56 lots and all five association tracts share a boundary with one 109.76-acre golf parcel owned by Tiburon Golf Ventures, and no Marsala lot touches any other outside owner (Collier County parcel layer, measured September 25, 2026). Lots 4 through 41, 38 in all, are recorded as “water lots” in the Developer Guidelines, and the association states that “Each home at Marsala offers views of the Tiburon Black Golf Course as well as the preserve areas in and around the community” (Marsala at Tiburon HOA). Nine Black Course holes wrap the neighborhood.
• The newest detached homes in Tiburón. Median year built 2013, with 45 of 56 homes built from 2011 to 2014 (Collier County Property Appraiser roll), most permitted under the 2010 or later editions of the Florida Building Code. WCI’s four Marsala plans ran 3,407 to 4,412 air-conditioned square feet, every one with a three-car garage (WCI Communities sales pages, archived May 26, 2013).
• No District assessment. Marsala is outside the Pelican Marsh Community Development District by its recorded declaration, and every Marsala home paid only the $261.91 county garbage charge in non-ad valorem assessments on the 2025 bill (Collier County Property Appraiser roll, 2025 certified).
• Published association finances. The association posts its compiled financial statements and a 2024 engineer’s reserve study: an FY2025 operating budget of $124,068, a replacement fund of about $186,000 at December 31, 2025, and a study that finds the reserves adequately funded over 30 years with no capital calls assumed (2025 compiled financial statements). By our arithmetic the operating budget plus planned 2025 reserve funding is about $2,890 per home a year, billed quarterly; the estoppel certificate is the authority for the current figure. The by-laws bar the board from raising a member’s annual assessment more than 20% over the prior year without unanimous board approval.
• A gate of its own. Marsala’s entrance on Livingston Road has four swing gates, two arm gates, a pedestrian gate, cameras, a visitor kiosk and an entry fountain, all association-maintained (2024 reserve study). Residents never pass through Tiburón’s District-run gates to get home.
• Room to lease. Leases of 30 days or more, up to three in twelve months, with board approval, make Marsala one of the few Tiburón addresses a winter tenant can rent (OR 5447, Page 3375).
• Fewer approvals. No buyer-approval process, and the declaration “does not restrict the size, type or number of pets” (association FAQ, rev. 01/25).
• The most liquid detached market in Tiburón. Ten county-qualified sales in 36 months and five MLS closings in the last twelve, which gives a buyer and a seller real comparables (county sales file, August 29, 2026; Southwest Florida MLS Matrix, September 18, 2026).
• High floors, and a better map coming. The 23 elevation certificates the county holds show floors 4.4 to 7.7 feet above the base flood elevation, and FEMA’s preliminary map puts all 56 homes in Zone X. Marsala is in Hurricane Evacuation Zone D, outside the Coastal High Hazard Area and about 4.7 miles from the Gulf (Collier County GIS, September 2026).
• Not a condominium. Florida’s milestone-inspection and structural-integrity-reserve-study laws do not apply to Marsala’s detached homes, and there is no shared building, roof or master policy.
• Club optional. “Club memberships are not required for Marsala homeowners” (Marsala at Tiburon HOA).
• Quick to the interstate and the park. From the gate it is about 1.5 road miles to the Tiburón Golf Club and to Publix on Vanderbilt Beach Road, 1.6 to North Collier Regional Park and Sun-N-Fun Lagoon, and about 2.5 to I-75 at Exit 111 (OSRM routing, September 25, 2026).

The Cons

• The flood map on most lots. 49 of 56 address points are Zone AH on the effective map, 42 homes are on a panel last revised in 2012, and six homes with AH under the footprint have no FEMA letter. For the 12 lettered homes on the panels FEMA revised in 2024 (Lots 1, 4 and 47 to 56), whether the 2013 letter was carried forward depends on FEMA’s revalidation letter, which we have not seen. Because most home sites are mapped AH, Collier County’s 50 percent substantial-improvement review can apply to a large remodel.
• No neighborhood amenities. The association owns the road and four small landscaped tracts; there is no pool, clubhouse, tennis, pickleball or fitness room. Recreation is your own pool and the optional Tiburón Golf Club.
• Mostly production construction. 35 of 56 homes carry the county’s quality 4 grade and only one reaches quality 6 (Collier County Property Appraiser roll, tax year 2026 preliminary).
• County values fell in 2026. The median just value dropped 8.6% on the 2026 preliminary roll, with 50 of 56 homes lower, after peaking in 2024 (Collier County Property Appraiser roll).
• Strict selling rules. No signs of any kind, no open houses, no auctions, and every showing by appointment with a licensed salesperson present (declaration sections 4.14 and 4.15).
• Two one-time charges at purchase. The $3,000 resale capital assessment and the Tiburón master association’s capital contribution, a quarter of its annual assessment (OR 6149, Page 45).
• Insurance outside Citizens. Citizens Property Insurance will not write a dwelling with a replacement cost of $700,000 or more in Collier County (section 627.351, Florida Statutes), so Marsala homes are written in the private or surplus market. Most roofs date from the 2011 to 2015 build, and no Marsala home pulled a roof permit from January 2024 to July 2026 (Collier County permit reports), so carriers will ask about roof age.
• Access to Tiburón’s other gates is not settled on paper. The District’s transponder policy ties eligibility to property subject to its assessments or to club membership, and Marsala pays none; a buyer who wants credentials for Tiburón’s other gates should get eligibility in writing before closing.
• Across Livingston Road from the rest of Tiburón. The clubhouse is a 1.5-mile drive on public roads, and Mattson at Vanderbilt, a 150-unit rental community approved in October 2024, is under construction about 250 feet (77 metres) from the nearest Marsala parcel on the north side of Vanderbilt Beach Road (Collier County planning layer, September 2026).
• A new buyer’s tax bill. Save Our Homes holds long-time owners’ bills down: homesteaded owners who bought new in 2012 and 2013 paid under $10,000 in 2025, while a non-homestead home of similar value paid $20,744.28 (Collier County Property Appraiser roll, 2025 certified). Budget from the purchase price.

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

If you’re searching for a Marsala at Tiburón listing agent, or thinking, ‘I need someone to sell my Marsala at Tiburón home…’ you are selling Tiburón’s most traded detached home. In the last 12 months we tracked all 32 Tiburón closings in the Southwest Florida MLS (pulled September 18, 2026), and McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price every Marsala listing from that record.

Data updated: September 2026

A Marsala sale is decided by buyers who compare it with Escada, Serafina and Norman Estates, and who will read the flood letters, the tax bill and the declaration before they read the listing remarks. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number. We bring that reach to a Marsala listing along with the file a Marsala buyer’s lender, insurer and attorney ask for in the first week.

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 Marsala Homes Have Sold For, Window by Window

In the last 12 months Marsala at Tiburón has seen 5 resales (Southwest Florida MLS Matrix, pulled September 18, 2026, closings dated September 18, 2025 to September 18, 2026); the Matrix pull did not break out the listing office on each sale, so we do not state a represented count here. We tracked every one of those five Marsala closings against its recorded county deed, and the two records match sale for sale (Collier County Property Appraiser sales file, August 29, 2026, and the Clerk’s records):

• September 24, 2025: $3,500,000, 14472 Marsala Way, built 2012 (OR 6512/2367)
• December 12, 2025: $3,095,000, 14500 Marsala Way, built 2012 (OR 6537/2953)
• June 23, 2026: $3,950,000, 14459 Marsala Way, built 2013 (OR 6604/1083)
• June 28, 2026: $2,800,000, 14495 Marsala Way, built 2013 (OR 6604/3746)
• July 2, 2026: $4,000,000, 14419 Marsala Way, built 2014 (OR 6608/2428; recorded, qualification not yet coded in the county file)

Those five total $17,345,000 (our sum), with a median of $3,500,000 and a median of $809.79 per MLS living square foot (Southwest Florida MLS Matrix, September 18, 2026). Five sales are fewer than ten, so we widen the window until it holds a real statistic and name the window beside every figure:

• 24 months (county, September 2024 to August 2026): 7 qualified sales, median $3,095,000, range $2,550,000 to $4,950,000.
• 36 months (county, September 2023 to August 2026): 10 qualified sales, median $3,187,500 (the mean of the middle two, $3,175,000 and $3,200,000), range $2,550,000 to $4,950,000, all resales. This is the first window with ten or more sales, so it is the headline statistic.
• Record: $4,950,000, 14451 Marsala Way, built 2018, the only Marsala home at county quality 6, recorded May 13, 2025 (OR 6470/3491).

Period medians show how far the neighborhood has come: qualified improved sales ran a median of $1,027,900 in the 2011 to 2014 new-home era (33 sales), $1,274,500 in 2015 to 2019 (12), $1,762,500 in 2020 to 2022 (10) and $3,187,500 in 2023 to 2026 (12) (Collier County sales file, August 29, 2026, our period arithmetic). The same house makes the point: 14472 Marsala Way sold new for $1,047,200 in June 2012 and for $3,500,000 in September 2025. Days on market and sale-to-list ratio were not broken out for Marsala in the Matrix pull; for Tiburón as a whole, the 32 closings in the same twelve months ran a median of 86 days on market and a median sold-to-list ratio of 93.84% (Southwest Florida MLS Matrix, September 18, 2026).

Pricing Against Two Active Listings

On September 18, 2026 two Marsala homes were for sale: 14484 Marsala Way at $3,675,000 (MLS 226032626, six days on market, 4,471 square feet of MLS living area, built 2014) and 14516 Marsala Way at $2,795,000 (MLS 226015745, 142 days on market, 3,099 square feet, built 2011) (Southwest Florida MLS Matrix). Per MLS living square foot the asks run about $822 and $902, against a twelve-month closed median of $809.79. The recorded sales show where the ceiling sits: 14419 Marsala Way sold for $4,065,000 in August 2023 and for $4,000,000 in July 2026, flat across three years, while homes bought new in 2012 to 2014 have resold at roughly three times their first price (Collier County sales file). We price a Marsala home against the Marsala sales that fit it (plan and storeys, water lot or golf-edge lot, lot size, pool and cage, renovation, roof and opening protection, and its flood file), then check that price against the asks a buyer will tour the same week, and set it to win the first 30 days.

Why the County’s Value Will Mislead an Automated Estimate

The Collier County Property Appraiser’s 2026 preliminary roll cut Marsala’s median just value by 8.6%, to $2,166,654, in the same year that five homes sold for $2,800,000 to $4,000,000. Two examples: 14472 Marsala Way carries a 2026 just value of $2,327,744 and sold for $3,500,000 in September 2025, and 14459 Marsala Way carries $2,853,523 and sold for $3,950,000 in June 2026 (Collier County Property Appraiser roll and sales file). Online automated estimates that lean on county values or county square footage will understate a Marsala home. The square footage misleads too: on the two-storey Estrella plan the county’s base area captures about 71% of WCI’s 4,412 air-conditioned square feet, while on the single-storey plans it matches living area within about 2%. We price on recorded sales and measured living area, and we state which measure every number uses.

The Documents a Marsala Buyer Will Ask For

Selling at Marsala is different from selling a generic Naples golf home in seven specific ways, and each is a document or a date:

• The disclosure summary, before the contract. Florida law requires the seller of a home in a homeowners association to give the buyer the association disclosure summary before the contract is signed; if it is not given, the buyer may cancel within three days of receiving it or before closing (section 720.401, Florida Statutes). For Marsala it should not list a Pelican Marsh CDD assessment, and we check that it does not.
• Two estoppel certificates. One from the Marsala association and one from the Tiburón master association, each due within 10 business days of request (section 720.30851). The Marsala certificate must show the $3,000 resale capital assessment; the master certificate shows the one-time capital contribution of a quarter of the master annual assessment.
• Who pays the $3,000. Section 7.13 levies it on the buyer at closing “unless the transferor and transferee otherwise expressly agree,” and it goes to the association’s replacement fund (OR 6199, Page 2562). We write the allocation into the contract so it is never a closing-table surprise.
• Your flood file. Know which of the three 2013 FEMA letters names your lot (13-04-3370A, 13-04-5566A or 13-04-6908A), and whether the county holds an elevation certificate for it; 23 Marsala homes have one, with floors 4.4 to 7.7 feet above the base flood elevation. Handed to the buyer early, that file answers the lender’s first question.
• The tax bill with no District line. Your own 2025 bill shows $261.91 of non-ad valorem charges and nothing else. Against Escada, Serafina and Norman Estates bills carrying $2,752.71 to $4,560.91, that is a selling point, and we put the bill in the file.
• Roof, openings and permits. No Marsala home is eligible for Citizens, so the buyer’s private carrier will ask for the roof’s age, the wind-mitigation form and the opening protection. The county’s reports list 71 permits at 30 Marsala homes from January 2024 to July 2026, including standby generators at about ten and window, door or shutter work at five; have your permit numbers ready.
• The club membership. If your home carries a Signature Membership, it passes to your buyer without a new membership fee only if you are in good standing, resign effective at closing, and your buyer applies at least 30 days before closing and is approved; otherwise it is deemed resigned with no refund (declaration section 17.3). The club’s current Membership Plan controls, so we confirm terms with the club in writing before we set the closing date.

Signs, Showings and Marsala’s Own Gate

Three Marsala rules shape how a listing is run. First, no sign of any kind may go on a lot or a parked vehicle without written consent (section 4.14). Second, no open house, sales event or auction is allowed, and anyone viewing a home must have an appointment and be accompanied at all times by a licensed salesperson (section 4.15). Third, every showing comes through Marsala’s own gate on Livingston Road, where visitors reach the resident through the video kiosk or use a guest pass; we issue passes showing by showing. A seller moving out may keep a PODS container in the driveway for up to 48 hours under a February 2024 board decision. A Marsala listing is sold through photography, video, the MLS, our qualified-buyer database and scheduled private showings.

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

Start with a free Marsala at Tiburón home valuation. It takes about a minute, and Jesse follows up with the Marsala sales that actually fit your home: the same plan or storeys, water lot or golf-edge lot, lot size and year built, adjusted for renovation, roof age, opening protection and the flood file. An automated estimate cannot see that Marsala’s recorded sales in the last twelve months ran from $2,800,000 to $4,000,000 while the county values the 56 homes from $1.91 million to $3.77 million; we price to the sales, not to the roll.

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

Is now a good time to sell a Marsala at Tiburón home?

For a well-prepared home priced to the recorded sales, yes. Five Marsala homes closed in the twelve months to September 18, 2026 at a median of $3,500,000, and only two were listed on that date, about 4.8 months of supply against about 7.5 for Tiburón as a whole (Southwest Florida MLS Matrix, our arithmetic). A fall listing reaches the winter buyer pool with few competing Marsala homes in front of it.

Who pays Marsala’s $3,000 resale capital assessment, me or my buyer?

Your buyer, unless the contract says otherwise. Section 7.13 of the declaration levies $3,000 on the transferee at closing and lets the parties agree a different split; transfers between co-owners, to heirs or an estate on death, to a wholly owned estate-planning entity, or to the association by foreclosure are exempt (OR 6199, Page 2562).

Do I need the association’s approval to sell my Marsala home?

No. The association’s published FAQ says it has no application process for new owners, and the declaration contains no right of first refusal or transfer-approval article. Your buyer still needs a Marsala estoppel certificate and a master association certificate, and a tenant needs board approval of a lease.

Will the flood map hurt my sale?

It is a question to answer early, not a reason to discount. Most Marsala home sites are mapped Zone AH on the effective map, but FEMA removed 47 of the 56 lots from the high-risk zone in 2013, surveyed floors sit 4.4 to 7.7 feet above the base flood elevation on the 23 certificates the county holds, and FEMA’s preliminary map, targeted for summer 2027, shows every Marsala home in Zone X. We put your letter, certificate and a current determination in the buyer’s hands in week one.

Does my Tiburón Golf Club membership go with the house?

Only if you arrange it. Under section 17.3 of the declaration a Signature Membership transfers to your buyer without a new membership fee if you are in good standing, resign effective at closing, and your buyer applies at least 30 days before closing and is approved. Membership is optional in Marsala, so many buyers will not want one; the ones who do need that window in the contract.

Can I put a sign in the yard or hold an open house?

No. Section 4.14 bars signs of any kind on a lot or a nearby vehicle without written consent, and section 4.15 bars open houses, sales events and auctions and requires every visitor to be accompanied by a licensed salesperson. Buyers come through the MLS, our database and appointment-only showings through Marsala’s gate.

Why is the county’s value of my home so far below what Marsala homes sell for?

Because the 2026 preliminary roll moved down while prices moved up. The county cut Marsala’s median just value 8.6% to $2,166,654, and the five homes that closed in the last twelve months sold for $2,800,000 to $4,000,000 (Collier County Property Appraiser roll; Southwest Florida MLS Matrix, September 18, 2026). Your price comes from the sales, and your buyer’s tax bill will be reset from the price.

Your Local Real Estate Experts

Marsala 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 Marsala’s recorded declaration, its fifteen later amendments, the association’s published financial statements and every recorded Marsala sale before writing this guide.

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

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 Marsala page the credential that matters more is narrower than any award: we read WCI Communities’ 2006 declaration and its by-laws, the four WCI amendments and eleven owner-era certificates that followed, the 2020 and 2022 amendments that created and raised the resale capital assessment, the 2004 master-declaration amendment that brought the Touchstone tract under Tiburón’s master association, the Sunbiz filings, the association’s 2022 to 2025 financial statements and 2024 reserve study, its FAQ, rules and lease application, the three FEMA Letters of Map Amendment and the county’s 23 elevation certificates, the county’s lot-by-lot roll and tax bills, WCI’s archived 2013 plan pages, and every recorded Marsala deed before this guide was written.

What Our Clients Say

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

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

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

★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.” Raoul Grossi, verified Google review

★★★★★ “We have used his services for 5 transactions and every one has gone smoothly. He is a fantastic communicator, offers great representation, and is extremely honest.” Michael Kaprove, verified Google review

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

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

Buying at Marsala 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 Marsala, see our guide to Tiburón and our Naples guide. Our guides to Escada at Tiburón, Marsala’s detached-home neighbor, and to the condominiums Castillo at Tiburón and Ventanas at Tiburón are live; guides to Serafina at Tiburón, The Norman Estates at Tiburón, Esperanza at Tiburón, Marquesa Royale at Tiburón and Bolero at Tiburón are in preparation.

Frequently Asked Questions, Buyer Edition

These Marsala at Tiburón buyer questions are answered from the recorded 2006 declaration and its amendments, the association’s own published statements, Collier County Clerk, Property Appraiser and Tax Collector records, FEMA and school district data and the Southwest Florida MLS Matrix, pulled September 18, 2026. Each answer names its source; where the record is silent, we say so.

What is Marsala at Tiburón?

Marsala at Tiburón is a gated enclave of 56 detached single-family homes on Marsala Way inside Tiburón, the golf community in North Naples, ZIP 34109. WCI Communities, Inc. recorded its declaration on August 24, 2006 (OR 4094, Page 1788) and its plat on September 19, 2006 (Plat Book 47, Pages 11 to 14), and a Chapter 720 homeowners association governs it today.

Where is Marsala at Tiburón, and what street is it on?

Every Marsala home is on Marsala Way, Naples, FL 34109: lots 1 to 26 carry even numbers from 14520 down to 14394, and lots 27 to 56 odd numbers from 14395 up to 14521 (Collier County Property Appraiser roll, tax year 2026 preliminary). Marsala Way’s only connection to a public road is Livingston Road, on its east side about 0.4 mile north of Vanderbilt Beach Road.

Why is Marsala the only Tiburón neighborhood east of Livingston Road?

Because it was added later, on golf-partnership land. Tiburon Golf Ventures’ land joined the Tiburon Estates master declaration in 2000 (OR 2651, Page 1168), and a 2004 amendment narrowed that addition to one 29.457-acre “Future Residential Tract at Touchstone” in Section 31, Township 48 South, Range 26 East (OR 3705, Page 3937). Marsala’s own design guidelines carry the “Touchstone Property-Marsala” file name, and its plat is the last Tiburón plat, Plat Book 47.

Is Marsala at Tiburón gated, and is there a guard?

Marsala has its own gate on Livingston Road, owned and run by its association, with four swing gates, two arm barriers, a keypad pedestrian gate, cameras and a video kiosk (2024 SOCOTEC reserve study). Since November 7, 2024 the system has been LiftMaster myQ: residents use transponders or the phone app, and visitors either reach the resident by video call from the kiosk or enter a resident-issued guest pass. There is no guard or attendant at Marsala’s gate.

Do Marsala residents have to pass Tiburón’s main gatehouse to get home?

No. Marsala is entered only from Livingston Road, while Tiburón’s staffed main gate, run by the Pelican Marsh Community Development District, is reached from Airport-Pulling Road. The District’s transponder policy ties eligibility to property “subject to Pelican Marsh CDD assessments” or club membership, and Marsala pays no District assessment, so a buyer who wants credentials for Tiburón’s other gates should confirm eligibility in writing with the association before closing.

How many homes are in Marsala, and why does the county count 61 parcels?

Fifty-six homes plus five association tracts make 61 county parcels (Collier County Property Appraiser roll, 2026 preliminary). The tracts are the private road, Tract A at 4.94 acres, and four small landscape tracts, C-1 to C-4, of 0.16 to 0.23 acre, all quit-claimed by WCI Communities, LLC to the association on September 10, 2013 (OR 4964, Page 260). No public body owns any parcel inside the plat.

Are there any vacant lots left in Marsala?

No. All 56 residential parcels carry a main residence on the 2026 preliminary county roll. The last vacant-lot deeds were recorded in 2014 and one in 2019, when lot 36 sold for $599,000 and a house was finished there in 2020 (Collier County Property Appraiser sales file), so a buyer who wants a new house here buys an existing one to renovate or rebuild.

When were the Marsala homes built?

Between 2007 and 2020, with 45 of the 56 (80%) built from 2011 to 2014 and a median year of 2013 (Collier County Property Appraiser roll, 2026 preliminary). Six homes went up before WCI’s 2009 restructuring, 19 in 2013 alone, and the newest, at 14435 Marsala Way, was finished in 2020, which makes Marsala the most recently built single-family stock in Tiburón.

Who built the homes in Marsala at Tiburón?

WCI Communities developed Marsala and built most of it, but not every home. WCI Communities, LLC is the named building owner on 13 of the 23 county-held elevation certificates (2012 to 2014), and the deed chains show about 29 homes passing from WCI to a first buyer from 2012 to 2014. The other 27 homes were custom-built by other builders or owners from 2007 to 2020; each home’s builder of record is in the county’s permit files.

What were WCI’s Marsala floor plans?

WCI’s 2013 sales pages list four plans, each with a three-car garage: the Palacio (3,407 air-conditioned square feet, 3 bedrooms plus den), the Treviso (3,526, 4 plus den), the Cortez (3,822, 4 plus den) and the two-storey Estrella (4,412, 4 plus den), priced from $868,000 to $1,001,000 in May 2013 (archived wcicommunities.com pages). Records tie 14394 and 14491 Marsala Way to the Estrella and 14517 to the Cortez; confirm any other home’s plan from its permit or listing.

How big are Marsala homes?

The county roll’s BaseArea for the main residences runs 3,099 to 4,651 square feet, median 3,510 (Collier County Property Appraiser roll, 2026 preliminary). On single-storey homes BaseArea matches the listing’s living area within about 2%, but on two-storey homes it counts roughly the ground floor only, 71% to 79% of living area. Recent listings show 3,099 to 5,156 square feet of living area (Southwest Florida MLS Matrix, September 18, 2026).

How big are the lots, and which ones are on a cul-de-sac?

Marsala lots run 0.32 to 0.89 acre, median 0.37 (Collier County Property Appraiser roll, 2026 preliminary). Marsala Way is one entry road that splits into two cul-de-sacs: the east one holds the four largest lots, 25 to 28, at 0.85 to 0.89 acre, and the southwest one holds lots 38 to 41 at 0.50 to 0.77 acre (county parcel geometry and aerial imagery, September 25, 2026).

Are cul-de-sac homes in Marsala worth more?

The biggest ones are. The record sale, $4,950,000 for 14451 Marsala Way in May 2025, sits on 0.77 acre in the southwest cul-de-sac, and the highest 2026 just value, $3,773,400, is 14447 on 0.74 acre beside it (Collier County Property Appraiser). Those homes are also larger and higher-grade custom builds, so the lot, the house and the cul-de-sac cannot be priced apart on ten sales.

Do Marsala homes have pools?

Almost all. The 2026 preliminary county roll records a private pool on 55 of 56 homes (14403 Marsala Way has a spa only), a spa on 54 and a screen enclosure on 37, so the caged pool is the Marsala norm, the opposite of Escada, where 4 of 31 are caged.

What do Marsala homes look like, and what are the design rules?

WCI marketed Tiburón’s homes as Mediterranean-inspired, and the recorded rules keep that look: concrete or clay barrel tile roofs at a 6:12 minimum pitch with no shingle or flat roofs, earth-tone exteriors, an attached garage for at least two cars, and no plain or stamped concrete, asphalt or gravel driveways (declaration Sections 4.6 to 4.11). The design guidelines set a 2,800-square-foot minimum of air-conditioned living area and a 35-foot height limit.

Which Marsala lots are on the golf course and which are on the water?

All 56 lots back onto one golf parcel, the 109.76 acres of Tiburon Golf Ventures around Marsala (county parcel geometry, September 25, 2026), and the association states that each home “offers views of the Tiburon Black Golf Course.” The recorded guidelines call lots 4 to 41 “water lots”, which look across a lake to the golf, and lots 1 to 3 and 42 to 56 “non-water lots”, which back onto fairway or wooded golf edge.

Which Tiburón course and holes does Marsala face?

The Black Course. The association names it, WCI’s 2013 sales page said Marsala “is surrounded by nine Greg Norman-designed golf holes”, and OpenStreetMap places Black holes 8 to 16 on the golf parcel around Marsala, with pars that match the Club’s Black scorecard. The entry-road lots on the west side sit near the long par-5 15th; a specific lot’s view is not guaranteed, because the declaration lets the Club change trees, fairways and water bodies (Section 16.2).

Is a home on a golf course a good investment in Marsala?

Marsala’s record says owners have done well, though not because of golf alone. The median qualified sale rose from $1,027,900 in the 2011 to 2014 new-home era (33 sales) to $3,187,500 from 2023 to 2026 (12 sales), per the Collier County Property Appraiser sales file. The trade-offs are written into the declaration: a golf-ball easement, a loud lightning-warning horn and no guaranteed view.

Who pays if a golf ball damages a Marsala home?

The recorded declaration grants a golf-ball easement over every Site, and owners assume the risk and agree to indemnify (Section 16.10). Owners also accept the golf course’s lightning horn as audible and not a nuisance (Section XV). Price screens, glass and insurance with that clause in mind; an attorney answers a specific claim.

Does a lake view add value, and do Marsala’s lake lots flood?

Thirty-eight of Marsala’s lots are recorded water lots, but ten sales in three years are too few to put a number on a lake premium. The lakes belong to the golf land, not the association, and the flood question is set per home: 49 of 56 address points sit in FEMA’s shallow-ponding Zone AH on the effective map, while surveyed floors sit 4.4 to 7.7 feet above the base flood elevation (county elevation certificates).

Is Marsala part of The Ritz-Carlton?

No. The Ritz-Carlton Naples, Tiburón is a separate resort inside the same golf community, and Marsala’s declaration states that the club facilities are privately owned and that no owner acquires any right in them by owning a Site (Section 17.1). Resort and club privileges come only through a Tiburón Golf Club membership.

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

Marsala is in ZIP 34109, unincorporated Collier County, with a Naples mailing address, in county millage area 47 like the rest of Tiburón (Collier County Property Appraiser roll, 2026 preliminary). It is not inside the City of Naples, whatever some descriptions say; FEMA lists it under Collier County (Unincorporated Areas), community 120067.

What Marsala at Tiburón homes are for sale right now?

Two on September 18, 2026 (Southwest Florida MLS Matrix): 14484 Marsala Way at $3,675,000, 4 bedrooms plus den, 4,471 square feet of living area, built 2014, 6 days on market; and 14516 Marsala Way at $2,795,000, 3 bedrooms plus den, 3,099 square feet, built 2011, 142 days. The first sold new for $1,273,500 in 2014 and the second last sold for $1,199,000 in 2019 (Collier County Property Appraiser sales file).

How much do Marsala homes cost?

Recorded sales from September 2023 to August 2026 ran $2,550,000 to $4,950,000: ten DOR-qualified resales with a median of $3,187,500 (Collier County Property Appraiser sales file). The five closings in the twelve months to September 18, 2026 had a median of $3,500,000 and ran $2.8 million to $4.0 million (Southwest Florida MLS Matrix), and they match five recorded county deeds exactly.

What have Marsala homes sold for recently?

The ten qualified sales from September 2023 to August 2026 were 14426 at $3,175,000, 14517 at $3,200,000, 14468 at $3,200,000, 14471 at $2,550,000, 14451 at $4,950,000, 14501 at $2,800,000, 14472 at $3,500,000, 14500 at $3,095,000, 14459 at $3,950,000 and 14495 at $2,800,000 (Collier County Property Appraiser sales file). A further $4,000,000 deed for 14419 Marsala Way was recorded July 2, 2026, not yet coded by the county.

What is the most a Marsala home has sold for?

$4,950,000, for 14451 Marsala Way, recorded May 13, 2025 (OR 6470, Page 3491). It is the only home in Marsala the county grades at quality class RC-30, built in 2018 on a 0.77-acre lot, and it broke the $4,065,000 recorded for 14419 Marsala Way in August 2023 (Collier County Property Appraiser sales file).

What is the price per square foot in Marsala?

The five closings in the twelve months to September 18, 2026 sold at a median $809.79 per square foot of MLS living area, and the two active listings ask $822 and $902 (Southwest Florida MLS Matrix). County area fields measure Marsala homes differently from a listing, and on two-storey homes the county’s BaseArea misses the upper floor, so we never mix a county-based figure with an MLS one.

What does “under air” mean against total square footage in a Marsala listing?

Under air is the air-conditioned living area; total square footage adds garages, lanais and covered areas. WCI’s Cortez, for example, had 3,822 square feet of living space “within 5,630 total square feet” (Naples Daily News, February 16, 2014), and the county’s adjusted area runs 8% to 26% above listing living area on Marsala homes we checked. Compare living area with living area.

Is Marsala the most expensive neighborhood in Tiburón?

Not on value; Escada is. Marsala’s 2026 preliminary median just value is $2,166,654 against Escada’s $5,331,624, with Norman Estates at $2,005,110 and Serafina at $1,967,435 (Collier County Property Appraiser roll). Marsala did post the highest median of any Tiburón neighborhood with closings in the twelve months to September 18, 2026, $3,500,000, because Escada had none (Southwest Florida MLS Matrix).

Are Marsala prices going up or down?

Sale prices are up; county values are down. The median qualified sale was $1,762,500 for 2020 to 2022 (10 sales) and $3,187,500 for 2023 to 2026 (12 sales), yet the county cut the median Marsala just value 8.6% for 2026, lower on 50 of 56 homes (Collier County Property Appraiser). One repeat sale shows the top leveling: 14419 recorded $4,065,000 in August 2023 and $4,000,000 in July 2026.

Are Marsala owners full-time or seasonal?

Mostly full-time. The 2026 preliminary county roll shows 42 of 56 homes (75.0%) homesteaded, the highest share in Tiburón, and only seven owners (12.5%) mail tax bills outside Florida: two in Pennsylvania, two in Kentucky and one each in New York, Indiana and Ontario (Collier County Property Appraiser roll). By contrast, 54.9% of Castillo owners mail bills out of state.

What are the HOA fees at Marsala at Tiburón?

Marsala’s association publishes its books: the 2025 operating budget was $124,068 and the reserve study’s planned 2025 reserve contribution was $37,632 (2025 compiled financial statements; 2024 SOCOTEC study). Divided equally across 56 homes, that is our arithmetic of about $2,890 per home a year, roughly $720 a quarter, before Tiburón master dues. Assessments are due January, April, July and October, and the estoppel certificate states the exact current amount.

How many separate charges does a Marsala owner pay?

Two recurring association layers and the tax bill. The Marsala association bills quarterly in equal shares (declaration Section 7.7), Tiburon Estates Homeowner’s Association, the master, bills its own quarterly dues, which include basic cable, and the county tax bill carries only a $261.91 garbage charge in non-ad valorem assessments (Collier County Tax Collector, 2025). Tiburón Golf Club dues apply only to members.

What is Marsala’s $3,000 resale capital assessment, and who pays it?

It is a one-time charge on the buyer at closing, recorded in declaration Section 7.13: $2,000 when created in 2020 (OR 5722, Page 1790) and $3,000 since the 2022 amendment (OR 6199, Page 2562). It is “the obligation of the transferee” unless buyer and seller “otherwise expressly agree”, goes to the reserve fund, and does not apply to transfers to a co-owner, to an estate, spouse or heirs on death, or to an owner’s wholly owned estate-planning entity.

Is there also a Tiburón master capital contribution on a Marsala purchase?

Expect one. Tiburon Estates Homeowner’s Association recorded a one-time capital contribution in 2022 on each new member, equal to one quarter of its annual assessment (OR 6149, Page 45), and Marsala owners are members of that master association. So a Marsala buyer faces two one-time charges at closing, Marsala’s $3,000 and the master’s quarter-year contribution; the master estoppel states the amount.

Does Marsala pay the Pelican Marsh CDD, and is there a CDD bond?

No, neither. Marsala’s recorded declaration states that the Pelican Marsh Community Development District “DOES NOT INCLUDE THE NEIGHBORHOOD” and cannot levy on any Marsala Site (OR 4094, Page 1788, Section III). Every Marsala home carried only the $261.91 county garbage charge in non-ad valorem assessments on the 2025 roll, against $1,987.52 to $4,560.91 on homes in Escada, Serafina and Norman Estates (Collier County Property Appraiser roll).

How long do CDD fees last in Tiburón, and does that matter at Marsala?

Not for a Marsala buyer. Elsewhere in Tiburón the District’s bond line runs until its final payment in 2031 and its operating line continues indefinitely, but Marsala carries neither: the county roll shows no CDD line on any Marsala parcel in five certified tax years, 2021 to 2025 (Collier County Property Appraiser). Older copy that gives Marsala a CDD operating fee is wrong.

What are the property taxes on a Marsala home?

The 2025 certified bill showed a median total of $14,862.45 across the 56 homes, ranging from $8,270.15 to $35,699.16 among taxed homes, and the 2026 preliminary roll shows a median ad valorem tax of $17,699.90 at 9.4020 mills (Collier County Property Appraiser). The wide spread is the Save Our Homes cap: long-time homesteaded owners pay about half what a recent buyer pays on a similar house.

Will my property taxes go up when I buy a Marsala home?

Usually, a lot. A homesteaded seller’s Save Our Homes benefit does not pass to the buyer, and the assessment resets toward just value after a sale. 14500 Marsala Way paid $9,757.22 on its 2025 bill and shows $19,640.57 of ad valorem tax on the 2026 preliminary roll after its December 2025 sale (Collier County Property Appraiser), so budget on your own reassessed number, not the seller’s bill.

Does the Marsala association keep reserves, and are special assessments likely?

It keeps a funded reserve: about $186,000 in cash and certificates of deposit at December 31, 2025, with $39,638 of reserve funding budgeted for 2026 (2025 compiled financial statements). The 2024 SOCOTEC study found the association adequately funded over 30 years with no capital calls assumed, and no special assessment appears in the Clerk index or the minutes we read. The by-laws cap a yearly increase at 20% unless the whole board agrees (By-laws 6.3).

Who is the Marsala at Tiburón Homeowners Association?

Marsala at Tiburon Homeowners Association, Inc., Florida not-for-profit corporation N06000007515, incorporated July 14, 2006 under Chapters 617 and 720 (Department of State filing letter recorded at OR 4661, Page 2446; Sunbiz). Owners took control from WCI in 2014; a five-member board serves staggered two-year terms, and declaration amendments now need 51% of members.

Is Marsala a condominium, and do Florida’s milestone inspection and reserve study laws apply?

No and no. Marsala is a platted neighborhood of detached homes governed by a homeowners association incorporated under Chapter 720, so the milestone inspection (Section 553.899) and structural integrity reserve study (Section 718.112(2)(g)) laws that reach Tiburón’s condominium buildings do not apply. Each owner insures and maintains the whole house (By-laws 8.3).

Is it better to buy a single-family home like Marsala or a Tiburón condominium?

It depends on what you want to own. At Marsala you own the lot and the whole house, with no condominium structural reserve study, no milestone inspection and no CDD line on the tax bill; in exchange you insure and maintain everything yourself, and prices start where Tiburón’s condominiums top out. The five Marsala closings in the year to September 18, 2026 had a median of $3,500,000 against $1,265,000 at Castillo (Southwest Florida MLS Matrix).

Does the Marsala association have to approve my purchase?

No. The recorded declaration contains no right of first refusal or sale-approval article, and the association’s FAQ says it has no application process for new owners. The association did record buyer-approval certificates in 2015 (for example OR 5116, Page 3220), but the current written position is no approval; leases, by contrast, do need approval.

Can you rent out a Marsala home?

Yes, within limits. Since the 2017 amendment (OR 5447, Page 3375) a lease must run at least 30 consecutive days, no more than three leases are allowed in any 12 months, the whole home must be leased, and the association must receive the signed lease at least 20 days before occupancy, then approve within 15 days or it is deemed approved. Background reports may be required, the lessee may not sublease, and the 2026 lease application carries a $100 transfer and administration fee.

Are short-term or vacation rentals allowed in Marsala?

No. The 30-day minimum lease and the three-leases-a-year limit rule out nightly and weekly rental, and the declaration bans transient tenants, room rentals and time-share, fractional or vacation-club use (Section 4.12). Seasonal leasing of a month or more is allowed with association approval; an unapproved lease is void.

Does Marsala allow pets?

Yes, with no limit on size, type or number in the recorded declaration; the association’s FAQ states that “The Declaration does not restrict the size, type or number of pets.” Rule 2 (2018) requires pets on the streets, sidewalks and common landscaping to be leashed or carried with the owner present, and waste picked up.

Is Marsala at Tiburón a 55+ community?

No. The recorded declaration and its amendments, as reviewed for this page, restrict use to residential and regulate leasing, parking and building, not the age of owners or residents, and the neighborhood’s 75% homestead share reflects full-time households of every stage (Collier County Property Appraiser roll).

Can I renovate, add on or rebuild a Marsala home?

Yes, with approval. No site work, construction, exterior alteration, landscaping change or exterior color change may start without written approval from the Design Review Committee process, and plans come from a licensed architect or approved designer (declaration Article XII). The committee reviews and recommends and the Board decides; rebuilds must meet the 2,800-square-foot minimum, 35-foot height limit and setbacks, with a 25-foot rear setback on water lots 4 to 41.

Do I need approval for a pool cage, generator, fence or hurricane shutters?

Yes for anything exterior. Pools, enclosures, fences, walls and gates follow the design guidelines (Section 4.3), walls and fences stop at 6 feet, impact glass is “strongly” encouraged, permanent shutters must be concealed or approved, and temporary shutters go up only after a Hurricane Watch and come down within three days after the warning is lifted. About ten Marsala homes pulled standby-generator permits from January 2024 to July 2026 (Collier County permit reports).

Does a major remodel in Marsala trigger the 50 percent flood rule?

It can. Collier County applies its substantial-improvement rule in Zone AH, and most Marsala home sites are mapped AH (FEMA National Flood Hazard Layer), so work costing 50% or more of the building’s market value can bring a compliance review. The 2013 FEMA letters for 27 structure-removed lots themselves say future substantial improvement “remains subject to” local floodplain rules; ask for a pre-application reading from the county before you price a large remodel.

What does the Marsala association maintain, and what do I maintain?

Owners maintain the house, pool, enclosure, driveway, roof, lot landscaping and lot irrigation zone to community standards the Board sets, and the association may cure a lapse after 15 days’ notice and charge the owner (Section 9.1). The association maintains the gate, private street, sidewalks, 16 street lights, entry fountain, 56 mailboxes, common landscaping, stormwater lines and the irrigation supply; the golf course, lakes and bridges belong to the Club.

Who maintains the lakes and ponds around Marsala?

Not the Marsala association. The 2024 SOCOTEC reserve study records that “the golf course, bridges, and lakes are not the responsibility of Marsala”, because the lakes sit on golf land outside Marsala’s 61 parcels, and some golf-side owners maintain their own wood retaining walls. The association maintains Marsala’s own drainage lines and structures and its easement rights to draw irrigation water from a golf pond.

What are Marsala’s irrigation rules?

Marsala does not irrigate from county water: its master system draws from a pond on golf land under South Florida Water Management District permit 11-01910-W (declaration Section 9.3). Board Rule 4 bars watering from 10 a.m. to 4 p.m., assigns even addresses Tuesday, Thursday and Sunday and odd addresses Monday, Wednesday and Saturday, and allows no watering on Friday; the FAQ adds that the supply system does not run from 10 a.m. to midnight.

How do trash, mail, internet and utilities work in Marsala?

Garbage is collected Tuesday and Friday with recycling Friday, and carts may be curbside only from 6 p.m. the evening before to 6 p.m. on pickup day (association FAQ; Rule 1). Each home has an association-maintained curbside mailbox of one design. Hotwire (Fision) holds Marsala’s recorded telecommunications easement (OR 6025, Page 2527), with basic cable in the master dues; water and sewer are Collier County Water-Sewer District and electric is FPL.

What are the parking and vehicle rules in Marsala?

Cars go in the garage when possible, garage doors stay closed, no more than three vehicles may park overnight in a driveway, and there is no overnight parking on lawns or the street (declaration Section 4.6). Boats, trailers, motor homes, motorcycles and commercial or recreational vans and trucks must be fully enclosed in a structure, and the private street’s speed limit is 20 mph (Rule 6).

Do you have to join Tiburón Golf Club to buy in Marsala?

No. The association’s website states, “Club memberships are not required for Marsala homeowners,” and its FAQ adds that membership “is not a requirement of owning a home in Marsala, nor does your homeownership automatically provide you with a membership.” WCI’s first buyers were required to take a Signature Membership at closing (declaration Section 17.3), so many homes started with one attached.

How much does it cost to join Tiburón Golf Club?

The Club sets its own fees and dues under its Membership Plan, which the declaration says controls, and no membership price appears in any public record we rely on, so none appears here. The Club’s Medallion and Signature categories are open to residents of Tiburón communities, which includes Marsala, and the Club quotes current pricing directly to a prospective member.

Does a golf membership come with a Marsala home?

It can. Under declaration Section 17.3 a seller’s Signature Membership passes to the buyer with no new membership fee if the seller is in good standing and resigns at closing and the buyer applies at least 30 days before closing and is approved; otherwise it is deemed resigned at closing with no refund. Whether a given home still carries one is a per-home fact to confirm in writing with the Club.

Who owns Tiburón Golf Club, and can you play it without a membership?

The recorded declaration defines the Club as Tiburon Golf Ventures Limited Partnership doing business as Tiburón Golf Club (Section 1.8), and Tiburon Golf Ventures owns the 109.76-acre golf parcel around Marsala (county parcel layer). Marsala is not a bundled golf community: no golf right comes with the deed, and play and clubhouse use come through the Club’s own membership and access policies.

What amenities does Marsala have?

Marsala’s association owns no pool, clubhouse, tennis or pickleball court or fitness room. Its shared amenities are the gated entry and entrance fountain, the lit private street with paver entry and sidewalks, and common landscaping (2024 SOCOTEC reserve study). Recreation is the private lot, 55 of 56 with a pool, the optional Tiburón Golf Club, and North Collier Regional Park with Sun-N-Fun Lagoon, 1.6 miles north on Livingston Road.

Is there a social life in Marsala?

A modest one. The association holds an annual spring social in the neighborhood, held in the cul-de-sac in 2024 and planned again for 2025, and its December 2024 to November 2025 committee roster includes a Social Committee (association minutes and committee roster). The association also hosted a Collier County Sheriff’s Office town hall for all Tiburón communities in February 2025.

What flood zone is Marsala in?

It varies by home. On FEMA’s effective maps, 42 homes sit on panel 12021C0401H (May 16, 2012) and 14 on panels revised February 8, 2024 (seven on 12021C0194J, seven on 12021C0382J). At the county address points 49 homes are in Zone AH, FEMA’s shallow-ponding zone with base flood elevations of 10.0 to 10.5 feet NAVD88, and 7 are in Zone X (FEMA National Flood Hazard Layer, September 2026).

Which Marsala homes have a FEMA Letter of Map Amendment?

Three 2013 FEMA letters cover 47 of the 56 lots: 13-04-3370A (April 16, 2013, 20 lots, whole property removed), 13-04-5566A (July 11, 2013, 12 structures) and 13-04-6908A (August 30, 2013, 15 structures). Lots 6, 7 and 8 need none; lots 2, 3, 17, 20, 23 and 36 have mapped AH under the house and no letter.

How high are Marsala homes above the flood level?

The 23 Marsala homes with county-held elevation certificates show surveyed first floors of 14.91 to 17.7 feet NAVD88, 4.4 to 7.7 feet above the mapped base flood elevation of 10.0 to 10.5 feet (Collier County elevation certificate layer). USGS lidar reads ground of 14.63 to 16.90 feet at all 56 address points, which is why FEMA removed most lots in 2013; for the other 33 homes, ask the seller for a certificate.

Is Marsala’s flood map about to change?

Probably, in its favor. FEMA’s preliminary map for Collier County, issued March 20, 2025, in its appeal period since August 19, 2026 and targeted to take effect in summer 2027, shows all 56 Marsala homes in Zone X, with slivers of high-risk area touching only three footprints (FEMA Preliminary National Flood Hazard Layer; Collier County release, August 19, 2026). Until it takes effect, the current maps govern, and preliminary maps cannot be used to rate a policy.

Does my lender require flood insurance on a Marsala home?

It depends on the lot. Where a 2013 letter removed the property or structure, the letters state that “the Federal mandatory flood insurance requirement does not apply” but “the lender has the option to continue” it. For the six homes with AH under the footprint and no letter, lots 2, 3, 17, 20, 23 and 36, a federally backed mortgage would ordinarily require it; for the 12 letter lots now on the 2024 panels, confirm FEMA carried the letter forward.

Did Marsala flood or suffer damage in Hurricane Ian or Irma?

No Marsala-specific Irma or Ian damage record was found in the court, news and county sources reviewed for this page. Marsala is about 3.3 miles east of US 41, the line the National Weather Service used to bound Ian’s surge flooding, and about 4.7 miles from the Gulf, so its exposure is wind and rain; 55 of 56 homes stood through Irma in 2017 and all 56 through Ian in 2022 (county footprint layers).

Is Marsala in a hurricane evacuation zone?

Yes: Evacuation Zone D, one zone further inland than Escada’s Zone C, outside the Coastal High Hazard Area and landward of the Coastal Construction Line, per Collier County’s GIS layers checked September 25, 2026.

Can a Marsala home get Citizens insurance?

Almost certainly not. Section 627.351(6)(a)3., Florida Statutes, makes a home with a dwelling replacement cost of $700,000 or more ineligible for Citizens in Collier County, and Marsala’s 3,000 to 5,000-square-foot homes almost certainly exceed that. A Marsala owner insures in the voluntary or surplus lines market, where the hurricane deductible, roof age and opening protection drive the premium.

Is homeowners insurance easier on a newer Marsala home?

Generally, the build year helps: most Marsala homes were permitted from 2012 to 2014 under the 2010 Florida Building Code, the rest under later editions. Roof age now matters, because no Marsala home pulled a roof permit from January 2024 to July 2026 (Collier County permit reports), so most roofs date from the 2011 to 2015 build. Under Section 627.701 a policy of $3 million or more may omit the 2% hurricane deductible option, so check the deductible first.

Does Collier’s CRS rating reduce flood insurance in Marsala?

Yes. Unincorporated Collier County holds Community Rating System Class 5, a 25% discount, and FEMA applies it to all Regular Program NFIP policies “including policies outside of the Special Flood Hazard Area,” so both Marsala’s AH homes and its Zone X homes qualify. NFIP building cover caps at $250,000, so full cover on a Marsala home usually adds excess or private flood.

What schools is Marsala zoned for?

Pelican Marsh Elementary, North Naples Middle and Aubrey Rogers High for the 2026-27 school year, for all 56 Marsala Way addresses (Collier County Public Schools zoning tool, checked September 24, 2026). The middle school differs from the rest of Tiburón, which is zoned to Pine Ridge Middle, and older listing data naming Vineyards Elementary and Barron Collier High is out of date; confirm the address with the District.

How is North Naples Middle School rated, and how far is it?

North Naples Middle, at 16165 Learning Lane, earned an A and posted the highest grade of any Collier County middle school for 2025-26, at 85% of available points (Florida Department of Education school grades). It is 3.3 miles from Marsala’s gate, about 6 minutes free-flow, with Pelican Marsh Elementary at 2.6 miles and Aubrey Rogers High at 5.2 (OSRM routing, September 25, 2026).

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

Measured from Marsala’s gate (OSRM, free-flow, September 25, 2026): about 1.5 miles to the Tiburón clubhouse and to Publix on Vanderbilt Beach Road, 2.2 to 2.5 to I-75 at Exit 111, 3.6 to Mercato, 3.9 to NCH North Naples Hospital, 5.1 to 5.2 to Vanderbilt Beach, 6.3 to Waterside Shops, 7.8 to Naples Airport and 25.1 to RSW. The farthest home adds about 0.6 mile; allow longer in season.

What is being built near Marsala?

Mattson at Vanderbilt, up to 150 multifamily rental units on 5.88 acres on the north side of Vanderbilt Beach Road, approved by the Board of County Commissioners in October 2024 and shown “Under Construction” on the county’s planning layer, about 77 meters from the nearest Marsala parcel (Collier Clerk, November 1, 2024; county CityView layer, September 2026). Inside Marsala there is no vacant lot and no new-home permit from January 2024 to July 2026.

How does Marsala compare with Escada at Tiburón?

Escada is Tiburón’s estate enclave: 31 custom homes on 0.62-acre median lots, a Pelican Marsh CDD bond line of about $2,532 in fiscal 2027, one lease a year for one year, and a 36-month recorded median of $5,995,000 on 4 sales. Marsala offers 56 newer homes on 0.37-acre median lots, no CDD line at all, leases from 30 days, its own gate and 10 recorded sales at a median of $3,187,500 over the same period (Collier County Property Appraiser).

Where can I read Marsala’s governing documents?

In the Collier County Clerk’s Official Records: the 2006 declaration and by-laws (OR 4094, Page 1788), the 2017 leasing amendment (OR 5447, Page 3375) and the 2022 resale capital assessment amendment (OR 6199, Page 2562). The association also posts its FAQ, rules, design guidelines and financial statements on its own website.

What should I check before making an offer on a Marsala home?

The home’s FEMA letter by case number, its elevation certificate and panel; its roof age, opening protection and permits; both estoppel certificates, with the $3,000 resale capital assessment and the master contribution; the seller’s Chapter 720 disclosure summary; the lease status if tenanted; and, if golf matters, whether a Signature Membership can transfer and the 30-day deadline. Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Frequently Asked Questions, Seller Edition

These Marsala at Tiburón seller questions are answered from the recorded Marsala declaration, the association’s published documents, the Collier County roll and sales file and the Southwest Florida MLS Matrix, pulled September 18, 2026. Tax and legal questions are answered at the level of the public rule; your CPA and closing attorney answer them for your sale.

What is my Marsala at Tiburón home worth?

Start with the ten recorded Marsala resales from September 2023 to August 2026, $2,550,000 to $4,950,000 with a median of $3,187,500 (Collier County Property Appraiser sales file), and the five closings in the year to September 18, 2026 at a median of $3,500,000 (Southwest Florida MLS Matrix). Then adjust for plan, storeys, lot, water or fairway frontage, condition and roof age; the value of a specific home is a judgment built from those sales.

How do I get a Marsala home valuation?

Request a free Marsala at Tiburón home valuation, or call Jesse direct at (239) 898-6072. We price against the Marsala sales that fit your home: its plan, whether it is a water lot or a fairway lot, its county quality class and its condition, not a Naples average.

What have Marsala homes sold for in the last twelve months?

Five closings in the year to September 18, 2026: 14472 Marsala Way at $3,500,000 (September 2025), 14500 at $3,095,000 (December 2025), 14459 at $3,950,000 and 14495 at $2,800,000 (both June 2026) and 14419 at $4,000,000 (recorded July 2, 2026), per the Collier County Property Appraiser sales file. Those are the same five sales the Southwest Florida MLS Matrix reports, median $3,500,000.

What is the record sale in Marsala?

$4,950,000, for 14451 Marsala Way, recorded May 13, 2025 (OR 6470, Page 3491), a 2018 custom home on 0.77 acre and the only Marsala house the county grades RC-30 (Collier County Property Appraiser). The next-highest recorded price is the $4,065,000 for 14419 Marsala Way in August 2023, a home that sold again for $4,000,000 in July 2026.

How do I price a Marsala home when there are so many different houses?

Read the repeat sales, which hold the house constant. 14472 went from $1,047,200 new in 2012 to $3,500,000 in 2025, 14495, a Palacio, from $936,500 in 2013 to $2,800,000 in 2026, and 14471 from $815,000 in 2012 to $2,550,000 in 2024 (Collier County Property Appraiser sales file). The spread between those resales, $2.55 million to $3.5 million, is the WCI-era range; larger custom homes have sold at $3.95 million to $4.95 million.

Which comparable sales are fair for a Marsala home?

Marsala’s own sales first. From September 2023 to August 2026 Marsala recorded 10 qualified sales at a median of $3,187,500, against Serafina’s 4 at $3,062,500, Norman Estates’ 4 at $2,762,500 and Escada’s 4 at $5,995,000 (Collier County Property Appraiser). Serafina and Norman Estates sit on lots about half Marsala’s size and carry a CDD line, so they bound a Marsala price from below rather than set it.

Are online automated home-value estimates accurate for Marsala?

They struggle here. Automated models lean on county data, and the county cut the median Marsala just value 8.6% for 2026 while recorded sale prices rose, and county area fields miss the upper floor of two-storey homes (Collier County Property Appraiser). A model also cannot see which homes back onto a lake and which onto the 15th fairway; our valuation starts from the recorded sales and the house.

How does my county just value relate to what my Marsala home will sell for?

Loosely. 14472 Marsala Way recorded a $3,500,000 sale in September 2025, and its 2026 preliminary just value is $2,327,744; the Marsala median just value is $2,166,654 against a 36-month median sale of $3,187,500 (Collier County Property Appraiser). Just value is a mass-appraisal figure for taxes, not a price.

Does golf frontage, a lake view or a cul-de-sac lot add value in Marsala?

The largest lots clearly do: the record $4,950,000 sale and the highest just value both sit on 0.74 to 0.77-acre lots in the southwest cul-de-sac (Collier County Property Appraiser). Between a standard water lot and a fairway lot, ten sales in three years are too few to put a number on the difference, so we price your frontage against the specific comparable sales and make the view a lead point in the listing.

Does a pool add value to a Marsala home?

In Marsala a pool is expected rather than extra: 55 of 56 homes have one and 37 have a screen enclosure (Collier County Property Appraiser roll, 2026 preliminary). A buyer will notice a tired cage, pool finish or equipment more than the pool itself, so keep the enclosure and equipment permits in the file.

Should I renovate my Marsala home before selling?

Selectively. Owners are investing: the county’s permit reports show 71 permits at 30 of 56 homes from January 2024 to July 2026, including four remodels declared at $173,495 to $500,000. Because most home sites are mapped Zone AH, a remodel costing 50% or more of the building’s value can trigger the county’s substantial-improvement review; before listing, systems, openings and a documented roof usually repay better than a kitchen.

What devalues a Marsala home the most?

An aging roof, unprotected openings, unpermitted work and an unresolved flood question. Most Marsala roofs date from the 2011 to 2015 build and none was replaced under permit from January 2024 to July 2026 (Collier County permit reports), and on the six AH homes with no FEMA letter a lender will usually require flood insurance, which a buyer prices in. A current elevation certificate and a wind-mitigation report answer both.

How long does it take to sell a Marsala home?

The two current Marsala listings stood at 6 and 142 days on market on September 18, 2026, and across Tiburón’s 32 closings in the prior twelve months the median was 86 days (Southwest Florida MLS Matrix). Two listings against five closings a year is about 4.8 months of supply for Marsala, tighter than Tiburón’s 7.5 months; plan on a season, and less if the home is priced to the recent sales.

How many Marsala homes are for sale right now, and is that a lot?

Two on September 18, 2026, 2 of Tiburón’s 20 active listings (Southwest Florida MLS Matrix). Against five closings in the year before, that is a normal pace for a 56-home neighborhood, and it means your listing competes with one or two others at most, which rewards pricing and presentation.

Are home prices dropping in Naples, and in Marsala?

Not on Marsala’s recorded sales: the median qualified sale rose from $1,762,500 for 2020 to 2022 to $3,187,500 for 2023 to 2026, and the twelve-month median to September 18, 2026 was $3,500,000 (Collier County Property Appraiser; Southwest Florida MLS Matrix). The softness is at the top and in the county’s numbers: just values fell 8.6% for 2026, and 14419 Marsala Way resold in 2026 at $65,000 below its 2023 price.

Why are so many people leaving Naples, and is that true in Marsala?

Marsala’s record shows owners staying. Homesteaded homes rose from 39 on the 2021 roll to 42 on the 2026 preliminary roll, 75.0% of the neighborhood, and 49 of 56 owners mail their tax bills to Florida addresses (Collier County Property Appraiser). Four resales recorded in 2025 against 56 homes is ordinary turnover, not an exodus.

Should I sell my Marsala home now or wait?

That depends on your plans more than the market. Marsala’s twelve-month median of $3,500,000 is its highest yet, but the 2026 repeat sale of 14419 below its 2023 price and the county’s lower 2026 values suggest the top has leveled. If you are selling within a year, listing with a complete file before the winter season is the stronger position.

What is the best time of year to list a Marsala home, and the hardest month to sell?

In Tiburón, season buys speed, not price. Of 32 closings in the year to September 18, 2026, 16 fell in January to May and 16 in June to December; median days on market was 81 against 102.5, while the median sold-to-list ratio was 93.70% against 93.88%, and August 2026 had no closings (Southwest Florida MLS Matrix). Listing in the fall catches the buyers who arrive in January.

Who buys homes like Marsala’s in Naples?

Judging by today’s owners, mostly buyers who make Naples home: 75.0% of Marsala homes are homesteaded, and the seven owners who mail tax bills outside Florida are in Pennsylvania, Kentucky, New York, Indiana and Ontario (Collier County Property Appraiser roll). We market to both the move-up local buyer and the out-of-state buyer relocating for good.

Is the insurance market affecting what buyers will pay in Marsala?

Yes, through the house. Marsala homes exceed Citizens’ $700,000 eligibility cap, so every buyer shops the voluntary market, where roof age, opening protection and the hurricane deductible drive the premium, and flood cover depends on the lot’s FEMA letter. A home with a documented roof, impact openings, a wind-mitigation report and its elevation certificate is easier to insure and easier to sell.

Who is the best realtor for Marsala at Tiburón?

We believe it is the team that knows the Marsala record in the detail on this page: every recorded sale since 2008, the water and non-water lots, the three FEMA letters by case number, the resale capital assessment and the membership transfer clause. McGreevy and Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012, with $900 million in personal sales. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we built this page from the recorded Marsala documents.

How will my Marsala home be marketed?

With professional photography, video and drone, the MLS, our qualified-buyer database and scheduled private showings, backed by a document file ready for the buyer’s agent. Marsala’s declaration bars signs of any kind on a lot or a parked vehicle without written consent, and it bars open houses, sales events and auctions (Sections 4.14 and 4.15), so marketing does the work a yard sign and an open house do elsewhere.

How do showings work at Marsala’s gate?

By appointment only: the declaration requires anyone viewing a home to have an appointment and to be accompanied at all times by a licensed salesperson (Section 4.15). Buyers come in through Marsala’s own gate on Livingston Road, where access runs on the LiftMaster myQ system with resident-issued guest passes, so we schedule each showing and its pass in advance; vendor and delivery access runs 7 a.m. to 10 p.m.

Should I sell my Marsala home off market?

Sometimes, for privacy or timing. With only two Marsala listings at a time and a buyer pool that pays $2.8 million to $4.0 million, an off-market sale can cost you the competition that sets the price, so we usually recommend a quiet pre-market period followed by a full launch to the widest pool of qualified buyers.

Can I sell my Marsala at Tiburón home without a realtor?

Yes; Florida law does not require a broker. The no-sign and no-open-house rules, accompanied showings, the Chapter 720 disclosure summary, two estoppel certificates, the membership transfer deadline, the flood letters and pricing among very different houses 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.

Can I sell my Marsala home as is?

Yes. An as-is sale still needs the seller’s Chapter 720 disclosure summary and the estoppel certificates, and the buyer’s inspector and insurer will still ask about the roof, openings and flood documents, so the file matters as much as the condition.

What are seller closing costs on a Marsala sale?

Typically the brokerage commission, documentary stamp tax on the deed, the owner’s title policy where the contract assigns it to the seller, estoppel and association items, prorated taxes and assessments, and any mortgage payoff. Unlike elsewhere in Tiburón there is no CDD line to prorate. The contract controls; ask us for a net sheet built on your home.

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, $0.70 per $100 of price under Section 201.02, Florida Statutes, and the owner’s title insurance policy, but the purchase contract controls and both are negotiable.

Who pays Marsala’s $3,000 resale capital assessment, buyer or seller?

The buyer, unless the contract says otherwise. Declaration Section 7.13 (OR 6199, Page 2562) levies $3,000 “upon the transferee”, due at closing, and makes it the buyer’s obligation “unless the transferor and transferee otherwise expressly agree”; the amount is fixed at the figure in effect when the contract was fully signed. Four resales in 2025 put $12,000 into Marsala’s reserve fund this way (2025 compiled financial statements).

When I sell, do I have to pay the Marsala association a fee?

Not a transfer fee: the declaration’s one resale charge, the $3,000 capital assessment, falls on the buyer unless the contract shifts it. The seller’s association costs are the estoppel certificates, whose fee the contract assigns, and any assessments owed through closing. The tax treatment of these items is a question for your CPA.

What is the maximum estoppel fee in Florida, and how many does a Marsala sale need?

Two: one from the Marsala association and one from Tiburon Estates, the master. Section 720.30851, Florida Statutes, requires each within 10 business days and caps the base fee at $250, plus $100 for expedited delivery and up to $150 if the account is delinquent, adjusted for inflation by the state; each certificate must also disclose capital contributions such as Marsala’s $3,000. The purchase contract sets who pays.

How are HOA and master dues prorated at closing?

Both associations bill quarterly, and Marsala’s assessments are due on the first day of each calendar quarter (declaration Section 7.3), so the amounts are prorated to the closing date on the estoppel figures. Property taxes are prorated separately; a Marsala tax bill carries only the $261.91 county garbage charge in non-ad valorem assessments (Collier County Tax Collector, 2025).

Is there a CDD balance to pay off or disclose when I sell a Marsala home?

No. Marsala lies outside the Pelican Marsh Community Development District (recorded declaration OR 4094, Page 1788, Section III), and no Marsala parcel has carried a CDD operating or bond line in five certified tax years (Collier County Property Appraiser roll). Against homes elsewhere in Tiburón paying about $2,000 to $4,600 a year in non-ad valorem charges, that is a selling point we put in front of every buyer.

Does the Marsala association have to approve my buyer?

No. There is no sale-approval or right-of-first-refusal article in the recorded declaration, and the association’s FAQ says it has no application process for new owners. If your buyer plans to lease the home, the lease itself needs association approval, with the signed lease due at least 20 days before occupancy (OR 5447, Page 3375).

What documents must a Marsala seller give the buyer?

The Chapter 720 disclosure summary, before the buyer signs: under Section 720.401, Florida Statutes, if it is not provided first the buyer may void the contract within 3 days of receiving it or before closing. For Marsala it should list no CDD assessment. Add the governing documents, rules and design guidelines and both estoppel certificates; we assemble the set before listing.

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 Marsala, disclose any flood claims or water intrusion you know of, provide your elevation certificate and the FEMA letter that covers your lot (13-04-3370A, 13-04-5566A or 13-04-6908A), and note that FEMA’s preliminary map, not yet in effect, shows every Marsala home in Zone X.

Does my Marsala sale need a milestone inspection or reserve study disclosure?

No. Those laws (Sections 553.899 and 718.112(2)(g), Florida Statutes) apply to condominium and cooperative buildings, and Marsala is a Chapter 720 homeowners association of detached homes. That is a real selling point against Tiburón’s condominiums, whose buyers must weigh both laws.

Can I sell my Marsala home with a special assessment pending?

Yes. The estoppel certificates disclose levied and pending assessments, and the contract allocates them. None appears in the Clerk index or the minutes we read, the replacement fund held about $186,000 at the end of 2025 (2025 compiled financial statements), and the by-laws require any special assessment to state its purpose and be spent on it or credited back (Section 10.7).

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

Not by law, but a wind-mitigation report on Form OIR-B1-1802 helps a buyer price insurance on a home outside Citizens’ reach, and a 4-point inspection answers the roof and systems questions before the buyer asks. Five Marsala homes pulled window, door or shutter permits, and owners pulled 30 HVAC permits, from January 2024 to July 2026 (Collier County permit reports); have yours and any report ready.

Will a 2011 to 2015 roof hurt my Marsala sale?

It can shape the offer. Most Marsala roofs date from the original build, and no Marsala home pulled a roof permit from January 2024 to July 2026 (Collier County permit reports), so buyers’ insurers will ask the roof’s age and condition. Have the original permit date, any repair records and a roof inspection ready, and price with the roof’s remaining life in mind.

Can I sell my Marsala home while a tenant is in it?

Yes. The buyer takes subject to the approved lease, and Marsala’s lease form runs no longer than twelve months with renewals needing association approval (2026 lease application; OR 5447, Page 3375). Disclose the end date and the tenant’s showing terms at the start and coordinate the closing with the term.

Can I keep a moving container at my Marsala home while I move out?

Briefly. A 2024 board decision lets a selling owner keep a PODS-type container in the driveway for up to 48 hours, never in the street (association minutes, February 2024), and vendor and moving access at Marsala’s gate runs 7 a.m. to 10 p.m.

Does my Tiburón golf membership transfer when I sell?

A Signature Membership can pass to your buyer without a new membership fee if you are in good standing and resign effective at closing and your buyer applies at least 30 days before closing and is approved; miss that and it is deemed resigned at closing with no refund (declaration Section 17.3). Raise it at listing and write it into the contract timeline.

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

For a Signature Membership that is not transferred, the declaration says no refund. The Club’s Membership Plan controls membership terms over the declaration (Section 17.3), so for a Medallion membership, ask the Club in writing what, if anything, is refundable or transferable at your sale.

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

Those are questions for your CPA. Florida has no state income tax, so the question is federal, and the primary-residence exclusion depends on your ownership and use; Florida’s portability rule lets a homestead owner carry part of a Save Our Homes benefit to a new Florida homestead within a set window, administered by the county property appraiser.

Sources and Authoritative References

Every Marsala at Tiburón fact on this page comes from a recorded instrument, a state, county or federal record, the Marsala at Tiburon Homeowners Association’s own published documents, FEMA, the developer’s archived records, the Collier County Property Appraiser roll (tax year 2026 preliminary) or the Southwest Florida MLS Matrix, pulled September 18, 2026.

The primary sources are grouped below by who issued them, numbered continuously.

Recorded Marsala Instruments, Collier County Clerk Official Records

1. Declaration of Neighborhood Covenants, Conditions and Restrictions for Marsala at Tiburon, with the By-laws as Exhibit B, OR 4094, Page 1788 (August 24, 2006)
2. Plat reference sheet, Marsala at Tiburon, Plat Book 47, Pages 11 to 14, Section 31, Township 48 South, Range 26 East, OR 4108, Page 480 (September 19, 2006)
3. First Amendment to the Declaration, restoring the Articles of Incorporation as Exhibit A, OR 4661, Page 2446 (March 16, 2011)
4. Second Amendment to the Declaration, lien priority after foreclosure and amendment procedure, OR 4740, Page 922 (November 29, 2011)
5. Third Amendment to the Declaration, encroachment easements for air-conditioning and pool equipment, OR 4991, Page 1413 (December 11, 2013)
6. Fourth Amendment to the Declaration, Master Irrigation Distribution System, Section 9.3, OR 5003, Page 1933 (January 27, 2014)
7. First Certificate of Amendment to the By-laws, quorum, OR 5122, Page 957 (February 19, 2015)
8. Fifth Amendment to the Declaration, 51 percent amendment vote, OR 5177, Page 3203 (July 24, 2015)
9. Second Certificate of Amendment to the By-laws, OR 5177, Page 3206 (July 24, 2015)
10. Third Certificate of Amendment to the By-laws, notice and board terms, OR 5241, Page 2406 (February 11, 2016)
11. Certificate of Amendment to the Declaration and By-laws, individual assessments, lien and a board of five, OR 5394, Page 3078 (May 16, 2017)
12. Corrective First Certificate of Amendment to the By-laws, OR 5420, Page 2285 (July 31, 2017)
13. Corrective Second Certificate of Amendment to the By-laws, OR 5420, Page 2287 (July 31, 2017)
14. Corrective Third Certificate of Amendment to the By-laws, OR 5421, Page 3845 (August 2, 2017)
15. Seventh Certificate of Amendment to the Declaration and Fifth Amendment to the By-laws, leasing, cameras, maintenance standard, design review appeals, proxies and fines, OR 5447, Page 3375 (November 9, 2017)
16. Amendment creating Section 7.13, Resale Capital Assessment of $2,000, OR 5722, Page 1790 (January 31, 2020)
17. Certificate of Amendment raising the Section 7.13 Resale Capital Assessment to $3,000, OR 6199, Page 2562 (December 19, 2022)

Common Area, Easement and County Agreement Instruments, Collier County Clerk Official Records

18. Access and Irrigation Easement, Tiburon Golf Ventures LP to the association, pump station and well head, OR 4698, Page 3382 (July 6, 2011)
19. Landscape Maintenance Agreement, Livingston Road right-of-way, Collier County Board of County Commissioners and the association, OR 4707, Page 2568 (August 3, 2011)
20. Quit-Claim Deed, Tracts A and C-1 to C-4 (private street and common areas), WCI Communities LLC to the association, OR 4964, Page 260 (September 11, 2013)
21. Assignment and Assumption of Irrigation Easement, WCI to the association, OR 4975, Page 2933 (October 16, 2013)
22. Assignment and Assumption of Drainage Easement, WCI to the association, OR 4975, Page 2936 (October 16, 2013)
23. Grant of Telecommunications Easement, the association to Hotwire Communications, Lots 1 to 56 and Tracts A, B and C-1 to C-4, OR 6025, Page 2527 (October 12, 2021)
24. Collier County Clerk, Official Records public inquiry system
25. Collier County Clerk, Official Records document search

Tiburón Master Instruments and the Master Association

26. Declaration of Covenants, Conditions and Restrictions for Tiburon Estates, OR 2579, Page 364 (August 6, 1999)
27. Supplement to the master declaration adding Tiburon Golf Ventures land, OR 2651, Page 1168 (March 14, 2000)
28. Amendment to Supplement, the 29.457-acre Future Residential Tract at Touchstone in Section 31, OR 3705, Page 3937 (December 29, 2004)
29. Master association amendment, Capital Contribution Assessment, OR 6149, Page 45 (July 6, 2022)
30. Tiburon Estates Homeowners Association, board and member associations

Florida Division of Corporations (Sunbiz)

31. Marsala at Tiburon Homeowners Association, Inc., N06000007515, detail (incorporated July 14, 2006)
32. Articles of Amendment filed August 30, 2010, filed image
33. Sunbiz name search, Marsala at Tiburon
34. Tiburon Golf Ventures Limited Partnership, B98000000435
35. Tiburon Golf Ventures, Inc., F98000003366

Marsala at Tiburon Homeowners Association, Published Documents

36. Marsala at Tiburon Homeowners Association, home page (“Club memberships are not required for Marsala homeowners”)
37. Homeowner FAQs page
38. 2024 to 2025 Policies and FAQs (rev. 01/25)
39. Declaration of Neighborhood Covenants, Conditions and Restrictions, as posted by the association
40. Declaration, covenants and amendments, compiled by the association
41. By-laws with amendments, as posted by the association
42. Rules and Regulations, board resolutions of April 25 and August 30, 2018
43. Financial statements, year ended December 31, 2022
44. Financial statements, year ended December 31, 2023
45. Financial statements for 2024 with the SOCOTEC reserve study of September 30, 2024
46. 2025 compiled financial statements, year ended December 31, 2025 (FY2025 operating budget $124,068)
47. Committees, December 2024 to November 2025
48. Visitor Access Overview, LiftMaster myQ kiosk (December 15, 2024)

Pelican Marsh Community Development District, Collier County Tax Collector and Florida Department of Revenue

49. Pelican Marsh CDD, February 15, 2017 board meeting minutes
50. Pelican Marsh CDD, Transponder Policies, Rules and Regulations
51. Pelican Marsh CDD, community information document index
52. Pelican Marsh CDD, policies index
53. Pelican Marsh CDD, fiscal 2019 budget, debt service schedules by neighborhood (Marsala not listed)
54. Pelican Marsh CDD, fiscal 2026 adopted budget
55. Pelican Marsh CDD, fiscal 2027 adopted budget
56. Pelican Marsh CDD, July 15, 2026 board meeting minutes (Series 2022 schedule by neighborhood)
57. Pelican Marsh CDD, audited financial statements for the year ended September 30, 2025
58. Florida Auditor General, Pelican Marsh CDD annual financial report, fiscal year ended September 30, 2025
59. Florida Administrative Code, Chapter 42P-1, Pelican Marsh Community Development District boundary
60. Collier County Tax Collector, 2025 bill, account 59810000144 (Marsala Lot 2), county garbage charge $261.91 and no CDD line
61. Collier County Tax Collector, 2025 bill, account 59810000908 (Marsala Lot 40)
62. Collier County Tax Collector, 2024 bill, account 59810000144 (Marsala Lot 2)
63. Collier County Tax Collector, 2025 bill, account 31340000289 (Escada Lot 1, for comparison, with CDD lines)
64. Florida Department of Revenue, Table 1, Comparison of Taxes Levied, Collier County, fiscal 2024-25 and 2025-26

Florida Statutes and State Agencies

65. Section 720.401, Florida Statutes (2026), homeowners association disclosure summary
66. Section 720.30851, Florida Statutes (2026), estoppel certificates
67. Section 553.899, Florida Statutes (2025), milestone inspections (condominium and cooperative buildings only)
68. Section 718.112, Florida Statutes (2025), condominium reserves and structural integrity reserve studies
69. Section 627.351, Florida Statutes (2025), Citizens Property Insurance eligibility
70. Section 627.701, Florida Statutes (2025), hurricane deductibles
71. Section 627.0629, Florida Statutes (2025), windstorm mitigation discounts
72. Section 215.5586, Florida Statutes (2025), My Safe Florida Home
73. Florida Senate, Bill Analysis and Fiscal Impact Statement, CS/SB 1028 (2026), February 11, 2026
74. Florida Office of Insurance Regulation, Uniform Mitigation Verification Inspection Form OIR-B1-1802
75. Citizens Property Insurance Corporation, flood requirements
76. Citizens Property Insurance Corporation, 2026 Rate Kit
77. Citizens Property Insurance Corporation, Depopulation Program
78. Citizens Property Insurance Corporation, mitigation inspection form changes, March 19, 2026
79. Florida Building Commission, Florida Building Code effective dates
80. Florida Building Commission, 2023 Florida Building Code effective dates

FEMA, NOAA and Other Federal Sources

81. FEMA National Flood Hazard Layer MapServer (FIRM panel 12021C0401H, effective May 16, 2012; panels 12021C0194J and 12021C0382J, effective February 8, 2024)
82. FEMA Preliminary National Flood Hazard Layer MapServer (preliminary map)
83. FEMA Letter of Map Amendment 13-04-3370A, 20 Marsala lots, property removed (April 16, 2013)
84. FEMA Letter of Map Amendment 13-04-5566A, 12 Marsala lots, structure removed (July 11, 2013)
85. FEMA Letter of Map Amendment 13-04-6908A, 15 Marsala lots, structure removed (August 30, 2013)
86. FEMA, Letters of Map Change Revalidation fact sheet (revised November 2017), as hosted by the Georgia DFIRM program
87. FEMA, Community Rating System
88. FEMA National Flood Insurance Program, FloodSmart agent guide, types of coverage
89. National Weather Service Miami, Hurricane Irma local report
90. National Weather Service Miami, Hurricane Ian summary
91. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian (AL092022)
92. National Hurricane Center, Tropical Cyclone Report, Hurricane Wilma (AL252005)
93. USGS 3DEP Elevation Point Query Service
94. U.S. Census Bureau geocoder
95. U.S. Census Bureau TIGERweb Transportation MapServer
96. Homeland Infrastructure Foundation-Level Data, Electric Retail Service Territories

Collier County Government, Collier County Clerk Notices and Collier County Public Schools

97. Collier County Site Address Points layer
98. Collier County Property Appraiser Building Footprints 2000 to 2025
99. Collier County parcel layer
100. Collier County 2024 FEMA flood zones layer
101. Collier County Elevation Certificates layer
102. Collier County ArcGIS services (evacuation zones, coastal high hazard area, wind load, zoning, PUD, future land use, CDD boundaries, CityView projects)
103. Collier County Public Utilities ArcGIS services (water, wastewater and service-area layers)
104. Collier County garbage and recycling collection days layer
105. Collier County water and wastewater franchise areas layer
106. Collier County Growth Management, monthly building permit reports
107. Collier County, issued building permits report, July 2026
108. Collier County, permit history and permit search
109. Collier County CityView permit portal (2011 to present)
110. Collier County, Proposed Flood Insurance Rate Map Reflects Changes to Local Flood Risk (August 19, 2026)
111. Collier County Floodplain Management, 2026 Flood Protection Newsletter
112. Collier County, PUD Master List and Maps
113. Collier County, Planning and Zoning Maps
114. Collier County Board of County Commissioners, public agendas portal
115. Collier County Clerk, Development of the Mattson with 150 Multifamily Rental Units at Vanderbilt Residential Subdistrict Approved (November 1, 2024)
116. Collier County Clerk legal notice, Mattson at Vanderbilt GMPA and PUDZ, PL20220001010 and PL20220001011, Board of County Commissioners, September 24, 2024
117. Collier County Parks and Recreation, Sun-N-Fun Lagoon general information
118. Collier County Public Schools, interactive zoning tool
119. Collier County Public Schools, zoning service query for 14520 Marsala Way, 2026-27

Developer Records, SEC Filings and Contemporary Press

120. WCI Communities, Marsala at Tiburón from the $860s, plan list with sizes (archived May 26, 2013)
121. WCI Communities, Marsala site plan page (archived May 26, 2013)
122. WCI Communities, 14394 Marsala Way quick-delivery Estrella home page (archived March 4, 2013)
123. WCI Communities, Treviso plan page, Marsala (archived March 4, 2013)
124. WCI Communities, Tiburón home page with the Cortez at 14517 Marsala Way (archived January 5, 2014)
125. WCI Communities, Inc., 2013 registration statement, Exhibit 10.2, SEC EDGAR
126. WCI Communities, Inc., Form 10-K for fiscal 2007, SEC EDGAR
127. WCI Communities, Inc., Form 8-K Exhibit 99.1, Chapter 11 announcement, August 4, 2008, SEC EDGAR
128. Florida Weekly (Naples), Three new plans introduced at Marsala in WCI’s Tiburon (May 19, 2011)
129. Naples Daily News, WCI Communities Marsala neighborhood at Tiburon nearing sell out (February 16, 2014)

Tiburón Golf Club Records

130. Tiburón Golf Club, membership page
131. Tiburón Golf Club, Signature membership category sheet (2025)
132. Tiburón Golf Club, Medallion membership category sheet (2025)
133. Tiburón Golf Club, Associate membership category sheet (2025)
134. Tiburón Golf Club, Black course tour data
135. Tiburón Golf Club, Black course scorecard (2023)

Escada at Tiburón Comparison Records

136. Escada at Tiburon, Certificate of Amendment and Amended and Restated Declaration, Articles and Bylaws, OR 4467, Page 3164 (July 2, 2009)
137. Declaration of Neighborhood Covenants, Conditions and Restrictions for Escada at Tiburon, OR 2677, Page 1622 (May 19, 2000)
138. Escada at Tiburon Homeowners Association, Inc., N00000003069, Sunbiz detail
139. Collier County Public Schools, zoning service query for 2530 Escada Ct, 2026-27

Data Files Cited in Plain Text

140. Collier County Property Appraiser bulk roll, tax year 2026 preliminary (parcels, buildings, legal descriptions, sales, value history, millage), files dated August 29, 2026
141. Collier County Property Appraiser parcel polygon file, August 29, 2026
142. Collier County Property Appraiser DOR-qualified recorded sales for the Marsala at Tiburon plat, 2006 to August 2026, drawn from the same roll
143. Southwest Florida MLS Matrix, Development TIBURON, active and 12-month closed, pulled September 18, 2026
144. OpenStreetMap golf-hole, water and street geometry around Marsala Way, read September 25, 2026 (crowd-sourced; used only to cross-check the Black course holes behind the lots against the club’s own course data)

Downloadable Documents

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

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

Market data from Southwest Florida MLS, pulled September 2026.

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