Tiburón - Norman Estates

McGreevy and Comisar are the team The Norman Estates at Tiburón sellers call first, and the team its buyers call when they want the neighborhood’s real record: what the 27 homes on Medallist Lane have actually sold for since the first of them sold new in May 2000, which lots back onto the opening hole of the Black Course and which back onto the landscaped buffer along Tiburon Drive, what the Pelican Marsh line on a Norman Estates tax bill pays for, and why it sits outside Tiburón’s staffed gatehouse, behind a gate of its own. The Norman Estates at Tiburón is a gated enclave of 27 detached zero-lot-line villas inside the master-planned community of Tiburón in Naples, Florida. It is Tiburón’s first-platted neighborhood, its oldest single-family one and the closest to the club: one private loop, Medallist Lane, Naples, FL 34109, entered from Tiburon Drive beside the Tiburón clubhouse and the Ritz-Carlton Golf Resort, built from 2000 to 2003 on the first plat ever recorded in Tiburón, with a private pool and spa at every home. Its record qualified sale is $3,300,000 for 2742 Medallist Ln, recorded May 16, 2025 (Collier Clerk, OR 6472/16). Its association, NORMAN ESTATES AT TIBURON HOMEOWNERS ASSOCIATION, INC., Sunbiz N98000007189, was filed on December 21, 1998, the oldest association in Tiburón. 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 The Norman Estates than any other source we know of. It is built from the 45-page Declaration of Neighborhood Covenants, Conditions and Restrictions recorded for Norman Estates on December 1, 1998, the Membership Covenant recorded against the same land four minutes later, WCI’s three amendments of 1999, 2000 and 2001, the owners’ 58-page Amended and Restated Declaration, Articles and Bylaws of 2013 and their amendments of 2015, 2018 and 2025, including the recorded Architectural Standards; the plat reference sheet, the 1998 land deed, the 2003 deeds of the road and common tracts to the association, the privacy-wall easements, the county’s 2004 order of taking and the county roll’s record of every parcel in the plat; the Florida Division of Corporations records of the association, the building partnership and its general partner; WCI Communities’ own filings with the Securities and Exchange Commission from 2001 to 2004; the Tiburón master declaration and its amendments; the Collier County Property Appraiser roll (tax year 2026 preliminary, with certified history from 2021) and every recorded Norman Estates deed since 2000; the Collier County Tax Collector’s 2025 bills; FEMA’s effective and preliminary flood maps, measured house by house against the county’s building footprints and USGS lidar, with the neighborhood’s one Letter of Map Amendment and one public elevation certificate; Collier County building permit reports from January 2020 to August 2026; the Collier County Public Schools zoning tool for all 27 addresses; 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 The Norman Estates 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 The Norman Estates fits, and which of its 27 homes, before a listing even appears.

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

Why McGreevy and Comisar Are the Best Realtor for The Norman Estates at Tiburón

McGreevy and Comisar are the best realtor for The Norman Estates 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 Norman Estates market read built on every recorded deed, the covenants and the county’s lot-by-lot record.

If you’re searching for the best realtor for The Norman Estates at Tiburón in Tiburón, Naples, whether you’re ready to sell your The Norman Estates 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 The Norman Estates for a specific reason. It looks like the simplest neighborhood in Tiburón to price, and it is not. From the street it is 27 pool homes of one era on one loop, built between 2000 and 2003, every main house in the same county construction class. But the lots are not the same: fourteen of them, on the east side, back onto land owned by the golf course along the Black Course’s first hole, three of those look over a golf-owned lake, and the ten on the west side back onto the association’s landscaped buffer along Tiburon Drive. The houses are not the same either: the county’s measurements show a one-storey family of eleven homes and a larger, mostly two-storey family of sixteen, and since 2020 owners have taken out remodel permits of $250,000 and $500,000, filed a $295,000 application on a third, and reroofed seven homes. The record is thin: two MLS closings in the last twelve months, four qualified county sales in the last three years, and a February 2026 deed at a higher price than any market sale that the Property Appraiser did not qualify. A listing agent who prices a Norman Estates home off a North Naples average, off one neighbor’s sale or off that unqualified deed misses all of it.

Recent The Norman Estates at Tiburón track record (last 12 months): In the last 12 months The Norman Estates at Tiburón has seen 2 resales in the Southwest Florida MLS Matrix (pulled September 18, 2026, covering closings dated September 18, 2025 to September 18, 2026): $2,700,000 for 2757 Medallist Ln, a three-bedroom home of 3,248 square feet of living area, recorded February 23, 2026 (Collier Clerk, OR 6557/3110), and $2,825,000 for 2741 Medallist Ln, a four-bedroom home of 4,049 square feet, recorded June 23, 2026 (Collier Clerk, OR 6602/3349). We tracked both closings against their recorded county deeds, and the Collier County Property Appraiser sales file (files dated August 29, 2026) carries the same two houses at the same two prices as qualified market sales. The highest qualified sale ever recorded at The Norman Estates is $3,300,000 for 2742 Medallist Ln in May 2025, before the twelve-month window. The Matrix pull behind this page recorded the Norman Estates count, prices and median price per square foot, not the listing office on each closing, so we state no represented-sale count here, and on two sales we publish no Norman Estates sale-to-list ratio or median as a market rate. One Norman Estates home was for sale on September 18, 2026. Ask us and we will walk you through both closings, and every qualified county sale since the first homes closed in 2000, one by one.

For Norman Estates 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 The Norman Estates the discretion is written into the recorded standards: “For Sale” and realtor signs are not permitted except open-house direction signs, and no solicitation is allowed at any time (Architectural Standards, section 3.0, recorded February 24, 2025, OR 6441/2978; Amended and Restated Declaration, section 9.4). Every showing passes the neighborhood’s own automated gate off Tiburon Drive rather than Tiburón’s staffed gatehouse, so we arrange buyer access with the association ahead of each appointment. We build the paperwork file before the first showing: estoppel certificates for the Norman Estates association and the Tiburon Estates master association; the master association’s one-time capital contribution of a quarter of its annual assessment, charged to each new owner (OR 6149/45, 2022); the Chapter 720 disclosure summary, which for The Norman Estates must flag the Pelican Marsh Community Development District; the flood facts for your lot, which at The Norman Estates means Zone X on FEMA’s panel 12021C0382J and, at two homes, a Letter of Map Amendment or an elevation certificate; the permit history of your roof, openings, generator and any remodel; the lease file, if your home is rented, because every Norman Estates lease is an association-approved annual lease; and, if your buyer wants to take over your Tiburón Golf Club Signature Membership, the club transfer application, which the recorded covenants say must be filed at least 30 days before closing. The recorded covenants set out no approval procedure for an ordinary sale, which is one step fewer than at Serafina; the estoppel certificate confirms the association’s current practice.

For Norman Estates buyers: the first question at The Norman Estates is the lot, because the lot decides what sits behind the pool. Lots 1 to 14 share their rear line with golf-course land, 12 to 14 with a golf-owned lake, and Lots 15 to 17 look toward that lake across a narrow strip; Lots 18 to 27 back onto the association’s buffer along Tiburon Drive. The second is the house: which of the two county families it belongs to, how old its roof is, and whether it was permitted before Florida’s first statewide building code took effect on March 1, 2002, as most Norman Estates homes were. The third is the cost stack. A 2025 Norman Estates tax bill carried a Pelican Marsh line of $2,490.80, about $765 of it the District’s bond share, which ends with the final payment in May 2031 (Collier County Tax Collector, 2025 bill for account 76730000087; Pelican Marsh CDD minutes, July 15, 2026); the median full 2025 bill was $20,204.79, but a buyer’s bill resets on purchase; and the association’s assessment is set in its own annual budget, billed quarterly and shared equally by the 27 homes, and it pays for lawn care, fertilization, pest treatment and irrigation at every house. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Medallist Lane 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 The Norman Estates at Tiburón home? Get a free The Norman Estates at Tiburón home valuation or call Jesse direct at (239) 898-6072.

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

Living in The Norman Estates at Tiburón as a Homebuyer

Living in The Norman Estates at Tiburón means a pool home on about a fifth of an acre on one private loop, Medallist Lane, behind its own gate off Tiburon Drive, a tenth of a mile from the Tiburón clubhouse and the Ritz-Carlton Golf Resort, with an association that mows, fertilizes and irrigates every lawn, and no neighborhood clubhouse.

WCI Communities, whose joint venture built the neighborhood, described it to investors in its March 2002 prospectus as “a Norman Estates community which consists of 27 villas priced from $1.2 million to $1.4 million” (WCI Communities, Inc., Form 424B4 prospectus, March 12, 2002). The county roll bears that out a quarter of a century later: 27 homes, all built between 2000 and 2003, every one with its own pool and spa, on lots of about a fifth of an acre. What follows is what daily life at The Norman Estates looks like, drawn from the recorded covenants, the association’s recorded standards and the county’s records. For the community-wide steps every Tiburón purchase shares, see our practical guide to buying in Tiburón.

What Is The Norman Estates at Tiburón?

The Norman Estates at Tiburón is a platted neighborhood of detached homes governed by a homeowners association under Chapter 720 of the Florida Statutes. It is not a condominium: each owner holds a platted lot, a “Site” in the original declaration’s words, with a detached home on it, and the association’s current Articles and Declaration are written under Chapters 617 and 720. The plat, recorded on January 20, 1999 by the building partnership, is TIBURON THE NORMAN ESTATES AT PELICAN MARSH UNIT 23, Plat Book 31, Pages 43 to 44, “a replat of Tract ‘C-E’, Pelican Marsh Unit Twenty” (Clerk’s plat reference sheet, OR 2503, Page 3211). Plat books are bound in filing order, and Book 31 is the lowest of any Tiburón plat: this is the first neighborhood ever platted in Tiburón. The Collier County Property Appraiser carries it as subdivision number 660600 with 31 parcels: 27 homes on Lots 1 to 27 and four common tracts (Collier County Property Appraiser roll, tax year 2026 preliminary).

The association that runs it is Norman Estates at Tiburon Homeowners Association, Inc., Florida not-for-profit corporation N98000007189 on Sunbiz, active, filed on December 21, 1998, with a five-member owner board on two-year staggered terms since 2018 (Certificate of Amendment, OR 5469, Page 1358). The document that governs it is the Declaration of Neighborhood Covenants, Conditions and Restrictions for Norman Estates at Tiburon (OR 2486, Page 293), recorded December 1, 1998, as amended by WCI three times and then amended and restated in full by the owners in the 2013 Amended and Restated Declaration, Articles and Bylaws (OR 4914, Page 3520), with one vote for each of the 27 lots. The association’s state corporate record shows no amendment filed, which is why some summaries call its documents unamended; the Clerk’s Official Records hold the 2013 restatement and seven amendments.

The Norman Estates is also one layer of three. Every owner belongs to the Tiburon Estates master association, whose 1999 declaration takes in “Norman Estates, Parcel 1000 … All of The Plat of Tiburon- The Norman Estates at Pelican Marsh Unit Twenty Three” (Declaration for Tiburon Estates, OR 2579, Page 364), and whose 2015 amendment names the Norman Estates association as one of the member associations that appoints a master director. And every home sits inside the Pelican Marsh Community Development District, whose operating and bond assessments appear on the county tax bill; the recorded declaration carries the statutory notice in capitals (section 3.4).

Why Listings Also Say “Norman Estates at Pelican Marsh”

Buyers meet this neighborhood under three names. The MLS and most agents say “Norman Estates at Tiburon”; some listing records and property sites say “Norman Estates at Pelican Marsh,” or print the legal description “Tiburon The Norman Estates at Pelican Marsh Unit 23 Lot”; and the association, the declaration and this page say The Norman Estates. They are the same 27 homes on Medallist Lane.

The Pelican Marsh name is literal, and it is the clearest single record of how Tiburón relates to Pelican Marsh. WCI Communities developed Pelican Marsh under the Pelican Marsh Planned Unit Development and Development of Regional Impact order, and platted it in numbered units. In December 1998 WCI sold a 9.62-acre parcel that included Tract “C-E” of Pelican Marsh Unit Twenty to the Norman Estates building partnership (Warranty Deed, OR 2486, Page 338), and in January 1999 the partnership replatted it as the 23rd unit in the Pelican Marsh series. The county’s subdivision table still lists it among the “Pelican Marsh Unit” plats, and no other Tiburón plat carries a Pelican Marsh unit number (Collier County Property Appraiser roll, 2026). Eight months later WCI recorded the Tiburón master declaration and took the plat in as Parcel 1000. In plain terms, Tiburón was built inside the Pelican Marsh planned development and still pays the Pelican Marsh Community Development District, and The Norman Estates, the first Tiburón plat, is the one that still carries the Pelican Marsh name. Owning a Norman Estates home makes no one a member of Pelican Marsh’s own golf club or master association.

Villas or Houses? What “Zero-Lot-Line Villa” Means Here

WCI’s filings called these homes “villas,” and at The Norman Estates the word has a precise meaning: detached homes built to one side lot line. Every Norman Estates home stands alone on its own platted, fee-simple lot, and the county classes all 27 as single-family residences; there are no shared walls, no condominium units and no townhouses in the plat (Collier County Property Appraiser roll, tax year 2026 preliminary). But each home is built to a zero lot line on one side, and in 2025 the owners wrote that into the covenants: “No Owner shall change, modify, install or have installed any windows, doors or other openings on the zero lot line of the Owner’s Home that face the adjacent Home” (section 9.24), and no owner may extend a lanai beyond its location at the date of recording (section 9.23) (Certificate of Amendment, OR 6441, Page 3000, February 24, 2025). That is the practical meaning of villa here: a private detached house on a compact lot, with a blank wall facing one neighbor and the rules that protect it. Which side each home’s zero-lot-line wall is on is shown on the plat sheets and in each home’s permit file, not in anything we read.

One Private Loop, 27 Homes: Medallist Lane

Every Norman Estates home is on Medallist Lane, and nothing else in the county carries that street name (Collier County Property Appraiser roll, 2026). The street is the association’s own: Tract R of the plat, 1.60 acres, deeded to the association in 2003 as “All of Tract ‘R’ … (Medallist Lane)” (Quit-Claim Deed, OR 3298, Page 2138). It leaves the fountain roundabout on Tiburon Drive at the north-west corner, directly beside the Ritz-Carlton Golf Resort’s entrance court, and runs south-east as a divided loop with a landscaped center island, closing at the south end near Vanderbilt Beach Road (county parcel map and aerial imagery; OpenStreetMap). It is not a through street. The water and sewer mains in it belong to the Collier County Water-Sewer District, which took them by deed in 2000 (OR 2657, Page 825).

The addresses follow the lot numbers. Lots 1 to 17 are on the east side and carry even numbers, from 2702 Medallist Ln at Lot 1 by the entrance, rising by four, to 2766 at Lot 17 at the south end; Lots 18 to 27 are on the west side and carry odd numbers, from 2765 at Lot 18 back up to 2721 at Lot 27 by the entrance, with 2753 and 2737 skipped (Collier County Property Appraiser roll, 2026). So 2702 and 2721 flank the entrance, and 2765 and 2766 sit side by side at the far end. The street is spelled with a double l, Medallist, the same spelling as Medallist Golf Developments, Inc. of Jupiter, the company on the other side of the joint venture that built it; that the street was named for it is our reading, not a record.

Every lot is built on. No Norman Estates lot is vacant today, and none was ever sold vacant at a price: the first priced deed on all 27 lots is a finished-home sale (Collier County Property Appraiser sales file). A buyer who wants a new house at The Norman Estates is buying an existing home to renovate, within the association’s design rules; the recorded standards bar vertical additions, so a second storey cannot be added to a one-storey home.

Who Owns What Inside the Norman Estates Plat

The plat holds 27 lots and four common parcels, and every common parcel belongs to the neighborhood, not to the District or the golf course. That is the opposite of Serafina, where the Pelican Marsh District and the golf owner hold most of the land around the homes. The county roll, parcel by parcel (Collier County Property Appraiser roll, tax year 2026 preliminary; deeds as cited):

The county classes Tracts A and B as water and submerged land, but no open water lies on any association tract today: the imagery shows lawn, palms and a path, and the lakes behind Lots 12 to 17 belong to the golf course owner (Collier County parcel map; aerial imagery; our research team’s measurement, September 25, 2026). The roll’s acreages for the two Tract B parcels also differ from the county’s parcel polygons, so treat the acreages as approximate. What no one should say is that the association owns lakes; it owns a road, an entrance corner and a buffer.

The association also holds two perpetual easements, both recorded in June 1999, to keep “a privacy wall and landscaping” along the edge of the neighborhood, one granted by the golf course owner and one by WCI, “at its sole cost and expense,” with no change to the wall’s “size, color, shape or placement” without the grantor’s consent (Easement, OR 2560, Page 775; Easement, OR 2560, Page 780). None of this changes what an owner owns: a lot, a home, and a one-in-27 share of the association that owns the road and the buffers.

Its Own Gate, Off Tiburon Drive, Outside Tiburón’s Staffed Gatehouse

The Norman Estates does not sit behind Tiburón’s staffed main gatehouse. It has its own automated gated entrance off Tiburon Drive, the road that serves the Tiburón clubhouse and the Ritz-Carlton Golf Resort, and every trip in or out uses Tiburon Drive and Vanderbilt Beach Road, never the Tiburon Boulevard gatehouse (OSRM public router, every route measured September 25, 2026). The Tiburon Estates master association’s gatehouse post orders of April 4, 2018 draw the same line: they list Norman Estates with Marquesa Royale, Bolero and Marsala as communities of the master association, apart from the “Communities behind the gate,” which they name as Escada, Ventanas, Esperanza I and II, Castillo and Serafina (Tiburon Estates HOA post orders, version 1.0, published on the Serafina association’s website). Older descriptions that place Norman Estates behind Tiburón’s staffed gate are wrong on the record.

The gate is the association’s, paid for from its assessments. The recorded covenants let the association provide “privacy gates at the entrance to the Neighborhood,” which “may be manned or unmanned,” and define the Gate Facilities to include “the gate itself, any mechanical or electronic mechanisms necessary to automate the gate, any guard’s shack, and the costs to provide for any guard(s)” (2013 Amended and Restated Declaration, section 7.6; 1998 declaration, Section XI), and a 2015 amendment lets the board install gates and speed bumps within its limit on material alterations (Certificate of Amendment, OR 5152, Page 716). The 1998 declaration is candid about limits: owners acknowledge that “any privacy gate and wall … may be compromised or circumvented.” Tiburon Drive itself, at the entrance, is Pelican Marsh District land (Collier County Property Appraiser roll). How residents and visitors open the gate today, and whether a Tiburón transponder also serves it, is not stated in any document we read; a buyer should confirm credentials with the association before closing.

The contrast with Serafina, Tiburón’s other small single-family enclave, is exact: Serafina at Tiburón has its own pass-controlled gate inside the staffed main gate, so a Serafina visitor passes two gates; a Norman Estates visitor passes one, the neighborhood’s own.

The Closest Homes to the Clubhouse and the Ritz-Carlton Golf Resort

No Tiburón home is closer to the club. From Lot 1 at the entrance it is 0.1 road mile to the Tiburón Golf Club at 2620 Tiburon Drive and to the Ritz-Carlton Golf Resort at 2600 Tiburon Drive, and 0.3 mile from Lot 17 at the far end of the loop, against 0.4 to 0.5 mile from Marquesa Royale and 1.5 miles from Serafina (OSRM public router, measured September 25, 2026). The resort sits immediately west across Tiburon Drive.

The Club itself names the neighborhood. Its course guide for the Black Course says of the first hole: “This short par 4 hole runs adjacent to Tiburón’s prestigious residential development, Norman Estates” (Tiburón Golf Club, Black Course hole guide). The Black is the course that hosts the Chubb Classic on the PGA TOUR Champions. Proximity cuts both ways, and a buyer should weigh both: the clubhouse and the resort are a short walk from the entrance, and Tiburon Drive also carries the resort’s and the club’s traffic past the west-side homes, behind the association’s buffer.

14 of 27 Lots Back Onto Golf Land

Measured on the county’s parcel polygons, Lots 1 to 14 share a rear boundary with land owned by Tiburon Golf Ventures LP, the golf course owner: Lots 1 to 12 with the 208-acre golf-course parcel and Lots 12 to 14 with a 2.41-acre golf-owned lake parcel (Collier County parcel map, our research team’s measurement, September 25, 2026). The hole line of Black 1 runs about 24 to 63 metres behind Lots 1 to 14 (OpenStreetMap course layer). The rest of the street backs onto something else:

So fourteen homes are golf-course homes, seven have open water within 40 metres behind them, all of it golf-owned, and ten are buffer-side homes. Frontage is not the same as a view: the golf parcel includes rough, cart paths and native planting as well as fairway, and what a given lanai sees depends on the planting on both sides of the line; we walk it with every buyer. Two cautions come with every golf-side lot. The covenants give the golf course owners an easement for errant balls over the lots, homes and common areas, with owners assuming the risk (2013 Amended and Restated Declaration, section 6.7). And the Club is private: frontage conveys no right to play. By the same parcel measure Serafina’s lots back onto golf land at 42 of 44, and Marsala at Tiburón is the one Tiburón neighborhood where every lot does.

Lots of About a Fifth of an Acre, Some Enlarged With Golf Land

Norman Estates homesites run from 0.17 to 0.35 acre, with a median of 0.20 acre (Collier County Property Appraiser roll, tax year 2026 preliminary). The three large lots are 2742 (Lot 11, 0.27 acre), 2750 (Lot 13, 0.31) and 2746 (Lot 12, 0.35, the largest), all at the golf and lake bend of the east side. The median is the second smallest of Tiburón’s four single-family neighborhoods: Serafina’s is 0.18 acre, Marsala’s 0.37 and Escada at Tiburón’s 0.62 (same roll).

The lot sizes are not what the plat drew. Between 2000 and 2003 the building partnership bought small parcels of the adjoining golf land and conveyed them with the homes: the first deeds of Lots 4 and 6 to 10 each added a piece of Section 36 land, Lots 11 and 12 each added a piece of unplatted “PMGC PAR C,” the golf course parcel, and Lots 13 and 14 added land lying east of the lot, while a 2001 lot-line adjustment moved part of Lot 18 into Lot 19 (Collier County Property Appraiser roll, legal descriptions and sales file). Those pieces are why a Norman Estates legal description can carry two or three extra book and page references, and they are part of the lot. It also explains an oddity on the roll: Lot 14, at 2754 Medallist Ln, is the smallest lot on the county’s acreage at 0.17 acre and the highest-valued home at $2,457,414 in 2026 (same roll).

The county prices that land more individually than it does at Serafina. The most repeated land value, $1,153,759, is shared by five lots, and the median land value per acre is $5.39 million, against $5.75 million at Serafina, $3.27 million at Marsala and $2.59 million at Escada (Collier County Property Appraiser roll, tax year 2026 preliminary). That is the arithmetic of small lots at the center of a golf community: less land, priced high per acre.

The Houses in One Paragraph

The Norman Estates is a neighborhood of pool homes built in one burst, from 2000 to 2003, and every one of the 27 main houses carries the same county construction class, RC-20, and the same improvement quality grade, 5 (Collier County Property Appraiser roll, tax year 2026 preliminary). The county’s measurements show two families. Eleven homes carry a total adjusted area of 3,830 to 3,869 square feet on a base area of 3,217 to 3,271, and the one of them that sold in 2026, 2757 Medallist Ln, was listed at 3,248 square feet of living area with three bedrooms, which is to say a one-storey plan whose base area is its living area. The other sixteen are larger by county measure; fifteen carry a total adjusted area of 4,106 to 4,718 square feet, and the three of those that have been listed recently are two-storey homes of 3,956 to 4,152 square feet of living area with four or five bedrooms; the smallest house by both county measures, 2758 Medallist Ln, stands apart (same roll; MLS listings 225079944, 226002159 and 226020150). The county records a private pool and a spa at all 27 homes and a screen enclosure at 25; two homes use an aluminum pool fence instead (same roll). WCI never marketed the Norman Estates plans on its own website, and no public record names them, so we do not assign plan names; the homes section below covers sizes, plans and the builder question in detail.

The Association Mows, Fertilizes and Irrigates Every Lot

The most practical fact about daily life at The Norman Estates is what the association does at your house. The recorded covenants have it maintain the landscaping “and in particular lawn care of each and every Lot,” including fertilization and insect and disease treatment, as an association expense, and they give the reason: to do it “without jeopardizing the security of Norman Estates … by the possibility of admission thereto of a large number of landscaping maintenance contractors” (2013 Amended and Restated Declaration, section 7.3(B)). The association also maintains and controls the irrigation system on every lot and the common areas, including the control box at each home, and sets the watering schedule (section 7.4). Neither Escada nor Marsala documents a package like it.

What remains yours is everything else: the house, roof, structure, windows, doors and garage door, the interior and its systems, the pool, spa, pool equipment and decks, the water lines from the shut-off valve, and the repair and replacement of your sod, trees and shrubs (section 7.2). The recorded standards add that roofs and exteriors must be cleaned of mold regularly. No pool service is recorded here, unlike Serafina, where the association also gives each pool a basic weekly clean; the covenants let the members vote in a common contract for pools, painting or pressure washing, or run one as an opt-in program (section 7.5), and whether any such program is in effect is not in any public record. Listing copy that says the association maintains Norman Estates pools should be checked against the budget and the estoppel certificate. Each owner insures his own home, flood included (section 10.2). For a second-home owner, that division is close to what buyers mean by lock and leave: the lawn is cut and watered whether you are here or not.

The Tax Bill Line Every Norman Estates Home Carries

Every Norman Estates home pays the Pelican Marsh Community Development District on its county tax bill. On the 2025 bills for Lot 1 and Lot 21 the line reads “Pelican Marsh” $2,490.80, beside the county’s District 1 garbage charge of $261.91, for $2,752.71 of non-ad valorem charges in all (Collier County Tax Collector, 2025 bill, account 76730000087). Twenty-three of the 27 homes carried exactly that amount in 2025; four, Lots 9, 12, 14 and 24, carried only $1,987.52, the same District operating package without the bond share, Lots 12, 14 and 24 in every year from 2021 and Lot 9 from 2023 (Collier County Property Appraiser roll, 2021 to 2025). The plain reading is that those four homes’ bond shares were paid off; the District’s prepayment records would confirm it.

The difference, $765.19 a home in 2025, is the District’s Series 2022 bond payment, and at The Norman Estates it has been falling: $1,061.56 in tax year 2021, $836.33 in 2022 and 2023, $799.97 in 2024 and $765.19 in 2025, while Serafina’s and Castillo’s stayed at $836.33 (Collier County Property Appraiser roll; our arithmetic). On our arithmetic from the same roll, that makes the Norman Estates bond share the lowest of Tiburón’s nine bond-paying neighborhoods: Escada’s is $2,573.39 a home, and Marsala, outside the District, carries none. The bonds are retired after the final payment in May 2031 (Pelican Marsh CDD, minutes of July 15, 2026). What the District line buys is Tiburón’s main gate and patrol, Tiburon Drive and the other District roads, landscaping and lakes, and Norman Estates owners pay it in full even though they come and go by Tiburon Drive rather than the main gate; the fees section below sets out every layer.

Who Owns at The Norman Estates?

The county roll answers this better than any brochure. Of the 27 homes, 16 (59.3%) carry a homestead exemption, and 8 owners (29.6%) receive their tax bill outside Florida: two in Georgia, two in Ontario, Canada, and one each in Illinois, Rhode Island, Massachusetts and New Jersey; about half of the titles are held in trusts (Collier County Property Appraiser roll, tax year 2026 preliminary). On the same roll 75.0% of Marsala’s homes are homesteaded, 64.5% of Escada’s, 54.5% of Serafina’s and 28.4% of the Castillo condominium residences. The Norman Estates sits in the middle: mostly year-round owners, with a strong seasonal minority.

It is also a neighborhood people stay in. Five homes are still held by the families who bought them new between 2000 and 2003, and a sixth, 2741 Medallist Ln, sold in June 2026 after 24 years with its first family (Collier County Property Appraiser sales file). Two households have moved from one Norman Estates home to another since 2018, a pattern the grantee addresses on the deeds show.

Its leasing rules keep it from being a rental neighborhood. The recorded covenants say “No Home shall be leased except on an annual basis”; no lease may run longer than one year or carry an option to renew; there is one lease per calendar year, a second only for hardship; the tenant must be a natural person; every lease needs board approval, with the executed lease delivered at least 20 days before occupancy; there is no subleasing; and “Tenants shall not be permitted to keep dogs as pets” (2013 Amended and Restated Declaration, Article 11 and section 9.3). An owner whose home is leased may not use the recreation or parking facilities during the lease. So The Norman Estates is not a seasonal-rental or weekly-rental street, whatever an online rental listing says, and a buyer here is usually buying a home to use.

A Day at The Norman Estates

A February weekday at The Norman Estates might start on a caged lanai looking across Black 1 at the first groups off the tee, with the lawn crew the association hires already through. Golfers with a Tiburón Golf Club membership are at the clubhouse in a minute. Every errand starts the same way, out the neighborhood gate onto Tiburon Drive and south to Vanderbilt Beach Road, which gives The Norman Estates a shorter drive to the Gulf-side errands than the neighborhoods behind the main gate. From Lot 1 at the entrance it is 2.9 road miles to Mercato, 3.7 to NCH North Naples Hospital, 4.2 to I-75 at Exit 111 and 5.3 to Waterside Shops, about 6 to 10 minutes free-flow to each (OSRM public router, measured September 25, 2026); from Lot 17 add 0.1 to 0.2 mile. Serafina, at the far end of Tiburón, is 1.2 to 1.3 miles farther from Mercato and Waterside. Allow materially longer in season, when Vanderbilt Beach Road carries heavy traffic.

The evening might be dinner at The Ritz-Carlton Naples, Tiburón, across the road, which, like every club and resort facility, a Norman Estates owner uses as a club member or a paying guest, not by right of ownership: the recorded covenants say the Club Facilities are privately owned and that no owner acquires a right in them as the result of owning a home in the neighborhood (2013 Amended and Restated Declaration, Article 4).

The rest of the routine is set by the covenants and the county. Garbage goes on Tuesday and Friday and recycling, yard waste and bulk items on Friday only (Collier County Public Utilities service-day layer, checked at four Norman Estates lots, September 25, 2026); garbage containers must be stored out of sight at each home (section 9.6). Mail comes to individual curbside mailboxes of one style; the declaration says the association maintains them (section 9.17), while the 2025 standards require owners to keep them painted black gloss and allow no other type or size. The covenants require a two-car attached garage with an automatic door kept closed; no more than three vehicles may stay overnight in a driveway; boats, trailers, motorcycles, golf carts and commercial vehicles stay in the garage; and no one without a valid driver’s license may drive any motor vehicle, a golf cart included, on the common area unless a licensed driver supervises (sections 9.2, 9.6 and 9.9). Water, sewer and irrigation come from the Collier County Water-Sewer District, which the covenants name as “the permanent water, sewer and irrigation service provide[r],” and electricity from Florida Power & Light. The recorded standards refer to each home’s existing natural gas service, allow natural-gas generators and pool heaters with approval, and ban propane generators and propane pool heaters because “underground tanks are not allowed in the community” (Architectural Standards, sections 17.0 and 19.0). The Norman Estates association is one of the Tiburón associations that granted Hotwire Communications a telecommunications easement for bulk “telephone, television, internet access” service over “Norman Estates, Parcel 1000” (Grant of Telecommunications Easement, OR 5905, Page 3151).

Children at all 27 Norman Estates addresses are zoned to Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High for the 2026-27 school year (Collier County Public Schools zoning tool, checked September 25, 2026); the schools section below has the detail.

How Norman Estates Residents Reach the Beach

The Norman Estates is about 3.7 miles inland from the Gulf in a straight line and about 2.2 miles east of U.S. 41, in Hurricane Evacuation Zone C and outside the Coastal High Hazard Area (Collier County evacuation zone and coastal hazard layers, checked September 25, 2026). The closest public beach access, Vanderbilt Beach, is 3.8 road miles and about 8 minutes free-flow from the entrance, straight out Vanderbilt Beach Road, and Southwest Florida International Airport about 23.8 road miles, which we reckon at 35 to 50 minutes depending on season and time of day (OSRM public router, measured September 25, 2026). That is 1.3 miles closer than Serafina and 0.6 mile closer than Marquesa Royale (same router). Owning a Norman Estates home conveys no beach or resort privilege on its own; beach services at the Ritz-Carlton come, if at all, through a Tiburón Golf Club membership.

On FEMA’s flood map in force, panel 12021C0382J of February 8, 2024, all 27 Norman Estates homes are in Zone X, and no home’s footprint touches the high-risk flood area; only a strip of Zone AH at the rear of Lots 12 to 14 is mapped in it (FEMA National Flood Hazard Layer, measured September 25, 2026). That is the opposite of Serafina, where 43 of 44 homes are in Zone AH, and the storm section below sets out what it means for a mortgage and a policy.

What The Norman Estates Does Not Have

Eight things buyers sometimes assume. No neighborhood pool, clubhouse, court or fitness room: the association owns a road, an entrance corner and a buffer, and none of them carries a building; the recreation is your own pool and spa plus the optional club next door. No staffed gatehouse on its road: The Norman Estates has its own automated gate off Tiburon Drive and is not behind Tiburón’s staffed gatehouse. No association-owned lake: the water behind the south-east lots belongs to the golf course owner. No required club membership: WCI’s 1999 amendment obliged each first buyer to take a Signature Membership at closing, the owners’ 2013 restatement dropped that obligation, and every Norman Estates sale today is a resale; a seller’s Signature Membership can pass to a buyer without a new membership fee if the buyer applies at least 30 days before closing. No short-term rentals: one association-approved annual lease a year at most, and no dogs for tenants. No “For Sale” signs: only open-house direction signs are allowed. No recorded sale-approval procedure: the covenants require approval of leases, and of a designated primary occupant when a trust, a company or unmarried co-owners buy, but set out no approval step for an ordinary sale. No condominium safety-law exposure: Florida’s milestone-inspection and structural-integrity-reserve-study laws apply to condominium and cooperative buildings, not to Norman Estates’ detached homes under Chapter 720.

Ready to Sell or Buy at The Norman Estates at Tiburón? Talk to the Team That Read Every Norman Estates Deed

The Norman Estates at Tiburón is 27 pool homes on one private loop a tenth of a mile from the Tiburón clubhouse, fourteen of them backing onto golf land along Black 1, behind a gate of their own, and in the twelve months to September 18, 2026 only two of them sold, at $2,700,000 and $2,825,000. On that date one Norman Estates home was for sale, a renovated two-storey home listed at $3,995,000 (Southwest Florida MLS Matrix). In a neighborhood that turns over none to four homes a year on the county’s qualified record, the seller with the best-prepared file and a price built on the actual Norman Estates record wins, and the buyer who has done the lot, house and cost homework before a listing appears is the one who gets the house.

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

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

The Norman Estates at Tiburón Market Snapshot: What Homes Actually Sell For

The Norman Estates at Tiburón closed two resales in the twelve months to September 18, 2026, at $2,700,000 and $2,825,000 (Southwest Florida MLS Matrix). We tracked both against their county deeds; the Collier County Property Appraiser records four qualified sales in the three years to August 2026, from $2,625,000 to a record $3,300,000.

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

The Norman Estates is the smallest market in Tiburón: 27 houses, two closings in a year, one listing on the day we pulled the MLS. Two sales are not a market rate, so we do not publish a Norman Estates twelve-month median. Instead we follow one rule on every figure: we use the shortest window that holds at least ten recorded sales, we name that window beside the number, and where a window holds fewer than ten we list the sales themselves. For The Norman Estates no 12, 24, 36 or 60-month window reaches ten qualified sales, so the first window that does is the whole recorded history, back to the first finished-home sale in May 2000. We tracked every qualified Norman Estates deed in the county sales file, 58 of them, and matched the MLS closings of the last year to their deeds one by one.

What The Norman Estates Sold For in the Last 12 Months

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

• Norman Estates closings: 2, at $2,700,000 and $2,825,000. Two sales are two data points about two houses; we list them rather than average them.
• 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%. Only one of the 32 closed above its list price, a Serafina home.

The Collier County Property Appraiser sales file (files dated August 29, 2026) carries exactly the same two houses at the same two prices as qualified market sales, and no other qualified Norman Estates sale in those twelve months, which is how we know the MLS count is complete (Collier County Property Appraiser roll and sales file, 2026):

The county file also carries a third priced deed in the same months: a February 2026 deed recorded at $3,513,000 for 2702 Medallist Ln that the Property Appraiser did not qualify as a market sale (OR 6552/2447). It never appeared as a closing in the MLS, and we do not treat it as a sale price or as the neighborhood’s record.

The two MLS closings describe the two house families. 2757 Medallist Ln is a one-storey home whose living area matches its county base area; its price works out to about $831 per square foot of MLS living area. 2741 Medallist Ln is a two-storey home, and its price works out to about $698 per square foot of MLS living area, almost exactly Tiburón’s median (our arithmetic from the MLS living areas). The MLS report puts the pair at a median of $764.49 per square foot; on two sales that is a description of two houses, not a Norman Estates rate. 2741’s listing record shows it listed at $3,250,000 in March 2026 and under contract in early April, so it sold at about 87% of its first asking price (MLS 226002159; our arithmetic), and 2757’s listing record shows a price reduction of $275,000 before its sale (MLS 225079944). The one-storey home on the same size of lot sold for $125,000 less than the two-storey home four months later; that is the size of the gap between the two families on the only pair of recent sales we hold, not a rule.

The Headline Window: All Recorded History, 58 Qualified Sales

A median needs at least ten sales behind it before we call it a market figure, and at The Norman Estates only the whole record clears that bar. Collier County Property Appraiser sales file, DOR-qualified improved sales recorded from May 2000 to August 2026 (county sales query run September 25, 2026):

• All recorded history: 58 qualified sales, median $1,451,100, range $830,000 to $3,300,000.
• Builder-direct first sales of new homes: 25, median $1,466,600, from $1,220,400 to $1,755,300.
• Resales: 33, median $1,315,000, from $830,000 to $3,300,000.

That median is honest and nearly useless for pricing a home today, which is why we also list every recent sale. Twenty-five of the 58 sales are the builder’s own sales of 2000 to 2003, and another eighteen fell in the years from 2004 to 2014, so the all-history median describes the neighborhood’s first fifteen years, not its present. What the whole record is good for is the shape of the cycle, set out in the period table below, and the proof that the neighborhood turns over slowly: there was no qualified Norman Estates sale at all in 2005, 2012, 2013, 2016, 2017, 2019, 2023 or 2024, and none to four in every other year since 2004 (same file).

The Last Five Years, Sale by Sale

Because no window shorter than the whole history reaches ten sales, here is every qualified Norman Estates sale of the last five years, September 2021 to August 2026 (Collier County Property Appraiser sales file, files dated August 29, 2026):

• 36 months, September 2023 to August 2026: 4 sales, $2,625,000 (2718, January 2025), $3,300,000 (2742, May 2025), $2,700,000 (2757, February 2026) and $2,825,000 (2741, June 2026). Their midpoint is $2,762,500; on four sales that is a description, not a market median.
• 60 months: 5 sales, the four above plus $2,901,000 for 2742 in May 2022; the middle one is $2,825,000.
• Same house, three years apart: 2742 Medallist Ln sold for $2,901,000 in May 2022 and $3,300,000 in May 2025, about 14% more (our arithmetic).
• The spread: the lowest of the four recent sales, $2,625,000 for a 0.20-acre golf-side lot, and the highest, $3,300,000 for the 0.27-acre golf and water lot next to the largest lot in the neighborhood, are $675,000 apart (our arithmetic). Lot, house family and update level explain most of that; four sales cannot price each one separately.

Three deeds in the same five years carried a price but were coded not qualified by the Property Appraiser: $1,499,000 for 2765 in December 2021, $1,900,000 for 2749 in March 2024, and the $3,513,000 deed for 2702 in February 2026 (Collier County Property Appraiser sales file). We never treat a not-qualified deed as a market sale.

How the Windows Compare

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

The gap between the last line and the lines above it is the whole story of The Norman Estates’ prices: the all-history median is below every sale of the last five years, because most of the history was recorded at 2000 to 2020 prices. It is not evidence that a Norman Estates home is worth $1.5 million today. Nor is the record, $3,300,000, evidence that every Norman Estates home is worth $3 million or more: the two sales of 2026 closed at $2,700,000 and $2,825,000.

Norman Estates Prices Over Time, 2000 to 2026

Collier County Property Appraiser sales file, 58 DOR-qualified improved market sales since May 2000; where a period has an even number of sales, the median is the mean of the middle pair:

The Norman Estates’ prices fell about 29% from the new-home median to the 2009 to 2014 median, were still about 11% below the new-home level in 2015 to 2020, and then doubled, so that the 2021 to 2026 median is about 79% above what the first buyers paid, a quarter of a century later (our arithmetic from the medians above). The low point was $830,000, paid for 2758 Medallist Ln on November 18, 2011; 2761 sold for $865,000 three days later, and 2721 for $850,000 in September 2009 (same file). In plain terms, a Norman Estates home bought new in 2001 was worth less than its purchase price for most of the next twenty years.

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

• 2742 Medallist Ln (Lot 11, built 2001): $1,559,400 new in 2002, $2,901,000 in May 2022, then $3,300,000 in May 2025, 2.12 times the first price.
• 2757 Medallist Ln (Lot 20, built 2001): $1,332,700 new in 2001, $1,050,000 in 2019 (a deed the county did not qualify), $1,800,000 in 2021 and $2,700,000 in February 2026, just over twice the first price.
• 2718 Medallist Ln (Lot 5, built 2002): $1,531,200 new in 2002, $1,080,000 in 2014, then $2,625,000 in January 2025.
• 2702 Medallist Ln (Lot 1, the first home sold, built 2000): $1,312,100 new in May 2000, $1,725,000 in 2002 (not qualified), $2,150,000 in 2021, and the not-qualified $3,513,000 deed of February 2026.
• 2746 Medallist Ln (Lot 12, the largest lot, built 2001): $1,686,400 new in 2002, $1,612,500 in 2006, $1,330,000 in 2014, $1,500,000 in 2018 and $2,125,000 in December 2020 (not qualified).
• 2725 Medallist Ln (Lot 26, built 2001): $1,390,400 new in 2001, $1,025,000 in 2009, $1,125,000 in 2014 and $1,574,000 in 2021; its owner has since taken out a $500,000 remodel permit.
• 2749 Medallist Ln (Lot 21, built 2002): $1,536,700 new in 2002, $1,900,000 in March 2024 (not qualified), a $250,000 remodel permit that July, and a $3,995,000 asking price in August 2026.

Two lessons follow for a seller. A Norman Estates home bought new in 2000 to 2003 took until about 2021 to clear its first price, so an owner’s own purchase price is not a guide to value in either direction. And the houses that have sold highest are the larger-lot, golf and water, two-storey and updated houses, not the typical one-storey home on a 0.20-acre lot.

The Record: $3,300,000 for 2742 Medallist Lane

The highest qualified price ever recorded for a Norman Estates home is $3,300,000 for 2742 Medallist Ln, Lot 11, recorded May 16, 2025 (Collier Clerk, OR 6472/16). It is not a typical Norman Estates house, which is why it matters for pricing. Lot 11 is one of the three large lots on the east side, 0.27 acre, enlarged at its first sale with a piece of the golf course parcel, with 28 metres of rear line on golf land and the lake beginning behind its corner (Collier County Property Appraiser roll; parcel-map measurement by our research team). The house is in the larger, two-storey family by county measure, and its county base and total adjusted areas are the second largest in the neighborhood (same roll). The same house set the previous record, $2,901,000 in May 2022, and a $295,000 remodel application was filed for it in July 2025 (Collier County monthly building permit reports).

In plain terms, the Norman Estates record was set twice by one of the largest houses on one of the best-placed lots, not by a standard home. A seller of a typical Norman Estates home should price off the sales of similar houses in the tables above, not off $3,300,000, and never off the $3,513,000 deed of February 2026, which the Property Appraiser did not qualify as a market sale and which never appeared in the MLS.

What Is For Sale at The Norman Estates Right Now

One Norman Estates home was for sale on September 18, 2026: 2749 Medallist Ln, Lot 21, on the west side, listed on August 19, 2026 at $3,995,000, a two-storey home of 4,152 square feet of living area with five bedrooms, four full baths and one half bath, described in its listing as completely renovated with a new roof and hurricane-impact windows and sliders, 30 days on the market on the pull date (Southwest Florida MLS Matrix; MLS 226020150). The public record behind that ask: its last deed was $1,900,000 in March 2024, a deed the Property Appraiser did not qualify; a demolition application filed in May 2024 was never issued; a $250,000 alteration permit for 5,500 square feet was issued to Blue Steel Construction Company in July 2024, and a reroof permit to Shea Roofing in June 2026 (Collier County Property Appraiser sales file; Collier County monthly building permit reports). The 2026 preliminary just value is $2,120,766 (Collier County Property Appraiser roll).

That ask is 21% above the neighborhood’s qualified record and about $962 per square foot of MLS living area (our arithmetic). It is the market’s test of what a fully renovated Norman Estates home is worth, and until it closes it is an asking price, not a sale. Tiburón as a whole had 20 active listings on the same day; the other single-family alternatives were two Marsala homes, at $3,675,000 and $2,795,000, and two Escada estate homes, at $7,250,000 and $6,700,000, while Serafina had none (Southwest Florida MLS Matrix).

For a buyer, that means a Norman Estates purchase usually starts before a listing does. The neighborhood has turned over none to four homes a year on the county’s qualified record since 2015, up to 15% of its 27 homes in a year and about two in a typical year (Collier County Property Appraiser sales file; our arithmetic), and five of its homes are still with the families who bought them new. We keep a list of buyers waiting for The Norman Estates, and when an owner is thinking about selling, that list is the first place we look.

Price per Square Foot at The Norman Estates: Which Figure Is Which

At The Norman Estates the county’s square footage and a listing’s living area measure different things, and the difference is the second storey. The county records a base area for each main house that runs from 2,750 to 3,427 square feet, median 3,243, and a total adjusted area, which adds garage, lanai and other areas at adjusted weights, of 3,351 to 4,718, median 4,182 (Collier County Property Appraiser roll, tax year 2026 preliminary). The county carries no bedroom or bathroom count at all. On the one-storey homes, the base area is the living area: 2757 Medallist Ln has a county base area of 3,243 square feet and was listed at 3,248. On the two-storey homes it is only the ground floor: 2741 has a base area of 3,321 square feet and was listed at 4,049, and 2749 has 3,375 and is listed at 4,152 (same roll; MLS 225079944, 226002159 and 226020150).

So a price per square foot at The Norman Estates can be $973 or $700 on the same sale depending on which county figure sits underneath it: the $3,300,000 record works out to $973 per square foot of county base area and $700 per square foot of county total adjusted area (our arithmetic). Neither is a living-area figure. We quote per-foot figures only on MLS living area and label them, and we never set a county per-foot number beside a listing per-foot number. Because the county gives similar base areas to one-storey and two-storey houses, the listing history of a specific address, with its MLS number, is the only reliable source for its living area and bedroom count.

Months of Supply and Days on Market

With one Norman Estates listing on September 18, 2026 against two closings in twelve months, The Norman Estates carried about six months of supply on the pull date; Tiburón as a whole carried 20 listings against 32 closings, about 7.5 months, with a median of 86 days on market for homes that sold (Southwest Florida MLS Matrix; our arithmetic). The one 2026 Norman Estates closing whose listing dates we hold went under contract about two and a half weeks after it was listed, at a price well below its first ask (MLS 226002159).

In plain terms, The Norman Estates is a thin market, not a fast one. With one competing listing, a well-priced Norman Estates home has the neighborhood nearly to itself; an overpriced one sits, because a buyer can compare it against four qualified sales in three years, most of them houses of the same era on the same size of lot a few doors away.

Where The Norman Estates Sits in Tiburón’s Price Ladder

Tiburón’s neighborhoods sort cleanly by form and price, and The Norman Estates sits in the single-family tier, beside Serafina and below Marsala. On the MLS closings from September 18, 2025 to September 18, 2026, the condominiums sit at the bottom: Ventanas at a median of $902,500 (4 sales), Castillo at Tiburón at $1,265,000 (9 sales) and one Bolero sale at $1,275,000, with Esperanza at $2,150,000 (4) and Marquesa Royale at $2,450,000 (5) above them. The detached neighborhoods come next: The Norman Estates with two sales, at $2,700,000 and $2,825,000; Serafina at Tiburón with two, at $2,550,000 and $3,500,000; and Marsala at Tiburón at a median of $3,500,000 (5 sales). Escada at Tiburón, the estate enclave, had no closing in the window, and its two listings 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):

Three readings follow, each on four sales a side and so each a direction, not a rate. The Norman Estates’ recent sales run about 10% below Serafina’s, its closest twin in size, on slightly larger lots and older houses that the county measures as larger. They run about 13% below Marsala’s median, on lots about half the size and houses more than a decade older. And they run at a little under half of Escada’s, on lots about a third the size (our arithmetic). The Norman Estates’ record, $3,300,000, is below Serafina’s $3,500,000 and Marsala’s $4,950,000; the comparison section below sets The Norman Estates against Serafina in detail.

What the County Says a Norman Estates Home Is Worth

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

2026 marks The Norman Estates down again. The median per-home change from 2025 certified to 2026 preliminary was minus 6.4%; 22 of the 27 homes fell, one by 26.2%, while five rose by up to 7.4%; the preliminary values of all 27 homes total $55,736,155, about 8% less than in 2025 (same roll; our arithmetic). On the same roll Serafina’s median fell 4.8% and Marsala’s 8.6%, while Escada’s rose 27.4%. The Norman Estates’ median just value sits just above Serafina’s and below Marsala’s: $2,005,110, against $1,967,435 at Serafina, $2,166,654 at Marsala and $5,331,624 at Escada.

The six-year run of Norman Estates medians, certified values except 2026 (Collier County Property Appraiser roll):

The county’s median peaked in 2023, dipped in 2024, recovered in 2025 and fell again in 2026; it is now about 9% below the 2023 peak, though the median home’s value is still about 62% above 2021 (same roll; our arithmetic). Just value is a mass-appraisal figure set as of January 1; it is not a price. All three recent resales closed well above their homes’ 2026 preliminary just values: 2757 Medallist Ln sold for $2,700,000 against $1,966,237, about 37% above; 2741 for $2,825,000 against $2,134,629, about 32% above; and 2742, the record, for $3,300,000 against $2,396,594, about 38% 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 Norman Estates Tax Bill Looks Like

Taxes follow the value and the homestead status. The last complete bill, 2025 certified, shows a median total tax of $20,204.79 across the 27 homes and a range of $12,124.60 to $28,222.81, including non-ad valorem charges of $2,752.71 on 23 homes and $1,987.52 on the four homes with no District bond share (Collier County Property Appraiser roll). That $2,752.71 is the county’s $261.91 garbage charge plus the Pelican Marsh CDD line of $2,490.80, of which $765.19 is the District’s bond share (Collier County Tax Collector, 2025 bills for accounts 76730000087 and 76730000485; our arithmetic from the roll). The 2026 preliminary roll shows a median ad valorem tax of $17,732.48 at a preliminary total millage of 9.4020 mills, the same rate as the rest of Tiburón; the 2026 non-ad valorem charges are not yet loaded and will be added to the November bill.

The spread is Save Our Homes. The long-held, homesteaded home at 2722 Medallist Ln shows a 2026 preliminary ad valorem tax of $9,526.00, the lowest in the neighborhood, on a capped assessment about $910,000 below its just value, while the non-homesteaded record-sale home at 2742 shows $22,532.79, the highest; non-homesteaded 2026 preliminary bills run from about $16,500 to $22,500 (Collier County Property Appraiser roll). When a Norman Estates home sells, its capped assessment resets to market value as of the next January 1, and the roll shows it happening: 2718 Medallist Ln, bought in January 2025, went from a 2025 bill of $13,091.19 on the seller’s cap to a 2026 preliminary ad valorem tax of $17,289.04 (same roll). A buyer should budget on the non-homestead, new-purchase basis, not on the seller’s bill. The fees and taxes section below breaks the whole bill apart.

What Norman Estates Homes Cost New, 2000 to 2003

The Norman Estates was never a lot market. No Norman Estates lot has ever been recorded as a vacant-lot sale at a price: the first priced deed on all 27 lots is a finished-home sale (Collier County Property Appraiser sales file). WCI Communities described the product to investors three times, each time as “a Norman Estates community which will consist of,” or later “consists of,” “27 villas priced from $1.2 million to $1.4 million” (WCI Communities, Inc., Form 424B3 prospectus, June 21, 2001; Form S-1, September 6, 2001; Form 424B4 prospectus, March 12, 2002). WCI’s annual report for 2001, often cited for the price, gives only the unit count, “27 villas” (Form 10-K405, filed March 26, 2002).

The recorded first sales ran above that band. The first home, 2702 Medallist Ln, sold new for $1,312,100, recorded May 19, 2000, and the 27 first priced deeds run from $1,220,400 (2721 Medallist Ln, February 2002) to $1,755,300 (2754 Medallist Ln, April 2003), with a median of $1,466,300 (Collier County Property Appraiser sales file). The bottom of that range matches WCI’s floor, and most homes closed above the top of the band, which is what base prices before lot premiums and options look like; WCI itself reported the average closing price of its first thirteen sales at $1.4 million (424B4, March 2002). For comparison, WCI priced the four Serafina plans a year later at $1,594,990 to $2,094,990 (WCI Communities plan pages, 2002). The Norman Estates was the less expensive of Tiburón’s two small-lot single-family products when it was new, and it still sits beside Serafina on the county roll. A Norman Estates buyer in 2000 to 2003 paid more than a Norman Estates buyer did in 2015 to 2020, when the six qualified sales had a median of $1,312,500, which is the plainest way to read the price history above.

Our Read of the Norman Estates Market

The Norman Estates in September 2026 is a thin, tightly held market whose recent sales sit in a narrow band. Four qualified sales in three years ran from $2,625,000 to $3,300,000, the two sales of 2026 closed at $2,700,000 and $2,825,000, and the one listing asks $3,995,000 for a fully renovated two-storey home. At the same time the county has marked the neighborhood down in two of the last three years, and the highest-priced deed of 2026 was not a qualified market sale. The honest range for a typical, unrenovated Norman Estates home, on the county’s recorded sales of the last three years, runs from about $2.6 million to about $2.9 million, with the larger golf and water lots, the two-storey homes and the renovated houses above it. The Norman Estates homes that sell at the top are priced to the Norman Estates record, lot and setting, house family, update level, roof age and code era, arrive with the estoppels, lease file and club paperwork already in hand, and are shown quietly, because at The Norman Estates there is no “For Sale” sign to do the work.

First-Hand: What We Check Before We Price a Norman Estates Home

This is how Jesse and Marc prepare a Norman Estates listing or a Norman Estates offer, in the order we do it. We start with the lot: its acreage on the county roll, whether its first deed added a piece of golf land, whether it backs onto the golf course, the golf-owned lake or the association’s buffer along Tiburon Drive, and how close it sits to Tiburon Drive and Vanderbilt Beach Road, because at The Norman Estates the lot is the main difference between two otherwise similar houses. We identify the house: whether it belongs to the one-storey family or the two-storey family, what its MLS history says about living area and bedrooms, and which side its zero-lot-line wall is on, because the county’s base area understates a two-storey home and the covenants now bar new openings in that wall and any lanai extension. We pull every recorded sale of that house and of the homes around it, and we separate the qualified sales from the deeds the county did not qualify, because one unqualified 2026 deed sits $213,000 above the neighborhood’s record. We read the county permit history for the roof, the windows and doors, the generator and any remodel, because the original roofs are 23 to 26 years old unless replaced, seven homes have reroofed since 2020, and most homes were permitted before Florida’s statewide building code. We read the flood record for the lot: its footprint on FEMA’s effective and preliminary maps, the rear Zone AH strip on Lots 12 to 14, and whether a Letter of Map Amendment or an elevation certificate exists, as it does for two homes. And we ask the seller for the club membership status, any lease in force, the Norman Estates and Tiburon Estates estoppel figures and the master capital contribution 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 The Norman Estates at Tiburón Come to Be?

The Norman Estates at Tiburón was created in 1998 by a joint venture of WCI Communities and Medallist Golf Developments of Jupiter, which recorded its covenants and a Greg Norman lifestyle membership in December 1998, recorded Tiburón’s first plat in January 1999, and closed its last home in March 2003.

That history is why The Norman Estates looks and works as it does today: 27 houses of one era and one construction class on the lots nearest the Tiburón clubhouse, a plat that still carries the Pelican Marsh name, an association that owns its own road and buffers and runs its own gate outside Tiburón’s staffed gatehouse, a covenant package the owners rewrote in 2013 and tightened in 2025, and a name that began as a Greg Norman membership program recorded against the land.

Pelican Marsh First, Tiburón Second

The land came out of Pelican Marsh. WCI Communities developed Pelican Marsh in North Naples under the Pelican Marsh Planned Unit Development, Ordinance 95-4, and Development of Regional Impact order 95-1, with the Pelican Marsh Community Development District to build and run its infrastructure, and platted it in numbered units; Pelican Marsh Unit Twenty, Plat Book 30, Pages 73 to 75, created Tract “C-E” on the north side of Vanderbilt Beach Road (recitals of the 1998 deed and declaration). On December 1, 1998 WCI Communities Limited Partnership sold 9.62 acres, including Tract C-E, to Norman Estates at Tiburon Limited Partnership for $3,792,000, with documentary stamps of $26,544 (Warranty Deed, OR 2486, Page 338). The surveyor’s working files for the parcel were titled “The Norman Precinct.”

Tiburón, WCI’s gated golf community around two Greg Norman courses, took shape on the same Pelican Marsh land. Its master declaration, the Declaration of Covenants, Conditions and Restrictions for Tiburon Estates, was recorded on August 6, 1999 and took in The Norman Estates as “Parcel 1000” (OR 2579, Page 364). Plat books are bound in filing order, so the book numbers give the order in which Tiburón’s single-family neighborhoods were platted: The Norman Estates at Plat Book 31, Escada at 34, the Tiburon Boulevard East extension plat at 36, Serafina at 37 and Marsala, much later, at 47 (Collier County Clerk plat references). The Norman Estates came first, on the parcel at the club’s front door, and it is still zoned, like all of Tiburón, as part of the Pelican Marsh PUD (Collier County zoning layer, checked September 25, 2026).

A WCI and Medallist Golf Developments Joint Venture, 1998

The Norman Estates was not built by WCI alone. The building entity was Norman Estates at Tiburon Limited Partnership, a Delaware partnership formed on November 9, 1998 and registered in Florida on November 18, 1998 as foreign limited partnership B98000000663, with its principal address at WCI’s headquarters, 24301 Walden Center Drive, Bonita Springs (Sunbiz B98000000663). Its sole general partner was Norman Estates at Tiburon, Inc., a Delaware corporation qualified in Florida on November 16, 1998, whose purpose was “Real estate development” (Sunbiz F98000006280).

The records show two sides. WCI’s side is stated in its own filings: through Bay Colony-Gateway, a WCI company, it held “a 49.5% limited partnership interest in the venture as well as having 50% ownership in the general partner which holds 1% of the venture,” a combined 50%, and it “also collects developer and construction fees for operating the project”; the venture had a $2.5 million bank credit facility, “non-recourse to the partners” (WCI Communities, Inc., 424B3 prospectus, June 21, 2001). The other side appears in the corporate records. The general partner’s 1998 directors were one WCI vice president and one director “c/o Medallist Golf Developments, Inc., 501 North A1A, Jupiter, Florida,” and its treasurer was also at Medallist Golf Developments; and the association’s own 1998 Articles named four initial directors, two in care of WCI Communities Limited Partnership and two in care of Medallist Golf Developments, Inc. (Sunbiz filings, F98000006280 and N98000007189). WCI’s filings never name the other partner, but the officer slates point to Medallist Golf Developments of Jupiter as the other half of the venture. No record we read names Greg Norman as an owner or builder of The Norman Estates.

The partnership did its work in five years. Its limited partners’ capital contributions were recorded at $3,754,080 in its 1998 Florida application; it filed a notice of cancellation effective December 31, 2006, and its general partner withdrew from Florida on December 19, 2006 (Sunbiz B98000000663 and F98000006280).

The Greg Norman “Norman Estates” Membership Covenant

The name is literal, and it was recorded against the land. At 3:04 p.m. on December 1, 1998, four minutes after the neighborhood declaration, the building partnership recorded a Membership Covenant with Norman Estates International, Inc., a Delaware corporation (Membership Covenant, OR 2486, Page 341). It defines the brand: “‘Norman Estates’ shall mean neighborhoods within communities associated with Greg Norman Design golf courses which are designated by NEI as Norman Estates.” Tiburón’s two courses are Greg Norman designs, and this parcel was designated one.

The covenant bound every first buyer of a home from the partnership to join and to buy what it called the Lifestyle Benefit Package:

• Reciprocal play at participating golf clubs under Norman Estates International’s use agreements, with “a minimum number of ten (10) such reciprocal clubs.”
• An annual Norman Estates Golf Event at a Greg Norman Design golf course. “Greg Norman will participate,” the covenant says, subject to weather, other commitments and health, with “no assurance of Greg Norman’s participation … after 2005.”
• Merchandise, including items endorsed by Greg Norman, at preferential pricing below retail, and any further benefits the company chose to add.
• Money: a one-time, non-refundable Membership Fee paid by the first buyer at closing directly to Norman Estates International, none on any resale, and Annual Administrative Dues of $1,500, payable each January 1 and indexed to the consumer price index from January 1, 2000.
• Term: “This Covenant and the Lifestyle Benefit Package shall terminate twenty (20) years after the date hereof,” that is, in November 2018.

The drafting shows how much rested on one golfer. Force majeure expressly includes “the health and well-being of Greg Norman,” and WCI, the building partnership and Bay Colony-Gateway each disclaimed responsibility for the membership company’s performance. It was never the Tiburón Golf Club membership, which is a separate, private club owned by the golf course partnership; the next part of this history sets out that obligation.

The program did not last its term. In 2004 the owners of seventeen lots, Lots 1, 2, 5 to 10, 13 to 17, 20, 22, 26 and 27, signed a Termination of Membership Covenant as to Certain Lots with Norman Estates International and the partnership, recorded on October 18, 2004, withdrawing those lots with mutual releases; it confirms that “the Lot Owners have no outstanding obligations to NEI … nor … any future obligations” (Collier Clerk, OR 3661/3544). The other ten lots have no release of record, but the covenant’s own 20-year term ran out in November 2018. In plain terms, the Greg Norman program is history: it carries no obligation and no benefit for a buyer today, and the $1,500 figure above is a 1998 dues rate, not a current cost. A buyer’s title commitment for one of the ten unreleased lots will show the covenant of record, and its expired term is the answer to it.

The Declaration and the Plat, 1998 and 1999

The partnership and WCI built the neighborhood’s legal structure in about two months, before a single house stood:

The 1998 declaration set the physical standards that still apply: at least 1,600 square feet of living area, a 35-foot height limit, an attached two-car garage, tile roofs at a minimum 6:12 pitch and no flat roofs, bronze screen enclosures only, no chain-link fencing and neutral earth-tone colors (sections 9.6 to 9.21, carried into the 2013 restatement). Its leasing rule was one line, “No Residential Unit shall be leased except on an annual basis.” During the developer’s Class “B” Control Period the partnership appointed a majority of the board. And one clause explains how this page is written: no one may use “Norman Estates” or “Tiburon” in printed or promotional material without the association’s consent except to state the neighborhood’s location (section 14.12); this page names the neighborhood to state its location.

WCI Adds the Club Article, 1999

The 1998 declaration had no club article at all. Two months later WCI’s First Amendment added one: the Club Facilities are privately owned by Tiburon Golf Ventures Limited Partnership, doing business as Tiburon Golf Club, they are not common areas, and no one acquires a right in them by owning a home; and “Each initial purchaser of a Residential Unit, other than any builder … shall be obligated to acquire a Signature Membership at closing” (First Amendment, OR 2509, Page 949). Resale buyers “should” contact the Club, and a Signature Membership could pass to a resale buyer who applied at least 30 days before closing, without a new membership fee. Every Norman Estates home was first sold between May 2000 and April 2003, after that amendment, so every first buyer was obliged to take a Signature Membership at closing, alongside the Norman Estates International membership. The owners removed the first-buyer obligation in 2013, as set out below.

Inside the District From the Start

The Norman Estates was assessed by the Pelican Marsh Community Development District from its first homes, and the District’s recorded schedules show it in the lower-cost class. WCI’s consent to the District’s fiscal 2000-01 assessments charged a capital assessment to Norman Estates, Bolero and Escada; its fiscal 2001-02 schedule listed Bolero, Norman Estates, Castillo, Ventanas and Serafina at an operations and maintenance assessment of $836.17 plus a capital assessment of $1,300.00, $2,136.17 a lot (Second Amendment to CDD consent, OR 2967, Page 43); and the fiscal 2002-03 schedule kept Norman Estates, Castillo and Ventanas at a $1,300 capital assessment (Third Amendment, OR 3093, Page 109).

By fiscal 2019 the District’s budget classed The Norman Estates as “Est SF I,” with a Series 2012 bond assessment of $1,085.57 a home, the same figure as the condominium classes, against $3,340.31 for an Escada lot (Pelican Marsh CDD budget, fiscal 2019). The county roll shows what followed: the gap between a Norman Estates home’s bond-bearing and bond-free charges was $1,061.56 in tax year 2021 and $836.33 in 2022 and 2023, the drop matching the District’s Series 2022 refunding, and then $799.97 in 2024 and $765.19 in 2025, while Serafina’s and Castillo’s stayed at $836.33 (Collier County Property Appraiser roll). Why the Norman Estates class diverged in 2024 is not stated in any record we read; the District’s assessment roll for the class would answer it. The bonds end with the final payment in May 2031 (Pelican Marsh CDD, minutes of July 15, 2026). The District owns no land inside the Norman Estates plat, but it owns Tiburon Drive at the neighborhood’s entrance (Collier County Property Appraiser roll).

Sold Before It Was Built: WCI’s Own Record, 2001 to 2003

WCI reported The Norman Estates’ progress to investors five times, and the county deeds match its figures lot for lot. WCI Communities, Inc. filings with the Securities and Exchange Commission, and the Collier County Property Appraiser sales file:

The differences in mid-2001 are the few days or weeks between a closing and the recording date the roll carries. The larger point is the first line: with 3 homes closed and 22 in backlog on March 31, 2001, 25 of the 27 homes were sold before most of them were built, when the county roll shows only four finished (our arithmetic). The Norman Estates was a pre-sold, build-to-order product, and WCI reported it sold out in the first quarter of 2003.

Who Built the Homes?

WCI Communities, Inc. built them. The recorded Notices of Termination of the construction notices name “Contractor: WCI COMMUNITIES, INC.” and “Owner: Norman Estates at Tiburon, L.P.”; the one we read in full, for 2738 Medallist Ln, records construction completed on November 13, 2001 (Notice of Termination, OR 2931, Page 1022), and the Clerk’s index shows the same pattern for about thirteen lots from 2001 to 2003. That fits WCI’s own statement that it collected “developer and construction fees for operating the project.” So the neighborhood was developed by the joint venture and built by WCI as its contractor.

The plans are the gap. WCI never marketed The Norman Estates on its own website: every archived WCI Tiburón home list of May 2001, February 2002 and June 2002 shows Castillo, Escada, Serafina and Ventanas plans and no Norman Estates entry, and WCI’s Tiburón home page of April 2001 and February 2002 names only Castillo, Ventanas and Escada (WCI Communities website, archived captures). By the spring of 2001, when WCI’s Tiburón pages went up, 25 of the 27 homes were already sold. The partnership’s own brochures and price sheets are not archived online, so no public record names the Norman Estates plans, and we do not name them. The county’s measurements show what the plans produced: one-storey and two-storey versions of a small set of ground floors, with identical county measurements recurring on four homes built in 2000 and 2001, Lots 6, 18, 20 and 27 (Collier County Property Appraiser roll).

Built in Four Years, 2000 to 2003

The county roll dates The Norman Estates’ 27 main houses as follows (Collier County Property Appraiser roll, tax year 2026 preliminary):

The first four homes went up at the two ends of the loop, by the entrance and at the south end, and the median year built is 2001, which makes The Norman Estates the oldest single-family neighborhood in Tiburón. The county’s aerial footprint layers track the same build-out: 4 houses in the 2000 flight, 24 by 2002 and all 27 by 2004 (Collier County building footprint layers). So every Norman Estates home stood through Hurricane Charley in 2004 and Wilma in October 2005, and through Irma in 2017 and Ian in 2022.

That window matters to a buyer: Florida’s first statewide building code took effect on March 1, 2002, and all fifteen homes with a 2000 or 2001 year built, and very probably most of the 2002 completions, were permitted before it, under the prior local code (Collier County Property Appraiser roll; the code date is a matter of state law). The code that applies to a specific home is set by its original permit date, which the county’s permit file holds. What brings a pre-code home up to an insurer’s current expectations is its roof, its opening protection and a wind-mitigation inspection, which is why those three items lead our file on every Norman Estates listing.

Lot Lines, Golf Slivers and the Tract B Taking, 2000 to 2004

The partnership reshaped its lots as it sold them, and the records explain why Norman Estates legal descriptions are longer than most. The first step, recorded on February 15, 2000, was a lot-line adjustment affidavit under the Collier County Land Development Code that moved a 2.44 by 27.36-foot piece of Tract A into Lot 1 (Lot Line Adjustment Affidavit, OR 2641, Page 2014), the earliest deed on any Norman Estates parcel. In November 2000 the partnership bought two small pieces of the adjoining golf-course parcel for $2,400 and $18,700 and later conveyed them with Lots 11 and 12; the first deeds of Lots 4 and 6 to 10 each added a piece of Section 36 land, and Lots 13 and 14 each gained land lying east of the lot; in September 2001 a second adjustment moved part of Lot 18 into Lot 19; and in July 2003 slivers of Lots 3 and 5 went back to the golf course owner for $500 (Collier County Property Appraiser roll and sales file; Collier Clerk, OR 3341/2434). About a dozen of the 27 homes sit on more land than their plat lot, and Lot 18 on less.

In 2004 Collier County took a strip of the neighborhood’s frontage. After a lis pendens in March 2004, an Order of Taking entered on June 4, 2004 in case 04-1532-CA took Parcels 102 and 103, 0.041 acre in all, from the partnership, with a good-faith deposit of $164,500; the county roll describes the result as the south 24 feet of Tract B, and the same case took the south 15 feet of the District’s Tiburon Drive tract (Order of Taking, OR 3582, Page 3310; Collier County Property Appraiser roll). The parcels lie on the plat’s Vanderbilt Beach Road frontage, which places the taking with the county’s road work on that edge; the order itself names the parcels, not the project.

Developer to Owners, 2003

The partnership handed the neighborhood over as the last homes closed. The association’s annual report filed on May 5, 2003 still lists WCI’s officers and directors and the Jupiter director; the report filed on July 7, 2003 deletes all of them and lists five owner directors, every one at a Medallist Lane address, which puts the owners’ takeover between those two dates; the turnover meeting’s minutes are not in any record we read (Sunbiz N98000007189, annual reports). The property followed:

WCI’s annual report for 2003 records the last home closing in March 2003, and the county’s last two first deeds, for 2726 and 2754 Medallist Ln, were recorded on April 18, 2003. Within eight months the owners held the board, the road and the buffers.

The Greg Norman Membership Released, 2004

The first governance act of the owners’ era was to shed the Norman Estates International program. The termination recorded in October 2004 released seventeen of the 27 lots and ended their dues, and the release runs both ways: the owners released the membership company and the partnership from claims, and the company confirmed the owners owed nothing further (Collier Clerk, OR 3661/3544). The remaining ten lots stayed under the covenant until its 20-year term ran out in November 2018. The partnership that built the neighborhood was cancelled at the end of 2006.

Through the Downturn, 2009 to 2014

The Norman Estates’ owners bought before the peak and then lived through the fall. The ten qualified sales from 2009 to 2014 had a median of $1,037,500, about 29% below the new-home median, and the low was $830,000 in November 2011 (Collier County Property Appraiser sales file). The county records show the strain in the association’s own books too: the association recorded assessment liens, obtained a foreclosure judgment on its lien against one home in 2011, and took title to that home by certificate of title for $100 in April 2012; a lender took title in 2013, the home resold in January 2014, and the liens were satisfied that year (Collier County Clerk index; Collier County Property Appraiser sales file). In plain terms, this small association uses its lien remedy, and a buyer’s estoppel certificate will show whether any balance is open on the home being bought. A 2023 lis pendens against another lot named both the Norman Estates association and the Tiburon Estates master association, so the master association uses its remedy here too.

In July 2014 the Tiburón associations, The Norman Estates’ among them, entered a bulk communications agreement with Hotwire Communications, and in March 2021 they recorded the telecommunications easement that goes with it, signed for “Norman Estates, Parcel 1000” (OR 5905, Page 3151).

The Owners Rewrite the Documents, 2013

Ten years after turnover the owners replaced WCI’s documents wholesale. At a members’ meeting on April 30, 2013 they adopted an Amended and Restated Declaration, Articles and Bylaws, 58 pages, e-recorded on May 2, 2013 (OR 4914, Page 3520). The restated Articles say they take effect on filing with the Secretary of State and recording; they were recorded but never filed with the Division of Corporations, which is why the association’s state record shows no amendment. The restatement is the covenant set a buyer lives under today:

Two absences matter as much as the text. The restatement carries no neighborhood resale capital contribution, unlike Serafina’s resale charge of up to one quarterly assessment; the master association’s contribution still applies. And it carries no sale-approval step: its Article 12 refers to approval “as elsewhere provided herein,” but nothing elsewhere provides it. The estoppel certificate, which Florida law requires to say whether the association must approve a transfer, is where a buyer confirms the current practice.

2015 and 2018: Money Limits and a Five-Member Board

The owners amended the restatement twice more in five years. On May 15, 2015 they recorded limits on the board’s spending power: a material alteration or new facility costing more than 15% of the annual budget needs a majority of the voting interests, total special assessments in a fiscal year may not exceed 15% of the budget without members’ consent, and borrowing against or mortgaging association property needs a majority of the total voting interests; the same amendment lets the board install gates, gatehouses and speed bumps within those limits (Certificate of Amendment, OR 5152, Page 716). The same year the Tiburon Estates master association amended its own declaration so that each member association, “Norman Estates at Tiburon Homeowners Association, Inc.” among them, appoints a master director (OR 5138/880). On January 19, 2018 the owners enlarged their board from three directors to five, on two-year staggered terms, three elected at the 2018 annual meeting and two in 2019 (Certificate of Amendment, OR 5469, Page 1358).

2025: Architectural Standards and the Zero-Lot-Line Rule

In 2025 the owners put the neighborhood’s look on the public record. The board had adopted Architectural Standards in July 2017 and updated them in January 2025; on February 24, 2025 the association recorded them, 14 pages, together with a second amendment adopted by at least two-thirds of the total voting interests (Architectural Standards, OR 6441, Page 2978; Certificate of Amendment, OR 6441, Page 3000). The amendment makes the review board judge every application against those standards, extends approval expressly to windows and doors and to any change visible from outside the home, bars any extension of a lanai beyond its location at recording, and bars new windows, doors or openings in the zero-lot-line wall facing the next home. The standards set the rules a remodel works under today:

• Roofs: barrel clay tile only; no shingles, concrete tile, slate-style tile or metal.
• Gutters: mandatory on every home, white.
• No fences, walls or invisible dog fences, except pool safety fences inside screen cages.
• No vertical additions, and pool cages bronze, attached, no wider than the home and no larger than the existing lanai footprint.
• Windows, doors and garage doors must match “the original builder” type and style.
• Generators and pool heaters on natural gas only; no propane, and no underground tanks.
• Signs: no “For Sale” or realtor signs except open-house direction signs; no political signs.
• Driveways and front walks in concrete pavers of the original color and pattern; black gloss mailboxes; roof-mounted solar allowed, but not on the front roof.

The building section below takes these rules in detail. Their effect is plain: a buyer can refresh, reroof, re-window and remodel a Norman Estates home, but cannot add a storey, push the lanai out, fence the yard or change the street’s roofline.

The Norman Estates Since 2021

Four things have changed the neighborhood’s numbers since 2021. The District’s bond share on a Norman Estates tax bill fell from $1,061.56 in tax year 2021 to $765.19 in 2025, below every other bond-paying neighborhood in Tiburón on our arithmetic, and ends in May 2031; in 2022 the Tiburon Estates master association added a one-time capital contribution on every new owner equal to a quarter of its annual assessment (Certificate of Amendment, OR 6149, Page 45). FEMA’s countywide flood map of February 8, 2024 leaves every Norman Estates house clear of the shallow-flooding Zone AH, which the 2012 map had drawn on or near at least two of them, close enough that one owner obtained a Letter of Map Amendment in 2016 and another an elevation certificate in 2017; FEMA’s preliminary map of March 2025 keeps all 27 homes in Zone X, and the flood section below explains both. The sale record moved twice, to $2,901,000 in May 2022 and $3,300,000 in May 2025, with a February 2026 deed recorded higher that the Property Appraiser did not qualify (Collier County Property Appraiser sales file). And owners began remodelling on a new scale: a $500,000 alteration permit at 2725 Medallist Ln in 2022, a $250,000 permit at 2749 in 2024, a $295,000 application at 2742 in 2025, and seven reroofs since 2020, with no teardown (Collier County monthly building permit reports). A quarter of a century after WCI’s first closings, The Norman Estates’ houses are being updated one at a time, and the updated ones set the price.

The Homes: 27 Zero-Lot-Line Villas at The Norman Estates at Tiburón

The Norman Estates at Tiburón is 27 detached zero-lot-line villas on one private loop, Medallist Lane, built by WCI Communities from 2000 to 2003 on lots with a median of 0.20 acre; every home has a private pool and spa, per the Collier County Property Appraiser roll (tax year 2026 preliminary) and WCI’s SEC filings.

The Norman Estates is the oldest detached neighborhood in Tiburón and one of its most consistent. Every home was sold new as a finished house, every home carries the same county construction class, half the lots measure 0.20 to 0.24 acre, and every one of the 27 has its own pool and spa. That consistency means a Norman Estates price opinion turns on three things: whether the home is one of the one-storey or the two-storey plans, what lies behind the lot (golf, a golf lake or the landscaped buffer along Tiburon Drive), and what an owner has done to a house that is now 23 to 26 years old.

27 Homes, 31 Parcels: the Count Explained

The recorded plat is Tiburon The Norman Estates at Pelican Marsh Unit Twenty Three, Plat Book 31, Pages 43 to 44, recorded January 20, 1999 by Norman Estates at Tiburon Limited Partnership (Collier Clerk, plat reference sheet, OR 2503, Page 3211). WCI’s Second Amendment to the declaration describes the neighborhood in one line: “All of Lots 1 through 27, inclusive, and Tracts ‘A’, ‘B’ and ‘R’” (OR 2719, Page 2991). WCI’s own filings used the same number from the start: the partnership was formed to build “a Norman Estates community which consists of 27 villas” (WCI Communities Form 10-K405 for fiscal 2001, filed March 26, 2002).

The county roll carries 31 parcels for the neighborhood: the 27 homes plus four association tract parcels (Collier County Property Appraiser roll, tax year 2026 preliminary, files dated August 29, 2026). The four are the road, Tract R, and three small landscaped tracts, Tract A and two parcels of Tract B; the amenities section below explains what each is on the ground. No vacant homesite remains: every one of the 27 lots carries a main residence on the 2026 preliminary roll, and no priced vacant-lot sale has ever been recorded here (same roll, sales history).

One Private Loop Off Tiburon Drive

Every Norman Estates home is on Medallist Lane, and nothing else in Collier County carries that street name (Collier County Property Appraiser roll, tax year 2026 preliminary). The spelling on the record is Medallist, with a double l. The lane leaves the fountain roundabout on Tiburon Drive at the neighborhood’s north-west corner, beside the Ritz-Carlton Golf Resort’s entrance court, and runs south-east as a divided loop with a landscaped centre island before turning back near Vanderbilt Beach Road (Collier County address points and parcel layer, read September 25, 2026). The house numbers follow the lots:

• East side, Lots 1 to 17: even numbers from 2702 at the entrance up to 2766 at the south end, rising by four.
• West side, Lots 18 to 27: odd numbers from 2765 at the south end back down to 2721 near the entrance; 2753 and 2737 are skipped.

Source: Collier County Property Appraiser roll, tax year 2026 preliminary, and the county’s site address points. Every home is in ZIP 34109, in millage area 47 and in Section 36, Township 48 South, Range 25 East (same roll). The street is a private road owned by the association, and its only connection to the outside is Tiburon Drive, which carries residents south to Vanderbilt Beach Road.

How Big the Lots Are

Norman Estates lots are small, second only to Serafina’s among the four Tiburón single-family neighborhoods we compare on this page. The median lot is 0.20 acre, against 0.18 acre in Serafina at Tiburón, 0.37 acre in Marsala at Tiburón and 0.62 acre in Escada at Tiburón (Collier County Property Appraiser roll, tax year 2026 preliminary, homes only). A Marsala lot is nearly twice a Norman Estates lot and an Escada lot about three times, our arithmetic from those medians.

Source: Collier County Property Appraiser roll, tax year 2026 preliminary (files dated August 29, 2026). The homesites total 6.03 acres and the four tracts 2.53 acres on the roll. The three large lots are Lots 11, 12 and 13 at 2742, 2746 and 2750 Medallist Lane, at 0.27, 0.35 and 0.31 acre, where the east side of the loop meets the golf lake; Lot 12 is the largest lot and carries the highest land value, $1,546,143 (same roll). If a buyer wants more yard here, it is on those three lots and on the west-side lots from 20 to 24, which run 0.23 to 0.26 acre.

Unlike Serafina, where 29 of 44 lots carry one identical land value, the county does not treat Norman Estates lots as one interchangeable homesite. The most repeated land value, $1,153,759, appears on only five lots, Lots 6 to 10 (same roll). The median land value per acre is about $5.39 million, second in Tiburón’s four single-family neighborhoods to Serafina’s $5.75 million, and ahead of Marsala at $3.27 million and Escada at $2.59 million (same roll). Small lots in a gated golf community are dear by the acre, and most of a Norman Estates home’s county value sits in the land and the location.

Why Some Lots Are Bigger Than the Plat

The roll’s lot sizes range from 0.17 to 0.35 acre on a plat drawn as a regular row of lots, and the recorded deeds explain why. The developer partnership used Collier County lot-line adjustment affidavits, approved by the county’s Development Services Department, to reshape lots without replatting (Collier Clerk, lot-line adjustment affidavit for Lot 1, OR 2641, Page 2014), and it bought small pieces of the adjoining golf-course parcel from Tiburon Golf Ventures and WCI in 2000 to 2002, then conveyed them with the lots.

• Lots 4 and 6 to 10: each first home deed carried an extra piece of Section 36 land at the rear.
• Lots 11 and 12: each first deed, recorded January 19, 2002, carried a piece of unplatted golf land the partnership had bought on November 21, 2000, described on the roll as “PMGC PAR C UNPLATTED” (Pelican Marsh East Golf Course Parcel C).
• Lots 13 and 14: land lying east of each lot was added, for Lot 14 in its first deed of April 18, 2003 and for Lot 13 by a later deed in January 2004.
• Lots 1 and 17: small pieces of the entrance and buffer tracts were added.
• Lots 18 and 19: a 2001 lot-line adjustment moved part of Lot 18 into Lot 19, both deeds recorded September 20, 2001.

Sources: Collier County Property Appraiser roll, legal descriptions and sales history, tax year 2026 preliminary; Collier Clerk index. By that record, 13 of the 27 homes sit on more land than their plat lot and one, Lot 18, on less. Those pieces show as extra book-and-page references in a lot’s legal description and are part of the lot. Two east-side lots also carry recorded 2017 and 2018 covenants with the association that limit what may be built on their former golf land (Collier Clerk, OR 5443, Page 54 and OR 5540, Page 3466). For any golf-side home, the title commitment and a current survey show exactly what land conveys and what may stand on it.

Zero-Lot-Line Villas: What the Word Means Here

WCI called these homes “villas” in every filing from 2001 to 2004, and the county classifies each as a detached single-family residence on its own platted lot (WCI SEC filings; Collier County Property Appraiser roll). Both are right. A Norman Estates home is detached and owned fee simple with its land, not a condominium unit, and it is built to one side lot line. The owners’ 2025 amendment confirms it in so many words: “No Owner shall change, modify, install or have installed any windows, doors or other openings on the zero lot line of the Owner’s Home that face the adjacent Home” (Collier Clerk, OR 6441, Page 3000, Section 9.24).

WCI’s Third Amendment of 2001 documents the other half of the arrangement: the plat’s 10-foot Secondary Structure Easements, which allow pool decks, pool enclosures and air-conditioner pads within them with the design committee’s consent, with each lot owner maintaining the easement area on its own lot (OR 2854, Page 2925, Section 4.2(f)). The public record does not say which side of each lot is the zero-lot-line side; the plat sheets and a survey do. In practice, a Norman Estates home has a blank side wall facing its neighbor, a private side yard on the other side, and a pool and lanai that face the rear.

What the County Square Footage Means at The Norman Estates

The county’s two square-footage fields are not living area, and on the two-storey homes the gap is large. Four Norman Estates homes have public listing or record data that let us calibrate the county fields against living area:

Sources: Collier County Property Appraiser roll, tax year 2026 preliminary; Southwest Florida MLS Matrix, pulled September 18, 2026, and public listing records read September 25, 2026 (agent-entered data). On Lot 20 the listing’s living area is within 5 square feet of the county base area; on Lots 1, 21 and 23 the living area runs 800 to 1,200 square feet above the base area and just under the adjusted area. On our reading, the base area is the whole heated area of a one-storey home and only the ground floor of a two-storey home, the same county behavior we found at Serafina and Marsala.

We apply three rules to every Norman Estates price opinion:

• Quote county areas only under their county labels, never as living area.
• Never divide a sale price by a county area and set the result against a price per square foot built on MLS living area.
• Take bedroom and bathroom counts only from listing records or the house itself; the county roll holds none.

One-Storey and Two-Storey: the Two House Types

No record we found names the Norman Estates plans, but the county measurements show a small set of house types built repeatedly. Eleven homes cluster tightly at a county adjusted area of 3,830 to 3,869 square feet with a base area of 3,217 to 3,271: the one-storey family, calibrated by Lot 20’s 3,248-square-foot listing. The other 16 homes carry larger adjusted areas, 15 of them from 4,106 to 4,718 square feet, and the three recently listed from that group are two-storey homes of 3,956 to 4,152 square feet of living area. Lot 15, at 2758 Medallist Lane, stands alone at 2,876 / 3,351, the smallest home here by both county measures (Collier County Property Appraiser roll, tax year 2026 preliminary).

Source: Collier County Property Appraiser roll, tax year 2026 preliminary. The same ground floors, 3,217 and 2,871 square feet among them, appear in both families, which suggests a few base plans offered with and without an upper floor. That is an inference from the measurements, not a record. One public document supports the two-storey reading directly: the 2017 elevation certificate for Lot 14 records a “next higher floor” 13.3 feet above the first floor (Collier County elevation certificate layer, certificate dated July 27, 2017). The distinction matters for more than taste: the owners’ recorded Architectural Standards bar vertical additions, so a one-storey Norman Estates home will stay one storey (Architectural Standards, recorded 2025, covered in the building section of this page).

Why No Plan Names Survive

WCI never marketed Norman Estates on its own website. Every archived WCI Tiburón “View Homes” list we read, from May 2001 through June 2002, shows Castillo, Escada, Ventanas and later Serafina plans and no Norman Estates entry (WCI Tiburón home list, archived May 13, 2001; archived February 13, 2002). WCI’s Tiburón home page of April 30, 2001 names only “penthouse condominiums at Castillo, elegant midrise residences at Ventanas and custom estate homes on oversized homesites at Escada” (archived April 30, 2001).

The reason is timing. By March 31, 2001, when WCI’s web listings began, 25 of the 27 Norman Estates homes were already closed or under contract (WCI prospectus, June 2001, below). The partnership’s own brochures and price sheets are not archived anywhere public. So the plan names, the per-plan bedroom counts and the per-plan prices are not established from any primary record, and we do not repeat plan names from marketing copy we cannot source. For a specific home, the plan is a claim until the original permit drawings or the listing history back it.

Who Built the Homes

WCI Communities built them. The recorded Notices of Termination of the construction notices name “Contractor: WCI COMMUNITIES, INC.” and “Owner: Norman Estates at Tiburon, L.P.” for the homes; for Lot 10 at 2738 Medallist Lane, the notice records construction completed on November 13, 2001 (Collier Clerk, OR 2931, Page 1022), and the Clerk’s index shows the same pattern on about 13 lots from 2001 to 2003. WCI said the same in its filings: it held a combined 50% interest in the partnership and “collect[ed] developer and construction fees for operating the project” (WCI prospectus, March 12, 2002). The partnership’s deeds give its address as 24301 Walden Center Drive, Bonita Springs, WCI’s own headquarters (Collier County Property Appraiser roll, sales history). The partnership itself, and the joint venture behind it, belongs to the history section of this page.

Sold Before It Was Built

WCI’s filings give a five-point record of the sell-out, and the county deeds match it lot for lot:

Sources: WCI Communities SEC filings as linked; Collier County Property Appraiser roll, sales history. The small mid-2001 differences are the lag of days to weeks between a closing and the recorded deed date. With 3 closed and 22 in backlog on March 31, 2001, when only four homes stood on the county’s 2000 aerial layer, 25 of the 27 homes were sold before most of them were built. WCI’s prospectuses described the product as “27 villas priced from $1.2 million to $1.4 million”; the recorded first sales ran from $1,220,400 to $1,755,300, at a median of $1,466,300 (same roll), consistent with base prices before lot premiums and options. The first home sold was 2702 Medallist Lane, Lot 1, recorded May 19, 2000 at $1,312,100 (same roll).

When the Homes Were Built

Source: Collier County Property Appraiser roll, tax year 2026 preliminary, main residences only. The county’s aerial building-footprint layers tell the same story from above: 4 homes in the 2000 flight, 24 by the 2002 flight and all 27 by the 2004 flight, with Lots 4, 7 and 14 last (Collier County Property Appraiser building footprint layers, read September 25, 2026). Footprints are essentially unchanged from 2004 to 2025, and no home has been demolished and rebuilt (same layers).

That window matters for inspection and insurance. Florida’s first statewide building code took effect on March 1, 2002, and with 15 homes carrying a 2000 or 2001 year built, most Norman Estates homes were permitted under the code that came before it; the exact code for a specific home is set by its original permit date. It also means every original roof, air-conditioning system and pool system here is now 23 to 26 years old unless an owner has replaced it. The storm, insurance and permit sections of this page show which owners have.

What a Norman Estates Home Looks Like on the Record

• Pools: 27 of 27 homes carry a private pool on the county roll.
• Spas: also 27 of 27.
• Screen enclosures: 25 of 27. Lots 14 and 16 use an aluminum pool fence instead, added in 2020 and 2022. Fourteen of the 25 enclosures carry a county build date from 2016 to 2024, consistent with cages rebuilt after Hurricane Irma in 2017 and Hurricane Ian in 2022; that is our reading, and no permit we read states a storm cause.
• Decks: brick-paver pool decking on 23 homes, sculptured concrete decking on Lots 11 and 12, tile decking on Lots 14, 18 and 26.
• No guest houses: no lot carries a second residential structure on the roll.
• Garages: attached, for at least two cars, under the recorded declaration.
• Roofs: barrel clay tile only, at a minimum 6:12 pitch, with white gutters on every home, under the recorded Architectural Standards.

Sources: Collier County Property Appraiser roll, tax year 2026 preliminary; amended and restated declaration, OR 4914, Page 3520, Sections 9.6 to 9.8; Architectural Standards, recorded February 24, 2025, OR 6441, Page 2978.

Build Quality on the County Roll

The Property Appraiser assigns every house a construction class, and in the Norman Estates the answer is the same 27 times: every main residence is class RC-20, county improvement quality code 5 (Collier County Property Appraiser roll, tax year 2026 preliminary). Serafina is also single-class, 44 of 44 at RC-25 and also quality code 5, so the two small-lot neighborhoods are the single-class pair among the four we compare, with Serafina the larger. Marsala’s majority class is RC-15, quality code 4, and Escada’s homes run from RC-30 to RC-50, all quality code 6 (same roll). The code is the county’s cost classification, not a verdict on finish or condition: two RC-20 homes on Medallist Lane can be a generation apart inside, one with its 2001 kitchen and one after a $500,000 remodel.

From First Sale to Today

The Norman Estates has sold through a full cycle. New homes first sold at a median of $1,466,600 from 2000 to 2003 across 25 qualified sales; qualified resales fell to a median of $1,037,500 from 2009 to 2014, with a low of $830,000 in November 2011; and the 9 qualified sales from 2021 to 2026 had a median of $2,625,000 (Collier County Property Appraiser roll, qualified improved sales). One house shows the whole arc: 2742 Medallist Lane, Lot 11, the golf-enlarged 0.27-acre lot, first sold for $1,559,400 in 2002, resold for $2,901,000 in May 2022 and set the neighborhood’s qualified record at $3,300,000, recorded May 16, 2025 (Collier Clerk, OR 6472, Page 16). Five of the 27 homes are still held by the families who bought them new (same roll, sales chains). The market section of this page carries every recent sale.

What Amenities Come With a Home at The Norman Estates at Tiburón?

A home at The Norman Estates at Tiburón comes with its own pool and spa, association lawn care, fertilization and irrigation on every lot, an automated gated entrance of its own off Tiburon Drive, a private loop street, and the Tiburón clubhouse about 0.1 road mile away; there is no shared pool or clubhouse, and club membership is optional.

That list is short, and two things on it are unusual in Tiburón. The first is location: no Tiburón neighborhood sits closer to the Tiburón Golf Club clubhouse and the Ritz-Carlton Golf Resort. The second is the yard service: the Norman Estates association mows, fertilizes and treats every lawn and runs every home’s irrigation, so an owner who is away for months comes back to a maintained lot. Add a private pool and spa at every house and the neighborhood’s own gate, and this is one of Tiburón’s two closest things to a lock-and-leave detached home, with Serafina the other.

What the Norman Estates Association Owns

The association owns the street and three small landscaped tracts. The developer partnership conveyed them in two quitclaim deeds within eight months of the last home closing: Tract A and Tract R, described as “(Medalist Lane),” on May 23, 2003 (Collier Clerk, OR 3298, Page 2138), and Tract B, less two carve-outs, on November 20, 2003 (OR 3447, Page 699).

Sources: Collier County Property Appraiser roll, tax year 2026 preliminary; Collier County parcel layer and aerial imagery, read September 25, 2026. The county’s parcel map draws the two Tract B parcels at different sizes from the roll’s acreage, and the roll lists the smaller parcel under the abbreviated owner line “Norman Ests at Tiburon Inc”; the 2003 deed and its exhibit are the record a title examiner reads for both. None of the four tracts carries a building, pool or court on the roll, and the county values each at $100 (same roll). Unlike Serafina and Escada, no public body owns any parcel inside the Norman Estates plat.

Two other recorded arrangements sit on the edges. Tiburon Golf Ventures and WCI granted the association perpetual easements in 1999 to install and maintain “a privacy wall and landscaping” at the association’s “sole cost and expense” (OR 2560, Page 775; OR 2560, Page 780). And the water and sewer facilities under Medallist Lane belong to the Collier County Water-Sewer District, deeded to it in 2000 (OR 2657, Page 825). In 2004 Collier County took the south 24 feet of Tract B by order of taking for road work on the Vanderbilt Beach Road frontage (OR 3582, Page 3310); the road’s identity is our reading of the plat boundary.

No Association-Owned Lakes

Some older descriptions of The Norman Estates say the association owns three lakes. It does not. The only basis for that claim is the county use code 95, “rivers and lakes, submerged lands,” on the three small tracts; current aerial imagery and our boundary measurements show lawn, palms and a path on those tracts and no open water (Collier County parcel layer and aerial imagery, read September 25, 2026). The lakes a buyer sees behind Lots 11 to 17 belong to the golf course owner, Tiburon Golf Ventures, on a 2.41-acre lake parcel, or lie beyond a thin strip still titled to the dissolved developer partnership (Collier County Property Appraiser roll, tax year 2026 preliminary). The use code most likely reflects the tracts’ role in the plat’s drainage, which is our reading. For a buyer, the practical result is simple: the association maintains a road, an entrance corner and a buffer, not a lake bank or a fountain.

Its Own Gate Off Tiburon Drive, Not Behind the Gatehouse

The Norman Estates has its own automated gated entrance off Tiburon Drive, beside the Tiburón clubhouse and the Ritz-Carlton Golf Resort, and it is not behind Tiburón’s staffed gatehouse on Tiburon Boulevard. Some descriptions of the neighborhood place it inside the main gate; the record says otherwise.

The Tiburón master association’s gatehouse post orders, version 1.0 of April 4, 2018, sort the ten member communities into two groups. They list “Marquesa Royale, Norman Estates, Bolero, Marsala” as communities that are part of the association, and separately list the “Communities behind the gate”: Escada, Ventanas, Esperanza I and II, Castillo and Serafina (Tiburon Estates Homeowner’s Association, gatehouse post orders, published on the Serafina association’s website). The same orders send anyone looking for the Ritz-Carlton, the golf shop or the clubhouse to “turn around and go to Ritz,” because those destinations, and the Norman Estates, are reached from Tiburon Drive. Medallist Lane connects only to Tiburon Drive, and every route we measured from it leaves by Tiburon Drive to Vanderbilt Beach Road without passing the Tiburon Boulevard gatehouse (OSRM routing, September 25, 2026). The stretch of Tiburon Drive at the entrance is Pelican Marsh Community Development District land (Collier County Property Appraiser roll, folio 66679506487).

The recorded covenants make the gate an association facility: “The Association may provide for the creation, capital improvement and maintenance of privacy gates at the entrance to the Neighborhood,” with the gate, “any mechanical or electronic mechanisms necessary to automate the gate” and related costs paid from assessments (amended and restated declaration, OR 4914, Page 3520, Section 7.6; the 1998 text is Section XI). A 2015 amendment lets the Board install gates, gatehouses and speed bumps as material alterations within a spending limit (OR 5152, Page 716, Section 7.11), and the original declaration adds the standard disclaimer that owners acknowledge any privacy gate and wall “may be compromised or circumvented” (1998 declaration, Section XV).

The contrast with Serafina is exact. A Serafina visitor passes Tiburón’s staffed main gate and then Serafina’s own pass-controlled gate; a Norman Estates visitor passes only the Norman Estates gate. We publish no access code, staffing, hours or equipment detail. Access through Tiburón’s other gates is administered by the Pelican Marsh Community Development District, so a buyer should get the association’s current resident and visitor access procedures, and the District’s credential rules, in writing before closing.

The Lawn, Fertilization and Irrigation Service

This is the Norman Estates’ signature benefit. The owners’ 2013 restated declaration makes the association responsible for landscaping maintenance “and in particular lawn care of each and every Lot,” including fertilization and insect and disease treatment, as an association expense (OR 4914, Page 3520, Section 7.3(B)). The declaration even gives the reason: one association contract avoids “jeopardizing the security of Norman Estates” by “the possibility of admission thereto of a large number of landscaping maintenance contractors.” Section 7.4 goes further: the association maintains and controls the irrigation system on every lot and on the common areas, including the control box at each home, which owners may not touch.

What the owner still owns and pays for is everything else: the house, the roof, the structure, windows, doors and garage door, the interior and its systems, lot drainage, the water line from the shut-off valve, the pool, spa and pool equipment, and the repair and replacement of the lot’s sod, trees and shrubs (Section 7.2). Put simply: in the Norman Estates the association mows, fertilizes and treats every lawn and runs every home’s sprinklers, and the owner looks after the house, the pool and spa, and the roof.

There is no recorded pool service. Serafina’s association gives every home’s pool a basic weekly clean; the Norman Estates documents provide nothing similar. Section 7.5 allows a pool, painting, pressure-washing or fountain contract to be made a common expense by a majority vote at a members’ meeting, or run as an opt-in program, and no public record shows whether any such program is in effect (Section 7.5). Listing copy that says the association handles pool maintenance should be checked against the association’s budget and the estoppel certificate before a buyer relies on it.

A Private Pool and Spa at Every Home, and No Shared One

Recreation in the Norman Estates is at home. All 27 homes have a private pool and all 27 a spa, and 25 have a screen enclosure (Collier County Property Appraiser roll, tax year 2026 preliminary). The association owns no pool, clubhouse, cabana, court, fitness room or playground: its land is a road, an entrance corner and a buffer. The declaration’s definition of common areas lists what may be included, “parks, recreation facilities, … entry gates and control systems, entrance ways, roads, landscaping on roadways and buffers … and any lakes located within or adjacent to the Neighborhood” (OR 4914, Page 3520, Section 1.7), but the land actually conveyed is Tracts A, B and R.

One recorded clause shows how little shared recreation there is. An owner whose home is leased “may not use the recreation or parking facilities during the lease term” (Section 11.6). In a neighborhood with no shared recreation facility, the practical effect of that clause is small.

Golf Behind 14 of 27 Lots: the Black Course’s Opening Hole

The Tiburón Golf Club names the neighborhood in its own course notes. For hole 1 of the Black Course, the Club writes: “This short par 4 hole runs adjacent to Tiburón’s prestigious residential development, Norman Estates” (Tiburón Golf Club course-tour data, The Black Course, hole 1). On the county parcel map, the east side of the loop is where that frontage lies:

Source: Collier County parcel polygons and roll, our measurement of shared boundaries of 3 meters or more, September 25, 2026. By that method, 14 of the 27 lots, Lots 1 to 14, share a rear boundary with Tiburon Golf Ventures land, and 7 lots, 11 to 17, have open water within 40 meters behind them, all of it golf-owned or partnership-owned. The ten west-side homes back onto the buffer and Tiburon Drive, with the nearest water across that road. By the same method, 42 of Serafina’s 44 lots back onto golf land.

Frontage is not the same as view. The golf parcel includes rough, cart paths, water and native areas as well as fairway, and every lot and common area next to the course is burdened by a recorded golf-ball easement under which owners assume the risk of stray balls (OR 4914, Page 3520, Section 6.7). Which other Black holes a specific home can see is not in any record we read; a buyer should stand on the lanai, and ask the Club in writing which holes the home faces.

Next Door to the Clubhouse and the Ritz-Carlton Golf Resort

The Norman Estates is the closest Tiburón neighborhood to the Tiburón Golf Club clubhouse and the Ritz-Carlton Golf Resort. Measured by road, the clubhouse at 2620 Tiburon Drive and the resort at 2600 Tiburon Drive are 0.1 mile from Lot 1 at the entrance and 0.3 mile from Lot 17 at the far end of the loop, against 0.4 to 0.5 mile from Marquesa Royale and 1.5 miles from Serafina (OSRM routing, September 25, 2026, from representative points of the county parcel polygons). We give road distance only; we do not promise a footpath. The resort’s own planning items, a ballroom expansion and a pool and pool-bar addition, lie about 155 meters from the nearest Norman Estates parcel on the county’s planning map (Collier County planning projects layer, read September 25, 2026); the development section of this page covers them.

What Comes Through Tiburón’s Master Association

Norman Estates owners are members of Tiburon Estates Homeowner’s Association, Inc., the master association. Its 1999 declaration takes in the neighborhood by name: “Legal Description Norman Estates, Parcel 1000 … All of The Plat of Tiburon- The Norman Estates at Pelican Marsh Unit Twenty Three” (Collier Clerk, OR 2579, Page 364). The Norman Estates declaration, recorded eight months earlier, never mentions the master association, so membership comes from the master declaration rather than the neighborhood one, on our reading. A 2015 master amendment lists “Norman Estates at Tiburon Homeowners Association, Inc.” among the member associations that each appoint a master director (OR 5138, Page 880).

Telecommunications come through a bulk arrangement. The Norman Estates association, signing for “Norman Estates, Parcel 1000,” is a named grantor on the recorded Grant of Telecommunications Easement to Hotwire Communications, Ltd., with Tiburón’s other associations, covering facilities for “telephone, television, internet access,” exclusive for bulk service while Hotwire remains the bulk provider (OR 5905, Page 3151, recorded March 10, 2021). Which budget carries that cost for Norman Estates owners is not in any public record we found; the budgets and the estoppel certificates show it.

What the Pelican Marsh Community Development District Provides

The Norman Estates lies inside the Pelican Marsh Community Development District, and its declaration says so in a capitalized statutory notice: District taxes and assessments appear on the county tax bill and are liens on the lot (OR 4914, Page 3520, Section 3.4). The District owns Tiburon Drive at the entrance, operates Tiburón’s staffed gatehouse on Tiburon Boulevard and maintains its own land and landscaping across Tiburón. It owns no land inside the Norman Estates plat (Collier County Property Appraiser roll, tax year 2026 preliminary). The fee sections below show what the District costs on the tax bill.

Tiburón Golf Club: Optional Today

Club membership is optional for anyone buying a Norman Estates home today, and the recorded documents show how that changed. WCI’s First Amendment, recorded February 4, 1999, added a club article: the club facilities are privately owned by Tiburon Golf Ventures Limited Partnership, doing business as Tiburón Golf Club, are not common areas, and “Each initial purchaser of a Residential Unit … shall be obligated to acquire a Signature Membership at closing” (Collier Clerk, OR 2509, Page 949, Section 17.3). Every home was first sold from 2000 to 2003, after that amendment, so every first buyer took a Signature Membership.

The owners’ 2013 restatement dropped that obligation. Its club article keeps the ownership statement, the membership categories and the resale mechanics, and contains no sentence requiring anyone to join (OR 4914, Page 3520, Article 4). What it keeps is the transfer route: a seller’s Signature Membership can pass to the buyer without a new membership fee if the seller is current and in good standing and resigns effective at closing, and the buyer applies “at least 30 days before closing” and is approved; otherwise the membership is deemed resigned at closing without refund (Section 4.4). The Club’s Membership Plan controls.

The Club offers two resident categories, Medallion and Signature, open to residents of Tiburón’s communities; Signature golf runs from May to October with a 10-day booking window (Tiburón Golf Club membership page, read September 25, 2026). The Club publishes privileges, not prices, so no fee or dues figure appears on this page. The Ritz-Carlton Naples, Tiburón is reached through club membership or as a paying guest; owning a Norman Estates home carries no resort right, however close the resort is.

The Greg Norman Membership Is History, Not an Amenity

The neighborhood’s name comes with a second membership that no longer binds anyone. A Membership Covenant recorded on December 1, 1998, four minutes after the declaration, required every first buyer to join “Norman Estates,” a Greg Norman lifestyle program run by Norman Estates International, Inc., with reciprocal play at participating golf clubs and an annual Norman Estates golf event at a Greg Norman Design course (Collier Clerk, OR 2486, Page 341). Owners of 17 of the 27 lots released their lots from it in 2004 (Collier Clerk, OR 3661, Page 3544), and the covenant’s own 20-year term ended in November 2018. It was never the Tiburón Golf Club membership, it carries no obligation for a buyer today, and the history section of this page tells the full story.

What Owners Do Not Get

No neighborhood pool, clubhouse, cabana, tennis or pickleball court, fitness room, dog park, playground, dock, lake or guest parking lot: none appears in the land the association owns or on the county roll. What Norman Estates owners get instead is a pool and spa at every home, a gate of their own, a street they own together, lawn and irrigation care on every lot, and the clubhouse and the resort a tenth of a mile from the entrance. For shared amenities inside a Tiburón neighborhood, compare Castillo at Tiburón, whose recorded common areas include its own pool, clubhouse and lake.

What Are the HOA Fees and Property Taxes at The Norman Estates at Tiburón?

The Norman Estates at Tiburón owners pay an equal 1/27 quarterly assessment to their association, which also buys lawn care and irrigation for every lot, plus master dues and a Pelican Marsh CDD line of $2,490.80 on the 2025 tax bill. The 2025 certified median total tax bill was $20,204.79, per the Collier County Property Appraiser roll.

We publish fee figures only from primary records. The Norman Estates association has no public website that we found, its budgets are not recorded with the Clerk, and no other public record states the assessment. Here is what the recorded documents fix, what the county tax bill shows, and where the rest is disclosed.

How the Norman Estates Assessment Works

The recorded documents set the structure (amended and restated declaration, articles and by-laws, OR 4914, Page 3520, as amended in 2015 at OR 5152, Page 716):

• Equal shares: every lot pays an equal share of annual and special assessments, 1/27 of the total (declaration Section 5.3).
• Quarterly: assessments are paid quarterly in advance, due on the first day of each quarter (by-laws Section 7.4).
• Budget: the fiscal year is the calendar year, and the Board adopts the budget before November 30 (by-laws).
• A cap on increases: the Board may not raise a member’s annual assessment by more than 10% over the prior year without the approval of a majority of the entire membership (by-laws Section 7.4). That is half Serafina’s 20% ceiling.
• Reserves: reserve accounts for renovation and major repairs and for casualty are part of the common expenses (Section 5.2); reserves the Board adopts are not restricted under Chapter 720, while reserves the members adopt are (by-laws).
• Interest and late charges: interest at the highest lawful rate after 10 days, and the maximum lawful late fee (Sections 5.8 and 5.9; by-laws).
• Lien and collection: assessments are a continuing lien that relates back to December 1, 1998, subject to the statutory protection of first mortgagees; unpaid balances can be accelerated after 30 days with a recorded claim of lien, and the association may collect rent from a delinquent owner’s tenant (Sections 5.7 to 5.9, 5.12 and 11.10).
• The buyer inherits arrears: a new owner is jointly and severally liable with the seller for the seller’s unpaid assessments (Section 5.1), which is why the estoppel certificate matters.

What the Assessment Pays For

• Lawn care on all 27 lots: mowing, fertilization and insect and disease treatment (Section 7.3(B)).
• Irrigation: operation and maintenance of the system on every lot and the common areas (Section 7.4).
• The street: Tract R, Medallist Lane, which the association owns.
• The entrance and buffer: Tracts A and B, with their landscaping and electrical fixtures (Section 7.1), and the privacy wall and landscaping in the 1999 easements, at the association’s sole cost.
• The gate: the entrance gate and its mechanisms (Section 7.6).
• Mailboxes: the declaration says the neighborhood’s standard mailboxes “shall be maintained by the Association” (Section 9.17), although the 2025 Architectural Standards put upkeep on owners; the building section of this page explains the conflict.
• Reserves: for renovation, major repairs and casualty (Section 5.2).

What It Does Not Pay For

At The Norman Estates the owner owns and insures the house. Each owner maintains the home, roof, structure, windows, doors, garage door, interior and systems, lot drainage, the water line from the shut-off valve, owner additions, the pool and spa, and the repair and replacement of the lot’s sod, trees and shrubs (Section 7.2), and each owner insures his own home, including for flood (Section 10.2). That is the opposite of a condominium such as Castillo, where the association maintains the exterior and insures the buildings, and it is why a Norman Estates assessment should be compared only with another single-family association’s, allowing for the lawn and irrigation service it buys.

No Neighborhood Capital Contribution

The Norman Estates declaration has no resale capital contribution: we found no clause charging a new owner a one-time working-capital payment to the neighborhood association in the 1998 declaration, its amendments or the 2013 restatement (Collier Clerk, instruments read September 25, 2026). Serafina charges up to one quarterly assessment under its Section 7.6, and Marsala has a similar clause. A Norman Estates buyer still pays the master association’s one-time contribution, covered in the layered-costs section below.

Lease Application Fees, and No Sale Application

The recorded documents set one application fee and omit another. For a lease, the association may charge an application fee up to the legal maximum for each adult occupant, with a married couple and minor children counted as one, no fee for a renewal with the same tenant, and a security deposit if the Board requires one (OR 4914, Page 3520, Section 11.8); the current amount is not public. For a sale, the recorded documents set no purchaser-approval procedure and no transfer fee, a real difference from Serafina, whose association approves every buyer on a $150 application plus $50 per adult. The declaration section of this page covers what does apply when a trust, company or unmarried co-owners buy.

Special Assessments and the 15% Ceiling

The Board may levy special assessments, shared equally, but the owners put a ceiling on them in 2015: the total of special assessments in any fiscal year may not exceed 15% of the annual budget, including reserves, unless a majority of the voting interests present consent (by-laws Section 7.5, as amended at OR 5152, Page 716). The same amendment requires a majority of the voting interests to approve a material alteration of the common areas costing more than 15% of the budget, and a majority of the total voting interests to borrow against or mortgage association property. Florida associations do not record special assessments, so none appears in the Clerk’s index; the estoppel certificate for a specific home is where any levied or pending special assessment appears.

The Association Uses Its Lien

The Clerk’s index shows the Norman Estates association recording assessment liens against individual lots, a 2011 foreclosure judgment, and a 2012 certificate-of-title deed that put one lot in the association’s name for $100 before a lender took title in 2013, with satisfactions recorded in 2014 (Collier Clerk party index, read September 25, 2026; Collier County Property Appraiser roll, sales history). A 2023 lis pendens on one lot names both the Norman Estates association and the master association as defendants (same index). Both associations use their lien remedies, and a buyer should expect an estoppel from each.

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 The Norman Estates that summary should list the Pelican Marsh Community Development District.

Then the estoppel certificate. The 2013 declaration still says an estoppel costs up to $150 and takes up to 15 days (Section 5.11), but the statute now controls: 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, whether Board approval of the transfer is required and every other association the parcel belongs to (Section 720.30851, Florida Statutes). A Norman Estates sale needs one from the Norman Estates association and one from the master association.

Property Taxes on a Norman Estates Home

On the 2025 certified roll, the last complete bill, the median Norman Estates total tax bill was $20,204.79, and the range ran from $12,124.60 to $28,222.81 (Collier County Property Appraiser roll, 2025 certified). That total includes $2,752.71 of non-ad valorem charges on 23 of the 27 homes: the county’s $261.91 solid-waste charge and the Pelican Marsh District line; the other four homes carried $1,987.52. The 2026 preliminary roll puts the median ad valorem tax at $17,732.48, with a range of $9,526.00 to $22,532.79; that preliminary figure excludes the non-ad valorem lines, which are not loaded until the certified roll, so it is not a full bill.

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

Every Norman Estates 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, tax year 2026 preliminary).

Why 2026 Values Fell While Prices Rose

The county’s Norman Estates values peaked on the 2023 roll, dipped in 2024, recovered in 2025 and fell again on the 2026 preliminary roll. The median just value is $2,005,110, and the median change per home from 2025 is minus 6.4%, from minus 26.2% on Lot 12 to plus 7.4% on Lot 7, with 22 of the 27 homes lower (Collier County Property Appraiser roll). It is still 61.8% above the 2021 value, the median change per home on the same roll. On the same preliminary roll Serafina’s median fell 4.8%, Marsala’s 8.6%, and Escada’s rose 27.4%.

Recorded prices went the other way. The four qualified Norman Estates sales in the 36 months since September 2023 had a median of $2,762,500, from $2,625,000 to $3,300,000, and the neighborhood’s qualified record, $3,300,000, was recorded in May 2025 (Collier County Property Appraiser roll, qualified improved sales). A lower county value does not mean a lower market value; it means the Property Appraiser’s mass appraisal sits well below what these homes actually sell for, and a buyer should not price a Norman Estates home from its just value.

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

Norman Estates tax bills vary far more than its homes do, because 16 of the 27 homes (59.3%) carry a Florida homestead exemption, and Florida’s assessment limits hold a long-held homestead’s taxable value below its just value (Collier County Property Appraiser roll, tax year 2026 preliminary). Two rows from the same roll show the spread:

• 2722 Medallist Lane (Lot 6), homesteaded: just value $1,967,951; 2026 preliminary tax $9,526.00, the lowest in the neighborhood.
• 2742 Medallist Lane (Lot 11), not homesteaded: just value $2,396,594; 2026 preliminary tax $22,532.79, the highest.

Non-homestead Norman Estates homes run about $16,500 to $22,500 of 2026 preliminary ad valorem tax (same roll). One recent sale shows the reset: 2718 Medallist Lane, bought in January 2025, went from a $13,091.19 total bill in 2025, on the seller’s capped value, to $17,289.04 of ad valorem tax alone on the 2026 preliminary roll (same roll). Multiply the median 2026 just value by the millage and you get about $18,852; at the 36-month median sale price of $2,762,500, the full rate comes to about $25,973 a year before any exemption (our arithmetic from the roll’s 9.4020 mills). A buyer should budget from the purchase price and the millage, not from the seller’s last bill, and then add the non-ad valorem lines, $2,752.71 on most Norman Estates homes in 2025.

The Norman Estates at Tiburón’s Layered Costs: HOA, Master Association and CDD

The Norman Estates at Tiburón owners carry three recurring layers, the neighborhood assessment, the Tiburón master assessment and the Pelican Marsh Community Development District line on the county tax bill, plus one capital contribution at purchase. The District’s bond share was about $765 per home on the 2025 bill, the lowest of Tiburón’s bond-paying neighborhoods.

Here is each layer, and the record behind it.

Layer 1: The Norman Estates Association Assessment

Covered in the section above: 1/27 per home, billed quarterly in advance, capped at 10% annual growth without a majority of the entire membership, and buying lawn care, fertilization, pest treatment and irrigation for every lot along with the street, the entrance, the buffer and the gate. The current figure is in the adopted budget, the disclosure summary and the Norman Estates estoppel certificate.

Layer 2: The Tiburón Master Assessment

Membership in Tiburon Estates Homeowner’s Association, Inc. comes from Tiburón’s master declaration, which includes the Norman Estates as “Parcel 1000” (Collier Clerk, OR 2579, Page 364, recorded August 6, 1999). A 2015 master amendment gives the Norman Estates association a seat on the master board (OR 5138, Page 880), and a 2023 lis pendens on a Norman Estates lot names the master association as a lienholder alongside the neighborhood association (Collier Clerk party index), which fits the master association assessing Norman Estates lots directly. The master association does not publish its assessment amount; the figure is disclosed on the master estoppel certificate.

The One-Time Charge at Purchase

A 2022 amendment recorded by the master association adds a Capital Contribution Assessment charged to each new member at purchase, equal to one quarter of the annual Common Assessment (Collier Clerk, OR 6149, Page 45). Norman Estates buyers become master members, so on our reading it applies to them. That is the only capital contribution a Norman Estates buyer pays: the neighborhood declaration has none. The dollar figure is not in any public record we found; it belongs on the master estoppel certificate and in a buyer’s closing budget from the first offer.

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

The Collier County Tax Collector’s 2025 bills for Lot 1 (parcel 76730000087) and Lot 21 (parcel 76730000485) each show a “Pelican Marsh” line of $2,490.80 for the District’s fiscal 2026, plus the District 1 garbage charge of $261.91, for $2,752.71 of non-ad valorem charges. The District line has two parts:

• Operations and maintenance: $1,725 per unit for fiscal year 2026 (Pelican Marsh CDD 2026 adopted budget) and $1,879 for fiscal year 2027 (2027 adopted budget).
• Series 2022 debt service: the Norman Estates is one of the nine Tiburón neighborhoods obligated for the District’s last outstanding bonds.

The county roll isolates the debt share. Twenty-three homes carried $2,752.71 of non-ad valorem charges on the 2025 certified roll and four carried $1,987.52, the solid-waste charge plus District operations alone; the difference, $765.19, is the Norman Estates bond share for fiscal 2026 (Collier County Property Appraiser roll, 2025 certified; our arithmetic). The same subtraction on earlier rolls gives the history:

Source: Collier County Property Appraiser roll, certified 2021 to 2025. The Norman Estates share matched Serafina’s exactly through 2023, including the step down after the District’s 2022 refunding, then fell to $799.97 in 2024 and $765.19 in 2025 while Serafina’s and Castillo’s stayed at $836.33 (same roll). The cause of that divergence is not established in any public record we read; the District’s assessment roll for the class would show it.

The Lowest Bond Line of Tiburón’s Nine

The District has assessed by product class since the beginning. WCI’s recorded District consents for fiscal 2001/02 grouped Bolero, Norman Estates, Castillo, Ventanas and Serafina at $836.17 of operations plus a $1,300.00 capital line, $2,136.17 per home (Collier Clerk, OR 2887, Page 1304; OR 2967, Page 43), and under the Series 2012 bonds the District’s fiscal 2019 budget classed Norman Estates as “Est SF I” at $1,085.57 of debt service, the same as the condominium classes (Pelican Marsh CDD fiscal 2019 budget, as read for our Tiburón page).

Today the Norman Estates line sits below all of them. At the District’s July 15, 2026 meeting, the District Manager described the fiscal 2027 debt schedule as running from about $2,532 for Escada down to about $833 to $853 for Serafina, Ventanas and Castillo (Pelican Marsh CDD minutes, July 15, 2026). The Norman Estates’ $765.19 on the 2025 bill is below the bottom of that range, which makes it the lowest bond-paying line of Tiburón’s nine bond-obligated neighborhoods on our arithmetic from the roll and the District’s figures.

Source: Collier County Property Appraiser roll, 2025 certified; the Escada total is the $1,987.52 base plus its bond share, our arithmetic. In the District neighborhoods, a home with no bond line pays $1,987.52: the $261.91 solid-waste charge plus $1,725.61 of District operations. The Norman Estates bond share is about 8.5% below Serafina’s and about 30% of Escada’s, our arithmetic from the same roll.

When the Debt Line Ends, and the Four Lots That Do Not Pay It

The Series 2022 bonds retire with the final payment in May 2031 (District Manager, July 15, 2026 minutes). After that, a Norman Estates home’s District line drops to the operations assessment alone, which on fiscal 2027’s figure would be $1,879. The District Manager’s fiscal 2027 figures did not name Norman Estates; if its bond share stayed at $765.19, the November 2026 District line would be about $2,644, our arithmetic from the fiscal 2027 operations figure, and the bill itself is the authority.

Not every Norman Estates home carries the debt line today. Lots 9, 12, 14 and 24, at 2734, 2746, 2754 and 2733 Medallist Lane, showed only the $1,987.52 base on the 2025 roll; Lots 12, 14 and 24 have shown no bond line in any year from 2021, and Lot 9 none since 2023 (Collier County Property Appraiser roll, 2021 to 2025 certified). The likeliest reading is that their bond share was prepaid; the District’s assessment roll would confirm it. The current figure for any specific home is on that parcel’s own tax bill, and a buyer should read it before contract.

What the Stack Looks Like for a Buyer

On the public record, a Norman Estates owner’s non-ad valorem charges were $2,752.71 on the 2025 bill on most homes, before the neighborhood and master assessments and before ad valorem tax. The estoppel certificates and the tax bill are the authority for any specific home.

Selling a Norman Estates home? The District line, the master capital contribution, the lease rules if the home is rented and the Signature Membership transfer window all belong in your plan before you list. Get a free home valuation for The Norman Estates at Tiburón 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 Norman Estates at Tiburón Declaration, Covenants and Rules, Section by Section

The Norman Estates at Tiburón is governed by WCI’s 1998 Declaration of Neighborhood Covenants (OR 2486, Page 293), three WCI amendments, the owners’ 2013 Amended and Restated Declaration (OR 4914, Page 3520), amendments in 2015 and 2018 and two 2025 recordings, with Tiburón’s master declaration and the Pelican Marsh CDD above it.

These are the provisions that shape ownership. Quotations are from the recorded instruments, read on the Collier County Clerk’s images; section numbers are the instruments’ own. The 2013 restatement, as amended, is the text in force, so we quote it first and say where it changed WCI’s original. The owners have also recorded their Architectural Standards, so most of the rules a buyer meets here are in the public record rather than in an unrecorded rulebook.

How the Recorded Documents Fit Together

The association of record is NORMAN ESTATES AT TIBURON HOMEOWNERS ASSOCIATION, INC., a Florida not-for-profit corporation filed on December 21, 1998, document number N98000007189, active, with an annual report every year from 1999 to 2026 (Florida Division of Corporations). It is the oldest association in Tiburón, filed months before the master association’s declaration was recorded in August 1999. Its state record shows “No Events” and “No Name History,” which has led some descriptions to say the documents were never amended; the Clerk holds seven amendments and restatements. The 2013 restated Articles say they take effect on filing with the Secretary of State and recording; they were recorded but never filed with the Division of Corporations (same record). The Articles and declaration cite Chapters 617 and 720, Florida Statutes: this is a Chapter 720 homeowners’ association of detached homes, not a condominium.

WCI and its partner controlled the association at first. Under the 1998 declaration the developer’s control period ran until the earliest of three months after 90% of the sites were conveyed, January 1, 2044, or the developer’s election, and during it the developer appointed a Board majority (1998 Sections 1.6 and 6.2). The association’s annual report filed May 5, 2003 lists WCI officers and directors; the report filed July 7, 2003 replaces them with five owners, all on Medallist Lane, and the partnership’s quitclaim of the road on May 23, 2003 went to the association in care of an owner (Florida Division of Corporations annual reports, 2003; OR 3298, Page 2138). Turnover therefore fell between May 5 and July 7, 2003, on our reading, weeks after WCI reported that “The last home closed in March 2003.”

Land, Sites and Membership

• What the declaration covers: 9.62 acres described by metes and bounds, restated in 2000 as “All of Lots 1 through 27, inclusive, and Tracts ‘A’, ‘B’ and ‘R’” of the plat.
• Count and votes: one vote per lot, 27 voting interests.
• Share: each lot pays an equal share of annual and special assessments (Section 5.3).
• Membership: automatic with title; to change the membership roll, the new owner delivers the recorded deed to the association (by-laws Section 2.1).
• Declarant of record: the restatement still names WCI Communities Limited Partnership as declarant (Section 1.10).
• Use: one family per home; low-impact home businesses are allowed, while businesses with outside impact, such as day care, a salon or animal breeding, are prohibited, and no advertising may be visible from the street (Section 9.1).
• Planning layers: the neighborhood is subject to the Pelican Marsh development-of-regional-impact order, DO 95-1, and the Pelican Marsh PUD, Ordinance 95-4 (Sections 1.31 and 3.5).
• Utilities: the Collier County Water-Sewer District is named as “the permanent water, sewer and irrigation service provide[r]” (Section 3.4(F)).
• The name: no one may use “Norman Estates” or “Tiburon” in printed or promotional material without the association’s consent, except to state a location (Section 14.12).

Source: amended and restated declaration, OR 4914, Page 3520; Second Amendment, OR 2719, Page 2991.

Assessments, Liens and the Estoppel

• Covenant to pay: annual and special assessments, each a continuing lien; a new owner is jointly and severally liable for the seller’s unpaid assessments (Sections 5.1 and 5.3).
• Timing: quarterly in advance, due on the first day of each quarter (by-laws Section 7.4).
• Increase cap: no more than 10% a year without the approval of a majority of the entire membership (by-laws Section 7.4).
• Special assessments: capped at 15% of the annual budget, including reserves, in any fiscal year without the consent of a majority of the voting interests present (by-laws Section 7.5, as amended in 2015).
• Priority: the lien relates back to December 1, 1998 and is superior to later mortgages (Section 5.7), subject to the statutory rules for first mortgagees (Section 5.12).
• Remedies: interest at the highest lawful rate after 10 days, the maximum lawful late fee, acceleration after 30 days with a recorded claim of lien, and foreclosure (Sections 5.8 and 5.9).
• Rent attachment: when an owner is delinquent, the association may collect the rent from the tenant (Section 11.10).
• No neighborhood capital contribution: the declaration charges a new owner no one-time working-capital payment.
• Estoppel: the declaration’s own terms, up to $150 and 15 days (Section 5.11), are overtaken by the statute, 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 since 2018, up from three, on staggered two-year terms, with three elected at the 2018 annual meeting and two in 2019 (OR 5469, Page 1358); directors must be owners, primary occupants or their spouses.
• Articles: not fewer than three nor more than five directors; amendments proposed by a Board majority or 25% of the voting interests and adopted by a majority of the voting interests present and voting at a members’ meeting.
• Meetings: an annual members’ meeting in Collier County each February.
• Quorum: 30% of the votes of the entire membership, with a majority of the votes cast deciding.
• Budget: calendar fiscal year, adopted before November 30; Board-adopted reserves are not restricted under Chapter 720, while member-adopted reserves are.
• Borrowing: borrowing or mortgaging association property needs a majority of the total voting interests (2015).
• Fines and suspensions: under Chapter 720’s procedures (by-laws Article 9).
• Amending the by-laws: two-thirds of the directors (by-laws Section 10.2).

Source: restated Articles and by-laws in OR 4914, Page 3520, as amended at OR 5152, Page 716 and OR 5469, Page 1358.

Ownership, Occupancy and Long Stays

• Who may own: natural persons; non-spouse co-owners, trusts and companies must designate one approved “primary occupant,” changeable no more than once in 12 months; life estates are allowed (Section 12.1).
• No shared-ownership schemes: no short-term transient use, fractional ownership or vacation-club use (Section 12.1).
• The 14-day rule: anyone living in a home for 14 days or more in a calendar month is treated as a tenant and needs approval (Sections 1.33 and 11.7).
• Tenants’ guests: two house guests, for up to ten days, once per lease term (Section 11.4).

Roughly half the Norman Estates homes, 13 of 27 on the roll, are titled to a trust (Collier County Property Appraiser roll, tax year 2026 preliminary), so the primary-occupant designation is a routine part of a sale here: a buyer taking title in a trust or a company should name the primary occupant in the closing package.

Transfers: No Recorded Buyer Approval

This is the single biggest procedural difference from Serafina. The Norman Estates’ recorded documents set no purchaser-approval procedure, no decision window and no transfer fee for an ordinary sale. Article 12 of the 2013 restatement covers forms of ownership and the primary-occupant rule, and its preamble and Section 12.1(A) refer to approval “as elsewhere provided herein,” but nothing elsewhere in the declaration provides it; we checked the recorded page image, and the 1998 declaration had no such clause either (OR 4914, Page 3520).

What does apply at a sale:

• Primary occupant: approval of the designated primary occupant when a trust, company or unmarried co-owners buy (Section 12.1).
• Membership: delivery of the recorded deed to the association (by-laws Section 2.1).
• Estoppel: the statute requires the certificate to state whether Board approval of the transfer is required, so it is where the association’s current position appears (Section 720.30851).
• Club: the 30-day Signature Membership transfer window, if the seller has a membership to pass (Article 4).

By contrast, Serafina’s association approves every buyer, on a $150 application plus $50 per adult and a recorded 10-day clock. A buyer here should still expect the association to ask for the deed, the primary-occupant designation where one is needed, and should confirm the association’s current practice on the estoppel certificate.

Vehicles, Garages and Parking

• Garage: a two-car attached garage, doors closed except when in use, cars in the garage where possible; no carports (Section 9.6).
• Driveway: no more than three vehicles overnight, none on a lawn or the street (Section 9.6).
• What must be garaged: boats, trailers, recreational vehicles, motorcycles, golf carts and commercial vehicles only inside a garage, except while a service vehicle is working; towing and booting are authorized (Section 9.9).
• Young drivers: no one without a valid driver’s license may drive any motor vehicle, including a golf cart, on the common areas unless a licensed driver supervises (Section 9.2).

Signs, Showings and Selling

• No yard signs for sale: “For Sale” and realtor signs are not permitted, except open-house direction signs (Architectural Standards, Section 3.0, recorded 2025).
• Board standards govern every sign: no sign or advertisement of any kind, including a realtor’s, unless it complies with the Board’s standards (declaration Section 9.5).
• Other signs: no political or campaign signs; contractor signs only while work is under way; permit boards mounted on the house; birth-announcement and party signs for 24 hours (Standards, Section 3.0).
• No solicitation: “No solicitation will be allowed at any time within the community” (Section 9.4).
• Open houses: we found no recorded ban on open houses or requirement that showings be escorted.

Sources: amended and restated declaration, OR 4914, Page 3520; Architectural Standards, OR 6441, Page 2978.

A Norman Estates listing is therefore marketed without a yard sign, but, unlike Serafina, where broker open houses are banned by the association’s rules, an open house with direction signs is allowed on the record we read. Every showing still comes through the neighborhood’s own gate, by appointment. That is why photography, video, the listing agent’s buyer network and a clean document package carry more of the work here than they would in an open-house market, and why an open house, where the association’s current practice allows it, is a tool a Norman Estates seller has that a Serafina seller does not.

Trash, Mail, Antennas and the Look of the Street

• Trash: garbage containers stored fully enclosed at each home (Section 9.6(C)), with side or rear pickup “if … available,” otherwise from the front (Section 9.12). The collection days are in the daily-logistics section.
• Mailboxes: one ARB-selected type, painted black gloss, with no other types or sizes allowed (Standards, Section 6.0). The documents disagree on upkeep: the declaration says the mailboxes “shall be maintained by the Association” (Section 9.17), while the 2025 Standards put maintenance and replacement on owners. The declaration governs a conflict with a rule, and the estoppel and the association’s current practice are where a buyer confirms it.
• Flags: United States, Florida, armed forces and seasonal flags (Standards, Section 9.0).
• Not permitted: sheds, carports, playhouses, swing sets, gazebos, doghouses, trampolines, wood-burning fire pits, permanent basketball hoops, tennis or volleyball courts, lampposts, exterior television antennas, wind turbines, clotheslines and window air conditioners (Standards, Sections 10.0, 15.0, 16.0 and 25.0; declaration Sections 9.6 to 9.21).
• Short-term items: bounce houses for up to 36 hours with 24 hours’ notice; portable storage containers for three days (Standards).

Maintenance, Insurance and Rebuilding After a Storm

• Owner: the home, roof, structure, windows, doors, garage door, interior and systems, lot drainage, the water line from the shut-off valve, owner additions, the pool and spa, and the repair and replacement of sod, trees and shrubs; roofs and exteriors cleaned of mold regularly (Section 7.2; Standards).
• Association, on every lot: lawn care, fertilization and insect and disease treatment (Section 7.3(B)), and the irrigation system, including each home’s control box (Section 7.4).
• Association, always: the road, the entrance and buffer tracts, their landscaping and electrical fixtures, and the gate (Sections 7.1 and 7.6).
• Optional programs: a pool, painting, pressure-washing or fountain contract may be made a common expense by a majority vote at a members’ meeting, or run as an opt-in program (Section 7.5).
• Insurance: each owner insures his own home, including for flood (Section 10.2).
• After a casualty: an owner must begin repairs within 90 days and finish within nine months, restoring substantially the original design, foundation and appearance; otherwise the association may do the work and lien the lot (Sections 10.3 and 10.4).

That rebuild clock is a real obligation. Serafina’s declaration sets no rebuilding deadline that we found; the Norman Estates’ does, and a buyer should read it with the insurance policy in hand, because nine months is a short time to settle a claim, permit a rebuild and finish it after a major storm.

Golf, the Club and the Gate

• Golf balls: a golf-ball easement runs over every lot, home and common area next to the course; owners assume the risk and indemnify the association and the golf-course owners (Section 6.7).
• Club article (Article 4): the club facilities are privately owned and not common areas; the 1999 obligation on first buyers to take a Signature Membership is gone from the 2013 text; a Signature Membership passes without a new membership fee only if the seller resigns effective at closing and the buyer applies at least 30 days before closing and is approved (Section 4.4); the Club’s Membership Plan controls. No dollar figure appears in the declaration or on this page.
• Gate: the association may provide “privacy gates at the entrance to the Neighborhood,” manned or unmanned, paid from assessments (Section 7.6); no other privacy gate may be installed without approval (Section 9.10(D)); owners acknowledge that any privacy gate and wall “may be compromised or circumvented” (1998 Section XV).
• Bulk services: the association is a grantor on the 2021 Hotwire bulk telecommunications easement (OR 5905, Page 3151).
• Construction traffic: the Board may set construction working days and hours and the entrance construction vehicles must use (Section 9.18).

Term and Amendment

The declaration runs until 2040 and then renews automatically in 10-year periods, unless owners of two-thirds of the lots and two-thirds of the institutional mortgagees vote to terminate it a year ahead (Section 13.1). Amendments to the declaration take two-thirds of the total voting interests (Section 13.2), and both 2025 amendments recite that they passed with “at least two-thirds (2/3) of the total voting interests” (OR 6441, Page 3000). That is a higher bar than Serafina’s, where a simple majority of the voting interests now amends the declaration, and it means the Norman Estates covenants change slowly: 18 of the 27 owners must agree, our arithmetic. The owners have amended the declaration in 2013, in 2015 and twice in 2025. Litigation by the association, other than enforcement, collection, tax challenges and counterclaims, needs a majority of the members’ votes (Section 14.3).

The Master Declaration and the District Above The Norman Estates

Tiburón’s master declaration, recorded August 6, 1999 (OR 2579, Page 364), binds every Norman Estates owner as a member of Tiburon Estates Homeowner’s Association, Inc., and its 2022 amendment adds a one-time capital contribution at purchase (OR 6149, Page 45). The Norman Estates declaration’s Section 3.4 is the Chapter 190 notice for the Pelican Marsh Community Development District: District taxes and assessments appear on the county tax bill and are liens. When the master documents, the District’s rules and the Norman Estates documents all speak to a subject, read all three.

What Is Not in the Recorded Documents

We found no separate Rules and Regulations document for The Norman Estates in the Clerk’s index or online, and no association website. The budget, the reserve schedule, Board minutes, any current lease or access forms and any Board resolutions on construction hours are not recorded and not public. Before the end of any document-review period, request the current budget, the most recent financial statements, the last year of Board minutes, any Board rules and both estoppel certificates.

Is The Norman Estates at Tiburón a 55+ Community?

The Norman Estates at Tiburón is not an age-restricted community. We found no 55-and-over occupancy restriction in the 1998 declaration, its amendments, the owners’ 2013 restatement or the 2025 recordings, and every Medallist Lane 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, and nothing of that kind appears in the Norman Estates documents. What they do regulate is who occupies a home: one family per home, a designated primary occupant when a trust or company owns it, the 14-day rule for long stays, and Board approval of every tenant. Every one of the 27 Medallist Lane addresses is zoned to Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High for the 2026-27 school year (Collier County Public Schools zoning tool, checked September 25, 2026).

Who actually lives here is a mix of full-time and seasonal owners. Sixteen of the 27 homes carry a Florida homestead exemption on the 2026 preliminary roll (59.3%), and 8 owners (29.6%) use a mailing address outside Florida: two in Georgia, two in Ontario and one each in Illinois, Rhode Island, Massachusetts and New Jersey (Collier County Property Appraiser roll, tax year 2026 preliminary). The homestead count has run from 15 to 18 on every certified roll from 2021 to 2025 (same roll). Against the other three Tiburón single-family neighborhoods, that is the second-lowest homestead share, after Serafina’s 54.5%, and below Escada’s 64.5% and Marsala’s 75.0%, and it is the highest share of out-of-state owners of the four (same roll).

Owners also stay. Five of the 27 homes are still held by the families who bought them new from 2000 to 2003, and a sixth changed hands in June 2026 after 24 years with its first family (Collier County Property Appraiser roll, sales history). Two households have moved from one Medallist Lane home to another (same roll, grantee addresses). The lawn and irrigation service and a private pool at every home suit an owner who is away for part of the year, and the annual-lease rule below keeps the street a street of owners.

Can You Rent Out a Home at The Norman Estates at Tiburón?

Yes, but only on an annual basis. The Norman Estates at Tiburón’s recorded declaration allows one Board-approved lease per calendar year, never longer than one year, to a natural person, with no subleasing, and it bars tenants from keeping dogs, so an owner should plan on one twelve-month lease.

The Norman Estates is not a seasonal-rental neighborhood, and it never was. WCI’s 1998 declaration said so in one line: “No Residential Unit shall be leased except on an annual basis” (1998 declaration, Section 4.12). The owners’ 2013 restatement kept the rule and built a full leasing article around it, with a stated purpose: “to foster a stable residential community and prevent a motel-like atmosphere” (OR 4914, Page 3520, Article 11).

The Leasing Rules in One Table

Source: amended and restated declaration, OR 4914, Page 3520.

What “Annual Basis” Means Here

Read together, “annual basis” and “no more than one year” mean a Norman Estates lease is a one-year lease, at most one per calendar year. One clause sits awkwardly with that: Section 11.4 sets occupancy limits for leases shorter than one year, limiting them to the tenant, a spouse and children. On our reading the annual-basis sentence in Section 11.2 controls the term, and Section 11.4 governs occupancy if a shorter lease were ever approved, for example as a hardship lease. Our advice is simple: plan on one twelve-month lease, and if a shorter term matters to your plans, get the Board’s position in writing and read it against the estoppel before you buy. Nothing in the Norman Estates documents supports a seasonal, monthly or nightly rental program, whatever an online advertisement for a Tiburón rental may say.

Florida law adds one protection for owners. Since 2021, Section 720.306(1)(h), Florida Statutes, has limited how a new amendment prohibiting or regulating rentals applies to owners who did not vote for it; the Norman Estates leasing article dates from 2013, before that law, so it binds every owner today. That is our reading of the statute’s effect, and a question for counsel on any future amendment, not a reason to expect the current rule to change.

How The Norman Estates 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 The Norman Estates. A buyer who wants neighbors who are owners, or long-term residents, will find the Norman Estates rules protect that as firmly as any in Tiburón.

What a Norman Estates Landlord Should Plan For

• Lead time: the lease and the notice must reach the association at least 20 days before occupancy, and the Board has 10 days from complete information, so choose the tenant and sign the lease about a month ahead.
• One lease, one tenant household: no room rentals, no subleasing, and a second lease inside the same calendar year only for a hardship the Board approves, even if the first tenant leaves early.
• The dog question: a tenant with a dog cannot be approved, which narrows the pool of annual tenants; say so in the listing.
• Screening: a credit report, background check and interview if the Board asks, with an application fee per adult occupant.
• Gate access: the tenant’s household and guests use the neighborhood gate; get the association’s current access procedure for tenants in writing.
• Giving up the facilities: while the home is leased, the owner may not use the association’s recreation or parking facilities.
• The owner stays on the hook: for assessments and the tenant’s conduct; if the owner falls behind, the association may collect the rent directly (Section 11.10).

Can You Sell a Norman Estates Home With a Tenant in It?

Yes. A lease does not stop a sale, and the recorded documents set no buyer-approval procedure, but the buyer takes subject to the lease. Showings are by appointment through the neighborhood gate and have to be coordinated with the tenant’s rights under the lease; there is no yard sign in any case, although open-house direction signs are allowed. 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 lease’s end where possible, because a buyer who wants to lease the home out must also count the one-lease-per-calendar-year limit, and the year is fixed by the first day of the existing tenant’s occupancy.

Pet Rules at The Norman Estates at Tiburón

The Norman Estates at Tiburón’s recorded declaration allows owners cats and dogs of a normal household type, with no limit on number or size, requires pets outside the home to be leashed or carried, bans exotic animals and dog runs, and bars tenants from keeping dogs; the 2025 Architectural Standards also ban invisible dog fences.

The Pet Rules

The recorded rule, from Section 9.3 of the 2013 restated declaration: “Pets of a normal domesticated household type (such as cats or dogs) are permitted. Pets must be carried under the Owner’s arm or leashed at all times when outside the Owner’s Home or Lot. The ability to keep pets is a privilege, not a right.” The rest of the section:

• What is allowed: household cats and dogs.
• What is not: reptiles, monkeys, rodents, amphibians, poultry, swine, rabbits, ferrets or livestock.
• Number and size: no cap in the declaration or the recorded Standards.
• Leash: leashed or carried whenever outside the owner’s home or lot, which includes Medallist Lane and the buffer.
• Nuisance: the Board may fine an owner, or order a pet removed, if it is an unreasonable annoyance or danger.
• Business: no breeding or boarding.
• Enclosures: no dog runs or pens; and “Dog invisible fences are not permitted” (Architectural Standards, Section 2.0).
• Tenants: “Tenants shall not be permitted to keep dogs as pets in the Association.”

Sources: amended and restated declaration, OR 4914, Page 3520, Section 9.3; Architectural Standards, OR 6441, Page 2978. Because the pet rule is a recorded covenant, not a Board rule, it changes only by a two-thirds vote of the total voting interests, which is harder than a Board rule to change and easier to rely on.

How That Compares

The Norman Estates’ owner rule sits in the middle of Tiburón’s range; its tenant rule sits at the strict end. Serafina’s association rules allow dogs, cats and other common household pets with no number or size limit, and Escada’s 2009 declaration is similar, with a nuisance-removal power much like the Norman Estates’. Marsala’s documents say nothing about pets beyond leashing and waste on common property. Castillo’s recorded 2024 rules allow owners two household pets, two caged birds and fish, and bar reptiles and tenant pets. Among the four single-family neighborhoods, The Norman Estates is the one whose recorded covenants bar tenants’ dogs.

For a dog owner, the practical limits are space and fences. A 0.20-acre zero-lot-line lot is mostly house, pool and lanai; the recorded Standards allow no fences, walls or invisible fences except pool safety fences inside screen cages; and 25 of the 27 homes have a screen enclosure (Collier County Property Appraiser roll, tax year 2026 preliminary). The screened lanai is where a Norman Estates dog spends its outdoor time off the leash.

Pets, the Lakes and the Golf Course

The golf course behind Lots 1 to 12 and the lake parcel behind Lots 12 to 14 belong to Tiburon Golf Ventures, and the strip behind Lots 14 to 17 is still titled to the dissolved developer partnership (Collier County Property Appraiser roll, tax year 2026 preliminary). None of it is Norman Estates common property, so walking a dog on the course or a lake bank is a question of the owner’s permission and rules, not the association’s. Southwest Florida’s stormwater lakes are wildlife habitat, and a small dog near a lake edge is at real risk; the association’s own land is the buffer along Tiburon Drive, where a dog must be leashed.

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 Norman Estates documents should be read as overriding that law, including the ban on tenants’ dogs. A buyer or tenant who needs an assistance animal should raise it with the association through its accommodation process, in writing, with the lease application where there is one.

Building, Remodeling and Architectural Review at The Norman Estates at Tiburón

At The Norman Estates at Tiburón, every exterior change, including windows, doors, paint, landscaping, pools and roofs, needs prior written approval from the Architectural Review Board under Article 8 of the recorded declaration and the Architectural Standards recorded in 2025, which bar lanai extensions, vertical additions and new openings in the zero-lot-line wall.

The Norman Estates is built out, and it is the oldest detached neighborhood in Tiburón, so architectural review here is about remodels, roofs, windows and doors, generators, shutters, pools and screen enclosures, paint and landscaping. The rules are well documented: in February 2025 the owners recorded their Architectural Standards, first adopted in July 2017, and in the same month amended the declaration to lock in the footprint of every home. The flood rules that complicate remodels at Serafina do not reach any Norman Estates house on the current map.

How Architectural Review Works

• Scope: no building, mailbox, enclosure, grading, landscaping, color change or other exterior change without written ARB approval (Section 8.1); the 2025 amendment adds windows and doors expressly (Section 8.3(B)) and any change visible from outside the home (Section 8.3(C)).
• Who decides: an Architectural Review Board of at least three members appointed by the Board; the Board may overrule any ARB decision, and an owner may appeal to the Board within 30 days (Sections 8.2 and 8.3).
• The standard: each application is judged against the Architectural Standards dated July 2017 and updated January 2025 (Section 8.3, as amended).
• Deadline: the ARB has 30 days to decide, and silence is deemed approval unless the Board denies (Section 8.1).
• Finishing: approved work must be finished within 180 days (Section 8.1).
• Construction conduct: a tidy site, debris contained, no trailers without approval, and construction vehicles not blocking the street or stored overnight; the Board may set working days and hours and the construction entrance (Section 9.18).

Sources: amended and restated declaration, OR 4914, Page 3520; 2025 amendment, OR 6441, Page 3000.

The Zero-Lot-Line and Lanai Rules of 2025

Two sentences added in February 2025 shape every remodel here (OR 6441, Page 3000):

• Section 9.23: “No Owner shall make, install or have installed any extension of the Owner’s lanai from its current location.”
• Section 9.24: “No Owner shall change, modify, install or have installed any windows, doors or other openings on the zero lot line of the Owner’s Home that face the adjacent Home.”

The first freezes the rear of every home at its footprint on the date of recording: a buyer cannot plan a bigger lanai, a deeper covered terrace or a larger pool cage beyond the existing lanai, and the Standards repeat that pool cages may not extend beyond the existing lanai footprint and may be no wider than the home. The second protects each neighbor’s privacy on the blank side wall: no new window, door or opening in the wall on the lot line. Together with the Standards’ ban on vertical additions, they mean a Norman Estates home can be remodelled inside, re-roofed, re-windowed and re-landscaped, but not made bigger, taller or more open to the neighbor. A buyer who wants to add space should buy a larger house here, not plan to build one.

The Design Standards Behind the Streetscape

• Minimum size: 1,600 square feet of living area, unchanged since 1998 (Section 9.7).
• Height: 35 feet maximum, from the first habitable floor to the uppermost ceiling.
• No vertical additions (Standards, Section 18.0).
• Roofs: a minimum 6:12 pitch and barrel clay tile only: no shingles, concrete tile, slate-style or metal roofs, and no flat roofs.
• Gutters: mandatory on every home, all round, and white (Standards, Section 20.0).
• Garage: a two-car attached garage with automatic doors kept closed; no carports.
• Windows and doors: replacement windows, doors and garage doors must match “the original builder” type and style.
• Driveways and front walks: concrete pavers in the original color and pattern, at least 7.5 feet from the side lot line.
• Color: neutral earth tones; any change needs approval.
• Pools and cages: no above-ground pools; every pool and spa enclosed by a screened lanai or fence; bronze cages with black screening, attached to the home, no wider than the home and no deeper than the existing lanai; no slides or grottos; no bare aluminum.
• Fences and walls: no fences, walls or invisible dog fences, except pool safety fences inside screen cages; walls only to screen equipment, and none in side setbacks; no chain link.
• Solar: roof-mounted panels allowed, but not on the front roof; solar pool panels on the roof only, not the front; no wind turbines.
• Mailboxes: the neighborhood’s type only, in black gloss.
• Landscaping: replacement plants from the Approved Plant List, with ARB approval for changes (Standards, Section 14.0).

Sources: amended and restated declaration, OR 4914, Page 3520, Sections 9.6 to 9.21; Architectural Standards, OR 6441, Page 2978.

Shutters, Generators and Gas

• Shutters: clear shutters, or galvanized shutters painted to match, may stay up all season; unpainted galvanized panels only after a hurricane watch or warning, and off the front of the home within a week; roll-down shutters in white, beige or a matching color, fully retracted on the front outside hurricane season (Standards, Section 1.0).
• Generators: “Installation of generators utilizing the Lot and/or Home’s existing natural gas service is permitted. Propane (LP) generators are not permitted (underground tanks are not allowed in the community)”; a generator goes on a concrete pad, screened, meeting the county noise ordinance (Standards, Section 19.0).
• Pool heaters: propane pool heaters are banned; natural-gas pool heaters are allowed with a licensed installer and permits.

The recorded Standards refer to each home’s existing natural gas service, which tells a buyer the street is served by piped gas; the provider is not named in any record we read. Owners have been using it: county permits show standby generators installed or wired at about 8 homes from January 2020 to August 2026, and window, door or shutter work at 9 homes (Collier County monthly building permit reports, January 2020 to August 2026). Before you sign with an installer, get the ARB’s approval for the pad location and screening.

What Owners Have Been Building

The county’s permit reports show an active renovation neighborhood. From January 2020 to August 2026, Collier County’s monthly reports carry 94 distinct permit numbers at Medallist Lane addresses, touching all 27 homes, among them 26 mechanical permits, 14 gas and 11 electrical permits, largely for generators, 12 window, door, shutter and garage-door permits, 7 roof or reroof permits at 7 homes, 7 aluminum-structure permits for screen enclosures, 7 building permits for alterations, 3 fence, 3 plumbing and 1 pool permit (Collier County monthly building permit reports, January 2020 to August 2026, including the county’s “Applied” files from January 2024). The large projects:

• 2725 Medallist Lane: an alteration and remodel declared at $500,000, issued in August 2022.
• 2749 Medallist Lane: an alteration and remodel declared at $250,000, issued in July 2024, after a demolition application in May 2024 that was never issued; the footprint is unchanged on the county’s 2025 aerial layer.
• 2742 Medallist Lane: an alteration and remodel application declared at $295,000, filed in July 2025 and not shown as issued in the reports through August 2026.
• 2718 Medallist Lane: a pool alteration declared at $116,880, issued in April 2026.

There was no new-home permit and no teardown in the window, consistent with the ban on vertical additions and the lanai freeze: owners here renovate within the walls they have. The roofs are the item to watch: 7 of the 27 homes have re-roofed since 2020, so most of the rest carry roofs from 2000 to 2003 unless they were replaced before 2020, a period the reports we read do not cover. The permit section of this page carries the detail.

Remodels and the Flood Rules

This is where The Norman Estates differs most from Serafina. Collier 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 zone VE, AE, AH or A” (Collier County 2026 Flood Protection Newsletter). On FEMA’s effective map, panel 12021C0382J of February 8, 2024, all 27 Norman Estates homes are in Zone X, the minimal-hazard zone, and no home’s footprint touches the Special Flood Hazard Area; the only mapped high-risk area on any lot is a rear strip of Zone AH on Lots 12, 13 and 14, well behind the houses (FEMA National Flood Hazard Layer, read September 25, 2026). At Serafina, 43 of 44 homes are in Zone AH.

So the 50% rule did not constrain the $500,000 and $250,000 remodels here, and it would not constrain a large remodel of any Norman Estates house on the current map. Work that extended into the rear AH strip on Lots 12 to 14 would still be regulated where it sat, and the lanai freeze in Section 9.23 makes that unlikely. FEMA’s preliminary countywide map, panel 12021C0382K of March 20, 2025, not yet in effect, also keeps all 27 homes in Zone X (FEMA preliminary flood hazard layer, read September 25, 2026).

The ground is modest but sufficient. USGS lidar puts the ground at the 27 home sites at 12.59 to 13.54 feet NAVD88, about 1.6 to 2.8 feet above the nearby base flood elevation lines of 10.5 and 11.0 feet (USGS 3DEP 1-meter lidar, 2018, read September 25, 2026). One home has a public elevation certificate: Lot 14’s, dated July 27, 2017, records the top of the bottom floor at 13.3 feet NAVD88, 2.3 feet above the 11.0-foot base flood elevation of the map then in force (Collier County elevation certificate layer). Before you price a major renovation, get an elevation certificate for the home you are buying, and ask your architect to confirm the flood zone of the footprint from the current panel. The flood section of this page carries the home-by-home detail.

Code Era and the Wind Inspection

Most Norman Estates homes were permitted before Florida’s first statewide building code took effect on March 1, 2002: 15 of the 27 carry a 2000 or 2001 year built, and 24 stood on the county’s 2002 aerial layer (Collier County Property Appraiser roll and building footprint layers). A pre-code home can still carry good wind features, but the only way to know is a wind-mitigation inspection on the insurer’s form, which records the roof covering and deck attachment, the roof-to-wall connection and the opening protection. For a Norman Estates home that inspection, and the permit history behind it, is worth more than it would be in Tiburón’s newer neighborhoods; the county’s design wind speed for a new house here is 162 mph (Collier County Florida Building Code 8th Edition wind layer, Risk Category II).

Why Florida’s Condominium Safety Laws Do Not Apply to The Norman Estates

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). The Norman Estates is neither. Its homes are detached houses of one or two storeys on platted lots, owned fee simple, and its association is a Chapter 720 homeowners’ association whose Articles and declaration cite Chapters 617 and 720, not the Condominium Act. No milestone inspection, no structural integrity reserve study and no statutory condominium reserve schedule applies to a Norman Estates 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 The Norman Estates the structural question is the owner’s own house, answered by the owner’s own inspection, permit history and insurance, and the association’s costs cover its road, gate, entrance, buffer and the lawn and irrigation service. A seller delivers the Chapter 720 disclosure summary (Section 720.401), not a condominium’s inspection and reserve reports; the rebuild-after-casualty clock in Section 10.3 is the Norman Estates rule a buyer should read in their place.

What to Ask For Before You Buy to Renovate

• The ARB’s current application, fee schedule and meeting schedule, and a copy of the recorded Architectural Standards.
• A survey showing the lot lines, the zero-lot-line wall, the 10-foot Secondary Structure Easement and any former golf land in the lot, with any recorded covenant on it.
• The home’s permit history and any open permits, from Collier County, including whether the last roof was permitted.
• An elevation certificate and a wind-mitigation inspection.
• A plan that fits the 2025 rules: no lanai extension, no vertical addition, no new opening in the zero-lot-line wall, gutters in white, barrel clay tile on any new roof, and natural gas, not propane, for a generator or pool heater.
• Any Board resolution on construction days, hours and the construction entrance.
• The association’s position on the mailbox and any optional maintenance programs, in the estoppel.

Hurricanes, Flood Zone and Insurance at The Norman Estates at Tiburón

The Norman Estates at Tiburón’s 27 homes all sit on FEMA flood map panel 12021C0382J, effective February 8, 2024, and every one of the 27 reads Zone X, the minimal-hazard zone, at its county address point. No home’s footprint touches the high-risk area; the only mapped high-risk land is a rear strip behind lots 12 to 14.

That is the home-by-home answer, measured on September 25, 2026 from Collier County’s own address points, building footprints and parcels against FEMA’s National Flood Hazard Layer, and checked against FEMA’s map-change records and the county’s elevation-certificate files. It is the opposite of Serafina at Tiburón, where 43 of 44 homes read Zone AH on the effective map, and it puts The Norman Estates alongside Escada at Tiburón, where the home sites are Zone X too. It also corrects the panel number circulating in older Tiburón material: The Norman Estates is not on the panel that covers Serafina and the east of Tiburón, but on the southern panel 12021C0382J with Bolero and the resort core.

One Panel, the 2024 Map

Every Norman Estates parcel, the 27 home lots and the association’s four tracts alike, falls on FIRM panel 12021C0382J, effective February 8, 2024 (FEMA National Flood Hazard Layer, panel layer, read September 25, 2026), in NFIP community 120067, unincorporated Collier County. The county’s own 2024 panel layer (Collier FEMA24_Panels) returns the same panel at lots 1, 12, 17, 20 and 27, and Collier County’s 2026 Flood Protection Newsletter confirms that “the county’s DFIRM became effective on 02/08/2024” (2026 newsletter). The panel grid line at latitude 26.25 runs just north of the plat, which is why The Norman Estates, at the south edge of Tiburón on Vanderbilt Beach Road, sits on a different panel from Serafina and Marsala at Tiburón. The base flood elevation lines FEMA draws around the enclave read 10.5 and 11.0 feet NAVD88.

Flood Zone, Home by Home

Method: point-in-polygon at each of the 27 Collier County single-family address points (county Site Address Points); area intersection of each home’s 2025 main building footprint (county Building Footprints) and each lot’s parcel polygon (county Parcel layer) with FEMA’s high-risk polygons (the Special Flood Hazard Area, “SFHA”), measured September 25, 2026. “Gap to SFHA” is the shortest distance from the house footprint to any high-risk polygon, converted from metres and rounded. “Nearest BFE” is the base flood elevation line closest to the home. 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. Year built is the main residence on the Collier County Property Appraiser roll, tax year 2026 preliminary. All elevations are feet NAVD88.

All 27 homes are on panel 12021C0382J (February 8, 2024). Lots 1 to 17 are the even numbers, 2702 to 2766, on the east side of Medallist Lane running south from the entrance toward Vanderbilt Beach Road; lots 18 to 27 are the odd numbers, 2765 back up to 2721, on the west side backing onto Tiburon Drive.

In summary: 27 of 27 address points read Zone X, “Area of Minimal Flood Hazard”, on the effective map, and 27 of 27 house footprints have no high-risk zone under them at all. Seven footprints clip the Zone X 0.2%-annual-chance (moderate) band by 0.8% to 11.2% of their area (lots 7, 12, 16, 18, 19 and 25, with a trace at 14); that band is outside the SFHA and carries no mandatory-purchase rule. Across the 27 lots, about 0.13 of 6.34 acres, 2.0% of home-lot area, is mapped high-risk, all of it Zone AH at the back of lots 12, 13 and 14; across all 31 parcels the share is about 1.4% of 9.73 acres (our measurement from the county parcel layer against FEMA’s layer). The county’s own 2024 flood-zone layer (Collier FEMA24_FloodZones) agrees at lots 1, 12, 17, 20 and 27, the five lots we cross-checked. None of the association’s four tracts is materially in the SFHA: the largest share is 0.9% of the Tract B buffer parcel.

The Rear Strip on Lots 12 to 14

The only high-risk land on any Norman Estates home lot is a strip of Zone AH, FEMA’s shallow-ponding zone, at the back of 2746, 2750 and 2754 Medallist Lane: 18.6%, 12.0% and 7.1% of those lots. It sits behind the houses, toward the golf lake that lies behind lots 12 to 14 on land owned by the golf club, not the association. The closest call on the street is lot 12, whose footprint is about 12 feet (3.6 metres) from that strip; lots 11 and 17 are each about 15 feet from high-risk land on the golf side. Footprints are traced from aerial imagery, and a lender’s flood-determination vendor could read a building near an edge differently: the zone that governs a specific home is the one on its Standard Flood Hazard Determination. The lakes and golf water around the enclave that carry Zone AE lie off the Norman Estates parcels entirely (our overlay, September 25, 2026).

Correcting the Earlier Norman Estates Samples

Earlier Tiburón-wide flood research reported The Norman Estates as Zone X from three sample points, labelled 2703 Medallist Lane, 2715 Medallist Lane and “west”. No 2703 or 2715 address exists on Medallist Lane (the odd numbers run 2721 to 2765); on our overlay against the county parcel layer the first and third points fell off the plat, and the second fell on the association’s Tract R, the road (September 25, 2026). The conclusion survives, now measured home by home: every Norman Estates home site is Zone X on the effective map, and the ground readings those samples reported were not taken on home lots.

Ground Against the Base Flood Elevation

Lidar ground at the 27 address points reads 12.59 to 13.54 feet NAVD88, median 13.16, against nearest base flood elevation lines of 10.5 feet (lots 14 to 22) and 11.0 feet (the rest). Ground beside every Norman Estates home is therefore 1.6 to 2.8 feet above its nearest base flood elevation (our arithmetic): the narrowest margins are lot 25 (1.6 feet) and lot 9 (1.8 feet), the widest lots 18, 21 and 22 (2.8 feet). The Norman Estates sits lower than Serafina (lidar median 13.93 feet) and much lower than Marsala (14.63 to 16.90 feet), yet it is mapped more favourably than either, because the 2024 study draws the ponding area off the home pads here. Our reading, with moderate to high confidence: ground that is flat and about two feet above the local flood elevation is enough for the current map, and the local hazard is rainfall ponding, not surge.

The two surveyed documents on file agree with the lidar. FEMA’s 2016 letter for lot 20 records a lowest adjacent grade of 12.4 feet NAVD88, and the 2017 certificate for lot 14 records 12.7 feet, both below.

The Lot 20 Letter of Map Amendment

FEMA case 16-04-2398A, issued January 15, 2016, removed the house at 2757 Medallist Lane (lot 20) from the high-risk zone on the 2012 map, panel 12021C0382H: “Structure removed, property partially inundated”, new zone X (unshaded), flooding source “PONDING/OVERLAND FLOW”, lowest adjacent grade 12.4 feet NAVD88 (FEMA Map Service Center, letter read in full September 25, 2026). It is the only map change of any kind on FEMA’s records for the enclave; no Letter of Map Revision covers it. The letter itself carried the warning that has since come true: “STUDY UNDERWAY … When the new NFIP map is issued it will supersede this determination.” On the 2024 panel 0382J lot 20 has no high-risk land at all, its footprint is about 179 feet from the nearest Zone AH, and a lender reading today’s map needs no letter for that home. Why it matters: the letter is history worth keeping in the seller’s file, not the key to avoiding a flood requirement, and it would matter again only if FEMA’s proposed map (below) took effect and a determination vendor read the house as touching the thin strip of Zone AH that map adds at lot 20’s rear.

That 2012 map is also the reason older Norman Estates paperwork mentions Zone AH. Both the lot 20 letter and the lot 14 certificate were written against panel 0382H with Zone AH on or near the homes; the 2024 revision removed it from every house.

The One Public Elevation Certificate

Collier County’s public elevation-certificate layer (Collier County Elevation Certificates layer) holds one certificate for The Norman Estates, for lot 14, 2754 Medallist Lane, signed July 27, 2017 by a licensed Florida surveyor for building permit PRBD20170726580 and read in full September 25, 2026. On finished construction it records a slab-on-grade house (FEMA building diagram 1A) with the top of the bottom floor at 13.3 feet NAVD88, the next higher floor at 26.6 feet, the attached garage and the air-conditioning equipment at 12.7 feet and the lowest adjacent grade at 12.7 feet, against a base flood elevation of 11.0 feet on the 2012 map. The lowest floor therefore sits 2.3 feet above the base flood elevation that applied then (our arithmetic), on a slab about 0.6 feet above the ground beside it, which is typical of 2000 to 2003 slab construction. One certificate cannot be generalised to the other 26 homes; for any other home, ask the seller for a certificate, and if none exists, a surveyor can produce one in days.

What Zone X Means for a Mortgage

Federal law requires flood insurance on a loan from a federally regulated lender only for a building “located … in an area that has been identified by the Administrator as an area having special flood hazards” (42 U.S.C. 4012a(b)(1)). On FEMA’s February 8, 2024 map no Norman Estates house is in such an area, so federal law does not require flood insurance for a mortgage on any of the 27 homes. A lender may still require it as its own underwriting choice; the 2016 letter for lot 20 says so in FEMA’s standard words: “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.” For lots 11, 12 and 17, the three footprints within about 15 feet of mapped high-risk land, ask the lender to order its flood determination early, before you rely on our overlay. Cash buyers face no requirement, and the practical question here is not whether you must buy flood cover but whether you should: the answer is below.

FEMA’s Preliminary Map Keeps Every Home in Zone X

FEMA issued preliminary flood maps for Collier County on March 20, 2025, and on preliminary panel 12021C0382K all 27 Norman Estates address points stay Zone X, area of minimal flood hazard, and all 27 footprints stay clear of the high-risk zone (FEMA Preliminary NFHL, read September 25, 2026). The changes are at the edges: Zone AH appears on the rear or side of lots 9, 11, 19, 20, 21 and 25 (0.1% to 3.3% of each lot), stays on lots 12 to 14 (8.4% to 17.9%) and covers about 21% of the association’s Tract B buffer parcel. Home-lot high-risk area rises only from 2.0% to 2.3%; across the whole plat it rises from about 1.4% to about 4.5%. The closest preliminary Zone AH edges to a house are about 7 feet at lot 11, 11 feet at lot 24 and 13 feet at lots 10 and 20 (our measurement, converted from metres).

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, and appeals can change them. Until FEMA’s final determination, the February 8, 2024 map governs lending, insurance and the county’s floodplain rules. For The Norman Estates the headline does not change either way: Zone X at every home.

The Community Rating System Discount Applies Here Too

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 settles the question that matters for a Zone X street: “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 any Norman Estates home earns the Class 5 discount even though every home is Zone X, unless FEMA excludes a structure for being out of compliance with the county’s floodplain rules. Older Tiburón material that told Zone X buyers they would not see the 25% is out of date under FEMA’s current pricing.

The 50 Percent Rule Does Not Reach the Houses

Collier County applies the substantial-improvement rule, the 50 percent rule, “within flood zone VE, AE, AH or A” (2026 newsletter). If the cost of an improvement or of repairing damage reaches 50% of the building’s market value, a house in those zones must be brought up to current floodplain elevation rules. On the effective map no Norman Estates house sits in any of those zones, so the three large remodels permitted or applied for since 2022, declared at $250,000 to $500,000 (permits section below), were not caught by that trigger the way remodels at Serafina, where all five large remodels sit on Zone AH footprints, can be. Work that extends into the rear Zone AH strip on lots 12 to 14 would still be regulated where it sits in the high-risk area; the 2016 letter’s note that “portions remain in the SFHA” states the same principle. For an owner planning a whole-house renovation, this is one of the clearest practical advantages of The Norman Estates’ map position over Tiburón’s AH neighborhoods.

Which Storms Each Norman Estates Home Has Stood Through

By the Collier County Property Appraiser roll (tax year 2026 preliminary, year built), The Norman Estates’ main residences date from 2000 (4 homes), 2001 (11), 2002 (10) and 2003 (2), which makes it the oldest detached neighborhood in Tiburón. The county’s aerial footprint layers (Building Footprints 2000 to 2025) show the same sequence: 4 homes in the 2000 layer (lots 1, 2, 17 and 18), 24 in the 2002 layer and all 27 in the 2004 layer, with lots 4, 7 and 14 last. The recorded deeds agree: every home’s first sale had closed by April 18, 2003 (Collier County Property Appraiser sales file), and WCI Communities reported in its annual report for 2003 that “The last home closed in March 2003.”

Every Norman Estates home was standing for Wilma, the 2005 storm that pre-dates much of Tiburón’s housing. The county’s footprint layers show essentially the same house outlines from 2004 to 2025, and no home has been demolished and rebuilt.

Built Mostly Before the Statewide Code

The first statewide Florida Building Code took effect on March 1, 2002. Fifteen of the 27 homes carry a 2000 or 2001 year built, and 24 were standing in the county’s 2002 aerial layer, so our reading, with moderate confidence, is that most Norman Estates homes were permitted under the local code that preceded the statewide one; the two 2003 homes, and any 2002 home permitted after March 1, 2002, fall under the 2001 edition. The code that applies to a specific house is set by its original permit date, which is in the county’s permit files and was not part of this review. The practical consequence is that a wind-mitigation inspection, and the roof and opening-protection work owners have done since (below), matter more at The Norman Estates than in Tiburón’s later neighborhoods.

Surge, Evacuation Zone and Wind Design

Collier County’s GIS layers place The Norman Estates in Hurricane Evacuation Zone C, outside the Coastal High Hazard Area and landward of the Coastal Construction Line, checked at lots 1, 12, 17, 20 and 27 on September 25, 2026 (Collier County ArcGIS services). That is the same zone as Serafina and Escada; Marsala at Tiburón is Zone D. The plat’s centre is about 2.2 miles east of US 41 at the same latitude and about 3.7 miles from the Gulf shoreline due west (our measurement from coordinates), which, with Bolero next door, makes it one of the two Tiburón neighborhoods nearest the coast. 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 The Norman Estates. Its storm exposure is wind and rain, and its only mapped flood hazard is rainfall ponding, which is exactly what FEMA named as the flooding source on the lot 20 letter.

On wind, the NWS added a qualifier most Ian coverage leaves out: “Wind gusts of 100-110 mph were measured at about 100-150 feet above ground level over western Collier County, with peak near-surface wind gusts likely in the 80-90 mph range.” The county’s Florida Building Code wind layers return a Risk Category II design wind speed of 162 mph at The Norman Estates, the category that applies to a house (149 mph for Category I, 175 mph for Category III and 184 mph for Category IV); Serafina reads 161 mph, a one-mile difference from a county polygon boundary. 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. The Norman Estates also sits outside Collier’s three-mile milestone-inspection buffer, which would not matter anyway: the condominium milestone and reserve-study laws do not apply to detached homes in a Chapter 720 subdivision.

Norman Estates-Specific Storm Damage

No Norman Estates-specific Irma or Ian damage record was found in the public documents reviewed: no court case naming the neighborhood or Medallist Lane, no news report and no permit from January 2020 to August 2026 that states a storm cause. In the five months after Ian, October 2022 to February 2023, the county’s issued-permit reports show one roof at 2733 Medallist Lane declared at $130,000 (February 2023), a 1,441-square-foot screen enclosure at 2765 declared at $28,000 (February 2023), generator gas and electrical work at 2725 and 2750, a $1,800 shutter permit and two small electrical and mechanical items; none states a cause. The Property Appraiser roll dates 14 of the 25 screen enclosures to 2016 to 2024, a pattern consistent with replacement after Irma and Ian, though the roll does not say why. Irma-era permits, late 2017 to 2019, were not part of the review. Behind the east-side homes, Irma struck in September 2017 while the Black Course was being remastered by Greg Norman Design; the course reopened in January 2018.

Insuring a Norman Estates Home: Citizens and the $700,000 Line

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 Property Insurance (Section 627.351), and the Florida Senate’s February 11, 2026 analysis of CS/SB 1028 confirms that the higher cap applies only in Miami-Dade and Monroe counties (Senate bill analysis). Collier is at $700,000. Norman Estates homes are 3,248 to 4,152 square feet of living space on the four recent listing records, one and two storeys, each with a private pool and spa, on lots of about a fifth of an acre. Whether a specific home falls under the line is set by the insurer’s replacement-cost estimate, not by the sale price, so do not assume Citizens is available; ask the agent for the replacement-cost figure first.

The Norman Estates’ recorded declaration puts insurance of each home, including flood cover, on its owner (2013 Amended and Restated Declaration, Section 10.2, OR 4914/3520); the association insures only what it owns, the road and the common tracts. Unlike Serafina’s, the Norman Estates declaration sets a rebuilding clock after a casualty: an owner must begin repairs within 90 days and finish within nine months, restoring substantially the original design, foundation and appearance, or the association may do the work and lien the lot (Sections 10.3 and 10.4). Price a policy with that timetable in mind: a loss settlement that drags past nine months is the owner’s problem under the covenants, not only the insurer’s.

Citizens’ Flood Rule Outside the Flood Zone

If a Norman Estates home is insured with Citizens, Zone X does not end the flood question. Citizens’ own flood page phases in a flood-policy requirement for wind-covered personal residential policies outside the special flood hazard area by dwelling coverage: $600,000 and above from January 1, 2024, $500,000 from 2025, $400,000 from 2026 and all such policies from January 1, 2027 (Citizens Property Insurance, Flood). Any Norman Estates home written by Citizens with wind cover from 2027 needs a flood policy despite its Zone X map position.

The Hurricane Deductible

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. For illustration only, on a $1.5 million dwelling limit a 2% deductible is $30,000 and a 5% deductible is $75,000; on $2 million they are $40,000 and $100,000 (our arithmetic). Compare the deductible, the policy form and the replacement-cost terms, not only the premium. We publish no premium or carrier figure.

Flood Insurance in Zone X

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). Flood cover is optional under federal law on every Norman Estates home today, but three facts argue for pricing it anyway: the local hazard FEMA names is ponding and overland flow, which does not respect a zone line; the Class 5 discount applies outside the high-risk area; and Citizens requires it of every wind policy from 2027. Zone X cover is typically priced well below high-risk cover. For lots 11 to 14 and 17, the homes nearest mapped high-risk land on today’s map, and lots 10, 20 and 24, which sit nearest the edges on the proposed one, keeping continuous cover before any map change is the conservative choice; how FEMA would rate a policy through a map change is set by its flood insurance manual, which we did not review, so talk to the insurance agent about it. For every home, ask the seller for any elevation certificate and the current flood declarations page.

Roofs, Wind Mitigation and Shutters

The Norman Estates’ roof rules are specific. The declaration requires a roof pitch of at least 6:12 in flat or barrel tile, with no flat roofs, and the recorded Architectural Standards (July 2017, revised January 2025) go further: barrel clay tile only, with no shingles, concrete tile, slate-style or metal roofs, and white gutters on every home (OR 6441/2978). Original roofs date from 2000 to 2003, so any original roof is now about 23 to 26 years old (our arithmetic from the roll). County permits show roof or reroof permits at 7 of the 27 homes from January 2020 to August 2026, a quarter of the street, declared at $61,802 to $149,000: one in 2020, one in 2021, two in 2023, two in 2024 and one in 2026. None states a cause, and the declared values are consistent with the clay tile the standards require (our reading; the reports do not state the material). Permits before 2020 were not reviewed, so a home with no recent permit may have been reroofed earlier; for any home, ask for the roof permit date, because roof age and covering are what an underwriter asks first.

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. On a street where most homes pre-date the statewide code, the inspection is worth commissioning before you bind cover. Opening-protection permits at 9 homes since 2020 show owners adding shutters, impact windows and doors (permits section below). The recorded standards set the shutter rules: clear or painted galvanized panels may stay up all season, unpainted galvanized panels only after a watch or warning and off the front within a week, roll-downs in white, beige or a matching colour and fully retracted on the front outside hurricane season; replacement windows, doors and garage doors must match the original builder’s type and style; and every change needs prior written architectural approval.

My Safe Florida Home

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). Every Norman Estates home meets the permit-date condition, since all 27 were built from 2000 to 2003, but the value and income conditions will exclude most. A homesteaded owner (16 of 27 Norman Estates homes carry a homestead exemption on the 2026 preliminary roll) may still qualify for the program’s inspection.

Which Schools Serve The Norman Estates at Tiburón?

Every address in The Norman Estates at Tiburón, all 27 homes on Medallist Lane, is zoned to Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High for the 2026-27 school year, per the Collier County Public Schools zoning tool checked September 25, 2026. Confirm the specific address with the District before relying on it.

How We Checked

We queried all 27 Medallist Lane addresses through the District’s zoning service (Collier County Public Schools zoning tool) on September 25, 2026. The District holds exactly one record for each address (2754 Medallist Lane, for example, is CCPS address 10101419), 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; school zones are set annually.

Same Schools as Castillo, Escada and Serafina, Not Marsala

The Norman Estates’ zoning matches Castillo at Tiburón, Escada, Serafina and the rest of Tiburón’s main body. The exception is Marsala at Tiburón, east of Livingston Road, whose addresses feed North Naples Middle School instead of Pine Ridge Middle. For a family weighing The Norman Estates against Marsala, the elementary and high schools are the same; the middle school is not.

How Far the Schools Are

The Tiburón-wide school measurements were made on September 2, 2026 from 2600 Tiburon Drive, the Ritz-Carlton Golf Resort address, which is about a tenth of a mile from the Norman Estates entrance, so for this neighborhood they are effectively front-door figures: Pelican Marsh Elementary at 0.7 road mile, Pine Ridge Middle at 4.0 road miles and Aubrey Rogers High at 6.7 road miles (routed with the OSRM public router from U.S. Census geocoder points). Every school run from The Norman Estates leaves by Tiburon Drive onto Vanderbilt Beach Road, not through Tiburón’s gatehouse. School-run traffic adds materially to any free-flow figure.

A Stale Answer in Older Listings

Aubrey Rogers High opened for the 2023-24 school year. Before that, high-school students in this corridor went to Barron Collier High or Gulf Coast High, and older listings and directories still say so. Barron Collier is closer to Tiburón by road than Aubrey Rogers, 2.8 road miles against 6.7, 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

All three zoned schools earned an A for 2025-26 in the Florida Department of Education’s July 2026 school grades release: Pelican Marsh Elementary at 79% of available points, Pine Ridge Middle at 75% and Aubrey Rogers High at 75%, the top score among Collier’s traditional zoned high schools. Each school also earned an A in 2024-25 and 2023-24. 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. Collier County Public Schools earned an A for the ninth consecutive year.

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 Norman Estates address is assigned.

County Permits and Recorded Work at The Norman Estates at Tiburón

Collier County’s permit reports list 94 distinct permits at The Norman Estates at Tiburón’s 27 homes from January 2020 to August 2026, touching every home. Air conditioning leads, seven homes were reroofed, about eight added standby generators, nine added opening protection, and three took whole-house remodel permits declared at $250,000 to $500,000.

Source: Collier County Growth Management, Monthly Building Permit Reports, issued files for every month from January 2020 to August 2026, with the applied files read where the county posted those instead (June 2021, December 2023, and March 2024, where the posted issued link served the April file), and applied files for January 2024 to July 2026 read to catch applications never issued (Collier County monthly permit reports), filtered by every Medallist Lane address, the plat’s folio numbers and the name Norman Estates, and de-duplicated by permit number. Of the 94, 88 were issued in the window (including one 2019 permit revised in 2020) and six were applications not issued in the reports read. No permit touches any of the association’s four tracts. We publish the pattern, not an address-by-address list, except where a single permit changes what a buyer should ask. Lot 7, 2726 Medallist Lane, appears only through a fence permit that was cancelled.

Permits by Type

Our tally of the county rows. Revisions filed under an existing permit number are folded into their parent. Three air-conditioning permits issued the same day at 2725 Medallist Lane in July 2026 are counted separately, as the county numbered them.

What the Pattern Shows

• A roof cycle under way. Seven roof or reroof permits at 7 homes since January 2020, declared $61,802 to $149,000, with two each in 2023 and 2024. For a street of 2000 to 2003 clay tile roofs, that is the replacement age arriving, and it is why roof date is the first question on any Norman Estates listing.
• Air conditioning is the busiest line: 26 mechanical permits, several homes more than once, which is what 23 to 26-year-old houses look like.
• Standby generators at about eight homes. Three homes used generator-branded contractors (2024 and 2025, electrical declared at $17,274 to $27,000), and five more show the same paired gas and electrical permits, electrical declared at about $17,600 to $23,000, from 2022 to 2024. That is roughly one Norman Estates home in three adding whole-house backup power since 2020, all on natural gas, because the recorded standards ban propane generators and underground tanks.
• Opening protection at nine homes: shutter, impact window, door and garage-door permits from 2020 to 2026, declared about $1,800 to $37,000, with two more window applications at one home in 2025 and 2026, one pending fees and one rejected.
• Screen enclosures: seven aluminum-structure permits, two of them near-complete rebuilds of about 1,440 and 1,480 square feet in 2023 and 2024. Twenty-five of the 27 homes carry a screen enclosure on the county roll; lots 14 and 16 use an aluminum pool fence instead, and all 27 have a private pool and spa.
• No new single-family construction permit at any Medallist Lane address, and no teardown: the one demolition application, in 2024, was never issued.

The Large Remodels

Three Norman Estates homes took, or applied for, whole-house alteration permits declared at $250,000 or more between 2022 and 2025, and a fourth took a six-figure pool rebuild. Every one of them sits on a Zone X footprint, which is why the 50 percent rule did not apply. Contractors are as named on each county permit.

Four details a buyer should read correctly, each from the county deed record set beside the permits (Collier County Property Appraiser sales file). At 2749, the home last deeded at $1,900,000 in March 2024 in a transfer the Property Appraiser did not qualify as a market sale; a demolition application followed in May 2024 and was never issued, then the $250,000 remodel, then a $61,802 reroof in June 2026, and the home was listed in August 2026 at $3,995,000 (MLS 226020150), described as completely renovated. The footprint is unchanged in the 2025 aerial layer, so our reading is a near-whole-house interior renovation, not a rebuild. At 2742, the $295,000 application followed that home’s $3,300,000 sale in May 2025, the highest qualified sale in The Norman Estates’ history (Collier Clerk, OR 6472/16). At 2725, the $500,000 remodel followed a $1,574,000 qualified sale in June 2021, with a new screen enclosure, a generator, shutters and three new air-conditioning systems following through July 2026. At 2718, the pool rebuild, a screen enclosure, a generator and $30,924 of impact openings all followed a $2,625,000 qualified sale in January 2025. The pattern is buy, then renovate: four of the neighborhood’s biggest projects since 2022 started within months of a purchase. A buyer of any of these homes should ask for the final inspections, because the reports show the remodel permits at 2725 and 2749 still at “inspections commenced”.

Smaller Alterations and Owner-Builder Work

Below that tier, the reports show a $45,000 owner-builder alteration at 2765 (October 2025, revised June 2026), a $25,000 owner-builder alteration at 2738 (May 2021), a $28,000 alteration at 2742 (August 2023) and a $20,000, 210-square-foot addition at 2754 (March 2025) on top of a 2019 permit revised in 2020 by the same contractor. Two owner-builder permits in the window is worth noting on a street where most work is contracted: an owner-builder permit is legal in Florida, but a buyer should confirm the final inspection.

Original Construction and Who Built the Homes

The Norman Estates was developed by Norman Estates at Tiburón Limited Partnership, a joint venture in which WCI Communities held a combined 50% interest, and WCI Communities, Inc. built the homes: the recorded Notices of Termination of the construction notices name “Contractor: WCI COMMUNITIES, INC.” and the partnership as owner, for example at lot 10, 2738 Medallist Lane, where construction was completed on November 13, 2001 (OR 2931/1022); the Clerk’s index shows the same pattern on about 13 lots from 2001 to 2003. WCI’s March 2002 prospectus described the project as “27 villas priced from $1.2 million to $1.4 million” and said WCI collected “developer and construction fees for operating the project” (SEC, WCI 424B4). The original building permits, with their dates and code edition, are in the county’s permit files and were not part of this review. Every home first sold as a finished home: no priced vacant-lot sale was ever recorded (Collier County Property Appraiser sales file).

What the Permit Review Does Not Cover

Collier’s monthly permit reports before January 2020 were not part of this review, so the original construction permits, any Wilma-era repairs from 2005 and 2006, any Irma-era repairs from late 2017 to 2019, and roofs replaced before 2020 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

The Norman Estates’ common areas have their own paper trail at the Collier Clerk. In March 2000 the partnership deeded the water and sewer facilities in the road to the Collier County Water-Sewer District (OR 2657/825). In June 1999 Tiburon Golf Ventures and WCI granted the association perpetual easements to build and keep “a privacy wall and landscaping” along the edges, at the association’s “sole cost and expense” (OR 2560/775; OR 2560/780). On May 23, 2003 the partnership quit-claimed the road, Tract R, and the entrance corner, Tract A, to the association (OR 3298/2138), and on November 20, 2003 the Tract B buffer (OR 3447/699). In June 2004 Collier County took the south 24 feet of Tract B by order of taking on the Vanderbilt Beach Road frontage (OR 3582/3310). In 2021 the association joined the other Tiburón associations in a recorded telecommunications easement to Hotwire Communications (OR 5905/3151). Two east-side lots, 13 and 14, carry 2017 and 2018 covenants with the association over slivers of former golf land that limit what may be built on those slivers. No special assessment instrument appears in the Clerk index we searched; the estoppel certificate discloses any assessment that is pending, and any open claim against the association’s property.

What Is Being Built Near The Norman Estates at Tiburón?

Nothing new inside The Norman Estates at Tiburón, where all 27 homesites are built and no vacant lot remains. The nearest county planning items are two closed site-plan amendments at the Ritz-Carlton Golf Resort across Tiburon Drive, and no open residential or commercial application with a 2022 or later number lies within about a kilometre.

Zoning Around The Norman Estates

The Norman Estates is zoned PUD, part of the Pelican Marsh Planned Unit Development (petition PUD-93-01(5), latest amendment Ordinance 16-25, adopted September 13, 2016), with a Future Land Use designation of Urban Residential Subdistrict, inside the Pelican Marsh Community Development District, in Commissioner District 2 and the North Collier Fire district (Collier County zoning, PUD, future land use and district layers, checked at lots 1, 12, 17, 20 and 27 on September 25, 2026). No zoning overlay applies. The county’s zoning note lists the 1998 PUD amendment (PUD-93-1(3), Ordinance 98-11, February 10, 1998) that was in force when this plat, the earliest in Tiburón, was prepared, which is why its recorded name is “Tiburon The Norman Estates at Pelican Marsh Unit Twenty Three”. The plat lies in Section 36, Township 48 South, Range 25 East, in unincorporated Collier County.

Planning Items Within About a Kilometre

Collier County’s planning-project layer returned these records near the plat on September 25, 2026, by distance from the nearest Norman Estates parcel:

Distances are converted from metres and rounded. The layer’s “Under Construction” label stays on long-closed items, its currency is not stated by the county, and its planning-unit polygons that cover the whole Pelican Marsh PUD are left out because they overstate proximity. The resort items matter most, because the Ritz-Carlton Golf Resort sits immediately west across Tiburon Drive from the Norman Estates entrance; both applications are closed. Unlike Serafina, which has a site development plan under review about 525 feet away, and Marsala, which has an open planning item about 250 feet away, The Norman Estates has no open residential project in its neighborhood on the county’s map (checked September 25, 2026).

The Vanderbilt Beach Road Edge

The south end of the Medallist Lane loop sits on Vanderbilt Beach Road. Lot lines at lots 16 to 19 are about 90 to 160 feet from the road’s centreline, behind the association’s Tract B buffer, and the west-side lots 18 to 27 back onto the same buffer along Tiburon Drive, their lot lines about 45 to 160 feet from that road’s centreline (our measurement against the road lines, September 25, 2026). The 1999 privacy-wall and landscaping easements and the Tract B buffer are the neighborhood’s screening; aerial imagery shows continuous landscaping along both roads, but the wall’s full extent along Vanderbilt Beach Road is not established in any record we read, and no road-noise measurement exists. For lots 16 to 19, walk the back of the lot at rush hour before you decide; road noise is a south-end question here, not a whole-street one.

Road Work on the Way Out

Every trip from The Norman Estates leaves by Tiburon Drive onto Vanderbilt Beach Road; none passes Tiburón’s gatehouse. Two county road projects sit on those drives. Westbound, the Vanderbilt Beach Road widening, from just east of US 41 to east of Goodlette-Frank Road, received its notice to proceed in early June 2026 and is budgeted at about $28.4 million over about two years (Collier County news release, July 6, 2026). The county warns that in spring 2027, 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 pinch falls on the Norman Estates drive to Mercato, the beach and Waterside Shops. Eastbound, the Airport Road widening, from Vanderbilt Beach Road north to Immokalee Road, adds one lane each way for a six-lane divided road on exactly the route to I-75 and the airport; the county’s 60% design handout budgets it at $42.0 million from the one-cent sales surtax, a state grant, impact fees and gas taxes, not any assessment on Tiburón parcels, and charts procurement across 2026 and 18 to 24 months of construction across 2027 and 2028. A firm construction start has not been confirmed here. Our Tiburón guide covers the wider pipeline.

District Projects Norman Estates Owners Help Fund

Norman Estates owners pay the Pelican Marsh Community Development District on their tax bill, so the District’s Tiburón projects are partly theirs even where they do not drive through them. Its June 17, 2026 minutes record that “a substantial amount had been identified for the Tiburon entrance road within the next two years,” the Tiburon Boulevard approach from Airport-Pulling Road, and its FY2027 budget carries $28,250 for gatehouse equipment, including upgraded cameras and licence plate readers (Pelican Marsh CDD documents). Tiburon Drive in front of the Norman Estates entrance is also District land (Pelican Marsh Unit Twenty, Tract R, on the Collier County Property Appraiser roll).

Inside The Norman Estates: Nothing Left to Build

The county roll shows no vacant homesite at The Norman Estates (Collier County Property Appraiser roll, tax year 2026 preliminary), so new construction here means a remodel under the recorded rules, and those rules are unusually tight. The declaration sets a minimum of 1,600 square feet of living area, a 35-foot height limit, a two-car attached garage and bronze screen enclosures only; the owners’ 2025 amendments bar any extension of a lanai beyond its location when the amendment was recorded and any new window, door or opening in the zero-lot-line wall facing the neighbour (OR 6441/3000); and the recorded Architectural Standards bar vertical additions, require pool cages attached to the home and no wider than it, and keep barrel clay roofs (OR 6441/2978). The architectural review board has 30 days to decide, silence counts as approval unless the Board denies, and approved work must be finished within 180 days. The Board may set construction working days and hours and the entrance construction vehicles use (2013 restatement, Section 9.18); no such rule is recorded or published, so a contractor’s schedule should be confirmed with the association’s current rules before work is booked. The practical effect: a Norman Estates remodel grows inward and upward in finish, not outward in footprint, which is exactly what the 2022 to 2025 remodels above did.

Daily Logistics at The Norman Estates at Tiburón

Daily life at The Norman Estates at Tiburón runs through its own gate off Tiburon Drive, beside the Tiburón clubhouse and the Ritz-Carlton Golf Resort, not through Tiburón’s staffed gatehouse. The association mows, fertilizes and irrigates every lot, garbage goes Tuesday and Friday, and Vanderbilt Beach Road is the only way out.

Getting In: Its Own Gate on Tiburon Drive

The Norman Estates has its own automated gated entrance off Tiburon Drive, beside the Tiburón clubhouse and the Ritz-Carlton Golf Resort, and it is not behind Tiburón’s staffed gatehouse. Medallist Lane leaves the fountain roundabout on Tiburon Drive next to the resort’s entrance court, and it connects to nothing else; every routed trip leaves by Tiburon Drive south to Vanderbilt Beach Road (OSRM public router, September 25, 2026). The Tiburon Estates master association’s 2018 gatehouse post orders list Norman Estates with Marquesa Royale, Bolero and Marsala as member communities, apart from the “Communities behind the gate” (Escada, Ventanas, Esperanza I and II, Castillo and Serafina). The recorded covenants make the gate an association facility paid from assessments: “The Association may provide for the creation, capital improvement and maintenance of privacy gates at the entrance to the Neighborhood. Such gates may be manned or unmanned,” with “Gate Facilities” defined to include the gate and “any mechanical or electronic mechanisms necessary to automate the gate” (2013 restatement, Section 7.6, OR 4914/3520). The original 1998 declaration also has owners acknowledge that any privacy gate or wall “MAY BE COMPROMISED OR CIRCUMVENTED” and that the association and developer are not insurers of security. Contrast Serafina, whose own gate stands inside Tiburón’s staffed main gate: a Serafina visitor clears two checkpoints, a Norman Estates visitor one.

Guests, Contractors and Deliveries

No published visitor or contractor procedure for the Norman Estates gate was found in any record we read, so a buyer should get the association’s current resident and visitor access procedures in writing before closing. What the documents do settle: the association may make gate rules and set construction working days, hours and the entrance construction vehicles use (Sections 7.6 and 9.18); construction vehicles may not block Medallist Lane or be stored there overnight; and “No solicitation will be allowed at any time within the community” (Section 9.4). The Pelican Marsh Community Development District’s commercial-vehicle hours, 7:00 a.m. to 7:00 p.m. Monday to Saturday (PMCDD Commercial Vehicle Access Policy), govern the District’s own gates; whether any District checkpoint applies on Tiburon Drive between Vanderbilt Beach Road and Medallist Lane is not documented. Because the entrance sits on the resort road, a delivery or a contractor reaches The Norman Estates without passing Tiburón’s gatehouse at all.

Transponders and Tiburón’s Other Gates

Norman Estates homes pay District assessments, and the District ties transponder eligibility to “property within Pelican Marsh CDD subject to Pelican Marsh CDD assessments”; transponders are installed only by District staff and are deactivated automatically when a home is sold (PMCDD Transponder Policies). For a Norman Estates owner, a District transponder is what opens Tiburón’s staffed gate on Tiburon Boulevard, the way to the other neighborhoods. Whether the Norman Estates gate reads the same device is not stated in any document we read. A seller who keeps a golf membership after closing, or who stays on as a tenant inside the District, must notify District access control before the sale, or the owner transponders are deleted and new ones must be bought.

The Street

The Norman Estates is one street, Medallist Lane, double l, owned by the association as plat Tract R (1.60 acres). It enters at the north-west corner from the Tiburon Drive roundabout and runs south-east as a divided loop with a landscaped centre: lots 1 to 17, the even numbers 2702 to 2766, down the east side toward Vanderbilt Beach Road, and lots 18 to 27, the odd numbers 2765 back up to 2721, along the west side (county address points; 2753 and 2737 are skipped). Parking follows the declaration: a two-car attached garage at every home, garage doors kept closed, no more than three vehicles overnight in a driveway and none on the lawn or the street; boats, trailers, recreational and commercial vehicles, motorcycles and golf carts are kept inside garages except while a service is being provided, and the association may tow or boot (Sections 9.6 and 9.9). Anyone without a valid driver’s licence may not drive any motor vehicle, a golf cart included, on the common area unless a licensed driver supervises (Section 9.2).

What the Association Does Every Week

The declaration makes the association responsible for landscaping “and in particular lawn care of each and every Lot,” including fertilization and insect and disease treatment, as an association expense, and the declaration gives the reason in its own words: to avoid “jeopardizing the security of Norman Estates … by the possibility of admission thereto of a large number of landscaping maintenance contractors” (2013 restatement, Section 7.3(B)). The association also maintains and controls the irrigation system on every lot, including the control box at each home, which owners may not adjust (Section 7.4). Owners maintain the house, roof, structure, windows, doors, pool, spa and everything else, clean the roof and exterior against mould, and repair and replace their own sod, trees and shrubs (Section 7.2). No association pool service is recorded, unlike Serafina, where the association gives each pool a basic weekly clean; the declaration lets members vote a pool, painting or pressure-washing program into the common expense (Section 7.5), and whether one is in effect is shown in the association budget, not in any public record. With lawns, irrigation, the road and the gate handled, a seasonal owner’s own list is the house, the pool and the roof.

Trash and Recycling

Collier County’s collection-day layer, checked September 25, 2026 at lots 1, 12, 17 and 24, places The Norman Estates in District 1: garbage Tuesday and Friday; recycling, yard waste and bulk Friday (Collier County collection days layer). The declaration requires fully enclosed storage for containers at each home and side or rear pickup where that service is available (Sections 9.6 and 9.12); no curb-time rule is recorded. Collection is a county service billed on the tax bill: $261.91 on the 2025 bill (Collier County Tax Collector, 2025 bills for parcels 76730000087 and 76730000485). A seasonal owner needs a home-watch service to handle carts.

Mail

Each Norman Estates home has its own curbside mailbox of the neighborhood’s one approved type and size. The recorded standards require black gloss paint and bar any other type; conforming repainting or replacement needs no architectural application. Who pays is written two ways: the declaration says the mailboxes “shall be maintained by the Association” (Section 9.17), while the 2025 standards put maintenance and replacement on owners. The declaration controls where the two conflict; the estoppel and the association’s current practice settle it for a given home.

Water, Sewer, Power and Gas

The declaration names the Collier County Water-Sewer District as “the permanent water, sewer and irrigation service provider” (Section 3.4(F)), and the District owns the water and sewer facilities in Medallist Lane by deed; electricity comes from Florida Power & Light (county utility service-area layers and the federal electric service-territory layer, checked at lot 1 on September 25, 2026). The homes are on natural gas. The recorded Architectural Standards permit generators “utilizing the Lot and/or Home’s existing natural gas service,” ban propane generators and propane pool heaters, and state that “underground tanks are not allowed in the community”; natural-gas pool heaters need a licensed installer and permits. The gas supplier is not named in any record we read. The irrigation water source, reclaimed or potable, is not stated beyond the declaration’s clause.

Cable and Internet

The Norman Estates association is a named grantor of the recorded telecommunications easement to Hotwire Communications (OR 5905/3151), signing for “Norman Estates, Parcel 1000 … All of The Plat of Tiburon- The Norman Estates at Pelican Marsh Unit Twenty Three … 9.62 acres,” for facilities “to include, without limitation telephone, television, internet access,” exclusive for bulk service while Hotwire remains the bulk provider. Which services the bulk arrangement includes, whether it is paid through the neighborhood or the master assessment, and whether internet is billed separately is not stated in the easement; the association budgets and the estoppel certificates show what each assessment covers.

Living Beside the Golf Course and the Resort

Fourteen of the 27 lots, lots 1 to 14 on the east side, share a rear boundary with Tiburón Golf Club land, twelve of them with the main golf-course parcel and lots 12 to 14 with a golf-owned lake parcel; lots 15 to 17 back onto water across a thin strip; and lots 18 to 27 back onto the association’s landscaped buffer along Tiburon Drive, not onto golf (county parcel layer, measured September 25, 2026). The Club’s own course notes for the Black Course say of the opening hole: “This short par 4 hole runs adjacent to Tiburón’s prestigious residential development, Norman Estates.” Frontage is not the same as a view: the golf parcel includes rough, cart paths, water and planted areas as well as fairway, so walk the back of the lot, and ask the Club which holes a specific home faces. A recorded golf-ball easement runs over every lot and common area next to the course, and owners assume the risk of stray balls (2013 restatement, Section 6.7). The golf course, its lakes and its landscaping belong to the club, not the association.

The other half of the setting is the clubhouse and the Ritz-Carlton Golf Resort, about a tenth of a road mile from the entrance, the shortest drive to the clubhouse from any Tiburón neighborhood (measured below). Owning a Norman Estates home gives no right to the resort, and Tiburón Golf Club membership is optional; the resort road is also the club’s and the resort’s traffic route. The Pelican Marsh Community Development District licenses its land at Vanderbilt Beach Road and Livingston Road for the staging of the three professional tournaments the club hosts each year, and its December 2025 licence for the Chubb event also covers use of certain District streets (District minutes, September 17 and December 17, 2025); how tournament weeks affect Tiburon Drive at the Norman Estates entrance is not measured in any record we read.

Who Maintains What

Drive Distances From The Norman Estates

Measured September 25, 2026 from the county parcel points for lot 1, 2702 Medallist Lane (the entrance end), and lot 17, 2766 Medallist Lane (the south end of the loop), 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 Serafina and Marquesa Royale columns are measured the same way by our research for those neighborhoods.

Every route leaves by Medallist Lane and Tiburon Drive onto Vanderbilt Beach Road: west for the beach, and on to Tamiami Trail North for Mercato and Waterside; west to Goodlette-Frank Road for NCH North; east to Airport-Pulling Road and north to Immokalee Road for I-75 and RSW, because Vanderbilt Beach Road has no I-75 interchange. No route passes Tiburón’s gatehouse. Of the Tiburón neighborhoods we have routed, The Norman Estates has the shortest drive to the Vanderbilt Beach Road destinations, 1.2 to 1.3 road miles closer than Serafina at Tiburón to Mercato, the beach and Waterside, and about level with it for I-75 and the airport. For RSW, reckon 35 to 50 minutes depending on season and time of day.

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

The Norman Estates at Tiburón is Tiburón’s oldest detached neighborhood and the one closest to the clubhouse: 27 villas on 0.20-acre median lots at a 2026 county median just value of $2,005,110, beside Serafina’s $1,967,435 and Marsala’s $2,166,654, far below Escada’s $5,331,624 (Collier County Property Appraiser roll, 2026 preliminary).

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: The Norman Estates at Tiburón, Serafina at Tiburón, Marsala at Tiburón and Escada at Tiburón. Five are condominiums, the largest of them Castillo at Tiburón. Here are all nine on one yardstick, ranked by county value, with the way each one’s residents reach their front door beside it.

Tiburón’s Nine Neighborhoods on One Yardstick

Yardstick: the Collier County Property Appraiser’s 2026 preliminary median just value per home, with the neighborhood’s legal form, home count, years built and lot size beside it, the Southwest Florida MLS Matrix twelve-month closings and active listings (pulled September 18, 2026), and where the Tiburon Estates master association’s 2018 gatehouse post orders place each neighborhood. 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), homes and residences only; Southwest Florida MLS Matrix, pulled September 18, 2026 (32 Tiburón closings and 20 actives in all); Tiburon Estates Homeowner’s Association gatehouse post orders, version 1.0, April 4, 2018, which list Norman Estates, Marquesa Royale, Bolero and Marsala apart from the “communities behind the gate” (Escada, Ventanas, Esperanza I, Esperanza II, Castillo and Serafina). 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 belong to The Norman Estates alone. First, it is the only detached neighborhood whose residents come and go by Tiburon Drive, the resort road, rather than through a gate inside Tiburón: Medallist Lane leaves the fountain roundabout beside the Ritz-Carlton Golf Resort, and every measured route out runs south on Tiburon Drive to Vanderbilt Beach Road, never past the Tiburon Boulevard gatehouse (OSRM routing, September 25, 2026). Second, it is the oldest detached stock in Tiburón, built 2000 to 2003 with a median year of 2001, and its plat, Plat Book 31, Pages 43 to 44, recorded January 20, 1999, is the first plat in Tiburón (Collier County Clerk, plat reference sheet OR 2503, Page 3211). Third, it sells for the least per square foot of the detached neighborhoods that closed a sale in the last twelve months: its two closings ran a median of $764.49 per MLS living square foot, against $809.79 at Marsala and $926.30 at Serafina (Southwest Florida MLS Matrix, September 18, 2026).

The Norman Estates and Serafina at Tiburón

Serafina at Tiburón is The Norman Estates’ closest twin on the county roll, and the head-to-head section below sets the two side by side on more than thirty measures. In brief: both are single-street neighborhoods of detached homes on about a fifth of an acre, both carry one county construction class at improvement quality 5 (all 27 at RC-20 here, all 44 at RC-25 at Serafina), and both sit near $2 million of county value, $2,005,110 against $1,967,435 (Collier County Property Appraiser roll, 2026 preliminary). The differences are age, size, price, flood map and gate. The Norman Estates’ homes are five years older at the median (2001 against 2006) and larger by the county’s measure (a median base area of 3,243 square feet against 2,862.5), and they have sold for less over the last three years, a median of $2,762,500 on four county-qualified sales against $3,062,500 on four (Collier County sales file, September 2023 to August 2026). Every Norman Estates home reads Zone X on the current FEMA map; 43 of 44 Serafina homes read Zone AH. Serafina’s gate stands inside Tiburón’s staffed main gate; The Norman Estates’ own gate stands on Tiburon Drive, outside it.

The Norman Estates and Marsala at Tiburón

Marsala at Tiburón is the other detached neighborhood whose residents do not pass Tiburón’s staffed gatehouse, and the two share little else. Marsala’s 56 homes are about twelve years newer at the median (2013 against 2001) on lots nearly twice as large (0.37 acre against 0.20), and its ten county-qualified sales from September 2023 to August 2026 had a median of $3,187,500, about $425,000 above The Norman Estates’ $2,762,500 on four (Collier County Property Appraiser roll and sales file, August 29, 2026; our arithmetic). Marsala sits across Livingston Road, outside the Pelican Marsh Community Development District, so every Marsala home paid $261.91 of non-ad valorem charges on the 2025 tax bill against $2,752.71 on 23 Norman Estates homes; the gap, $2,490.80 a year, is exactly the “Pelican Marsh” line on a Norman Estates bill (Collier County Property Appraiser roll, 2025 certified; Collier County Tax Collector, 2025 bills for Lots 1 and 21). What The Norman Estates offers that Marsala does not: a Zone X reading at every home where most Marsala home sites are mapped Zone AH, the Tiburón clubhouse 0.1 road mile from the entrance instead of about 1.5 miles on public roads, and an association that mows and irrigates every lawn (FEMA National Flood Hazard Layer, read September 2026; OSRM routing, September 25, 2026; 2013 Amended and Restated Declaration, sections 7.3(B) and 7.4).

The Norman Estates and Escada at Tiburón: Both Zone X, Very Different Land

Escada at Tiburón is the only other detached Tiburón neighborhood where every home reads Zone X on FEMA’s February 8, 2024 map, and it is the top of the ladder in every other respect. Escada’s 31 custom estate homes sit on a 0.62-acre median lot, about three times The Norman Estates’ 0.20, at a 2026 county median just value of $5,331,624, about 2.7 times $2,005,110 (Collier County Property Appraiser roll, 2026 preliminary; our arithmetic). Escada’s four qualified sales from September 2023 to August 2026 had a median of $5,995,000, about 2.2 times The Norman Estates’ $2,762,500, and its two listings on September 18, 2026 asked $6,700,000 and $7,250,000 (Collier County sales file; Southwest Florida MLS Matrix). Escada owners maintain their own lawns and landscaping under their declaration, pay a District bond share of about $2,573 a home against about $765 here, and reach home through a pass gate inside Tiburón’s main gate (Collier County Property Appraiser roll, 2025; 2018 master association post orders). A buyer choosing between them is choosing between a half-acre and custom construction at more than twice the recorded price, and a production-built villa on a fifth of an acre with the lawn looked after and the clubhouse at the end of the street.

The Norman Estates and Tiburón’s Condominiums

Tiburón’s five condominiums sit on either side of The Norman Estates in value. Marquesa Royale at Tiburón’s 48 coach-home residences, built 2008 to 2012, carry a 2026 county median just value of $2,101,900, about 4.8% above The Norman Estates’ $2,005,110, and Esperanza at Tiburón’s 90 sit at $1.53 million to $1.63 million; Castillo at Tiburón’s 102 full-floor residences are at $1,119,320, Bolero at Tiburón’s 60 at $1,111,600 and Ventanas at Tiburón’s 82 mid-rise residences at $656,280 (Collier County Property Appraiser roll, 2026 preliminary). The Norman Estates’ county median is about 1.8 times Castillo’s and about 3.1 times Ventanas’ (our arithmetic). The purchase is different in kind. A condominium owner shares buildings, a master insurance policy and, because every Tiburón condominium building has three or more storeys, Florida’s milestone-inspection and structural-integrity-reserve-study laws (sections 553.899 and 718.112(2)(g), Florida Statutes). A Norman Estates owner owns a detached villa and its lot outright under a Chapter 720 homeowners association, insures the house alone, and answers to neither law. Castillo is the closest condominium in age, built 2001 to 2003 in the same WCI era, and it has what The Norman Estates does not: a shared pool, spa and clubhouse. The Norman Estates has what Castillo does not: a private pool and spa at every one of its 27 homes.

Where The Norman Estates Sits in Tiburón’s Price Ladder

By twelve-month MLS closed price the ladder runs Ventanas at Tiburón (median $902,500 on four sales), Castillo at Tiburón ($1,265,000 on nine), Bolero at Tiburón (one sale, $1,275,000), Esperanza at Tiburón ($2,150,000 on four), Marquesa Royale at Tiburón ($2,450,000 on five), The Norman Estates at Tiburón (two sales, $2,700,000 and $2,825,000), Serafina at Tiburón (two sales, $2,550,000 and $3,500,000) and Marsala at Tiburón ($3,500,000 on five), with Escada at Tiburón above all of them on its 36-month record of $5,995,000 (Southwest Florida MLS Matrix, September 18, 2026; Collier County sales file, August 29, 2026). The Norman Estates sits where it does for four measurable reasons: the Tiburón clubhouse and the Ritz-Carlton Golf Resort 0.1 road mile from its entrance, a private pool and spa at all 27 homes, Zone X at every house on the current flood map, and an association that mows, fertilizes and irrigates every lot (OSRM routing; Collier County Property Appraiser roll; FEMA National Flood Hazard Layer; 2013 Amended and Restated Declaration). What holds it below Serafina and Marsala on recent sales is equally measurable: the oldest homes in Tiburón, most of them permitted before Florida’s first statewide building code of March 1, 2002, with 20 of 27 roofs showing no replacement permit since January 2020; zero-lot-line construction on lots of about a fifth of an acre; ten of the 27 homes backing onto a landscaped buffer along Tiburon Drive rather than the golf course; and a District line on the tax bill (Collier County building footprints and monthly permit reports, January 2020 to August 2026; Collier County parcel polygons, measured September 25, 2026).

What The Norman Estates Has That None of the Others Has

Three things belong to The Norman Estates alone in Tiburón. It is the closest neighborhood to the clubhouse: OSRM measures 0.1 road mile from Lot 1 at the entrance, and 0.3 from Lot 17 at the far end of the loop, to the Tiburón Golf Club at 2620 Tiburon Drive, against 0.4 to 0.5 for Marquesa Royale and 1.5 for Serafina (OSRM routing, September 25, 2026). The Club’s own course guide says the first hole of the Black Course “runs adjacent to Tiburón’s prestigious residential development, Norman Estates” (Tiburón Golf Club course guide, The Black Course, hole 1). It is the Tiburón neighborhood nearest the Vanderbilt Beach Road destinations: from Lot 1 it is 2.9 road miles to Mercato, 3.8 to Vanderbilt Beach and 5.3 to Waterside Shops, 1.2 to 1.3 miles shorter than from Serafina (OSRM routing). And it carries a history no other Tiburón street has: the homes were first sold with a Greg Norman “Norman Estates” lifestyle membership recorded against the land in 1998, a program of reciprocal play at Greg Norman Design courses and an annual Norman Estates golf event, which owners of 17 lots released in 2004 and whose 20-year term ended in November 2018 (Membership Covenant, OR 2486, Page 341; Termination as to 17 lots, OR 3661, Page 3544). It binds no buyer today, and it is not the Tiburón Golf Club membership.

The Norman Estates at Tiburón vs Serafina at Tiburón: Which Should You Choose?

The Norman Estates at Tiburón vs Serafina at Tiburón is the choice between Tiburón’s two small-lot detached neighborhoods near $2 million of county value. The Norman Estates gives larger homes, Zone X at every house, the clubhouse at its entrance and lower recent prices; Serafina gives newer homes, golf behind 42 of 44 lots and weekly pool service.

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)

Norman Estates vs Serafina Decision Table

Sources: Collier County Property Appraiser roll, tax year 2026 preliminary and 2025 certified, homes only; Collier County sales file, August 29, 2026; Southwest Florida MLS Matrix, pulled September 18, 2026; the Norman Estates declaration chain at the Collier County Clerk (OR 2486/293, OR 2509/949, OR 4914/3520, OR 5152/716, OR 5469/1358, OR 6441/2978, OR 6441/3000) and the Serafina chain (OR 2905/70, OR 5608/3084); Sunbiz filings for both associations and for Norman Estates at Tiburon Limited Partnership (B98000000663) and its general partner (F98000006280); WCI Communities, Inc. prospectus of March 12, 2002 and Forms 10-K for fiscal 2001 to 2003; WCI Communities’ archived 2002 Serafina plan pages; Serafina association rules (June 11, 2021) and 2023 sale application; Tiburon Estates gatehouse post orders (April 4, 2018); Collier County Tax Collector, 2025 bills; FEMA National Flood Hazard Layer, Preliminary NFHL and Letter of Map Amendment 16-04-2398A, read September 25, 2026; USGS 3DEP lidar; Collier County elevation certificate layer, building footprints, hurricane evacuation zone layer and monthly building permit reports; Collier County Public Schools zoning tool, checked September 25, 2026; OSRM routing, September 25, 2026. The bond-payment figures are the difference between each neighborhood’s two recurring non-ad valorem amounts on the 2025 roll, our arithmetic.

Where the Two Really Differ

On paper The Norman Estates and Serafina are near twins: about a fifth of an acre, about $2 million of county value, one street each, one construction class each, the same three schools. On the record six differences decide the purchase.

• The flood map. All 27 Norman Estates homes read Zone X, the minimal-hazard zone, on FEMA panel 12021C0382J (February 8, 2024), and not one home footprint touches the Special Flood Hazard Area; the only mapped high-risk ground is a rear strip of Zone AH on Lots 12 to 14, behind the houses (FEMA National Flood Hazard Layer, read September 25, 2026). At Serafina 43 of 44 homes stand in Zone AH on panel 12021C0194J. That means federal law does not require flood insurance on a regulated mortgage for any Norman Estates home (42 U.S.C. 4012a), and Collier County’s 50 percent substantial-improvement rule, which applies “within flood zone VE, AE, AH or A”, does not reach a Norman Estates house on the current map (2026 Flood Protection Newsletter). Serafina’s gap may close: FEMA’s preliminary map, in its appeal period since August 19, 2026, shows every Serafina home in Zone X too.
• What a dollar buys. Serafina’s recorded sales run higher on smaller homes. Its four qualified sales in 36 months had a median $300,000 above The Norman Estates’ four ($3,062,500 against $2,762,500), and its two twelve-month closings ran $926.30 per MLS living square foot against $764.49, about 21% more (Collier County sales file; Southwest Florida MLS Matrix, September 18, 2026; our arithmetic). The Norman Estates buyer gets about 380 more square feet of county base area at the median for less money; the Serafina buyer pays for five fewer years of age, golf behind almost every lot and the weekly pool clean.
• Age, code and roofs. The Norman Estates was built 2000 to 2003, and 24 of its 27 homes were already standing in the county’s 2002 aerial photographs, so most were permitted before the first statewide Florida Building Code of March 1, 2002 (Collier County building footprints). Seven Norman Estates homes pulled roof permits from January 2020 to August 2026, so the other 20 carry roofs 22 to 26 years old unless they were replaced before 2020, which the permit reports we reviewed do not cover (Collier County monthly permit reports). Insurers price roof age and code era; ask for the permit history and the wind-mitigation report of either home.
• The gate and the road. Serafina residents pass Tiburón’s staffed main gate and then Serafina’s own pass gate. Norman Estates residents turn off Tiburon Drive, the road that also carries club and resort traffic from Vanderbilt Beach Road, and pass the neighborhood’s own automated gate, which the recorded covenants make an association facility paid from assessments (2013 Amended and Restated Declaration, section 7.6). The trade is a second layer of District-run access at Serafina against a one-minute drive to the clubhouse and the resort, and a direct run to Vanderbilt Beach Road, here.
• What the association does. Both associations keep the lawn. The Norman Estates association also fertilizes and treats every lawn and owns and runs every lot’s irrigation, and “in particular lawn care of each and every Lot” is written into the covenants (2013 Amended and Restated Declaration, sections 7.3(B) and 7.4); the pool is the owner’s. Serafina’s association cleans every pool weekly and leaves the irrigation to the owner.
• The market right now. Serafina had no active listing on September 18, 2026, and its record sale closed over its ask in three days. The Norman Estates had one active listing, 2749 Medallist Ln at $3,995,000, about 21% above the neighborhood’s record qualified sale of $3,300,000 (Southwest Florida MLS Matrix; Collier County sales file; our arithmetic).

What the Records Do Not Settle, and How to Close the Gap

We read both neighborhoods’ recorded declarations and every amendment for this guide. Three things neither record settles. Neither association publishes its assessment, so the quarterly figure for either home, the Tiburón master association’s assessment and the master capital contribution come from the estoppel certificates, which Florida law requires each association to issue within 10 business days of a request (section 720.30851, Florida Statutes). The Norman Estates’ recorded documents set out no approval procedure for an ordinary sale, and section 720.30851 requires the estoppel to say whether transfer approval is required, so that certificate is where the association’s current practice appears. And no primary record names The Norman Estates’ floor plans; a specific home’s plan, storeys and living area come from its permit file and its listing history, not from a brochure. The flood reading here is measured home by home on the county’s 2025 building footprints; a lender’s flood determination on the specific address is what a lender uses.

Who Should Choose The Norman Estates, and Who Should Choose Serafina?

Choose The Norman Estates at Tiburón if you want the clubhouse and the Ritz-Carlton Golf Resort at the end of your street, a Zone X reading at every home, more house for the money, an association that mows, fertilizes and irrigates your lawn, and the shortest drive in Tiburón to Mercato, Vanderbilt Beach and Waterside Shops, and you plan to live in the home or lease it once a year rather than by the season. Accept the oldest homes in Tiburón, most permitted before the statewide building code, so budget for the roof and the openings if the permit history shows the originals; zero-lot-line construction with firm limits on lanais, second storeys and new windows; no neighborhood pool or clubhouse; and, on the west side of the loop, a landscaped buffer and Tiburon Drive behind the house rather than the golf course. Choose Serafina at Tiburón if newer construction, golf behind almost every lot, a second gate inside the staffed main gate and a weekly pool clean matter more to you than price per square foot and the flood map: accept the smallest lots in Tiburón, a current map that puts 43 of 44 homes in Zone AH until FEMA’s new map takes effect, board approval of your purchase and no signs or open houses at all. Either way, get both estoppel certificates, the specific home’s flood determination and its roof and opening-protection permits before you commit, because those are where the two differ most for an owner.

Honest Pros and Cons of Owning at The Norman Estates at Tiburón

The Norman Estates at Tiburón’s strengths are the clubhouse on its doorstep, Zone X at every home, a private pool and spa at all 27, association lawn and irrigation care and the lowest bond payment of Tiburón’s District neighborhoods. Its trade-offs are the oldest homes in Tiburón, annual-only leasing, tight architectural limits, no shared amenities and a thin market.

The Pros

• The clubhouse and the resort at the end of the street. The Tiburón Golf Club and the Ritz-Carlton Golf Resort are 0.1 road mile from Lot 1 and 0.3 from Lot 17, the shortest trip of any Tiburón neighborhood (OSRM routing, September 25, 2026).
• Zone X at every home. All 27 homes read Zone X on FEMA panel 12021C0382J (February 8, 2024), no home footprint touches the high-risk area, and FEMA’s preliminary panel 12021C0382K keeps all 27 in Zone X (FEMA National Flood Hazard Layer, read September 25, 2026). Flood insurance is not federally required on a regulated mortgage, and an NFIP policy still carries Collier County’s Community Rating System Class 5 discount of 25%, which FEMA applies to policies outside the high-risk area too.
• A private pool and spa at every home. All 27 homes carry a pool and a spa on the county roll; 25 have a screen enclosure and two an aluminum pool fence (Collier County Property Appraiser roll, 2026 preliminary).
• The lawn and the irrigation are looked after. The recorded covenants make lawn care, fertilization and insect and disease treatment on every lot, and the maintenance and control of every lot’s irrigation, an association expense (2013 Amended and Restated Declaration, sections 7.3(B) and 7.4). The declaration also lets the members add a pool, painting or pressure-washing program by vote (section 7.5).
• Golf along the Black Course’s opening hole. Lots 1 to 14 share a rear boundary with golf-course land, and the Club’s own course guide says Black hole 1 “runs adjacent to” Norman Estates; Lots 11 to 17 have golf-owned water behind them (Collier County parcel polygons, measured September 25, 2026; Tiburón Golf Club course guide).
• More house for the money than Serafina. A median county base area of 3,243 square feet against 2,862.5, and recent closings at $764.49 per MLS living square foot against $926.30 (Collier County Property Appraiser roll; Southwest Florida MLS Matrix, September 18, 2026).
• The lowest District bond payment in Tiburón. The bond share on most homes was about $765.19 on the 2025 bill, down from $1,061.56 in 2021, the lowest of Tiburón’s nine bond-paying neighborhoods, and four homes (Lots 9, 12, 14 and 24) carry none; the District’s bonds end with the final payment in May 2031 (Collier County Property Appraiser roll, 2021 to 2025, our arithmetic; Pelican Marsh CDD minutes, July 15, 2026).
• Nearest the Vanderbilt Beach Road destinations. From Lot 1: Mercato 2.9 road miles, NCH North Hospital 3.7, Vanderbilt Beach 3.8, I-75 at Exit 111 4.2, Waterside Shops 5.3 and Southwest Florida International Airport 23.8 (OSRM routing, September 25, 2026; minutes are free-flow floors, and season adds materially).
• No recorded sale approval and no neighborhood resale charge. The recorded documents set out no approval procedure for an ordinary sale and no neighborhood capital contribution; the master association’s contribution of a quarter of its annual assessment still applies at purchase (OR 6149, Page 45).
• Brakes on the budget. The board may not raise a member’s annual assessment more than 10% over the prior year without a majority of the entire membership (Bylaws 7.4), and special assessments are capped at 15% of the annual budget in a year without member consent (2015 amendment, OR 5152/716).
• Not a condominium. A Chapter 720 homeowners association of detached homes, so Florida’s milestone-inspection and structural-integrity-reserve-study laws do not apply, and each owner insures only his own home (2013 declaration, section 10.2).
• Club membership is optional. The owners’ 2013 restatement dropped the 1999 obligation on first buyers to take a Signature Membership; a seller’s Signature Membership can still pass to a buyer who applies at least 30 days before closing (OR 4914, Page 3520, Article 4).
• Natural gas on the street. The recorded Architectural Standards refer to each home’s existing natural gas service for standby generators and pool heaters, and about eight homes have added a standby generator since 2020 (OR 6441, Page 2978; Collier County monthly permit reports).
• A settled street. 16 of 27 homes are homesteaded, and five are still held by the families who bought them new from 2000 to 2003 (Collier County Property Appraiser roll and sales file).
• Zoned to the same three schools. All 27 addresses are zoned to Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High for 2026-27 (Collier County Public Schools zoning tool, checked September 25, 2026).

The Cons

• The oldest homes in Tiburón. Built 2000 to 2003, most permitted before the statewide Florida Building Code of March 1, 2002; windows, doors, air conditioning and interiors vary home by home, and opening-protection permits appear at only 9 of 27 homes since January 2020 (Collier County building footprints and monthly permit reports).
• Roof age and insurance. Seven homes pulled roof permits from 2020 to August 2026; the other 20 carry roofs 22 to 26 years old unless replaced earlier, and the 2025 Architectural Standards allow barrel clay tile only on any reroof. Citizens Property Insurance does not write a dwelling with a replacement cost of $700,000 or more (section 627.351, Florida Statutes), so most homes here are written in the private market, where roof age and opening protection drive the premium.
• Annual leasing only. One lease per calendar year, none longer than one year, board approval within 10 days of a complete application, no subleasing, no dogs for tenants, and an owner whose home is leased gives up use of the association’s recreation and parking facilities during the lease (2013 declaration, Article 11 and section 9.3). The Norman Estates is not a seasonal-rental address.
• Tight architectural limits. No lanai extension beyond its February 2025 footprint, no new windows or doors in the zero-lot-line wall facing the neighbor, no vertical additions, no fences or invisible dog fences, pool cages no wider than the house, white gutters on every home (OR 6441, Page 3000; OR 6441, Page 2978). A buyer who wants to enlarge will find the room to do it is mostly inside the existing walls.
• Zero-lot-line living. Each home is built to one side lot line, so one wall of the house faces the neighbor’s side yard without openings, and the covenants bar adding any.
• No shared amenities. The association owns its street and landscaped entrance and buffer tracts, with no pool, clubhouse, court or open water of its own; recreation is your own pool and the optional club (Collier County Property Appraiser roll; quitclaim deeds OR 3298/2138 and OR 3447/699).
• The west side backs onto the road buffer. Lots 18 to 27 back onto the association’s landscaped buffer along Tiburon Drive, and the lot lines at the south end of the loop (Lots 16 to 19) sit 28 to 48 metres from the Vanderbilt Beach Road centerline, behind the buffer (Collier County parcel polygons, measured September 25, 2026).
• Three layers above the lot. The neighborhood association (quarterly, in equal 1/27 shares), the Tiburon Estates master association and the Pelican Marsh Community Development District’s “Pelican Marsh” line, $2,490.80 on the 2025 bills for Lots 1 and 21 (Collier County Tax Collector). Neither association publishes its assessment; the estoppel certificates carry the figures.
• County values fell in 2026. The median just value fell 6.4% from the 2025 roll to $2,005,110, with 22 of 27 homes lower, though it remains 61.8% above the 2021 median (Collier County Property Appraiser roll).
• A thin market to price in. Two MLS closings in twelve months and 58 county-qualified sales in 26 years; a price is set from a longer window and from the neighboring detached neighborhoods, not from a deep set of recent sales.
• No yard sign. “For Sale” and realtor signs are not permitted, except open-house direction signs (Architectural Standards, section 3.0, recorded 2025).
• A casualty clock. After a storm or fire, an owner must start repairs within 90 days and finish within nine months, restoring substantially the original design and appearance, or the association may do the work and lien the lot (2013 declaration, sections 10.3 and 10.4).
• A new buyer’s tax bill resets. Save Our Homes holds long-time homestead owners down: the 2025 certified bills ran from $12,124.60 to $28,222.81, with the lowest on long-held homesteads (Collier County Property Appraiser roll, 2025 certified). Budget from the purchase price, not the seller’s bill.

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

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

Data updated: September 2026

You are selling one of 27 homes on Medallist Lane, only two of which closed in those twelve months (Southwest Florida MLS Matrix, pulled September 18, 2026). A Norman Estates sale is decided by buyers who compare it with Serafina, Marsala and the Tiburón coach homes, and whose lender, insurer and attorney will ask about the roof, the openings, the leasing rule and the District line 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 Norman Estates listing along with the file a Norman Estates 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 Norman Estates Homes Have Sold For, Window by Window

In the last 12 months The Norman Estates at Tiburón has seen 2 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 both closings against their recorded county deeds, and both are qualified market sales in the county file (Collier County Property Appraiser sales file, August 29, 2026, and the Clerk’s records):

• February 23, 2026: $2,700,000, 2757 Medallist Ln, Lot 20, built 2001, a one-storey home with 3,248 square feet of MLS living area and 3 bedrooms (OR 6557/3110; MLS 225079944). Its asking price was reduced by $275,000 before the sale.
• June 23, 2026: $2,825,000, 2741 Medallist Ln, Lot 23, built 2002, a two-storey home with 4,049 square feet of MLS living area and 4 bedrooms, sold by the family that bought it new 24 years earlier (OR 6602/3349; MLS 226002159). It was listed at $3,250,000 on March 18, 2026, went under contract on April 4 and closed at about 86.9% of that first asking price (listing history for MLS 226002159; our arithmetic).

Those two total $5,525,000 (our sum), at a median of $764.49 per MLS living square foot (Southwest Florida MLS Matrix). The pull did not record days on market for The Norman Estates’ closings, so we state no Norman Estates average. Two 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 and 36 months (county, September 2023 to August 2026): 4 qualified sales, median $2,762,500, range $2,625,000 to $3,300,000: $2,625,000 (2718 Medallist Ln, January 2025), $3,300,000 (2742 Medallist Ln, May 2025), $2,700,000 (2757, February 2026) and $2,825,000 (2741, June 2026). No qualified sale was recorded from September 2023 to December 2024, so the two windows hold the same four.
• 60 months (county, September 2021 to August 2026): 5 qualified sales, median $2,825,000, adding $2,901,000 for 2742 Medallist Ln in May 2022.
• All recorded history (county, since May 2000): 58 qualified improved sales, median $1,451,100, of which 25 were builder-direct first sales (median $1,466,600) and 33 resales (median $1,315,000). This is the first window with ten or more sales, so it is the headline statistic, and across 26 years it measures the neighborhood’s whole arc rather than today’s price.
• Record: $3,300,000, 2742 Medallist Ln, the golf-enlarged 0.27-acre Lot 11, recorded May 16, 2025 (OR 6472/16). The same house sold new for $1,559,400 in 2002 and for $2,901,000 in 2022 (Collier County sales file). A February 2026 deed on another Medallist Lane home recorded a higher figure, but the Property Appraiser did not qualify it as a market sale and it never appeared on the MLS, so it is not a comparable.

Period medians show the arc: county-qualified improved sales ran a median of $1,466,600 in the 2000 to 2003 new-home era (25 sales), $1,384,250 from 2004 to 2008 (8), $1,037,500 in the 2009 to 2014 trough (10), with a low of $830,000 in November 2011, $1,312,500 from 2015 to 2020 (6) and $2,625,000 from 2021 to 2026 (9), about 79% above the new-home median (Collier County sales file, August 29, 2026; our period arithmetic). 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 One Active Listing

On September 18, 2026 one Norman Estates home was for sale: 2749 Medallist Ln, Lot 21, at $3,995,000, a renovated two-storey home with 4,152 square feet of MLS living area and five bedrooms, listed August 19, 2026 (Southwest Florida MLS Matrix, MLS 226020150). Its ask works out to about $962 per MLS living square foot, against the $764.49 median of the two twelve-month closings, and it sits about 21% above the neighborhood’s record qualified sale (our arithmetic). The county’s permit reports show the work behind it: a $250,000 alteration permit covering 5,500 square feet issued in July 2024 and a reroof permitted in June 2026 (Collier County monthly permit reports). One active against two closings a year is about six months of supply, against about 7.5 months for Tiburón as a whole (20 actives against 32 closings, our arithmetic). The nearest detached alternatives a buyer will tour are two Marsala homes at $2,795,000 and $3,675,000; Serafina had none. We price a Norman Estates home against the Norman Estates sales that fit it (one storey or two, golf, lake or buffer side of the loop, lot size and any golf-land addition in the deed, pool and cage, renovation, roof age and opening protection), then against those competing asks, and set it to win the first 30 days. A fully renovated home and an original 2001 interior on the same street are different products, and the recent sales show it.

Why the County’s Value Will Mislead an Automated Estimate

The Collier County Property Appraiser’s 2026 preliminary roll cut The Norman Estates’ median just value by 6.4%, to $2,005,110, in the same year two Norman Estates homes sold for $2,700,000 and $2,825,000. The two sales make the gap concrete: 2757 Medallist Ln carries a 2026 just value of $1,966,237 and sold for $2,700,000, about 1.37 times the roll; 2741 Medallist Ln carries $2,134,629 and sold for $2,825,000, about 1.32 times; the record sale at 2742 sold for about 1.38 times its 2026 value (Collier County Property Appraiser roll and sales file; our arithmetic). The square footage misleads too. The county’s base-area field matches living area on a one-storey Norman Estates home (3,243 against a listed 3,248 square feet at 2757) but records only the ground floor of a two-storey one, where listed living area runs 800 to 1,200 square feet higher. Online automated estimates that lean on county values or county square footage will understate a Norman Estates home, and understate a two-storey one most. We price on recorded sales and measured living area, and we state which measure every number uses.

The Documents a Norman Estates Buyer Will Ask For

Selling at The Norman Estates 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). The declaration adds the Community Development District notice: the neighborhood lies within the Pelican Marsh Community Development District, whose assessments are liens collected on the tax bill (2013 declaration, section 3.4).
• Two estoppel certificates. One from the Norman Estates association and one from the Tiburon Estates master association, each due within 10 business days of request (section 720.30851, Florida Statutes). The Norman Estates certificate shows the quarterly assessment and whether any approval of the transfer is required; the master certificate shows its capital contribution of a quarter of the master annual assessment (OR 6149, Page 45). Both associations use their lien rights: the Clerk’s index shows assessment liens, a 2011 foreclosure judgment and a 2012 certificate of title to the Norman Estates association on one lot, so a clean estoppel is worth ordering the day the contract is signed.
• The buyer’s form of ownership. The recorded documents set out no approval procedure for an ordinary sale, but a trust, an entity or unmarried co-owners must designate one approved “primary occupant”, changeable once a year, and fractional or vacation-club ownership is barred (2013 declaration, Article 12). If your buyer is taking title in a trust or company, we put the primary-occupant designation in front of the association early.
• Your flood file. Every Norman Estates home reads Zone X on the February 8, 2024 map, so the file is short and favorable: the zone and panel (12021C0382J), FEMA’s preliminary panel 12021C0382K showing the same, and, for 2757 Medallist Ln, FEMA’s Letter of Map Amendment 16-04-2398A of January 15, 2016, now overtaken by the 2024 map but worth handing over as history. One home, Lot 14, has a county-held elevation certificate from 2017 showing its floor 2.3 feet above the base flood elevation of the time. If you hold a certificate for your home, put it in the file; if a buyer’s lender asks for one, a surveyor’s certificate answers it quickly on ground that sits 1.6 to 2.8 feet above the nearest base flood elevation (USGS lidar).
• Roof, openings and permits. Original Norman Estates roofs date from 2000 to 2003, and Collier’s permit reports show roof permits at 7 homes, standby generators at about 8 and opening protection at 9 from January 2020 to August 2026. Have your roof permit number, wind-mitigation form and opening-protection permits ready, because a buyer’s insurer will ask first, and on a home built before March 2002 the wind-mitigation inspection does more work than it does on a newer Tiburón home.
• 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 at closing without refund (2013 declaration, section 4.4). The club’s current Membership Plan controls, so we confirm terms with the club in writing before we set the closing date.
• The tax bill. Your 2025 bill shows the “Pelican Marsh” District line ($2,490.80 on most homes, less on the four lots with no bond share) and the $261.91 county garbage charge; we put it in the file with the District’s schedule showing the bond portion ending with the final payment in May 2031, so the buyer sees a declining obligation rather than a surprise.

Signs, Showings and the Medallist Lane Gate

Three Norman Estates rules shape how a listing is run. First, “For Sale” and realtor signs are not permitted anywhere in the neighborhood, with one exception: open-house direction signs (Architectural Standards, section 3.0, OR 6441, Page 2978). Second, unlike Serafina and Marsala, no recorded Norman Estates document bans open houses; we confirm the board’s current practice before scheduling one. Third, “No solicitation will be allowed at any time within the community” (2013 declaration, section 9.4), and every showing passes the neighborhood’s own automated gate off Tiburon Drive, so we arrange gate access appointment by appointment. The entrance is about a tenth of a road mile from the Tiburón clubhouse and the Ritz-Carlton Golf Resort, which makes a Norman Estates showing easy to pair with a look at the club. A Norman Estates listing is sold through photography, video, the MLS, our qualified-buyer database and scheduled private showings.

Before You List: What the Architectural Standards Allow

The recorded Architectural Standards, revised in January 2025, decide what pre-listing work is possible. Every exterior change, including windows, doors, paint, landscaping and the mailbox, needs written approval from the Architectural Review Board, which has 30 days to decide (2013 declaration, section 8.1, as amended 2025). A reroof must be barrel clay tile; replacement windows, doors and garage doors must match the original builder’s type and style; gutters must be white; pool cages bronze, attached and no wider than the house; and no lanai may be extended beyond its location in February 2025 (OR 6441, Page 3000). No recorded rule bars work in season, but the board may set construction days and hours, so we check before a contractor is booked. A seller planning a winter listing should have roof, window and paint approvals in hand by late summer.

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

Start with a free The Norman Estates at Tiburón home valuation. It takes about a minute, and Jesse follows up with the Norman Estates sales that actually fit your home: one storey or two, golf, lake or buffer side of the loop, lot size and year built, adjusted for renovation, roof age, opening protection and pool. An automated estimate cannot see that Norman Estates’ recorded sales in the last 36 months ran from $2,625,000 to $3,300,000 while the county values the 27 homes from $1.76 million to $2.46 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 Norman Estates home?

For a well-prepared home priced to the recorded sales, yes. Only one Norman Estates home was listed on September 18, 2026, and it was priced well above every recorded sale, so a home priced to the recent $2,625,000 to $3,300,000 range stands alone in front of buyers. Tiburón’s twelve-month closings split evenly, 16 from January to May and 16 from June to December, with sold-to-list nearly identical in and out of season (93.70% against 93.88%); season shortened the median time on market by about three weeks (Southwest Florida MLS Matrix, September 18, 2026). A fall listing reaches the winter buyer pool.

Does the Norman Estates association have to approve my buyer?

Not under any recorded procedure. The 2013 restated declaration requires board approval of every lease and of a designated primary occupant when a trust, an entity or unmarried co-owners buy, but sets out no approval process for an ordinary sale (Article 12). The estoppel certificate must state whether the association requires approval of the transfer, so we order it early and build its answer into the contract.

Will the flood map help my sale?

Yes, and it is worth saying plainly in the listing. Every Norman Estates home reads Zone X on the current FEMA map and on FEMA’s proposed new map, so no federally regulated lender has to require flood insurance, and Collier County’s 50 percent rule does not constrain a buyer’s remodel. At Serafina, the nearest comparable, 43 of 44 homes read Zone AH today. We put the zone, the panel and any certificate or FEMA letter in the buyer’s hands in week one.

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

No yard sign: “For Sale” and realtor signs are barred except open-house direction signs. Open houses are not banned in any recorded Norman Estates document, which sets the neighborhood apart from Serafina and Marsala; we confirm the board’s current practice and the gate arrangements before we schedule one.

Does my Tiburón Golf Club membership go with the house?

Only if you arrange it. Under section 4.4 of the 2013 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. No buyer is obligated to join, so some will not want one; the ones who do need that window in the contract.

Can I renovate or enlarge before I list?

Renovate, yes, with Architectural Review Board approval; enlarge, mostly no. The 2025 amendments bar lanai extensions, vertical additions and new openings in the zero-lot-line wall, and a reroof must be barrel clay tile. Because every home is in Zone X, Collier’s 50 percent substantial-improvement rule does not limit an interior remodel, and three Norman Estates owners have taken out or applied for remodel permits of $250,000 to $500,000 since 2022.

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

Because the 2026 preliminary roll moved down while prices held up. The county cut The Norman Estates’ median just value 6.4% to $2,005,110, and the two homes that closed in the last twelve months sold for about 1.37 and 1.32 times their own county values (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

The Norman Estates 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 over twenty years and read the neighborhood’s 1998 declaration, every amendment and restatement since, the Greg Norman membership covenant and every recorded Medallist Lane sale before writing this guide.

McGreevy and Comisar are the Domain Realty team behind this The Norman Estates 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 The Norman Estates sits in. 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 Norman Estates page the credential that matters more is narrower than any award: we read WCI’s 1998 declaration and its three amendments, the 1998 Membership Covenant with Norman Estates International and its 2004 release of 17 lots, the plat reference and WCI’s deed of the land to the partnership, the owners’ 2013 restated declaration, articles and bylaws and the 2015, 2018 and two 2025 amendments, the recorded Architectural Standards, the 2003 deeds of the road and tracts to the association and the 1999 privacy-wall easements, the Tiburón master declaration that names Norman Estates as Parcel 1000, WCI’s SEC prospectuses and annual reports from 2001 to 2004, the Sunbiz filings of the partnership, its general partner and the association, the Pelican Marsh CDD’s budgets and the 2025 tax bills, the county’s lot-by-lot roll, FEMA’s current and preliminary maps overlaid on every Norman Estates building footprint with the Lot 20 FEMA letter, 80 months of county permit reports and every recorded Norman Estates deed since May 2000 before this guide was written.

What Our Clients Say

McGreevy and Comisar is a top-reviewed The Norman Estates 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 had a great experience working with Marc Comisar and Jesse McGreevy. They were professional, knowledgeable, and made the entire process feel smooth from beginning to end.” Sloane Gelfman, verified Google review

★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Ryan Mitchell, verified Google review

★★★★★ “Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please.” Tim Goff, verified Google review

★★★★★ “Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.” Ian Matheson, verified Google review

★★★★★ “Marc knows the market, works for his buyer and is attentive to his goals.” Margaret Whalen, 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 The Norman Estates at Tiburón home? Get a free The Norman Estates at Tiburón home valuation, or call Jesse direct at (239) 898-6072.

Buying at The Norman Estates 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 The Norman Estates, see our guide to Tiburón and our Naples guide. For the other detached neighborhoods and the condominium closest to The Norman Estates in age, read our guides to Serafina at Tiburón, Marsala at Tiburón, Escada at Tiburón and Castillo at Tiburón.

Frequently Asked Questions, Buyer Edition

These The Norman Estates at Tiburón buyer questions are answered from the recorded 1998 declaration, its WCI amendments, the owners’ 2013 restatement and the 2025 amendments, WCI’s SEC filings, 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 The Norman Estates at Tiburón?

The Norman Estates at Tiburón is a private enclave of 27 detached zero-lot-line villas on 27 lots, all on one private loop, Medallist Lane, inside Tiburón, the golf community in North Naples, ZIP 34109. WCI’s partnership recorded its declaration on December 1, 1998 (OR 2486, Page 293) and its plat on January 20, 1999 (Plat Book 31, Pages 43 to 44), the earliest plat in Tiburón, and a Chapter 720 homeowners association governs it today.

Why do some listings say “Norman Estates at Pelican Marsh”?

Because that is the recorded plat name. The plat is “Tiburon, The Norman Estates at Pelican Marsh Unit 23”, a replat of Tract “C-E” of Pelican Marsh Unit Twenty (Clerk reference sheet OR 2503, Page 3211), and the county’s subdivision table lists it as Unit 23 of the numbered Pelican Marsh plat series (Collier County Property Appraiser roll, tax year 2026 preliminary). Listings filed under “Norman Estates at Pelican Marsh” and “Norman Estates at Tiburón” describe the same 27 homes on Medallist Lane.

Is Tiburón part of Pelican Marsh?

In land-use and district terms, yes; in daily life, it is its own community. Tiburón was developed inside the Pelican Marsh planned unit development (PUD-93-01(5), DRI-93-1) and still pays the Pelican Marsh Community Development District on each tax bill, and The Norman Estates is the only Tiburón plat that still carries the Pelican Marsh name (Collier County zoning layers; OR 2503, Page 3211). The club article in The Norman Estates’ recorded covenants names only the Tiburón Golf Club (First Amendment, OR 2509, Page 949).

Is The Norman Estates named after Greg Norman?

Yes, through a brand, not an owner. A recorded Membership Covenant of December 1, 1998 (OR 2486, Page 341) defines “Norman Estates” as “neighborhoods within communities associated with Greg Norman Design golf courses which are designated by NEI as Norman Estates”, and Tiburón’s courses are Greg Norman designs. No Sunbiz, SEC or Clerk record we read names Greg Norman as an owner or builder of the neighborhood, so we describe the name as a Greg Norman lifestyle brand and nothing more.

What was the Norman Estates International membership, and does it still apply?

It was a recorded lifestyle program, and it no longer binds anyone. The 1998 covenant obliged each first buyer to join Norman Estates International’s “Lifestyle Benefit Package” of reciprocal play at no fewer than ten Greg Norman Design clubs, an annual Norman Estates golf event and preferential merchandise pricing, with $1,500 of annual dues indexed to inflation, for a 20-year term (OR 2486, Page 341). Owners of 17 lots released it in 2004 (OR 3661, Page 3544) and its term ended in November 2018; it was never the Tiburón Golf Club membership.

Who developed and built The Norman Estates?

Norman Estates at Tiburon Limited Partnership (Sunbiz B98000000663), a joint venture in which WCI held a combined 50% through Bay Colony-Gateway, a WCI company, and whose 1998 general-partner officers and first association board included Medallist Golf Developments of Jupiter (Sunbiz F98000006280 and N98000007189 filings; WCI prospectus, June 2001). WCI Communities, Inc. built the homes: it is the contractor of record on the recorded construction notices, for example lot 10’s, completed November 13, 2001 (OR 2931, Page 1022).

What did WCI originally sell the homes for?

WCI’s March 2002 IPO prospectus describes “27 villas priced from $1.2 million to $1.4 million” (Form 424B4), and the first recorded deeds ran $1,220,400 to $1,755,300, with a median of $1,466,300 (Collier County Property Appraiser sales file). The first home sold was 2702 Medallist Lane, recorded May 19, 2000, at $1,312,100; most homes closed above the top of WCI’s band, consistent with base prices before lot premiums and options.

How fast did the original homes sell?

Almost before they were built. WCI reported 3 homes closed and 22 in backlog on March 31, 2001, so 25 of 27 were sold when the county roll showed only four finished houses, and its fiscal 2003 annual report states that “The last home closed in March 2003” (WCI 424B3 prospectus, June 2001; Form 10-K, March 2004). The county deeds match: 3 first sales by March 31, 2001, and the last three first deeds in 2003.

Are The Norman Estates homes villas, single-family homes or condominiums?

They are detached single-family homes that WCI called villas. Every one of the 27 homes stands on its own platted, fee-simple lot, the county roll classes each as a single-family residence, and the association is a Chapter 720 homeowners association, not a condominium (Collier County Property Appraiser roll; 2013 Amended and Restated Declaration, OR 4914, Page 3520). WCI’s filings from 2001 to 2004 use the word “villas” for all 27.

What does zero-lot-line mean at The Norman Estates?

Each home is built to one side lot line, which gives it a larger usable side yard on the other side. The owners’ 2025 amendment adds Section 9.24: “No Owner shall change, modify, install or have installed any windows, doors or other openings on the zero lot line of the Owner’s Home that face the adjacent Home” (OR 6441, Page 3000). The recorded rule does not list which side each lot is built to, so check the survey of the specific home.

Where is The Norman Estates, and how are the Medallist Lane addresses numbered?

The Norman Estates sits at the south-west corner of Tiburón, entered from the fountain roundabout on Tiburon Drive beside the Ritz-Carlton Golf Resort and bounded on the south by Vanderbilt Beach Road. Lots 1 to 17 carry even numbers from 2702 to 2766 on the east side of the loop, and lots 18 to 27 odd numbers from 2765 down to 2721 on the west side (Collier County Property Appraiser roll and address points, 2026). No other property carries a Medallist Lane address.

Is it spelled Medallist Lane or Medalist Lane?

Medallist, with a double l, is the spelling on the county roll, the address points and the recorded 2025 documents (Collier County Property Appraiser roll, tax year 2026 preliminary). The single-l spelling appears in the 2003 quitclaim of the road to the association, which reads “(Medalist Lane)” (OR 3298, Page 2138), and in online searches; the address is the same.

Is The Norman Estates gated, and is it behind Tiburón’s main gatehouse?

The Norman Estates has its own automated gated entrance off Tiburon Drive, beside the Tiburón clubhouse and the Ritz-Carlton Golf Resort; its recorded covenants make the gate an association facility paid from assessments (2013 Amended and Restated Declaration, Section 7.6). It is not behind Tiburón’s staffed gatehouse: the master association’s April 4, 2018 gatehouse post orders list Norman Estates with Marquesa Royale, Bolero and Marsala, apart from the “Communities behind the gate”. Serafina, by contrast, has its own gate inside the staffed main gate.

How do visitors and deliveries reach a Norman Estates home?

By Tiburon Drive from Vanderbilt Beach Road to the Medallist Lane gate; the measured route never passes the Tiburon Boulevard gatehouse (OSRM routing, September 25, 2026). No public document we read sets out the neighborhood’s current resident and visitor access procedure, so request the association’s written access procedures before closing. Tiburon Drive at the entrance is Pelican Marsh Community Development District land (Collier County Property Appraiser roll).

How many homes are there, and why does the county count 31 parcels?

Twenty-seven homes plus four association tracts make 31 county parcels: Tract R, the road (1.60 acres), Tract A at the entrance corner (0.16 acre) and Tract B in two parcels along Tiburon Drive and Vanderbilt Beach Road (Collier County Property Appraiser roll, tax year 2026 preliminary). WCI’s filings state 27 in every year from 2001 to 2004, and the recorded declaration gives one vote per lot, 27 in all.

What does the association own?

Its private street and its landscaped buffers. The partnership quitclaimed Tract A and Tract R, “(Medalist Lane)”, to the association on May 23, 2003 (OR 3298, Page 2138) and Tract B on November 20, 2003 (OR 3447, Page 699), and the association maintains a perimeter privacy wall and landscaping under 1999 easements (OR 2560, Pages 775 and 780). There is no association-owned open water: the lakes behind lots 12 to 17 belong to the golf owner (Collier County parcel layer and imagery, September 2026).

Are there any vacant lots or new homes in The Norman Estates?

No. All 27 lots carry a main residence on the 2026 preliminary county roll, no priced vacant-lot sale was ever recorded, and the county’s permit reports show no new-home permit and no teardown from January 2020 to August 2026 (Collier County Property Appraiser roll; Collier County monthly permit reports). A buyer who wants a new house here buys an existing one to renovate.

When were the homes built, and under which building code?

Between 2000 and 2003: 4 homes in 2000, 11 in 2001, 10 in 2002 and 2 in 2003, a median year of 2001, which makes The Norman Estates the oldest detached neighborhood in Tiburón (Collier County Property Appraiser roll, tax year 2026 preliminary). The county’s aerial footprints show 24 homes standing by the 2002 flight, so most were permitted before Florida’s first statewide building code took effect on March 1, 2002.

What are the floor plans at The Norman Estates?

Plan names are not established. WCI never marketed The Norman Estates on its own website: every archived WCI Tiburón plan list from May 2001 to June 2002 shows Castillo, Escada, Serafina and Ventanas plans and no Norman Estates entry, because the homes had sold through the partnership first (Wayback Machine captures of wcicommunities.com). The county measurements show two house types, described in the next answers; confirm a home’s plan from its permit file or listing.

How big are the homes, and how many bedrooms do they have?

The declaration sets a 1,600-square-foot minimum, and the homes are far larger. Recent MLS listings run from 3,248 square feet of living space with 3 bedrooms (2757 Medallist Lane) to 4,049 with 4 bedrooms (2741) and 4,152 with 5 bedrooms (2749), per the Southwest Florida MLS Matrix, pulled September 18, 2026. The county roll holds no bedroom count, and its BaseArea field, median 3,243 square feet, measures only the ground floor of a two-storey home.

Are the homes one-storey or two-storey?

Both. The county measurements split into 11 one-storey homes, with a county base area of about 3,217 to 3,271 square feet, and 16 two-storey homes, with larger adjusted areas of 4,106 to 4,718 square feet (Collier County Property Appraiser roll, tax year 2026 preliminary); the recent one-storey listing had 3,248 square feet of living space and the two-storey listings 3,956 to 4,152. The recorded Architectural Standards now bar vertical additions, so a one-storey home stays one storey.

How big are the lots?

Median 0.20 acre, from 0.17 to 0.35 (Collier County Property Appraiser roll, tax year 2026 preliminary). Lots 11, 12 and 13 at 2742, 2746 and 2750 Medallist Lane are the large ones at 0.27, 0.35 and 0.31 acre; lots 11 and 12 were enlarged with unplatted golf-course land conveyed in their first deeds (OR 2971, Pages 1197 and 1200), and several east-side lots carry similar slivers recorded in their original deeds.

Do Norman Estates homes have pools?

Every one. The county roll records a private pool and a spa on all 27 homes, and 25 have a screen enclosure; lots 14 and 16 use aluminum pool fencing instead (Collier County Property Appraiser roll, tax year 2026 preliminary). Fourteen enclosures carry a county date from 2016 to 2024, so many cages have already been rebuilt.

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

A single Mediterranean street look held by recorded rules. The 2025 Architectural Standards allow barrel clay tile roofs only, require white gutters on every home, bar fences and vertical additions, and require replacement windows, doors and garage doors to match “the original builder” type and style; driveways stay pavers in the original color and pattern (OR 6441, Page 2978). The declaration adds a 35-foot height limit, a two-car attached garage and bronze screen enclosures (2013 declaration, Sections 9.6 to 9.21).

Which Norman Estates homes back onto the golf course?

Fourteen of 27. Measured on the county parcel polygons, lots 1 to 14 on the east side share a rear boundary with Tiburon Golf Ventures land, lots 15 to 17 back onto a golf lake across a thin strip, and lots 18 to 27 on the west side back onto the association’s landscaped buffer along Tiburon Drive (Collier County parcel layer, September 25, 2026). Frontage is not a guaranteed view: the golf land includes rough, water and native areas as well as fairway.

Which Tiburón course and hole does The Norman Estates face?

The Black Course, on the Club’s own word. The Tiburón Golf Club’s course tour says of Black hole 1: “This short par 4 hole runs adjacent to Tiburón’s prestigious residential development, Norman Estates” (tiburonnaples.com course data). The Black Course hosts the Chubb Classic; which other holes a specific home sees is not in any document, so confirm it with the Club in writing.

Who pays if a golf ball damages a Norman Estates home?

The owner carries the risk. The recorded declaration grants a golf-ball easement over the lots, homes and common areas next to the course, and owners assume the risk and indemnify the association and the golf course owners (2013 Amended and Restated Declaration, Section 6.7). Price screens, glass and insurance with that clause in mind on lots 1 to 14.

Do any Norman Estates homes have a lake view?

A few at the south end of the east side. Seven lots, 11 to 17, have open water within 40 meters behind them, all of it on golf-owned or partnership-owned land, and the share is highest behind lots 13 to 15 (Collier County parcel layer and OpenStreetMap water, September 25, 2026). The west-side homes look over the association’s buffer, and the nearest water there is across Tiburon Drive.

How close is The Norman Estates to the Tiburón clubhouse and the Ritz-Carlton?

Closer than any other Tiburón neighborhood: about 0.1 road mile from the entrance to both the Tiburón Golf Club clubhouse at 2620 Tiburon Drive and the Ritz-Carlton Golf Resort, and 0.3 mile from the far end of the loop, against 0.4 to 0.5 mile for Marquesa Royale and 1.5 miles for Serafina (OSRM routing, September 25, 2026). Medallist Lane opens onto the same roundabout as the resort’s entrance court.

Is The Norman Estates part of The Ritz-Carlton?

No. The Ritz-Carlton Golf Resort is a separate resort next door, and the recorded declaration states that the club facilities are privately owned by Tiburon Golf Ventures and are not common areas, and that no owner gets any right in them by owning a home here (2013 Amended and Restated Declaration, Article 4). Resort and club privileges come only through a Tiburón Golf Club membership.

What ZIP code and county is The Norman Estates in, and is it in the City of Naples?

ZIP 34109 in unincorporated Collier County, with a Naples mailing address and county millage area 47 (Collier County Property Appraiser roll, tax year 2026 preliminary). It is not inside the City of Naples; it lies in the Pelican Marsh planned unit development, Commissioner District 2 and the North Collier fire district, and FEMA lists it under Collier County (Unincorporated Areas), community 120067.

Is North Naples a good place to live for a Norman Estates buyer?

On the measurable points, the location is strong. From the entrance it is about 2.9 road miles to Mercato, 3.7 to NCH North Naples Hospital, 3.8 to Vanderbilt Beach, 4.2 to I-75 at Exit 111 and 5.3 to Waterside Shops, and all 27 addresses are zoned to Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High for 2026-27 (OSRM routing and Collier County Public Schools zoning tool, September 25, 2026). The rest is taste, which a visit answers.

What Norman Estates homes are for sale right now?

One on September 18, 2026: 2749 Medallist Lane, lot 21, listed August 19, 2026 at $3,995,000, with 5 bedrooms and 4,152 square feet of living space, described in the listing as renovated (Southwest Florida MLS Matrix, MLS 226020150). That is 1 home of 27; The Norman Estates turns over about two homes a year on the county’s qualified-sale record since 2015, so a buyer should be ready before a listing appears.

How much do Norman Estates homes cost?

No 12, 36 or 60-month window holds 10 qualified sales, so the county benchmark is all recorded history since May 2000: 58 qualified improved sales at a median of $1,451,100 (Collier County Property Appraiser sales file). The 4 qualified sales in the 36 months since September 2023 ran $2,625,000 to $3,300,000, median $2,762,500, and the 2 MLS closings in the twelve months to September 18, 2026 were $2,700,000 and $2,825,000 (Southwest Florida MLS Matrix), too few to call a market rate.

What have Norman Estates homes sold for recently?

The four qualified sales since September 2023 were 2718 Medallist Lane at $2,625,000 (January 2025), 2742 at $3,300,000 (May 2025), 2757 at $2,700,000 (February 2026) and 2741 at $2,825,000 (June 2026), per the Collier County Property Appraiser sales file. The 2757 home is a one-storey plan with 3 bedrooms and 3,248 square feet, and 2741 a two-storey home with 4 bedrooms and 4,049 square feet (Southwest Florida MLS Matrix); both MLS closings match their recorded county deeds.

What is the most a Norman Estates home has sold for?

$3,300,000, for 2742 Medallist Lane, lot 11, recorded May 16, 2025 (OR 6472, Page 16), the highest qualified sale in the neighborhood’s history (Collier County Property Appraiser sales file). The same golf-side home on an enlarged 0.27-acre lot sold for $1,559,400 new in 2002 and $2,901,000 in May 2022. A February 2026 deed the Property Appraiser did not qualify as a market sale was recorded at a higher figure, so it is not a record.

Why did 2749 Medallist Lane sell for $1.9 million in 2024 and list near $4 million in 2026?

A renovation sits between the two. The March 2024 deed at $1,900,000 was coded not qualified by the Property Appraiser, and the county then issued a $250,000 alteration permit covering 5,500 square feet in July 2024 and a reroof permit in June 2026 (Collier County sales file and monthly permit reports). The home is listed at $3,995,000 (Southwest Florida MLS Matrix, MLS 226020150); an asking price is not a sale, so judge it against the four qualified sales since 2023.

What is the price per square foot in The Norman Estates?

The two closings in the twelve months to September 18, 2026 sold at a median $764.49 per square foot of MLS living area, against $697.70 across all 32 Tiburón closings (Southwest Florida MLS Matrix). Two sales are a data point, not a rate, and county area fields measure these homes differently from the MLS, so we never set a county-based figure against an MLS one.

Are Norman Estates prices going up or down?

Recorded sales are up; county values eased. The period medians of qualified sales were $1,466,600 for the 2000 to 2003 new homes (25 sales), $1,037,500 for 2009 to 2014 (10), $1,312,500 for 2015 to 2020 (6) and $2,625,000 for 2021 to 2026 (9), per the Collier County Property Appraiser sales file. The county’s 2026 preliminary median just value, $2,005,110, is 6.4% below 2025, with 22 of 27 homes lower, but still 61.8% above 2021.

Is a Norman Estates villa a good investment?

The record has rewarded patient owners, not quick ones. Buyers of the new homes paid a median $1,466,600 from 2000 to 2003, the low point was an $830,000 qualified sale in November 2011, and 2021 to 2026 sales had a median of $2,625,000 (Collier County Property Appraiser sales file). Repeat sales show the arc: 2718 Medallist Lane sold for $1,531,200 in 2002, $1,080,000 in 2014 and $2,625,000 in 2025, so the holding period matters as much as the price.

Who lives in The Norman Estates: full-time or seasonal owners?

A mix leaning full-time. The 2026 preliminary roll shows 16 of 27 homes (59.3%) homesteaded, and 8 owners (29.6%) mail their tax bills outside Florida: two in Georgia, two in Ontario and one each in Illinois, Rhode Island, Massachusetts and New Jersey (Collier County Property Appraiser roll). Five homes are still held by the families who bought them new from 2000 to 2003.

How does The Norman Estates compare with Serafina at Tiburón?

They are Tiburón’s two small-lot WCI enclaves. The Norman Estates has 27 homes built 2000 to 2003 on 0.20-acre median lots, its own gate off Tiburon Drive, all 27 homes in flood Zone X and a 2025 District bond line of $765.19; Serafina has 44 homes built 2002 to 2008 on 0.18-acre lots, its own gate inside the staffed main gate, 43 of 44 homes in Zone AH and a bond line of $836.33 (Collier County Property Appraiser; FEMA). Over the 36 months since September 2023 each recorded 4 qualified sales, at medians of $2,762,500 here and $3,062,500 at Serafina.

Where does The Norman Estates sit on price among Tiburón’s single-family neighborhoods?

Near Serafina, below Marsala and far below Escada. The 2026 preliminary median just value is $2,005,110 here, $1,967,435 at Serafina, $2,166,654 at Marsala and $5,331,624 at Escada (Collier County Property Appraiser roll); on qualified sales from September 2023 to August 2026 the medians were $2,762,500 here (4 sales), $3,062,500 at Serafina (4), $3,187,500 at Marsala (10) and $5,995,000 at Escada (4). With four sales, list the sales rather than rank on medians.

Is The Norman Estates a good lock-and-leave home?

It comes close. The association provides lawn care, fertilization and pest treatment on every lot and runs every home’s irrigation system (2013 Amended and Restated Declaration, Sections 7.3(B) and 7.4), the lots are small, and the clubhouse is a tenth of a mile away. Owners still maintain the house, roof, pool and spa, no pool service is recorded, and an owner must start casualty repairs within 90 days and finish within nine months (Sections 7.2, 10.3).

Is The Norman Estates at Tiburón a 55+ community?

No. The recorded 2013 declaration, as amended in 2015 and 2025, restricts use to single-family residential and regulates leasing, pets, building and forms of ownership, not the age of owners or residents (OR 4914, Page 3520). Owners range from full-time homestead households to seasonal owners in five states and Canada (Collier County Property Appraiser roll).

What are the HOA fees at The Norman Estates at Tiburón?

The association’s budget is not published in any public record, so we do not state an assessment. What the record fixes is the structure: assessments are shared equally, 1/27 per lot, paid quarterly in advance, and the Board may not raise a member’s annual assessment more than 10% over the prior year without approval of a majority of the entire membership (2013 By-Laws, Section 7.4). The association’s adopted budget and the estoppel certificate state the current amount.

What does The Norman Estates HOA assessment cover?

The private street, the gate, the entrance and buffer landscaping, the privacy wall, reserves, and lawn care, fertilization, insect and disease treatment and irrigation on every lot (2013 Amended and Restated Declaration, Sections 5.2, 7.1, 7.3(B), 7.4 and 7.6; OR 2560, Pages 775 and 780). It does not cover the house, roof, pool, spa, replacement plantings or homeowners insurance, which each owner carries (Section 7.2).

How many separate charges does a Norman Estates owner pay?

Three recurring layers and the tax bill. The Norman Estates association bills quarterly; Tiburon Estates Homeowner’s Association, the master, bills its own assessment, because the master declaration names The Norman Estates as “Parcel 1000” (OR 2579, Page 364); and the Pelican Marsh Community Development District’s operating and bond charges ride on the county tax bill beside a $261.91 garbage charge (Collier County Tax Collector, 2025 bills). Tiburón Golf Club dues apply only to members.

Is there a mandatory club fee in The Norman Estates?

No. WCI’s 1999 amendment obliged each initial purchaser to take a Signature Membership at closing (OR 2509, Page 949), but the owners’ 2013 restatement dropped that obligation and keeps only the rules for transferring an existing membership (OR 4914, Page 3520, Article 4). Every sale today is a resale, and membership is the buyer’s choice; unattributed fee snippets online that show a “mandatory club fee” for Tiburón do not match The Norman Estates’ recorded covenants.

What is the Pelican Marsh CDD charge on a Norman Estates home?

Most homes carried a “Pelican Marsh” line of $2,490.80 on the 2025 tax bill (fiscal 2026), plus the $261.91 garbage charge, for $2,752.71 of non-ad valorem charges (Collier County Tax Collector, lots 1 and 21). By our arithmetic the District line is about $1,725.61 of operations and $765.19 of bond payment, the lowest bond-paying line of Tiburón’s nine bond-obligated neighborhoods; lots 9, 12, 14 and 24 carry no bond line at all.

Do CDD charges ever go away, and can they be paid off?

The bond part ends; the operating part does not. The Norman Estates bond line has fallen from $1,061.56 on the 2021 bill to $836.33 in 2022 and 2023, $799.97 in 2024 and $765.19 in 2025, and four lots carry none, consistent with a paid-off share (Collier County Property Appraiser roll); the District Manager told the board on July 15, 2026 that the bonds retire after the final payment in May 2031. The adopted fiscal 2027 operating charge is $1,879 per unit (Pelican Marsh CDD budget); the District’s assessment roll governs any payoff figure.

What are the property taxes on a Norman Estates home?

The 2025 certified bill showed a median total of $20,204.79 across the 27 homes, ranging from $12,124.60 to $28,222.81, and the 2026 preliminary roll shows a median ad valorem tax of $17,732.48 at 9.4020 mills before the District and garbage charges are added (Collier County Property Appraiser roll). The spread is the Save Our Homes cap: long-held homesteads pay far less than recent buyers of near-identical houses.

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

Usually. A homesteaded seller’s Save Our Homes benefit does not pass to the buyer, and the assessment resets toward just value after a sale: 2718 Medallist Lane, bought in January 2025, went from $13,091.19 on the 2025 bill to $17,289.04 of ad valorem tax on the 2026 preliminary roll (Collier County Property Appraiser). At 9.4020 mills, each $1 million of taxable value costs about $9,402 a year in ad valorem tax, our arithmetic, before the District line.

Is there a capital contribution or transfer charge when I buy?

One recorded one-time charge, from the master. The Norman Estates declaration has no resale capital contribution clause, but Tiburón’s master association recorded a capital contribution in 2022 equal to one quarter of its annual assessment, paid by each new member at purchase (OR 6149, Page 45). The Norman Estates’ lease rules allow an application fee for tenants; the estoppel certificates state every amount due at closing.

Does The Norman Estates association have to approve my purchase?

The recorded documents set out no approval procedure for an ordinary sale: Article 12 of the 2013 restatement has no purchaser approval clause, no application window and no transfer fee (OR 4914, Page 3520). Approval does apply to leases and to the “primary occupant” when a trust, an entity or unmarried co-owners buy; confirm the association’s current practice on the estoppel certificate, which must state whether approval of the transfer is required.

Can a trust, LLC or several co-owners buy a Norman Estates home?

Yes, with one condition. The declaration allows ownership by natural persons, trusts, entities and non-spouse co-owners, but the last three must designate one approved “primary occupant”, changeable at most once in 12 months, and it bars short-term transient use, fractional ownership and vacation clubs (2013 Amended and Restated Declaration, Section 12.1). Build the primary-occupant approval into the purchase timeline.

Who is The Norman Estates association, and how is it run?

Norman Estates at Tiburon Homeowners Association, Inc., Florida not-for-profit corporation N98000007189, filed December 21, 1998 (Sunbiz). Owners took the board from WCI between May and July 2003; since 2018 five directors serve staggered two-year terms, the annual meeting is in February, quorum is 30% of the membership, and declaration amendments need two-thirds of the 27 voting interests (By-Laws as amended, OR 5469, Page 1358; declaration Section 13.2).

Is a small, 27-home association a good or bad thing?

Both. Each owner holds 1 vote in 27 and a 1/27 share of every cost, so a single roof of common expense is shared by few; the recorded brakes are the 10% annual increase cap, a 15%-of-budget cap on special assessments in any year without member consent, and a majority-vote rule for material alterations over 15% of the budget (By-Laws Section 7.4; 2015 amendment, OR 5152, Page 716). The association also enforces its lien: in 2012 it took title to one lot for $100 after a lien foreclosure (OR 4791, Page 434).

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

No and no. The Norman Estates is a platted neighborhood of detached homes governed by a homeowners association 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 his own home, including flood cover, and the association keeps reserves for major repairs and casualty (2013 declaration, Sections 5.2 and 10.2).

Is it better to buy a home like The Norman Estates or a Tiburón condominium?

It depends on what you want to own. Here you own the lot and the whole house with a private pool and spa, with no condominium reserve study or milestone inspection; in exchange you insure the whole structure and pay a District line similar to a condominium’s. The two Norman Estates closings in the year to September 18, 2026 were $2,700,000 and $2,825,000, against a $1,265,000 median on 9 Castillo closings (Southwest Florida MLS Matrix).

Can you rent out a Norman Estates home?

Yes, once a year. The recorded declaration allows leases “on an annual basis” only, no longer than one year, with no renewal option, one lease per calendar year (a second only for hardship), Board approval within 10 days of complete information, a natural-person lessee and no subleasing (2013 Amended and Restated Declaration, Sections 11.1 to 11.3). An owner whose home is leased may not use the recreation or parking facilities during the lease (Section 11.6).

Are short-term or seasonal rentals allowed in The Norman Estates?

No. The annual-basis rule and the one-lease-a-year cap rule out nightly, weekly or rotating seasonal rentals, anyone staying 14 days or more in a calendar month counts as a tenant needing approval, and the declaration bars transient use, timeshare-style fractional ownership and vacation clubs (2013 Amended and Restated Declaration, Sections 1.33, 11.2, 11.7 and 12.1). Online nightly-rate advertisements for a Medallist Lane home do not change the recorded rule.

Can the association change the rental rules on me?

Only by amending the declaration, which takes two-thirds of the total voting interests (2013 declaration, Section 13.2). Florida’s 2021 change to Section 720.306(1)(h) also limits how a new rental restriction applies to an owner who does not vote for it; the current Norman Estates leasing rules date from the 2013 restatement, before that change. An attorney answers how a future amendment would apply to a specific home.

Does The Norman Estates allow pets?

Yes, for owners. The declaration allows “Pets of a normal domesticated household type (such as cats or dogs)”, leashed or carried outside the home, with no number or weight limit; it bars reptiles, monkeys, rodents, amphibians, poultry, ferrets and livestock, breeding, boarding and dog runs, and the Board may order removal of a nuisance pet (2013 Amended and Restated Declaration, Section 9.3). The 2025 Architectural Standards also ban invisible dog fences (OR 6441, Page 2978).

Can a tenant keep a dog in The Norman Estates?

No. The recorded declaration says: “Tenants shall not be permitted to keep dogs as pets in the Association” (2013 Amended and Restated Declaration, Section 9.3). A buyer who plans to lease the home should price that rule into the tenant pool; assistance-animal law sits outside these documents.

Can I renovate or add on to a Norman Estates home?

Yes, inside firm limits. Every exterior change, including windows, doors, color and landscaping, needs written architectural approval, decided within 30 days and finished within 180 (declaration Sections 8.1 and 8.3, as amended 2025). The 2025 amendments bar any lanai extension beyond its current location (Section 9.23) and any new opening in the zero-lot-line wall (Section 9.24), and the Architectural Standards bar vertical additions (OR 6441, Pages 2978 and 3000); interiors are open, and remodels of $250,000 and $500,000 have been permitted since 2020.

Do I need approval for a generator, shutters or a new roof?

Yes for anything exterior. Replacement roofs must be barrel clay tile, generators must run on the home’s natural gas service because propane generators and underground tanks are banned, and shutters follow color and seasonal rules (Architectural Standards, OR 6441, Page 2978). Owners have done this work under permit: 7 roofs, standby generators at about 8 homes and opening protection at 9 homes from January 2020 to August 2026 (Collier County monthly permit reports).

Does a major remodel trigger the 50 percent flood rule here?

Not on today’s map. Collier County applies its substantial-improvement rule “within flood zone VE, AE, AH or A” (2026 county flood protection newsletter), and every Norman Estates home is in Zone X on the 2024 map, so the $500,000 (2725 Medallist Lane, 2022) and $250,000 (2749, 2024) remodels were not held to the elevation trigger (Collier County permit reports). Work reaching into the rear Zone AH strip on lots 12 to 14 would still be regulated where it sits.

What does The Norman Estates association maintain, and what do I maintain?

The association maintains the street, gate, entrance and buffer landscaping and privacy wall, and provides lawn care, fertilization and insect and disease treatment on every lot, plus the irrigation system and its control box on every home (2013 declaration, Sections 7.1, 7.3(B), 7.4 and 7.6). Owners maintain the house, roof, windows, doors, systems, pool, spa, decks and the repair or replacement of sod, trees and shrubs, and must clean roofs and exteriors of mold regularly (Section 7.2).

What are the parking, vehicle and golf cart rules?

A two-car garage is required and its door kept closed; no more than three vehicles overnight in a driveway and none on the lawn or street; and boats, trailers, recreational vehicles, motorcycles, golf carts and commercial vehicles must be kept inside a garage except while providing service (2013 declaration, Sections 9.6 and 9.9). No one without a valid driver’s license may drive any motor vehicle, including a golf cart, on the common area unless a licensed driver supervises (Section 9.2).

How do trash, mail, internet and utilities work in The Norman Estates?

Garbage goes out Tuesday and Friday, with recycling, yard waste and bulk items Friday (Collier County solid waste service layer, September 25, 2026). Each home has a curbside mailbox of the neighborhood’s one black-gloss design; water, sewer and irrigation come from the Collier County Water-Sewer District and power from FPL; and the association is a named grantor of Tiburón’s bulk telecommunications easement to Hotwire (OR 5905, Page 3151).

Do Norman Estates homes have natural gas?

The recorded standards say so. The 2025 Architectural Standards permit generators “utilizing the Lot and/or Home’s existing natural gas service”, allow natural-gas pool heaters with a licensed installer, and ban propane generators and propane pool heaters, adding that “underground tanks are not allowed in the community” (OR 6441, Page 2978). The gas provider is not named in any document we read.

What amenities does The Norman Estates have?

The Norman Estates’ association owns no pool, clubhouse, court or fitness room: its land is the road and landscaped buffers (OR 3298, Page 2138; OR 3447, Page 699). Recreation is the private lot, where all 27 homes have a pool and a spa, the golf edge behind 14 of them, and the optional Tiburón Golf Club, whose clubhouse is about 0.1 road mile from the entrance (OSRM routing, September 25, 2026).

Do you have to join the Tiburón Golf Club to buy in The Norman Estates?

No. WCI’s 1999 amendment obliged each initial purchaser to “acquire a Signature Membership at closing” (OR 2509, Page 949), but the owners’ 2013 restatement contains no purchase obligation at all and keeps only the transfer rules (OR 4914, Page 3520, Article 4). Every home was first sold from 2000 to 2003, so every sale today is a resale and membership is the buyer’s choice under the Club’s Membership Plan.

How much does it cost to join the 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. Its resident categories are the Medallion, with year-round golf, and the Signature, with golf from May to October and a 10-day booking window (Club membership materials); the Club quotes current pricing to a prospective member directly.

Does a golf membership come with a Norman Estates home?

It can. Under the declaration a seller’s Signature Membership passes to the buyer with no 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; otherwise it is deemed resigned at closing with no refund (2013 Amended and Restated Declaration, Section 4.4). The declaration warns that Medallion memberships are limited, so confirm in writing with the Club what a specific home carries.

What flood zone is The Norman Estates in?

Zone X, at every home. On FEMA’s effective map, panel 12021C0382J (February 8, 2024), all 27 homes are in Zone X, the area of minimal flood hazard, and no home footprint touches the special flood hazard area; the only mapped high-risk land on any lot is a rear strip of Zone AH on lots 12, 13 and 14, behind the houses (FEMA National Flood Hazard Layer, September 2026). That is the opposite of Serafina, where 43 of 44 homes are Zone AH.

Which FEMA map panel covers The Norman Estates?

Panel 12021C0382J, effective February 8, 2024, covers the whole plat; the neighboring panel 0194J, which covers much of Tiburón to the north, does not reach Medallist Lane (FEMA National Flood Hazard Layer; Collier County panel layer, checked at five lots). Use 0382J when you read a flood determination or elevation certificate for a Norman Estates home.

What is the Letter of Map Amendment on lot 20?

A 2016 FEMA letter, case 16-04-2398A dated January 15, 2016, removed the structure at 2757 Medallist Lane from the high-risk area on the 2012 map, panel 0382H, citing a lowest adjacent grade of 12.4 feet NAVD88 and “PONDING/OVERLAND FLOW” as the flooding source (FEMA Map Service Center). The 2024 map has since placed the whole of lot 20 outside the high-risk area, so the letter is history worth keeping in the file rather than the key to any requirement today.

Is The Norman Estates’ flood map about to change?

Not for the homes. FEMA’s preliminary map for Collier County, panel 12021C0382K (March 20, 2025), keeps all 27 homes in Zone X with every footprint clear of the high-risk area, while small edges of Zone AH appear at the rear of a few west-side lots (FEMA Preliminary National Flood Hazard Layer). The county opened its appeal period on August 19, 2026, with a target effective date of summer 2027; until then the 2024 map governs lending and insurance.

How high is the ground at The Norman Estates above the flood level?

Above it everywhere. USGS lidar reads ground of 12.59 to 13.54 feet NAVD88 at the 27 address points, median 13.16, against nearby base flood elevations of 10.5 and 11.0 feet, or about 1.6 to 2.8 feet above (USGS 3DEP, September 2026). The one elevation certificate in the county’s public records, for lot 14 in 2017, shows a lowest floor of 13.3 feet NAVD88, 2.3 feet above the then 11.0-foot base flood elevation.

Do I need flood insurance on a Norman Estates home?

Federal law does not require it on today’s map, but you should weigh it. The mandatory purchase rule reaches buildings in a special flood hazard area (42 U.S.C. 4012a(b)(1)), and no Norman Estates home is in one on the 2024 map, though a lender may still require cover. Citizens requires flood cover on its wind policies outside the high-risk area in stages, reaching all such policies from January 1, 2027, and ponding, not surge, is the local flood peril.

Does Collier’s CRS rating reduce flood insurance in The Norman Estates?

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 every Norman Estates home qualifies (Collier County 2026 flood protection newsletter; FEMA). NFIP building cover caps at $250,000, so higher limits come from excess or private flood policies.

Did The Norman Estates flood or suffer damage in Hurricane Ian or Irma?

No Norman Estates-specific Irma or Ian damage record was found in the news, court and county permit sources reviewed for this page. All 27 homes stood through Charley, Wilma, Irma and Ian; the neighborhood is about 2.2 miles east of US 41, the line the National Weather Service used to bound Ian’s surge flooding, and in the five months after Ian the permits show one roof, one screen enclosure and small shutter, generator and electrical jobs, none stating a storm cause (Collier County footprint layers and permit reports).

Is The Norman Estates in a hurricane evacuation zone?

Yes: Evacuation Zone C, outside the Coastal High Hazard Area and landward of the Coastal Construction Line, per Collier County’s GIS layers checked September 25, 2026. The county’s Florida Building Code wind layer puts the design wind speed for a house (Risk Category II) at 162 mph.

Can a Norman Estates home get Citizens insurance?

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 homes of 3,200 to 4,150 square feet of living space will often reach that figure, so most will be written in the private market. A Norman Estates home that Citizens does insure must also carry flood cover under its rules for homes outside the high-risk area (Citizens flood requirements).

Can I insure a Norman Estates home with an original roof?

Roof age is the first question insurers ask here. Original roofs date from 2000 to 2003, and only 7 homes pulled roof permits from January 2020 to August 2026, declared at $61,802 to $149,000 (Collier County monthly permit reports), so by our arithmetic 20 homes show no roof permit in that window. Ask for the roof’s permit date, a roof inspection and a wind-mitigation report on Form OIR-B1-1802 before you bind coverage.

Is it worth buying a 25-year-old home in The Norman Estates?

It can be, if the file answers the age. Most homes were permitted before the statewide building code of March 1, 2002, so a wind-mitigation inspection, roof permits and opening protection matter more here than in newer Tiburón neighborhoods; owners are investing, with 94 permits touching all 27 homes from January 2020 to August 2026, including 26 air-conditioning permits (Collier County permit reports). The upside is a finished, sold-out street with no construction next door.

What should I check before buying a Norman Estates home built in 2000 to 2003?

The roof’s age and permit, opening protection, the air-conditioning systems, the pool, spa and cage, any open or unfinaled permits, and whether the lot carries a recorded covenant over golf-parcel land (lots 13 and 14 do). Then read both estoppel certificates, the seller’s Chapter 720 disclosure summary, the lease status and any elevation certificate; for lot 20, keep the 2016 Letter of Map Amendment in the file.

What schools is The Norman Estates zoned for?

Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High for the 2026-27 school year, for all 27 Medallist Lane addresses (Collier County Public Schools zoning tool, checked September 25, 2026). The 2025-26 assignments were the same; confirm the specific address with the District before you rely on it.

How far is The Norman Estates from I-75, the hospital, Mercato, the beach and the airport?

Measured from lot 1 at the entrance (OSRM, free-flow, September 25, 2026): about 0.1 road mile to the Tiburón clubhouse and the Ritz-Carlton Golf Resort, 2.9 to Mercato, 3.7 to NCH North Naples Hospital, 3.8 to Vanderbilt Beach, 4.2 to I-75 at Exit 111, 5.3 to Waterside Shops and 23.8 to RSW. Every trip leaves by Tiburon Drive onto Vanderbilt Beach Road, which puts The Norman Estates 1.2 to 1.3 miles closer than Serafina to Mercato, the beach and Waterside; allow longer in season.

What is being built near The Norman Estates?

Inside the neighborhood, nothing new: there is no vacant lot and no new-home permit from January 2020 to August 2026 (Collier County permit reports). Nearby, the county planning map shows Ritz-Carlton Golf Resort site plans for a ballroom expansion and a pool and pool bar about 155 meters away, both closed applications, and the Galleria Shoppes at Vanderbilt pads about 450 meters away, with no new residential project within about 1 kilometer (county planning layer, September 2026).

Where can I read The Norman Estates’ governing documents?

In the Collier County Clerk’s Official Records: the 1998 declaration (OR 2486, Page 293), the 1999 club amendment (OR 2509, Page 949), the 2013 amended and restated declaration, articles and by-laws (OR 4914, Page 3520), the 2025 Architectural Standards (OR 6441, Page 2978) and the 2025 lanai and zero-lot-line amendment (OR 6441, Page 3000). The 1998 Norman Estates International covenant (OR 2486, Page 341) is recorded there too.

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

The home’s roof age, opening protection and permits; both estoppel certificates, with the master’s quarter-year capital contribution; the seller’s Chapter 720 disclosure summary and CDD disclosure; the primary-occupant approval if a trust or entity is buying; the lease status if tenanted; any golf-parcel covenant on the lot; 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 across Southwest Florida.

Frequently Asked Questions, Seller Edition

These The Norman Estates at Tiburón seller questions are answered from the recorded declaration and its 2013 restatement, the 2025 Architectural Standards, 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 Norman Estates home worth?

Start with the recorded Norman Estates sales: 4 qualified sales in the 36 months since September 2023 at a median of $2,762,500 and a range of $2,625,000 to $3,300,000, and the two MLS closings in the year to September 18, 2026 at $2,700,000 and $2,825,000 (Collier County Property Appraiser sales file; Southwest Florida MLS Matrix). Then adjust for one storey or two, golf, lake or buffer frontage, lot size, roof age and remodelling; the value of a specific home is a judgment built from those sales.

How do I get a Norman Estates home valuation?

Request a free The Norman Estates at Tiburón home valuation, or call Jesse direct at (239) 898-6072. We price against the Norman Estates sales that fit your home, its house type, its lot on the golf edge, the lake or the Tiburon Drive buffer, its roof and its remodelling, not against a Naples average.

What have Norman Estates homes sold for in the last twelve months?

Two closings in the year to September 18, 2026: 2757 Medallist Lane at $2,700,000, a 3-bedroom, 3,248-square-foot one-storey home recorded February 23, 2026 (OR 6557, Page 3110), and 2741 Medallist Lane at $2,825,000, a 4-bedroom, 4,049-square-foot two-storey home recorded June 23, 2026 (OR 6602, Page 3349). Those are the two sales the Southwest Florida MLS Matrix reports, and both are qualified county sales.

What is the record sale in The Norman Estates?

$3,300,000, for 2742 Medallist Lane, lot 11, recorded May 16, 2025 (OR 6472, Page 16), on an enlarged 0.27-acre golf-side lot (Collier County Property Appraiser sales file). The prior record was $2,901,000 for the same house in May 2022, so one home set the two highest qualified prices in the neighborhood’s history.

Why isn’t the highest recorded deed the record sale?

Because the Property Appraiser did not qualify it as a market sale. A February 2026 deed on 2702 Medallist Lane was recorded at $3,513,000 (OR 6552, Page 2447), but the county coded it not qualified and it never appeared among the MLS closings (Collier County Property Appraiser sales file; Southwest Florida MLS Matrix). Buyers’ appraisers weigh qualified, marketed sales, so we price from those.

How do I price a Norman Estates home when only one or two sell a year?

Read the repeat sales, which hold the house constant. 2742 Medallist Lane sold for $1,559,400 in 2002, $2,901,000 in 2022 and $3,300,000 in 2025; 2757 for $1,332,700 in 2001, $1,800,000 in 2021 and $2,700,000 in 2026; 2718 for $1,531,200 in 2002, $1,080,000 in 2014 and $2,625,000 in 2025 (Collier County Property Appraiser sales file). With 58 qualified sales in 26 years, we also separate one-storey from two-storey homes and bound the price with Serafina and Marsala.

Which comparable sales are fair for a Norman Estates home?

Norman Estates’ own sales first. From September 2023 to August 2026 The Norman Estates recorded 4 qualified sales at a median of $2,762,500, against Serafina’s 4 at $3,062,500, Marsala’s 10 at $3,187,500 and Escada’s 4 at $5,995,000 (Collier County Property Appraiser). Serafina is the nearest match in lot size and single construction class but is five years newer and mapped Zone AH; Marsala’s lots are nearly twice the size.

Are online automated home-value estimates accurate for The Norman Estates?

They struggle here. Automated models lean on county data, and the county cut the median just value 6.4% for 2026 while qualified sales held between $2,625,000 and $3,300,000; the county’s BaseArea field also misses the upper floor of the 16 two-storey homes (Collier County Property Appraiser). A model cannot see a remodel, a new roof or golf frontage, and one aggregate we saw quoted a median home size of 1,120 square feet, which no Norman Estates home comes near.

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

Loosely. The 2026 preliminary median just value is $2,005,110, while the 36-month median qualified sale is $2,762,500, and 2742 Medallist Lane recorded $3,300,000 in May 2025 against a 2026 just value of $2,396,594 (Collier County Property Appraiser). Just value is a mass-appraisal figure for taxes, not a price.

Does golf frontage, a lake or a larger lot add value?

The record points that way but cannot prove it. The record sale, $3,300,000, is on lot 11, a 0.27-acre golf-side lot enlarged with golf land, and the county’s highest land values sit on the golf and lake lots 11 to 14 (Collier County Property Appraiser). The two most recent sales, though, were west-side buffer homes at $2,700,000 and $2,825,000, and four sales in three years are too few to price the lot, the house and the frontage apart.

Does the neighborhood’s gate and position next to the clubhouse help a sale?

It gives us a story no other Tiburón neighborhood can tell: its own gated entrance off Tiburon Drive and the clubhouse and Ritz-Carlton Golf Resort about 0.1 road mile away, closer than any other Tiburón neighborhood (OSRM routing, September 25, 2026; 2013 declaration, Section 7.6). No sale record isolates what the gate or the walk to the club is worth, so we sell it as part of the house rather than pricing it separately.

Should I renovate my Norman Estates home before selling?

Selectively. Owners are investing: the county’s permit reports show 94 permits touching all 27 homes from January 2020 to August 2026, including remodels declared at $250,000 and $500,000 and a $116,880 pool alteration (Collier County permit reports). Because every home is Zone X, a large remodel does not trigger the county’s 50 percent flood rule, but the 2025 rules bar lanai extensions and vertical additions; a documented roof, openings and systems usually repay better than a kitchen.

What devalues a Norman Estates home the most?

An original roof, unprotected openings and unpermitted work. Original roofs date from 2000 to 2003 and 20 of 27 homes show no roof permit since January 2020 by our count of the county reports, and most homes were permitted before the March 2002 statewide code, which insurers price in (Collier County permit reports). A roof inspection, a wind-mitigation report and closed-out permits answer all three before a buyer asks.

Does the “villa” label help or hurt my price?

It helps when it is explained. WCI’s own filings called all 27 homes “villas” (Form 10-K405, 2002), but legally each is a detached single-family home on its own fee-simple lot with a private pool and spa, not an attached villa or a condominium (Collier County Property Appraiser roll; 2013 declaration). We market the home as what it is, a detached zero-lot-line home, so buyers compare it with houses rather than with attached product.

How long does it take to sell a Norman Estates home?

Across Tiburón’s 32 closings in the twelve months to September 18, 2026 the median was 86 days on market (Southwest Florida MLS Matrix). Of the two Norman Estates closings, 2741 Medallist Lane went under contract about 17 days after listing at $3,250,000 and closed at $2,825,000, and 2757 sold after a $275,000 price reduction (listing history); pricing, not the calendar, set the pace.

Are home prices dropping in Naples, and in The Norman Estates?

Not on Norman Estates’ recorded sales: the median qualified sale rose from $1,312,500 for 2015 to 2020 to $2,625,000 for 2021 to 2026, and the $3,300,000 record was set in May 2025 (Collier County Property Appraiser). The softness is in the county’s numbers and in list-to-sale gaps: the median just value fell 6.4% for 2026, and 2741 Medallist Lane closed 13% below its list price, our arithmetic.

Why are so many people leaving Naples, and is that true in The Norman Estates?

The Norman Estates’ record shows owners staying. The 2026 preliminary roll shows 16 of 27 homes homesteaded, 19 of 27 owners mailing tax bills to Florida addresses, and five homes still held by the families who bought them new from 2000 to 2003 (Collier County Property Appraiser). Two resales a year against 27 homes is ordinary turnover, and on September 18, 2026 only one Norman Estates home was listed for sale (Southwest Florida MLS Matrix).

Should I sell my Norman Estates home now or wait?

That depends on your plans more than the market. The record sale was set in May 2025, the two 2026 sales both cleared $2,700,000, and only one home was competing for buyers in September 2026, but county values fell for 2026 and Tiburón as a whole carried about 7.5 months of supply (Southwest Florida MLS Matrix). 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, 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.

Is Tiburón a buyer’s or a seller’s market right now?

Closer to a buyer’s market on the numbers. Tiburón had 20 active listings against 32 closings in the prior twelve months, about 7.5 months of supply, and a median sold-to-list ratio of 93.84%, with one of 32 closings above list (Southwest Florida MLS Matrix, pulled September 18, 2026). The Norman Estates is tighter, with one listing against two closings, but two sales are too few to call a market of their own.

Who buys homes like those in The Norman Estates?

Judging by today’s owners, both full-time and seasonal buyers: 59.3% of homes are homesteaded, and the 8 owners who mail tax bills outside Florida are in Georgia, Ontario, Illinois, Rhode Island, Massachusetts and New Jersey (Collier County Property Appraiser roll). Two households that bought from 2018 to 2020 moved within Medallist Lane itself, so we also market to Tiburón owners who want a pool home with the lawn done and the club next door.

Who is the best realtor for The Norman Estates at Tiburón?

We believe it is the team that knows the Norman Estates record in the detail on this page: every recorded sale since May 2000, the WCI and Medallist partnership, the Greg Norman covenant, the gate off Tiburon Drive, the flood map lot by lot, the lease and dog rules 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 Norman Estates documents.

How will my Norman Estates 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. The recorded Architectural Standards state that “‘For Sale’ and/or realtor signs are not permitted”, except open-house direction signs, and the declaration bars solicitation at any time (OR 6441, Page 2978; 2013 declaration, Section 9.4), so marketing does the work a yard sign does elsewhere.

Can I hold an open house in The Norman Estates?

The recorded documents allow for one: the Architectural Standards make an exception to the sign ban for “OPEN HOUSE direction signs”, and no recorded rule we read bans open houses, unlike Serafina’s association rules (OR 6441, Page 2978). Visitors still pass the neighborhood gate, so we schedule access in advance and confirm the association’s current gate procedure before the date.

How do showings work behind The Norman Estates gate?

By appointment. Buyers arrive by Tiburon Drive from Vanderbilt Beach Road, without passing Tiburón’s staffed gatehouse, and are admitted at the neighborhood’s own gate, so we arrange each showing’s access through the owner. The association may set construction and service days and hours (2013 declaration, Section 9.18), so we plan inspections and photography around them.

Should I sell my Norman Estates home off market?

Sometimes, for privacy or timing. With about two qualified sales a year and a buyer pool paying $2.6 million to $3.3 million, an off-market sale can cost you the competition a full launch brings, and the one unqualified 2026 deed that never reached the MLS shows how an off-market price can sit outside the record buyers’ appraisers rely on. We usually recommend a quiet pre-market period followed by a full launch to the widest pool of qualified buyers.

Can I sell my The Norman Estates at Tiburón home without a realtor?

Yes; Florida law does not require a broker. The no-sign rule, gate access for every showing, primary-occupant approval for trust or entity buyers, the Chapter 720 and CDD disclosures, two estoppel certificates, the membership transfer deadline, the roof and permit file and pricing on one or two sales a year are the parts owners find hardest alone. If you want representation, McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; call Jesse direct at (239) 898-6072.

What commission do luxury agents charge in Florida?

Commission is negotiable in Florida, and no statute or association sets a rate. What matters is what the fee buys: the pricing work, the marketing reach, the document file and the negotiation. Ask any agent you interview to put the fee, the services and the marketing plan in the listing agreement; we do.

Can I sell my Norman Estates home as is?

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

Should I stage my home or sell it furnished?

Stage or furnish to show scale and light: the one-storey and two-storey homes differ by about 800 to 1,200 square feet of living space, and buyers need to see which they are touring (Collier County Property Appraiser; Southwest Florida MLS Matrix listing records). If furniture conveys, list it in the contract; the tax treatment of a furnished sale is a question for your CPA.

Does The Norman Estates association have to approve my buyer?

Not for an ordinary sale on the recorded documents: Article 12 of the 2013 restatement sets out no purchaser approval procedure, window or transfer fee (OR 4914, Page 3520). Approval applies when a trust, entity or unmarried co-owners buy, who must designate an approved primary occupant (Section 12.1), and to any lease. The estoppel certificate must state whether approval of the transfer is required, so we request it early.

What are seller closing costs on a Norman Estates 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 charges, prorated taxes, the association and master assessments and the District line, and any mortgage payoff. 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.

When I sell, do I pay The Norman Estates association a fee?

Not a capital contribution: The Norman Estates declaration has no resale capital contribution clause, and the master’s one-quarter-year capital contribution is charged to the new member (OR 6149, Page 45). The seller’s association costs are the estoppel charges the contract assigns and any assessments owed through closing; the declaration makes a buyer jointly liable for a seller’s unpaid assessments (Section 5.1), so they are cleared at closing.

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

Two: one from The Norman Estates association and one from Tiburon Estates, the master. Section 720.30851, Florida Statutes, now controls over the declaration’s older $150 figure: each certificate within 10 business days, a base fee capped at $250, plus $100 for expedited delivery and up to $150 if the account is delinquent, adjusted for inflation; each must disclose capital contributions, open violations and whether approval of the transfer is required.

Do CDD charges transfer to the buyer, and do they hurt a Norman Estates sale?

They stay with the home and ride on the county tax bill, prorated at closing with the taxes. The Norman Estates bond line, $765.19 on the 2025 bill, is the lowest of Tiburón’s nine bond-obligated neighborhoods, lots 9, 12, 14 and 24 carry none, and the bonds retire after May 2031 (Collier County Property Appraiser roll; Pelican Marsh CDD minutes, July 15, 2026). The declaration’s Chapter 190 notice discloses the District to every buyer (Section 3.4).

What documents must a Norman Estates 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, and it must flag the Pelican Marsh CDD. Add the governing documents and 2025 Architectural Standards, both estoppel certificates, any lease, the roof and permit records and, for lots 13 and 14, the recorded golf-parcel covenants; 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 The Norman Estates, disclose any flood claims or water intrusion you know of and provide any elevation certificate or LOMA you hold; the facts help you, since all 27 homes are Zone X on the 2024 map and on FEMA’s preliminary map (FEMA National Flood Hazard Layer), and ground sits 1.6 to 2.8 feet above the nearby base flood elevations (USGS lidar).

Is it hard to sell a home in a flood zone, and does that affect me here?

It adds a cost where a lender requires flood insurance, which is the high-risk zones; no Norman Estates home is in one on the 2024 map, so a financing buyer faces no federal flood-insurance requirement (42 U.S.C. 4012a). If your lot is 12, 13 or 14, expect a question about the rear Zone AH strip; it sits behind the house, and the footprint is clear of it (FEMA National Flood Hazard Layer).

Does my Norman Estates 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 The Norman Estates 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 Norman Estates home with a special assessment pending?

Yes. The estoppel certificates disclose levied and pending assessments, and the contract allocates them. Under the 2015 amendment, special assessments in any fiscal year may not exceed 15% of the annual budget without the consent of a majority of the voting interests present (By-Laws Section 7.5, OR 5152, Page 716), which caps what a buyer can face.

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 that will often exceed Citizens’ $700,000 dwelling limit, and it matters more here because most homes were permitted before the March 2002 statewide code. Nine Norman Estates homes pulled opening-protection permits and 7 pulled roof permits from January 2020 to August 2026 (Collier County permit reports); have yours and any report ready.

Can I sell a Norman Estates home with its original roof?

Yes, but it will shape the offer. Original roofs are now 23 to 26 years old, and a buyer’s insurer will ask the roof’s age and condition first. Have the original permit date, any repair records and a roof inspection ready, and price with the roof’s remaining life in mind; a replacement must be barrel clay tile under the 2025 Architectural Standards.

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

Yes. The buyer takes subject to the approved lease, which here runs at most one year with no renewal option (2013 declaration, Sections 11.2 and 11.3). Disclose the end date and the tenant’s showing terms at the start and time the closing to the lease; remember that tenants may not keep dogs, and a lease that breaks the rules is void (Sections 9.3 and 11.9).

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 (2013 Amended and Restated Declaration, Section 4.4). Raise it at listing and write it into the contract timeline; a Medallion transfer follows the Club’s Membership Plan.

Does “immediate golf available” in a listing mean the membership conveys?

Only if the contract and the Club say so. A membership is not deeded with a Norman Estates lot: the declaration states that owning a home gives no right in the club facilities and that the Club’s Membership Plan controls (2013 declaration, Article 4). If you are offering a membership with the sale, name it in the contract, start the Signature transfer application at least 30 days before closing and get the Club’s approval in writing.

Does the old Norman Estates International covenant affect my sale?

It should not. The 1998 Membership Covenant carried no fee on any resale, owners of 17 lots released it in 2004 (OR 3661, Page 3544), and its own 20-year term ended in November 2018 for the other ten lots (OR 2486, Page 341). If your lot is one of the ten without a recorded release, your title company will see the covenant in the commitment; its expiry is in its own text.

What happens to my gate access when I sell?

It passes with the home, not with you. The neighborhood gate is an association facility (2013 declaration, Section 7.6), and Tiburón’s District-issued owner transponders are deactivated at a sale, so the buyer sets up credentials in his own name. Hand over remotes and codes at closing and let the association know the new owner’s details with the recorded deed, which the By-Laws require to change membership.

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. A 1031 exchange applies only to property held for investment, and your CPA or intermediary decides whether a leased home qualifies.

Sources and Authoritative References

Every The Norman Estates at Tiburón fact on this page comes from a recorded instrument, a state, county or federal record, the Pelican Marsh Community Development District, FEMA, WCI Communities’ SEC filings and archived website, the Collier County Property Appraiser roll (tax year 2026 preliminary) or the Southwest Florida MLS Matrix, pulled September 18, 2026.

The primary sources are grouped below by who issued them, numbered continuously. The Norman Estates association publishes no website of its own, so its governing documents are cited from the Collier County Clerk’s Official Records.

Recorded Norman Estates Instruments, Collier County Clerk Official Records

1. Declaration of Neighborhood Covenants, Conditions and Restrictions for Norman Estates at Tiburon, WCI Communities LP as declarant, OR 2486, Page 293 (December 1, 1998)
2. Warranty Deed, 9.62 acres, WCI Communities LP to Norman Estates at Tiburon Limited Partnership, OR 2486, Page 338 (December 1, 1998)
3. Membership Covenant, the Norman Estates International Lifestyle Benefit Package, OR 2486, Page 341 (December 1, 1998)
4. Plat reference sheet, Tiburon, The Norman Estates at Pelican Marsh Unit 23, Plat Book 31, Pages 43 to 44, a replat of Tract C-E of Pelican Marsh Unit Twenty, OR 2503, Page 3211 (January 20, 1999)
5. First Amendment to the Declaration, Club definitions and the Club Membership article, OR 2509, Page 949 (February 4, 1999)
6. Easement to Florida Power and Light, OR 2539, Page 3 (April 23, 1999)
7. Grant of Easement, privacy wall and landscaping, Tiburon Golf Ventures LP to the association, OR 2560, Page 775 (June 18, 1999)
8. Grant of Easement, privacy wall and landscaping, WCI Communities LP to the association, OR 2560, Page 780 (June 18, 1999)
9. Lot Line Adjustment Affidavit, Lot 1 and Tract A, under the Collier Land Development Code, OR 2641, Page 2014 (February 15, 2000)
10. Utility facilities agreement, Tract R, the partnership and the Collier County Water-Sewer District, OR 2657, Page 821 (March 30, 2000)
11. Utility easement, Tract R, to the Collier County Water-Sewer District, OR 2657, Page 823 (March 30, 2000)
12. Deed of water and sewer facilities, Tract R, to the Collier County Water-Sewer District, OR 2657, Page 825 (March 30, 2000)
13. Second Amendment to the Declaration, right to add land to the Neighborhood, OR 2719, Page 2991 (September 11, 2000)
14. Golf-land parcel deed to the partnership, one of four 2000 to 2002 deeds enlarging golf-side lots, OR 2731, Page 1066
15. Golf-land parcel deed to the partnership, OR 2769, Page 350
16. Golf-land parcel deed to the partnership, OR 3070, Page 2046
17. Golf-land parcel deed to the partnership, OR 3070, Page 2146
18. Third Amendment to the Declaration, the plat’s 10-foot Secondary Structure Easements, OR 2854, Page 2925 (July 6, 2001)
19. Notice of Termination of Notice of Commencement, Lot 10, owner Norman Estates at Tiburon LP, contractor WCI Communities, Inc., OR 2931, Page 1022 (2001)
20. Delaware certificate of good standing, the general partner, OR 3042, Page 1888 (May 23, 2002)
21. Delaware certificate of good standing, the limited partnership, OR 3042, Page 1889 (May 23, 2002)
22. Utility easement, Tract B, to the Collier County Water-Sewer District, OR 3114, Page 388 (September 20, 2002)
23. Quit-Claim Deed, golf-side slivers at Lots 3 and 5, the partnership to Tiburon Golf Ventures, OR 3341, Page 2434 (July 15, 2003)
24. Order of Taking, Collier County, Parcels 102 and 103, the south 24 feet of Tract B on the Vanderbilt Beach Road frontage, case 04-1532-CA, OR 3582, Page 3310 (June 8, 2004)
25. Certificate of Amendment with the Amended and Restated Declaration, Articles of Incorporation and By-Laws, OR 4914, Page 3520 (May 2, 2013)
26. Certificate of Amendment, alterations, borrowing and special assessments, OR 5152, Page 716 (May 15, 2015)
27. Certificate of Amendment to the By-Laws, five directors on staggered two-year terms, OR 5469, Page 1358 (January 19, 2018)
28. Certificate of Amendment recording the Architectural Standards (adopted July 2017, revised January 2025), OR 6441, Page 2978 (February 24, 2025)
29. Certificate of Amendment, architectural review, lanai limits (section 9.23) and zero-lot-line walls (section 9.24), OR 6441, Page 3000 (February 24, 2025)
30. Collier County Clerk, Official Records public inquiry system
31. Collier County Clerk, Official Records document search (party search “NORMAN ESTATES”, 131 rows)

District and Telecommunications Instruments, Collier County Clerk Official Records

32. First Amendment to the Pelican Marsh CDD consent declaration, naming Norman Estates, OR 2887, Page 1304 (September 5, 2001)
33. Second Amendment to the Pelican Marsh CDD consent declaration, fiscal 2001-02 special assessments, OR 2967, Page 43 (January 22, 2002)
34. Third Amendment to the Pelican Marsh CDD consent declaration, fiscal 2002-03 special assessments, OR 3093, Page 109 (August 19, 2002)
35. Grant of Telecommunications Easement, Tiburón associations including Norman Estates to Hotwire Communications, OR 5905, Page 3151 (March 10, 2021)
36. Grant of Telecommunications Easement, companion instrument, OR 6027, Page 2350 (October 16, 2021)

Tiburón Master Instruments, the Master Association and the Golf Land

37. Declaration of Covenants, Conditions and Restrictions for Tiburon Estates, listing Norman Estates as Parcel 1000, OR 2579, Page 364 (August 6, 1999)
38. Supplement to the master declaration, OR 2651, Page 1168 (March 14, 2000)
39. First Amendment to the master declaration, OR 3233, Page 180 (March 6, 2003)
40. Amendment to Supplement to the master declaration, OR 3705, Page 3937 (December 29, 2004)
41. Second Amendment to the master declaration, OR 3995, Page 2889 (March 9, 2006)
42. Third Amendment to the master declaration, club section, OR 4716, Page 943 (September 2, 2011)
43. Fourth Amendment to the master declaration, OR 5070, Page 3107 (August 26, 2014)
44. Master association certificate of amendment, member associations (the Norman Estates association among them) each appoint a director, OR 5138, Page 880 (April 9, 2015)
45. Master association amendment, Capital Contribution Assessment of one quarter of the annual master assessment, OR 6149, Page 45 (July 6, 2022)
46. Warranty Deed, 285.27 acres of golf course land, WCI Communities LP to Tiburon Golf Ventures LP, OR 2436, Page 1479 (July 1, 1998)
47. Tiburon Estates Homeowners Association, board and member associations

Florida Division of Corporations (Sunbiz)

48. Norman Estates at Tiburon Homeowners Association, Inc., N98000007189, detail and annual reports 1999 to 2026
49. 1998 Articles of Incorporation of the Norman Estates association, filed image
50. Norman Estates at Tiburon Limited Partnership, B98000000663, detail
51. Norman Estates at Tiburon Limited Partnership, 1998 application with the capital-contribution affidavit, filed image
52. Norman Estates at Tiburon, Inc., F98000006280, the general partner, detail
53. Norman Estates at Tiburon, Inc., 1998 application for authority to transact business, filed image
54. Sunbiz name search, “norman estates”
55. Sunbiz name search, “norman estates at tiburon”
56. Tiburon Estates Homeowners Association, Inc., N99000002699, the master association
57. Tiburon Golf Ventures Limited Partnership, B98000000435, owner of the golf land and lakes behind the golf-side lots
58. Tiburon Golf Ventures, Inc., F98000003366

Pelican Marsh Community Development District, Florida Auditor General and Florida Department of Revenue

59. Pelican Marsh CDD, fiscal 2026 adopted budget
60. Pelican Marsh CDD, fiscal 2027 adopted budget
61. Pelican Marsh CDD, July 15, 2026 board meeting minutes (Series 2022 bond schedule by neighborhood)
62. Pelican Marsh CDD, July 2026 budget hearing agenda
63. Pelican Marsh CDD, July 16, 2025 board meeting minutes (fiscal 2026 adoption and bond status)
64. Pelican Marsh CDD, July 2025 public hearing and assessment increase notice
65. Pelican Marsh CDD, Resolution 2025-4, adopting the fiscal 2026 budget
66. Pelican Marsh CDD, Resolution 2025-5, fiscal 2026 levy
67. Pelican Marsh CDD, fiscal 2019 budget, debt service schedules by neighborhood class (Estates single-family class)
68. Pelican Marsh CDD, Transponder Policies, Rules and Regulations
69. Pelican Marsh CDD, recorded Notice of Establishment, OR 2585, Page 2901
70. Pelican Marsh CDD, audited financial statements for the year ended September 30, 2025
71. Pelican Marsh CDD, community information document index
72. Pelican Marsh CDD, policies index
73. Florida Auditor General, Pelican Marsh CDD annual financial report, fiscal year ended September 30, 2025
74. Florida Administrative Code, Chapter 42P-1, Pelican Marsh Community Development District boundary
75. Florida Department of Revenue, Table 1, Comparison of Taxes Levied, Collier County, fiscal 2024-25 and 2025-26

Florida Statutes and State Agencies

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

FEMA, NOAA and Other Federal Sources

92. FEMA National Flood Hazard Layer MapServer (FIRM panel 12021C0382J, effective February 8, 2024)
93. FEMA Preliminary National Flood Hazard Layer MapServer (preliminary panel 12021C0382K)
94. FEMA Letter of Map Amendment 16-04-2398A, Lot 20, 2757 Medallist Lane (January 15, 2016, issued against the 2012 panel 12021C0382H)
95. FEMA Flood Map Service Center
96. FEMA, Community Rating System
97. FEMA National Flood Insurance Program, FloodSmart agent guide, types of coverage
98. 42 U.S.C. 4012a, flood insurance purchase requirements (Legal Information Institute text of the U.S. Code)
99. National Weather Service Miami, Hurricane Irma local report
100. National Weather Service Miami, Hurricane Ian summary
101. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian (AL092022)
102. National Hurricane Center, Tropical Cyclone Report, Hurricane Wilma (AL252005)
103. National Weather Service Miami, Post Tropical Cyclone Report, Helene (2024)
104. National Weather Service Miami, Post Tropical Cyclone Report, Milton (2024)
105. USGS 3DEP Elevation Point Query Service (ground elevation at each home site)
106. U.S. Census Bureau geocoder
107. U.S. Census Bureau TIGERweb, local roads layer
108. Homeland Infrastructure Foundation-Level Data, Electric Retail Service Territories

Collier County Government and Collier County Public Schools

109. Collier County Site Address Points layer (subdivision 660600, 27 Medallist Lane addresses)
110. Collier County Property Appraiser Building Footprints 2000 to 2025
111. Collier County parcel layer (31 Norman Estates parcels)
112. Collier County 2024 FEMA flood zones layer
113. Collier County 2024 FEMA panels layer
114. Collier County Elevation Certificates layer (one Norman Estates certificate on file, Lot 14, 2017)
115. Collier County ArcGIS services (evacuation zones, coastal high hazard area, wind load, zoning, PUD, future land use, CDD boundaries, CityView projects)
116. Collier County Public Utilities ArcGIS services (water, wastewater and service-area layers)
117. Collier County garbage and recycling collection days layer
118. Collier County water and wastewater franchise areas layer
119. Collier County Growth Management, monthly building permit reports
120. Collier County, issued building permits report, January 2020
121. Collier County, issued building permits report, August 2026
122. Collier County, permit history and permit search
123. Collier County CityView permit portal (2011 to present)
124. Collier County Floodplain Management, 2026 Flood Protection Newsletter
125. Collier County, Proposed Flood Insurance Rate Map Reflects Changes to Local Flood Risk (August 19, 2026)
126. Collier County, PUD Master List and Maps
127. Collier County, Planning and Zoning Maps
128. Collier County Board of County Commissioners, public agendas portal
129. Collier County Public Schools, interactive zoning tool
130. Collier County Public Schools, zoning service query for 2754 Medallist Lane, 2026-27

Developer Records and SEC Filings

131. WCI Communities, Inc., Prospectus under Rule 424(b)(3), June 21, 2001, with the “$1.2 million to $1.4 million” villa price band, SEC EDGAR
132. WCI Communities, Inc., Form S-1, September 6, 2001, SEC EDGAR
133. WCI Communities, Inc., Form 424B4 initial public offering prospectus, March 12, 2002, SEC EDGAR
134. WCI Communities, Inc., Form 10-K405 for fiscal 2001, Norman Estates at Tiburon Limited Partnership and its 27 villas, SEC EDGAR
135. WCI Communities, Inc., Form 10-K for fiscal 2002, SEC EDGAR
136. WCI Communities, Inc., Form 10-K for fiscal 2003 (“The last home closed in March 2003”), SEC EDGAR
137. WCI Communities, Inc., Form 10-Q for the first quarter of 2004, SEC EDGAR
138. SEC EDGAR, WCI Communities, Inc. filing index (CIK 1137778)
139. WCI Communities, Tiburón community page (archived April 30, 2001)
140. WCI Communities, Tiburón home list (archived May 13, 2001), with no Norman Estates plans listed
141. WCI Communities, Tiburón community page (archived February 9, 2002)
142. WCI Communities, Tiburón plan and price list, page 1 (archived February 13, 2002)
143. WCI Communities, Tiburón plan and price list, page 1 (archived June 27, 2002)
144. WCI Communities, Tiburón plan and price list, page 2 (archived June 23, 2002)
145. Internet Archive capture index for the WCI Communities plan pages
146. Internet Archive capture index for the WCI Communities domain, 1998 to 2001

Tiburón Golf Club Records

147. Tiburón Golf Club, Black course tour data (hole 1 runs beside The Norman Estates)
148. Tiburón Golf Club, Gold course tour data
149. Tiburón Golf Club, membership page
150. Tiburón Golf Club, Signature membership category sheet (2025)
151. Tiburón Golf Club, Black course scorecard (2023)
152. Tiburón Golf Club, Gold course scorecard (2023)

Serafina, Castillo, Escada and Marsala Comparison Records

153. Declaration of Neighborhood Covenants, Conditions and Restrictions for Serafina at Tiburon, OR 2905, Page 70 (October 8, 2001)
154. Serafina at Tiburon, Certificate of Amendment and Amended and Restated Declaration, Articles and By-laws, OR 5608, Page 3084 (March 19, 2019)
155. Serafina at Tiburon Homeowners’ Association, home page
156. Serafina at Tiburon Homeowners’ Association, Inc., N01000003327, Sunbiz detail
157. Declaration of Covenants and Restrictions for Castillo at Tiburon, OR 2916, Page 2913 (October 31, 2001)
158. Castillo at Tiburon Condominium Association, Inc., N00000007850, Sunbiz detail
159. Declaration of Neighborhood Covenants, Conditions and Restrictions for Escada at Tiburon, OR 2677, Page 1622 (May 19, 2000)
160. Escada at Tiburon, Certificate of Amendment and Amended and Restated Declaration, Articles and Bylaws, OR 4467, Page 3164 (July 2, 2009)
161. Escada at Tiburon Homeowners Association, Inc., N00000003069, Sunbiz detail
162. Declaration of Neighborhood Covenants, Conditions and Restrictions for Marsala at Tiburon, OR 4094, Page 1788 (August 24, 2006)
163. Marsala at Tiburon Homeowners Association, Inc., N06000007515, Sunbiz detail
164. Marsala at Tiburon Homeowners Association, homeowner FAQs

Data Files and Records Cited in Plain Text

165. Collier County Property Appraiser bulk roll, tax year 2026 preliminary (parcels, buildings, legal descriptions, sales, value history, millage), subdivision 660600, folios 76730000029 to 76730000605, files dated August 29 and 31, 2026
166. Collier County Property Appraiser DOR-qualified recorded sales for the Tiburon, The Norman Estates at Pelican Marsh Unit 23 plat, May 2000 to August 2026, drawn from the same roll (58 qualified improved sales; 4 in the 36 months since September 2023)
167. Southwest Florida MLS Matrix, Development TIBURON, active and 12-month closed, pulled September 18, 2026
168. Collier County Tax Collector, 2025 annual bills for accounts 76730000087 (Lot 1) and 76730000485 (Lot 21), Pelican Marsh line $2,490.80 each, cited by account number only
169. Collier County Clerk, Quit-Claim Deed, Tracts A and R (Medallist Lane), Norman Estates at Tiburon LP to the association, OR 3298, Page 2138 (May 23, 2003), cited by book and page only because the grantee address block names a private owner
170. Collier County Clerk, Quit-Claim Deed, Tract B, Norman Estates at Tiburon LP to the association, OR 3447, Page 699 (November 20, 2003), cited by book and page for the same reason
171. Collier County Clerk, Termination of Membership Covenant as to Certain Lots (owners of 17 lots), OR 3661, Page 3544 (recorded October 18, 2004), cited by book and page only because it carries owners’ names and addresses
172. Collier County elevation certificate for Lot 14, dated 2017 (finished floor 13.3 feet NAVD88 against a then base flood elevation of 11.0 feet), cited by lot only because it carries a private owner’s name
173. Tiburon Estates Homeowners Association gatehouse post orders, version 1.0 (April 4, 2018), listing The Norman Estates apart from the communities behind the staffed gate
174. Marsala at Tiburon Homeowners Association, 2025 special members’ and board meeting minutes (President’s report of February 24, 2025), noting The Norman Estates’ own gate system
175. OpenStreetMap street, gate and water geometry around Medallist Lane and Tiburon Drive, and OSRM routed drive distances from Lot 1, read September 25, 2026 (crowd-sourced; used only for distances and to cross-check the recorded documents)

Downloadable Documents

The official The Norman Estates at Tiburón documents below are recorded with the Collier County Clerk, filed with the Florida Division of Corporations or issued by FEMA and the Pelican Marsh Community Development District. 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 The Norman Estates at Tiburón. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.