Tiburón - Serafina

McGreevy and Comisar are the team Serafina at Tiburón sellers call first, and the team its buyers call when they want the neighborhood’s real record: what the 44 homes on Tiburon Boulevard East have actually sold for since the first of them sold new in December 2002, which lots back onto the golf course and which two back onto a lake, what the Pelican Marsh CDD line on a Serafina tax bill pays for and when its bond share ends, and why 43 of the 44 houses sit in a FEMA high-risk flood zone on today’s map but in none on FEMA’s proposed one. Serafina at Tiburón is a gated enclave of 44 detached single-family homes inside the master-planned community of Tiburón in Naples, Florida. It is the far end of Tiburón: one stretch of Tiburon Boulevard East, addresses 2880 to 2974, Naples, FL 34109, behind its own pass-controlled gate inside Tiburón’s staffed main gate, with the smallest single-family lots in the community and a private pool at every home. Its record sale was set this year, $3,500,000 for 2970 Tiburon Blvd E, recorded May 13, 2026 (Collier Clerk, OR 6589/209). Its association, SERAFINA AT TIBURON HOMEOWNERS’ ASSOCIATION, INC., Sunbiz N01000003327, was filed on May 11, 2001. 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 Serafina than any other source we know of. It is built from the 28-page Declaration of Neighborhood Covenants, Conditions and Restrictions that WCI Communities, Inc. recorded for Serafina in October 2001, WCI’s three amendments of 2002, 2003 and 2005, the owners’ 52-page Amended and Restated Declaration, Articles and Bylaws of 2019 and their 2021 paint amendment; the plat reference sheet, WCI’s 2008 deed of the common areas and the county roll’s record of every tract in the plat; the association’s published Rules and Regulations, its 2023 sale, lease and design-review applications, WCI’s 2002 rear-yard setback map and the master association’s 2018 gatehouse post orders; the Pelican Marsh Community Development District’s recorded assessment schedules, budgets and minutes; the Collier County Property Appraiser roll (tax year 2026 preliminary, with certified history from 2021) and every recorded Serafina deed since 2002; 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; Collier County building permit reports from January 2020 to August 2026; WCI’s own archived Serafina sales pages from 2002; 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 Serafina 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 Serafina fits, and which of its 44 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 Serafina at Tiburón

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

If you’re searching for the best realtor for Serafina at Tiburón in Tiburón, Naples, whether you’re ready to sell your Serafina 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 Serafina for a specific reason. Serafina looks like the easiest neighborhood in Tiburón to price, and it is not. From the street it is 44 two-storey pool homes of one era, built under WCI’s program between 2002 and 2008 to a small set of plans, and the county carries every one of the 44 main houses in the same construction class. But the lots are not the same: nine of them, on the curve and cul-de-sac at the north end, run 0.20 to 0.33 acre against 0.18 for most of the street, and the two at the entrance back onto a lake instead of the golf course. The flood record is not the same: 43 homes stand in FEMA’s shallow-flooding Zone AH on the map in force, one does not, and no Serafina home has a Letter of Map Amendment or a public elevation certificate. The houses are no longer the same either: five owners have taken out remodel permits of $150,000 to $400,000 since 2020, and eleven have reroofed. And only two Serafina homes closed in the last twelve months, so the market figure a listing agent quotes depends entirely on which window, which source and which sales sit behind it. A listing agent who prices Serafina off a North Naples average, or off one neighbor’s sale, misses all of it.

Recent Serafina at Tiburón track record (last 12 months): In the last 12 months Serafina 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): $3,500,000 for 2970 Tiburon Blvd E, recorded May 13, 2026 (Collier Clerk, OR 6589/209), and $2,550,000 for 2892 Tiburon Blvd E, recorded July 10, 2026 (Collier Clerk, OR 6612/31). 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 and no other priced Serafina deed in those twelve months. The $3,500,000 sale is the highest price ever recorded for a Serafina home, and it was the only one of Tiburón’s 32 closings in the window to sell above its list price, $3,250,000, after 3 days on the market (MLS 225084235); that is a fact about one house, not about the market. The Matrix pull behind this page recorded the Serafina count, prices and median price per square foot, not the listing office on each closing or a list price for both sales, so we state neither a represented-sale count nor a Serafina sale-to-list ratio here. No Serafina home was for sale on September 18, 2026. Ask us and we will walk you through both closings, and all twelve qualified county sales of the last five years, one by one.

For Serafina 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 Serafina the discretion is written into the association’s rules: “No signs … shall be displayed anywhere within Serafina, including those posted in windows of homes or motor vehicles,” and “Real estate Broker Open Houses are not permitted” (Serafina at Tiburon HOA Rules and Regulations, revised June 11, 2021). Every showing also passes two gates, Tiburón’s main gatehouse and Serafina’s own kiosk, so we arrange a visitor pass for each buyer appointment. We build the paperwork file before the first showing: the buyer approval the recorded declaration requires for every sale, with the association’s published application fee of $150 plus $50 for each adult for the background and credit check (2023 Sale Application); estoppel certificates for the Serafina association and the Tiburon Estates master association; the Serafina resale capital contribution, a one-time charge on each new owner of up to one quarterly assessment (Section 7.6), and the master association’s capital contribution of a quarter of its annual assessment; the Chapter 720 disclosure summary, which for Serafina must flag the Pelican Marsh Community Development District; the flood facts for your lot, which at Serafina means the FEMA zone of your footprint and, because no Serafina home has one on the county’s public map, an elevation certificate if you hold one; the permit history of your roof, openings, generator and any remodel; and, if your buyer wants to take over your Tiburón Golf Club Signature Membership, the club transfer application, which the declaration says must be filed at least 30 days before closing.

For Serafina buyers: the first question at Serafina is the lot, because the lot decides what sits behind the pool cage. Forty-two of the 44 lots, 3 to 44, share their rear line with the golf course parcel; Lots 1 and 2, at the entrance, back onto a lake owned by the Castillo condominium association; and the nine larger lots at the north end carry the longest golf edges in the neighborhood. The second is the flood record for that house: 43 of the 44 homes are in Zone AH on FIRM panel 12021C0194J (effective February 8, 2024), which means a mortgage lender will require flood insurance and Collier County’s 50% substantial-improvement rule governs a major remodel, even though the natural ground at every Serafina address sits 1.4 to 4.4 feet above the local base flood elevation and FEMA’s preliminary map puts all 44 homes outside the high-risk zone. The third is the cost stack. A Serafina 2025 tax bill carried a Pelican Marsh CDD line of $2,561.94, about $836 of it the District’s Series 2022 bond share, which ends with the final payment in May 2031 (Collier County Tax Collector, 2025 bill for account 73229000504; Pelican Marsh CDD minutes, July 15, 2026); the median full 2025 bill was $19,365.60, but a buyer’s bill resets on purchase; the association’s assessment is set in its own annual budget, billed quarterly and shared equally by the 44 homes, and it pays for weekly lawn cutting, shrub trimming and basic pool cleaning 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 Serafina 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 Serafina at Tiburón home? Get a free Serafina at Tiburón home valuation or call Jesse direct at (239) 898-6072.

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

Living in Serafina at Tiburón as a Homebuyer

Living in Serafina at Tiburón means a two-storey pool home on about a fifth of an acre, backing onto the golf course, on one quiet street at the far end of Tiburón behind its own gate, with an association that cuts the lawn, trims the shrubs and cleans the pool every week, and no neighborhood clubhouse.

WCI Communities sold Serafina in 2002 as “an exclusive enclave of only 44 executive home residences” with “four spacious two-story floorplans” (WCI Communities, Serafina Sevilla plan page, archived November 6, 2002). The county roll bears that out twenty-four years later: 44 homes, all built between 2002 and 2008, every one with its own pool, on lots that are the smallest of any single-family neighborhood in Tiburón. What follows is what daily life at Serafina looks like, drawn from the recorded declaration, the association’s own documents and the county’s records. For the community-wide steps every Tiburón purchase shares, see our practical guide to buying in Tiburón.

What Is Serafina at Tiburón?

Serafina at Tiburón is a platted neighborhood of detached single-family homes governed by a homeowners association under Chapter 720 of the Florida Statutes. It is not a condominium: the association’s Articles of Incorporation, in 2001 and again as restated in 2019, say in capitals “THIS ASSOCIATION IS NOT A CONDOMINIUM ASSOCIATION, pursuant to Chapter 718, Florida Statutes,” and each owner holds a platted lot, a “Site” in the declaration’s words, with a detached “Residential Unit” on it. The plat, SERAFINA AT TIBURON, is recorded at Plat Book 37, Pages 25 to 32, and was recorded on the afternoon of October 8, 2001 by WCI Communities, Inc., joined by Tiburon Golf Ventures Limited Partnership, the golf course owner, and the Pelican Marsh Community Development District (Clerk’s plat reference sheet, OR 2905, Page 98). The Collier County Property Appraiser carries it as subdivision number 624390, “SERAFINA AT TIBURON,” with 54 parcels: 44 homes on Lots 1 to 44 and ten tracts (Collier County Property Appraiser roll, tax year 2026 preliminary). The county’s subdivision index lists a count of 55, but only 54 parcels carry the number; the plat’s Tract B has no parcel of its own, consistent with its having been absorbed into the Castillo IV condominium, explained below.

The association that runs it is Serafina at Tiburon Homeowners’ Association, Inc., Florida not-for-profit corporation N01000003327 on Sunbiz, active, filed on May 11, 2001, with a five-member owner board on two-year staggered terms. The document that governs it is the Declaration of Neighborhood Covenants, Conditions and Restrictions for Serafina at Tiburon (OR 2905, Page 70), recorded October 8, 2001, as amended by WCI three times and then amended and restated in full by the owners in the 2019 Amended and Restated Declaration, Articles and Bylaws (OR 5608, Page 3084), which states the count plainly: “There are 44 Sites. Therefore, the total number of Voting Interests is 44.”

Serafina is also one layer of three. Every Serafina owner is a member of the Tiburon Estates master association, which runs Tiburón’s main gatehouse and whose covenants cover the whole community, and every Serafina home sits inside the Pelican Marsh Community Development District, whose operating and bond assessments appear on the county tax bill. The Serafina association’s own bylaws have its budget include “any necessary expenses associated with the Master Association.”

Villas or Houses? What “Serafina Villas” Means

Listing copy and the master association’s own website often call Serafina’s homes “villas.” In Florida that word can mean an attached home, a condominium unit or a detached house, and at Serafina it means the last. Every Serafina home is a detached single-family residence on its own platted, fee-simple lot; the declaration defines a Residential Unit as “a detached single-family residence”; there are no shared walls, no condominium units and no townhouses anywhere in the plat. The Pelican Marsh CDD, for its own bond accounting, once classed Serafina as “Golf Villa” (Pelican Marsh CDD budget, fiscal 2019). What the word does capture is the scale: these are the smallest single-family lots in Tiburón, with an association that maintains the grounds, which is the practical meaning most buyers intend when they ask for a villa.

One Street, 44 Homes: Tiburon Boulevard East

Every Serafina home is on Tiburon Boulevard East, and Serafina has no street of its own name. Serafina’s section of the boulevard enters from the south, beside the Castillo IV buildings on Castillo Court, passes the Serafina gate and an entry median, and runs north as a single street to a cul-de-sac at the north end (WCI Planning Dept., Serafina Rear Yard Setback Map, October 28, 2002; county address points). It is not a through street. The master association’s gatehouse post orders put it simply: Serafina “is located all the way back.”

The addresses follow the lot numbers. Lots 1 to 20 are on the west side and carry odd numbers, from 2883 Tiburon Blvd E at Lot 1 by the gate, rising by four, to 2959 at Lot 20 at the cul-de-sac; Lots 21 to 44 are on the east side and carry even numbers, from 2974 at Lot 21 at the cul-de-sac back down to 2880 at Lot 44 by the gate (Collier County Property Appraiser roll, 2026). So 2880 and 2883 face each other at the entry, and 2959 and 2974 sit side by side at the north end. Every home’s legal description reads “SERAFINA AT TIBURON LOT” and its number.

Every lot is built on. No Serafina lot is vacant today, and no Serafina lot was ever sold vacant at a price: the first priced deed on all 44 lots is a finished-home sale (Collier County Property Appraiser sales file). A buyer who wants a new house at Serafina is buying an existing home to renovate or rebuild, within the association’s design rules and the county’s flood rules explained later on this page.

Who Owns What Inside the Serafina Plat

The Serafina plat holds more than homes and a road, and the ownership of its ten tracts is the least understood fact about the neighborhood. Descriptions that say Serafina’s common areas belong to “Pelican Marsh Community” are reading only the first line of the county’s owner field, which continues “DEVELOPMENT DISTRICT.” The county roll, read tract by tract (Collier County Property Appraiser roll, tax year 2026 preliminary):

So the Serafina association owns exactly two parcels, the road and a 0.12-acre open space the county values at $100, both deeded to it by WCI as “a conveyance of common areas from a developer to a homeowner’s association” (Quit-Claim Deed, OR 4338, Page 953). The District owns four tracts in the plat, the golf partnership two, and the Castillo condominium association two.

That last line is the Castillo IV story. The Serafina plat was recorded first, in October 2001; ten months later WCI recorded the declaration of Castillo IV, a condominium of ten buildings, and drew its boundary across parts of Serafina’s Tract A and Tract D (Declaration of Condominium, Castillo IV at Tiburon, OR 3097, Page 320). In October 2003 WCI released Tract D from Serafina’s covenants (Second Amendment, OR 3422, Page 2495), and when it deeded the road to the Serafina association in 2008 it excepted “that portion of Tract A roadway lying within Castillo IV at Tiburon, a Condominium.” The county still describes both Serafina tracts “LESS THAT PORTION NKA CASTILLO IV AT TIBURON CONDO.” The result is that the first stretch of road below Serafina’s gate lies inside Castillo IV, and the Castillo at Tiburón association owns two parcels of the Serafina plat, including the land beside Lots 1 and 2. None of this changes what a Serafina owner owns: a lot, a home, and a one-in-44 share of the association that owns the road.

Serafina’s Own Gate, Inside Tiburón’s Gate

Serafina is a gate inside a gate. Every visitor first passes Tiburón’s staffed main gatehouse and then reaches a second, Serafina-only gate: the same post orders say Serafina “is located all the way back with a separate gate for entry requiring a pass” (Tiburon Estates HOA gatehouse post orders, version 1.0, April 4, 2018, published on the Serafina association’s own website). The association’s visitor-screening instructions to residents describe how that gate works: a guest receives an emailed pass with a QR code, valid for up to 30 days, which “can be scanned by the Guard or at the Community gate Kiosk to open the gate”; the kiosk can also dial the resident; and a “Call Attendant” button reaches the guard at Tiburón’s main gate. There is no guardhouse at the Serafina gate itself.

The gate is the association’s, paid for from its assessments. The recorded declaration lets the association provide “privacy gates at the entrance to the Neighborhood,” which “may be manned or unmanned,” and defines 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)” (Section XI, 2001 and 2019). It is also candid about limits: owners acknowledge that “any privacy gate and wall … may be compromised or circumvented” (Section XV, 2019). Whether residents’ Tiburón gate transponders also open the Serafina gate is not stated in any document we read; a buyer should confirm credentials with the association before closing.

42 of 44 Lots Back Onto the Golf Course

Serafina is a golf-course neighborhood almost lot for lot. Measured from the county’s parcel polygons, the golf course parcel, Tract E, 56.26 acres owned by Tiburon Golf Ventures LP, shares a rear boundary with every lot from 3 to 44, and no Serafina lot touches a District tract (Collier County parcel layer, our research team’s measurement, September 25, 2026). By the same measure only 10 of Escada’s lots touch golf land; Marsala, across Livingston Road, is the one Tiburón neighborhood where every lot does. The two exceptions are at the entrance:

Frontage is not the same as a view. The golf parcel includes rough, cart paths, water and native planting as well as fairway, and WCI’s 2002 setback map and later District minutes both show vegetated buffers. On the east side the golf land is a strip, and beyond it lie the District’s 10.91-acre Tract J and Livingston Road. When Serafina was platted, “a 20 foot landscape easement was created as the DRI called for” along that edge, and a 2015 to 2016 clearing of vegetation on the golf-owned east boundary affected “71 residences in Castillo and Serafina,” whose owners reported lost views and road noise (Pelican Marsh CDD, minutes of February 15, 2017). What the buffer looks like today is not documented in anything we read; we walk it with every east-side buyer.

Which of Tiburón’s two Greg Norman courses, the Gold or the Black, and which holes a given Serafina home faces is not settled by any record we hold, so we do not state it; ask the Club for the routing of a specific address. Two cautions come with every golf-course lot. The declaration gives the golf owner an easement for errant balls over the lots and homes, with owners assuming the risk (Section 16.9, 2019). And rear setbacks at Serafina vary: WCI’s Planning Department drew 0, 5 and 10-foot rear-yard setback lines lot by lot on its 2002 map, and the declaration applies rear setbacks to “any structure; home, pool, patio” and screen enclosure (Section 4.2), so the room to enlarge a pool deck differs from one lot to the next (Serafina Rear Yard Setback Map, WCI Planning Dept., October 28, 2002).

The Smallest Lots in Tiburón

Serafina’s 44 homesites run from 0.18 to 0.33 acre, with a median of 0.18 acre, and 38 of the 44 are 0.18 or 0.19 acre (Collier County Property Appraiser roll, tax year 2026 preliminary). The larger lots are all at the north end: Lot 18 (0.20), 19 (0.24), 20 (0.29), 21 (0.30), 22 (0.33, the largest, at 2970 Tiburon Blvd E), 24 (0.24), 25 (0.28), 26 (0.29) and 27 (0.23). That median is the smallest of Tiburón’s four single-family neighborhoods: Norman Estates’ is 0.20 acre, Marsala’s 0.37 and Escada at Tiburón’s 0.62, so a typical Escada lot is more than three times a typical Serafina lot (same roll).

The county prices that land as a single product. Twenty-nine of the 44 lots carry the identical 2026 land value of $1,035,317, and the median land value per acre, $5.75 million, is the highest of the four detached neighborhoods, against $5.39 million at Norman Estates, $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 behind a gate on a golf course: less land, priced higher per acre.

The Houses in One Paragraph

Serafina is a neighborhood of two-storey pool homes that WCI Communities marketed in 2002 on four plans, the Sevilla (3,189 square feet of living space, three bedrooms, four and a half baths), the Marisol (3,481), the Vitoria (4,049) and the Cantoria (4,139, three bedrooms plus a casita), priced from $1,594,990 to $2,094,990 (WCI Communities plan pages, archived March to November 2002). Every one of the 44 main houses carries the same county construction class, RC-25, and the same improvement quality grade, 5; identical county footprints recur on 22 homes, the mark of a small menu of plans built repeatedly with options. The county records a private pool at all 44 homes, a spa at 42 and a screen enclosure at 43, so the caged pool is the Serafina norm; one home, 2880 Tiburon Blvd E on Lot 44, also has a 358-square-foot detached casita built in 2003 (Collier County Property Appraiser roll, tax year 2026 preliminary). The county’s base area for the main houses runs from 2,197 to 3,387 square feet, with a median of 2,862.5, below every WCI plan’s living area, because on a two-storey house the county’s base area does not capture the whole of the heated floor. The homes section below covers plans, sizes and the builder question in detail.

The Association Does the Yard and the Pool

The most practical difference between Serafina and Tiburón’s other single-family neighborhoods is what the association does at your house. Its rules say it directly: “The Association provides basic pool cleaning, trimming of shrubs and lawn cutting weekly” (Rules and Regulations, adopted April 9, 2021, revised June 11, 2021), and the recorded declaration authorizes routine landscape maintenance, exterior services including “pool and spa cleaning,” and fountain maintenance as common expenses (Section 9.2, 2019). Neither Escada nor Marsala documents a package like it; in those neighborhoods owners arrange all of it themselves.

What remains yours is everything else: the house exterior, the roof, the lanai and screen cage, the pool equipment and pool repairs, exterior fixtures and mechanical equipment, the irrigation system on your lot and the adjacent right-of-way, and the condition of your lawn and planting, which the rules require be kept “in a condition comparable to the condition at the time of initial construction.” If an owner lets a lot go, the association may do the work after 15 days’ notice and charge the owner (Section 9.1). Each owner insures his own home; the association insures only the common property (Bylaws, Section 8.3). For a second-home owner, that division is close to what buyers mean by lock and leave: the grass is cut and the pool cleaned whether you are here or not.

The Tax Bill Line Every Serafina Home Carries

Every Serafina home pays the Pelican Marsh Community Development District on its county tax bill, and the recorded declaration says so in capitals in Section III, including the statutory notice that District taxes and assessments are liens and must be disclosed to any buyer. On the 2025 bills for Lot 1 and Lot 22 the line reads “Pelican Marsh” $2,561.94, beside the county’s District 1 garbage charge of $261.91, for $2,823.85 of non-ad valorem charges in all (Collier County Tax Collector, 2025 bill, account 73229000504). Forty-two of the 44 homes carried exactly that amount in 2025; Lots 11 and 40 carried only $1,987.52, the same District package without the bond share, in every year from 2021 to 2025 (Collier County Property Appraiser roll).

The difference, $836.33 a home, has been identical every year from 2022 to 2025, and it is the District’s Series 2022 bond payment. It matches the District Manager’s description of debt service of “approximately $833 to $853 for smaller condominium units, including Serafina, Ventanas, and Castillo,” with the bonds retired after the final payment in May 2031 (Pelican Marsh CDD, minutes of July 15, 2026). The Castillo condominiums at Serafina’s entrance carry the identical $2,823.85 on 99 of their 102 residences. For comparison, Escada’s bond share is $2,573.39 a home and Norman Estates’ $765.19, and Marsala, outside the District, carries none (Collier County Property Appraiser roll, 2025). What the District line buys is Tiburón’s main gate and patrol, its roads to that gate, and the lakes and Livingston Road buffer tracts inside and around Serafina; the fees section below sets out every layer.

Who Owns at Serafina?

The county roll answers this better than any brochure. Of Serafina’s 44 homes, 24 (54.5%) carry a homestead exemption, and 11 owners (25.0%) receive their tax bill outside Florida: four in Illinois, three in Ohio and one each in New York, Pennsylvania, Virginia and Ontario, Canada; a majority of 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, 59.3% of Norman Estates’ and 28.4% of Castillo’s condominium residences. Serafina sits between the primary-home neighborhoods and the condominiums: about half year-round owners, about half seasonal.

Its leasing rules keep it from being a rental neighborhood. The recorded declaration allows “one (1) lease in a twelve consecutive month period,” no lease “more than twelve consecutive months,” every lease and renewal approved by the board, and no subleasing or room rentals (Section 4.12, 2019); shorter leases are permitted by that text. The board’s current rules and lease application are stricter: “Residences may NOT be leased more than one (1) time in any calendar year. The minimum lease term is one (1) year,” and the form is titled “Application for Approval of Annual Lease/Renewal.” The declaration controls where the two conflict, but a buyer should plan on an annual lease and confirm the current practice in the rules and the estoppel. Either way Serafina is not a seasonal-rental or weekly-rental neighborhood, and a Serafina buyer is usually buying a home to use, not an investment to rent by the month.

A Day at Serafina

A February weekday at Serafina might start on a caged lanai looking across the golf course, with the lawn crew already through. Golfers with a Tiburón Golf Club membership drive about 1.5 miles to the clubhouse on Tiburon Drive. Every errand starts the same way, west down Tiburon Boulevard East through Castillo and out through Tiburón’s main gate to Airport-Pulling Road, because Tiburón has no exit onto Livingston Road: the master association’s post orders say “THERE IS NO EXIT TO ANY MAIN ROADS PAST OUR GATE.” From Lot 1 by the Serafina gate it is 3.9 road miles to NCH North Naples Hospital, 4.2 to Mercato, 4.3 to I-75 at Exit 111 and 6.5 to Waterside Shops, and about 10 to 14 minutes free-flow to each (OSRM public router, measured September 25, 2026); from the north cul-de-sac add 0.2 to 0.3 mile. I-75 is only about a mile away in a straight line, across Livingston Road, but four road miles by the gate. Allow materially longer in season.

The evening might be dinner at The Ritz-Carlton Naples, Tiburón, which, like every club and resort facility, a Serafina owner uses as a club member or a paying guest, not by right of ownership: the declaration says the Club Facilities “are privately owned and operated” and that no one acquires an interest in them “as the result of owning any Site, Residential Unit or other property within Pelican Marsh” (Section 17.1).

The rest of the routine is set by the association’s rules and the county. Garbage goes on Tuesday and Friday and recycling, yard waste and bulk items on Friday only, with carts out no earlier than 6:00 p.m. the evening before and back in by 7:00 p.m. on collection day (Collier County Public Utilities service-day layer, checked at four Serafina lots, September 25, 2026; Rules). Mail comes to individual curbside mailboxes of one size, colour and post; the declaration says the association installs and maintains them (Section 4.8) while the 2021 rules say owners maintain and replace them, and the declaration governs where the two disagree. The speed limit is 25 miles an hour, there is no parking on the street from midnight to 7:00 a.m. without authorization, only vehicles that fit in the garage may be kept, quiet hours begin at 11:00 p.m., and no one under 14 may drive a golf cart on Serafina’s section of the boulevard (Rules). Water, sewer and irrigation come from the Collier County Water-Sewer District, which the declaration names as “the permanent water, sewer and irrigation service provider,” and electricity from Florida Power & Light. The Serafina association is one of the Tiburón associations that granted Hotwire Communications a telecommunications easement for bulk “telephone, television, internet access” service (Grant of Telecommunications Easement, OR 5905, Page 3151).

Children at all 44 Serafina 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 Serafina Residents Reach the Beach

Serafina is about 4 miles inland from the Gulf in a straight line, in Hurricane Evacuation Zone C, outside the Coastal High Hazard Area and about 2.9 miles east of U.S. 41 at Vanderbilt Beach Road, the line the National Weather Service used to bound Hurricane Ian’s surge flooding in Collier County (Collier County evacuation zone layer, checked September 25, 2026). The closest public beach access, Vanderbilt Beach, is about 5.1 road miles and 12 minutes free-flow from Serafina’s gate, straight out Vanderbilt Beach Road, and Southwest Florida International Airport about 24 road miles, which we reckon at 35 to 50 minutes depending on season and time of day (OSRM public router, measured September 25, 2026). Owning a Serafina 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.

What Serafina Does Not Have

Seven things buyers sometimes assume. No neighborhood pool, clubhouse, court or fitness room: the association owns only the road and a 0.12-acre open space, and neither carries a building; the recreation is your own pool plus the optional club. No staffed Serafina guardhouse: Serafina’s gate is a pass and kiosk gate behind Tiburón’s staffed main gate. No required club membership on a resale: the declaration obliged the first buyer of each home to take a Signature Membership at closing, and every one of the 44 homes has had its first sale; a resale buyer “should” contact the Club, and may take over the seller’s Signature Membership without a new membership fee if the transfer is applied for at least 30 days before closing, but is not obliged to join. No short-term rentals: one lease a year at most, and in current practice a one-year lease. No signs and no broker open houses: the rules bar both. No condominium safety-law exposure: Florida’s milestone-inspection and structural-integrity-reserve-study laws apply to condominium and cooperative buildings, not to Serafina’s detached homes under Chapter 720. No exit onto Livingston Road: every trip leaves through Tiburón’s main gate.

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

Serafina at Tiburón is 44 pool homes at the far end of Tiburón, 42 of them backing onto the golf course, behind a gate of their own, and in the twelve months to September 18, 2026 only two of them sold, one of them at the neighborhood’s record, $3,500,000, three days after it was listed. On that date no Serafina home was for sale at all (Southwest Florida MLS Matrix). In a neighborhood that turns over two to seven homes a year, the seller with the best-prepared file and a price built on the actual Serafina record wins, and the buyer who has done the lot, flood and cost homework before a listing appears is the one who gets the house.

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

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

Serafina at Tiburón Market Snapshot: What Homes Actually Sell For

Serafina at Tiburón closed two resales in the twelve months to September 18, 2026, at $2,550,000 and a record $3,500,000 (Southwest Florida MLS Matrix). We tracked both against their county deeds; the county recorded twelve qualified Serafina sales in the five years to August 2026, at a median of $2,797,500.

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

Serafina is the quietest single-family market in Tiburón: 44 houses, two closings in a year, no listing at all on the day we pulled the MLS. Two sales are not a market rate, so we do not publish a Serafina 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 Serafina the first window with ten or more qualified sales is five years. We tracked every qualified Serafina deed in the county sales file back to the first finished-home sales of December 2002, 98 of them, and matched the MLS closings of the last year to their deeds one by one.

What Serafina Sold For in the Last 12 Months

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

• Serafina closings: 2, at $2,550,000 and $3,500,000. 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, and it was 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, and no other priced Serafina deed in those twelve months, which is how we know the MLS count is complete (Collier County Property Appraiser roll and sales file, 2026):

The July 2026 deed was recorded after the county’s newest qualification date, so its qualification code was still blank in the August 29 file; we count it because the MLS records it as a closed sale at the same price. 2970 Tiburon Blvd E was listed at $3,250,000 and sold for $3,500,000 after 3 days on the market (MLS 225084235), 107.7% of its list price (our arithmetic). That is the only above-list closing in Tiburón in the twelve months, and it tells you what one well-placed house on the largest lot in Serafina did in May 2026, not what the neighborhood will do. The MLS report puts the pair at a median of $926.30 per square foot of MLS living area against Tiburón’s $697.70; on two sales that is a description of two houses, not a Serafina rate.

The two sales also show the spread inside Serafina. Both houses were built in 2005 and both back onto the golf course, yet the one on a 0.33-acre lot at the north curve sold for $950,000 more than the one on a standard 0.18-acre lot on the east side, eight weeks apart (our arithmetic).

The Headline Window: Twelve Recorded Sales in Five Years

A median needs at least ten sales behind it before we call it a market figure. Serafina does not reach ten in 12, 24 or 36 months, so the headline window is 60 months, the first with ten or more qualified sales. Collier County Property Appraiser sales file, DOR-qualified improved sales recorded from September 2021 to August 2026 (county_sales query run September 24, 2026):

• 60 months: 12 qualified sales, median $2,797,500 (the mean of the middle pair, $2,600,000 and $2,995,000), range $1,695,000 to $3,500,000. Every one was a resale; no builder has sold a Serafina home since 2008.
• Just outside the coded set: 2892 Tiburon Blvd E at $2,550,000, recorded July 10, 2026, not yet coded.
• Big lots against standard lots: the three sales on the larger north-end lots (19, 20 and 22, 0.24 to 0.33 acre) have a median of $3,100,000; the nine sales on 0.18 and 0.19-acre lots a median of $2,581,000 (our arithmetic). Three sales a side is too few to price an extra tenth of an acre, and the second-highest sale in the window was on a standard lot with the neighborhood’s only casita, but the direction is the one we would expect.
• Early against late: the first six sales in the window, from September 2021 to August 2022, have a median of $2,328,500; the last six, from February 2023 to May 2026, a median of $3,112,500 (our arithmetic). Most of the rise in the five-year figure came in 2021 and 2022.

The same house appears twice: 2895 Tiburon Blvd E sold for $2,581,000 in November 2021 and $3,000,000 in May 2025, about 16% more three and a half years later (our arithmetic).

How the Windows Compare

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

The five-year median sits below the midpoint of the last three years because the five-year window still holds the 2021 sales at $1,695,000 and $1,900,000, bought before the 2022 run-up finished. It is not evidence that Serafina homes now sell for $2.8 million: every coded sale since August 2022 has been $2,600,000 or more. Nor is the recent run evidence that every Serafina home is worth $3 million or more: the latest sale on a standard lot was $2,550,000 in July 2026.

Serafina Prices Over Time, 2002 to 2026

Collier County Property Appraiser sales file, 98 DOR-qualified improved market sales since December 2002; where a period has an even number of sales, the median is the mean of the middle pair:

Serafina’s story is different from Marsala’s. Marsala’s homes were mostly built after the crash and have roughly tripled since; Serafina’s were built and sold at the top of the last cycle, fell about 24% from the new-home median to the 2009 to 2014 median, were still about 14% below the new-home level in 2015 to 2020, and only then rose, by about 87% from 2015 to 2020 to 2021 to 2026 (our arithmetic from the medians above). Measured from the new-home median, the 2021 to 2026 median is about 61% higher, over roughly two decades. The low point was $1,000,000, paid for 2915 Tiburon Blvd E in August 2010 after a lender took title, and for 2899 Tiburon Blvd E in June 2011.

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

• 2970 Tiburon Blvd E (Lot 22, built 2005): $1,551,200 new in 2005, $1,610,000 in 2018, then $3,500,000 in May 2026, 2.26 times the first price.
• 2880 Tiburon Blvd E (Lot 44, the casita home, built 2003): $1,555,000 in 2005, $1,180,000 in 2014, $1,490,000 in 2020, then $3,450,000 in April 2023.
• 2895 Tiburon Blvd E (Lot 4, built 2005): $1,926,500 new in 2005, $1,200,000 in 2014, $2,581,000 in 2021 and $3,000,000 in 2025.
• 2959 Tiburon Blvd E (Lot 20, built 2003): $1,585,900 in 2004, $1,700,000 in 2006, $1,464,000 in 2015, $1,665,000 in 2019 and $3,100,000 in February 2023.
• 2892 Tiburon Blvd E (Lot 41, built 2005): $1,443,800 new in 2006, $1,600,000 in 2009, $1,249,000 in 2015, then $2,550,000 in July 2026.
• 2915 Tiburon Blvd E (Lot 9, built 2006): $1,811,900 new in 2007, a lender’s deed in 2010, $1,000,000 in August 2010, $1,320,000 in 2012, $1,540,000 in 2015 and $1,350,000 in 2020.
• 2919 Tiburon Blvd E (Lot 10, built 2006): $1,965,000 new in 2006; bought by a company for $2,350,000 in November 2023, a deed the county codes as not qualified; then $3,125,000 in May 2024, six months later, a pattern consistent with a renovate-and-resell.

Two lessons follow for a seller. A Serafina home bought new in 2004 to 2007 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, casita and updated houses, not the typical ones.

The county also records deeds it codes as not qualified, such as a $2,895,000 transfer on Lot 38 in June 2022 and the $2,350,000 company purchase on Lot 10 in November 2023, and family transfers at nominal prices. We never treat a not-qualified deed as a market sale.

The Record: $3,500,000 for 2970 Tiburon Blvd E

The highest price ever recorded for a Serafina home is $3,500,000 for 2970 Tiburon Blvd E, Lot 22, recorded May 13, 2026 (Collier Clerk, OR 6589/209). It is not a typical Serafina house, which is why it matters for pricing. Lot 22 is the largest lot in Serafina at 0.33 acre, on the north curve with about 56 metres of rear line on the golf course (Collier County Property Appraiser roll; parcel-map measurement by our research team); the house was built in 2005; and it sold three days after it was listed, $250,000 over its $3,250,000 asking price (Southwest Florida MLS Matrix). The buyer has since taken out a $350,000 alteration permit, issued July 7, 2026, and standby-generator permits in August 2026 (Collier County monthly building permit reports). The record before it was $3,450,000 for 2880 Tiburon Blvd E, the Lot 44 home with Serafina’s only detached casita, in April 2023 (Collier Clerk, OR 6236/3677).

In plain terms, the Serafina record was set by the biggest lot in the neighborhood, and the one before it by the only house with a casita, not by a standard home on a 0.18-acre lot. A seller of a typical Serafina home should price off the sales of similar houses in the tables above, not off $3,500,000.

What Is For Sale at Serafina Right Now

No Serafina home was for sale on September 18, 2026 (Southwest Florida MLS Matrix). Esperanza was the only other Tiburón neighborhood with none. Tiburón as a whole had 20 active listings that day, and the nearest single-family alternatives to a Serafina home were one Norman Estates home on Medallist Lane at $3,995,000 (30 days on market) and two Marsala homes, at $3,675,000 and $2,795,000; the condominium tier held the rest (Southwest Florida MLS Matrix).

For a buyer, that means a Serafina purchase usually starts before a listing does. Serafina turns over about two to seven homes a year on the county record since 2015, 4.5% to 16% of the neighborhood (Collier County Property Appraiser sales file; our arithmetic), and in the last twelve months it turned over two. We keep a list of buyers waiting for Serafina, and when an owner is thinking about selling, that list is the first place we look.

Price per Square Foot at Serafina: Which Figure Is Which

At Serafina the county’s square footage and a listing’s living area measure different things, and the difference is the second storey. WCI marketed all four Serafina plans as two-storey homes with 3,189 to 4,139 square feet of living space (WCI Communities plan pages, 2002). The county records a base area for each main house that runs from 2,197 to 3,387 square feet, median 2,862.5, below every plan’s living area, and a total adjusted area, which adds garage, lanai and other areas at adjusted weights, of 3,339 to 4,397, median 3,675.5 (Collier County Property Appraiser roll, tax year 2026 preliminary). The county carries no bedroom or bathroom count at all.

So a price per square foot at Serafina can be $1,289 or $960 on the same sale depending on which county figure sits underneath it: the $3,500,000 record works out to $1,289 per square foot of county base area and $960 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 the same base area to houses with different second floors, 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 no Serafina listing on September 18, 2026 against two closings in twelve months, Serafina had no supply at all on the pull date; Tiburón as a whole carried 20 listings against 32 closings, about 7.5 months of supply, with a median of 86 days on market for homes that sold (Southwest Florida MLS Matrix; our arithmetic). The one Serafina closing whose market time we hold took 3 days.

In plain terms, Serafina is a thin market, not a fast one. With no competing listing, a well-priced Serafina home has the neighborhood to itself; an overpriced one sits, because the buyer can compare it against twelve recorded sales in five years, most of them houses of the same plans on the same size of lot.

Where Serafina Sits in Tiburón’s Price Ladder

Tiburón’s neighborhoods sort cleanly by form and price, and Serafina sits in the single-family tier just below Marsala. On the MLS closings from September 18, 2025 to September 18, 2026, the condominiums sit at the bottom: Ventanas at Tiburón at a median of $902,500 (4 sales), 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: Norman Estates with two sales, at $2,700,000 and $2,825,000; Serafina with two, at $2,550,000 and $3,500,000; and Marsala 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, at $7,250,000 and $6,700,000, were the highest asks in Tiburón (Southwest Florida MLS Matrix).

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

Three readings follow, each on four sales a side and so each a direction, not a rate. Serafina’s recent sales run about 11% above Norman Estates’, its closest twin in size and age, on slightly smaller lots and newer houses. They run about 4% below Marsala’s median, on lots about half the size. And they run at about half of Escada’s, on lots under a third the size (our arithmetic). Serafina’s record, $3,500,000, equals Marsala’s twelve-month median and is below Marsala’s record of $4,950,000; the comparison section below sets Serafina against Norman Estates in detail.

What the County Says a Serafina Home Is Worth

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

2026 is the third year running that the county marked Serafina down. The median per-home change from 2025 certified to 2026 preliminary was minus 4.8%; 40 of the 44 homes fell, by as much as 25.7%, while four rose by no more than 3.0%; the preliminary values of all 44 homes total $87,501,109, 7.4% less than in 2025 (same roll). On the same roll Norman Estates’ median fell 6.4% and Marsala’s 8.6%, while Escada’s rose 27.4%. Serafina’s median just value is the lowest of Tiburón’s four single-family neighborhoods: $1,967,435, against $2,005,110 at Norman Estates, $2,166,654 at Marsala and $5,331,624 at Escada.

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

The county’s median peaked in 2023 and is now about 9% below that peak, though still about 73% above 2021, while recorded sale prices kept setting records (our arithmetic from the roll and the sales file). Just value is a mass-appraisal figure set as of January 1; it is not a price. Both Serafina sales of the last twelve months closed well above their homes’ 2026 preliminary just values: 2970 Tiburon Blvd E sold for $3,500,000 against $2,057,464, about 70% above, and 2892 for $2,550,000 against $1,853,269, 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 Serafina Tax Bill Looks Like

Taxes follow the value and the homestead status. The last complete bill, 2025 certified, shows a median total tax of $19,365.60 across the 44 homes and a range of $11,902.71 to $28,858.21, including non-ad valorem charges of $2,823.85 on 42 homes and $1,987.52 on the two homes with no District bond share (Collier County Property Appraiser roll). That $2,823.85 is the county’s $261.91 garbage charge plus the Pelican Marsh CDD line of $2,561.94, of which about $836 is the District’s Series 2022 bond share (Collier County Tax Collector, 2025 bills for accounts 73229000504 and 73229000928). The 2026 preliminary roll shows a median ad valorem tax of $16,836.33 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 on Lot 12 shows a 2026 preliminary ad valorem tax of $9,460.75, the lowest in Serafina, while the non-homesteaded home on Lot 26 shows $22,006.49, the highest; non-homesteaded 2026 preliminary bills run from about $16,000 to $22,000 (Collier County Property Appraiser roll). The 2025 bill of $28,858.21 on Lot 20, the highest, belongs to a non-homesteaded home bought in 2023. When a Serafina home sells, its capped assessment resets to market value as of the next January 1, so 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 Serafina Homes Cost New, 2002 to 2008

Serafina was never a lot market. Unlike Escada next door, where WCI sold homesites to buyers who hired their own builders, no Serafina lot has ever been recorded as a vacant-lot sale at a price: the first priced deed on all 44 lots is a finished-home sale (Collier County Property Appraiser sales file). WCI marketed Serafina as a package of lot and house, and its 2002 website priced the four plans (WCI Communities plan pages, archived March to November 2002):

WCI’s prices did not change between the March and November 2002 captures of its pages (Sevilla, archived November 6, 2002; Cantoria, archived November 6, 2002). The first three recorded Serafina sales, in December 2002, were $1,594,200, $1,812,400 and $1,840,400, and the 39 first sales that fell in a home’s build year or the year after, from 2002 to 2008, were recorded at $1,220,200 to $2,125,000, with a median of $1,551,200 (Collier County Property Appraiser sales file). The highest first sale was $2,125,000 for 2887 Tiburon Blvd E in August 2004; the lowest was $1,220,200 for 2908 Tiburon Blvd E in December 2007, as the market turned. A Serafina buyer in 2002 to 2007 paid more than a Serafina buyer did in 2020, when the six qualified sales had a median of $1,292,500, which is the plainest way to read the price history above.

Our Read of the Serafina Market

Serafina in September 2026 is a thin, tightly held market with a strong recent record. The record sale was set in May 2026 in three days above asking, every coded sale since August 2022 has been $2,600,000 or more, and no Serafina home was for sale on the pull date. At the same time, only two homes sold in twelve months, the one standard-lot sale of 2026 closed at $2,550,000, and the county has marked Serafina down three years running. The honest range for a typical Serafina home on a 0.18-acre lot, on the county’s recorded sales of the last three years, runs from about $2.55 million to about $3.1 million, with the larger north-end lots, the casita home and the updated houses above it. The Serafina homes that sell at the top are priced to the Serafina record, lot size and position, update level, roof age and flood file, arrive with the association’s approval package, estoppels and club paperwork already in hand, and are shown quietly, because at Serafina there is no sign and no open house to do the work.

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

This is how Jesse and Marc prepare a Serafina listing or a Serafina offer, in the order we do it. We start with the lot: its acreage on the county roll, whether it is one of the nine larger lots at the north end, whether it backs onto the golf course or, at Lots 1 and 2, onto the Castillo-owned lake, and what WCI’s 2002 setback map allows behind the pool, because at Serafina the lot is the main difference between two otherwise similar houses. We identify the house: which of WCI’s plans it most likely is, whether it has the casita or a game room or theatre upstairs, and what its MLS history says about living area, because the county’s base area understates a two-storey Serafina house. We pull every recorded sale of that house and of the homes around it, and the MLS history behind each, because the twelve sales of the last five years span $1.8 million. We read the county permit history for the roof, the windows and doors, the generator and any remodel, because eleven Serafina roofs and five major remodels have been permitted since 2020 and a buyer will compare. We read the flood record for the house: its footprint on FEMA’s effective and preliminary maps, the ground elevation against the local base flood elevation, and whether an elevation certificate exists, because no Serafina home has a Letter of Map Amendment and 43 of 44 are mapped in Zone AH. And we ask the seller for the club membership status, the Serafina and Tiburon Estates estoppel figures and the capital contributions before a buyer’s inspection period starts, and we file the association’s sale application the day the contract is signed. None of that is guesswork; every item is a document, and this page names each one.

How Did Serafina at Tiburón Come to Be?

Serafina at Tiburón was created by WCI Communities, which filed its association in May 2001, recorded its declaration and plat on October 8, 2001, marketed four plans of its own, saw all 44 homes sold finished between 2002 and 2008, lent part of the plat to Castillo IV, and deeded the road to the owners in 2008.

That history is why Serafina looks and works as it does today: 44 houses of one era and one construction class, a plat that shares its entrance with a condominium, an association that owns only its road and a sliver of open space while the Pelican Marsh District and the golf owner hold the land around it, a covenant package the owners rewrote in full in 2019, and a price record that took until 2021 to clear the level of the first sales.

WCI Communities and the Tiburón Master Plan

WCI Communities developed Tiburón, a gated golf community inside the Pelican Marsh development in North Naples, around two Greg Norman golf courses, the Gold, opened in 1998, and the Black, opened in 2001. The Tiburón master declaration, the Declaration of Covenants, Conditions and Restrictions for Tiburon Estates, was recorded on August 6, 1999 (OR 2579, Page 364), and every Serafina owner belongs to its association. The land was already inside the Pelican Marsh approvals: Serafina’s declaration makes the neighborhood subject to the Pelican Marsh Development of Regional Impact order, and provides that the Pelican Marsh PUD prevails over the declaration where they conflict (Sections X and XVIII). Serafina lies inside the Pelican Marsh PUD, in the county’s Urban Residential Subdistrict, and inside the Pelican Marsh Community Development District (Collier County zoning and district layers, checked September 25, 2026).

Plat books are bound in filing order, so the book numbers give the order in which Tiburón’s single-family neighborhoods were platted: Norman Estates at Plat Book 31, Escada at 34, the Tiburon Boulevard East extension plat, from which Castillo I to III were carved, at 36, Serafina at 37 and Marsala, much later, at 47 (Collier County Clerk plat references). Serafina came one book after the extension plat, at the far end of the new boulevard, and that sequence is why part of Castillo ended up on Serafina land.

The Association, the Declaration and the Plat, 2001

WCI built Serafina’s legal structure in 2001, in three steps:

The declaration and the plat went on record the same afternoon. The declaration runs for 30 years from recording and then renews automatically in ten-year terms, and after the first 30 years owners of two-thirds of the Sites may end or change it (Section 16.7). During WCI’s Class “B” Control Period the developer appointed a majority of the board and funded operating deficits instead of paying assessments on its unsold lots (2001 declaration, Sections 6.2 and 7.4).

What the 2001 Declaration Set

The 2001 declaration set Serafina’s physical standards and most of its social rules from the start, and several of them are stricter in the original than today:

• House size and form: at least 4,500 square feet of living area in the original text, a 35-foot height limit, the lowest habitable floor at least 14.3 feet NGVD, an attached garage for at least three cars, tile roofs at a minimum 6:12 pitch with no flat roofs, and no plain or stamped concrete, asphalt or gravel driveways.
• Leasing: “No Residential Unit shall be leased except on an annual basis. No Residential Unit shall be used or sold on a ‘time-share’ basis.”
• Club: each first buyer of a home from WCI “shall be obligated to acquire a Signature Membership at the closing” in the Tiburón Golf Club, and the Club Facilities are privately owned (Section 17).
• The District: a capitalized statutory notice that the neighborhood lies inside the Pelican Marsh Community Development District, that District taxes and assessments appear on the county tax bill and are liens, and that every seller must disclose the District to a buyer (Section III).
• Construction traffic: “via the construction entrance on Airport-Pulling Road,” with owners liable for damage to the common areas (Section 4.13).
• Names: no use of “Pelican Marsh” or “Tiburon” in printed or promotional material without the association’s consent, except to state the neighborhood’s location (Section 16.1). This page names the neighborhood to state its location.

The declaration also has no builder fee and no build-by deadline, unlike Escada’s, which charged a 10% marketing and design-review fee when a lot buyer used a builder other than WCI. Serafina’s covenants were written for a neighborhood WCI would build and sell itself.

Inside the District From Day One

Serafina was assessed by the Pelican Marsh Community Development District from its first year, and the District’s recorded schedules show it in the lower-cost class. WCI’s recorded 2002 consent to the District’s special assessments lists “VENTANAS & SERAFINA NEIGHBORHOODS” at an operations and maintenance assessment of $836.17 plus a capital assessment of $1,300.00, $2,136.17 a lot for fiscal 2001-02, against a capital assessment of $4,000 for each Escada lot (Second Amendment to CDD consent, OR 2967, Page 43); the following year’s schedule put the smaller-product group at $916.46 plus $1,300.00 (Third Amendment, OR 3093, Page 109). In November 2003 the District vacated an old access easement it held over Serafina’s lots and Tracts B and D (Partial Vacation of Easement, OR 3449, Page 2153).

By fiscal 2019 the District’s budget classed Serafina as “Golf Villa,” with a Series 2012 bond assessment of $1,085.57 a home, the same figure as Norman Estates, Bolero, Castillo and Ventanas, against $3,340.31 for an Escada lot (Pelican Marsh CDD budget, fiscal 2019). The county roll shows the next step: the gap between a Serafina home’s bond-bearing and bond-free charges was $1,061.56 in tax year 2021 and $836.33 in every year from 2022 to 2025, the drop matching the District’s Series 2022 refunding (Collier County Property Appraiser roll). Those bonds end with the final payment in May 2031 (Pelican Marsh CDD, minutes of July 15, 2026).

WCI’s Four Plans and the First Sales, 2002

WCI put Serafina on sale in early 2002. Its Tiburón price list captured in February 2002 already showed three Serafina plans, the Vitoria, Cantoria and Marisol, and by June the Sevilla had joined them, all four listed as Serafina single-family homes at $1,594,990 to $2,094,990 (WCI Communities price list pages, archived February 13 and June 23, 2002). Every plan page carried the same description of the neighborhood: “An exclusive enclave of only 44 executive home residences … There are four spacious two-story floorplans,” ending “Come experience the ultimate lifestyle in Tiburón at Serafina, luxury executive homes that will exceed your expectations.” The first three homes closed in December 2002.

WCI also set the look. The owners’ 2019 declaration records that “The Developer of the Neighborhood established a color scheme for the Neighborhood and chose six color schemes for Residential Units,” and the association still publishes WCI’s “Original Developer Paint Schemes,” WCI’s approved tree and plant palette and the rear-yard setback map WCI’s Planning Department drew on October 28, 2002 (Serafina association design-review page).

Castillo IV and the Tract D Release, 2002 to 2003

Serafina’s plat had barely been recorded when WCI used part of it for Castillo. The sequence, from the recorded instruments (Collier County Clerk, Official Records):

The plat’s Tract B has no parcel of its own on the county roll today; the plain reading of the record is that it lies wholly inside Castillo IV, though only the plat sheets and the Castillo IV legal description could prove it. The Castillo at Tiburón page tells the same story from Castillo’s side.

WCI Changes the Rules: 3,000 Square Feet and a Two-Car Garage

Twice while it was selling, WCI relaxed Serafina’s house standards by recorded amendment. On December 19, 2002, its First Amendment cut the minimum living area from 4,500 to 3,000 square feet (OR 3179, Page 1516), a change that matches the plans WCI was already selling, the smallest of which, the Sevilla, had 3,189 square feet of living space. On January 25, 2005, its Third Amendment cut the garage requirement from three cars to two (OR 3721, Page 1329). Both changes survive in the owners’ 2019 restatement, and both are the rules a Serafina owner rebuilding or enlarging a house works under today.

Who Built Serafina’s Homes?

WCI Communities developed Serafina, declared its covenants, drew its setback map, chose its original colours and marketed and priced its houses as a WCI product in 2002, and we name WCI on that basis. The contractor of record on each home’s original building permit is not named in any record we examined: the county’s permit reports that we read begin in 2020, the county’s public certificate archive holds no Serafina certificate, and the property appraiser’s roll records owners, not builders. So we do not name a builder, and a buyer who needs one for a specific house will find it in that house’s county permit file.

The record does describe a production program, not a custom-lot neighborhood. No Serafina lot ever sold vacant; every first sale was a finished home priced inside WCI’s plan range; all 44 main houses carry one county construction class; and identical county footprints recur on 22 of them, including the same measurements on five homes built in 2006 on Lots 13, 23, 28, 32 and 38 (Collier County Property Appraiser roll and sales file). Four homes built in 2003, on Lots 6, 7, 19 and 44, did not first sell until 2005 or 2006, which is consistent with WCI holding them as models or inventory; Lot 44’s is the house with the casita that the Cantoria plan offered. That reading is ours, from the dates; no record we read calls them models.

Built in Two Waves, 2002 to 2008

The county roll dates Serafina’s 44 main houses as follows (Collier County Property Appraiser roll, tax year 2026 preliminary):

The first twelve homes went up by 2003 at the two ends of the street, by the gate and around the north cul-de-sac, and after a one-year pause the other 32 filled the middle from 2005 to 2008; the median year built is 2006. The county’s aerial footprint layers track the same build-out: no house in the 2002 flight, 12 by 2004, 27 by 2006, 39 by 2007 and all 44 by 2009 (Collier County building footprint layers). So twelve Serafina homes stood through Hurricane Charley in 2004, somewhere between 12 and 27 through Wilma in October 2005, and all 44 through Irma in 2017 and Ian in 2022.

That window matters to a buyer: every Serafina home was permitted after Florida’s first statewide building code took effect on March 1, 2002, the early group probably under the 2001 edition and most of the rest under the 2004 edition, in force from October 2005. The code that applies to a specific home is set by its permit date.

Developer to Owners, 2007 and 2008

WCI handed Serafina over as the last homes were finished. The association’s Sunbiz annual report for 2007 still lists WCI officers and directors; the report filed April 17, 2008 deletes them and lists five owner-directors, which puts the owners’ takeover between April 2007 and April 2008; the date of the turnover meeting itself is not in any record we read. The property followed in 2008 (Collier County Clerk, Official Records; Collier County Property Appraiser roll):

The last two Serafina homes were finished in 2008, the same year, and the last first sale, on Lot 37, closed in December 2007 at $1,220,200.

Through the Downturn, 2009 to 2014

Serafina’s owners bought at the top and then lived through the fall. The fifteen qualified sales from 2009 to 2014 had a median of $1,200,000, about 24% below the new-home median, and the county records show the strain: a lender took title to 2915 Tiburon Blvd E in May 2010 before it resold for $1,000,000 that August, the neighborhood’s low, and the association recorded assessment liens and lis pendens against individual lots between 2009 and 2023, each later satisfied or resolved in foreclosure, with lenders’ foreclosures naming both the Serafina association and the Tiburon Estates master association as lienholders (Collier County Clerk index; Collier County Property Appraiser sales file). In plain terms, the association uses its lien remedy, and a buyer’s estoppel certificate will show whether any balance is open on the lot being bought.

In July 2014 the Tiburón associations, Serafina’s among them, entered a bulk communications agreement with Hotwire Communications, and in March 2021 they recorded the telecommunications easement that goes with it (OR 5905, Page 3151).

The Livingston Road Buffer, 2015 to 2017

The east side of Serafina backs onto the golf course, and beyond it a District strip and Livingston Road. The Pelican Marsh development order called for a landscape buffer along that edge, and in February 2017 the District’s engineer told its board that “when Serafina was platted, a 20 foot landscape easement was created as the DRI called for.” The same meeting recorded that a 2015 to 2016 clearing of vegetation on the golf-owned east boundary had affected “71 residences in Castillo and Serafina,” whose owners reported lost views and more road noise (Pelican Marsh CDD, minutes of February 15, 2017). How that dispute ended is not in any record we read, and it is the one location fact most specific to the east-side lots, 21 to 44.

A Gate of Its Own

The 2001 declaration already allowed “privacy gates at the entrance to the Neighborhood,” manned or unmanned, as association facilities paid for from assessments (Section XI). By 2018, the date of the master association’s gatehouse post orders, Serafina had one: the orders describe Serafina as “located all the way back with a separate gate for entry requiring a pass” and train Tiburón’s main-gate officers in “how to issue passes and how to use them for Escada and Serafina” (Tiburon Estates HOA post orders, version 1.0, April 4, 2018, published by the Serafina association). Today a visitor opens it with an emailed pass at the kiosk, or calls the resident or the main gate from it (Serafina association visitor-screening instructions).

The Owners Rewrite the Documents, 2019 to 2021

Eleven years after turnover the owners replaced WCI’s documents wholesale. At a members’ meeting on March 4, 2019 they adopted an Amended and Restated Declaration, Articles and Bylaws, 52 pages, recorded on March 19, 2019 (OR 5608, Page 3084), and filed the restated Articles with the state on April 8, 2019. The restatement is the covenant set a buyer lives under today:

The colour rule did not last. On March 25, 2021 the owners amended Section 4.10 so that exterior colours must be schemes approved by the board and published in the neighborhood’s design standards, with no scheme identical to either next-door home (Certificate of Amendment, OR 5914, Page 2386). The board’s Rules and Regulations, adopted April 9, 2021 and revised June 11, 2021, now list 13 Sherwin-Williams schemes with Urbane Bronze shutters and railings, and add the rules that shape daily life and every sale today: no signs, no broker open houses, the one-year lease minimum, no major construction from November 1 to April 30, and contractor work only from 8 a.m. to 5 p.m. on weekdays (Serafina at Tiburon HOA, Rules and Regulations, revised June 11, 2021). From 2019 to 2022 the association recorded eighteen one-page Certificates of Approval of individual sales in the county’s Official Records, the new approval clause at work.

Serafina Since 2022

Three things have changed the neighborhood’s numbers since the restatement. In 2022 the District’s Series 2022 refunding lowered the bond share on a Serafina tax bill to $836.33, where it stays until May 2031, and the same year the Tiburon Estates master association added a one-time capital contribution on every new owner equal to a quarter of its annual assessment (Collier County Property Appraiser roll; master association amendment, OR 6149/45, 2022). In March 2025 FEMA issued a preliminary countywide flood map that, if it takes effect as drawn, would move all 44 Serafina homes out of the high-risk zone they occupy on the 2024 map; it entered its appeal period in August 2026, with a target effective date in summer 2027, and the flood section below explains what that does and does not change. And the sale record moved: $3,450,000 in April 2023, then $3,500,000 in May 2026, while owners pulled remodel permits of $150,000 to $400,000 on five houses from 2020 to 2026 (Collier County Property Appraiser sales file; Collier County monthly building permit reports). Twenty-four years after WCI’s first closings, Serafina’s houses are being updated one at a time, and the updated ones set the price.

The Homes: WCI’s Four Plans on Tiburón’s Smallest Single-Family Lots

Serafina at Tiburón is 44 detached two-storey homes on Tiburon Boulevard East, built from 2002 to 2008 by WCI Communities’ own program to four plans of about 3,200 to 4,100 living square feet, on lots with a median of 0.18 acre, per the Collier County Property Appraiser roll (tax year 2026 preliminary) and WCI’s 2002 sales pages.

Serafina is the most compact single-family neighborhood in Tiburón and one of the most consistent. Every home was sold new as a finished house, every lot but a handful is the same size, every home carries the same county construction class, and every home has its own pool. That consistency is why lot position, the plan and what an owner has done to the house since 2008 explain most of the price differences we see here, and why a Serafina price opinion has to start from the house, not the lot.

44 Homes, 54 Parcels: the Count Explained

The plat, SERAFINA AT TIBURON, Plat Book 37, Pages 25 to 32, was recorded on October 8, 2001 by WCI Communities, Inc., joined by Tiburon Golf Ventures Limited Partnership and the Pelican Marsh Community Development District (Collier Clerk, plat reference sheet, OR 2905, Page 98). It creates Lots 1 to 44 and a set of lettered tracts. The owners’ 2019 restated declaration settles the home count in one sentence: “There are 44 Sites. Therefore, the total number of Voting Interests is 44” (OR 5608, Page 3084, Section 1.33). WCI said the same thing in 2002, when it marketed Serafina as “an exclusive enclave of only 44 executive home residences” (WCI Communities website, archived 2002, cited below).

The county roll carries 54 parcels under the Serafina subdivision code: the 44 homes plus 10 tract parcels (Collier County Property Appraiser roll, tax year 2026 preliminary, files dated August 29, 2026). The roll’s own subdivision summary says 55, but only 54 parcels exist on it, and older descriptions of Serafina repeated the 55. The ten tract parcels belong to four different owners, and only two of them belong to the Serafina association; the amenities section below explains who owns what. No vacant homesite remains: every one of the 44 lots carries a main residence on the 2026 preliminary roll.

One Street at the Far End of Tiburón

Every Serafina home is on Tiburon Boulevard East, and Serafina has no street name of its own. The Serafina stretch of the boulevard begins at an entry median beside the Castillo IV buildings on Castillo Court and runs north to a cul-de-sac, with Lots 1 to 20 on the west side and Lots 21 to 44 on the east side (WCI Planning Department, Serafina Rear Yard Setback Map, October 28, 2002, posted on the association’s website). The house numbers follow the lots:

• West side, Lots 1 to 20: odd numbers from 2883 up to 2959, rising by four.
• East side, Lots 21 to 44: even numbers from 2974 at the cul-de-sac down to 2880 at the entry, falling by four.

Source: Collier County Property Appraiser roll, tax year 2026 preliminary. Every home is in ZIP 34109 and in millage area 47. Forty-eight of the plat’s parcels lie in Section 25 and six in Section 36, Township 48 South, Range 25 East; Lots 1 and 2 are the only homes in Section 36 (same roll). Serafina is the last neighborhood on the boulevard: the master association’s 2018 gatehouse post orders describe it as “located all the way back,” and past Serafina the road ends.

How Big the Lots Are

Serafina’s lots are the smallest single-family lots in Tiburón. The median Serafina lot is 0.18 acre, against 0.20 acre in Norman Estates, 0.37 acre in Marsala and 0.62 acre in Escada at Tiburón (Collier County Property Appraiser roll, tax year 2026 preliminary, homes only). A Marsala lot is about twice a Serafina lot and an Escada lot about three and a half times, our arithmetic from those medians.

Source: Collier County Property Appraiser roll, tax year 2026 preliminary (files dated August 29, 2026). Thirty-eight of the 44 lots measure 0.18 or 0.19 acre. The nine larger lots, from 0.20 to 0.33 acre, are Lots 18 to 22 and 24 to 27, around the north cul-de-sac and the curve that leads into it; the largest is Lot 22 at 2970 Tiburon Boulevard East, at 0.33 acre (same roll). If a buyer wants more yard in Serafina, it is on those nine lots.

The county treats most Serafina lots as one interchangeable homesite: 29 of the 44 lots carry the identical land value of $1,035,317 on the 2026 preliminary roll, and three more carry $1,054,176 (same roll). Small lots also mean dear land by the acre. The median county land value per acre in Serafina is about $5.75 million, the highest of Tiburón’s four single-family neighborhoods, against about $5.39 million in Norman Estates, $3.27 million in Marsala and $2.59 million in Escada (same roll). That is the arithmetic of a small lot in a gated golf community, and it is why a Serafina home’s value sits mostly in the land and the location.

What the County Square Footage Means at Serafina

The county’s two square-footage fields are not living area, and on Serafina’s two-storey homes the gap is large. WCI marketed all four Serafina plans as two-storey homes with 3,189 to 4,139 square feet of living space (WCI plan pages, 2002). The county’s base area for the main residence has a median of 2,863 square feet, below the living area of every WCI plan, while the county’s adjusted area has a median of 3,676 square feet, inside the plan range (Collier County Property Appraiser roll, tax year 2026 preliminary). On our reading, the base area captures little more than the ground floor of a two-storey home, as it does at Escada and on Marsala’s two-storey plans.

Three rules follow, and we apply them in every Serafina price opinion we write:

• 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.

The WCI Plans: Sevilla, Marisol, Vitoria and Cantoria

WCI Communities, Tiburón’s developer, sold Serafina as its own new-home product with four two-storey plans. Its website listed Serafina as a single-family offering on the Tiburón “View Homes” pages through 2002, and every plan page carried the same neighborhood paragraph, which opens: “An exclusive enclave of only 44 executive home residences, Serafina offers spectacular views” of two golf holes, with “four spacious two-story floorplans.”

Sources: WCI Communities plan pages, archived 2002: Sevilla (June 27, 2002), Marisol (March 6, 2002), Vitoria (March 6, 2002) and Cantoria (March 6, 2002); Tiburón price list, archived February 13, 2002. The prices did not change between the March and November 2002 captures. WCI’s own neighborhood paragraph gives a slightly wider range, “3,161 to 4,300 of air-conditioned living space,” than its four plan pages; the plan pages are the more specific record, so we use them.

WCI’s own words describe the plans:

• Sevilla: “This two-story design features a spacious great room, breakfast nook and master suite with a large walk-in closet. With such additions as an optional Casitas or second floor game room, the Sevilla is a perfect floor plan for anyone.”
• Marisol: “This three-bedroom, 4-bath home features a family room, living room and separate dining room. The Marisol has a circular staircase leading upstairs to an open game room or optional bedroom.”
• Vitoria: “This three-bedroom, 4-bath home features a very large family room with an optional fireplace. The master suite is situated upstairs, and there is also an optional theatre/office space available on the second floor.”
• Cantoria: “The Cantoria encompasses over 4,000 sq.-ft. of living space and features a spacious family room, living room, separate dining room and breakfast nook off the kitchen.”

The plan names follow Tiburón’s Spanish naming theme, and the options explain much of the variety a buyer sees today: a casita, a second-floor game room, a theatre or office, an extra bedroom upstairs. WCI’s 2003 captures of the same pages exist in the archive but could not be read for this page, so we do not know the 2003 prices or when WCI stopped offering the plans.

Which Homes Were Built to Which Plan

No county field names a plan, so no Serafina home can be tied to Sevilla, Marisol, Vitoria or Cantoria from the public roll alone. The roll does show a small plan set built repeatedly. Twenty-two of the 44 homes share an identical county base area and adjusted area with at least one other home:

Source: Collier County Property Appraiser roll, tax year 2026 preliminary. On our reading these clusters are WCI’s four plans with their options; that is an inference from the measurements, not a record. For any specific home, the plan is a claim until the original permit plans or the listing history back it, and we ask for both before we price a Serafina home.

Who Built the Homes

WCI Communities, Inc. declared and developed Serafina: it is the declarant on the 2001 declaration and all three developer amendments, the owner on the plat, and the grantor of the 2008 common-area deed (Collier Clerk records listed in the declaration section of this page). The restated declaration adds that “The Developer of the Neighborhood established a color scheme for the Neighborhood and chose six color schemes for Residential Units” (OR 5608, Page 3084, Section 4.10). And WCI sold complete homes: all four plans were priced as finished houses in 2002.

The deeds confirm it. Every one of the 44 lots has a priced first deed coded as an improved sale, and no Serafina lot has ever recorded a vacant-lot sale at a price (Collier County Property Appraiser roll, sales history). Thirty-nine of those first sales fell in the year the house was finished or the year after, at a median of $1,551,200, from $1,220,200 to $2,125,000, from 2002 to 2008; the first three recorded sales, in December 2002, were $1,594,200, $1,812,400 and $1,840,400, squarely inside WCI’s 2002 price list (same roll). That is the opposite of Escada, where WCI sold lots and buyers hired their own builders. Four homes built in 2003, on Lots 6, 7, 19 and 44, were not first sold until 2005 or 2006, which fits WCI holding them as models or inventory; that is our reading, not a record.

What no record we examined names is the contractor of record on each home’s building permit. The original construction permits predate the county’s online monthly reports, so we do not name one; the builder of record for any specific Serafina home is in Collier County’s permit file for that address.

When the Homes Were Built

Source: Collier County Property Appraiser roll, tax year 2026 preliminary, main residences only. WCI built the two ends of the street first, twelve homes by 2003, paused in 2004, then filled the middle with 32 homes from 2005 to 2008. The county’s aerial building-footprint layers tell the same story from above: no Serafina home in the 2002 flight, 12 by the 2004 flight, 27 by 2006, 39 by 2007 and all 44 by 2009 (Collier County Property Appraiser building footprint layers, read September 25, 2026). The 2002 year-built values on three homes and their absence from the 2002 flight are consistent with homes started in 2002 and finished after that year’s imagery.

That window matters for inspection and insurance. Every Serafina home was permitted after the first statewide Florida Building Code took effect on March 1, 2002: the early homes likely under its 2001 edition, and most of the 2006 to 2008 homes under the 2004 edition, which took effect in October 2005. The edition for a specific home is set by its permit date. It also means Serafina’s original roofs, air-conditioning systems and pool equipment are now 18 to 24 years old; the storm, insurance and permit sections of this page show which owners have already replaced them.

What a Serafina Home Looks Like on the Record

• Pools: 44 of 44 homes carry a private pool on the county roll; Lot 21 at 2974 Tiburon Boulevard East has the largest, at 616 square feet.
• Spas: 42 homes; Lots 12 and 37 have none.
• Screen enclosures: 43 of 44 homes. Caged pools are the Serafina norm, the visible opposite of Escada, where only 4 of 31 homes have one.
• Decks and walls: brick-paver decking on the roll 52 times, garden walls on 12 lots and one tile deck, on Lot 28, added in 2020.
• One casita: Lot 44 at 2880 Tiburon Boulevard East is the only Serafina lot with a second residential structure, a detached casita of 358 square feet built in 2003 (county base area), which fits WCI’s Cantoria “3 + casita” plan and the Sevilla’s “optional Casitas.” Nothing we read establishes whether it may be rented, and we do not describe it as a rentable guest house.
• Garages: attached, for at least two cars, under the current declaration.
• Roofs: flat or barrel tile only, at a minimum 6:12 pitch, with no flat roofs; the association specifies approved clay “S” tile products and blends for replacements.

Sources: Collier County Property Appraiser roll, tax year 2026 preliminary; restated declaration, OR 5608, Page 3084, Sections 4.2 to 4.11; association Rules and Regulations, revised June 11, 2021.

Build Quality on the County Roll

The Property Appraiser assigns every house a construction class, and in Serafina the answer is the same 44 times: every main residence is class RC-25, county improvement quality code 5 (Collier County Property Appraiser roll, tax year 2026 preliminary). Norman Estates is also a single-class neighborhood, 27 of 27 homes at RC-20, also quality code 5, so Serafina is the largest single-class neighborhood in Tiburón rather than the only one. 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 judgment on finish or condition: two RC-25 Serafina homes can be a generation apart inside, one with its 2006 kitchen and one with a $400,000 remodel. The remodel section of this page shows how many owners have done that work.

From First Sale to Today

Serafina has sold through a full cycle. The new homes first sold at a median of $1,551,200 from 2002 to 2008; qualified resales fell to a median of $1,200,000 from 2009 to 2014, with a low of $1,000,000 in August 2010 and June 2011; and the median qualified sale from 2021 to 2026 was $2,554,000 across 16 sales (Collier County Property Appraiser roll, qualified improved sales). One house shows the whole arc: 2970 Tiburon Boulevard East, Lot 22, first sold for $1,551,200 in 2005, resold for $1,610,000 in 2018 and set the neighborhood record at $3,500,000, recorded May 13, 2026 (Collier Clerk, OR 6589, Page 209). The market section of this page carries every recent sale.

What Amenities Come With a Serafina at Tiburón Home?

A Serafina at Tiburón home comes with its own pool, weekly lawn, shrub and basic pool service from the association, Serafina’s own pass-controlled gate inside Tiburón’s staffed main gate, an association-owned street, and golf-course frontage on 42 of 44 lots; there is no neighborhood pool or clubhouse, and Tiburón Golf Club is optional.

That list is short, and it is unusual in one respect. Unlike Escada and Marsala, Serafina’s association mows the lawn, trims the shrubs and cleans the pool at every home every week. Pair that with a private pool on every lot, a gate of its own and golf behind almost every house, and Serafina is the closest thing Tiburón has to a lock-and-leave detached home.

What the Serafina Association Owns

The Serafina association owns two parcels, both conveyed by WCI on March 12, 2008 in a quit-claim deed that describes itself as “a conveyance of common areas from a developer to a homeowner’s association” (Collier Clerk, OR 4338, Page 953):

Sources: Collier County Property Appraiser roll, tax year 2026 preliminary; WCI Planning Department, Serafina Rear Yard Setback Map, October 28, 2002. Neither parcel carries a building or a pool on the roll, and the county values Tract F at $100.

The rest of the land inside Serafina’s plat belongs to three other owners:

Source: Collier County Property Appraiser roll, tax year 2026 preliminary, owner lines, use codes and legal descriptions. Some older descriptions of Serafina say its common areas are owned by “Pelican Marsh Community.” That is the county roll’s first owner line; the second reads “Development District.” The District owns four tracts, 15.58 acres in all, and they are District land, not Serafina common area (same roll). The county roll does not say what each District tract physically is; Tract J runs along Livingston Road, where the District’s engineer has described the landscape buffer created when Serafina was platted.

Why Castillo and the District Own Land Inside Serafina’s Plat

Serafina’s plat came first, and part of it later became a condominium. The record, instrument by instrument:

1. October 8, 2001: WCI records the Serafina plat and declaration; the declaration covers Lots 1 to 44 and Tracts D and F (OR 2905, Page 70).
2. August 26, 2002: WCI records the Castillo IV condominium declaration, whose boundary takes in parts of Serafina’s Tract A, the road, and Tract D (OR 3097, Page 320).
3. October 15, 2003: WCI’s Second Amendment releases Tract D “from the covenants, conditions and restrictions imposed upon the common property of the Neighborhood” (OR 3422, Page 2495).
4. November 24, 2003: the District vacates an old access easement across Tracts B and D and all 44 lots (OR 3449, Page 2153).
5. March 12, 2008: WCI deeds Tract A to the Serafina association “less that portion of Tract A roadway lying within Castillo IV at Tiburon, a Condominium,” plus Tract F (OR 4338, Page 953).
6. May 19, 2008: one $0 deed passes Tract C and the Tract D remainder to the Castillo association (Collier Clerk, OR 4361, Page 2470); the District’s tracts follow on June 23, 2008 (OR 4372, Pages 1242 and 1243).

Sources: Collier Clerk images; Collier County Property Appraiser roll, legal descriptions reading “LESS THAT PORTION NKA CASTILLO IV AT TIBURON CONDO.” The practical result: a stretch of the road at Serafina’s entry end lies inside the Castillo IV condominium, and the lake behind Lots 1 and 2 belongs to the Castillo association, not to Serafina. Plat Tract B has no parcel on the roll at all; that it lies wholly inside Castillo IV is our reading of the record, not a proven fact. For the condominium next door, see Castillo at Tiburón.

Serafina’s Own Gate Inside Tiburón’s Gate

Serafina is a gate inside the gate. Every visitor first passes Tiburón’s main gatehouse, and then a second, pass-controlled gate at the start of Serafina’s road. The master association’s gatehouse post orders, version 1.0 of April 4, 2018, published on the Serafina association’s own website, put it plainly: “Serafina is houses, mostly with mailing addresses in the 2900s (a few late 2800s), it is located all the way back with a separate gate for entry requiring a pass.” The same orders remind the guards that “THERE IS NO EXIT TO ANY MAIN ROADS PAST OUR GATE.”

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. Such gates may be manned or unmanned,” and the gate, its mechanisms and any guard costs are paid from assessments (OR 5608, Page 3084, Section XI; the 2001 text is the same).

How a visitor gets in, from the association’s resident instructions for its visitor-screening system:

• At the main gate: the guest must be cleared by the resident in advance.
• At the Serafina gate: a visitor scans an emailed QR “Express Pass” at the community gate kiosk, which opens the gate; passes are valid for up to 30 days.
• No pass: the kiosk can call the resident, and a “Call Attendant” button reaches the guard at the Tiburón main gate.

Whether residents’ District transponders also open the Serafina gate is not stated in any document we read. The restated declaration adds the standard disclaimer that owners acknowledge “any privacy gate and wall … may be compromised or circumvented” (Section XV). We publish no staffing, hours or security detail beyond what those documents say.

The Weekly Yard and Pool Service

This is Serafina’s signature benefit. The association’s Rules, adopted April 9, 2021 and revised June 11, 2021, state: “The Association provides basic pool cleaning, trimming of shrubs and lawn cutting weekly” (Rules and Regulations). The recorded declaration authorizes it, allowing the association to provide from the common assessment “routine landscape maintenance,” routine exterior maintenance including “pool and spa cleaning,” and fountain maintenance (OR 5608, Page 3084, Section 9.2).

What the owner still owns and repairs is everything else: the house, the roof, the pool and its equipment, the lanai and screen enclosure, exterior fixtures, mechanical equipment, the irrigation system and the overall condition of the lawn and landscaping, kept “in a condition comparable to the condition at the time of initial construction” (Rules; Section 9.1). Put simply: in Serafina the association cuts the lawn, trims the shrubs and gives every home’s pool a basic weekly clean, and the owner looks after the house, the pool equipment, the roof and the irrigation. Neither Escada nor Marsala owners get any of that; they maintain their whole lot.

A Private Pool at Every Home, and No Shared One

Serafina’s recreation is at home. All 44 homes have a private pool, 42 a spa and 43 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 two parcels are a road and a 0.12-acre open space. The declaration’s definition of common property lists what may be included, “parks, recreation facilities, … entry gates and control systems, entrance ways, roads, landscaping on roadways and buffers” (OR 5608, Page 3084, Section 1.12), but the land actually conveyed is only Tracts A and F. The declaration’s fountain-maintenance authority and WCI’s 2002 map, which draws circular features at the entry median and the cul-de-sac, point to an association-maintained water feature; we do not describe its location beyond that.

Golf Behind 42 of 44 Lots

In Serafina, golf frontage is the norm, not a premium lot. The golf partnership’s Tract E shares a rear boundary with every lot from 3 to 44; Lots 1 and 2, at the entry end, back onto Tract C, the Castillo association’s parcel, which mapping shows as a small lake, and Lot 3 touches both (Collier County Property Appraiser parcel polygons, our measurement of shared boundaries of 3 meters or more, September 25, 2026). No Serafina lot is a street-only lot. By the same method, 10 of Escada’s 32 lots touch golf, and all 56 of Marsala’s lots back onto one golf parcel.

Source: Collier County parcel polygons and roll, our measurement. WCI sold that frontage from the start, promising “spectacular views” of two golf holes in its 2002 copy. Which of today’s courses, Gold or Black, borders Serafina, and which holes, is not proven in any record we read, so we do not name either. Ask the club which course and holes a specific home faces.

Frontage is not the same as view. The golf tract includes rough, cart paths, water and native areas as well as fairway, and three recorded clauses come with it: a golf-ball easement over every site, with owners assuming the risk (Section 16.9); rear setbacks of 0, 5 or 10 feet by lot on WCI’s golf-course setback map, which also bind pools, patios and screen enclosures (Section 4.2); and the club’s control of its own course. On the east side, the District’s 10.91-acre Tract J runs between the golf course and Livingston Road. The District’s engineer told its board on February 15, 2017 that “when Serafina was platted, a 20 foot landscape easement was created as the DRI called for,” and that clearing along the east boundary in 2015 and 2016 had affected “71 residences in Castillo and Serafina,” with residents reporting lost view and road noise (Pelican Marsh CDD minutes, February 15, 2017). We found no later record of the buffer’s current state; a buyer looking at an east-side home should stand on its lanai and look and listen.

What Comes Through Tiburón’s Master Association

Serafina owners are members of Tiburon Estates Homeowner’s Association, Inc., the master association under Tiburón’s 1999 master declaration (OR 2579, Page 364). Serafina’s declaration ties its access program to the master association’s property, and its by-laws direct the Serafina budget to include “any necessary expenses associated with the Master Association” (OR 5608, Page 3084, By-laws). A 2015 master amendment gives each member association a director and names the Serafina association among the members (as recorded in the master association’s amendments read for our Castillo page).

Telecommunications come through a bulk arrangement. The Serafina association, signing by its president, 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” and exclusive for bulk service while Hotwire remains the bulk provider (Collier Clerk, OR 5905, Page 3151, recorded March 10, 2021). Serafina’s declaration makes any bulk cable or telecommunications contract a common expense (Section 14.1). Whether the current Serafina budget or the master budget carries that cost for Serafina is not in any public record we found; the estoppel certificates and budgets will show it.

What the Pelican Marsh Community Development District Provides

Serafina 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, are liens on the lot and must be disclosed to a buyer in writing (OR 5608, Page 3084, Section III). What the District provides a Serafina owner: the staffed Tiburón main gate and its patrol, resident transponders, the District roads between the main gate and Serafina, and the District’s own land, including the entry lakes and the Livingston Road buffer tract inside Serafina’s plat. The fee sections below show what that costs on the tax bill.

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

Club membership is optional for anyone buying a Serafina home today, and the recorded declaration explains why. The club facilities “are privately owned and operated,” owned by Tiburon Golf Ventures Limited Partnership, doing business as Tiburón Golf Club, and no person gets any interest in them “as the result of owning any Site, Residential Unit or other property” (OR 5608, Page 3084, Article XVII, restating the 2001 text).

The obligation in that article binds only the first buyer. Each initial purchaser of a home “shall be obligated to acquire a Signature Membership at the closing,” and that membership “may not thereafter be separated from the Residential Unit unless it has been resigned or terminated.” All 44 homes were first sold from 2002 to 2008, so every Serafina sale today is a resale, and the declaration’s resale language is “should”: a resale buyer “should … contact the Club to assure themselves a Signature Membership is available for the Residential Unit without payment of a membership fee.” That transfer works only if the seller is current and in good standing and resigns effective at closing, and the buyer applies “a minimum of thirty (30) days prior to” closing and is approved. Otherwise the membership is deemed resigned at closing, without refund. The declaration adds that “The number of Medallion Memberships is limited,” and that “The Membership Plan shall control over conflicting provisions of this Declaration.”

The club offers two resident categories. Medallion is for residents of Tiburón’s communities, with year-round golf for a cart fee and a 60-day tee-time window; Signature is for residents, with golf from May to October at a reduced rate and a 10-day window (Tiburón Golf Club category sheets, as read for our Tiburón page). 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 Serafina home carries no resort right, whatever a listing’s “Tiburon Ritz” copy suggests.

What Serafina Owners Do Not Get

No neighborhood pool, clubhouse, cabana, tennis or pickleball court, fitness room, dog park, playground, dock or guest parking lot: none appears in the land the association owns or on the county roll. What Serafina owners get instead is a pool at every home, a gate of their own, golf behind almost every house and a weekly yard and pool service. For shared amenities inside a Tiburón neighborhood, compare Castillo at Tiburón, Serafina’s neighbor at the entry, whose recorded common areas include its own pool, clubhouse and lake. North Collier Regional Park lies directly across Livingston Road from Serafina’s golf edge, but no documented gate connects them, so it is a drive through Tiburón’s main gate, not a walk.

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

Serafina at Tiburón owners pay an equal 1/44 quarterly assessment to the Serafina association, which also buys weekly lawn and pool service, plus master dues and a Pelican Marsh CDD line of $2,561.94 on the 2025 tax bill. The 2025 certified median total tax bill was $19,365.60, per the Collier County Property Appraiser roll.

We publish fee figures only from primary records. Serafina’s association keeps its budgets and financial statements in the owners-only section of its website, 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 Serafina Assessment Works

The recorded documents set the structure (OR 5608, Page 3084, declaration Articles VII and VIII and the restated by-laws):

• Equal shares: each of the 44 homes pays an equal share, 1/44 of the common expenses (declaration Section 7.8; by-laws Section 6.1).
• Quarterly: common assessments are due on the first day of each calendar quarter, billed in advance on January 1, April 1, July 1 and October 1 (Section 7.3; by-laws).
• Budget: the fiscal year is the calendar year; the Board adopts the budget before December 1, and it must include “any necessary expenses associated with the Master Association”; an itemized budget goes to owners at least 30 days before the year starts, and changes need 30 days’ notice (by-laws; Sections 7.9 and 7.12).
• A cap on increases: the Board may not raise a member’s annual assessment by more than 20% over the prior year without the unanimous approval of the Board (by-laws Section 6.3).
• Interest and late charges: interest after 10 days, at 18% under the declaration (Section 8.1), and a late charge of the greater of $25 or 5% under the by-laws.
• Lien and collection: assessments are a continuing lien and a personal obligation that passes to successors in title; unpaid balances can be accelerated after 30 days and foreclosed like a mortgage, and the association may collect rent directly from a delinquent owner’s tenant without a court order (Sections 7.1 and 8.1 to 8.8).

The Clerk’s index shows the association has recorded assessment liens against individual lots from 2009 to 2023, each later satisfied or resolved (Collier Clerk party index, read September 24, 2026). It uses the remedy.

What the Serafina Assessment Pays For

• Weekly services at every home: “basic pool cleaning, trimming of shrubs and lawn cutting weekly” (Rules, June 11, 2021).
• The street: Tract A, the Serafina section of Tiburon Boulevard East, which the association owns; the declaration says “Either the District or the Association” maintains roads and paved surfaces (Section 9.2).
• The gate: the Serafina gate, its kiosk and mechanisms (Section XI).
• Common landscaping and the water feature: entry and cul-de-sac landscaping, Tract F and fountain maintenance (Section 9.2).
• Insurance on common property: at least $1,000,000 of liability cover and all-risk property cover at 80% or more of replacement value (by-laws Section 8.3).
• The master layer: the master association’s expenses that the Serafina budget includes (by-laws).
• Bulk services: any bulk cable, telecommunications or alarm contract, as a common expense (Section 14.1).

What It Does Not Pay For

At Serafina the owner owns and insures the house. Each owner “insures his own site and home” (by-laws Section 8.3) and maintains, repairs and replaces everything under the owner’s exclusive control, including the roof, the pool and its equipment, the lanai and screen enclosure, mechanical equipment, and the irrigation on the lot and the adjacent right-of-way; after 15 days’ notice the association may do neglected work and charge the owner (Sections 4.4(e) and 9.1). 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 Serafina assessment should be compared only with another single-family association’s, allowing for the weekly services it buys.

The Resale Capital Contribution

Serafina charges every new owner a one-time contribution, written into the recorded declaration: “Each new Owner, upon acceptance of conveyance of record title to a Site … shall pay a one-time specific assessment to fund a working capital account for the Association in an amount not to exceed one quarterly assessment” (OR 5608, Page 3084, Section 7.6). The Board sets the amount by written resolution, and no public record we found states it. The master association charges a second one-time contribution, covered in the layered-costs section below. Both appear on the estoppel certificates.

Sale and Lease Application Fees

The association approves every sale and every lease, and its 2023 application forms publish the fees: a $150 application fee, non-refundable, plus $50 for each applicant aged 18 or over for a national background and credit check (Serafina at Tiburon HOA, Application for Approval of Sale, 2023, and Application for Approval of Annual Lease/Renewal, 2023). A couple buying together pays $250 in application fees on that schedule, our arithmetic. The declaration allows a transfer processing fee up to the legal maximum and a separate reasonable estoppel fee (Section 4.15). The approval process itself is in the declaration section of this page.

Special Assessments

The Board levies special assessments by resolution, for capital repair or any other purpose the declaration allows (Section 7.4), and they are shared equally like the common assessment. 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 20% cap in the by-laws applies to the annual assessment.

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 Serafina that summary should list the Pelican Marsh CDD. Then the estoppel certificate: the association must issue it within 10 business days of a request, the base fee may not exceed $250 (plus $100 for delivery within 3 business days on an expedited request, and up to $150 more if the account is delinquent, subject to the state’s CPI adjustment), and it must disclose every assessment, any capital contribution or transfer fee, open violations, whether Board approval of the transfer is required and every other association the parcel belongs to (Section 720.30851). A Serafina sale needs one from the Serafina association and one from the master association.

Property Taxes on a Serafina Home

On the 2025 certified roll, the last complete bill, the median Serafina total tax bill was $19,365.60, and the range ran from $11,902.71 to $28,858.21 (Collier County Property Appraiser roll, 2025 certified). That total includes $2,823.85 of non-ad valorem charges on 42 of the 44 homes: the county’s $261.91 solid-waste charge and the Pelican Marsh District line. The 2026 preliminary roll puts the median ad valorem tax at $16,836.33; 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 Serafina 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

Serafina’s county values peaked on the 2023 roll and have fallen three years running. The median just value is $1,967,435 on the 2026 preliminary roll, down from $2,056,121 certified in 2025, and the median change per home is minus 4.8%, from minus 25.7% to plus 3.0%, with only 4 of the 44 homes higher (Collier County Property Appraiser roll). It is still 72.8% above the 2021 median, our arithmetic from the same roll. Escada’s values rose 27.4% on the same preliminary roll.

Recorded prices went the other way. The 12 qualified Serafina sales over the 60 months since September 2021 had a median of $2,797,500, and the record sale, $3,500,000, was recorded in May 2026 (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 Serafina homes actually sell for, and a buyer should not price a home from its just value.

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

Serafina’s tax bills vary far more than its homes do, because 24 of the 44 homes (54.5%) 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:

• 2927 Tiburon Boulevard East (Lot 12), homesteaded: just value $1,731,110, the lowest in Serafina; 2026 preliminary tax $9,460.75, also the lowest.
• 2954 Tiburon Boulevard East (Lot 26), not homesteaded: just value $2,340,617; 2026 preliminary tax $22,006.49, the highest.

Non-homestead Serafina homes run about $16,000 to $22,000 of 2026 preliminary ad valorem tax (same roll). Those limits belong to the owner who earned them. Multiply the median 2026 just value by the millage and you get about $18,498; at the 60-month median sale price of $2,797,500, the full rate comes to about $26,302 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, $2,823.85 on most Serafina homes in 2025.

Serafina at Tiburón’s Layered Costs: HOA, Master Association and CDD

Serafina at Tiburón owners carry three recurring layers, the Serafina assessment, the Tiburón master assessment and the Pelican Marsh Community Development District line on the county tax bill, plus two one-time capital contributions at purchase. Serafina’s District line was $2,561.94 per home on the 2025 bill, the same as Castillo’s and a third of Escada’s debt share.

Here is each layer, and the record behind it.

Layer 1: The Serafina Association Assessment

Covered in the section above: 1/44 per home, billed quarterly, capped at 20% annual growth without a unanimous Board, and buying weekly lawn, shrub and basic pool service at every home. The current figure is in the adopted budget, the disclosure summary and the Serafina estoppel certificate.

Layer 2: The Tiburón Master Assessment

Membership in Tiburon Estates Homeowner’s Association, Inc. comes from Tiburón’s master declaration (OR 2579, Page 364, recorded August 6, 1999). The master association’s gatehouse orders cover Serafina, and lenders foreclosing on Serafina lots have named the master association as a lienholder alongside the Serafina association (Collier Clerk party index), which fits the master association assessing Serafina lots directly. Serafina’s by-laws also direct the Serafina budget to include master expenses, so part of the master cost may reach an owner through the Serafina assessment. The master association does not publish its assessment amount; the figure is disclosed on the master estoppel certificate.

The Two One-Time Charges at Purchase

• Serafina’s resale capital contribution: up to one quarterly Serafina assessment, set by Board resolution (OR 5608, Page 3084, Section 7.6).
• The master capital contribution: 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 (OR 6149, Page 45, July 6, 2022). Serafina buyers become master members, so on our reading it applies to them.

Neither dollar figure is in any public record we found. Both belong on the estoppel certificates, and both belong 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 Serafina Lot 1 (parcel 73229000504) and Lot 22 (parcel 73229000928) each show a “Pelican Marsh” line of $2,561.94, plus the District 1 garbage charge of $261.91, for $2,823.85 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: Serafina is one of the nine Tiburón neighborhoods obligated for the District’s last outstanding bonds.

The county roll isolates the debt share exactly. Forty-two Serafina homes carried $2,823.85 of non-ad valorem charges on the 2025 certified roll and two carried $1,987.52, the solid-waste charge plus District operations alone; the difference, $836.33, has been identical every year from 2022 to 2025 (Collier County Property Appraiser roll, 2021 to 2025 certified). That matches the bottom of the District’s audited fiscal 2025 range, “$836 to $2,573, per respective neighborhood” (FY2025 audited financial report, Florida Auditor General). At the District’s July 15, 2026 meeting the District Manager described the fiscal 2027 debt schedule as running “from approximately $2,532 for Escada to approximately $833 to $853 for smaller condominium units, including Serafina, Ventanas, and Castillo” (July 15, 2026 minutes). Adding the fiscal 2027 operations figure to that range gives an estimated District line of about $2,712 to $2,732 per Serafina home on the November 2026 bill, our arithmetic; the bill itself is the authority.

Same Class as Castillo, a Third of Escada’s Debt

The District has assessed by product class since the beginning, and Serafina has always sat in the smaller-product class. WCI’s recorded District consent for fiscal 2001/02 listed “VENTANAS & SERAFINA NEIGHBORHOODS” at $836.17 of operations plus a $1,300.00 capital line, $2,136.17 per home, while Escada lots carried a $4,000 capital line (Collier Clerk, OR 2967, Page 43). Under the Series 2012 bonds the District’s fiscal 2019 budget classed Serafina as “Golf Villa,” at $1,085.57 of debt service. The 2022 refunding shows on the roll: the Serafina debt difference was $1,061.56 on the 2021 roll and $836.33 from 2022 on (Collier County Property Appraiser roll).

Castillo carries the identical $2,823.85 on 99 of its 102 units on the 2025 roll, so the two neighbors sit in the same District assessment class. Serafina’s $836.33 debt share is about a third of Escada’s $2,573.39, our arithmetic from the same roll.

Source: Collier County Property Appraiser roll, 2025 certified. In the District neighborhoods, a home with no debt line pays $1,987.52: the $261.91 solid-waste charge plus $1,725.61 of District operations.

When the Debt Line Ends, and Who Does Not Pay It

The Series 2022 bonds retire with the final payment in May 2031 (District FY2025 audited financial statements; District Manager, July 15, 2026). After that, a Serafina home’s District line drops to the operations assessment alone, which on fiscal 2027’s figure would be $1,879. Not every Serafina home carries the debt line today: Lots 11 and 40, at 2923 and 2896 Tiburon Boulevard East, showed only $1,987.52 of non-ad valorem charges in every year from 2021 to 2025 (Collier County Property Appraiser roll). The likeliest reading is that their bond assessment was prepaid or released; 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 Serafina owner’s non-ad valorem charges were $2,823.85 on the 2025 bill, before the association and master assessments and before ad valorem tax. The estoppel certificates and the tax bill are the authority for any specific home.

Selling a Serafina home? The District line, the two capital contributions, the buyer-approval application and the Signature Membership transfer window all belong in your plan before you list. Get a free Serafina at Tiburón home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

The Serafina at Tiburón Declaration, Covenants and Rules, Section by Section

Serafina at Tiburón is governed by WCI’s 2001 Declaration of Neighborhood Covenants (OR 2905, Page 70), as amended three times by WCI and wholly restated by the owners in 2019 (OR 5608, Page 3084) with a 2021 color amendment, plus the association’s 2021 Board rules, 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, and from the association’s own published rules and forms; section numbers are the instruments’ own. The 2019 restatement is the text in force, so we quote it first and say where it changed WCI’s original.

How the Recorded Documents Fit Together

The association posts its governing documents and rules on its public website (documents page); when a posted copy and the Clerk’s record differ, the recorded text governs.

The association of record is SERAFINA AT TIBURON HOMEOWNERS’ ASSOCIATION, INC., a Florida not-for-profit corporation filed on May 11, 2001, document number N01000003327, active, with an annual report every year from 2002 to 2026 and no change of name (Florida Division of Corporations). Its Articles, in 2001 and again in 2019, open with the line that decides which Florida laws apply: “THIS ASSOCIATION IS NOT A CONDOMINIUM ASSOCIATION, pursuant to Chapter 718, Florida Statutes.” It is a Chapter 720 homeowners’ association.

WCI controlled the association at first. Under the 2001 declaration, WCI’s control period ran until the earliest of three months after 90% of the sites were conveyed, January 1, 2044, or WCI’s own election, and during it WCI appointed a Board majority and funded deficits instead of paying assessments (2001 Sections 1.7, 6.2 and 7.4). The state filings show an all-WCI board on the April 2007 annual report and a board of owners on the April 2008 report, and WCI deeded the common areas in March 2008, so turnover fell between April 2007 and April 2008, on our reading of those records (Florida Division of Corporations annual reports, 2007 and 2008).

Land, Sites and Membership

• What the declaration covers: Lots 1 to 44 and Tract F of the Serafina at Tiburon plat, Plat Book 37, Pages 25 to 32; Tract D was released in 2003.
• Count and votes: “There are 44 Sites. Therefore, the total number of Voting Interests is 44” (Section 1.33).
• Share: each site pays an equal share of the assessments (Section 7.8; by-laws Section 6.1).
• Membership: automatic with title to a site and inseparable from it.
• Residential Unit: a detached single-family residence; “Single Family” means one person, a spouse, custodial children and dependent parents, or no more than two unrelated persons living as one household.
• Use: residential only; no business buildings or professional offices (Section 4.1(a)), and the Rules bar business or commercial activity from a residence.
• Planning layers: the neighborhood is subject to the Pelican Marsh development-of-regional-impact order (Section X), and the Pelican Marsh PUD prevails over the declaration in any conflict (Section XVIII).
• Utilities: the Collier County Water-Sewer District is named as the permanent water, sewer and irrigation provider (Section 3.6).

Assessments, Liens and the Estoppel

• Covenant to pay: annual common assessments, special assessments and specific assessments, including charges and fines; each is a continuing lien and a personal obligation, and a delinquency passes to successors in title (Section 7.1).
• Timing: due on the first day of each calendar quarter (Section 7.3).
• Resale capital contribution: a one-time assessment on each new owner “in an amount not to exceed one quarterly assessment” (Section 7.6).
• Increase cap: no more than 20% a year without the unanimous approval of the Board (by-laws Section 6.3).
• Remedies: interest at 18% after 10 days, acceleration after 30 days, a claim of lien and foreclosure like a mortgage; the lien is subordinate to a prior purchase-money first mortgage; payments are applied to interest, late fees, costs and fines before the oldest assessment (Sections 8.1 to 8.8).
• Rent attachment: when an owner is delinquent, the association may collect the rent from the tenant without a court order (Article VIII).
• Estoppel: the declaration requires one “for a reasonable charge” (Sections 7.10 and 8.9); the statute now controls, with a 10-business-day deadline and a base fee cap of $250 (Section 720.30851, Florida Statutes).

The By-laws: Board, Meetings, Budget

• Board: five directors on staggered two-year terms; any member in good standing may serve; officers must be owners or owners’ spouses; directors are not paid.
• Meetings: an annual members’ meeting in Collier County; a special meeting on the request of 40% of the votes; at least 14 days’ notice.
• Quorum: 30% of the voting interests, with a majority of the votes cast deciding unless the law requires more.
• Budget: calendar fiscal year, adopted before December 1 and including master association expenses; assessments billed quarterly in advance.
• Late charges: interest at the highest lawful rate after 10 days and a late charge of the greater of $25 or 5% (by-laws).
• Insurance: the association carries at least $1,000,000 of liability cover and all-risk property cover on the common property; “each owner insures his own site and home” (by-laws Section 8.3).

Source: restated by-laws, Exhibit B to OR 5608, Page 3084.

Ownership, Occupancy and Guests

• Entity and trust ownership: allowed, with the Board’s approval of one natural person as the Primary Occupant, changeable no more than once a year (Section 4.15(a)).
• No shared-ownership schemes: no timeshares, fractional ownership or “Residential Unit Sharing” (Section 4.15(a)).
• Guests while the owner is away: one close relative (a parent, child, adult grandchild or sibling of the owner or spouse) with family and guests up to six people, for up to 15 days, no more than twice and 30 days a year; any other house guests, one family of up to six, for one week, once a year; prior written notice in both cases (Section 4.14).
• Guests while the owner is home: no limit.
• Disguised tenancies: the Board may demand proof that “guests” are not tenants, and a person convicted of a violent felony or a sex offense may not occupy a home under any circumstance (Section 4.14).
• Registration: “Renters and Guests must be registered with the Association” (Rules).

Transfers: Association Approval of Every Buyer

A Serafina sale needs the association’s prior written approval, and that is the single biggest procedural difference from Marsala, where no approval is required. The recorded rules (OR 5608, Page 3084, Section 4.15(b) to (g)):

• What needs approval: a sale, gift, agreement for deed, lease-option or similar transfer; a gift needs 30 days’ notice. Inheritance and devise are not subject to approval but must be reported.
• What the owner submits: notice with the executed contract and its exhibits.
• What the Board may require: a criminal background check, residency history, references and a personal interview of the buyers and all proposed occupants.
• Deadline: a decision within 10 days after complete information.
• Good cause, the exclusive list: a felony involving violence to persons or a sexual offense of any nature, or a history of disruptive behavior or disregard for the rights of others. The association has no duty to buy the home or supply another buyer.
• Fees: a transfer processing fee up to the legal maximum, plus a separate reasonable estoppel fee.
• Lenders: an institutional first mortgagee that takes title is exempt, but its buyer needs approval.
• Unapproved transfers: voidable.

The association’s 2023 Application for Approval of Sale adds the practical terms: a $150 non-refundable application fee, $50 for each resident aged 18 or over for a national background and credit check, a copy of the executed purchase agreement, and approval “within a 20-day period from the date of application.” That is looser than the recorded 10-day clock, and the recorded clock is the one the declaration sets. The association records a one-page Certificate of Approval for each approved sale; the Clerk’s index shows 18 of them from 2019 to 2022 (Collier Clerk party index, read September 24, 2026). For a buyer the lesson is timing: submit the complete application as soon as the contract is signed, and build at least three weeks into the contract before closing.

Vehicles, Garages and Parking

• Garage: attached, for at least two cars; vehicles park overnight in the garage first; doors closed except when entering or leaving; no carports (Section 4.6; Rules).
• Driveway: no more than three vehicles overnight (Section 4.6).
• Street: no parking on Tiburon Boulevard East within Serafina from midnight to 7 a.m. without prior authorization, and residents are asked not to park on the street at any time; service vehicles park on one side only; speed limit 25 mph (Rules).
• What may be kept: only cars, vans and SUVs that fit in the garage; commercial or recreational vehicles, boats, trailers and motorcycles only if fully enclosed in a structure (Section 4.1(f); Rules).
• Golf carts: only as Florida’s Section 316.212 allows, with lights after dark, and no driver under 14 on the Serafina section of the boulevard (Rules).

Signs, Showings and Selling

• No signs anywhere: “No signs (except street, speed limit, yield, and traffic signs, etc.) shall be displayed anywhere within Serafina, including those posted in windows of homes or motor vehicles”; alarm-company signs only in courtyards or within 10 feet of the front door (Rules).
• No solicitation and no broker open houses: “There will be no solicitation of any type allowed within Serafina. Real estate Broker Open Houses are not permitted” (Rules).
• The names: the declaration bars use of “Pelican Marsh” or “Tiburon” in printed or promotional material without the association’s consent, except by the developer to state a location (Section 16.1).

A Serafina listing is therefore marketed without a yard sign and without a broker open house, and every showing comes through two gates, Tiburón’s main gatehouse and Serafina’s own kiosk, by appointment. That is a real constraint on how a Serafina home is sold, and it is why photography, video, the listing agent’s buyer network and a clean approval package carry more of the work here than in an open-house market.

Trash, Mail, Antennas and Quiet Hours

• Trash: containers screened from neighbors except at the curb; out no earlier than 6:00 p.m. the evening before collection and back in by 7:00 p.m. on collection day; “Recycling collection is ONLY on Friday”; bulk items on Fridays after 48 hours’ notice to the county (Rules). The collection days are in the daily-logistics section.
• Mailboxes: one size, color and post throughout. The documents disagree on upkeep: the declaration says mailboxes are “installed and maintained by the Association” (Section 4.8), while the Rules say “Mailboxes and posts are the lot owner’s property and must be maintained, repaired, and replaced by the lot owner at its expense.” The declaration governs where the two conflict, and the estoppel and the association’s current practice are where a buyer confirms it.
• Satellite dishes: a dish over one meter needs approval (Section 4.1).
• Yard play equipment: no visible basketball hoops, trampolines, swing sets or sports nets (Rules).
• Garage sales: not allowed (Rules).
• Noise: no loud music or noise after 11:00 p.m.; 14 days’ notice to the association for a party or event (Rules).

Sources: restated declaration, OR 5608, Page 3084; association Rules and Regulations, adopted April 9, 2021 and revised June 11, 2021.

Maintenance, Insurance and Rebuilding After a Storm

• Owner: everything under the owner’s exclusive control, including the home, roof, pool and pool equipment, lanai, fixtures, mechanical equipment and irrigation, kept “in a condition comparable to the condition at the time of initial construction”; after 15 days’ notice the association may do neglected work and charge the owner (Section 9.1; Rules).
• Association, weekly: “basic pool cleaning, trimming of shrubs and lawn cutting” (Rules), under its authority for routine landscape, exterior, pool and fountain services (Section 9.2).
• Association, always: all common properties, including the road, Tract F, the gate and common landscaping (Sections 9.2 and XI).
• Drainage: each lot must drain to the developer’s drainage system and meet water management district, District and county permits (Sections 4.4(f) and 4.7).
• Insurance: each owner insures the home and site; the association insures the common property (by-laws Section 8.3).
• After a casualty: unlike Escada’s declaration, Serafina’s sets no deadline for repairing or rebuilding a damaged home that we found; the maintenance standard in Section 9.1 and county permitting are what apply.

Golf, the Club and the Gate

• Golf balls: a golf-ball easement runs over every site, home and common property; owners assume the risk and indemnify the golf course owners (Section 16.9).
• Club article (Article XVII): the club facilities are privately owned; the first buyer of each home had to take a Signature Membership at closing; a resale buyer “should” contact the club, and a Signature Membership passes without a new membership fee only if the seller resigns effective at closing and the buyer applies at least 30 days before closing and is approved; “The Membership Plan shall control over conflicting provisions of this Declaration.” 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 (Article XI), and owners acknowledge the gate “may be compromised or circumvented” (Article XV).
• Bulk services: any bulk cable, telecommunications or alarm contract is a common expense, and the association may grant blanket easements for it (Section 14.1).
• Construction traffic: “via the construction entrance on Airport-Pulling Road,” with the owner liable for any damage to common areas (Section 4.13(b)).

Term and Amendment

The declaration runs for 30 years from recording and then extends automatically in 10-year periods; after 30 years, owners of two-thirds of the sites may terminate or modify it (Section 16.7). The restated text measures from “the date this Declaration is recorded,” which could be read as 2001 or 2019; that is a question for counsel, not for a buyer’s budget. Amendments now take a majority of the voting interests (Section 16.6), down from two-thirds in WCI’s 2001 text, and the Articles are amended the same way, down from 67%. Two consequences for a buyer: Serafina’s rules can change more easily than Escada’s, which needs two-thirds of the voting interests present at a meeting, and the owners have already used that power twice, in 2019 and 2021.

The Master Declaration and the District Above Serafina

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

What Is Not in the Recorded Documents

The Board’s Rules, the Design Review Committee’s standards, the approved color schemes, the sale, lease and design-review application forms and the current budget are not recorded with the Clerk. The association posts the rules, forms and design materials on its public website, and keeps budgets, minutes and financial statements in an owners-only section. Before the end of any document-review period, request the current rules, design standards, budget, most recent financial statements, the last year of Board minutes and both estoppel certificates. When a rule and the recorded declaration disagree, the declaration governs (Section 1.19 sets the order: declaration, then Articles, by-laws and rules).

Is Serafina at Tiburón a 55+ Community?

Serafina at Tiburón is not an age-restricted community. We found no 55-and-over occupancy restriction in WCI’s 2001 declaration, its three amendments, the owners’ 2019 restatement or the 2021 rules, and every Serafina 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 Serafina’s documents. What they do regulate is who occupies a home: a “Single Family” household as the declaration defines it, guest stays limited while the owner is away, and every buyer and tenant approved by the Board. Every one of the 44 Serafina 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 in Serafina is a mix of full-time and seasonal owners. Twenty-four of the 44 homes carry a Florida homestead exemption (54.5%), and 11 owners (25.0%) use a mailing address outside Florida: four in Illinois, three in Ohio and one each in New York, Pennsylvania, Virginia and Ontario (Collier County Property Appraiser roll, tax year 2026 preliminary). The homestead count has held between 22 and 24 on every roll since 2021 (same roll, 2021 to 2025 certified). That is the lowest homestead share of Tiburón’s four single-family neighborhoods: Norman Estates is at 59.3%, Escada at 64.5% and Marsala at 75.0% (same roll). The weekly yard and pool service is one reason Serafina suits an owner who is away for part of the year.

Can You Rent Out a Serafina at Tiburón Home?

Yes, but only once a year. Serafina at Tiburón’s recorded declaration allows one Board-approved lease in any 12-month period, never longer than 12 months, while the association’s current rules and lease form treat every lease as a one-year annual lease, so an owner should plan on one annual lease.

Serafina is not a seasonal-rental neighborhood. WCI’s original 2001 declaration said so in one line: “No Residential Unit shall be leased except on an annual basis.” The owners’ 2019 restatement loosened the recorded text, and the Board’s 2021 rules kept the annual practice.

The Leasing Rules in One Table

Sources: restated declaration, OR 5608, Page 3084, Section 4.12; association Rules and Regulations, revised June 11, 2021; association Application for Approval of Annual Lease/Renewal, 2023.

Where the Declaration and the Rules Disagree

The two documents agree on one lease a year. They disagree on the minimum term: the recorded declaration permits a lease shorter than 12 months, and the Board’s rules and form require a full year. The declaration sets its own order of priority, declaration first and rules last (Section 1.19), so on our reading the recorded text controls where the two conflict. In practice, though, the association processes leases on its annual form, and a landlord who wants a shorter term would be asking the Board to depart from its own rule. Our advice is simple: plan on one annual 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 Serafina’s documents supports a seasonal or short-term rental program.

How Serafina 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 Serafina. A buyer who wants neighbors who are owners, or long-term residents, will find Serafina’s rules protect that.

What a Serafina Landlord Should Plan For

• Lead time: the recorded declaration asks for the application at least 60 days before the lease begins, so a landlord should choose the tenant and sign the lease about two months ahead.
• One lease, one tenant household: no room rentals, no rent-sharing, no subleasing, and a second lease inside the same 12 months is not allowed even if the first tenant leaves early.
• Screening: the tenant goes through the same background screening as a buyer, at $150 plus $50 per adult.
• Registration and the gates: tenants register with the association, and their guests use the same main-gate clearance and Serafina kiosk passes as an owner’s.
• The owner stays on the hook: for the tenant’s conduct, for evicting a tenant who violates the documents, and for assessments; if the owner falls behind, the association may collect the rent directly (Section 4.12 and Article VIII).

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

Yes. A lease does not stop a sale, but the buyer takes subject to it, and the buyer still needs the association’s approval. Showings are by appointment through both gates, which has to be coordinated with the tenant’s rights under the lease, and there is no yard sign or open house in any case. 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 12-month limit.

Pet Rules at Serafina at Tiburón

Serafina at Tiburón’s recorded declaration has no pet clause. The association’s 2021 rules allow “Dogs and cats and other common household pets,” with no limit on number or size, require pets outside the owner’s lot to be leashed or carried, require waste to be picked up at once, and let the Board order a nuisance pet removed.

The Pet Rules

The full rule, from the association’s Rules and Regulations: “Dogs and cats and other common household pets, provided they are not kept, bred, or maintained for any commercial purpose, may be kept on the property. No other animals of any kind shall be kept, raised or bred on any part of Serafina. All pets shall be leashed or carried by the pet owner whenever outside the residence lot. All pet owners shall be held responsible to immediately collect and properly dispose of the waste and litter of his or her pet. If any pet becomes an unreasonable annoyance to other residents, the Board may require removal of pet from Serafina.”

• What is allowed: dogs, cats and other common household pets, not kept for any commercial purpose.
• What is not: any other animal.
• Number and size: no cap in the rules or the declaration.
• Leash: leashed or carried whenever outside the owner’s own lot, which includes the street.
• Waste: collected and disposed of at once.
• Nuisance: the Board may require a pet’s removal.
• Tenants: no tenant pet ban in the documents we read.

Source: association Rules and Regulations, adopted April 9, 2021 and revised June 11, 2021. The 2001 declaration and the 2019 restatement contain no pet section. Because the pet rule is a Board rule, not a recorded covenant, the Board can change it more easily than the declaration; ask for the current rules with the governing documents.

How That Compares

Serafina’s rule sits in the middle of Tiburón’s range. Marsala’s documents say nothing about pets beyond leashing and waste on common property. Escada’s 2009 declaration allows dogs, cats and other common household pets with no number or size limit and lets its Board order a nuisance pet removed, much like Serafina’s rule. Castillo’s recorded 2024 rules allow owners two household pets, two caged birds and fish, and bar reptiles and tenant pets. For a dog owner, Serafina’s practical limits are space rather than rules: a 0.18-acre lot, most of it house and pool, and a screen enclosure on 43 of the 44 homes.

Pets, the Lakes and the Golf Course

The golf course behind 42 Serafina lots belongs to Tiburon Golf Ventures, the lake behind Lots 1 and 2 to the Castillo association, and the lakes and buffer strip around the entry and along Livingston Road to the Pelican Marsh Community Development District (Collier County Property Appraiser roll, tax year 2026 preliminary). None of it is Serafina 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 Serafina association’s. Southwest Florida’s stormwater lakes are wildlife habitat, and a small dog near a lake edge is at real risk; a screened lanai is the usual answer, and nearly every Serafina home has one.

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 Serafina documents should be read as overriding that law. A buyer or tenant who needs an assistance animal should raise it with the association through its accommodation process, in writing, as part of the approval application.

Building, Remodeling and Architectural Review at Serafina at Tiburón

At Serafina at Tiburón, every exterior change, including paint, landscaping, pools, screens and roofs, needs prior written approval from the association’s Design Review Committee under Article XII of the recorded declaration, and the association’s rules ban major construction and renovation from November 1 to April 30.

Serafina is built out, so architectural review here is about remodels, additions, roofs, pools and screen enclosures, generators, shutters, paint and landscaping. The standards are recorded, the colors are listed, the work season is short, and Florida’s flood rules add a second review for large projects, because 43 of the 44 homes sit in a mapped shallow-flooding zone.

How Architectural Review Works

• Scope: no site work, construction, exterior change, landscaping change or color change without prior written approval of the Design Review Committee (Article XII); the Rules repeat that every exterior change needs approval.
• Who decides: a committee appointed by the association; the Board may assume its role (Section 12.1).
• Plans: designed by a licensed architect or a designer the committee approves; review fees are allowed (Sections 12.2 to 12.5).
• Variances: allowed (Sections 12.2 to 12.5).
• Contractors: the association’s design-review application, revised June 27, 2023, requires a Florida-licensed contractor with proof of license and insurance, or an owner’s hold-harmless.
• Landscaping: a plan by a Florida-registered landscape architect emphasizing native plants, with a survey of trees 6 inches in diameter and larger for new work (Section 4.4); the association publishes an approved tree and plant palette.

The Design Standards Behind the Streetscape

• Minimum size: 3,000 square feet of living area, cut from WCI’s original 4,500 by the 2002 First Amendment (OR 3179, Page 1516).
• Height: 35 feet maximum, from the first habitable floor to the uppermost ceiling.
• Floor elevation: the lowest habitable floor at least 14.3 feet NGVD, an older vertical datum than the NAVD88 that FEMA’s current maps use.
• Garage: attached, for at least two cars, with automatic doors kept closed; cut from three cars by the 2005 Third Amendment (OR 3721, Page 1329); no carports; fully enclosed trash storage.
• Roofs: a minimum 6:12 pitch, flat or barrel tile only, and no flat roofs; replacement tile must be one of the association’s approved clay “S” tile products and blends.
• Driveways: approved materials only; “Plain or stamped concrete, asphalt or loose gravel are not acceptable”; at least 7.5 feet from the side lot line.
• Pools, spas, enclosures, fences, walls and gates: under the design guidelines (Section 4.3).
• Mailboxes and coach lights: the neighborhood’s selected models only.
• Where Serafina’s guidelines are silent: the Pelican Marsh design and landscape standards apply.

Source: restated declaration, OR 5608, Page 3084, Sections 4.2 to 4.11; association Rules and design materials.

Colors: 13 Schemes and the Neighbor Rule

The 2021 amendment replaced the six original developer schemes with any scheme the Board approves and publishes (OR 5914, Page 2386). The association’s rules now list 13 schemes, all Sherwin-Williams: three original schemes continued, three older schemes that existing homes may keep but new work may not adopt, and seven new ones, with shutters and railings in Urbane Bronze (SW 7048). One rule is Serafina’s own: no home may use the same scheme as either immediately adjoining home, although the same scheme across the street is allowed (Section 4.10, as amended). A buyer planning to repaint should check both neighbors’ schemes first.

Setbacks and the Golf-Course Map

Rear setbacks at Serafina differ lot by lot, and they bind more than the house: the declaration applies them to “any structure; home, pool, patio” and screen enclosure (Section 4.2(a)). WCI’s Planning Department drew the rear-yard lines on its golf-course setback map of October 28, 2002, colored at 0, 5 and 10 feet by lot (Serafina Rear Yard Setback Map). Our reading of the colors, which is approximate: 10 feet along the middle of each side of the street, 5 feet around the north end and the lower west side, and 0 feet on a few lots at each end. A buyer planning a bigger pool deck or a rear addition needs that lot’s line from the map, a survey and the committee before designing anything. The zoning is the Pelican Marsh PUD (PUD-93-01(5), last amended by Ordinance 16-25 in 2016), per Collier County’s zoning layer.

The November-to-April Ban and the Work Week

Serafina’s work calendar is the tightest we have found in Tiburón. The association’s Rules:

• Season: “Major construction and renovation projects are prohibited from November 1st through April 30th.”
• Hours: exterior maintenance, including landscaping, tree trimming, pressure washing, roof cleaning and painting, and contract work, including painting, remodeling, flooring and appliance installation, only from 8:00 a.m. to 5:00 p.m., Monday to Friday.
• No weekends or holidays: no work on Saturdays, Sundays, New Year’s Day, Easter, Memorial Day, Independence Day, Labor Day, Thanksgiving or Christmas, except emergencies.
• Site rules: no contractor audio outdoors; construction dumpsters in the driveway only, never on Tiburon Boulevard East.

Tiburón’s main gate admits commercial vehicles on a wider schedule, but inside Serafina the weekday rule binds. For a buyer, the season rule decides the calendar: a home bought in November cannot start a major remodel until May, and a remodel that runs past October 31 has to stop or be finished. Price that into any purchase you plan to renovate, and get the committee’s approval over the winter so work can start on May 1.

Generators, Shutters and Tanks

We found no clause in the Serafina declaration that bans above-ground fuel tanks or generators, unlike Escada’s; a standby generator, a propane tank, shutters and impact openings are exterior changes that need committee approval like any other. Owners have been adding them: standby-generator installations at seven homes and window, door or shutter permits at six homes from January 2020 to August 2026 (Collier County monthly building permit reports). Ask for the committee’s current standards for generator placement, screening and tanks before you sign a contract with an installer.

What Owners Have Been Building

The county’s permit reports show an active renovation neighborhood. From January 2020 to August 2026, Collier County issued 100 permits in Serafina, 97 of them at 36 of the 44 homes: 44 for air conditioning, 11 roof or reroof permits at 11 homes, 11 electrical and 10 gas permits, largely for standby generators, 7 window, door and shutter permits, 6 building permits for alterations and additions, 3 plumbing, 2 screen enclosures and 1 pool (Collier County monthly building permit reports, January 2020 to August 2026). Five were large remodels, with declared values from $150,000 to $400,000, issued in 2020, 2022 and 2026. There was no new-home permit, consistent with a fully built neighborhood, and a quarter of the homes have replaced their roofs since 2020; the permit section of this page carries the detail.

Remodels and the Flood Rules

This is where Serafina differs most from Escada. 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 12021C0194J of February 8, 2024, 43 of the 44 Serafina homes are in Zone AH, the shallow-ponding high-risk zone; only Lot 24, at 2962 Tiburon Boulevard East, is in Zone X (FEMA National Flood Hazard Layer, read September 25, 2026). All five of the large remodels since 2020 were on AH homes, and the monthly permit reports do not show whether the county reviewed any of them as a substantial improvement.

The saving grace is the ground. USGS lidar puts the ground at the 44 home sites at 12.42 to 14.85 feet (NAVD88), about 1.4 to 4.4 feet above the nearest base flood elevation lines of 10.0 to 11.0 feet (USGS 3DEP 1-meter lidar, 2018, read September 25, 2026). Yet no Serafina home has a Letter of Map Amendment on file with FEMA, and no Serafina home has an elevation certificate in the county’s public records. FEMA’s preliminary countywide map, panel 12021C0194K of March 20, 2025, not yet in effect, shows every Serafina home in Zone X; until it takes effect, the 2024 map governs permits, lending and insurance. Before you price a major renovation, get an elevation certificate, ask your architect for an early read on whether the project will cross the 50% line, and, on a home that was already remodelled, ask for the permit’s floodplain sign-off. The flood section of this page carries the home-by-home detail.

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

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). Serafina is neither: its homes are detached houses on platted lots, and its Articles say “THIS ASSOCIATION IS NOT A CONDOMINIUM ASSOCIATION.” No milestone inspection, no structural integrity reserve study and no statutory condominium reserve schedule applies to a Serafina home. That is a real difference from Tiburón’s condominiums, including the one at Serafina’s own entry: Castillo at Tiburón’s three-storey buildings fall within both laws’ height threshold, and Ventanas at Tiburón is a midrise condominium. At Serafina 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, common landscaping and the weekly services. A seller still delivers the Chapter 720 disclosure summary (Section 720.401), not a condominium’s inspection and reserve reports.

What to Ask For Before You Buy to Renovate

• The Design Review Committee’s current standards, application and fee schedule, and its meeting schedule and typical review time.
• The lot’s line on WCI’s golf-course setback map, and a survey showing the setbacks and any easements.
• The home’s permit history and any open permits, from Collier County.
• An elevation certificate, because no Serafina home has one in the county’s public records.
• For a large project, an early read on the county’s 50% substantial-improvement review.
• A calendar that fits the rules: approval over the winter, work from May 1, finished or paused by October 31.
• Both neighbors’ paint schemes, if you plan to repaint.

Hurricanes, Flood Zone and Insurance at Serafina at Tiburón

Serafina at Tiburón’s 44 homes all sit on one FEMA flood map panel, 12021C0194J, effective February 8, 2024, and 43 of them read Zone AH, FEMA’s shallow-ponding high-risk zone, at their county address points. Only lot 24, 2962 Tiburon Blvd E, reads Zone X. No Serafina home holds a map amendment.

That is the home-by-home answer no other Serafina source gives, measured on September 24 and 25, 2026 from Collier County’s own address points, building footprints and parcels against FEMA’s National Flood Hazard Layer, and checked against FEMA’s map-change records and the county’s elevation-certificate files. It is the opposite of Escada at Tiburón, where every home site reads Zone X and the mapped flood zone is the water the homes look across. It also comes with a twist that matters to every Serafina owner and buyer: on FEMA’s proposed countywide map, not yet in force, all 44 Serafina homes move to Zone X.

One Panel, the 2024 Map

Every Serafina parcel, homes and tracts alike, falls on FIRM panel 12021C0194J, effective February 8, 2024 (FEMA National Flood Hazard Layer, panel layer, read September 24 and 25, 2026), in NFIP community 120067, unincorporated Collier County. Collier County’s 2026 Flood Protection Newsletter confirms that “the county’s DFIRM became effective on 02/08/2024” (2026 newsletter). Unlike Marsala at Tiburón, where most homes are still rated on a 2012 panel, Serafina has one map and one date, which keeps every quote on the street on the same footing. The Zone AH area over the home sites carries no single printed elevation; the governing base flood elevations are the lines FEMA draws across and around the plat, which read 10.0, 10.5 and 11.0 feet NAVD88.

Flood Zone, Home by Home

Method: point-in-polygon at each of the 44 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, measured September 24 and 25, 2026. Every high-risk polygon that touches a Serafina home is Zone AH; no Zone AE, VE or floodway touches any Serafina footprint. “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 44 homes are on panel 12021C0194J (February 8, 2024). Lots 1 to 20 are the odd numbers on the west side of the street; lots 21 to 44 are the even numbers on the east side, running back south toward the entrance.

In summary: 43 of 44 address points read Zone AH on the effective map, and one, lot 24, reads Zone X at minimal hazard. By footprint, 25 houses sit wholly in Zone AH (lots 1 to 4, 6 to 20, 22, 27 to 30 and 33), 18 are partly in it, from 52.1% to 99.6% (lots 5, 21, 23, 25, 26, 31, 32 and 34 to 44), and only lot 24’s footprint has no mapped high-risk zone under it, clearing the nearest AH edge by about 8.5 feet (2.6 metres). Across the 44 lots, about 7.63 of 8.82 acres, 86.5% of home-lot area, is mapped Zone AH (our measurement from the county parcel layer against FEMA’s layer). The east-side lots from 35 to 44 carry the most Zone X ground, at their rear edges toward Livingston Road; the lowest ground is at the southwest end, lots 1 to 3. The county’s own 2024 flood-zone layer (Collier FEMA24_FloodZones) returns Zone AH at lots 1, 20, 21, 39 and 44 and Zone X “area of minimal flood hazard” at lot 24, the six lots we cross-checked.

What Zone AH Means Here

Zone AH is FEMA’s shallow-flooding zone: a 1% annual-chance flood of about one to three feet, usually ponding on flat ground, not a coastal surge zone. At Serafina the AH polygon is drawn across the home pads and across the association’s own road tract, which is about 95% AH, while the golf land around the homes is mostly Zone X. The whole plat, 54 county parcels and about 86.0 acres of polygon, is about 42.5% high-risk on the effective map (36.6 acres), and most of that high-risk land outside the homes is on the Pelican Marsh Community Development District’s lake and buffer tracts and on the golf tracts (our measurement, September 25, 2026). Our reading, with moderate to high confidence: the 2024 map carries a ponding designation over a flat, filled site whose ground actually sits above the local flood elevation, which is exactly the kind of designation FEMA’s proposed map has since withdrawn (below).

Correcting the Earlier Serafina Samples

Earlier Tiburón-wide flood research reported Serafina as “mostly AH” with the north end in Zone X, from four sample points. None of those four points fell on a Serafina home lot: one landed on the association’s road tract, one on a tract owned by the Castillo association, one outside the Serafina plat, and the single Zone X reading, the one that produced “north end X”, landed on the golf course parcel (our overlay against the county parcel layer, September 25, 2026). Measured home by home, Serafina is 43 of 44 homes in Zone AH, and the one Zone X home, lot 24, sits mid-plat on the east side of the street, not at the north end.

Ground Against the Base Flood Elevation

Lidar ground at the 44 Serafina address points reads 12.42 to 14.85 feet NAVD88, median 13.93, against nearest base flood elevation lines of 10.0 feet (lots 42 and 43), 10.5 feet (lots 1 to 9, 33 to 41 and 44) and 11.0 feet (lots 10 to 32). Ground beside every Serafina home is therefore 1.6 to 4.4 feet above its nearest base flood elevation (our arithmetic; measured against the highest line on the plat, 11.0 feet, the smallest margin is 1.4 feet at lot 3). The narrowest margins are at lot 20 (1.6 feet), lot 3 (1.9 feet) and lot 19 (2.1 feet); the widest at lots 36, 37 and 38 on the east side (4.2 to 4.4 feet).

Floors should sit higher still. WCI’s recorded declaration, carried into the owners’ 2019 restatement, requires the lowest habitable floor of every Serafina home to be at least 14.3 feet NGVD (Amended and Restated Declaration, OR 5608/3084). On the same NGVD-to-NAVD88 datum offset of about 1.2 feet that applies elsewhere in Tiburón, that is about 13.1 feet NAVD88, roughly two to three feet above the 10.0 to 11.0-foot base flood elevations (our datum conversion). Only a surveyed elevation certificate proves where a specific floor is.

No Map Amendment and No Elevation Certificate on File

No Letter of Map Amendment or Letter of Map Revision exists for any Serafina lot (FEMA map-change layers, checked September 25, 2026). The dozen map-change records in the surrounding area belong to neighbors: one covers four buildings at Castillo at Tiburón next door (FEMA case 13-04-5785A), and the rest are homes west of Serafina and a nearby senior community. Collier County’s public elevation-certificate layer (Collier County Elevation Certificates layer) holds no certificate for any Serafina address; the only Tiburon Boulevard East certificates in it belong to other neighborhoods.

That combination is the practical difference from Tiburón’s other AH neighborhoods. At Marsala at Tiburón, 47 of 56 lots hold 2013 letters; at Castillo, four buildings do; at Escada, two homes do. A Letter of Map Amendment removes a structure from the high-risk zone when the lowest ground next to it is at or above the base flood elevation, and on the lidar figures above most Serafina homes look like candidates. No Serafina owner has yet asked. We can state the route and the data; the outcome for any lot is FEMA’s to decide on a surveyor’s certificate. Why it matters: for Serafina, the request to a seller is not “send the letter” but “send the elevation certificate,” and if none exists, a new survey is the first step both to a flood quote and to any amendment.

What Zone AH Means for a Mortgage

Federal law bars a federally regulated lender from making, increasing, extending or renewing a loan secured by a building in a mapped special flood hazard area unless the building carries flood insurance for the term of the loan, at least equal to the lesser of the loan balance or the maximum coverage available, and it requires those lenders to accept qualifying private flood policies (42 U.S.C. 4012a(b)(1)). Zone AH is a special flood hazard area. A buyer financing any Serafina home except lot 24 should expect the lender to require flood insurance. Lot 24 is the one address where a lender’s flood determination could read differently from our map overlay, because its footprint sits about 8.5 feet from the mapped edge; the zone that governs a specific home is the one on its Standard Flood Hazard Determination. Cash buyers face no federal requirement, but the same map drives price and resale conversations with the next, financed buyer.

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

FEMA issued preliminary flood maps for Collier County on March 20, 2025, and on preliminary panel 12021C0194K all 44 Serafina address points read Zone X, area of minimal flood hazard, and not one Serafina footprint touches the high-risk zone (FEMA Preliminary NFHL, read September 25, 2026). Seven lots keep a rear-lot sliver of 0.2% to 1.6% (lots 11 to 14, 16, 27 and 32). The high-risk share of the whole plat falls from about 42.5% to about 28%, and the remaining high-risk land is on the lake, buffer and golf tracts, not the home sites. If the map takes effect as issued, Serafina goes from the most flood-mapped detached neighborhood in Tiburón, by share of homes, to one with no home in the high-risk zone.

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 issues its final determination, the February 8, 2024 map governs lending, insurance and the county’s floodplain rules at Serafina. How the National Flood Insurance Program will rate a Serafina policy that was bought under the AH map once the new map takes effect is set by FEMA’s flood insurance manual, which we did not review, so we make no promise about a rating outcome; talk to an insurance agent about buying and keeping continuous coverage before the change.

The Community Rating System Discount

Collier County has participated in FEMA’s Community Rating System since October 1992 and holds a Class 5 rating, under which “eligible NFIP polices receive a 25% discount to the flood insurance premium” (2026 Flood Protection Newsletter). FEMA’s own page says “the CRS discount is applied to the full-risk premium for all NFIP policies in the Regular Program in a participating community, including policies outside of the Special Flood Hazard Area (SFHA)” (FEMA, Community Rating System). At Serafina the question barely arises: the 43 Zone AH homes are inside the high-risk area and earn the 25% on an NFIP policy, and lot 24 earns it under the rule for homes outside it, unless FEMA excludes a structure for being out of compliance with the county’s floodplain rules.

The 50 Percent Rule Is Live in Serafina

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 before the work, the house must be brought into compliance with current floodplain elevation requirements. That rule does not reach Escada’s home sites, which are Zone X, but it reaches 43 of Serafina’s 44 homes on the effective map, and with no Letter of Map Amendment on any Serafina lot there is no letter to argue from. This is not theoretical here: all five of the large Serafina remodels permitted since 2020, declared at $150,000 to $400,000, are on Zone AH homes (permits section below). How the county’s floodplain staff valued each of those homes and whether any review found a substantial improvement is not shown in the monthly permit reports. Price a Serafina renovation with that review in the budget and the timeline, and if you are buying a recently remodelled home, ask for the permit’s floodplain sign-off.

Which Storms Each Serafina Home Has Stood Through

By the Collier County Property Appraiser roll (tax year 2026 preliminary, year built), Serafina’s main residences date from 2002 (3 homes), 2003 (9), 2005 (5), 2006 (15), 2007 (10) and 2008 (2): twelve homes at the two ends of the street first, none in 2004, then the middle filled in from 2005 to 2008. The county’s aerial footprint layers (Building Footprints 2000 to 2025) show the same sequence: no home in the 2000 or 2002 imagery, the same 12 homes in the 2004 layer, 27 in 2006, 39 in 2007 and all 44 in 2009.

Every Serafina home post-dates the first statewide Florida Building Code, which took effect on March 1, 2002. Our reading from the year-built pattern: the 2002 to 2005 homes were likely permitted under the 2001 edition, and most of the 2006 to 2008 homes under the 2004 edition, effective October 2005. The code that applies to a specific house is set by its original permit date, which is in the county’s permit files.

Surge, Evacuation Zone and Wind Design

Collier County’s GIS layers place Serafina in Hurricane Evacuation Zone C, outside the Coastal High Hazard Area and landward of the Coastal Construction Line, checked at lots 1, 20, 24 and 44 on September 25, 2026 (Collier County ArcGIS services). Serafina’s centre is about 2.9 miles east of US 41 at Vanderbilt Beach Road and about 4.1 miles from the Gulf shoreline due west (our measurement from coordinates). 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 Serafina. Serafina’s storm exposure is wind and rain, and its mapped flood hazard is rainfall ponding, not surge.

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 headline Naples gusts came from instruments on tall coastal buildings, not from a two-storey rooftop three miles inland. The county’s Florida Building Code wind layers return a Risk Category II design wind speed of 161 mph at Serafina, the category that applies to a house (149 mph for Category I and 174 mph for Category III). 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. Serafina 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.

Serafina-Specific Storm Damage

No Serafina-specific Irma or Ian damage record was found in the public documents reviewed: no court case naming Serafina at Tiburon, no news report of damage on Serafina’s stretch of Tiburon Boulevard East, 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 only two air-conditioning permits and one roof permit at Serafina addresses, the roof issued January 13, 2023 at a declared $130,000 with no cause stated; two more roofs followed in April and August 2023. Irma-era permits, late 2017 to 2019, were not part of the review. Around Serafina, Tiburón Golf Club reopened its Gold course on September 19, 2017 and its Black course on November 1, 2017 after Irma.

Insuring a Serafina 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 of up to $1 million applies only in Miami-Dade and Monroe counties (Senate bill analysis). Collier is at $700,000. Serafina’s homes are the smallest detached homes in Tiburón, but WCI’s four 2002 plans ran 3,189 to 4,139 square feet of living space and 4,096 to 5,522 total square feet, two storeys, pool and cage on every lot. 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.

Serafina’s recorded By-laws put the insurance of each home on its owner: the association carries at least $1,000,000 of liability cover and all-risk property cover on the common property only, and “each owner insures his own site and home” (By-laws Section 8.3, OR 5608/3084). Unlike Escada’s, Serafina’s declaration sets no deadline to begin or finish rebuilding after a casualty; the association can still require an owner to repair and maintain a home, and cure neglect after 15 days’ notice at the owner’s cost (Section 9.1).

Citizens’ Flood Rule in the Flood Zone

If a Serafina home is insured with Citizens, flood cover is not optional. Citizens’ own flood page states that “Personal Residential policies that include wind coverage for homes that are within the special flood hazard area … must have and maintain a flood policy,” phased in to completion on January 1, 2027; outside the special flood hazard area the requirement applies by dwelling coverage, at $600,000 and above from January 1, 2024, $500,000 from 2025, $400,000 from 2026 and all policies from January 1, 2027 (Citizens Property Insurance, Flood). With 43 of 44 Serafina homes in Zone AH, any Serafina home written by Citizens with wind cover needs a flood policy, and from 2027 lot 24 does too.

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. Most Serafina dwelling limits will fall between those two thresholds, so the 2% option must still be offered. 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, Lot by Lot

The National Flood Insurance Program caps a residential building at $250,000 and contents at $100,000: “You can insure your client’s residential building for up to $250,000” and “belongings can be insured at up to $100,000” (FEMA NFIP agents site). A Serafina home’s replacement cost will commonly exceed that building cap, so full flood cover usually means an NFIP policy plus excess flood, or a private flood policy written to the dwelling limit. The lender’s answer falls into two groups:

• Lots 1 to 23 and 25 to 44 (43 homes): mapped Zone AH under the footprint, no FEMA letter. Expect a federally backed or regulated lender to require flood insurance, and expect an agent to ask for an elevation certificate to rate the policy.
• Lot 24 (2962 Tiburon Blvd E): footprint outside the mapped zone by about 8.5 feet on our overlay. There is generally no federal mandatory purchase requirement for a home outside the zone, but confirm the lender’s own determination early, and consider cover anyway: the hazard mapped here is rainfall ponding, which does not respect lot lines.

For every Serafina home, ask the seller for any elevation certificate and the current flood declarations page, and give both to your agent and lender before you accept a determination or a quote.

Ordinance or Law Cover

Because the 50 percent rule applies to Serafina’s Zone AH homes, a large wind or flood loss can do more than repair the house: if the repair bill reaches half the building’s value, the county can require the rebuilt home to meet current elevation rules. Ordinance-or-law coverage is the policy line that pays for that extra work. It matters more at Serafina than at Escada, where the home sites are Zone X. Ask for the limit in writing when you compare quotes.

Roofs, Wind Mitigation and Shutters

Serafina’s recorded declaration requires a roof pitch of at least 6:12 in flat or barrel tile, with no flat roofs (Section 4.9, OR 5608/3084), and the association’s design standards name the approved replacement tiles, Boral US clay “S” tile or Ludowici clay “S” tile in set colour blends. Original roofs date from 2002 to 2008, so any original roof is now about 18 to 24 years old (our arithmetic from the roll). County permits show roof or reroof permits at 11 of the 44 homes from January 2020 to August 2026, a quarter of the street, with declared values of $9,850 to $156,970: three in 2020, two in 2021, four in 2023 and two in 2025. None states a cause. Permits before 2020 were not reviewed, so a home with no recent permit may still have a roof replaced 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. Every Serafina home was built under a statewide Florida Building Code, which helps on the form, and seven window, door and shutter permits at six homes from 2020 to 2026 show owners adding opening protection (permits section below). Any shutter, window or door change needs prior written Design Review Committee approval under Serafina’s declaration (Section 12), and the association’s rules keep all such contract work to weekdays from 8 a.m. to 5 p.m.

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). Most Serafina homes likely meet the permit-date condition, since 42 of 44 carry a roll year of 2007 or earlier, but the value and income conditions will exclude many. A homesteaded owner (24 of 44 Serafina homes carry a homestead exemption on the 2026 preliminary roll) may still qualify for the program’s inspection.

Which Schools Serve Serafina at Tiburón?

Every Serafina at Tiburón address, all 44 homes on Tiburon Boulevard East, 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 44 Serafina addresses through the District’s zoning service (Collier County Public Schools zoning tool) on September 25, 2026. The District holds one record for each Serafina address, 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 and Escada, Not Marsala

Serafina’s zoning matches Castillo at Tiburón, Escada 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 Serafina against Marsala, the elementary and high schools are the same; the middle school is not.

How Far the Schools Are

The Tiburón-wide measurements, made from 2600 Tiburon Dr near the club on September 2, 2026 with the same public routing service, put Pelican Marsh Elementary at 0.7 road mile, essentially at Tiburón’s back door on Airport-Pulling Road, Pine Ridge Middle at 4.0 road miles and Aubrey Rogers High at 6.7 road miles. Serafina’s entrance is about 1.5 road miles farther in along Tiburon Boulevard East, and every school run leaves through Tiburón’s main gate, so add that leg. 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, 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 Serafina address is assigned.

County Permits and Recorded Work at Serafina at Tiburón

Collier County’s issued-permit reports list 100 distinct permits at Serafina at Tiburón addresses and tracts from January 2020 to August 2026, 97 of them at 36 of the 44 homes. Air conditioning leads, 11 homes were reroofed, seven added standby generators, and five took remodel permits declared at $150,000 to $400,000.

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 and December 2023) and applied files for January 2024 to July 2026 read to catch applications (Collier County monthly permit reports), filtered by every Serafina house number on Tiburon Boulevard East, the plat’s folio numbers and the name Serafina, and de-duplicated by permit number. We publish the pattern, not an address-by-address list, except where a single permit changes what a buyer should ask. Eight homes pulled no permit in the window.

Permits by Type

Our tally of the county rows. Revisions filed under an existing permit number are counted once. One further air-conditioning application in March 2026 was denied and re-filed under a new number, which is the one counted. The three permits not at a home are small electrical and shutter jobs on the Castillo-owned tract at the entrance and on the golf parcels.

What the Pattern Shows

• A roof cycle under way. Eleven roof or reroof permits at 11 homes since January 2020, declared $9,850 to $156,970, with the largest group in 2023. For a street of 2002 to 2008 tile roofs, that is the replacement age arriving, and it is why roof date is the first question on any Serafina listing.
• Air conditioning is the busiest line: 46 mechanical permits, several homes more than once, which is what 18 to 24-year-old houses look like.
• Standby generators at seven homes installed by generator contractors, in 2020 (three homes), 2021, December 2024, May 2025 and August 2026, with electrical declared values of about $14,000 to $36,000; two more homes show the same paired gas and electrical pattern with other contractors. That is roughly one Serafina home in six adding whole-house backup power since 2020.
• Opening protection at six homes: seven window, door and shutter permits from 2021 to 2026, declared $965 to $16,900.
• Screen enclosures and pools: two aluminum-structure permits and one pool alteration. Caged pools are the Serafina norm: 43 of 44 homes carry a screen enclosure on the county roll, and all 44 have a private pool.
• No new single-family construction permit at any Serafina address, consistent with a neighborhood with no vacant homesite left.

The Five Large Remodels

Five Serafina homes took alteration or remodel permits declared at $150,000 or more between 2020 and 2026, and every one of them sits on a footprint mapped in Zone AH, which is where the 50 percent rule applies:

Three details a buyer should read correctly. The 2970 permit followed that home’s $3,500,000 sale in May 2026, the highest recorded price in Serafina (Collier Clerk, OR 6589/209), with generator permits on the same home in August 2026. The 2944 home took a roof and a screen enclosure permit in the same year as its alteration. And at 2919 the county file’s area field reads 11,062 square feet, which cannot be the house; the permit itself, not the monthly report, holds the scope. The monthly reports carry no floodplain field, so whether any of these five was reviewed as a substantial improvement is not shown. A buyer of any of them should ask for the final inspection and the floodplain sign-off.

Original Construction and Who Built the Homes

WCI Communities, Inc. declared Serafina, recorded its plat with Tiburon Golf Ventures and the Pelican Marsh Community Development District in 2001, chose its six original color schemes and drew its 2002 golf-course setback map, and in 2002 marketed Serafina’s homes itself on four plans. Every one of the 44 lots first sold as a finished home, never as a vacant lot (Collier County Property Appraiser sales file). The contractor of record on each original building permit is not named in any record we examined: the monthly reports begin in 2020, years after the last home was finished, and the county’s certificate files hold no Serafina document. Each home’s original permit, in the county’s files, names its contractor. Lots 6, 7, 19 and 44 were built in 2003 but first sold in 2005 and 2006, a pattern consistent with WCI holding them as models or inventory; the county record does not say so.

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, and any Irma-era repairs from late 2017 to 2019 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

Serafina’s common areas have their own recorded paper trail at the Collier Clerk. In November 2003 the Pelican Marsh Community Development District vacated an older access easement across Tracts B and D and all 44 lots (OR 3449/2153). On March 12, 2008 WCI Communities, Inc. quit-claimed the road, Tract A, and the 0.12-acre open-space Tract F to the association, less the stretch of road that lies inside the Castillo IV condominium (OR 4338/953); the Castillo association took the plat’s Tract C and the rest of Tract D by a separate deed in May 2008 (OR 4361/2470). In 2021 the Serafina association joined the other Tiburón associations in a recorded telecommunications easement to Hotwire Communications (OR 5905/3151; companion OR 6027/2350). 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 Serafina at Tiburón?

Nothing new inside Serafina at Tiburón, where all 44 homesites are built. The nearest active county planning item is Flats At Livingston, a site development plan under review about 525 feet from Serafina’s boundary on the Livingston Road side, with an apartment community and a car dealership under construction within about a third of a mile.

Zoning Around Serafina

Serafina 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, 20, 24 and 44 on September 25, 2026). No zoning overlay applies. The plat lies in Sections 25 and 36, Township 48 South, Range 25 East, in unincorporated Collier County. Serafina’s declaration subjects every lot to the Pelican Marsh DRI Development Order 95-1 (Section X) and says the Pelican Marsh PUD prevails over the declaration where they conflict (Section XVIII).

Planning Items Within About Three-Quarters of a Mile

Collier County’s planning-project layer returned 24 records within about three-quarters of a mile of the Serafina plat on September 25, 2026. The ones that matter, by distance from the nearest Serafina parcel:

Distances are converted from metres and rounded. The layer’s 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. We did not read the Flats At Livingston application: its unit count, height and exact site are in the county’s application file, and nothing in the layer ties it to Serafina’s side of Livingston Road beyond its distance. Apart from the three items in bold, everything within about three-quarters of a mile is complete, closed or historical.

The Livingston Road Side

Serafina’s east-side homes, lots 21 to 44, back onto the golf course with a 10.91-acre strip of Pelican Marsh Community Development District land (plat Tract J) and then Livingston Road beyond it (Collier County Property Appraiser roll and parcel layer). The District’s engineer told its board on February 15, 2017 that “when Serafina was platted, a 20 foot landscape easement was created as the DRI called for,” and the same minutes record that the golf operation’s 2015 to 2016 clearing of vegetation along that boundary affected “71 residences in Castillo and Serafina,” with residents reporting lost screening and more road noise (Pelican Marsh CDD documents). What stands in the buffer today, and whether it was replanted, is not documented in any record we read. For an east-side home, walk the back of the lot at rush hour before you decide.

Road Work on the Way Out

Every trip from Serafina runs west along Tiburon Boulevard East, through Castillo and Tiburón’s main gate, to Airport-Pulling Road; there is no exit to Livingston Road. Two county road projects sit on that daily drive. The Airport Road widening, from Vanderbilt Beach Road north to Immokalee Road, adds one lane each way for a six-lane divided road; 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. 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 drive to Mercato, Waterside Shops and the beach.

Tiburón’s Entrance Road and Gatehouses

Inside the District’s own roads, the Pelican Marsh Community Development District’s June 17, 2026 minutes record that “a substantial amount had been identified for the Tiburon entrance road within the next two years,” and its July 15, 2026 minutes contemplate resurfacing the entrance “from Airport-Pulling Road to the roundabout” after Easter if a pavement assessment calls for it. The same District budgeted $28,250 in FY2027 for gatehouse equipment, including upgraded cameras and licence plate readers (Pelican Marsh CDD documents). Serafina owners pay into that District on their tax bill, so these are their projects too. Our Tiburón guide covers the wider pipeline.

Inside Serafina: Nothing Left to Build

The county roll shows no vacant homesite at Serafina (Collier County Property Appraiser roll, tax year 2026 preliminary), and no Serafina lot has ever recorded a vacant-lot sale. New construction at Serafina therefore means a remodel or a rebuild under the recorded design rules: at least 3,000 square feet of living area, a 35-foot height limit, a lowest habitable floor of at least 14.3 feet NGVD, an attached garage for at least two cars, tile roofs at 6:12 or steeper, rear setbacks that also bind pools, patios and screen enclosures, and Design Review Committee approval of every exterior change (OR 5608/3084). WCI’s 2002 golf-course setback map, still used by the association, sets rear setback lines of 0, 5 or 10 feet lot by lot, so pool and cage room differs from one home to the next. Two association rules shape the calendar: no major construction or renovation from November 1 to April 30, and contractor work only from 8 a.m. to 5 p.m., Monday to Friday, never on weekends or seven named holidays (Serafina Rules and Regulations, revised June 11, 2021). A buyer who closes in winter and wants to remodel starts in May.

Daily Logistics at Serafina at Tiburón

Daily life at Serafina at Tiburón runs through two gates: Tiburón’s staffed main gate, then Serafina’s own pass-controlled gate with a visitor kiosk. The association mows, trims and cleans every pool weekly, garbage goes Tuesday and Friday, contractors work weekdays only, and I-75 is one mile away as the crow flies but about four road miles.

Getting In: A Gate Inside the Gate

Serafina sits at the far end of Tiburón behind its own pass-controlled gate, inside Tiburón’s staffed main gate. The master association’s 2018 gatehouse post orders, published on the Serafina association’s own website, describe Serafina as “located all the way back with a separate gate for entry requiring a pass,” and the association’s visitor-screening instructions describe a community gate kiosk that scans a visitor’s pass to open the gate. Serafina’s recorded declaration makes 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” (Section XI, OR 5608/3084). The same document has owners acknowledge that any privacy gate or wall “may be compromised or circumvented” (Section XV). The 2018 gatehouse orders name two Tiburón enclaves with separate pass-controlled gates inside the main gate: Serafina and Escada.

Guests, Contractors and Deliveries

A visitor clears two checkpoints. At Tiburón’s main gatehouse, run by the Pelican Marsh Community Development District, the resident must have pre-cleared the guest. At Serafina’s gate, the visitor scans a pass the resident issued, valid for up to 30 days, or uses the kiosk to reach the resident. Contractors face a tighter window inside Serafina than at the District’s gate: the District admits commercial vehicles from 7:00 a.m. to 7:00 p.m., Monday to Saturday (PMCDD Commercial Vehicle Access Policy), but Serafina’s own rules allow exterior maintenance and contract work, landscaping, painting, pressure washing, remodeling, flooring and appliance installation included, only from 8:00 a.m. to 5:00 p.m., Monday to Friday, with no contractor audio. Construction dumpsters go in the driveway, never on the street, and the declaration routes construction traffic through the construction entrance on Airport-Pulling Road (Section 4.13(b)). Hosts give the association 14 days’ notice of a party or event.

Transponders

Residents’ vehicles use transponders the District installs; eligibility follows property subject to District assessments, which every Serafina home pays, and transponders are deactivated on the sale of a home (PMCDD Transponder Policies). Whether Serafina’s own gate reads the same District transponder is not stated in any document we read; a buyer should confirm with the association at closing how residents open the Serafina gate.

The Street

Serafina is one street, the Serafina stretch of Tiburon Boulevard East, owned by the association as plat Tract A. It runs north from an entry median beside the Castillo IV buildings to a cul-de-sac at the north end, with lots 1 to 20 on the west side going north and lots 21 to 44 on the east side coming back south. The speed limit is 25 mph. There is no street parking in Serafina from midnight to 7:00 a.m. without authorization, and residents are asked not to park on the street at any time; service vehicles park on one side only, never blocking a driveway or mailbox. Golf carts may use the Serafina section of the street only as Florida law allows, with lights after dark and no driver under 14 (Serafina Rules). Quiet hours begin at 11:00 p.m.

What the Association Does Every Week

“The Association provides basic pool cleaning, trimming of shrubs and lawn cutting weekly” (Serafina Rules, revised June 11, 2021), under the declaration’s authority for routine landscape, pool and spa cleaning and fountain maintenance from the common assessment (Section 9.2). That is the closest thing among Tiburón’s detached neighborhoods to a lock-and-leave package; Escada owners, for comparison, arrange all of their own yard and pool care. Owners still maintain, repair and replace the house itself, the roof, the pool and its equipment, the lanai and cage, exterior fixtures, mechanical equipment and the irrigation on the lot, “in a condition comparable to the condition at the time of initial construction” (Serafina Rules; declaration Section 9.1).

Trash and Recycling

Collier County’s collection-day layer, checked September 25, 2026 at lots 1, 20, 22 and 44, places Serafina in District 1: garbage Tuesday and Friday; recycling, yard waste and bulk Friday (Collier County collection days layer). Serafina’s rules match and add their own timing: containers go out no earlier than 6:00 p.m. the evening before and come back in by 7:00 p.m. on collection day, stay screened from neighbors the rest of the week, recycling goes out “ONLY on Friday,” and bulk items need 48 hours’ notice to Collier County Public Utilities. Collection is a county service billed on the tax bill: $261.91 on the 2025 bill (Collier County Tax Collector, 2025 bills for parcels 73229000504 and 73229000928). A seasonal owner needs a home-watch service to handle carts.

Mail

Each Serafina home has its own curbside mailbox of the neighborhood’s standard size, color and post. Who pays to keep it up is written two ways: the recorded declaration says mailboxes are “installed and maintained by the Association” (Section 4.8), while the association’s 2021 rules say mailboxes and posts are “the lot owner’s property” to be maintained and replaced at the owner’s expense. The declaration controls where the two conflict; ask the association which practice it follows today.

Water, Sewer, Power and Gas

Serafina’s declaration names the Collier County Water-Sewer District as “the permanent water, sewer and irrigation service provider,” and 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 irrigation source in practice, reclaimed or potable, is not stated beyond that. Natural gas availability on the street is not established in any record we read; seven homes have added standby generators, so confirm the fuel source for the specific address. We found no ban on above-ground tanks in Serafina’s declaration, unlike Escada’s, but any generator, tank or other exterior equipment needs Design Review Committee approval.

Cable and Internet

The Serafina association is a named grantor of the recorded telecommunications easement to Hotwire Communications (OR 5905/3151), covering facilities “to include, without limitation telephone, television, internet access,” exclusive for bulk service while Hotwire remains the bulk provider. Serafina’s declaration makes any bulk cable or telecommunications contract a common expense (Section 14.1). Which services the bulk arrangement includes, and whether internet is billed separately, is not stated in the easement; the association budget and the estoppel certificate show what the assessment covers.

Parking, Vehicles and the Look of the Street

Serafina’s declaration requires an attached garage for at least two cars, with overnight parking in the garage first, no more than three vehicles overnight in a driveway and no carports (Section 4.6). Commercial and recreational vehicles, boats, trailers and motorcycles may be kept only fully enclosed (Section 4.1(f)), and the rules allow only vehicles that fit in the garage, with garage doors closed except when in use. The rules also bar visible basketball hoops, trampolines, swing sets and sports nets, and garage sales. No signs of any kind may be shown anywhere in Serafina, including in windows and on vehicles, apart from security-alarm signs in courtyards or within 10 feet of the front door, and “Real estate Broker Open Houses are not permitted.”

Living on the Golf Course

Forty-two of Serafina’s 44 lots, lots 3 to 44, back directly onto the Tiburón golf course, a 56.26-acre golf parcel owned by Tiburon Golf Ventures that wraps both sides of the street; lots 1 and 2, at the entrance, back onto a 1.07-acre tract owned by the Castillo association, mapped as a lake, and lot 3 touches both (county parcel layer, measured September 25, 2026). Frontage is not the same as a view: the golf parcel includes rough, cart paths, water and planted buffers as well as fairway, so walk the back of the lot. Two recorded clauses come with that setting: a golf-ball easement runs over the lots and owners assume the risk (Section 16.9), and the golf course, its lakes and its landscaping belong to the club, not the association. Ask the club which course and holes a specific home faces.

Who Maintains What

Drive Distances From Serafina

Measured September 25, 2026 from the county parcel points for lot 1, 2883 Tiburon Blvd E (the entrance end), and lot 22, 2970 Tiburon Blvd E (the north cul-de-sac), with destinations geocoded by the U.S. Census Bureau geocoder or fixed coordinates and routed by the OSRM public router. Minutes are free-flow driving time, a floor, not an expected trip time; Collier traffic between January and April runs materially longer. The Escada and Castillo columns are measured the same way from lot 1 of Escada at Tiburón and 2843 Tiburon Blvd E at Castillo.

Every route leaves west on Tiburon Boulevard East, through Castillo and the Tiburón main gate, to Airport-Pulling Road; north on Airport-Pulling and Immokalee Road for I-75, NCH North and RSW, and west on Vanderbilt Beach Road for Mercato, the beach and Waterside. The master association’s gatehouse orders put it plainly: “THERE IS NO EXIT TO ANY MAIN ROADS PAST OUR GATE.” That is why I-75, about a mile away across Livingston Road as the crow flies, is about four road miles by car. Serafina is the far end of Tiburón: most trips run 0.2 to 0.3 road miles longer than from Castillo and 0.7 to 0.9 longer than from Escada. For RSW, reckon 35 to 50 minutes depending on season and time of day. North Collier Regional Park lies directly across Livingston Road from the golf land, but no documented gate connects Serafina to it on foot.

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

Serafina at Tiburón is Tiburón’s entry point to a detached home: 44 homes on 0.18-acre median lots with the lowest 2026 county median just value of the four detached neighborhoods, $1,967,435, yet golf behind 42 of 44 lots, a private pool at every home and its own gate (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)

Serafina has four natural comparisons inside Tiburón. Three are the other platted, detached-home neighborhoods under Chapter 720 of Florida law: The Norman Estates at Tiburón, Marsala at Tiburón and Escada at Tiburón. The fourth is Castillo at Tiburón, the condominium at Serafina’s entrance, which shares Serafina’s District assessment class and owns two parcels inside Serafina’s recorded plat. Here are the five on one yardstick.

Five Tiburón Neighborhoods on One Yardstick

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

Sources: Collier County Property Appraiser roll, tax year 2026 preliminary and 2025 certified (homes only; Castillo residences only); Southwest Florida MLS Matrix, pulled September 18, 2026 (32 Tiburón closings and 20 actives in all); FEMA National Flood Hazard Layer, read September 2026 (Serafina lot by lot, Castillo building by building, Marsala and Escada by address point; Norman Estates home by home on panel 12021C0382J, read September 25, 2026, and FEMA’s Letter of Map Amendment 16-04-2398A of January 15, 2016); recorded declarations and county tract ownership for shared recreation; Collier County Public Schools zoning tool, 2026-27. Two sales are two sales, not a market rate, so the thin neighborhoods show both prices.

Three things in that table belong to Serafina alone. First, it has the smallest land and the lowest county value of the four detached neighborhoods, which makes it the lowest county-valued way into a detached Tiburón home, while every one of its 44 homes still has a private pool and 43 a screen enclosure (Collier County Property Appraiser roll, 2026 preliminary). Second, 43 of its 44 homes stand in shallow-ponding Zone AH on the current map with no FEMA letter on any of them, and it is the neighborhood FEMA’s proposed map changes most: on preliminary panel 12021C0194K (March 20, 2025, not yet in force) all 44 Serafina address points read Zone X (FEMA Preliminary NFHL, read September 25, 2026). Third, Serafina had no home for sale on September 18, 2026 and sold its most recent record-setting home above its asking price, the only one of Tiburón’s 32 twelve-month closings to do so (Southwest Florida MLS Matrix).

Serafina and The Norman Estates at Tiburón

The Norman Estates at Tiburón is Serafina’s closest twin on the county roll, and it has its own head-to-head section below. Both are small, single-street neighborhoods of detached homes where every main residence carries the same county construction class at improvement quality 5 (all 44 at RC-25 in Serafina, all 27 at RC-20 in Norman Estates), both have a median lot of about a fifth of an acre, and both have a 2026 county median just value near $2 million (Collier County Property Appraiser roll, 2026 preliminary). The differences are age, size and recorded price: Serafina’s homes are five years newer at the median (2006 against 2001), smaller by the county’s measure (a median base area of 2,862.5 square feet against 3,243) and have sold higher over the last three years, a median of $3,062,500 on four county-qualified sales against $2,762,500 on four (Collier County sales file, September 2023 to August 2026).

Serafina and Marsala at Tiburón

Marsala at Tiburón is the detached neighborhood closest to Serafina in recorded price and furthest from it in land. Marsala’s 36-month median, $3,187,500 on ten qualified sales, is $125,000 above Serafina’s $3,062,500 on four, on a median lot of 0.37 acre, about twice Serafina’s 0.18 (Collier County sales file and roll, August 29, 2026). Marsala’s homes are seven years newer at the median (2013 against 2006), and Marsala sits outside the Pelican Marsh Community Development District: every Marsala home paid $261.91 of non-ad valorem charges on the 2025 bill against $2,823.85 on 42 Serafina homes, a gap of $2,561.94 a year (Collier County Property Appraiser roll, 2025 certified). What Serafina offers that Marsala does not is the association-provided yard and pool service and a home inside Tiburón’s main gate rather than across Livingston Road. Both neighborhoods have their own gate, and both have most home sites mapped Zone AH on the current FEMA map.

Serafina and Escada at Tiburón: Opposite Flood Maps

Escada at Tiburón is the other end of the detached ladder: 31 custom estate homes on a 0.62-acre median lot, about 3.4 times Serafina’s, at a 2026 county median just value of $5,331,624, about 2.7 times Serafina’s $1,967,435 (Collier County Property Appraiser roll, 2026 preliminary). Escada’s four qualified sales from September 2023 to August 2026 had a median of $5,995,000, about 1.96 times Serafina’s (county sales file). The flood maps are mirror images on the same FEMA panel, 12021C0194J (February 8, 2024): every Escada home reads Zone X, while 43 of 44 Serafina homes read Zone AH (FEMA National Flood Hazard Layer, read September 2026). The master association’s 2018 gatehouse post orders give both enclaves “a separate gate” requiring a pass inside Tiburón’s main gate (Tiburon Estates Homeowner’s Association post orders, April 4, 2018, published on the Serafina association’s website). A buyer choosing between them is choosing between land and custom construction at roughly twice the recorded price, and a smaller, production-built home with the yard and pool looked after by the association.

Serafina and Castillo at Tiburón: Neighbors on Shared Paper

Castillo at Tiburón is the condominium every Serafina resident drives through to get home, and the two are tied together on the public record. The Serafina plat was recorded on October 8, 2001; the Castillo IV declaration, recorded August 26, 2002, drew its condominium boundary across parts of Serafina’s Tract A (the road) and Tract D, and WCI released Tract D from Serafina’s covenants in 2003 (OR 3097, Page 320; OR 3422, Page 2495). Today the Castillo association owns Serafina Tract C, the 1.07-acre parcel behind Serafina Lots 1 and 2, and the 0.21-acre remainder of Tract D, both by one deed, OR 4361/2470 of May 19, 2008 (Collier County Property Appraiser roll). The two also share a District assessment class: 99 of 102 Castillo residences and 42 of 44 Serafina homes carried exactly $2,823.85 of non-ad valorem charges on the 2025 bill (Collier County Property Appraiser roll, 2025 certified). The purchase is different in kind. Castillo owners share buildings, a master insurance policy, a pool, spa and clubhouse, and Florida’s condominium milestone-inspection and reserve-study laws; a Serafina owner owns a house and its lot outright, has a private pool, and answers to neither law. Castillo’s 2026 county median just value is $1,119,320, and its nine MLS closings in the last twelve months had a median of $1,265,000 (Collier County Property Appraiser roll; Southwest Florida MLS Matrix, September 18, 2026).

Where Serafina 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), Marquesa Royale at Tiburón ($2,450,000), The Norman Estates at Tiburón (two sales, $2,700,000 and $2,825,000), Serafina (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). Serafina sits where it does for four measurable reasons: 42 of its 44 lots share a rear boundary with the golf course parcel (Collier County parcel polygons, measured September 25, 2026), every home has its own pool, the association cuts the lawn, trims the shrubs and cleans each pool weekly, and the neighborhood has its own gate inside Tiburón’s staffed main gate. What holds it below Marsala and Escada is equally measurable: the smallest lots in Tiburón, homes built 2002 to 2008 with roofs now 17 to 22 years old where they have not been replaced, a District line on the tax bill and a current flood map that puts 43 of 44 homes in Zone AH.

What Serafina Has That None of the Others Has

One combination is Serafina’s alone in Tiburón: detached homes with association maintenance. The Serafina association’s rules state that “The Association provides basic pool cleaning, trimming of shrubs and lawn cutting weekly,” funded from the common assessment under Section 9.2 of the 2019 restated declaration (Serafina Rules and Regulations, revised June 11, 2021; OR 5608, Page 3084). Escada owners maintain “all grassed or sodded areas, lawns, landscaping” themselves under their own declaration, and no Marsala document we read provides the service, while the Norman Estates association provides lawn care, fertilization, insect and disease treatment and irrigation on every lot but no pool cleaning (Norman Estates 2013 restated declaration, sections 7.2 to 7.4, OR 4914/3520). Owners still look after the house, the roof, the pool equipment and their irrigation. For a seasonal owner who wants a house with its own pool, not a condominium, and wants the yard and the pool kept while away, Serafina is the closest thing Tiburón has to a lock-and-leave detached home.

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

Serafina at Tiburón vs The Norman Estates at Tiburón is the choice for a buyer who wants a detached Tiburón home near $2 million of county value. Serafina gives newer homes, higher recent prices, golf behind 42 of 44 lots and weekly yard and pool service; Norman Estates gives larger homes, lower recent prices, association lawn care and irrigation on every lot and a Zone X flood map for all 27 homes.

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)

Serafina vs Norman Estates 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; Serafina declaration chain at the Collier County Clerk (OR 2905/70, OR 3179/1516, OR 3422/2495, OR 3721/1329, OR 5608/3084, OR 5914/2386); Sunbiz filings for both associations; WCI Communities’ archived 2002 Serafina plan pages; WCI Communities, Inc. Form 10-K405, fiscal 2001; Pelican Marsh Community Development District FY2019 budget; Serafina association rules (June 11, 2021), 2023 sale and lease applications and Checkpoint instructions; Tiburon Estates gatehouse post orders (April 4, 2018); Marsala at Tiburon HOA minutes (February 24, 2025); Tiburón Golf Club course guide; FEMA National Flood Hazard Layer, Preliminary NFHL and Letter of Map Amendment 16-04-2398A; Collier County hurricane evacuation zone layer; Collier County Public Schools zoning tool, checked 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 Serafina and Norman Estates are near twins: about a fifth of an acre, about $2 million of county value, one street each, one construction class each. On the record five differences decide the purchase.

• The flood map. Every Norman Estates point sampled on Medallist Lane reads Zone X on the February 8, 2024 map, and one Norman Estates owner already holds a FEMA letter removing a structure from the high-risk zone. At Serafina 43 of 44 homes stand in Zone AH, a shallow-ponding high-risk zone, 25 of them with the whole building footprint inside it, so a federally regulated lender will require flood insurance and Collier County’s 50 percent substantial-improvement rule applies to a large remodel (FEMA National Flood Hazard Layer, read September 25, 2026). The ground itself is not low: USGS lidar puts every Serafina home site 1.4 to 4.4 feet above its nearest base flood elevation, and FEMA’s preliminary map, in its appeal period since August 19, 2026 and targeted for summer 2027, shows all 44 in Zone X.
• 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 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). 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 weekly pool cleaning on top of lawn care.
• Age and code. Norman Estates was built 2000 to 2003, and its earlier homes pre-date the first statewide Florida Building Code of March 1, 2002. Serafina’s homes were built 2002 to 2008; the county’s 2002 aerial layer shows none standing, which points to permits under the statewide code, though each home’s permit date decides it. Insurers price roof age and code era; ask for the permit history of either.
• What the association does. Serafina’s association mows, trims and cleans every pool weekly and runs its own gate. Norman Estates’ association owns its road, an entrance corner and a buffer along Tiburon Drive, runs its own automated gate off Tiburon Drive outside Tiburón’s staffed gatehouse, and provides lawn care, fertilization, insect and disease treatment and irrigation on every lot; the lakes behind Norman Estates belong to the golf course owner (Norman Estates 2013 restated declaration; Collier County parcel map, September 25, 2026).
• The market right now. Serafina had no active listing on September 18, 2026, and its record sale, 2970 Tiburon Blvd E, closed at $3,500,000 over a $3,250,000 ask in three days. Norman Estates had one active listing at $3,995,000, above any Norman Estates sale in the county’s 36-month file (Southwest Florida MLS Matrix; Collier County sales file).

What We Could Not Compare, and How to Close the Gap

This guide rests on Serafina’s recorded documents, which we read in full. We did not read The Norman Estates’ recorded declaration for this comparison, so its leasing rules, pet rules, transfer approval, club clause and any resale capital charge are left blank in the table rather than guessed. A buyer weighing the two should read that declaration and any amendments at the Collier County Clerk, and get the estoppel certificate for the specific Medallist Lane home, which Florida law requires the association to issue within 10 business days of a request (section 720.30851, Florida Statutes). A home-by-home overlay puts all 27 Norman Estates homes in Zone X on panel 12021C0382J, with no footprint touching the high-risk area (FEMA National Flood Hazard Layer, September 25, 2026); a lender’s flood determination on the specific address settles it.

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

Choose Serafina at Tiburón if you want a newer two-storey home (2002 to 2008) with its own pool on a lot that backs onto the golf course, behind a second gate at the quiet far end of Tiburón, with the association cutting the lawn, trimming the shrubs and cleaning the pool every week, and you plan to live in it or lease it once a year rather than by the season. Accept the smallest lots in Tiburón, a flood map that puts 43 of 44 homes in Zone AH until FEMA’s new map takes effect (so budget flood insurance and ask for an elevation certificate), board approval of your purchase, no neighborhood pool or clubhouse, and the highest recent price per square foot of the two. Choose The Norman Estates at Tiburón if more house for the money and a Zone X reading matter more to you than age and weekly pool service: larger homes by the county’s measure, lower recorded prices, an association that owns its road and buffers and mows, fertilizes and irrigates every lawn, and a street beside the Black course; accept older homes, some built before the statewide building code, and a governing document you will need to read yourself. 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 Serafina at Tiburón

Serafina at Tiburón’s strengths are golf behind almost every lot, a private pool at every home, weekly yard and pool service and a gate inside the gate. Its trade-offs are a current flood map with 43 of 44 homes in Zone AH, the smallest lots in Tiburón, strict leasing and renovation rules and no shared amenities.

The Pros

• Golf behind 42 of 44 lots. The golf partnership’s 56.26-acre Tract E shares a rear boundary with every lot from 3 to 44; Lots 1 and 2 back onto a 1.07-acre tract owned by the Castillo association instead (Collier County parcel polygons and roll, measured September 25, 2026). No Serafina lot is a street-only lot, and the larger lots at the north curve and cul-de-sac carry the longest golf edges, 31 to 67 metres.
• A private pool at every home. All 44 homes carry a pool on the county roll, 42 a spa and 43 a screen enclosure (Collier County Property Appraiser roll, 2026 preliminary).
• The yard and the pool are looked after. “The Association provides basic pool cleaning, trimming of shrubs and lawn cutting weekly” (Serafina Rules and Regulations, 2021). No other detached Tiburón neighborhood documents that service.
• A gate inside the gate. The master association’s 2018 post orders describe Serafina as “located all the way back with a separate gate for entry requiring a pass”; visitors scan an emailed pass at the kiosk or call through to the main-gate guard (master association post orders, April 4, 2018; the Serafina association’s visitor-screening instructions). The recorded declaration makes the gate an association facility paid from assessments.
• The lowest county-valued detached home in Tiburón. A 2026 county median just value of $1,967,435 against $2,005,110 at Norman Estates, $2,166,654 at Marsala and $5,331,624 at Escada (Collier County Property Appraiser roll, 2026 preliminary).
• Demand that outruns supply. No Serafina home was listed on September 18, 2026, and 2970 Tiburon Blvd E closed at $3,500,000 on a $3,250,000 ask in three days, the only one of Tiburón’s 32 twelve-month closings above its list price (Southwest Florida MLS Matrix).
• Ground above the flood line, and a better map coming. USGS 3DEP lidar (2018) puts ground at every Serafina address 12.42 to 14.85 feet NAVD88, 1.4 to 4.4 feet above the nearest base flood elevation, and FEMA’s preliminary panel 12021C0194K shows all 44 homes in Zone X. Serafina is in Hurricane Evacuation Zone C, outside the Coastal High Hazard Area and about four miles from the Gulf (Collier County GIS, September 2026).
• Not a condominium. The recorded articles say “THIS ASSOCIATION IS NOT A CONDOMINIUM ASSOCIATION,” so Florida’s milestone-inspection and structural-integrity-reserve-study laws do not apply, and each owner insures only his own home and lot (2019 bylaws, Section 8.3).
• A membership route without a new fee. The recorded club clause lets a seller’s Tiburón Golf Club Signature Membership pass to a resale buyer without a new membership fee if the transfer is applied for at least 30 days before closing (OR 5608, Page 3084, Article XVII). Resale buyers are not otherwise obligated by the declaration to join.
• Household pets without a number cap. “Dogs and cats and other common household pets” are allowed, leashed or carried off the lot, with no number or weight limit in the rules.
• A brake on assessment increases. The 2019 bylaws bar the board from raising a member’s annual assessment more than 20% over the prior year without unanimous board approval (Bylaws 6.3).
• Zoned to the same three schools. All 44 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 current flood map. On FEMA panel 12021C0194J (February 8, 2024), 43 of 44 homes are in Zone AH and only lot 24, 2962 Tiburon Blvd E, reads Zone X. A regulated lender must require flood insurance on an AH home it lends against (42 U.S.C. 4012a); NFIP building cover caps at $250,000, so full cover usually means excess or private flood; and no Serafina home has a FEMA letter or a county-held elevation certificate on file.
• The 50 percent rule on big remodels. Collier County applies its substantial-improvement rule “within flood zone VE, AE, AH or A” (2026 Flood Protection Newsletter). Five Serafina remodels permitted since 2020, declared at $150,000 to $400,000, were all on AH homes (Collier County monthly permit reports).
• The smallest lots in Tiburón. A 0.18-acre median, and WCI’s 2002 setback map draws rear setbacks of 0, 5 or 10 feet lot by lot, applied to the pool, patio and screen enclosure as well as the house, so room to enlarge a pool deck varies by lot (golf-course setback map).
• No shared amenities. The association owns the road and a 0.12-acre open-space tract valued at $100; there is no pool, clubhouse, court or fitness room. Recreation is your own pool and the optional club.
• Leasing is annual in practice. The recorded declaration allows one lease in any 12 months, none over 12 months, with board approval; the association’s current rules and lease form require a one-year minimum. Serafina is not a seasonal-rental address.
• No major work from November to April. The rules prohibit “major construction and renovation projects” from November 1 to April 30, and allow contractor and exterior work only 8 a.m. to 5 p.m. Monday to Friday, never on weekends or seven named holidays.
• Board approval of every buyer. Section 4.15 of the declaration requires written board approval of every sale, with a background check, references and an interview allowed; the 2023 sale application charges $150 plus $50 per adult and says approval comes “within a 20-day period.”
• The District line on the tax bill. The 2025 bills for Lots 1 and 22 carried a “Pelican Marsh” line of $2,561.94, of which about $836 is the District’s bond payment, scheduled to end with the final bond payment in May 2031 (Collier County Tax Collector, 2025 bills; Pelican Marsh CDD minutes, July 15, 2026).
• Two one-time charges at purchase. Serafina’s resale capital contribution, “not to exceed one quarterly assessment” (declaration Section 7.6), and the Tiburón master association’s capital contribution of a quarter of its annual assessment (OR 6149, Page 45). Neither amount is published; the estoppel certificates carry them.
• County values have fallen three years running. The median just value peaked on the 2023 roll and fell to $1,967,435 on the 2026 preliminary roll, down 4.8% at the median home from 2025, with only 4 of 44 homes higher (Collier County Property Appraiser roll).
• The far end of Tiburón. I-75 is about a mile away across Livingston Road as the crow flies but 4.3 road miles from Lot 1, because every trip leaves west through Tiburón’s main gate to Airport-Pulling Road (OSRM routing, September 25, 2026). The east-side lots (21 to 44) back onto the golf course with a District buffer strip and Livingston Road beyond; the District engineer told the CDD board in February 2017 that clearing along that edge in 2015 and 2016 had affected “71 residences in Castillo and Serafina.”
• Aging roofs and Citizens’ limit. Original roofs date from 2004 to 2009, 11 homes pulled roof permits from 2020 to August 2026, and Citizens Property Insurance does not write a Collier dwelling with a replacement cost of $700,000 or more (section 627.351, Florida Statutes), so carriers will ask about roof age and opening protection.
• A thin market to price in. Two MLS closings in twelve months; a price is set from a longer window and from the neighboring detached neighborhoods, not from a deep set of recent sales.
• A new buyer’s tax bill resets. Save Our Homes holds long-time owners down: the 2025 certified bills ran from $11,902.71 to $28,858.21, 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 Serafina at Tiburón Home? List With the #1 Team in Southwest Florida Since 2012

If you’re searching for a Serafina at Tiburón listing agent, or thinking, ‘I need someone to sell my Serafina at Tiburón home…’ you are selling one of 44 homes, only two of which closed in the last twelve months. In the last 12 months we tracked all 32 Tiburón closings in the Southwest Florida MLS (pulled September 18, 2026), and McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price every Serafina listing from that record.

Data updated: September 2026

A Serafina sale is decided by buyers who compare it with Norman Estates, Marsala and Castillo, and whose lender, insurer and attorney will ask about the flood map, the board approval 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 Serafina listing along with the file a Serafina 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 Serafina Homes Have Sold For, Window by Window

In the last 12 months Serafina 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 matched both closings to their recorded county deeds, the first by MLS number and the second by address and price (Collier County Property Appraiser sales file, August 29, 2026, and the Clerk’s records):

• May 13, 2026: $3,500,000, 2970 Tiburon Blvd E, Lot 22, built 2005, the largest Serafina lot at 0.33 acre (OR 6589/209). Listed at $3,250,000, it sold in 3 days at about 107.7% of its asking price (MLS 225084235).
• July 10, 2026: $2,550,000, 2892 Tiburon Blvd E, Lot 41, built 2005 (OR 6612/31; recorded, qualification not yet coded in the county file).

Those two total $6,050,000 (our sum), at a median of $926.30 per MLS living square foot (Southwest Florida MLS Matrix). The pull did not record days on market or list price for the 2892 sale, so we state no Serafina average for either. 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 (county, September 2024 to August 2026): 2 qualified sales plus the not-yet-coded July 2026 deed: $3,000,000 (2895 Tiburon Blvd E, May 2025), $3,500,000 (2970, May 2026) and $2,550,000 (2892, July 2026).
• 36 months (county, September 2023 to August 2026): 4 qualified sales, median $3,062,500: $2,600,000 (2896 Tiburon Blvd E, May 2024), $3,125,000 (2919, May 2024), $3,000,000 (2895, May 2025) and $3,500,000 (2970, May 2026).
• 60 months (county, September 2021 to August 2026): 12 qualified sales, median $2,797,500, range $1,695,000 to $3,500,000, all resales. This is the first window with ten or more sales, so it is the headline statistic.
• Record: $3,500,000, 2970 Tiburon Blvd E, recorded May 13, 2026 (OR 6589/209). The previous record was $3,450,000 for 2880 Tiburon Blvd E, the Lot 44 home with Serafina’s only detached casita, in April 2023 (OR 6236/3677).

Period medians show the arc: county-qualified improved sales ran a median of $1,585,900 in the 2002 to 2008 new-home era (43 sales), $1,200,000 in the 2009 to 2014 trough (15), $1,367,500 in 2015 to 2020 (24) and $2,554,000 in 2021 to 2026 (16) (Collier County sales file, August 29, 2026, our period arithmetic from 98 qualified sales since December 2002). The same house makes the point: 2970 Tiburon Blvd E sold new for $1,551,200 in 2005, for $1,610,000 in 2018 and for $3,500,000 in 2026. 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 With No Competing Listing

On September 18, 2026 no Serafina home was for sale (Southwest Florida MLS Matrix), against about 7.5 months of supply for Tiburón as a whole at the twelve-month pace (20 actives against 32 closings, our arithmetic). A Serafina seller who lists this season is the only Serafina home a buyer can tour, and the nearest detached alternatives are one Norman Estates listing at $3,995,000 and two Marsala listings at $2,795,000 and $3,675,000. We price a Serafina home against the Serafina sales that fit it (lot position and size, golf or entry-lake frontage, the home’s footprint among WCI’s plans, pool and cage, renovation, roof age and opening protection, and its flood file), then against those competing asks, and set it to win the first 30 days. The 2970 sale shows what a correctly positioned home does when the shelf is empty; it also belongs to the largest lot in the neighborhood, at the cul-de-sac end with the longest golf edge, so it is a ceiling for that lot, not a rate for the street.

Why the County’s Value Will Mislead an Automated Estimate

The Collier County Property Appraiser’s 2026 preliminary roll cut Serafina’s median just value by 4.8%, to $1,967,435, in the same year two Serafina homes sold for $2,550,000 and $3,500,000. The two sales make the gap concrete: 2970 Tiburon Blvd E carries a 2026 just value of $2,057,464 and sold for $3,500,000, about 1.7 times the roll; 2892 Tiburon Blvd E carries $1,853,269 and sold for $2,550,000, about 1.38 times (Collier County Property Appraiser roll and sales file). The square footage misleads too. WCI sold every Serafina plan as a two-storey home with 3,189 to 4,139 square feet of living space, while the county’s base-area field has a median of 2,862.5 square feet and does not capture full heated area on two-storey homes. Online automated estimates that lean on county values or county square footage will understate a Serafina home. We price on recorded sales and measured living area, and we state which measure every number uses.

The Documents a Serafina Buyer Will Ask For

Selling at Serafina 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). Section III of Serafina’s declaration adds the Community Development District notice: every owner must disclose the Pelican Marsh CDD to a buyer in writing.
• Two estoppel certificates. One from the Serafina association and one from the Tiburón master association, each due within 10 business days of request (section 720.30851). The Serafina certificate shows the quarterly assessment and the resale capital contribution of up to one quarterly assessment; the master certificate shows its capital contribution of a quarter of the master annual assessment.
• The board’s approval, on the board’s clock. Section 4.15 requires notice to the association with the executed contract, allows a background check, references and an interview, and gives the board 10 days after complete information to decide; disapproval is limited to a violent felony or sexual offense, or a history of disruptive behavior. The association’s 2023 sale application charges $150 plus $50 per adult applicant and says approval comes “within a 20-day period.” We submit the application the day the contract is signed and build 20 days into the closing date.
• Your flood file. No Serafina home has a FEMA letter or a county-held elevation certificate on file, so the buyer’s lender will start from the map: Zone AH on 43 of 44 homes on panel 12021C0194J (February 8, 2024). A current elevation certificate, commissioned before listing, answers the lender’s and insurer’s first question; with ground 1.4 to 4.4 feet above the base flood elevation it is also the first step toward a Letter of Map Amendment, which we can describe as a route but not promise as an outcome. We add FEMA’s preliminary map, which shows every Serafina home in Zone X, labelled plainly as proposed and not yet in force.
• Roof, openings and permits. Original Serafina roofs date from 2004 to 2009, and Collier’s permit reports show 11 roof permits at 11 homes, standby generators at 7 and window, door or shutter work at 6 from January 2020 to August 2026. Have your roof permit number, wind-mitigation form and opening-protection permits ready, and if you remodeled, the permit’s floodplain sign-off, because a buyer’s insurer and lender will ask.
• 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 (declaration Article XVII). 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 $2,561.94 District line 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 Serafina’s Own Gate

Three Serafina rules shape how a listing is run. First, the association’s rules bar signs of any kind anywhere in Serafina, including in windows and on vehicles. Second, “Real estate Broker Open Houses are not permitted,” and there is “no solicitation of any type” (Serafina Rules and Regulations, 2021). Third, every showing passes through Tiburón’s staffed main gate and then Serafina’s own gate, where a visitor scans an emailed pass at the kiosk; passes last no more than 30 days, and we issue them showing by showing. A Serafina listing is sold through photography, video, the MLS, our qualified-buyer database and scheduled private showings.

Prepare Before November: the Renovation Season

The rules prohibit major construction and renovation from November 1 through April 30 and allow contractor and exterior work only 8 a.m. to 5 p.m. on weekdays. A seller planning to list in the winter season should finish painting, roof work, pool resurfacing or interior remodeling by October 31; anything left for later waits until May. Exterior paint must be one of the association’s 13 approved Sherwin-Williams schemes, not identical to either next-door home, with shutters and railings in Urbane Bronze, and every exterior change needs Design Review Committee approval first.

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

Start with a free Serafina at Tiburón home valuation. It takes about a minute, and Jesse follows up with the Serafina sales that actually fit your home: the same footprint among WCI’s plans, a similar lot position and golf edge, year built and pool, adjusted for renovation, roof age, opening protection and the flood file. An automated estimate cannot see that Serafina’s recorded sales in the last 36 months ran from $2,600,000 to $3,500,000 while the county values the 44 homes from $1.73 million to $2.40 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 Serafina at Tiburón home?

For a well-prepared home priced to the recorded sales, yes. No Serafina home was listed on September 18, 2026, the last listed sale closed over its ask in three days, and 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 with no other Serafina home in front of it.

Does the Serafina board have to approve my buyer?

Yes. Section 4.15 of the 2019 restated declaration requires the board’s prior written approval of every sale, decided within 10 days after complete information, and disapproval is limited to a violent felony, a sexual offense or a history of disruptive behavior. The association’s 2023 sale application charges $150 plus $50 per adult applicant. Build about 20 days into the contract for it.

Will the flood zone hurt my sale?

It is a question to answer early, not a reason to discount. Serafina’s recorded prices have risen with 43 of 44 homes already mapped Zone AH; the buyer’s real cost is flood insurance and the 50 percent rule on a large remodel. Ground at every Serafina home site sits above the base flood elevation, and FEMA’s preliminary map, targeted for summer 2027, shows every Serafina home in Zone X. We put a current elevation certificate and the map history in the buyer’s hands in week one.

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

No. The association’s rules bar signs anywhere in Serafina, including in windows, and do not permit broker open houses. Buyers come through the MLS, our database and appointment showings through Serafina’s gate.

Does my Tiburón Golf Club membership go with the house?

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

Can I renovate before I list?

Yes, between May 1 and October 31. The association’s rules prohibit major construction and renovation from November 1 to April 30, and allow contractor work only on weekdays, 8 a.m. to 5 p.m. Every exterior change needs Design Review Committee approval, and on a Zone AH home a remodel costing 50% or more of the building’s value triggers Collier County’s elevation requirements.

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

Because the 2026 preliminary roll moved down while prices held up. The county cut Serafina’s median just value 4.8% to $1,967,435, and the two homes that closed in the last twelve months sold for $2,550,000 and $3,500,000, about 1.4 and 1.7 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

Serafina at Tiburón owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two have sold Southwest Florida real estate for more than twenty years and read Serafina’s recorded declaration, its three WCI amendments, the 2019 restatement, the association’s rules and forms and every recorded Serafina sale before writing this guide.

McGreevy and Comisar are the Domain Realty team behind this Serafina 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 Serafina 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 Serafina page the credential that matters more is narrower than any award: we read WCI Communities’ 2001 declaration and its three amendments, the 2003 release of Tract D to the Castillo IV condominium, WCI’s 2008 deed of the road and open space to the association, the owners’ 2019 restated declaration, articles and bylaws and the 2021 color amendment, the Sunbiz filings, WCI’s archived 2002 plan pages, the association’s rules, sale and lease applications and gate instructions, the master association’s post orders, the Pelican Marsh CDD’s recorded assessment consents and budgets, the county’s lot-by-lot roll and tax bills, FEMA’s current and preliminary maps overlaid on every Serafina building footprint, six years of county permit reports and every recorded Serafina deed since 2002 before this guide was written.

What Our Clients Say

McGreevy and Comisar is a top-reviewed Serafina 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.

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

★★★★★ “He knew the area and therefore knew exactly where to take us to find the exact kind of neighborhood we were looking for and he was right on the money.” Carol Doumlele, verified Google review

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

★★★★★ “Working with Jesse and his team was truly an amazing experience. From the very beginning, they were professional, attentive, and incredibly knowledgeable. They guided us through every step of the process with patience and clarity, always making sure we felt comfortable and informed with every decision.” Leonardo Silva, verified Google review

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

Contact McGreevy and Comisar

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

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

Buying at Serafina 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 Serafina, see our guide to Tiburón and our Naples guide. Our guides to Castillo at Tiburón, Serafina’s neighbor at the entrance, to Escada at Tiburón and to Ventanas at Tiburón are live, as are our guides to The Norman Estates at Tiburón, Marsala at Tiburón, Esperanza at Tiburón, Marquesa Royale at Tiburón and Bolero at Tiburón.

Frequently Asked Questions, Buyer Edition

These Serafina at Tiburón buyer questions are answered from the recorded 2001 declaration, its amendments and the 2019 restatement, the association’s published rules, 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 Serafina at Tiburón?

Serafina at Tiburón is a gated enclave of 44 detached single-family homes on lots 1 to 44 at the far end of Tiburon Boulevard East inside Tiburón, the golf community in North Naples, ZIP 34109. WCI Communities, Inc. recorded its declaration on October 8, 2001 (OR 2905, Page 70) and its plat the same afternoon (Plat Book 37, Pages 25 to 32), and a Chapter 720 homeowners association governs it today.

Are Serafina homes villas, single-family homes or condominiums?

They are detached single-family homes. The market often calls them villas, but each of the 44 homes stands on its own platted, fee-simple lot, and the association’s articles state that “THIS ASSOCIATION IS NOT A CONDOMINIUM ASSOCIATION, pursuant to Chapter 718” (2001 articles, restated 2019 at OR 5608, Page 3084). The recorded declaration defines a Residential Unit as a detached single-family residence; nothing is attached and no unit is shared.

Where is Serafina, and why are all the addresses on Tiburon Boulevard East?

Serafina has no street of its own: its private road is the last stretch of Tiburon Boulevard East, past Castillo. Lots 1 to 20 carry odd numbers from 2883 to 2959 on the west side, and lots 21 to 44 even numbers from 2974 down to 2880 on the east side (Collier County Property Appraiser roll, tax year 2026 preliminary). The road ends in a cul-de-sac at the north end.

Is Serafina gated separately from Tiburón’s main gate?

Yes. Tiburón’s master association gatehouse post orders of April 4, 2018, published on the Serafina association’s own website, describe Serafina as “located all the way back with a separate gate for entry requiring a pass.” The recorded declaration (Section XI) makes privacy gates at the neighborhood entrance an association facility paid from assessments, so a Serafina visitor passes Tiburón’s staffed main gate and then Serafina’s own gate.

How do visitors and deliveries get through the Serafina gate?

The association’s visitor screening instructions describe a community gate kiosk that scans a visitor’s emailed Express Pass code to open the gate, dials the resident, or reaches the guard at Tiburón’s main gate through a “Call Attendant” button; an Express Pass is valid for at most 30 days. Every visitor is first cleared at the main gatehouse, and whether a resident’s transponder also opens the Serafina gate is not stated in any document we read.

How many homes are in Serafina, and why does the county count 54 parcels?

Forty-four homes plus ten tract parcels make 54 county parcels (Collier County Property Appraiser roll, 2026 preliminary). The restated declaration says it directly: “There are 44 Sites. Therefore, the total number of Voting Interests is 44” (OR 5608, Page 3084, Section 1.33), and WCI’s 2002 sales pages called Serafina “An exclusive enclave of only 44 executive home residences.” Older descriptions that count 43 homes or 55 parcels are wrong.

Who owns Serafina’s common areas, the HOA or the CDD?

Both, and two other owners besides. The Serafina association owns the road, Tract A (2.20 acres), and a 0.12-acre open space, Tract F, both quitclaimed by WCI on March 12, 2008 (OR 4338, Page 953). The Pelican Marsh Community Development District owns Tracts G, H (part), I and J, about 14.6 acres of lake and buffer land; Tiburon Golf Ventures owns the golf tracts; and the Castillo association owns Tract C and the rest of Tract D (Collier County Property Appraiser roll).

Why does the Castillo association own land inside the Serafina plat?

Because Castillo IV was drawn partly on Serafina’s plat. WCI recorded the Castillo IV condominium on August 26, 2002 (OR 3097, Page 320), taking in parts of Serafina’s Tract A road and Tract D; in October 2003 it released Tract D from Serafina’s covenants (OR 3422, Page 2495), and its 2008 deed of the road to the Serafina association excluded “that portion of Tract A roadway lying within Castillo IV.” One $0 deed, OR 4361, Page 2470 (May 19, 2008), then placed Tract C and the Tract D remainder with the Castillo association.

Are there any vacant lots left in Serafina?

No. All 44 lots carry a main residence on the 2026 preliminary county roll, and no Serafina lot has ever recorded a vacant-lot sale at a price: the first priced deed on every lot is coded as an improved sale (Collier County Property Appraiser sales file). A buyer who wants a new house here buys an existing one to renovate.

When were the Serafina homes built?

Between 2002 and 2008, with a median year of 2006 (Collier County Property Appraiser roll, 2026 preliminary): 3 homes in 2002, 9 in 2003, none in 2004, 5 in 2005, 15 in 2006, 10 in 2007 and 2 in 2008. The county’s aerial footprint layers agree: 12 homes were standing by the 2004 flight and all 44 by the 2009 flight, so every home post-dates the first statewide Florida Building Code of March 2002.

Who built the homes in Serafina at Tiburón?

WCI Communities, Inc. declared and developed Serafina and sold it as its own product: its 2002 website offered four two-storey plans as complete homes, the developer chose the six original color schemes (2019 declaration, Section 4.10), and every lot’s first sale was a finished house. The contractor named on each home’s original building permit is held in Collier County’s permit files and was not found in any record examined for this page, so we do not name one.

What were WCI’s Serafina floor plans and prices?

WCI’s 2002 website listed four two-storey plans: the Sevilla (3,189 square feet of living space, 3 bedrooms, 4.5 baths, from $1,594,990), the Marisol (3,481, 3 bedrooms, from $1,724,990), the Vitoria (4,049, 3 bedrooms, from $1,954,990) and the Cantoria (4,139, 3 bedrooms plus casita, 5.5 baths, from $2,094,990), per archived wcicommunities.com pages captured March to November 2002. Prices did not change through that period, and first sales from 2002 to 2008 had a median of $1,551,200.

How big are Serafina homes?

WCI’s four plans offered 3,189 to 4,139 square feet of living space, and the recorded declaration has set a 3,000-square-foot minimum since 2002 (OR 3179, Page 1516). The county roll’s BaseArea runs 2,197 to 3,387 square feet, median 2,862.5, and its adjusted area has a median of 3,675.5 (Collier County Property Appraiser roll, 2026 preliminary); on these two-storey homes BaseArea misses much of the upper floor, so compare listing living area with listing living area.

How big are the lots, and which are the largest?

Serafina has the smallest single-family lots in Tiburón: 0.18 to 0.33 acre, median 0.18, with 38 of 44 lots at 0.18 or 0.19 acre (Collier County Property Appraiser roll, 2026 preliminary). The nine larger lots, 18 to 22 and 24 to 27 at 0.20 to 0.33 acre, sit on the north curve and cul-de-sac; lot 22 at 2970 Tiburon Boulevard East is the largest at 0.33 acre.

Do Serafina homes have pools?

Every one. The 2026 preliminary county roll records a private pool on all 44 homes, a spa on 42 and a screen enclosure on 43, so the caged pool is the Serafina standard, the opposite of Escada, where 4 of 31 pools are caged (Collier County Property Appraiser roll). The association also pays for a basic weekly pool cleaning at every home.

Does any Serafina home have a casita or guest house?

One. Lot 44, 2880 Tiburon Boulevard East, is the only Serafina lot with a second residential structure on the county roll, a 358-square-foot unit built in 2003, and it is the only lot with a second building on the county’s 2025 footprint layer (Collier County Property Appraiser). WCI marketed the Cantoria as “3 + casita” and offered an optional casita on the Sevilla; the record does not show the casita as a separately rentable unit.

Are all Serafina homes the same?

They are built to one standard, not one plan. All 44 main residences carry the same county construction class, RC-25 (Collier County Property Appraiser roll, 2026 preliminary), and identical county measurements recur on 22 homes, which fits WCI’s four plans built repeatedly with options such as a casita, game room or theatre. No county field names the plan, so a home’s plan should be confirmed from its permit file or listing; Norman Estates is also single-class, so Serafina shares that uniformity rather than owning it.

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

Serafina’s recorded rules keep the WCI look: concrete or clay tile roofs at a 6:12 minimum pitch with no flat roofs, an attached garage for at least two cars, no plain or stamped concrete, asphalt or gravel driveways, a 35-foot height limit and a lowest habitable floor of at least 14.3 feet NGVD (2019 declaration, Sections 4.2 to 4.11). Exterior paint follows 13 approved Sherwin-Williams schemes with Urbane Bronze shutters and railings, and no home may match the scheme of either next-door neighbor (2021 amendment, OR 5914, Page 2386; association rules).

Which Serafina lots back onto the golf course?

Forty-two of 44. Measured from the county parcel polygons, the golf partnership’s 56.26-acre tract shares a rear boundary with every lot from 3 to 44, while lots 1 and 2 at the entrance back onto Tract C, a Castillo-owned tract that open mapping data shows as a lake (Collier County Property Appraiser parcel layer, September 25, 2026). Frontage is not a guaranteed view: the golf parcel includes rough, water and native buffer as well as fairway.

Which Tiburón course and holes does Serafina face?

The record does not settle it. WCI’s 2002 sales copy promised “spectacular views” of two holes of the Greg Norman championship course, but Tiburón now has two courses, the Gold (opened 1998) and the Black (2001), and no routing map ties a Serafina lot to a hole. We do not name one; confirm the course and hole behind a specific home with the Club in writing before you rely on the view.

Who pays if a golf ball damages a Serafina home?

The owner carries the risk. The recorded declaration grants a golf-ball easement over the sites, homes and common properties, and owners assume the risk and indemnify the golf course owners (2019 declaration, Section 16.9). Price screens, glass and insurance with that clause in mind; an attorney answers a specific claim.

What lies behind the east-side homes, toward Livingston Road?

On the east side, lots 21 to 44 back onto the golf tract, and beyond it a 10.91-acre strip owned by the Pelican Marsh Community Development District runs between the golf course and Livingston Road (Collier County Property Appraiser roll and parcel layer). The District engineer told the District board in February 2017 that “when Serafina was platted, a 20 foot landscape easement was created”; walk the rear yard of an east-side home at different times of day before you buy.

Is Serafina part of The Ritz-Carlton?

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

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

Serafina is in ZIP 34109 in unincorporated Collier County, with a Naples mailing address and county millage area 47 like the rest of Tiburón (Collier County Property Appraiser roll, 2026 preliminary). It is not inside the City of Naples; it lies in the Pelican Marsh planned unit development and FEMA lists it under Collier County (Unincorporated Areas), community 120067.

What Serafina homes are for sale right now?

None on September 18, 2026: the Southwest Florida MLS Matrix showed no active Serafina listing, and Serafina and Esperanza were the only Tiburón neighborhoods with none among Tiburón’s 20 actives. Serafina turns over about 2 to 7 homes a year on the county record since 2015, so a buyer who wants one here should be ready before a listing appears.

How much do Serafina homes cost?

The 12 DOR-qualified Serafina sales recorded in the 60 months since September 2021 had a median of $2,797,500 and ran $1,695,000 to $3,500,000 (Collier County Property Appraiser sales file). The four qualified sales in the 36 months to August 2026 had a median of $3,062,500, and the two closings in the twelve months to September 18, 2026 were $2,550,000 and $3,500,000 (Southwest Florida MLS Matrix), too few to call a market rate.

What have Serafina homes sold for recently?

The four qualified sales from September 2023 to August 2026 were 2896 Tiburon Boulevard East at $2,600,000 and 2919 at $3,125,000 (both May 2024), 2895 at $3,000,000 (May 2025) and 2970 at $3,500,000 (May 2026), per the Collier County Property Appraiser sales file. A further $2,550,000 deed for 2892 Tiburon Boulevard East was recorded July 10, 2026 (OR 6612, Page 31) and was not yet coded by the county.

What is the most a Serafina home has sold for?

$3,500,000, for 2970 Tiburon Boulevard East, lot 22, recorded May 13, 2026 (OR 6589, Page 209). It was listed at $3,250,000 and sold in 3 days, the only one of Tiburón’s 32 closings in the twelve months to September 18, 2026 to close above its list price (Southwest Florida MLS Matrix). It broke the $3,450,000 recorded for 2880 Tiburon Boulevard East in April 2023.

What is the price per square foot in Serafina?

The two closings in the twelve months to September 18, 2026 sold at a median $926.30 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 two-storey homes differently, so we never set a county-based figure against an MLS one.

Is Serafina the least expensive single-family neighborhood in Tiburón?

On county value, yes: Serafina’s 2026 preliminary median just value is $1,967,435, against $2,005,110 for Norman Estates, $2,166,654 for Marsala and $5,331,624 for Escada (Collier County Property Appraiser roll). On recorded sales it sits between them: from September 2023 to August 2026 Serafina’s 4 qualified sales had a median of $3,062,500, Norman Estates’ 4 a median of $2,762,500 and Marsala’s 10 a median of $3,187,500.

Are Serafina prices going up or down?

Sale prices are up; county values are down. The median qualified sale was $1,367,500 for 2015 to 2020 (24 sales) and $2,554,000 for 2021 to 2026 (16 sales), yet the county cut Serafina’s median just value 4.8% for 2026, raising only 4 of 44 homes, after a 2023 peak (Collier County Property Appraiser). Repeat sales show the long arc: 2970 Tiburon Boulevard East sold for $1,551,200 in 2005, $1,610,000 in 2018 and $3,500,000 in 2026.

Are Florida villas like Serafina’s a good investment?

Serafina’s record has rewarded patient owners. The median qualified sale was $1,585,900 in the 2002 to 2008 new-home era (43 sales), fell to $1,200,000 from 2009 to 2014 (15 sales), and rose to $2,554,000 from 2021 to 2026 (16 sales), per the Collier County Property Appraiser sales file. Buyers in 2005 to 2007 waited more than a decade to recover their price, so the holding period matters as much as the purchase.

Are Serafina owners full-time or seasonal?

A mix. The 2026 preliminary county roll shows 24 of 44 homes (54.5%) homesteaded, and 11 owners (25.0%) mail their tax bills outside Florida: four in Illinois, three in Ohio and one each in New York, Pennsylvania, Virginia and Ontario (Collier County Property Appraiser roll). Marsala, by comparison, is 75.0% homesteaded.

Is Serafina a good fit for downsizing or a lock-and-leave home?

It is the closest thing to one among Tiburón’s detached neighborhoods. The association provides “basic pool cleaning, trimming of shrubs and lawn cutting weekly” at every home (association rules, revised June 11, 2021), the lots are Tiburón’s smallest, and the gate sits inside Tiburón’s staffed main gate. Owners still maintain the house, roof, pool equipment and irrigation, and the WCI plans are two storeys, with the primary suite upstairs on at least the Vitoria.

Is Serafina at Tiburón a 55+ community?

No. The recorded 2019 declaration, as reviewed for this page, restricts use to single-family residential and regulates leasing, guests, transfers and building, not the age of owners or residents (OR 5608, Page 3084). Serafina’s owners run from full-time homestead households to seasonal owners in five states and Canada (Collier County Property Appraiser roll).

What are the HOA fees at Serafina at Tiburón?

Serafina’s association does not publish its budget outside its owners’ portal, and no assessment amount appears in any public record, so we do not state one. What the record fixes is the structure: assessments are shared equally, 1/44 per home, billed quarterly on January 1, April 1, July 1 and October 1, and the Board may not raise a member’s annual assessment more than 20% over the prior year without unanimous Board approval (2019 by-laws, Sections 6.1 to 6.3). The estoppel certificate states the current amount.

What does the Serafina HOA assessment cover?

It funds the private road, the Serafina gate and kiosk, the open space and entrance landscaping, the neighborhood fountain, design review, and weekly lawn cutting, shrub trimming and basic pool cleaning at every home (2019 declaration, Sections XI and 9.2; association rules). The by-laws also direct the budget to include expenses associated with the master association. It does not cover the house, roof, pool equipment, lanai, irrigation or homeowners insurance, which each owner carries.

How many separate charges does a Serafina owner pay?

Three recurring layers and the tax bill. The Serafina association bills quarterly; Tiburon Estates Homeowner’s Association, the master, bills its own assessments; and the Pelican Marsh Community Development District’s operating and bond charges ride on the county tax bill, $2,561.94 on the 2025 bill for Serafina lots 1 and 22, beside a $261.91 garbage charge (Collier County Tax Collector). Tiburón Golf Club dues apply only to members.

What is the Pelican Marsh CDD fee on a Serafina home?

Most Serafina homes carried $2,823.85 of non-ad valorem charges on the 2025 tax bill, of which $2,561.94 is the Pelican Marsh line and $261.91 the county garbage charge (Collier County Tax Collector; Property Appraiser roll). Within the District line, about $836 is the Series 2022 bond payment and $1,725 the fiscal 2026 operating charge; lots 11 and 40 carry no bond line at all. Castillo carries the identical amount, so Serafina and Castillo sit in the same District class.

Do CDD fees ever go away, and can they go up?

The bond part ends; the operating part does not. The District Manager told the board on July 15, 2026 that the bonds retire after the final payment in May 2031 and put fiscal 2027 bond charges at about $833 to $853 for Serafina, Ventanas and Castillo, while the adopted fiscal 2027 operating charge rose to $1,879 per unit from $1,725 (Pelican Marsh CDD budgets and minutes). On those figures our arithmetic puts the fiscal 2027 Serafina District line at about $2,712 to $2,732.

What are the property taxes on a Serafina home?

The 2025 certified bill showed a median total of $19,365.60 across the 44 homes, ranging from $11,902.71 to $28,858.21, and the 2026 preliminary roll shows a median ad valorem tax of $16,836.33 at 9.4020 mills before the District and garbage charges are added (Collier County Property Appraiser). The spread is the Save Our Homes cap: long-held homesteads pay far less than recent buyers on near-identical houses.

Will my property taxes go up when I buy a Serafina 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; the lowest 2026 preliminary Serafina bill, $9,460.75 on a long-held homestead, sits beside non-homestead bills of about $16,000 to $22,000 (Collier County Property Appraiser). At the 2026 preliminary rate of 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?

Two one-time charges, plus an application fee. Serafina’s declaration levies a resale capital contribution on each new owner “in an amount not to exceed one quarterly assessment” (2019 declaration, Section 7.6), and Tiburón’s master association recorded a capital contribution in 2022 equal to one quarter of its annual assessment (OR 6149, Page 45). The association’s 2023 sale application charges $150 plus $50 per adult applicant for the background and credit check; both estoppel certificates state the exact capital amounts.

Does the Serafina association have to approve my purchase?

Yes. The recorded declaration requires prior written Board approval of a sale, lets the Board require a background check, references and an interview, and sets a decision within 10 days after complete information (2019 declaration, Section 4.15). Disapproval is limited to a felony involving violence or a sexual offense, or a history of disruptive behavior; the association’s own 2023 application says approval comes “within a 20-day period,” so file early in the contract.

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

Yes, with one condition. The declaration allows entity, trust and non-spouse co-ownership if the Board approves one natural person as the Primary Occupant, changeable at most once a year, and it bars timeshares, fractional ownership and “Residential Unit Sharing” (2019 declaration, Section 4.15(a)). Build the Primary Occupant approval into the purchase timeline.

Who is the Serafina at Tiburón Homeowners’ Association?

Serafina at Tiburon Homeowners’ Association, Inc., Florida not-for-profit corporation N01000003327, filed May 11, 2001 (Sunbiz). Owners replaced WCI’s board by the April 2008 annual report, a five-member board serves staggered two-year terms, and since the 2019 restatement declaration amendments need a majority of the 44 voting interests, down from two-thirds.

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

No and no. Serafina 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 site and home, and the association insures the common property (2019 by-laws, Section 8.3).

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

It depends on what you want to own. At Serafina you own the lot and the whole house with a private pool, and no condominium reserve study or milestone inspection applies; in exchange you insure the whole structure and pay the same District line as a Castillo condominium. The two Serafina closings in the year to September 18, 2026 were $2,550,000 and $3,500,000, against a $1,265,000 median on 9 Castillo closings (Southwest Florida MLS Matrix).

Can you rent out a Serafina home?

Yes, once a year. The recorded declaration allows no lease longer than 12 consecutive months and no more than one lease in any 12-month period, permits shorter terms, requires Board approval of every lease and renewal, and bans room rentals and subleasing (2019 declaration, Section 4.12). The association’s 2021 rules are stricter, one lease per calendar year with a one-year minimum, and its 2023 form is an “Annual Lease” application, so plan on an annual lease and confirm the current position in the estoppel.

Are short-term or seasonal rentals allowed in Serafina?

No nightly, weekly or rotating seasonal rental is possible: the one-lease-a-year cap rules out a rental program, and the association’s rules set a one-year minimum term (2019 declaration, Section 4.12; association rules, revised June 11, 2021). The declaration also bars timeshare and fractional use. Serafina is not a seasonal-rental neighborhood.

Can family and friends stay in my Serafina home while I am away?

Within limits. In the owner’s absence, one close relative with family and guests up to six persons may stay up to 15 days, at most twice and 30 days a year, and other guests one family of up to six for one week once a year, with prior written notice (2019 declaration, Section 4.14). There is no guest limit when the owner is in residence.

Does Serafina allow pets?

Yes. The recorded declaration has no pet section, and the association’s rules allow “Dogs and cats and other common household pets” kept for no commercial purpose, leashed or carried whenever off the owner’s lot, with waste picked up at once; the Board may require removal of a pet that becomes an unreasonable annoyance (association rules, revised June 11, 2021). There is no number or weight limit.

Can I renovate or add on to a Serafina home?

Yes, with approval and in the right season. No site work, construction, exterior change, landscaping change or color change may start without written Design Review Committee approval, with plans by a licensed architect or approved designer (2019 declaration, Article XII). The association’s rules ban major construction and renovation from November 1 to April 30 and limit contractor work to 8 a.m. to 5 p.m., Monday to Friday, with none on weekends or seven named holidays.

How much room is there for a bigger pool deck or cage?

It depends on the lot. WCI’s Planning Department rear-yard setback map of October 28, 2002, posted by the association, sets rear setback lines of 0, 5 or 10 feet by lot, and the declaration applies rear setbacks to any structure, including the pool, patio and screen enclosure (2019 declaration, Section 4.2(a)). On lots of about 0.18 acre, check the lot’s line on that map before you design.

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

Yes for anything exterior. Every exterior change needs written approval, and replacement roof tile is limited to Boral clay “S” tile or Ludowici clay “S” tile in specified blends (association rules and design standards). Owners have done this work under permit: standby generators went in at 7 homes and window, door or shutter permits at 6 homes from January 2020 to August 2026 (Collier County monthly permit reports).

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

It can. Collier County applies its substantial-improvement rule “within flood zone VE, AE, AH or A” (2026 county flood protection newsletter), and 43 of 44 Serafina homes are mapped Zone AH, so work costing 50% or more of the building’s market value can require the home to meet current elevation rules. All five large Serafina remodels permitted since 2020, $150,000 to $400,000, were on AH homes (Collier County permit reports); ask for the permit’s floodplain sign-off on a remodelled home.

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

The association maintains the road, the gate, the open space, entrance landscaping and the fountain, and provides weekly lawn cutting, shrub trimming and basic pool cleaning at every home (2019 declaration, Section 9.2; association rules). Owners maintain the residence exterior, roof, pool and its equipment, lanai, fixtures, mechanical systems and the irrigation on their lot and the adjoining right-of-way, “in a condition comparable to the condition at the time of initial construction,” and the association may cure neglect after 15 days’ notice and charge the owner (Section 9.1).

What are the parking, vehicle and street rules?

Only cars, vans and SUVs that fit in the garage; commercial and recreational vehicles, boats, trailers and motorcycles must be fully enclosed; no more than three vehicles overnight in a driveway; and no parking on Tiburon Boulevard East within Serafina from midnight to 7 a.m. without authorization (2019 declaration, Section 4.6; association rules). The speed limit is 25 mph, and no one under 14 may drive a golf cart on Serafina’s road.

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

Garbage goes out Tuesday and Friday, with recycling, yard waste and bulk items Friday only; carts go out no earlier than 6 p.m. the evening before and back in by 7 p.m. collection day (Collier County solid waste service layer; association rules). Each home has a curbside mailbox of one standard 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).

What amenities does Serafina have?

Serafina’s association owns no pool, clubhouse, court or fitness room: its land is the road and a 0.12-acre open space, and it maintains a neighborhood fountain (OR 4338, Page 953; 2019 declaration, Section 9.2). Recreation is the private lot, where all 44 homes have a pool, plus the golf view behind 42 of them and the optional Tiburón Golf Club, whose clubhouse is about 1.5 road miles from Serafina’s entrance (OSRM routing, September 25, 2026).

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

Not on a resale. The recorded declaration obliged the first purchaser of each home to “acquire a Signature Membership at the closing,” but its resale language is only that a buyer “should” contact the Club (2019 declaration, Section 17). Every Serafina home was first sold from 2002 to 2008, 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 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-only categories are the Medallion, with year-round golf and a 60-day tee-time window, and the Signature, with reduced-rate golf from May to October and a 10-day window (Club membership sheets); the Club quotes current pricing to a prospective member directly.

Does a golf membership come with a Serafina 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 (2019 declaration, Section 17). The declaration also warns that Medallion memberships are limited, so confirm in writing with the Club what a specific home carries.

What flood zone is Serafina in?

Almost all of it is Zone AH. On FEMA’s effective map, panel 12021C0194J (February 8, 2024), 43 of the 44 homes are in Zone AH, a shallow-ponding high-risk zone with base flood elevations of 10.0 to 11.0 feet NAVD88, and one, lot 24 at 2962 Tiburon Boulevard East, is in Zone X (FEMA National Flood Hazard Layer, September 2026). Twenty-five footprints are wholly AH and 18 partly; that is the opposite of Escada, whose home sites are Zone X.

Is Serafina’s flood map about to change?

Probably, in its favor. FEMA’s preliminary map for Collier County, panel 12021C0194K (March 20, 2025), shows all 44 Serafina homes in Zone X with no footprint in the high-risk area (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 the new map takes effect, the 2024 map governs lending and insurance, and preliminary maps cannot be used to rate a policy.

How high is the ground at Serafina above the flood level?

Above it everywhere. USGS lidar reads ground of 12.42 to 14.85 feet NAVD88 at the 44 address points, median 13.93, against base flood elevations of 10.0 to 11.0 feet, or roughly 1.4 to 4.4 feet above the nearest base flood elevation (USGS 3DEP, September 2026). No Serafina home has a FEMA Letter of Map Amendment or a county-held elevation certificate, so ask the seller for a certificate; on these numbers a Letter of Map Amendment is a documented route to test, not a promised outcome.

Does my lender require flood insurance on a Serafina home?

On 43 of 44 homes, yes. Federal law bars a regulated lender from making a loan on a building in a special flood hazard area unless it carries flood insurance (42 U.S.C. 4012a(b)(1)), and every Serafina footprint but lot 24’s is in Zone AH on the 2024 map. NFIP building cover caps at $250,000, so full cover on a Serafina home usually means an excess or private flood policy as well.

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

Yes. Unincorporated Collier County holds Community Rating System Class 5, a 25% discount, and FEMA applies it to all Regular Program NFIP policies “including policies outside of the Special Flood Hazard Area,” so both the 43 AH homes and lot 24 qualify (Collier County 2026 flood protection newsletter; FEMA). A policy can lose it if the structure is out of compliance with county floodplain rules.

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

No Serafina-specific Irma or Ian damage record was found in the news, court and county permit sources reviewed for this page. Serafina is about 2.9 miles east of US 41, the line the National Weather Service used to bound Ian’s surge flooding, and about 4 miles from the Gulf, so its exposure is wind and rain; all 44 homes stood through Irma in 2017 and Ian in 2022, and the permits in the five months after Ian show one roof and two air-conditioning jobs (Collier County footprint layers and permit reports).

Is Serafina 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 at 161 mph.

Can a Serafina home get Citizens insurance, and what does Citizens require?

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 Serafina’s 3,200 to 4,100-square-foot two-storey homes will often reach that figure. Any Serafina home Citizens does insure with wind must also carry flood insurance, because 43 of 44 are in the special flood hazard area (Citizens flood requirements).

Can I insure a Serafina home with an original roof?

Roof age is the first question insurers ask here. Serafina’s original roofs date from 2002 to 2008, and 11 homes, a quarter of the neighborhood, pulled roof or reroof permits from January 2020 to August 2026, declared at $9,850 to $156,970 (Collier County monthly permit reports). Ask for the roof permit date, a roof inspection and a wind-mitigation report on Form OIR-B1-1802 before you bind coverage.

What should I check before buying a 20-year-old Serafina home?

The roof’s age and permit, opening protection, the air-conditioning systems (44 HVAC permits were pulled at Serafina since 2020), the pool and cage, any open or unfinaled permits, and, on a remodelled home, the permit’s floodplain sign-off (Collier County permit reports). Then read both estoppel certificates, the seller’s Chapter 720 disclosure summary, the lease status and the elevation certificate, if one exists.

What schools is Serafina zoned for?

Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High for the 2026-27 school year, for all 44 Serafina 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 Serafina 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 1.5 road miles to the Tiburón clubhouse, 3.9 to NCH North Naples Hospital, 4.2 to Mercato, 4.3 to I-75 at Exit 111, 5.1 to Vanderbilt Beach, 6.5 to Waterside Shops and 23.8 to RSW. I-75 is only about a mile away in a straight line, but Tiburón has no Livingston Road exit, so every trip leaves through the main gate to Airport-Pulling Road; allow longer in season.

What is being built near Serafina?

Inside Serafina, nothing new: there is no vacant lot and no new-home permit from January 2020 to August 2026 (Collier County permit reports). Nearby, a site development plan called Flats At Livingston (PL20220005228) is under county review about 160 meters from Serafina’s boundary on the Livingston Road side, and the Aspire Naples apartments are about 400 meters away (county planning layer, September 2026); the Flats application’s details were not reviewed for this page.

How does Serafina compare with Norman Estates at Tiburón?

They are Tiburón’s two small-lot WCI enclaves. Norman Estates has 27 homes on Medallist Lane built 2000 to 2003 on 0.20-acre median lots, marketed by WCI as “27 villas priced from $1.2 million to $1.4 million”; Serafina has 44 newer homes, built 2002 to 2008 on 0.18-acre median lots, a gate inside Tiburón’s staffed gate (Norman Estates has its own gate outside it), and a slightly higher District bond line, $836.33 against $765.19 (Collier County Property Appraiser). Over the 36 months to August 2026 each recorded 4 qualified sales, at medians of $3,062,500 for Serafina and $2,762,500 for Norman Estates.

Where can I read Serafina’s governing documents?

In the Collier County Clerk’s Official Records: the 2001 declaration (OR 2905, Page 70), the 2019 amended and restated declaration, articles and by-laws (OR 5608, Page 3084), the 2021 paint-colors amendment (OR 5914, Page 2386) and the 2008 deed of the road and open space (OR 4338, Page 953). The association posts its rules and an association copy of the declaration on its documents page.

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

The home’s flood zone on the 2024 map and any elevation certificate; its roof age, opening protection and permits; both estoppel certificates, with the resale capital contribution and the master contribution; the seller’s Chapter 720 disclosure summary and CDD disclosure; the Board approval timeline; the lease status if tenanted; and, if golf matters, whether a Signature Membership can transfer and the 30-day deadline. Call Marc at (239) 287-5873, or read how we represent buyers across Southwest Florida.

Frequently Asked Questions, Seller Edition

These Serafina at Tiburón seller questions are answered from the recorded Serafina declaration and its 2019 restatement, the association’s published rules and forms, 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 Serafina at Tiburón home worth?

Start with the recorded Serafina sales: 12 qualified sales in the 60 months since September 2021 at a median of $2,797,500, 4 in the last 36 months at a median of $3,062,500, and the two closings in the year to September 18, 2026 at $2,550,000 and $3,500,000 (Collier County Property Appraiser sales file; Southwest Florida MLS Matrix). Then adjust for plan and size, lot, roof age, remodelling and the lease and flood file; the value of a specific home is a judgment built from those sales.

How do I get a Serafina home valuation?

Request a free Serafina at Tiburón home valuation, or call Jesse direct at (239) 898-6072. We price against the Serafina sales that fit your home, its plan, its lot on the golf edge or at the entrance, its roof and its remodelling, not against a Naples average.

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

Two closings in the year to September 18, 2026: 2970 Tiburon Boulevard East at $3,500,000, recorded May 13, 2026 (OR 6589, Page 209), and 2892 Tiburon Boulevard East at $2,550,000, recorded July 10, 2026 (OR 6612, Page 31). Those are the same two sales the Southwest Florida MLS Matrix reports, and they match the county deeds exactly.

What is the record sale in Serafina?

$3,500,000, for 2970 Tiburon Boulevard East, lot 22, recorded May 13, 2026 (OR 6589, Page 209), on the largest lot in Serafina at 0.33 acre (Collier County Property Appraiser). The prior record was $3,450,000 for 2880 Tiburon Boulevard East, the casita home, in April 2023.

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

Read the repeat sales, which hold the house constant. 2880 Tiburon Boulevard East sold for $1,490,000 in 2020 and $3,450,000 in 2023; 2895 for $2,581,000 in 2021 and $3,000,000 in 2025; 2892 for $1,249,000 in 2015 and $2,550,000 in 2026 (Collier County Property Appraiser sales file). With few sales a year, we also read the 12 sales since September 2021, which ran $1,695,000 to $3,500,000, and bound the price with Norman Estates and Marsala.

Which comparable sales are fair for a Serafina home?

Serafina’s own sales first. From September 2023 to August 2026 Serafina recorded 4 qualified sales at a median of $3,062,500, against Norman Estates’ 4 at $2,762,500, Marsala’s 10 at $3,187,500 and Escada’s 4 at $5,995,000 (Collier County Property Appraiser). Norman Estates is the nearest match in lot size and construction class; Marsala’s lots are twice the size and carry no District line, so it bounds a Serafina price from above.

Can a Serafina home sell above asking?

One just did: 2970 Tiburon Boulevard East was listed at $3,250,000 and sold for $3,500,000 in 3 days, the only one of Tiburón’s 32 closings in the twelve months to September 18, 2026 to close above list (Southwest Florida MLS Matrix). Across those 32 the median sold-to-list ratio was 93.84%, so that sale is a data point about one well-priced house, not a market pattern.

Are online automated home-value estimates accurate for Serafina?

They struggle here. Automated models lean on county data, and the county cut Serafina’s median just value 4.8% for 2026 while recorded sale prices were setting records, and the county’s BaseArea misses much of the upper floor on these two-storey homes (Collier County Property Appraiser). A model also cannot see a remodel, a new roof or a casita; our valuation starts from the recorded sales and the house.

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

Loosely. 2970 Tiburon Boulevard East recorded a $3,500,000 sale in May 2026 while its 2026 preliminary just value is $2,057,464, and Serafina’s median just value of $1,967,435 sits well below the 36-month median sale of $3,062,500 (Collier County Property Appraiser). Just value is a mass-appraisal figure for taxes, not a price.

Does a larger lot or the golf edge add value in Serafina?

Forty-two of 44 homes back onto the golf tract, so golf frontage is the norm rather than a premium, and lots 1 and 2 back onto a lake instead (Collier County parcel layer). The record sale sits on the largest lot, 0.33 acre, but four sales in three years are too few to price the lot, the house and the frontage apart; we price your lot against the specific comparable sales.

Should I renovate my Serafina home before selling?

Selectively. Owners are investing: the county’s permit reports show 100 permits at Serafina from January 2020 to August 2026, including five remodels declared at $150,000 to $400,000 (Collier County permit reports). Because 43 of 44 homes are mapped Zone AH, a remodel costing 50% or more of the building’s value can trigger the county’s substantial-improvement review, and the association bans major work from November to April; before listing, a documented roof, openings and systems usually repay better than a kitchen.

What devalues a Serafina home the most?

An original roof, unprotected openings, unpermitted work and an unanswered flood question. Serafina’s original roofs date from 2002 to 2008 and 33 of 44 homes show no roof permit since January 2020 (Collier County permit reports), and on 43 AH homes a lender will require flood insurance, which a buyer prices in. A roof inspection, a wind-mitigation report and an elevation certificate answer all three.

Does the AH flood zone lower what my Serafina home will sell for?

It adds a cost a buyer will price: on 43 of 44 homes a financing buyer must carry flood insurance under the 2024 map (42 U.S.C. 4012a). Two facts help you: ground at every Serafina home site sits 1.4 to 4.4 feet above the base flood elevation (USGS lidar), and FEMA’s preliminary map, not yet in effect, shows every Serafina home in Zone X. An elevation certificate lets a buyer’s insurer rate the home on its real height.

How long does it take to sell a Serafina home?

The one Serafina closing with a reported marketing time, 2970 Tiburon Boulevard East, sold in 3 days; across Tiburón’s 32 closings in the twelve months to September 18, 2026 the median was 86 days on market (Southwest Florida MLS Matrix). With no Serafina home listed on that date, a well-priced listing competes with no neighbor, which rewards pricing and presentation.

Are home prices dropping in Naples, and in Serafina?

Not on Serafina’s recorded sales: the median qualified sale rose from $1,367,500 for 2015 to 2020 to $2,554,000 for 2021 to 2026, and the record $3,500,000 was set in May 2026 (Collier County Property Appraiser). The softness is in the county’s numbers: Serafina’s median just value fell 4.8% for 2026, and the other twelve-month closing, $2,550,000, came in below every qualified Serafina sale since May 2024.

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

Serafina’s record shows owners staying. Homesteaded homes held at 22 to 24 from 2021 to the 2026 preliminary roll, 54.5% of the neighborhood, and 33 of 44 owners mail their tax bills to Florida addresses (Collier County Property Appraiser). One or two resales a year against 44 homes is ordinary turnover, and on September 18, 2026 not one Serafina home was listed for sale (Southwest Florida MLS Matrix).

Should I sell my Serafina home now or wait?

That depends on your plans more than the market. Serafina set its record in May 2026 and had no listing competing with it in September 2026, but county values fell for a third year and the other recent sale came in lower. 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, and the association’s November to April renovation ban means pre-listing work belongs in summer.

Who buys homes like Serafina’s in Naples?

Judging by today’s owners, both full-time and seasonal buyers: 54.5% of Serafina homes are homesteaded, and the 11 owners who mail tax bills outside Florida are in Illinois, Ohio, New York, Pennsylvania, Virginia and Ontario (Collier County Property Appraiser roll). We market to the local move-up or downsizing buyer and to the Midwest and Northeast buyer who wants a pool home with the yard work done.

Who is the best realtor for Serafina at Tiburón?

We believe it is the team that knows the Serafina record in the detail on this page: every recorded sale since December 2002, WCI’s four plans, the Castillo IV carve-out, the flood map lot by lot, the lease rule conflict 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 Serafina documents.

How will my Serafina 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 association’s rules allow no signs of any kind anywhere in Serafina, including in windows and on vehicles, and state that “Real estate Broker Open Houses are not permitted” (association rules, revised June 11, 2021), so marketing does the work a yard sign and an open house do elsewhere.

How do showings work behind two gates?

By appointment. A buyer and agent are cleared at Tiburón’s main gatehouse and then open Serafina’s own gate with a pass at its kiosk, so we schedule each showing and its pass in advance through the owner (association visitor screening instructions). Service work inside Serafina is limited to weekdays from 8 a.m. to 5 p.m., so plan inspections and photography inside that window.

Should I sell my Serafina home off market?

Sometimes, for privacy or timing. With one or two sales a year and a buyer pool paying $2.5 million to $3.5 million, an off-market sale can cost you the competition that set the $3,500,000 record in 3 days, so we usually recommend a quiet pre-market period followed by a full launch to the widest pool of qualified buyers.

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

Yes; Florida law does not require a broker. The no-sign and no-open-house rules, gate passes for every showing, Board approval of the buyer, the Chapter 720 and CDD disclosures, two estoppel certificates, the membership transfer deadline, the flood 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.

Can I sell my Serafina 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 flood zone, so the file matters as much as the condition.

Does the Serafina association have to approve my buyer?

Yes. The declaration requires prior written Board approval of a sale, delivered with the executed contract, and the Board may require a background check, references and an interview and must decide within 10 days after complete information (2019 declaration, Section 4.15). The association’s 2023 application charges $150 plus $50 per adult and says approval comes “within a 20-day period”; disapproval is limited to violent or sexual offenses or a history of disruptive behavior.

What are seller closing costs on a Serafina 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, association 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 have to pay the Serafina association a fee?

The declaration’s resale capital contribution falls on the new owner: “Each new Owner, upon acceptance of conveyance of record title … shall pay a one-time specific assessment” of up to one quarterly assessment (2019 declaration, Section 7.6), and the master’s quarter-year contribution is also 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.

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

Two: one from the Serafina association and one from Tiburon Estates, the master. Section 720.30851, Florida Statutes, requires each within 10 business days and caps the base fee at $250, plus $100 for expedited delivery and up to $150 if the account is delinquent, adjusted for inflation; each must also disclose capital contributions, open violations and whether Board approval of the transfer is required. The purchase contract sets who pays.

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

They stay with the home and ride on the county tax bill, prorated at closing with the taxes. Serafina’s District bond line is modest, about $836 a year on the 2025 bill against $2,573.39 at Escada, and it ends with the final bond payment in May 2031 (Collier County Property Appraiser roll; Pelican Marsh CDD minutes, July 15, 2026). The declaration requires each owner to disclose the District to a buyer in writing (Section III).

What documents must a Serafina 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 written District disclosure the declaration requires, the governing documents and rules, both estoppel certificates and the Board approval; 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 Serafina, disclose any flood claims or water intrusion you know of, provide an elevation certificate if you have one, note that 43 of 44 homes are Zone AH on the 2024 map, and note that FEMA’s preliminary map, not yet in effect, shows every Serafina home in Zone X.

Does my Serafina 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 Serafina is a Chapter 720 homeowners association of detached homes. That is a real selling point against Tiburón’s condominiums, including Castillo next door, whose buyers must weigh both laws.

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

Yes. The estoppel certificates disclose levied and pending assessments, and the contract allocates them. No special-assessment instrument appears in the Clerk’s index for Serafina, and a special assessment requires a Board resolution for capital repair or another stated purpose (2019 declaration, Section 7.4).

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 a 4-point inspection answers the roof and systems questions before the buyer asks. Six Serafina homes pulled window, door or shutter permits and 11 pulled roof permits from January 2020 to August 2026 (Collier County permit reports); have yours and any report ready.

Can I sell a Serafina home with its original roof?

Yes, but it will shape the offer. Original Serafina roofs are now 18 to 24 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 use the association’s approved clay “S” tile and wait for May to October if it counts as major work.

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

Yes. The buyer takes subject to the approved lease, which in Serafina runs at most 12 months under the declaration and one year under the association’s rules, with renewals needing Board approval (2019 declaration, Section 4.12; association rules). Disclose the end date and the tenant’s showing terms at the start and time the closing to the lease.

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 (2019 declaration, Section 17). Raise it at listing and write it into the contract timeline; a Medallion transfer needs Club approval and payment.

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

For a Signature Membership that is not transferred, the declaration says no refund. The Club’s Membership Plan controls over the declaration (Section 17), so for a Medallion membership, confirm in writing with the Club what, if anything, is refundable or transferable at your sale.

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

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

Sources and Authoritative References

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

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

Recorded Serafina Instruments, Collier County Clerk Official Records

1. Declaration of Neighborhood Covenants, Conditions and Restrictions for Serafina at Tiburon, WCI Communities, Inc. as declarant, OR 2905, Page 70 (October 8, 2001)
2. Plat reference sheet, Serafina at Tiburon, Plat Book 37, Pages 25 to 32, OR 2905, Page 98 (October 8, 2001)
3. First Amendment to the Declaration, minimum living area of 3,000 square feet, OR 3179, Page 1516 (December 19, 2002)
4. Second Amendment to the Declaration, release of Tract D from the neighborhood covenants, OR 3422, Page 2495 (October 15, 2003)
5. Third Amendment to the Declaration, two-car garage minimum, OR 3721, Page 1329 (January 25, 2005)
6. Quit-Claim Deed, Tract A (road right of way, less the portion inside Castillo IV) and Tract F, WCI Communities, Inc. to the association, OR 4338, Page 953 (March 12, 2008)
7. Certificate of Amendment and Amended and Restated Declaration, Articles of Incorporation and By-laws, 44 Sites and 44 voting interests, OR 5608, Page 3084 (March 19, 2019)
8. Certificate of Amendment, Section 4.10 exterior colors, OR 5914, Page 2386 (March 25, 2021)
9. Collier County Clerk, Official Records public inquiry system
10. Collier County Clerk, Official Records document search

District, Castillo, Golf and Telecommunications Instruments, Collier County Clerk Official Records

11. Second Amendment to the Pelican Marsh CDD consent declaration, fiscal 2001-02 special assessments for the Ventanas and Serafina neighborhoods, OR 2967, Page 43 (January 22, 2002)
12. Third Amendment to the Pelican Marsh CDD consent declaration, fiscal 2002-03 special assessments, OR 3093, Page 109 (August 19, 2002)
13. Partial Vacation of Easement, Pelican Marsh CDD access easement released within Tracts B and D and Lots 1 to 44, OR 3449, Page 2153 (November 24, 2003)
14. Declaration of Condominium, Castillo IV at Tiburon, the instrument whose boundary takes in parts of Serafina Tracts A and D, OR 3097, Page 320 (August 26, 2002)
15. Warranty Deed, 285.27 acres of golf course land, WCI Communities LP to Tiburon Golf Ventures LP, OR 2436, Page 1479 (July 1, 1998)
16. Grant of Telecommunications Easement, Tiburón associations including Serafina to Hotwire Communications, OR 5905, Page 3151 (March 10, 2021)
17. Grant of Telecommunications Easement, companion instrument with WCI Communities, Inc. joinder, OR 6027, Page 2350 (October 16, 2021)

Tiburón Master Instruments and the Master Association

18. Declaration of Covenants, Conditions and Restrictions for Tiburon Estates, OR 2579, Page 364 (August 6, 1999)
19. Supplement to the master declaration, OR 2651, Page 1168 (March 14, 2000)
20. First Amendment to the master declaration, OR 3233, Page 180 (March 6, 2003)
21. Amendment to Supplement to the master declaration, OR 3705, Page 3937 (December 29, 2004)
22. Second Amendment to the master declaration, OR 3995, Page 2889 (March 9, 2006)
23. Third Amendment to the master declaration, club section, OR 4716, Page 943 (September 2, 2011)
24. Fourth Amendment to the master declaration, OR 5070, Page 3107 (August 26, 2014)
25. Master association certificate of amendment, member associations (Serafina among them) each appoint a director, OR 5138, Page 880 (April 9, 2015)
26. Master association amendment, Capital Contribution Assessment of one quarter of the annual master assessment, OR 6149, Page 45 (July 6, 2022)
27. Tiburon Estates Homeowners Association, board and member associations

Florida Division of Corporations (Sunbiz)

28. Serafina at Tiburon Homeowners’ Association, Inc., N01000003327, detail (filed May 11, 2001)
29. 2001 Articles of Incorporation (“This association is not a condominium association”), filed image
30. 2003 Articles of Amendment, filed image
31. Sunbiz name search, Serafina at Tiburon (one Serafina Tiburón entity)
32. Tiburon Estates Homeowners Association, Inc., N99000002699, the master association
33. Tiburon Golf Ventures Limited Partnership, B98000000435
34. Tiburon Golf Ventures, Inc., F98000003366

Serafina at Tiburon Homeowners’ Association, Published Documents

35. Serafina at Tiburon Homeowners’ Association, home page
36. Association documents page
37. Rules and Regulations, adopted April 9, 2021, revised June 11, 2021 (weekly lawn, shrub and pool service, one-year lease minimum, pets, signs, construction season)
38. Amended and Restated Declaration with the paint-colors amendment, association copy
39. Golf Course Rear Yard Setback Map, WCI Planning Department (October 28, 2002), hosted by the association
40. Developer-approved tree and plant palette, hosted by the association

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

41. Pelican Marsh CDD, fiscal 2026 adopted budget
42. Pelican Marsh CDD, fiscal 2027 adopted budget
43. Pelican Marsh CDD, July 15, 2026 board meeting minutes (Series 2022 bond schedule by neighborhood, Serafina named)
44. Pelican Marsh CDD, July 2026 budget hearing agenda
45. Pelican Marsh CDD, July 16, 2025 board meeting minutes (fiscal 2026 adoption and bond status)
46. Pelican Marsh CDD, July 2025 public hearing and assessment increase notice
47. Pelican Marsh CDD, Resolution 2025-4, adopting the fiscal 2026 budget
48. Pelican Marsh CDD, Resolution 2025-5, fiscal 2026 levy
49. Pelican Marsh CDD, fiscal 2019 budget, debt service schedules by neighborhood
50. Pelican Marsh CDD, February 15, 2017 board meeting minutes (Livingston Road buffer)
51. Pelican Marsh CDD, Transponder Policies, Rules and Regulations
52. Pelican Marsh CDD, recorded Notice of Establishment, OR 2585, Page 2901
53. Pelican Marsh CDD, audited financial statements for the year ended September 30, 2025
54. Pelican Marsh CDD, community information document index
55. Pelican Marsh CDD, policies index
56. Florida Auditor General, Pelican Marsh CDD annual financial report, fiscal year ended September 30, 2025
57. Florida Administrative Code, Chapter 42P-1, Pelican Marsh Community Development District boundary
58. Florida Department of Revenue, Table 1, Comparison of Taxes Levied, Collier County, fiscal 2024-25 and 2025-26

Florida Statutes and State Agencies

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

FEMA, NOAA and Other Federal Sources

75. FEMA National Flood Hazard Layer MapServer (FIRM panel 12021C0194J, effective February 8, 2024)
76. FEMA Preliminary National Flood Hazard Layer MapServer (preliminary panel 12021C0194K)
77. FEMA Flood Map Service Center
78. FEMA, Community Rating System
79. FEMA National Flood Insurance Program, FloodSmart agent guide, types of coverage
80. 42 U.S.C. 4012a, flood insurance purchase requirements (Legal Information Institute text of the U.S. Code)
81. National Weather Service Miami, Hurricane Irma local report
82. National Weather Service Miami, Hurricane Ian summary
83. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian (AL092022)
84. National Hurricane Center, Tropical Cyclone Report, Hurricane Wilma (AL252005)
85. National Weather Service Miami, Post Tropical Cyclone Report, Helene (2024)
86. National Weather Service Miami, Post Tropical Cyclone Report, Milton (2024)
87. USGS 3DEP Elevation Point Query Service (ground elevation at each home site)
88. U.S. Census Bureau geocoder
89. Homeland Infrastructure Foundation-Level Data, Electric Retail Service Territories

Collier County Government and Collier County Public Schools

90. Collier County Site Address Points layer (subdivision 624390)
91. Collier County Property Appraiser Building Footprints 2000 to 2025
92. Collier County parcel layer
93. Collier County 2024 FEMA flood zones layer
94. Collier County Elevation Certificates layer (no Serafina certificate on file)
95. Collier County ArcGIS services (evacuation zones, coastal high hazard area, wind load, zoning, PUD, future land use, CDD boundaries, CityView projects)
96. Collier County Public Utilities ArcGIS services (water, wastewater and service-area layers)
97. Collier County garbage and recycling collection days layer
98. Collier County water and wastewater franchise areas layer
99. Collier County Growth Management, monthly building permit reports
100. Collier County, issued building permits report, January 2020
101. Collier County, issued building permits report, August 2026
102. Collier County, permit history and permit search
103. Collier County CityView permit portal (2011 to present)
104. Collier County Floodplain Management, 2026 Flood Protection Newsletter
105. Collier County, Proposed Flood Insurance Rate Map Reflects Changes to Local Flood Risk (August 19, 2026)
106. Collier County, PUD Master List and Maps
107. Collier County, Planning and Zoning Maps
108. Collier County Board of County Commissioners, public agendas portal
109. Collier County Public Schools, interactive zoning tool
110. Collier County Public Schools, zoning service query for 2932 Tiburon Blvd E, 2026-27

Developer Records and SEC Filings

111. WCI Communities, Tiburón community page (archived February 9, 2002)
112. WCI Communities, Tiburón plan and price list, page 1, with the Vitoria, Cantoria and Marisol (archived February 13, 2002)
113. WCI Communities, Tiburón plan and price list, page 2, with the Sevilla (archived June 23, 2002)
114. WCI Communities, Serafina Marisol plan page (“only 44 executive home residences”) (archived March 6, 2002)
115. WCI Communities, Serafina Marisol plan page (archived November 6, 2002)
116. WCI Communities, Serafina Vitoria plan page (archived March 6, 2002)
117. WCI Communities, Serafina Vitoria plan page (archived November 6, 2002)
118. WCI Communities, Serafina Cantoria plan page (archived March 6, 2002)
119. WCI Communities, Serafina Cantoria plan page (archived November 6, 2002)
120. WCI Communities, Serafina Sevilla plan page (archived June 27, 2002)
121. WCI Communities, Serafina Sevilla plan page (archived November 6, 2002)
122. Internet Archive capture index for the WCI Communities plan pages
123. WCI Communities, Inc., Form 10-K405 for fiscal 2001, Norman Estates at Tiburón Limited Partnership and its 27 villas, SEC EDGAR
124. WCI Communities, Inc., Form 424B4 prospectus, 2002, SEC EDGAR
125. WCI Communities, Inc., Form 10-K for fiscal 2007, SEC EDGAR
126. WCI Communities, Inc., Form 8-K Exhibit 99.1, Chapter 11 announcement, August 4, 2008, SEC EDGAR

Tiburón Golf Club Records

127. Tiburón Golf Club, membership page
128. Tiburón Golf Club, Signature membership category sheet (2025)
129. Tiburón Golf Club, Black course tour data (opened 2001)
130. Tiburón Golf Club, Gold course tour data (opened 1998)
131. Tiburón Golf Club, Black course scorecard (2023)
132. Tiburón Golf Club, Gold course scorecard (2023)

Castillo, Escada and Marsala Comparison Records

133. Declaration of Covenants and Restrictions for Castillo at Tiburon, OR 2916, Page 2913 (October 31, 2001)
134. Castillo at Tiburon Condominium Association, Inc., N00000007850, Sunbiz detail
135. Declaration of Neighborhood Covenants, Conditions and Restrictions for Escada at Tiburon, OR 2677, Page 1622 (May 19, 2000)
136. Escada at Tiburon, Certificate of Amendment and Amended and Restated Declaration, Articles and Bylaws, OR 4467, Page 3164 (July 2, 2009)
137. Escada at Tiburon Homeowners Association, Inc., N00000003069, Sunbiz detail
138. Declaration of Neighborhood Covenants, Conditions and Restrictions for Marsala at Tiburon, OR 4094, Page 1788 (August 24, 2006)
139. Marsala at Tiburon Homeowners Association, Inc., N06000007515, Sunbiz detail
140. Marsala at Tiburon Homeowners Association, homeowner FAQs

Data Files Cited in Plain Text

141. Collier County Property Appraiser bulk roll, tax year 2026 preliminary (parcels, buildings, legal descriptions, sales, value history, millage), files dated August 29 and 31, 2026
142. Collier County Property Appraiser parcel polygon file, August 29, 2026
143. Collier County Property Appraiser DOR-qualified recorded sales for the Serafina at Tiburon plat, December 2002 to August 2026, drawn from the same roll (98 qualified sales; 12 in the 60 months since September 2021)
144. Southwest Florida MLS Matrix, Development TIBURON, active and 12-month closed, pulled September 18, 2026
145. Collier County Tax Collector, 2025 annual bills for accounts 73229000504 (Lot 1) and 73229000928 (Lot 22), Pelican Marsh line $2,561.94 each, cited by account number only
146. Collier County Clerk, OR 4361, Page 2470 (May 19, 2008), the conveyance by which the Castillo association holds Tract C and the Tract D remainder, as indexed in the Property Appraiser roll’s sales records
147. OpenStreetMap gate, water and street geometry around Tiburon Boulevard East, read September 25, 2026 (crowd-sourced; used only to cross-check the Serafina gate position against the association’s own documents)

Downloadable Documents

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

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

Market data from Southwest Florida MLS, pulled September 2026.

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