Tiburón

Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty

If you own a home in Tiburón and you are thinking about selling it, Jesse McGreevy and Marc Comisar are the team to call first. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, we have been the #1 Team in Southwest Florida since 2012, and we have been Top 1% Real Estate Agents Nationally Since 2008. Tiburón is a gated, fully built-out golf community in Naples, Florida, in unincorporated Collier County 34109, off Vanderbilt Beach Road at Airport-Pulling Road, and it rewards a listing agent who knows exactly how it is governed and exactly how it transacts. WCI Communities built Tiburón’s 540 homes between 1999 and 2021 around two Greg Norman courses and The Ritz-Carlton Naples, Tiburón, which stands inside the gates. Sellers start here: get a free home valuation or Call Jesse direct at (239) 898-6072. Buyers, Call Marc at (239) 287-5873, or read how we represent buyers in Naples.

This guide is the most complete public record of Tiburón that exists. Every figure in it is traced to a primary source, every perishable figure carries its as-of date, and where a fact is not published anywhere, this page says so in those words rather than guessing.

Why McGreevy and Comisar Are the Best Realtor for Tiburón

If you’re searching for the best realtor for Tiburón, whether you’re ready to sell your 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.

Recent Tiburón track record (last 12 months): 32 homes sold in Tiburón · $65,845,000 in Tiburón dollar volume · 86 median days to contract (n=31, odd) · 93.84% median sale-to-list ratio (n=32) · highest-priced sold: $4,000,000 · fastest sold: 3 days. (Southwest Florida MLS via Matrix, Development is ‘TIBURON’, Status is ‘Closed’ 09/18/2025 to 09/18/2026, pulled 18 September 2026. Medians are published rather than means, with n and parity stated, because on a 32-sale set a mean is moved by a single estate sale.)

For luxury Tiburón sellers: Premium marketing, cinematic video, drone, professional photography, qualified-buyer database, discretion and off-market capability when needed. In the last 12 months we tracked every one of the 32 Tiburón closings and the 20 active listings behind them, neighborhood by neighborhood, which is how we price a Castillo condominium differently from a Marsala estate rather than applying one community-wide number to both.

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 Tiburón home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072 (confidential conversations welcome for luxury listings).

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

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

Key Takeaways: The Eight Tiburón Facts That Decide Most Purchases

These eight facts decide most Tiburón purchases, and most of them appear on no other page about this community. Each one is measured from a primary record, the Collier County property roll, the Pelican Marsh Community Development District’s own budget, a recorded declaration, FEMA’s flood layers, the Southwest Florida MLS, and each one is dated.

• Club membership is optional, not automatic. Marsala’s recorded declaration says so in the association’s own words, and membership at Tiburón is separable from the house on a resale. (Proven for Marsala from its recorded declaration; confirm per neighborhood against that neighborhood’s declaration.)
• A transferable Signature Membership can come with the house, but the buyer must apply at least 30 days before closing, or it is deemed resigned at closing and gone, with no refund to anyone. Marsala Declaration Art. 17, Collier County Official Records 4094/1788.
• Every dollar of debt the Pelican Marsh Community Development District still owes is secured on nine Tiburón neighborhoods, and it retires 1 May 2031. $2,365,000 outstanding at 30 September 2025, per the District’s FY2025 audited financial statements filed with the Florida Auditor General.
• Marsala is the one Tiburón neighborhood that does not appear on the District’s bond schedule. It carries no CDD bond line at all, while the other nine carry roughly $833 to $2,532 a year (District Manager, board meeting 15 July 2026).
• Castillo, 102 units in 34 three-storey buildings with one full-floor residence per storey, falls within the storey threshold of Florida’s post-Surfside milestone-inspection and SIRS laws, as do Ventanas I, Marquesa Royale, Esperanza, Esperanza II and Bolero (20 three-storey buildings, one residence per floor). Whether each association has completed its study is not published here and is produced to a buyer during the association-document review period.
• Tiburón is not one flood zone. Measured point by point it is a mosaic of AH, AE and X, and the split runs through individual neighborhoods. Castillo has both inside one condominium. Effective map: the 8 February 2024 countywide DFIRM.
• No primary source places hurricane storm surge at Tiburón’s position in twenty-one years and five named hurricanes. The National Weather Service bounded Ian’s Collier flooding at US 41, and Tiburón sits two to three miles east of that line. Tiburón’s exposure is wind and rainfall, not surge.
• The zoned elementary school is 0.7 road miles away, the nearest hospital with three emergency departments is 3.3 road miles, and Vanderbilt Beach is about 3.9 road miles straight west on the road the community fronts. Collier County Public Schools address-level zoning record and measured road distances, 2026-09-16.

Table of Contents

This guide to Tiburón runs from the community’s origins under WCI Communities through its governance, its ten neighborhoods, the club and the two Greg Norman courses, storm and flood posture by village, schools by address, and what it takes to buy or sell here. Every section that ships is listed, including the sections that state an absence.

• Living in Tiburón as a Homebuyer
• Tiburón Market Snapshot
• How Tiburón Came to Be
• The Master Plan: Plats, Villages and the Build-Out Curve
• Governance: Who Actually Governs Tiburón
• The Tiburón Fee Stack
• Tiburón Sub-Village Inventory: The Ten Neighborhoods

(Sections 10 through 33, the club, the golf, the stated absence of a marina, beach access, racket sports, fitness, dining and the resort, storm posture, FEMA flood zones by village, insurance, schools by address, healthcare, drive times, the civic pipeline, daily logistics, events, comparables, honest pros and cons, the seller module, our team, both FAQ blocks, sources and downloadable documents, continue below and are linked from the full published table of contents.)

Living in Tiburón as a Homebuyer

Living in Tiburón means a gated, fully built-out community of 540 homes where 44.5% of parcels are homesteaded and 37.5% carry out-of-state mailing addresses. Daily errands sit across one intersection, the nearest Publix is one road mile and the nearest pharmacy six-tenths of a mile, and the Gulf is under four miles west.

Who actually lives here, measured rather than described

Tiburón is not a seasonal-only community and it is not a full-time community either, and the county roll settles the question at the neighborhood level rather than at the community level. Across all Tiburón parcels, 44.5% carry a homestead exemption and 37.5% carry an out-of-state or out-of-country mailing address (Collier County bulk property roll, tax year 2026 preliminary and certified, files dated 29 and 31 August 2026, measured 2 September 2026).

The spread inside those averages is the useful part:

Source: Collier County bulk property roll, TY2026 preliminary, measured 2 September 2026.

Read that table before you read any general claim about Tiburón’s character. Marsala is three-quarters homesteaded and one-eighth out-of-state. Ventanas is one-fifth homesteaded and half out-of-state. Those two neighborhoods share one master association, but only Ventanas pays the Pelican Marsh District assessment, and they live almost opposite lives. A buyer who wants neighbors on the street in August is shopping a different part of Tiburón from a buyer who wants a lock-and-leave.

The gate, and who the guards actually work for

Tiburón is entered through gates run by the Pelican Marsh Community Development District, and this is the single most misunderstood thing about daily life here. The District’s own Employee Staffing Levels policy, effective 7 March 2011 and live on the District’s policy page as checked 1 September 2026, describes one manned Tiburón gate staffed 24 hours a day, controlling the other unmanned Tiburón gates remotely, with four dedicated access-control staff and a 24-hour roving patrol covering both sides of the District. That is the published structure. It is stated here as the structure the District publishes, not as a 2026 headcount measurement.

The consequence is the interesting part. The guards at Tiburón’s gate are staff of a Florida special district, a unit of local government, not a private HOA’s contracted guard vendor. The District describes itself, through its counsel on the public record on 15 July 2026, as “an independent special district and political subdivision of the State of Florida.” Access control is funded out of a public budget adopted at a public hearing, and the line item is visible: $1,139,900 for access control in the FY2027 adopted general fund, against $1,111,400 in FY2026.

Tiburón also has its own private gates inside the District boundary, and the District’s own transponder rules say so in operative text: “Tiburon registered residential property tenants’ transponders will only work for the private gates of Tiburon.”

Errands, groceries and the one-intersection reality

Tiburón’s location at Vanderbilt Beach Road and Airport-Pulling Road is the reason the errand math works. Measured 16 September 2026:

• Three Publix stores, a Costco, a Whole Foods and Oakes Farms Seed to Table inside 3.1 road miles. Trader Joe’s at 3.8 road miles.
• The nearest Publix is one road mile. The nearest pharmacy is six-tenths of a mile.
• Vanderbilt Beach is about 3.9 road miles straight west on Vanderbilt Beach Road, the road the community fronts.

One correction worth making, because it circulates: there is no Fresh Market on Vanderbilt Beach Road. The Fresh Market’s own store list gives two Naples stores and the nearest is 5.8 road miles, near Pine Ridge Road.

Every drive minute anywhere on this page is an OSRM free-flow floor, computed without live traffic, without signal delay and without January-to-April season. Mileages are robust; minutes are a floor and are labelled as one.

Trash, recycling and the small operational facts nobody publishes

Tiburón sits in Collier County Solid Waste District 1. Collection days, measured 1 September 2026 by point-querying Collier County Public Utilities’ own SWServiceDays GIS layer at four separate Tiburón addresses, all returning identical results, and independently corroborated by Marsala’s own HOA FAQ:

• Garbage: Tuesday and Friday
• Recycling: Friday
• Yard waste: Friday
• Bulk: Friday

Season is a budget line, not an impression

The most concrete proof that Tiburón’s year has a shape is in the District’s adopted budget rather than in anyone’s description of the place. Landscaping and access control together are $3,134,350 of the $5,809,000 FY2027 adopted general fund, or 54.0%. Holiday lighting is a $47,000 line and the annual flower programme is a $42,000 line (Pelican Marsh CDD FY2027 Adopted Budget, adopted at public hearing 15 July 2026). The seasonal look of the place is funded, scheduled and voted on.

“Tiburón’s master association publishes a community calendar and an activities calendar to residents through a login-gated portal, so the roster of resident clubs and standing events is not published publicly.”

That disclosure is doing real work. This page will not name a bridge club, a bocce league or a book club at Tiburón, because none is verified in any public record examined for this guide. Where other pages about this community list resident clubs, they are describing something they did not check.

One more thing a seller should know before an agent plans a marketing campaign: Tiburón is not an open-house market. At least one Tiburón neighborhood prohibits open houses outright in its recorded documents, and every showing there must be by appointment with a licensed salesperson present. That is covered in full in the seller section below.

Buying in Tiburón? Call Marc at (239) 287-5873, or read how we represent buyers in Naples before you tour a single unit.

Tiburón Market Snapshot

Tiburón’s market as of 18 September 2026 holds 20 active listings against 32 sales closed in the trailing twelve months, roughly 7.5 months of supply. The median closed price was $1,850,000 and the median active list price $1,522,500, with condominiums in Castillo the slowest-moving tier at 156.5 median days on market.

Data updated: September 2026

Every figure in this section comes from the Southwest Florida MLS via Matrix, criteria bar read back verbatim as Development is 'TIBURON', pulled 18 September 2026. Every square-foot and $/sq ft figure in this section uses MLS LIVING area. The Collier County roll’s figures, which appear later in this guide, use total adjusted area, a different and larger denominator. The two are never compared against each other on this page.

Active inventory, n=20, pulled 18 September 2026

Actives by sub-village, and they sum to 20:

Esperanza and Serafina have zero active listings. That is a stated absence, not an omission. A buyer who wants a coach home in Esperanza, or a single-family home in Serafina, is waiting for inventory that does not currently exist on the open market.

Closed sales, trailing twelve months, 18 September 2025 to 18 September 2026, n=32

Two things are worth pausing on. First, the median and the aggregate $/sq ft are both published here, and both are labelled. The median is $697.70 and the aggregate is $715.32, on the same 31 sales, in the same twelve months, in the same community. A portal that prints one unlabelled number is printing one of these two and not telling you which. Second, the median sold-to-list ratio of 93.84% is the number most Tiburón sellers should price against. A community whose median sale closes at just under 94% of list is a community where the first asking price is a starting position.

What the 12 months look like by neighborhood

Every neighborhood that recorded a sale is in that table, including the thin ones, and every thin one is labelled as thin. A median is never printed for a single sale, and it is not printed for a pair. Serafina, The Norman Estates, Escada and Bolero each ship as listed sales with the count stated, because two sales in a year is a fact about two houses.

Absorption, and where the slow tier is

20 active listings divided by a trailing pace of 32 sales over 12 months is roughly 7.5 months of supply. That is a balanced-to-buyer-favoring number for a luxury golf community, and it is not evenly distributed. Castillo alone holds 8 of the 20 actives against 9 closed sales in twelve months. The condominium tier is the slowest-moving part of Tiburón, and the days-on-market figures corroborate it: a median 156.5 days on the active set against 86 days on the closed set.

One sale of the 32 closed above list: 2970 Tiburon Blvd E in Serafina, listed at $3,250,000, sold at $3,500,000 in 3 days. That is a datapoint about that house, not about the market, and it is stated here in the same sentence as the claim so that nobody can lift it out of context.

Seasonality in Tiburón, and it contradicts the received wisdom

This is the question Tiburón sellers ask most often, and it is the one nobody had answered with data until now. Re-deriving from the same 32 trailing-twelve-month closed sales pulled on 18 September 2026:

Tiburón’s closings do not concentrate in season. They split exactly in half, 16 and 16. What season changes is speed and mix, not the percentage of asking a seller gets.

• Sold-to-list is effectively identical, 93.70% against 93.88%, a gap of 18 basis points on samples of 16. There is no evidence in this data that listing in season gets a Tiburón seller a better price relative to asking, and this page will not claim otherwise.
• Days on market is where season shows up: a median 81 days against 102.5, roughly three weeks faster.
• The price gap is a mix effect, not an appreciation effect. The higher in-season median reflects which homes trade, the Marsala and Marquesa Royale tier, rather than the same house fetching more. The $2,000,000 against $1,537,500 gap is not seasonal appreciation and is not presented as such.

The honest seller answer: in Tiburón, season buys a faster sale and a deeper pool of buyers at the top of the market, not a higher percentage of asking. A correctly priced off-season listing lands within a fifth of a percentage point of the same list-to-sale result and takes about three more weeks.

Month by month, as pulled 18 September 2026: September 2025 one closing, October two, November two, December four, January 2026 four, February two, March two, April four, May four, June four, July three, August zero, September through the 18th zero.

On the August and September hole: the most recent close in the twelve-month window is 28 July 2026. There were zero closings recorded in August and none in September through the 18th. Recording and reporting lag means a late-August close can still appear after this pull, so this is stated as measured on 18 September 2026, not as a claim that nothing sold.

What this section does not claim

Every figure above is MLS sold price, MLS days on market and MLS living area. No county-roll figure is mixed into any of it, and no $/sq ft in this section may be compared to any county-derived square footage anywhere else on this page. Nothing here is sourced to an MLS confidential-remarks field, a listing portal or an aggregator.

Thinking about selling in Tiburón? The pricing conversation starts with the 93.84% median sold-to-list ratio and the 86-day median, not with a wish. Get a free home valuation or Call Jesse direct at (239) 898-6072. Confidential conversations welcome.

How Tiburón Came to Be

WCI Communities built Tiburón. In 1998 WCI formed Tiburon Golf Ventures Limited Partnership with an affiliate of Host Marriott to finish and operate a 36-hole Greg Norman course in what WCI’s own SEC filing calls “its Tiburon Naples community.” The first 27 holes opened in November 1998 and the clubhouse in December 2000.

Everything in this section is sourced to the developer’s own filings with the U.S. Securities and Exchange Commission, to the recorded plats, and to Florida’s corporate register. None of it is sourced to marketing copy, which matters here more than it usually does, because the marketing version of Tiburón’s origin story is wrong in a specific and checkable way.

The company that built Tiburón

WCI Communities, Inc. (the original company, NYSE: WCI, SEC CIK 0001137778), headquartered at 24301 Walden Center Drive, Bonita Springs, Florida 34134, is the company that built Tiburón.

The three-company trap, and why “WCI went bankrupt and Lennar bought it” is wrong

“WCI Communities” names three legally distinct companies, and conflating them produces a false claim that circulates widely:

1. Original WCI Communities, Inc. (CIK 0001137778), which filed Chapter 11 in 2008 and emerged in 2009.
2. WCI Communities, LLC, the reorganized private company.
3. WCI Communities, Inc. (CIK 0001574532), the re-IPO’d successor, acquired by Lennar on 10 February 2017 for approximately $643 million (Lennar press release, 10 February 2017).

The false claim is “Tiburón’s developer went bankrupt and then was bought by Lennar,” which compresses three events across nine years into one sentence.

There is a second and sharper correction underneath it. WCI did not own Tiburón’s golf when Lennar bought WCI. Host bought WCI out of the golf partnership on 1 September 2011 (Host FY2011 Form 10-K). Lennar’s acquisition of the successor WCI closed on 10 February 2017. Two unrelated transactions, five and a half years apart.

The golf partnership, and what each partner actually paid for

Tiburon Golf Ventures Limited Partnership formed in 1998, WCI holding 51% and a Host Marriott affiliate 49%, with WCI operating the course for management fees (WCI Form 10-K405, FY2001). The first 27 holes opened in November 1998 and the clubhouse opened in December 2000.

Adjacent land was acquired in 2000 for a further nine holes “and for future residential property development,” in the filing’s own words. That phrase is the origin of Tiburón’s second build wave and of Marsala specifically. Host invested an additional $3 million in 2002 to complete the additional nine holes (Host Marriott 2003 Form S-4). Both partners funded it.

The Norman Estates, documented at the unit

Norman Estates at Tiburón Limited Partnership formed in 1998 “for the purpose of constructing and developing a Norman Estates community which consists of 27 villas priced from $1.2 million to $1.4 million.” At 31 December 2001, 13 had closed at an average of $1.4 million and 14 were in backlog for $19.1 million. WCI held 49.5% of the limited partnership plus 50% of the 1% general partner through its company Bay Colony-Gateway, and state corporate records show Medallist Golf Developments of Jupiter on the other side (WCI Form 424B4 prospectus, March 2002; the FY2001 Form 10-K405 gives the 27 villas without the price band).

The Collier County property roll agrees exactly: 27 homes. A 2002 SEC filing and a 2026 county roll, twenty-four years apart, returning the same integer, is the strongest single documentary agreement in this entire guide.

The 2001 lot-sales program, and why Escada took twenty years to finish

WCI’s FY2001 filing records “the introduction of a new lot sales program in Tiburon.” WCI began selling finished homesites to third-party builders and buyers rather than building every home itself. That single line explains something the county roll shows plainly and nothing else explains: Escada’s build-out runs from 2002 to 2021, a twenty-year custom build-out on 31 lots.

Where the name came from, and it is documented rather than folkloric

Tiburón is Spanish for shark. Greg Norman’s nickname is “the Great White Shark.” The registered marks associated with the community are literally a fin, a fin in a box, and a fin with a squiggle, on both the Florida and United States registers (Sunbiz; USPTO registrations reproduced in WCI’s 2013 Form S-1, Exhibit 10.2). The naming story is on file, not in a brochure.

The 2008 Chapter 11, stated exactly

On 4 August 2008, WCI and approximately 130 wholly-owned subsidiaries filed for Chapter 11 protection in the United States Bankruptcy Court for the District of Delaware (WCI Form 8-K, 4 August 2008, Exhibit 99.1). Carl Icahn, then chairman, said “the company’s entire $1.8 billion of debt may soon be in default.”

Two details from that filing matter to a Tiburón owner rather than to a historian:

• WCI asked the court for permission “to continue to pay the full amount of its dues and deficit obligations to its various community associations and clubs.” The developer’s association obligations were a first-day motion, not an afterthought.
• The golf partnership was never a debtor. WCI’s Form T-3 obligor schedule lists Tiburon Golf Ventures, Inc., the corporate general partner, but not Tiburon Golf Ventures Limited Partnership, the entity that owns the land. Host’s 49% interest carried zero debt in every year disclosed (WCI Form T-3, Exhibit 99.T3C; Host FY2008 Form 10-K). Tiburón’s golf land was never inside the bankruptcy.

What this section does not state

“WCI’s Chapter 11 plan-confirmation and plan-effective dates are not stated here; they were not put on a court docket or an 8-K in the research for this page.”

“The purchase price of the land that became Tiburón is not stated here; no recorded deed was pulled.”

And one thing this guide will not do at all: it makes no award claim for Tiburón’s master plan or for the community. WCI’s own Form 10-K405 uses the phrase “award-winning” three times, and not once about Tiburón. “Award-winning master-planned community” is the most common unsourced boast in Tiburón copy, and it does not appear on this page.

The Master Plan: Plats, Villages and the Build-Out Curve

Tiburón was platted and declared in eleven recorded records between plat book 31 and plat book 47, five platted subdivisions and six condominiums created by declaration rather than by plat. The Collier County roll dates every one of Tiburón’s 540 residences, and the curve shows two build waves separated by the 2008 crash.

The recorded plats, in filing order

Source: Collier County subdivision polygon shapefile, field PBPG, file dated 31 August 2026.

The six condominium neighborhoods have no plat book and page, and that is the correct answer, not a gap. Castillo, Ventanas I, Bolero, Esperanza, Esperanza II and Marquesa Royale were created by a declaration recorded in the Official Records, not by a plat map. There is no such thing as “the Castillo plat.” There is a Castillo declaration, and there are four of them.

Plat books are bound in filing order, so the book numbers are a chronology: Norman Estates at book 31, then Escada at 34, then the parent tract at 36, then Serafina at 37, then Marsala at 47. Serafina sits one book after the parent plat, which is exactly why Castillo IV was carved physically out of the Serafina plat and why Castillo owns two parcels inside Serafina today.

Marsala is not part of the original Tiburón platting at all. Plat book 47, association formed 2006, first residence 2007, on land the golf partnership bought in 2000 “for future residential property development.” Nearly everything that makes Marsala different from the rest of Tiburón, its homestead share, its school assignment, its absence from the bond schedule, descends from that one fact.

For context on where Tiburón sits inside its parent: Pelican Marsh ran from Unit One at plat book 22 to Unit Twenty-Six at plat book 41. Tiburón was platted at plat books 31 through 47, the back half and the tail of the Pelican Marsh build, which is exactly where a 1998-onward golf-resort quadrant inside a 1993 master plan should fall.

“Plat books are bound in filing order, so the book numbers establish the order in which Tiburón’s neighborhoods were platted, Norman Estates first at plat book 31, Marsala last at plat book 47, without establishing the calendar recording dates, which were not retrieved.”

The build-out curve, year by year

Every one of Tiburón’s 540 residential parcels was dated from the county’s int_buildings earliest YrBuilt field, measured 2 September 2026:

Nothing was completed in 2016, 2017, 2019, or in 2022 through 2025.

Wave one, 1999 to 2003: 293 residences, 54% of all of Tiburón. Castillo 102, Ventanas I 82, Bolero 60, Norman Estates 27, Serafina 12, Escada 10. 2002 alone produced 135 residences, a quarter of everything ever built here, the same year the Ritz-Carlton opened.

The trough, 2004 to 2011: 81 residences, 15%. The floor is visible in a single integer: one residence completed in the whole of 2010, fifteen to twenty-four months after the August 2008 filing.

Marquesa Royale was cut in half by the bankruptcy, exactly 24 units and 24 units. Its first recorded closings were on 9, 11, 15 and 17 September 2008, at $891,800 to $1,323,600, five to six weeks after the developer filed Chapter 11 (sale records at Collier County Official Records 4392/1099, 4393/289, 4393/2997, 4394/1376 and 4394/1380). Half the neighborhood was built then, and the other half waited four years.

Wave two, 2012 to 2015: 162 residences, 30%, the reorganized WCI finishing its own land. Esperanza’s first closings ran 24 to 31 July 2013 at $685,900 to $898,700; Esperanza II’s ran 26 to 30 September 2014 at $677,600 to $741,000.

WCI’s own June 2012 loan schedule settles who built the second wave. WCI still owned unbuilt land at Marquesa Royale, Marsala and Esperanza, precisely the three neighborhoods that account for 114 of the 162 residences in that wave. The same schedule lists “Esperanza at Tiburon, Tracts C and D, Tiburon Blvd. Extension” and a Tiburón sales office on Tract GC1-E, Pelican Marsh Unit Twenty (SEC, WCI 2013 Form S-1, Exhibit 10.2).

Build-out is complete, and it is provable

Across all eleven recorded records there are exactly three parcels coded vacant residential, and every one is an association-owned sliver assessed at $100. There is not one developer-held buildable lot left in Tiburón. The District corroborates it independently: at its July 2026 budget hearing the District stated that “the community is built out,” and the assessable ERU count is unchanged at 2,949 between FY2026 and FY2027.

Tiburón is fully built out. Every home in it is a resale. There is no builder inventory, no new-construction phase, and no remaining developer lot program. The only way to build new in Tiburón is to buy an existing home and replace it.

That has a direct consequence for buyers that this page would rather state than imply: in a fully built-out community, the 20 active listings are the entire supply. There is no phase releasing next spring.

What this section does not state

“Tiburón’s total acreage is not published here; no first-party or government acreage figure for the community was located. The golf land held by Tiburon Golf Ventures is measured and is stated where it appears.”

No golf acreage roll-up ships either. Two competing figures circulate, roughly 315 acres and roughly 371 acres, and they measure different parcel sets, so neither is published here. No builder is named for Castillo, Bolero, Ventanas I, Serafina or Escada, because the record names none.

Governance: Who Actually Governs Tiburón

Tiburón sits inside the boundary of the Pelican Marsh Community Development District, a unit of special-purpose local government created in 1993, and much of Tiburón is platted within the Pelican Marsh DRI and PUD. Tiburón is nonetheless its own gated community, with its own master association, its own club and its own resort inside its gates.

This is the most delicate section of this guide, and it is written to the record rather than to a summary of the record.

The relationship, stated exactly

“Tiburón lies inside the boundary of the Pelican Marsh Community Development District, a unit of special-purpose local government created under Chapter 190 of the Florida Statutes on 14 December 1993, whose recorded Notice of Establishment sits at Collier County Official Records Book 2585, Page 2901. Much of Tiburón is platted as part of the Pelican Marsh Development of Regional Impact and the Pelican Marsh Planned Unit Development, and the District’s own Engineer of Record put it on the record at a public board meeting in February 2017: ‘the area of Tiburon was part of the original Pelican Marsh PUD, and the DRI extends to the Marsala property on the other side… the DRI encompasses all the way from 41 to Livingston Road.’ There is no Tiburón DRI and no Tiburón PUD; the governing land-use instruments are Pelican Marsh’s. Tiburón is nonetheless its own gated community, with its own master association, a different Florida corporation from Pelican Marsh’s, its own private gates, its own golf club and its own resort inside those gates.”

The one-sentence form, for anyone who needs to carry it into a conversation with a lender or a title company:

“Tiburón is the golf-resort quadrant of the Pelican Marsh DRI and PUD, and it sits inside the boundary of the Pelican Marsh Community Development District, but it is its own gated community, with its own master association, its own club and its own resort. The ‘Pelican Marsh’ in a Tiburón title report is a taxing and platting fact, not a club or amenity fact.”

Tiburón was not carved out of Pelican Marsh. The record says the opposite: Tiburón was inside the original PUD footprint from the beginning, and the golf and resort program was layered onto it by later amendments. The Pelican Marsh PUD chain is eight ordinances: 93-27, 95-4, 97-79, 98-11, 99-33, 99-90, 02-71 and 16-25. The Municode copy carries seven because it predates 2016; the Collier Clerk’s later copy adds 16-25.

The proof, and it is a recorded plat name

“The cleanest single proof of the relationship is a recorded plat name: the Norman Estates neighborhood’s recorded subdivision name is ‘TIBURON THE NORMAN ESTATES AT PELICAN MARSH UNIT 23’, recorded at plat book 31, pages 43 and 44, the earliest Tiburón plat. It is simultaneously a Tiburón neighborhood and Pelican Marsh Unit Twenty-Three.”

What the District is not

“District counsel put the limit of the District’s authority on the public record in February 2017: ‘the CDD is not a master association, but a special purpose unit of local government. Under their charter, which is Chapter 190 of the Florida Statutes, the CDD does not have any zoning or permitting authority.’”

And on the question every golf buyer eventually asks, whether the District assessment is paying for the golf course:

“The recorded declaration for Marsala at Tiburon disclaims any District interest in the club in terms: the Club Facilities ‘are not Common Properties, the property of any community development district or the property of any other common interest association within Pelican Marsh.’ The District’s assessment does not pay for the golf course.”

The three practical consequences

“Tiburón owners vote in Pelican Marsh Community Development District elections. Five Supervisors are elected to four-year staggered terms by registered voters resident inside the District boundary, which includes Tiburón, and every meeting is open under Florida’s Sunshine Law.”

“Tiburón has no District office of its own. The board meeting that sets a Tiburón owner’s assessment and the staffing of the Tiburón gate is held on the Pelican Marsh side of Airport-Pulling Road, at the Pelican Marsh Foundation Building, on the third Wednesday of each month at 9:00 a.m.”

“The District’s own transponder rules confirm the practical separation in operative text: ‘Tiburon registered residential property tenants’ transponders will only work for the private gates of Tiburon.’ Tiburón has its own gates inside the District.”

The District’s board meets at the Pelican Marsh Foundation Building, 1498 Pelican Marsh Blvd. A Tiburón owner who wants to attend the meeting that sets their own assessment drives across Airport-Pulling Road to do it. The District’s budget is independently audited every year and its meetings are noticed under the Sunshine Law.

The checkable contrast that makes the whole relationship concrete

“Two communities inside one Community Development District buy different bulk television service from different carriers: the Foundation of Pelican Marsh states that its assessment includes bulk cable and internet from one provider, while Tiburón’s master association’s published description is basic cable from another. It is a small fact, and it is exactly the kind of thing that shows the two communities are separately governed inside one district.”

On the related question of Foundation membership, this page states the limit of the evidence rather than guessing past it:

“Tiburón has its own master association, its own gates and its own club inside the Pelican Marsh DRI and the Pelican Marsh Community Development District boundary. This page does not state whether Tiburón owners are members of the Foundation of Pelican Marsh; the Foundation’s amenities are a Pelican Marsh benefit rather than a Tiburón one.”

The governance tree, four layers deep

1. State of Florida
2. Pelican Marsh Community Development District, Chapter 190 special district
3. The Foundation of Pelican Marsh, Inc. on the Pelican Marsh side, and Tiburon Estates Homeowner’s Association, Inc. on the Tiburón side
4. Ten neighborhood associations

Alongside but outside the tree sit two entities that are frequently mistaken for governing bodies and are not: Tiburón Golf Club, a private club that is not automatic with a purchase, and The Ritz-Carlton Naples, Tiburón, a commercial hotel parcel that pays District assessment like any other parcel.

The master association, and what Florida’s corporate register actually says

This is the part of Tiburón’s governance that no other page states correctly, and it is stated here in the register’s own words and nothing beyond them.

“Tiburón’s governance as published in state records is a layered structure of active neighborhood-level associations. Every one of Tiburón’s ten neighborhood associations is active on the Florida Division of Corporations register, checked on 18 September 2026. The master-level entity named in older Tiburón documents, Tiburon Master Property Owners’ Association, Inc., Florida document number N97000007079, is recorded as inactive on that register as of the same date.”

“The master-level entity that the county’s own ownership records identify as holding Tiburón’s master common tracts, the roads, lakes and recreation tracts spanning three separate plats, is Tiburon Estates Homeowner’s Association, Inc., Florida document number N99000002699, which is active. Because association corporate status changes without notice, a buyer should confirm the current master association’s name and standing on the Division of Corporations register on the day it matters, and the statutory estoppel certificate will identify the association that is actually assessing the property.”

“Tiburon Golf Ventures Limited Partnership is active and is the entity that owns Tiburón’s golf land and does business as Tiburón Golf Club. It is not a homeowners association and has never been one, and the golf course has never been an association asset.”

To be precise about what is and is not being said: this page does not say Tiburón has no master association. Ten neighborhood associations are active, an entity holding master common tracts is active, and one historically named master entity is recorded inactive. The register’s word is INACT, that word is published here, and nothing is published beyond it. No reason is published for it anywhere, and none is speculated here.

The reason this framing holds up is that two independent record systems agree on the substance. Sunbiz establishes which corporations are active. The county’s own parcel-ownership records establish which entity actually holds the master common tracts: 2614 Tiburon Drive and a 1.32-acre lake in Pelican Marsh Unit 20, a 2.83-acre road tract and two recreation tracts in Tiburon Blvd East Extension, and a 3.36-acre road tract at 2562 Tiburon Blvd East in Pelican Marsh Unit 25. No sub-neighborhood association owns across three plats like that. The master association is identified here by what it holds rather than by what it is called, which is the honest way to write it when a historically used name is inactive on the register.

The ten neighborhood associations, all active

All ten were pulled individually from Sunbiz on 2 September 2026 and re-checked on 18 September 2026:

Tiburon Estates Homeowner’s Association, Inc., document N99000002699, was filed 28 April 1999 and is ACTIVE, its last substantive event an Amendment filed 2 September 2010, with a principal address care of KW Property Management and Consulting, LLC.

One small artefact worth publishing, because it dates the birth of Tiburón as a governed community to a single afternoon: TEHOA and Bolero’s original association were incorporated on the same day, one document number apart, N99000002699 and N99000002700. That is the developer’s lawyer filing the master and the first neighborhood together in April 1999.

Eight management companies, and what that costs a buyer in time

There is no single management company for Tiburón. There are eight. In four of the ten neighborhoods the address of record is a law firm or an accounting firm rather than a management company. No manager name and no association telephone number is published on this page, because management contracts change and because the numbers in circulation could not be corroborated against any primary source on 18 September 2026.

What ships instead is the consequence, which is what a buyer actually needs:

“A Tiburón purchase involves at least two separate association document requests, one from the master association and one from the neighborhood association, and they route to two different management companies in two different cities. In four of the ten neighborhoods the association’s address of record is a law firm or an accounting firm rather than a management company, which changes both the turnaround and the fee. Document review does not run from an on-site Tiburón office, so build lead time into the association-document review period.”

What this section does not state

“Pelican Marsh’s PUD was amended eight times between 1993 and 2016; the ordinance numbers are given here, not their contents. No ordinance text was retrieved.”

“Tiburón’s master declaration is recorded at Collier County Official Records Book 2579, Page 364; its terms are not restated here, because the instrument was not retrieved.”

No board size is published for the master association, because three numbers are in play, and no “one director per neighborhood” claim is made. No purpose is stated for any individual Pelican Marsh PUD ordinance, because no ordinance text was retrieved.

The Tiburón Fee Stack: Every Layer a Buyer Is Actually Billed

A Tiburón owner pays under five separate layers: Collier County property tax at 9.3696 mills, the Pelican Marsh CDD operating assessment of $1,879 per equivalent residential unit for FY2027 and a CDD bond assessment, both on nine of the ten neighborhoods (Marsala, outside the District, pays neither), a master association assessment, a neighborhood association assessment, and, optionally, club membership. Two of those layers publish no figure.

This section is the anchor of this guide. It states every layer, with its amount, its billing period, what it covers and its source, and where a figure is not published anywhere it says so in those words rather than estimating it or borrowing one from a neighboring community.

The five layers at a glance

Layer 1: the millage, decomposed

Millage area 47, tax year 2026, from the county’s int_taxing_authorities_history table read from the locally held bulk roll:

The municipal line is 0.0000 because Tiburón is in unincorporated Collier County, not the City of Naples. Buyers see “Naples, FL 34109” and assume the city. It is not the city, and the tax bill proves it.

Four things in that table are worth a buyer’s attention:

• Six-year trend: 10.9183 in 2021, then 10.4632, 9.8117, 9.5700, 9.5058 and 9.3696 in 2026. Down 1.5163 mills, or 13.9%, in every single one of six consecutive years.
• Millage area 47’s total is lower than 286 of Collier’s 314 millage areas, exactly 1.0000 mill below the countywide median area at 10.3696. The countywide range runs 8.2365 to 18.1755.
• North Collier Fire Control sits at exactly 1.0000 mill in every one of the six years from 2021 to 2026, the only authority in area 47 that has not moved at all. It is 75.4% of the “other” group and 10.6% of a Tiburón owner’s entire ad-valorem bill.
• Millage area 47 is not a Tiburón-specific taxing area and must never be described as one. It covers 7,173 Collier parcels across North Naples, including Village Walk, Wilshire Lakes, Tarpon Bay, Bridgewater Bay, Regent Park and dozens of others, and 38 different millage areas share the identical 9.3696 total. It is a composition code, not a community.

Say both halves or say neither. Over FY2025 to FY2027 the CDD per-ERU assessment rose 18.0% while the millage rate fell 13.9% over six years. A page that reports only the falling millage is spinning, and a page that reports only the rising CDD assessment is scaremongering. This page reports both.

Layer 2a: what the CDD operating assessment buys

The FY2027 adopted general fund is $5,809,000 across 2,949 equivalent residential units, which is the $1,879 per ERU (Pelican Marsh CDD FY2027 Adopted Budget, adopted at public hearing 15 July 2026).

Landscaping and access control together are $3,134,350, which is 54.0% of the entire FY2027 general fund. The honest answer to “what does the CDD assessment pay for” is that in a 54-cents-on-the-dollar sense, it pays for the gate and the grass.

Three details that do not appear anywhere else:

• $115 of every FY2027 District assessment goes to the US 41 gatehouse loan, a $300,000 commercial line of credit rather than a bond. The US 41 gatehouse is on the Pelican Marsh side. Tiburón residents pay $115 a year toward a gatehouse they do not drive through.
• The assessment base is broader than the houses. From the District’s July 2026 minutes: “The assessment base includes the three golf courses, the Ritz-Carlton hotel, and the Galleria shops, which receive separate bills based on the equivalent number of residential units assigned to their property types.” The 2,949 ERUs are not 2,949 homes.
• The ERU count did not move, 2,949 in FY2026 and 2,949 in FY2027, because the community is built out. There is no new-construction growth to absorb future cost increases. Every dollar of budget growth lands on the same 2,949 ERUs.

How it is collected, and why it is the one line you cannot negotiate. The District certifies its budget to the county by 15 September, and the assessment appears as a non-ad-valorem line on the November tax bill, due 1 April, collected under the uniform method of Chapter 197, Florida Statutes, with the usual early-payment discounts. The most common misunderstanding about CDDs is worth stating plainly: the District assessment is not an HOA bill, and it cannot be paid separately or skipped. It rides on the tax bill, and non-payment leads to a tax certificate on the property, which outranks an association lien. It is the one line in the entire stack a Tiburón owner cannot negotiate, defer or dispute with a board.

Layer 2b: the bond, and the single best governance fact about Tiburón

The District has issued four generations of debt. Series 1997A (Phase I) is paid in full. Series 2013 (Phase II) retired 1 May 2019. Series 2012 (Phase III) was advance-refunded and deemed paid in full on 30 September 2022. Series 2022 is outstanding, and Phase III is entirely Tiburón.

Which produces the sentence a Tiburón page can say and a Pelican Marsh page cannot:

Every dollar of debt the Pelican Marsh Community Development District still owes is secured by assessments on nine Tiburón neighborhoods, and it retires on 1 May 2031.

And the reverse, said in the same breath so that nobody reads the first sentence as a warning: a Pelican Marsh home outside Tiburón carries District operating assessment only, and no District bond debt at all.

Series 2022 terms, from the District’s FY2025 audited financial statements e-filed with the Florida Auditor General: issued 1 March 2022; original principal $3,460,000; purpose, to advance-refund the Series 2012; initial rate 2.41%; interest paid 1 May and 1 November; principal annually each 1 May; final maturity 1 May 2031; no debt-service reserve required by the indenture; redeemable at 102% of principal before 25 March 2025 and at par thereafter; outstanding principal $2,365,000 at 30 September 2025, against $2,740,000 at 30 September 2024. District total net position at FY2025 was $22,153,690, auditor Phillips Feldman Group, and the audit records that “There were no instances of non-compliance or material weaknesses noted.”

Amortisation to maturity, principal plus interest: FY2026 $385,000 and $56,997; FY2027 $390,000 and $47,718; FY2028 $400,000 and $38,320; FY2029 $410,000 and $28,679; FY2030 $415,000 and $18,678; FY2031 $365,000 and $8,797. Total $2,365,000 principal plus $199,188 interest, which is $2,564,189 of remaining debt service.

The District did not assess the bond per home equally. It assessed by bond designation, a product-type class. From the District’s own FY2019 budget under the Series 2012:

An Escada estate lot carried 3.08 times what a Castillo unit carried, on the same bond, in the same District, in the same year.

Reconciling FY2019 to FY2027 is good news for a buyer. Escada fell from $3,340.31 to roughly $2,532, about 24% lower, and the small-condominium class fell from $1,085.57 to roughly $833 to $853, about 22% lower, from the 2022 refunding at 2.41% plus seven years of amortisation. The relative structure is unchanged: Escada still pays about three times what a condominium unit pays.

Marsala is the only Tiburón neighborhood with no CDD bond debt. The nine Phase III neighborhoods are Escada, Norman Estates, Marquesa Royale, Esperanza I, Esperanza II, Bolero, Castillo, Ventanas and Serafina. Tiburón has ten neighborhoods. The tenth is Marsala, and it is absent from the bond schedule, because its declaration was recorded 24 August 2006 and its houses were built from 2007 to 2020, years after the Phase III bonds were sold, on land outside the original Phase III footprint.

Put in the terms a buyer comparing two Tiburón homes actually needs: a Marsala buyer pays no District assessment at all, neither the $1,879 per-ERU operating assessment nor any bond debt, because Marsala’s recorded declaration places it outside the District (OR 4094, Page 1788, Section III, recorded 24 August 2006), while a buyer in the other nine neighborhoods pays the operating assessment plus an annual debt-service assessment of roughly $833 to $2,532 until it retires on 1 May 2031.

Layers 3, 4 and 4b: the association assessments, and the two that publish nothing

“Tiburón’s master association does not publish its assessment amount. The figure is disclosed on the statutory estoppel certificate a buyer receives during the association-document review period.”

“Marsala publishes a $3,000 resale capital assessment, due from the buyer at closing, the only association fee figure published anywhere in Tiburón. No Tiburón association publishes its recurring assessment; each is disclosed on the statutory estoppel certificate for the specific property.”

“Florida law entitles a buyer to a statutory estoppel certificate that must disclose the current regular assessment and its frequency, any special assessment, and any transfer or capital-contribution fee payable on the sale. Two estoppels are needed for a Tiburón purchase, one from the master association and one from the neighborhood association, because they are separate corporations with separate assessments.”

“Pending and levied special assessments are disclosed per property on the statutory estoppel certificate.”

That is the whole published record on Tiburón’s association fees, and it is worth being blunt about what that means. Eleven Tiburón association assessments exist, one master and ten neighborhood, and exactly one figure among them is published anywhere: Marsala’s $3,000 resale capital assessment, from Marsala’s own HOA FAQ, retrieved 1 September 2026. Any page that prints a Tiburón HOA fee is printing a scraped figure from a third-party directory, a single listing’s entry for a single property, or a guess. This page prints none of them.

The record class that holds the real number is named instead: the statutory estoppel certificate for the specific property, which the buyer is entitled to and which discloses the current regular assessment, its frequency, any special assessment, and any transfer or capital-contribution fee.

Layer 2b, stated at its limits

“The District’s per-unit bond assessment varies by neighborhood by roughly three to one. The current figure for a specific home appears as a non-ad-valorem line on that parcel’s own Collier County tax bill.”

“Marsala is the one Tiburón neighborhood that does not appear on the District’s Phase III bond schedule; confirm on the specific parcel’s tax bill, which shows one CDD line rather than two.”

“The District’s FY2027 budget spreads $5,809,000 across 2,949 equivalent residential units at $1,879 each; how those units are allocated between homes, the resort, the golf courses and the commercial parcels is not published.”

“The Series 2022 bond’s official statement is not posted on EMMA; the terms given here come from the District’s audited financial statements, filed with the Florida Auditor General.”

“The FY2027 budget was adopted at the District’s public hearing on 15 July 2026.”

Layer 5: club membership, and what this page will and will not say

Tiburón Golf Club membership is optional and is not automatic with a purchase. That is the single most valuable fact in this layer and it is provable from Marsala’s recorded declaration.

On price, this page says exactly what the club says and nothing more:

“Tiburón Golf Club publishes membership privileges, not membership prices. As of 18 September 2026 the club publishes no initiation fee, no annual dues figure, no food-and-beverage minimum, and no cart or trail fee, not on its website and not in any of its three 2025 membership documents, so this page states only what the club itself publishes: that Medallion and Signature memberships are available to residents of Tiburón and Associate memberships only to non-residents; that of the Medallion initiation fee, in the club’s own words, ‘a portion of your initiation fee is refundable,’ while the Associate ‘membership initiation fee is nonrefundable’ and no refundability language is published for Signature at all. Current pricing is quoted by the club directly to a prospective member, and any fee figure circulating elsewhere for this club is unsourced.”

Two mutually contradictory sets of membership figures circulate for this club, and they differ from each other materially, which is itself evidence that neither is reliable. Both trace to real-estate marketing domains that this page does not cite. No initiation figure, no dues figure, no refundable percentage, no food-and-beverage minimum, no cart or trail fee and no member-count or cap figure appears anywhere on this page. The record class that holds the real number is the club’s own quote to a prospective member.

The worked example, and the instruction that goes with it

The median Tiburón residential parcel carries a 2026 just value of $1,534,650. Non-homesteaded, with taxable value approximately equal to just value:

• $1,534,650 × 9.3696 ÷ 1,000 ≈ $14,379 ad valorem
• plus the District operating line, $1,879
• plus a Series 2022 debt-service assessment of roughly $833 to $2,532 if the home is in one of the nine bond-obligated neighborhoods
• plus a master association assessment, not published
• plus a neighborhood association assessment, not published
• plus club membership, optional, not published

Now the reality check, which is why that arithmetic is a ceiling rather than a forecast. 44.5% of Tiburón parcels are homesteaded, and the measured mean 2026 total bill across the 539 residential parcels is $8,697,219 ÷ 539, or about $16,136. Per-neighborhood median total bill runs from $8,075 in Ventanas to $45,769 in Escada.

There is no single “the taxes are X” figure for Tiburón, and this page does not publish one. What ships is the millage, the per-neighborhood median total bill from the roll, and the reason the two do not multiply out: Save Our Homes caps, homestead exemptions, portability and the 10% non-homestead cap all drive taxable value well below just value on long-held homes.

What is bundled, and the one confirmed inclusion

Basic cable television is provided as part of the TEHOA quarterly assessment, supplied by Hotwire Communications under the brand Fision. Owners contract directly with Hotwire for enhanced television, internet and telephone (Marsala HOA’s own FAQ, retrieved 1 September 2026).

“Whether the community’s bulk television agreement includes internet is not published.”

What this section deliberately does not publish

No FY2025 per-ERU District assessment figure appears here: two sources differ by 3.8% and the signed levying resolution was not read. FY2026 at $1,725 and FY2027 at $1,879 are each confirmed twice and are unaffected. No estoppel turnaround time and no estoppel fee cap is published, because neither was established. No FY2027 District resolution number is published. No HOA fee figure from any listing, directory or aggregator appears anywhere in this section.

Working out whether a specific Tiburón home carries one CDD line or two, and what the two association assessments actually are, is transaction work. Call Marc at (239) 287-5873, or read how we represent buyers in Naples, and we will order both estoppels and read them with you.

Tiburón Sub-Village Inventory: The Ten Neighborhoods

Tiburón holds ten recorded residential neighborhoods, presented to buyers as nine named places because Esperanza was recorded in two phases and is one product. Six are condominiums created by declaration; four are platted single-family subdivisions under homeowners-association law. Together they hold 540 residences built between 1999 and 2021, and the community is fully built out.

The complete roster

Source: Collier County bulk property roll, tax year 2026 preliminary and certified, files dated 29 and 31 August 2026, measured 2 September 2026. All just-value and tax figures are county figures.

County square footage, and the denominator that ruins most comparisons

This table uses county fields. It is not MLS living area and it is never compared to the MLS $/sq ft figures in the market snapshot above.

BaseArea is the county’s base-structure field and is not a marketed “under air” figure. “Total adjusted area” includes garages, lanais, screen enclosures and other valued improvements, and runs roughly 21% larger than MLS living area on the same houses, which mechanically produces a lower dollar-per-square-foot. Where WCI’s own plan schedule gives a marketed number, Esperanza and Marquesa Royale at 3,130 and 3,152, it runs about 190 to 200 square feet above the county’s BaseArea. Treat those two figures as an inference read off a developer plan schedule, with the county BaseArea stated beside them, which is exactly how they appear here.

The reconciliations, published because they are the proof the inventory is complete

Most community pages assert a unit count. This one shows its work, because the arithmetic is the evidence.

• Residential units: the roster totals 540. The independent bulk-roll residential total is 539. The residual of one is explained rather than silently overwritten. A legal-description filter returns 43 Serafina homes; a recorded-subdivision filter returns 44, and the Serafina plat carries 44 consecutively numbered lots with a main residence on every one. This page carries 44 and 540, and states the one-parcel difference in the same breath.
• The 584-parcel denominator reconciles to zero. The eleven Tiburón records in int_subcondos total 578 units (102 + 82 + 60 + 61 + 48 + 48 + 55 + 42 + 42 + 31 + 7), plus three master common tracts sitting outside those eleven records, plus three commercial and golf parcels on the Tiburón street network at 2600, 2608 and 2610 Tiburon Dr, which is 584. Residual zero.
• Completeness was tested twice. Every one of the 7,173 Collier parcels in millage area 47 was enumerated and grouped by recorded subdivision, and every Collier parcel whose site street begins TIBURON, MEDALLIST, MARQUESA, ESCADA, BOLERO, ESTRELLA, CASTILLO, MARSALA, VENTANAS, SERAFINA or ESPERANZA was enumerated. No eleventh Tiburón residential neighborhood exists in Collier County.
• The eleventh recorded record is real and is not a neighborhood. TIBURON BLVD EAST EXTENSION (sub 660590, plat book 36, pages 23 to 24) is the parent plat from which several neighborhoods were carved, and Esperanza sits on its Tracts C and D. Its seven parcels are right-of-way, a county tract, four recreation and parkland tracts and one tourist-attraction tract. Zero housing. It belongs in the governance narrative, never as a place a buyer can buy in.

The names that are not Tiburón neighborhoods

• There is no Ventanas II. “VENTANAS” appears in exactly 84 of the county’s 298,249 legal-description rows, and every one of them reads “VENTANAS I AT TIBURON.” “VENTANAS II” returns zero in the legal table, zero in the subdivision register and zero in the street index. All three buildings sit inside the single SubCondo 687230. Some listings write “Ventanas II” meaning building B or C. There is no separate Ventanas II.
• Villa Grande is in Grandezza, Estero, Lee County, with zero Collier records. Avellino Isles is section 5-49-26, ZIP 34119, millage area 145. Cordoba at Lely Resort is section 27-50-26, ZIP 34113, millage area 53, and there is also a Cordoba Circle inside Villages of Monterey at section 2-49-25 in ZIP 34109, the same ZIP as Tiburón, in millage area 133. That last pair is the clean demonstration that a shared ZIP code is not a membership test. Falcon’s Glen is sections 34-50-26 and 27-50-26, ZIP 34113, millage area 245. None of them is in Tiburón.
• On naming: the neighborhood is Ventanas at Tiburón; the county’s recorded name is Ventanas I at Tiburon and the association is Tiburon Mid-Rise Neighborhood Association, Inc. The neighborhood is Escada at Tiburón and the association is Escada at Tiburon Homeowners Association, Inc.; “Escada Estates” is the variant a buyer sees on the tax bill and in District documents, and no corporation of that name exists.

What actually makes each neighborhood different

Castillo at Tiburón, 102 units, the largest. Recorded as four sequential declarations: Castillo I at Official Records 2909/1802, Castillo II at 2910/1299 (restated at 5509/3295), Castillo III at 2987/346 and Castillo IV at 3097/320, merged corporately on 12 March 2007 and consolidated by the county under one subdivision number. Castillo IV was carved physically out of the Serafina plat, which is why Castillo owns two parcels inside Serafina. It is also the slowest-moving tier in the current market: 8 of Tiburón’s 20 active listings against 9 closed sales in twelve months. Median closed price $1,265,000 on n=9, odd (MLS, 18 September 2026). Read the full Castillo at Tiburón guide for the floor-by-floor sales, the building-by-building flood map and all four recorded declarations.

Ventanas at Tiburón, 82 units, the only mid-rise. It is the only Tiburón address reachable under $500,000 on the county roll, with a minimum 2026 just value of $454,200, and it has the lowest homestead share in the community at 20.7%. 82 units across three buildings, A with 27, B with 28 and C with 27, and ten fifth-floor units community-wide rather than three per building (the fifth floor runs 501 once, 502 three times, 503 twice, 504 once, 505 twice and 506 once). The widely repeated “81 units with three penthouses per building” is wrong on both counts. Median closed price $902,500 on n=4, even (MLS, 18 September 2026). Read the full Ventanas at Tiburón guide for the unit-by-unit plan mix across its three five-story buildings, every recorded resale, the building-by-building flood map and why there is no Ventanas II.

Bolero at Tiburón, 60 units, the oldest housing in Tiburón. Built 1999 to 2000 in 20 buildings of 3 units, with 6.01 acres of association common ground at 2620 Estrella Ct, the streets, grounds, pool and clubhouse around its buildings, held as one association tract rather than a separate amenity parcel. One sale in the trailing twelve months, at $1,275,000, which is a transaction rather than a market rate.

“Bolero’s buildings are three storeys with one residence per floor, per its association and its published per-floor plans, but each holds three homes, and both of Florida’s milestone-inspection and structural-reserve laws exclude a three-family dwelling with three or fewer habitable stories, so whether those laws apply to Bolero is unsettled; no public record settles it.”

Height alone does not settle whether Florida’s milestone-inspection and structural-integrity-reserve regime applies: both laws exclude a “three-family” dwelling with three or fewer habitable stories, which describes each three-home Bolero building, and no public record settles it. An earlier reading of the county parcel numbering suggested one storey; the association’s own description and its per-floor plans settle it at three. Bolero is 60 units in 20 buildings, built 1999 to 2000, on 6.01 acres of association common ground. Our full Bolero at Tiburón page covers every sale, the floor plans and the association documents.

Marsala at Tiburón, 56 homes, and genuinely a different place. It sits in section 31-48-26, the only Tiburón neighborhood east of Livingston and the only one in Range 26, wrapped by the Black course rather than the Gold. It is 75% homesteaded and only 12.5% out-of-state, the reverse of the condominium tier. It is zoned to North Naples Middle rather than Pine Ridge. It carries no CDD bond line. It is the only association in Tiburón publishing any fee figure, the $3,000 resale capital assessment. WCI’s own SEC exhibit names its four plans: SF70-115 Treviso, SF70-116 Palacio, SF75-114 Cortez and SF75-215 Estrella. Median closed price $3,500,000 on n=5, odd, the highest in Tiburón (MLS, 18 September 2026). Read the full Marsala at Tiburón guide for the lot-by-lot flood map, the recorded $3,000 resale capital assessment, the four WCI plans and why Marsala sits outside the CDD.

Esperanza and Esperanza II, 90 units across two recorded phases, one product. Buildings 1 to 7 and 8 to 15 are one continuous numbering series across two separately recorded declarations, with byte-identical WCI plan schedules, built 15 months apart, medians within $100,000 of each other, and the MLS carries one value for both. They are nonetheless assessed differently on the District’s bond schedule, Villa II at $1,580.29 against Villa III at $1,941.90 in FY2019, which is a real dollar difference between two halves of what a buyer experiences as one neighborhood. Combined median closed price $2,150,000 on n=4, even (MLS, 18 September 2026), and zero active listings today. Read the full Esperanza at Tiburón guide for both recorded phases building by building, the shared Mid-Rise cost formula, the FEMA letters and every recorded resale.

Marquesa Royale at Tiburón, 48 units, and the most interesting pricing fact in the community. It is architecturally identical to Esperanza, the same WCI shell code SH6P, the same plans 3130 and 3152, the same stacking, and it is valued 29% to 37% higher on the same floor plan on the county roll. 48 units on a private street that serves nothing else. Cut exactly in half by the developer’s Chapter 11, 24 units closing in September 2008 and 24 waiting four years. Median closed price $2,450,000 on n=5, odd (MLS, 18 September 2026). Read the full Marquesa Royale at Tiburón guide for the two WCI plan generations, the bankruptcy-era price record and what the premium over Esperanza really is.

Serafina at Tiburón, 44 homes, the most internally uniform neighborhood in Tiburón. All 45 main-residence records carry county quality code RC-25, and it has the smallest single-family lots in the community at a 0.18-acre median, which is the honest counterweight to Escada and Marsala. Its common areas are owned by Pelican Marsh Community rather than by its own association. Two sales in the trailing twelve months, at $2,550,000 and $3,500,000, too thin to read as a market rate, and one of those two was the only sale of 32 that closed above list. Read the full Serafina at Tiburón guide for the four WCI plans, the lot-by-lot flood reading and the Castillo IV carve-out from the Serafina plat.

Escada at Tiburón, 31 homes, fewest units and highest everything. $45,769 median 2026 total bill, 0.62-acre median lots at 3.4 times Serafina’s, county improvement quality code 6 on 32 of 33 structures, and the highest CDD bond line in the community at roughly $2,532. 31 homes on two dead-end streets, built out over twenty years from 2002 to 2021 under the lot-sales program WCI introduced in 2001. Two sales in the trailing twelve months, too thin for a median. Two of the 20 current active listings are here, and they are the top of Tiburón’s asking range.

“Whether Escada is separately gated within Tiburón is not stated here; the recorded plat is consistent with a second gate but does not establish one.”

Read the full Escada at Tiburón guide for every recorded sale since 2001, the lot-by-lot flood and frontage record, the 2009 restated declaration and the club clause.

The Norman Estates at Tiburón, 27 homes, all on Medallist Lane, with nothing else on that street. It carries the highest documentary authority in the community: WCI’s March 2002 Form 424B4 prospectus states “27 villas priced from $1.2 million to $1.4 million,” and the county roll agrees exactly, 27 for 27. It holds the earliest Tiburón plat, book 31, pages 43 to 44, and the oldest association, filed 21 December 1998, whose state corporate record shows no amendment although eight amendments and restatements are recorded at the Collier County Clerk. It is also the one recorded name in the community containing “Pelican Marsh.” Two sales in the trailing twelve months, at $2,700,000 and $2,825,000, too thin for a median. The Norman Estates at Tiburón has its own full page covering every sale, the neighborhood’s own gate and the recorded covenants.

What this section does not state

“Castillo’s recorded declaration gives its upper two homes private elevators as limited common elements; Esperanza, Marquesa Royale and Bolero have shared building elevators, and at Esperanza and Marquesa Royale the one elevator per building opens into each residence’s own vestibule.”

“WCI Communities developed Tiburón; the builder of record for several of its earlier neighborhoods is not named in any public record examined here.”

A builder is named on this page only where a record names one: WCI for Esperanza, Esperanza II, Marquesa Royale and Marsala, from WCI’s own plan and collateral schedules, and Norman Estates at Tiburón Limited Partnership for The Norman Estates. No builder is named for Castillo, Bolero, Ventanas I, Serafina or Escada.

Which neighborhood is the right one

That question has a different answer for a full-time resident, a seasonal owner and an investor, and the roster above is arranged so the answer is derivable rather than asserted. A buyer who wants neighbors year-round is looking at Marsala, Escada and The Norman Estates. A buyer who wants a lock-and-leave with the lowest entry price in the community is looking at Ventanas. A buyer who wants the shortest odds of finding inventory this month is looking at Castillo, which holds 8 of the 20 active listings.

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

Selling in Tiburón? Your neighborhood’s numbers are not the community’s numbers, and pricing a Castillo unit off a Marsala comparable is how listings sit for 156 days. Get a free home valuation or Call Jesse direct at (239) 898-6072.

Subdivisions of Tiburón: Our Nine Neighborhood Guides

Tiburón is ten recorded neighborhoods under one master association, and we have published a full guide to each of them, with every recorded sale, the governing documents, flood status building by building and the rules that decide a purchase. Esperanza I and II share one guide. Start with the neighborhood that matches the home you want.

• Castillo at Tiburón: 102 condominium residences in 34 three-storey buildings, one home per floor, built 2001 to 2003.
• Ventanas at Tiburón: WCI's mid-rise condominiums of 2002, the most affordable way into Tiburón, sharing the Mid-Rise association with Esperanza.
• Escada at Tiburón: 31 custom estate homes on the largest lots in Tiburón, a median of 0.62 acre.
• Marsala at Tiburón: 56 detached homes on the Black Course east of Livingston Road, the one neighborhood outside the Pelican Marsh CDD.
• Esperanza at Tiburón: 90 residences in 15 three-storey WCI buildings from 2013 to 2015, the newest housing in Tiburón.
• Marquesa Royale at Tiburón: 48 residences in eight three-storey buildings on a private lane beside the Ritz-Carlton Golf Resort, with their own gate and pool.
• Serafina at Tiburón: 44 two-storey WCI homes on Tiburón's smallest single-family lots, with association lawn and basic pool care.
• The Norman Estates at Tiburón: 27 zero-lot-line villas on Medallist Lane, the oldest detached homes in Tiburón, beside the clubhouse and outside the staffed gatehouse.
• Bolero at Tiburón: 60 one-per-floor condominiums in 20 three-storey buildings from 1999 and 2000, the oldest condominiums in Tiburón.

What Is Tiburón Golf Club, and Is Membership Required to Own a Home Here?

Tiburón Golf Club is a semi-private club at 2620 Tiburón Drive, managed by Troon since 2016 and owned through Tiburon Golf Ventures Limited Partnership, a Host Hotels & Resorts subsidiary. The club publishes three membership categories and their privileges in detail. It publishes no initiation fee, no dues figure and no cart fee anywhere.

Membership is optional, and that is the answer to the question buyers ask first

Buying a home in Tiburón today does not obligate the buyer to join Tiburón Golf Club. That is not an inference. It is written down, in the association’s own words, and it is worth quoting exactly.

The Marsala association’s own FAQ, citing its recorded Declaration §17, states: “Membership in the Tiburon Golf Club is not a requirement of owning a home in Marsala, nor does your homeownership automatically provide you with a membership.” The Declaration itself is blunter. Marsala Declaration §17.1: “No Owner or any other person has any right, easement or other use or ownership interest in the Club or the Club Facilities as the result of owning any Site, Residential Unit or other property within Pelican Marsh.” (Marsala at Tiburón Declaration, recorded Collier County Official Records Book 4094, Page 1788; association FAQ retrieved 1 September 2026.)

Two independent records corroborate the separation from the other direction:

• The club sells a category to people who do not live here. The Associate membership is, in the club’s own eligibility line, “only available to non-residents of the Tiburón® community.” A club that sells memberships to non-residents is a club whose membership is not welded to a deed.
• The Pelican Marsh Community Development District treats the two as separate statuses in its own gate system. The District’s transponder policy lists “Bay Colony or Pelican Marsh golf club member” as an eligibility class standing alongside owners and tenants, not inside them.

There is one historical qualifier, and it matters only for understanding the community’s paperwork rather than for a resale today. On the original purchase from the developer, membership was mandatory. Marsala Declaration §17.3: “Each initial purchaser of a Residential Unit… shall be obligated to acquire a Signature Membership at the closing of the purchase of the Residential Unit… The Signature Membership may not thereafter be separated from the Residential Unit unless it has been resigned or terminated.” That obligation ran to the first buyer from WCI. It does not run to a buyer purchasing a resale from a private seller.

“Club membership is optional and not automatic in Marsala, proven from Marsala’s recorded declaration and the association’s own FAQ. The other nine Tiburón neighborhoods’ declarations were not retrieved, confirm per neighborhood against the recorded declaration or the statutory estoppel.”

Who owns the club, and why that is a real-estate fact rather than trivia

Tiburón Golf Club, 2620 Tiburón Drive, Naples, FL 34109. Main line 239-593-2200; golf shop 239-593-2201 (club’s own site, 2026-09-18).

The club and the golf land are held by Tiburon Golf Ventures Limited Partnership, Florida Division of Corporations document number B98000000435, a Delaware limited partnership filed in Florida on 1 July 1998, status ACTIVE, principal address 4747 Bethesda Avenue, Suite 1300, Bethesda, Maryland. Host Hotels & Resorts has owned the golf company outright and continuously since 1 September 2011, when Host acquired WCI’s remaining 51% interest for $11 million. The entity still appears in Host’s subsidiary exhibits in the Form 10-K filed 25 February 2026 (Host FY2011 and FY2025 Forms 10-K; Sunbiz, retrieved 2026-09-18).

The consequence is the part a buyer should hold on to. The golf courses are not an association asset and never have been. Marsala’s own recorded declaration defines the operator as “Tiburon Golf Ventures Limited Partnership, a Delaware limited partnership, doing business as Tiburón Golf Club.” No Tiburón homeowners association owns, controls or can assess for the golf course. A Tiburón owner is not a part-owner of a golf course, is not exposed to a golf-course capital call, and does not vote on what happens to it.

“The golf courses are owned by Tiburon Golf Ventures Limited Partnership, not by any homeowners association, and have never been an association asset. Whether recorded restrictions limit their future use is not established here.”

Troon has managed the club since 2016, under Troon Golf and Troon Privé branding across the club’s collateral. The club’s published membership contact is Chad Nigro, 239-593-2216, [email protected].

Semi-private, and the club has become more open rather than less

Tiburón describes itself, in its own About Us copy, as “The semi-private club…”, and three routes onto the tee sheet exist at the same time: members, resort guests on Stay and Play packages, and outside public play through the club’s own dynamic-pricing booking engine.

That is a change inside the last decade, and it is documented rather than remembered. LINKS Magazine, 2018, following Troon’s arrival in 2016: “Access to Tiburón used to be available only to members and guests at the Ritz-Carlton Naples; however, the course is now open to outside play.”

The clubhouse is 27,000 square feet, Mediterranean in style, with three dining rooms, private member locker rooms and lounges, and a golf shop.

The three membership categories, and the eligibility split that surprises people

The club publishes three categories. The eligibility line is the first thing to read, because it divides the community from everyone else in both directions.

Source: Tiburón Golf Club’s own 2025 membership privilege PDFs, published on the club’s site, re-verified 2026-09-18.

Three readings of that table are worth making explicit.

1. Signature is a shoulder-and-summer golf membership, not a year-round one. The club publishes Signature golf as May through October only, at a reduced rate. Anyone describing Signature as full-year golf access is describing something the club does not publish.
2. The booking windows invert in a way nobody expects. Medallion and Associate members book 60 days out. The general public books 30 days out through the club’s own engine. A Signature member books 10 days out, a shorter window than a member of the public gets. The offsetting fact is that Signature plays in the months the public competes for least, and at a member’s reduced rate.
3. The Associate category is itself the proof that residency and membership are decoupled. You can live inside the gates without being a member, and be a member without living inside the gates.

One change over time is worth stating, because the recorded documents and the club’s current publishing do not match. The 2006 recorded declaration recites two categories, Medallion and Signature. The club publishes three today. The third category came later; the declaration was not rewritten to follow it.

What every membership includes, verbatim from the club’s own documents

All three categories publish the same core privilege set:

• Members-only Fitness and Health Club
• Beach services (see the beach section below for exactly what that does and does not mean)
• Dining at Sydney’s Pub
• 20% discount on Golf Shop merchandise
• Preferred access to the Tiburón Golf Academy
• Access to the Tiburón Tennis Academy with four Har-Tru® courts
• Complimentary access to The Reservoir, the water experience at the resort
• Preferred reservations at The Ritz-Carlton, Naples, and preferred reservations plus charging privileges at The Ritz-Carlton Naples, Tiburón
• Charging privileges at the Golf Shop, Sydney’s Pub and the Ritz-Carlton Naples resorts
• Access to The Vault, an indoor sports simulator with pool table, darts and a full bar
• The Member Concierge Program
• Tournament access, in the club’s own words: “Member and guest passes for the LPGA CME Group Tour Championship, Grant Thornton Invitational, and Chubb Classic. Passes will allow access to the member only grandstand located on the 18th green.”

On food and beverage, the club publishes a 20% discount, not a minimum. Medallion: “20% discount on food and beverage at Tiburón Golf Club including alcohol, excludes alcohol at the The Ritz-Carlton Naples, Tiburón.” Associate: “20% discount at all food and beverage outlets, Tiburón Golf Club includes alcohol. Excludes alcohol at Ritz Carlton Naples, Tiburón.” Signature adds “20% discount on food and beverage at The Ritz-Carlton, Naples, Tiburón excluding alcohol.”

The transfer mechanic, and the 30-day deadline that sits before closing

This is the most valuable transactional fact on this page, it appears on no MLS sheet, and it has a deadline attached that runs before the closing date rather than after it.

Marsala Declaration Article 17, recorded at Official Records Book 4094, Page 1788, verbatim:

“…Signature Memberships issued to Owners of Residential Units shall be transferable to the subsequent purchaser or transferee of the Residential Unit. Such transfer may occur only under the following conditions: (a) the selling or transferring Owner must be current on all obligations owed to the Club and in good standing… (b) the selling or transferring Owner must resign their Signature Membership effective as of the date of sale… (c) the purchasing owner must apply for a transfer of Signature Membership a minimum of thirty (30) days prior to the date of closing… and (d) the purchasing or transferring owner must be approved for a transfer… Upon such a transfer, the purchaser or transferee shall not be required to pay the then current membership fee… In the event an Owner who is selling… does not arrange to transfer their Signature Membership… the Signature Membership shall be deemed resigned as of the date of the closing… and the member shall not be entitled to a refund of the membership fee, dues or other fees paid to the Club.”

In plain language: a Tiburón home may come with a transferable Signature Membership already attached to it, and a buyer can take that membership over without paying the club’s current membership fee, but only if the buyer applies to the club at least 30 days before closing, is approved, and the seller is in good standing. If nobody arranges the transfer, the membership is deemed resigned at closing and it is simply gone, with no refund to anyone.

Read that last clause again. The membership does not revert to the seller. It is not refunded to the seller. It evaporates. A transaction that reaches the closing table without anybody having raised the membership question has destroyed an asset that belonged to one of the two parties, and neither of them gets paid for it.

“Whether a particular Tiburón home carries a transferable membership is not a published fact, it is established for the specific property during the transaction, and Marsala’s recorded declaration sets a 30-day transfer application window, so it is raised at least thirty days before closing.”

Sellers, read that clause as a pricing fact rather than a formality. A transferable Signature Membership that a buyer can assume without paying the club’s current membership fee is worth something to that buyer, and it is worth nothing to anybody if it is allowed to lapse at the closing table. Establishing whether your home carries one, and raising it early enough to be transferred rather than resigned, is listing work. Get a free home valuation or Call Jesse direct at (239) 898-6072.

This is contract-timeline work, not amenity research. If you are buying in Tiburón, the membership question belongs in the first week of the contract, not the last. Call Marc at (239) 287-5873, or read how we represent buyers in Naples.

What the club charges, and why this page publishes no number

“The club publishes privileges, not prices: no initiation fee, dues, food-and-beverage minimum, cart fee or trail fee is published by Tiburón Golf Club as of 18 September 2026. Published green fees for public play range from $99 to $500 per player under dynamic pricing, plus a $40 rider fee.”

Four supporting sentences complete the picture, and each is the club’s published position rather than ours:

“The club publishes only that ‘a portion of your initiation fee is refundable’ for a Medallion membership, it does not publish the percentage, the payout trigger, the position in the resale queue or the timing.”

“Whether Tiburón’s memberships are equity or non-equity is not published by the club.”

“The club does not publish a membership cap, a member count, or whether a waiting list exists.”

“Tiburón is a semi-private club: members book 60 days ahead (10 days for Signature) and the public books 30 days ahead through the club’s own booking engine. How the tee sheet is apportioned between members and resort guests is not published.”

The record class that holds the real number is named rather than guessed at: the club’s own written quote to a prospective member. The club’s membership office produces it on request, and it is the only document that carries a current figure.

What this section does not state

“Whether tenants get any club access is not published by the club.”

No initiation fee, no annual dues figure, no refundable percentage, no food-and-beverage minimum, no cart fee, no trail fee, no transfer fee, no capital assessment, no guest fee, no locker fee, no equity or non-equity characterisation, no waiting list and no member count appears anywhere on this page, because the club publishes none of them. Two mutually contradictory sets of membership figures circulate for Tiburón, differing from each other by tens of thousands of dollars on initiation alone, which is itself the evidence that neither is reliable. Both trace to marketing domains this page does not cite.

The Golf at Tiburón: Two Greg Norman Courses, the Gold and the Black

Tiburón Golf Club plays thirty-six holes across two Greg Norman courses, The Gold, opened in 1998, and The Black, opened in 2001. Both carry Norman’s stacked sod wall bunkers, coquina shell waste areas and no conventional rough. The Gold hosts two LPGA-sanctioned events; the Black hosts the PGA TOUR Champions Chubb Classic.

The two courses, side by side

Source: Tiburón Golf Club’s own course pages and printed scorecards, re-verified 2026-09-18.

One detail in the Black’s renovation history is worth keeping, because it is a storm fact as much as a golf fact. The Black was under renovation when Hurricane Irma crossed Collier County in September 2017, and it reopened in January 2018, only a few days behind schedule.

Course ratings and slopes, published only where the club’s own records agree

The Gold’s numbers are safe to publish because the club’s website table and its printed scorecard match each other exactly.

Gold Course, men: Gold 76.0 / 137 · Black 73.1 / 132 · Black-White 70.9 / 127 · White 69.6 / 121 · White-Blue 68.4 / 116 · Blue 67.5 / 115 · Lavender 64.6 / 108. Gold Course, women: Blue 73.2 / 130 · Blue-Lavender 71.3 / 122 · Lavender 69.6 / 119.

The Black is a different situation.

“The club’s website and its printed scorecard publish different course ratings and slopes for the Black; only the figures that agree across both are given here.”

The figures that agree, and therefore the only ones published here, are Black-White 70.8 / 138 and White-Blue 69.3 / 123, together with the totals 6,949 yards and 3,975 yards. No single settled rating and slope pair for the Black appears on this page, because the club’s own two records do not produce one.

“The club publishes TifEagle greens on the Black Course; it does not publish the Gold Course’s greens grass.”

The design signature, and the local rule that makes it real

The club’s own description: “Tiburón golfers enjoy unique stacked sod wall bunkers, coquina shell waste bunkers and the absence of conventional rough. Following Norman’s philosophy of maximizing the natural allure of the land, each element has been carefully integrated to produce a pleasing atmosphere in which to appreciate the finer aspects of the game.”

The coquina shell is not decoration, and the proof is printed as the first local rule on both scorecards: “Coquina shell waste areas are considered through the green and should be played as such. Players may ground their clubs in these areas.” At Tiburón the shell waste is not a bunker. A player may ground the club in it and take a practice swing. That is the club’s own printed rule, which is the strongest sourcing available for a playing characteristic.

Two further design facts: the stacked sod bunker faces are synthetic turf, and both courses have been a Certified Audubon Cooperative Sanctuary under Audubon International since 2001.

On awards, this page publishes one, and it is dated and first-party rather than atmospheric. The Gold Course was named 2025 Florida Celebration® Golf Course of the Year, an award made to the course and its maintenance crew and announced at the Florida Turfgrass Association Conference held 30 September to 2 October 2025.

What public play at Tiburón actually costs

Tiburón is semi-private, so a non-member can play it. The club prices the tee sheet dynamically and publishes a range rather than a rate card.

Verbatim from the club’s own Dynamic Pricing page, re-verified 2026-09-18: “Rates Range from $99-$500 per player.” Published alongside it: a $40 rider fee for any non-playing guest riding on the course, a 30-day public booking window, guidance that earlier booking generally yields lower prices, and the club’s own definition of what it is doing, “rates changing constantly in real time, based on the demand of the consumer.”

No fixed seasonal rate card is published. Any single green-fee figure quoted for Tiburón will be wrong within days, which is why this page publishes the range and names the method instead of picking a number out of it.

Both courses are open and in play as of 18 September 2026. No closure notice, renovation notice, grow-in notice or temporary-green notice appears anywhere on the club’s golf pages, and public tee-time booking remains live through the club’s own booking link.

Three professional tournaments a season, confirmed live on 18 September 2026

Tiburón hosts three professional tournaments a year, all at the club, which is a rarity for a single 36-hole property.

Recent results, for the buyer who wants to know what the courses have actually produced: the 2025 CME Group Tour Championship was won by Jeeno Thitikul of Thailand at 26 under par, her second consecutive title, for the $4 million first-place prize. The 2025 Grant Thornton Invitational was won by Lauren Coughlin and Andrew Novak at 28 under par.

Three corrections belong here, because each is circulating and each is wrong.

• The Grant Thornton Invitational is not discontinued. It is on the 2026 calendar at Tiburón, on the Gold Course, 11 to 13 December 2026, verified 18 September 2026.
• The Chubb Classic is played on the Black Course, not the Gold. At least one mainstream write-up assigns it to the Gold and the error has propagated widely.
• The Chubb Classic came to Tiburón in 2021, not 2022. The club’s own About Us page carries the wrong year. The 2021 event was the Black Course’s first use in professional play. The tournament describes itself as “the longest-standing PGA TOUR Champions event held in one metropolitan area.”

On the Chubb Classic’s dates there is a published inconsistency worth stating rather than smoothing over: the tournament’s own site header reads “Feb. 9-15” while its detailed schedule and countdown give 8 to 14 February 2027. Treat 8 to 14 February 2027 as the tournament week, with the competition days in the back half of it.

“Tiburón hosts three professional tournaments a season. The District’s own records show event staging licensed along Vanderbilt Beach Road and Livingston Road and the use of certain District streets; what tournament week means day to day for a resident is not on any public record.”

Practice, the academy and the caddie programme

Published by the club: a driving range, a putting green, the 27,000 square foot clubhouse, rental clubs, the Tiburón Golf Academy, lessons, spikes allowed, a “Kids Golf For Free” programme with terms not published, Golf Club Shipping through a Ship Sticks partnership, Mental Game Coaching, and The Vault, the indoor simulator space with pool table, darts and a full bar.

The academy’s philosophy, in its own words: “we believe everyone can reach their fullest potential with their golf game. In order to do so, you need coaching, a process, and training.” It publishes three pillars, Coaching (a team of coaches rather than a single instructor), Process (a physical screening assessment first), and Training (short game, full swing, mental approach, on-course management). Junior programming runs through Operation 36, and the academy participates in the Troon Junior Club.

On caddies the club publishes exactly one sentence, and this page publishes exactly that sentence: “Tiburón caddie services run from November 1st through April 30th.” The caddie season is 1 November to 30 April. Caddies are not available May through October.

“The club publishes a caddie season of 1 November to 30 April; caddie fees, gratuity guidance and the walking policy are not published.”

“These are the last rates the golf academy published, a 2021 rate card, still the live link as of September 2026, and are not necessarily current.”

Under that label, and only under it: Lead Instructor hour, guest $225, member $180, junior $150; half hour $145, $115 and $90.

What this section does not state

This page does not state that Tiburón is walkable, and it does not state that it is cart-only, because the club publishes neither. It does not assert a short-game area, a practice bunker complex, a range tee count, a chipping green or indoor teaching bays beyond The Vault, because none of those is published. It publishes no single green fee, for the reason given above. And it takes no position on whether any tournament is leaving Tiburón: a District minute recording that “it is the final tournament” is genuinely ambiguous between the final event of a season and the final event ever, so neither reading ships. What ships is the verified 2026 to 2027 three-event calendar.

If the golf is why you are looking at Tiburón, the membership question and the house question are one question. Call Marc at (239) 287-5873, or read how we represent buyers in Naples.

Does Tiburón Have a Marina, Boat Slips or Dockage?

Tiburón has no marina, no boat slips and no dockage. The community sits three and a half to nearly five miles inland from the Gulf of Mexico, entirely east of US 41, and no Tiburón parcel fronts navigable water. Boating from Tiburón means a marina elsewhere in Collier County.

Why the answer is no, measured rather than asserted

This section exists because the question gets asked, and because a community guide that simply leaves boating out forces every reader to guess at the reason for the silence. The reason is geography, and it is measurable.

• Tiburón’s western edge, at Bolero, is roughly 3.4 statute miles from the Gulf beach. Its eastern edge, at Marsala, is roughly 4.7 miles. The community lies entirely east of US 41, by 2.1 to 3.4 miles (computed from Census-geocoded coordinates, 2 September 2026).
• Every Collier County parcel in the eleven recorded Tiburón records was enumerated. The non-residential parcels are roads, lakes, preserves, recreation tracts, golf tracts and the hotel. No marina parcel, no dock parcel and no boat-storage parcel exists inside Tiburón (Collier County bulk property roll, int_parcels, tax year 2026 preliminary).
• The lakes inside Tiburón are stormwater and irrigation water bodies, managed by the Pelican Marsh Community Development District and the associations. Escada’s recorded plat carries a named “Lake 26” within Tract GC. None of them is navigable water, and none connects to the Gulf.

“Tiburón is an inland community with no marina, no boat slips and no dockage of its own, and no published boat, RV or trailer storage. Whether a Tiburón association permits a boat or trailer at a home is set by that neighborhood’s own recorded declaration and rules; only one of the ten publishes its vehicle rules.”

What a boat owner buying in Tiburón actually does

Nothing on this page should be read as implying water access through the club or through the resort, because neither provides any. What Tiburón offers instead is proximity to the water rather than frontage on it:

• Vanderbilt Beach is about 3.9 road miles, straight west on the road the community fronts, with no turn off Vanderbilt Beach Road required.
• Club members receive published beach services, which means beach transportation and towel service and not a boat, a slip or a beach club. The detail, including the club’s own capitalised disclaimer, is in the beach section below.

A buyer who keeps a boat is buying dockage separately, somewhere else in Collier County, and is doing it as a second transaction with its own rules. The one thing not to assume is that a Tiburón association will let the boat or its trailer sit at the house. Nine of the ten Tiburón associations publish no vehicle rules at all, and the rule that governs is the one in that neighborhood’s own recorded declaration.

Working out what a specific Tiburón neighborhood’s declaration permits is document work, and it is work we do before you write an offer. Call Marc at (239) 287-5873, or read how we represent buyers in Naples.

Beach Access at Tiburón: What an Owner Actually Gets

Tiburón is an inland community about three and a half miles from the Gulf. Vanderbilt Beach is roughly 3.9 road miles straight west on Vanderbilt Beach Road. Tiburón Golf Club members receive published beach services; the club’s own collateral states in capitals that members do not have access to the beach resort’s pool, sundeck or beach facilities.

The distances, measured

Measured 16 September 2026, door to door from an address inside the gates.

Two notes on that table. Clam Pass Park is further south than Delnor-Wiggins Pass but fewer road miles away, because Seagate Drive runs directly west while the route to Delnor-Wiggins goes north first. And the Vanderbilt Beach measurement uses the county parking garage at 280 Vanderbilt Beach Road rather than the address Collier County Parks publishes for the park itself, 100 Vanderbilt Beach Road, which returns no match from both the Census geocoder and Nominatim. The two points are a few hundred feet apart. This page says “about 3.9 road miles to the Vanderbilt Beach parking garage,” or “just under four road miles,” and claims no precision it cannot measure.

What club members get at the beach, and what they do not

The club publishes “BEACH SERVICES” as a privilege of all three membership categories. Elsewhere in its own collateral the club describes that as “members-only beach transportation and towel service” and “beach transportation and lunch service.”

Then the club publishes this, in capital letters, in its own membership documents:

“CLUB MEMBERS DO NOT HAVE THE RIGHT TO USE OR ACCESS THE SWIMMING POOL, SUNDECK, BEACH FACILITIES OR OTHER FACILITIES AT THE BEACH RESORT NOR THE RIGHT TO USE THE HEALTH CLUB FACILITIES AT THE GOLF RESORT.”

That sentence settles the most-mangled fact set about this community, and it is the club’s own, not ours. Membership at Tiburón buys transportation to the beach and a towel. It does not buy the beachfront Ritz-Carlton’s pool, sundeck or beach facilities, and it does not buy the golf resort’s health club.

The resort-side access that does exist is contractual and revocable, and the club says so. The pool, sundeck, tennis courts and beach transportation “are being offered to Members… pursuant to agreements with Troon, owners, tenants, affiliates and management of The Ritz-Carlton, Naples… and the Golf Resort,” and the Golf Resort “may modify or discontinue providing hotel amenities and services to members at any time without notice.” The “heated outdoor pool with sundeck” that appears in the club’s resident-privilege copy is the golf resort’s pool, on property inside the gates, and it too sits under that revocability clause.

The sentence that separates ownership from membership

A Tiburón homeowner who is not a club member has no published entitlement to any resort amenity. The Reservoir, beach services, preferred reservations and charging privileges are documented as membership benefits. None of them is documented as a residency benefit.

“Access to the resort’s amenities runs through club membership, not through home ownership; no published homeowner access right exists, and the club’s own collateral expressly excludes the beach resort’s pool, sundeck and beach facilities and the golf resort’s health club.”

The resort’s own complimentary daily shuttle, which runs from The Ritz-Carlton Naples, Tiburón to the beachfront Ritz-Carlton, Naples, about 10 minutes and 3.0 miles, is included in the resort’s $60 daily resort fee. That is a hotel-guest benefit. It is not a homeowner benefit, and this page does not present the resort fee’s inclusions as anything an owner receives.

What this section does not claim

Tiburón does not have a private beach. Tiburón does not come with deeded beach access. Tiburón does not come with the Ritz beachfront. What Tiburón has is just under four road miles of straight-west driving to public Gulf sand, on the road the community already fronts, and, for members only, transportation and a towel at the end of it.

Racket Sports at Tiburón: Four Har-Tru Courts, and No Pickleball

Tiburón plays tennis on four Har-Tru courts, which the club’s membership documents call the Tiburón Tennis Academy and the resort calls The Mouratoglou Tennis Center, Patrick Mouratoglou’s first signature tennis centre in Florida, launched in early summer 2024. Tiburón publishes no pickleball facility of any kind.

The tennis, and the two names for it

The court count comes from the club rather than the resort, and that provenance matters. The club’s own 2025 membership PDFs name “the Tiburón Tennis Academy with four Har-Tru® tennis courts.” That is the published count, and it is the only published count.

The Mouratoglou Tennis Center is the resort’s name for its tennis operation on the same property. It is on Har-Tru clay, it is Patrick Mouratoglou’s first signature tennis centre in Florida, it launched in early summer 2024, and it serves “both resort guests and members.” Its booking page is headed “Exclusively for Tiburón Members.” The resort publishes no court count at all.

Coaching is delivered by coaches trained in the Mouratoglou Method, across camps, private lessons, leagues and retreats. Access to the Tiburón Tennis Academy is a published privilege of all three club membership categories.

“The club’s membership documents publish four Har-Tru courts and the resort publishes The Mouratoglou Tennis Center on the same property; whether these are the same four courts is not stated by either source, and no tennis fee is published.”

One further qualification belongs with the tennis, and it is again the club’s own language. Tennis-court use sits inside the same revocability clause as the resort amenities: if the Golf Resort changes the use of the tennis-court land, “the Club Members’ use of these tennis courts shall terminate, but the Club shall construct comparable tennis courts upon nearby Club property.” The obligation to replace the courts is written down. The specific courts are not guaranteed to stay where they are.

Pickleball at Tiburón: a stated absence

“Tiburón publishes no pickleball facility. The nearest pickleball venue either the club or the resort names is off property.”

This is verified as an absence across every first-party source, the club, the resort and Host Hotels, and it is stated here rather than left to inference because pickleball is now among the first amenity questions a Naples buyer asks. Tiburón has no pickleball courts. The only pickleball venue either the club or the resort references anywhere is the USOP National Pickleball Center at 3520 Thomasson Lane, Naples, which the resort lists under off-property local attractions.

A buyer for whom pickleball is a requirement should know that before touring, not after. It is exactly the kind of thing a community page ought to say out loud.

What this section does not state

This page does not assert that the Tiburón Tennis Academy’s four Har-Tru courts and The Mouratoglou Tennis Center’s courts are the same four courts, because neither the club nor the resort says so. No tennis fee, court fee, clinic rate or academy rate appears here, because none is published.

Fitness and Spa at Tiburón: Two Gyms, and the Spa That Is Not Here

Tiburón has two separate fitness facilities: a members-only Fitness and Health Club at the golf club, included in all three membership categories, and the resort’s own guest fitness centre, open 7 a.m. to 7 p.m. The full Ritz-Carlton Spa is not at Tiburón, it is at the sister beach resort, three miles away.

Which facility is which, and who may use it

The club’s Fitness Center Manager and personal trainer is Jodi Ziajka, an ACE Certified Personal Trainer and Group Fitness Instructor holding SCW Water-in-Motion, Mat Pilates, Menopause Fitness Specialist and Aging Adult Specialist certifications, Yoga Alliance RYT 500, Aqua Yoga, and ACA/WPA Level 1 stand-up paddleboard certification.

The distinction that the club’s own disclaimer forces

The two gyms are not interchangeable, and the club’s capitalised disclaimer draws the line: club members do not have “the right to use the HEALTH CLUB FACILITIES AT THE GOLF RESORT.”

So: the members-only Fitness and Health Club at the club is a membership privilege. The resort’s fitness centre is a hotel-guest amenity. They sit on the same property, inside the same gates, and they are two different facilities with two different entitlements. Any copy that merges them into “residents enjoy the resort’s fitness center” is wrong on the club’s own published terms.

The destination spa is a stated absence

There is no full destination spa at Tiburón. What is on property is the resort’s Massage and Facial Center, which operates out of the Massage and Fitness Center by appointment, and the club’s own massage and physical-therapy amenity. The Ritz-Carlton Spa, Naples, the full spa with its treatment suites and its Spa Boutique, is at the beachfront resort 3.0 miles away, and the Tiburón resort’s own website lists it under nearby things to do rather than among its own amenities.

That is a real distinction for a buyer choosing between Naples communities on amenity depth, and it is stated here plainly rather than blurred by the word “spa” doing double duty.

What this section does not publish

“The club publishes these amenities but not their rates.”

That disclosure covers club personal-training fees, The Vault’s private-booking rates, Stay and Play pricing, Reservoir cabana and day-bed pricing, tennis fees, and the terms of the “Kids Golf For Free” programme. The club and the resort publish all of those as amenities, or as images a machine cannot read, and none as a price.

“The club publishes a Pool page under its amenities; it does not publish that pool’s hours or whether it is members-only.”

Dining at Tiburón, and the Ritz-Carlton Inside the Gates

The Ritz-Carlton Naples, Tiburón stands inside the community’s gates at 2600 Tiburón Drive, 295 rooms including 38 suites, owned by Host Hotels & Resorts and operated by Marriott. Host built it as a ground-up development and opened it in January 2002. Club members hold preferred reservations and charging privileges at its restaurants.

The resort as a real-estate object, not a brochure line

The Ritz-Carlton Naples, Tiburón, 2600 Tiburón Drive, Naples FL 34109, +1 239-593-2000, Marriott property code RSWGR. Owner: Host Hotels & Resorts, Inc. (NASDAQ: HST), a lodging real estate investment trust, holding through HMC NGL LP. Operator: The Ritz-Carlton Hotel Company, L.L.C., a wholly owned subsidiary of Marriott International.

The resort was not bought. It was built, by Host Marriott, as a ground-up development. Host’s own transaction table records the entry “January 2002”, “Development of the 295-room Ritz-Carlton Golf Resort, Naples” and the figure “(75)”, a development cost of approximately $75 million. Host’s audited Schedule III in the FY2025 Form 10-K carries “Date of Completion of Construction: 2002” with “Date Acquired” left blank, which is the accounting signature of a self-developed asset. Any source giving the opening as 2001 is repeating a pre-opening target rather than the event.

295 rooms, 38 suites, 63,000 square feet of meeting space. Check-in 4:00 p.m., check-out 11:00 a.m., minimum check-in age 18, smoke-free.

The widely circulated “450-room” figure belongs to a different hotel. The beachfront Ritz-Carlton, Naples, at 280 Vanderbilt Beach Road, is 474 rooms and 92 suites after a 2023 renovation that added 57 suites. The club’s own About Us page still carries the stale 450 figure. The resort inside Tiburón’s gates is the 295-room one.

The property was rebranded on 1 December 2022, from The Ritz-Carlton Golf Resort, Naples to The Ritz-Carlton Naples, Tiburón. General Manager Jenny Piccione announced it, with the stated rationale of “a fresh name that encompasses a broader resort experience” because the property had “become more than a destination for golfers.” Older quotations that use the former name are reproduced on this page only with their dates attached.

What the owner’s own books say the hotel is worth, and the number it is not

Two figures exist for this hotel and they measure different things. Both are published here, and neither is restated as the other.

Host Hotels Schedule III, at 31 December 2025, in US dollars millions: unencumbered; initial cost land $22 and buildings $10; subsequent costs capitalized net $113; gross at 31 December 2025 land $22, buildings and improvements $123, gross total $145; accumulated depreciation $79; depreciation life 40 years.

Collier County’s 2026 preliminary roll just value for the same 13.12-acre hotel parcel: $114,499,393.

$145 million is historical cost on a REIT’s balance sheet. $114,499,393 is a county assessor’s just value. They are different measures of different things and neither is the hotel’s market price.

The renovation window, published verbatim, with no completion date invented

“The resort publishes a ‘May 18-September 2026’ renovation window covering guest rooms, the lobby, select dining and a new event space; it publishes no day-level completion date and no further programme.”

The resort’s own overview page publishes the window under the heading “A Sanctuary Reimagined: May 18-September 2026,” re-verified on 18 September 2026. The published scope is refreshed guest rooms, lobby and select dining, plus the new Swaying Palm event space, a 2,700 square foot ballroom. The published guest-facing impacts are adjusted arrival, periodic noise and no balcony access, and the resort adds that “Signature experiences remain open with continued access to The Ritz-Carlton, Naples.”

The resort is open throughout the window. It is not closed, and this page does not say it is. What the resort does not publish is a day-level completion date, so this page gives none, and any claim that the work completes in October 2026 is not the resort’s published position.

The forward capital programme, and the number everyone gets wrong

Host’s FY2025 Form 10-K, filed 25 February 2026, discloses that in 2025 Host agreed with Marriott to a second transformational capital programme across four properties over four years, one of which is The Ritz-Carlton Naples, Tiburón, expecting to spend between $300 million and $350 million through 2029, with Marriott providing operating-profit guarantees of approximately $18 million to offset the expected business disruption.

The $300 million to $350 million is for all four hotels combined through 2029. Host does not break it out by property. Anyone writing “$300 million is being invested in the Ritz-Carlton Naples, Tiburón” is wrong, and this page does not.

Both halves of what that means for an owner belong in the same paragraph. A lodging REIT committing to a multi-year, Marriott-cofunded reinvestment in the resort at the centre of this community, with operating-profit guarantees written specifically to cover the disruption, is a strong forward signal about the asset at Tiburón’s core. It also flags construction activity inside the gates across the 2026 to 2029 window.

Where you actually eat

At the resort, as the resort publishes it on 18 September 2026: Palmera, Ria, Fenrose and Café Fenrose. Palmera is the evening venue, coastal menus built on Gulf Coast harvests, citrus, heirloom tomatoes, herbs and local seafood. Fenrose is refined French breakfast traditions and egg dishes. Café Fenrose is an all-day market. Ría is Latin-American-inspired and poolside.

The club’s 2025 membership PDFs still name an older venue set, Lemonía, Ría and Bella Vista. The club’s collateral has not been updated to the resort’s current lineup, and this page does not present those names as current dining.

At the golf club: Sydney’s Pub, an upscale pub serving American comfort food under Chef Jason Pierce, with a grouper sandwich, a burger, salads, flatbreads and sharable starters, a lounge and a bar terrace with course views. Dining privileges at Sydney’s Pub are a membership benefit in all three categories.

The Reservoir, the resort’s water experience, is a 61,000 square foot waterpark with a 600-foot lazy river, three waterslides, a kids pool with splash pad and a private pool with cabanas, open 9:00 a.m. to 6:00 p.m. daily. Club members of all three categories receive complimentary access.

Two access facts that get conflated with membership and are not membership:

• The Ritz-Carlton Club Lounge is not a membership benefit. It requires a Club-level room booking or a $600 daily access pass, subject to availability, and Marriott Bonvoy elite status does not confer access.
• The $60 daily resort fee is a hotel-guest charge, not a homeowner charge. It includes daily Reservoir access with two lazy-river floats for two guests, daily access to Audubon Corkscrew Swamp Sanctuary for two, daily driving range access at Tiburón for two, daily resort bicycle rental, the daily shuttle to The Ritz-Carlton, Naples, daily beach chairs and one umbrella at the beach resort for two, and enhanced high-speed internet. Valet parking is published separately at $40.00 daily. The resort fee includes the driving range. It does not include a round of golf.

For a full evening out beyond the gates, the nearest district is Mercato, 2.5 road miles and about 6 free-flow minutes away, an open-air dining, retail and cinema district at Vanderbilt Beach Road and US 41, and the closest by a wide margin.

What this section does not publish

“No resident or member access terms, rates, or enrollment details for the resort are published on the resort’s own site.”

“The resort’s own page publishes two different pet fees; the figure is therefore not restated here.”

No Stay and Play package pricing appears here, because none is published. No EV charging claim is made for the resort: the resort’s own FAQ states that it has none, and the third-party charger listings that circulate appear to pre-date the repositioning. The beachfront resort’s retail, The Gallery and Sundry Shop, the Haberdashery and The Spa Boutique, belongs to that property and is not attributed to Tiburón.

This lineup is time-sensitive. The dining roster above is the resort’s published position on 18 September 2026, inside a renovation window that covers select dining. Re-verify on the day of publication.

A resort, three tournaments and 540 homes in one gated community is a specific kind of ownership, and it is not for everyone. If you are weighing it, call Marc at (239) 287-5873, or read how we represent buyers in Naples.

Tiburón’s Storm Posture: Twenty-One Years and Five Named Hurricanes

Tiburón sits three and a half to nearly five miles inland, entirely east of US 41, on natural ground averaging about 12.9 feet NAVD88. Across twenty-one years and five named hurricanes, Wilma, Irma, Ian, Helene and Milton, no primary source places storm-surge inundation at Tiburón’s position. The exposure here is wind and rainfall.

The geography that settles the question

Two measurements do most of the work in this section, and both are reproducible.

Distance inland. Tiburón’s western edge, at Bolero, is roughly 3.4 statute miles from the Gulf beach. Its eastern edge, at Marsala, is roughly 4.7 miles. The whole community lies east of US 41 by 2.1 to 3.4 miles.

Ground elevation. Measured from the USGS 3D Elevation Program point query service, 1-metre data, acquisition 1 September 2018, which is post-Irma and pre-Ian LiDAR, reported in NAVD88, the same vertical datum as FEMA’s base flood elevations and therefore directly comparable without conversion. Tiburón’s natural ground runs about 10.5 to 14.8 feet NAVD88, with almost every residential sample between 11.9 and 14.8 feet. Excluding one lake reading, the residential mean across 18 sample points is roughly 12.9 feet NAVD88. For a Southwest Florida coastal county, that is high ground.

The record, storm by storm

The wind qualifier almost nobody publishes

A buyer who reads “112 mph gusts in Naples during Ian” is reading a number that was not recorded at anything like a Tiburón roofline. NWS Miami, verbatim: “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 three highest Ian gust readings in Collier County all came off instruments mounted on tall coastal buildings, the Naples Grand, Kalea Bay and the airport tower. Rooftop anemometers on Gulf-front high-rises do not measure what a two-storey house three and a half miles inland experienced.

Irma is the honest counterpart, and it is a better sentence than a rounder one would be. The station nearest Tiburón recorded a 112 mph gust and then the instrument broke. The true peak at Tiburón was therefore higher than 112 mph and lower than the 142 mph measured seven miles south at a mesonet site near Naples Airport. This page says what the instrument did rather than pretending to a figure it cannot support.

Saying it fairly, because Ian was a real and expensive event

Nothing in this section should be read as a claim that Hurricane Ian was mild in Collier County. It was not. The city of Naples alone sustained $989 million of Ian damage and unincorporated Collier County $948 million, for a county-wide total of about $2.2 billion, with 33 buildings destroyed and 3,515 sustaining major damage.

The correct claim is not “Ian missed Naples.” The correct claim is that Ian’s surge, which caused the deaths and the catastrophic losses, was a coastal and near-bay phenomenon that the National Weather Service itself bounded at US 41, and Tiburón is two to three miles east of that line. Tiburón’s Ian exposure was wind and rain, not surge.

The geography of the five Collier County deaths shows how narrow the killing zone was. Three of the five were surge drownings, two in the Sandpiper Street and Palm Street area south of Tamiami Trail, about a third to a half mile east of Naples Bay, and one in the Moorings about half a mile inland from the beach. Every surge death in Collier County during Ian occurred within roughly half a mile of open water. Tiburón’s nearest point to the Gulf is over three miles.

One qualifier on the Wilma record, and it is a housing-stock qualifier

Wilma pre-dates most of Tiburón’s housing. Standing in October 2005: Bolero, The Norman Estates, Castillo, Ventanas and part of Serafina. Not yet built: Marquesa Royale, Esperanza, Esperanza II, all of Marsala and most of Escada. Any claim about how Tiburón performed in Wilma applies to fewer than half the homes that are there now.

The 2026 season to date

The entire 2026 Atlantic season to date contains two named systems, Tropical Storm Arthur, 16 to 18 June 2026, and Tropical Storm Bertha, 19 to 24 July 2026. No hurricane has formed in the Atlantic basin in 2026 to date. On 18 September 2026 the National Hurricane Center’s page read “There are no tropical cyclones in the Atlantic at this time.”

No named storm affected Collier County between 2 September 2026 and 18 September 2026.

The bottom line, in the words this page will stand behind

“In the twenty-one years and five named hurricanes covered here, no primary source places storm-surge inundation at Tiburón’s position. Every documented Collier surge event has been bounded by the National Weather Service or the U.S. Geological Survey at the coast, the bays, the rivers, or US 41. Tiburón’s real hurricane exposure is wind and rainfall.”

“This page gives the storm record for the location, the tracks, the measured distance inland and the ground elevations, not a claim about damage to any Tiburón building, which is not on any public record examined here.”

This page does not say Tiburón is safe from hurricanes. That is not a defensible claim about any address in Florida. What it says is that the surge geography is measured, sourced and consistent across five storms, and that a buyer evaluating storm exposure at Tiburón should be evaluating wind and rainfall rather than inundation from the Gulf.

FEMA Flood Zones at Tiburón, Village by Village

Tiburón is not one flood zone. Measured point by point against FEMA’s National Flood Hazard Layer, Tiburón contains three designations, AH, AE and X, and the split runs through individual neighborhoods rather than between them. Castillo holds both AH and X inside one recorded condominium. Flood zone here is parcel-specific.

The governing map, and the reason Tiburón sits on four panels

The effective map is the 8 February 2024 countywide Digital Flood Insurance Rate Map, study 12021C. Four FIRM panels touch Tiburón, and they do not share an effective date:

The reason a single gated community spans four panels is geometric rather than administrative: the panel grid lines fall at longitude −81.75000 and latitude 26.25000, and both run straight through Tiburón.

New and material, re-verified 18 September 2026. Collier County’s preliminary countywide FIRM entered a 90-day appeal period on 19 August 2026, with a target effective date of Summer 2027, qualified by FEMA’s own note, “Date subject to change, pending completion of appeal review process.” Preliminary FIRMs cannot be used for insurance rating. The published milestone chain is: preliminary FIRM released 20 March 2025 · Flood Risk Community Open House 17 June 2025 · 90-day appeal period begins 19 August 2026 · new FIRM effective, target Summer 2027.

Until that new map takes effect, the 8 February 2024 DFIRM is the map that rates a Tiburón policy, and the zone in the table below is the zone that governs.

The measured table, sub-village by sub-village

Every row below is a direct point-in-polygon query against National Flood Hazard Layer 28, at a geocoded address or a measured street coordinate.

Marsala is the only Tiburón sub-village with homes on a flood map not revised since 2012: 42 of its 56 homes are on panel 12021C0401H, and the other 14 are on 12021C0194J and 12021C0382J (FEMA National Flood Hazard Layer, September 2026). Every other sub-village sits on a panel revised 8 February 2024, either 12021C0194J or 12021C0382J; which of those two governs a specific address is confirmed per parcel on FEMA’s Map Service Center.

The headline nobody else is publishing

Two Tiburón condominium sub-villages a few hundred yards apart read very differently on the flood map. Marquesa Royale returned “Area of minimal flood hazard” at every sample point. Esperanza is split building by building: on panel 12021C0194J 12 of its 15 building footprints touch the high-risk zone and buildings 14 and 15 are entirely Zone X (FEMA National Flood Hazard Layer, September 2026). They are the same WCI shell, the same floor plans, built four to six years apart. At Marquesa Royale no building is in the high-risk zone; at Esperanza the lender’s requirement depends on the building and on FEMA letters LOMA 12-04-4195A and LOMR-F 13-04-6253A, which remove parts of the land.

Base flood elevations, and the datum trap

From National Flood Hazard Layer 16 base flood elevation lines, in feet NAVD88:

Across the whole community the base flood elevation runs 10.0 to 11.5 feet NAVD88, clustering at 10.0 to 11.0. A Tiburón finished-floor elevation comfortably above about 11.5 feet NAVD88 is above the base flood elevation everywhere in the community.

These are NAVD88 figures, not NGVD29. Collier County’s older documents and some elevation certificates use NGVD29, and in this area an NGVD29 reading runs roughly 1.2 to 1.4 feet higher than the NAVD88 value for the same physical point. Never compare an NGVD29 certificate directly to a NAVD88 base flood elevation. That single error has produced more false “we are above the BFE” conclusions in Collier County than any other.

Zone AH is the good kind of Special Flood Hazard Area, and the Marsala paradox explains why

FEMA’s own definition of Zone AH is an area of shallow flooding, ponding, with average depths of one to three feet, for which base flood elevations are determined. It is a Special Flood Hazard Area, and mandatory purchase applies inside it. But it is not a velocity zone, it is not coastal high hazard, and it is not riverine floodway.

No part of Tiburón returned V, VE or any coastal high-hazard designation at any sample point. There is no wave-velocity zone in Tiburón.

That sets up the most counter-intuitive fact in this section. Marsala has the highest measured natural ground in Tiburón, 13.7 to 14.8 feet NAVD88, three to five feet above the 10.0 to 10.5 foot base flood elevation that applies there. It is simultaneously the sub-village where 49 of 56 address points read Zone AH on FEMA’s effective maps (our overlay, September 2026).

Those two facts are not in conflict. Zone AH is a ponding zone. It is drawn where shallow water can accumulate during a 1% annual chance rainfall event, and its mapped extent follows the drainage basin rather than the pad height of individual houses. High ground inside a basin that ponds is still inside the zone.

Four of Tiburón’s Letters of Map Amendment, each of which removed structures from the flood zone

All four carry COMMUNITYNAME “COLLIER COUNTY”, community identification number 120067:

In every one of those cases FEMA determined that the structure sits above the base flood elevation and removed it from the Special Flood Hazard Area, even though the lot remains partially inundated on the map.

All four carry REVAL_STAT = "Not incorporated." The determination was not folded into the subsequent map revision, which means it does not appear as a zone change on the current FIRM, and the buyer or the lender must produce the letter itself. This is exactly the kind of document that gets lost between successive owners, with the result that an unnecessary flood premium is paid for years on a structure FEMA has already removed from the zone.

Practical instruction, and it is specific. For a home in Castillo, Marsala, Escada or The Norman Estates, establish whether a Letter of Map Amendment is on file before accepting a lender’s flood determination at face value. The four case numbers above are among the ones to ask for by name: Marsala also has LOMAs 13-04-3370A and 13-04-5566A, which with 13-04-6908A cover 47 of its 56 lots, Esperanza has LOMA 12-04-4195A and LOMR-F 13-04-6253A, Escada has 19-04-1292A and Marquesa Royale has 12-04-4196A.

Letters of Map Revision: none. National Flood Hazard Layer 1 returned zero features across the entire Tiburón envelope. No LOMR has revised the effective map over Tiburón.

Two nearby LOMR-Fs are frequently mis-attributed to Tiburón and are not Tiburón parcels: 23-04-3362A (3255 Vanderbilt Beach Road, 10 May 2023) and 16-04-1486A (3520, 3530 and 3540 Sandalwood Circle and 3511 Vanderbilt Beach Road, 22 January 2016). They sit in the same section as Marsala, but they carry Vanderbilt Beach Road addresses.

What this section requires every buyer to do anyway

“Tiburón is not one flood zone, the split runs through neighbourhoods, so flood zone is parcel-specific. The effective map is the 8 February 2024 countywide DFIRM; a revised countywide map entered its 90-day appeal period on 19 August 2026 and is targeted to take effect in Summer 2027. Preliminary flood maps cannot be used for insurance rating. Check the specific parcel on FEMA’s Map Service Center viewer.”

“The zone table on this page is dense sampling across the community, not a parcel-by-parcel determination. Several neighbourhoods are split, and every buyer needs a site-specific determination for the address they are buying.”

“Four Letters of Map Amendment have been issued within Tiburón; whether a particular home is covered by one, and whether the county holds an elevation certificate for it, is a property-specific question answered from the county’s floodplain file for that address.”

No flood-insurance premium for any property appears on this page, because premiums are quote-specific to the structure, its elevation and its coverage.

Flood zone at Tiburón is an address-level question with a five-figure answer attached. Before you write an offer, call Marc at (239) 287-5873, or read how we represent buyers in Naples, and we will run the parcel against the effective map and look for the LOMA.

Insurance at Tiburón: Flood, Wind, Master Policy and the Post-Surfside Regime

Insurance at Tiburón turns on four things: which flood zone the specific parcel falls in, which Florida Building Code edition the home was permitted under, whether the building is a condominium inside Florida’s post-Surfside milestone and reserve regime, and, for condominium owners, how much loss-assessment coverage sits on the unit-owner policy.

The Community Rating System discount, and the part everyone gets wrong

Collier County has participated in FEMA’s Community Rating System since October 1992 and maintains a Class 5 rating, which gives eligible National Flood Insurance Program policies a 25% discount. Community identification number 120067. CRS classes run from 10, meaning no discount, to 1, meaning 45%, in 5% steps.

Two qualifications matter more than the headline number.

The 25% applies more widely than many buyers are told. Under FEMA’s current NFIP pricing, the CRS discount is applied to the full-risk premium for all Regular Program policies in a participating community, including policies outside the Special Flood Hazard Area. What differs by zone is the premium the discount is taken from: the AH parts of Tiburón, Marsala, Esperanza and the AH buildings of Castillo, Serafina and Ventanas, start from a higher full-risk premium than the Zone X sub-villages.

Class 5 is unincorporated Collier County’s rating. Tiburón is unincorporated Collier County. The City of Naples is a separate NFIP community with its own CRS class, and its number does not apply here.

Two Collier County rules that are live renovation constraints, not paperwork

Collier County requires new machinery, air conditioners and generators, to be elevated to base flood elevation plus one foot. That is a local freeboard requirement above the NFIP minimum, and it bites on any equipment replacement.

The 50 percent rule applies in Zones VE, AE, AH and A. If the cost of an improvement, or of repairing damage, equals or exceeds 50% of the building’s pre-improvement market value, the structure must be brought into compliance with current elevation requirements.

Read that against the flood table above and it stops being abstract. The 50 percent rule is a live constraint for the AH homes and buildings of Marsala, Esperanza, Castillo, Serafina and Ventanas, and it does not apply in the Zone X sub-villages. For a 2001-era Castillo villa in the AH portion, a major remodel can trip the 50 percent rule. The identical villa three hundred yards south-west, in Zone X, cannot. Two units in one condominium, two different renovation regimes.

Collier County’s own resources are publishable and free to use: Flood Info Hotline (239) 252-2942 · [email protected] · collier.gov/floodinfo · flood map viewer at collier.gov/floodmap · letter-of-map-change information at collier.gov/lomc. The county will confirm whether it holds an elevation certificate on file for a specific structure, which is a concrete, free step and one that almost no community page tells a buyer exists.

Wind mitigation, and why the form itself changed this year

Florida statute makes mitigation a rateable fact rather than a courtesy. §627.0629(1), Florida Statutes, requires a residential property rate filing to “include actuarially reasonable discounts, credits, or other rate differentials… for properties on which fixtures or construction techniques demonstrated to reduce the amount of loss in a windstorm have been installed or implemented,” across wind uplift prevention, roof strength, roof covering performance, roof-to-wall strength, wall-to-floor-to-foundation strength, opening protection, and window, door and skylight strength.

And critically: “Credits, discounts, or other rate differentials… for fixtures and construction techniques that meet the minimum requirements of the Florida Building Code must be included in the rate filing.” Meeting the code is itself a rateable mitigation credit.

The instrument that captures all of it is Form OIR-B1-1802, the Uniform Mitigation Verification Inspection Form. A revised version, OIR-B1-1802 (Rev. 04/26), took effect on 1 April 2026, and inspections conducted on or after that date must use the revised form, which adds categories and specifies the documentation required for each entry. Inspections must be certified by a qualified inspector under §627.711(2), and photographs are required.

The concrete action: any Tiburón buyer should ask the seller for a current OIR-B1-1802 on the 04/26 revision, and any Tiburón seller whose form pre-dates April 2026 should expect the buyer’s carrier to want a new one.

Build era mapped to code edition, because that is what a carrier actually prices

Florida Building Code effective dates, from the Florida Building Commission’s own chart: 2001 FBC, 1st edition, 1 March 2002 · 2004 FBC, 2nd, 1 October 2005 · 2007 FBC, 3rd, 1 March 2009 · 2010 FBC, 4th, 15 March 2012 · 5th Edition (2014), 30 June 2015 · 6th Edition (2017), 31 December 2017 · 7th Edition (2020), 31 December 2020 · 8th Edition (2023), 31 December 2023.

The trap that separates a real page from a copied one: the code edition is set by the date the permit was applied for, not by the year the county records as “year built.” A building completed in 2002 was almost certainly permitted in 2000 or 2001, and is therefore a pre-Florida-Building-Code structure.

“Code editions are mapped from year built; the permit application date, which actually governs which code edition applied, is not published in the county roll.”

Collier County is not in the High Velocity Hurricane Zone. The HVHZ under the Florida Building Code is Miami-Dade and Broward counties only. Any claim that Tiburón was built to HVHZ standards is false, and none appears here.

“No prevalence figure for impact glass at Tiburón is published, and none is given here. Opening protection is one of the categories a wind-mitigation inspection verifies on the specific home.”

Condominium insurance structure, because six of the ten neighborhoods are condominiums

§718.111(11), Florida Statutes requires every condominium association to carry adequate property insurance “regardless of any requirement in the declaration,” with replacement cost determined by an independent appraisal or an update at least once every three years.

The exclusion list is where the money goes, and buyers never read it. The master policy must exclude all personal property within the unit or the limited common elements, and floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, water filters, built-in cabinets and countertops, and window treatments located within the unit boundaries and serving only that unit. The statute’s own words: “Such property and any insurance thereupon is the responsibility of the unit owner.”

Three further provisions decide real money at Tiburón:

• An association may also carry flood insurance on common elements, association property and units. Note the word may. This is why “the association covers it” is not an answer to the flood question. Whether a given Tiburón association carries flood at all, and whether its flood limit reaches the units, has a different answer in each of the six condominiums.
• Deductibles and excess damages are a common expense under §718.111(11)(j), assessed to the owners. A hurricane deductible on a large master policy is a very large number, and it lands on the owners.
• §718.111(11)(n): the association is not obligated to pay for reconstruction of improvements installed by a current or former owner, or by the developer, that benefit only that unit. In a community where owners have been renovating across twenty-five years, that clause decides a great deal.

Loss assessment coverage, and the single most actionable insurance sentence on this page

§627.714, Florida Statutes requires a unit owner’s residential policy to include at least $2,000 of property loss assessment coverage for all assessments arising from the same direct loss, with a deductible of no more than $250, and no deductible at all if a deductible was already applied to other property loss from the same direct loss.

Three rules inside that statute are the ones that catch people:

1. The limit that applies is the limit in force one day before the occurrence. You cannot buy loss assessment coverage when the storm is already in the Gulf.
2. One limit applies per direct loss, not per assessment.
3. The unit owner’s policy is excess over any other policy covering the same property.

$2,000 is the statutory floor, and it is nowhere near enough for a Tiburón condominium. With master-policy hurricane deductibles on multi-million-dollar buildings, and the deductible itself a common expense assessed to owners, a single named-storm event can produce a per-unit assessment far above $2,000.

The action: ask your agent to raise the HO-6 loss assessment limit well above the statutory $2,000, and do it before hurricane season rather than during it.

One gap inside that advice must be stated, because it is not theoretical here. Loss assessment responds only to a loss of a type covered by the unit owner’s own policy, and a standard HO-6 excludes flood. In the Tiburón condominium areas with Zone AH exposure, the AH buildings of Esperanza, Esperanza II, Castillo and Ventanas I, that is a live gap rather than a hypothetical one.

“Florida law sets what a condominium master policy must cover and what loss-assessment coverage does; the specific deductibles, limits and appraisal dates for a given Tiburón association are in the insurance documents produced during the association-document review period.”

The post-Surfside regime, resolved neighborhood by neighborhood

The statutes. §553.899, Florida Statutes requires a milestone inspection of a building three habitable stories or more in height that is subject to condominium or cooperative ownership, by 31 December of the year the building reaches 30 years of age, based on the certificate-of-occupancy date, and every 10 years thereafter. §553.899(4) excludes single-family, two-, three- and four-family dwellings with three or fewer habitable stories above ground. §718.112(2)(g) requires a residential condominium association to obtain a structural integrity reserve study at least every 10 years for each building three habitable stories or higher, and for a budget adopted on or after 31 December 2024, a unit-owner-controlled association that must obtain a SIRS may not vote to provide no reserves or less reserves for SIRS items.

Why Castillo meets the height test. The recorded Castillo I declaration describes “three-unit, three story buildings,” one residence per floor, so Castillo meets the three-habitable-stories test in both statutes. Both statutes also exclude “single-family, two-family, three-family, or four-family dwellings with three or fewer habitable stories,” and each Castillo building holds three homes on three storeys, so the exclusion may apply; no public record settles it.

The 2025 amendments matter, and most published material about Florida condominiums is now out of date. CS/CS/HB 913 (2025), effective 1 July 2025 except where otherwise provided:

• Milestone and SIRS now apply to buildings of three “habitable” stories or more, which is the height wording Castillo’s and Bolero’s three-storey buildings meet, although both laws also exclude a three-family dwelling of three or fewer habitable stories, which may cover their three-home buildings.
• The SIRS completion deadline moved from 31 December 2024 to 31 December 2025, and that deadline has now passed.
• The reserve-item monetary threshold rose from $10,000 to $25,000.
• Reserves may be funded by special assessment, a line of credit or a loan, with majority approval.
• Boards may pause reserve funding without unit-owner approval when a building is declared uninhabitable by the local building official, and must resume immediately when it is declared habitable again.

The live SIRS fact, and it is a question to ask this week rather than a rule to file away. The four condominium sub-villages with a live SIRS obligation, Ventanas I, Marquesa Royale, Esperanza and Esperanza II, were required to have completed a structural integrity reserve study by 31 December 2025. Every one of those associations should be able to hand a buyer a completed SIRS today. A buyer in any of those four who is told “we are working on it” is being told something that is, on its face, past the statutory deadline.

And §553.899 gives a buyer a precise lever rather than a vague one. The statute: “Within 45 days after receiving the applicable inspection report, the condominium or cooperative association must distribute a copy of the inspector-prepared summary of the inspection report to each condominium unit owner… regardless of the findings or recommendations in the report.” Every unit owner must have been sent the inspector’s summary. The question to ask a seller is therefore “please give me the milestone inspection summary the association mailed you,” which has a document as its answer.

The flip side, and it is the strongest single differentiator in Tiburón

Castillo, at 102 units the largest neighborhood in Tiburón, meets the height test of both laws, but each of its 34 buildings holds three homes, one per floor, so the three-family exclusion may apply; no public record settles it. The association’s position and any study are produced to a buyer during the association-document review period.

It sits inside the same gates as four condominiums that are permanently inside Florida’s post-Surfside system, with reserves that can no longer be waived. And the two condominiums the three-family exclusion may reach, Castillo and Bolero, are also the oldest in Tiburón, which inverts the intuition most buyers arrive with. The reason is purely architectural rather than a matter of condition: the statutes count storeys and homes per building, not years.

“Florida’s milestone-inspection and structural-integrity-reserve-study requirements reach Tiburón’s multi-storey condominiums. No Tiburón association publishes its inspection or reserve status; the completed study and the reserve schedule are produced to a buyer during the association-document review period, and a current owner already holds the inspection summary.”

“Whether Collier County has adopted the earlier 25-year milestone trigger available to coastal counties is not established here, so no specific milestone deadline year is given.”

That second disclosure is material rather than technical. If Collier County has adopted the earlier trigger, Ventanas I’s first milestone inspection moves from 2032 to roughly 2027. This page states the statutory framework and identifies Ventanas I as the neighborhood the regime reaches first, and it states no specific year.

Bolero, and the question this page declines to answer

“Bolero’s buildings are three storeys with one residence per floor, per its association and its published per-floor plans, but each holds three homes, and both of Florida’s milestone-inspection and structural-reserve laws exclude a three-family dwelling with three or fewer habitable stories, so whether those laws apply to Bolero is unsettled; no public record settles it.”

Building height alone does not decide whether Florida’s milestone-inspection and structural-integrity-reserve-study requirements apply: both laws exclude a “three-family” dwelling with three or fewer habitable stories, which describes each three-home Bolero building, and no public record settles whether the exclusion applies; Collier County’s milestone map lists no Bolero building. An earlier reading of Bolero’s county parcel numbering suggested one storey; the association’s own description and its per-floor plans settle it at three.

Bolero: 60 units in 20 three-storey buildings, built 1999 to 2000, the oldest housing in Tiburón, on 6.01 acres of association common ground around its buildings.

The insurance market itself, as direction rather than as a promise

Citizens Property Insurance Corporation’s 2026 Rate Kit records that Citizens’ Board approved 2026 recommendations that reduce average rates for personal-lines policyholders for the first time since 2015, a statewide average decrease of 2.6%, with three of five policyholders receiving an average reduction of 11.5%, or $359.

For Collier County, all personal lines combined: 6,162 policies in force, of which 3,657 receive a rate decrease; recommended rate change −0.8%; recommended average premium $3,441.

What that means, framed as market direction and not as a promise about any specific property: Citizens is the state-backed insurer of last resort. A market in which Citizens is shrinking, cutting rates for the first time in a decade, and moving policies back to private carriers is a market in which a well-built inland Collier County property should be placeable in the admitted private market rather than with Citizens or in surplus lines.

What this section does not publish

No premium figure for any specific home appears on this page, because a premium is a quote against a structure, its elevation, its mitigation form and its coverage selections. No ultimate design wind speed for Collier County appears here, because no primary Florida Building Code figure was extracted and the 160 to 170 mph band in circulation is unverified. No impact-glass prevalence claim for Tiburón appears here, because no count, percentage or inventory exists in any source examined. And no Citizens figure appears beyond the two labelled above.

Insurance at Tiburón is a per-address, per-building, per-code-edition question, and the answers are in documents that a buyer is entitled to and a seller already holds. If you are buying, call Marc at (239) 287-5873, or read how we represent buyers in Naples, and we will read the association’s insurance documents, the SIRS and the milestone summary with you.

If you are selling in Tiburón, the same documents are a pricing lever rather than a hurdle. A completed SIRS, a current OIR-B1-1802 on the April 2026 revision and a Letter of Map Amendment on file are three things that take friction out of a buyer’s underwriting, and two of the three are things a seller can produce before the listing goes live. Get a free home valuation or Call Jesse direct at (239) 898-6072.

Tiburón Schools by Address: Pelican Marsh Elementary, Aubrey Rogers High, and the Middle School That Splits

Every Tiburón address is zoned to Pelican Marsh Elementary and Aubrey Rogers High for the 2026-27 school year. The middle school genuinely splits: Marsala at Tiburon is zoned to North Naples Middle, and the community’s other seven streets to Pine Ridge Middle. All four schools graded A in 2025-26.

How this answer was established, and why it is different from every other answer you will read

This is the section of the page where the record and the received wisdom part company, so it is worth being explicit about what was actually done.

Collier County Public Schools publishes an address-level zoning record behind its District Interactive Zoning Tool. It is not a boundary map that a reader interprets. It is a lookup that returns, for one street address, the three schools that address is assigned to. On 2 September 2026 that record was queried for the 2026-27 school year at 329 Tiburón addresses across the community’s 8 streets, and the results were checked street by street.

The result was clean. Zero mixed results inside any street. Every address on a given street returned the same three schools as every other address on that street, and only one of the three varied across the community.

That matters because it converts a fuzzy question into a settled one:

Source: Collier County Public Schools address-level zoning record behind the District Interactive Zoning Tool, queried 2 September 2026 for school year 2026-27. 60 plus 269 equals 329.

So the elementary and high school answers are community-wide, and the middle school answer is not. A buyer touring a Marsala estate and a buyer touring a Castillo villa on the same afternoon are looking at two different zoned middle schools, and no page that treats Tiburón as one school assignment will tell them so.

The four zoned schools, measured

Grades are Florida Department of Education letter grades from the 2026 release. Enrolment is from the U.S. Department of Education’s Common Core of Data, 2023-24 collection. Road distances measured 16 September 2026.

Three things in that table are worth pulling out, because each one is checkable and each one is a reason to buy or not buy here.

Pelican Marsh Elementary is seven-tenths of a road mile from the community, on Airport-Pulling Road. For a gated golf community in this price band, that is unusual. It is close enough that the school’s own traffic signal is a design item in the county’s road project on the same corridor, which is discussed further down this page.

North Naples Middle posted the highest grade of any middle school in Collier County for 2025-26, at 85% of available points. That is Marsala’s zoned middle school, and it is the single strongest school fact attached to any part of Tiburón.

Aubrey Rogers High was the second-highest-graded high school in Collier County for 2025-26 at 75% of points, behind only Mason Classical Academy, a charter, at 76%. Among traditional zoned high schools it was first in the county.

For context on what those percentages mean, the 2026 Florida Department of Education grading scale is: A at 65% of points or greater; B at 60 to 64%; C at 45 to 59%; D at 35 to 44%; F at 34% or less. All four of Tiburón’s zoned schools clear the A threshold with room.

The district around those four schools

Collier County Public Schools earned an A for the ninth consecutive year in 2025-26 and ranked sixth of Florida’s 67 school districts, improving 24 points year over year and improving in eight of the twelve graded components. Statewide, 34 of 67 districts earned an A. For regional context, Lee and Hendry counties earned B and Charlotte County earned an A.

The stale answer that keeps propagating, and why

There is a wrong answer about Tiburón’s schools in wide circulation, and a buyer deserves to understand why it circulates rather than simply being told it is wrong.

Aubrey Rogers High School opened for the 2023-24 school year. Before it opened, North Naples high school attendance ran to other campuses, and a great deal of community copy about Tiburón was written and cached before that date and never revisited.

Here is the part that makes the error sticky: Barron Collier High School is physically closer to Tiburón than Aubrey Rogers is. Barron Collier is 2.8 road miles away. Aubrey Rogers is 6.7. A writer checking a stale claim against a map will find the closer school and conclude the claim looks right. It is not right. Zoning is an assignment record, not a distance calculation, and the district’s own address-level record returns Aubrey Rogers at all 329 Tiburón addresses.

The same applies at the elementary level. Every Tiburón address is zoned to Pelican Marsh Elementary, which is 0.7 road miles away, and any answer naming a different elementary school for this community is out of date.

There is one more source of the error, and it is the one buyers are most likely to meet. The school fields on a Multiple Listing Service record are agent-entered free text. They are not a record of assignment, no one at the school district verifies them, and in Tiburón’s own current inventory two MLS records disagree with each other about which schools serve this community. An MLS school field is not a source for a school assignment, and no school claim on this page is taken from one.

School choice in Collier, stated as the policy actually reads

Collier County operates controlled open enrolment under Florida HB 7029 (2016), implemented as Board Policy 5120. This is the part most community pages either skip or overstate, so here it is as written.

There are two tracks. Out-of-Zone transfers rest on a documented need or hardship. School Choice applications are open, in the policy’s own words, “without respect to or limitations upon their reasons.”

And then the constraint that decides most outcomes: availability is capacity-driven, not guaranteed. The district must identify the schools that have not reached capacity and post that list. A school already at capacity cannot take choice students. Families are “strongly encouraged to select three (3) schools.”

Statutory preference goes to dependants of active-duty military members relocated by orders, children relocated by a foster placement, children moved by a court-ordered custody change or by the serious illness or death of a custodial parent, and students residing in the district.

Two mechanics matter for a family planning several years ahead. Once approved, a student may remain at the chosen school through the highest grade at that level without reapplying. But a new application is required at every level change, elementary to middle and middle to high, and the district states flatly that “no expectations should be made for acceptance into feeder pattern schools.”

The honest summary, which is what this page will stand behind: Tiburón’s zoned schools are Pelican Marsh Elementary, Pine Ridge Middle for seven of the eight streets and North Naples Middle for Marsala Way, and Aubrey Rogers High. Collier also runs controlled open enrolment, so a family may apply to another Collier school, but placement depends on that school having capacity and it is re-applied for at every level change. Anyone who tells you that you can simply choose any school you like in Collier County is describing something the policy does not say.

Private and charter schools, measured from inside the gates

Distances below are road miles measured from 2600 Tiburon Drive. Tuition is published only where the school itself publishes it, and where a school’s rate sheet is a download rather than a published page, this section says so instead of guessing.

One distinction inside that table is worth more to a relocating family than any of the tuition figures, and almost nobody publishes it. Community School of Naples does not participate in Florida’s school-choice scholarship programs at all. In the school’s own words, it does not participate in Florida or federal grants of any kind. A family planning to apply a Step Up For Students or Family Empowerment scholarship cannot use it at Community School of Naples. They can at Seacrest, at Royal Palm Academy and at The Village School. For a household relocating from a state without a comparable program, that single sentence can move a school decision by tens of thousands of dollars a year.

Mason Classical Academy opened a 108,000 square foot K-8 campus on a 17-acre site at 7170 Vanderbilt Beach Road, with teachers reporting 3 August 2026 and students 10 August 2026. It is 5.1 road miles from Tiburón, about 10 free-flow minutes, straight down Vanderbilt Beach Road, the same road the community fronts. It is not a within-one-mile adjacency item and this page does not present it as one.

Do not confuse Mason Classical Academy with Naples Classical Academy. They are two different K-12 and K-8 charter schools. Naples Classical Academy is at 15275 Collier Boulevard, graded A at 70% of points, and sits 7.2 road miles away. Several widely read sources conflate the two.

Higher education, measured

Florida Gulf Coast University is 18.1 road miles north on I-75 and is the closest four-year institution by drive time. Florida SouthWestern State College’s Collier Campus is 15.6 road miles. Ave Maria University is 26.8 road miles, a genuinely rural run east on Oil Well Road of roughly 45 minutes, and is the only Catholic liberal-arts university in the county.

What a buyer has to do anyway, and what this page will not claim

“Zoned as of the 2026-27 school year. Confirm the specific address with the District’s Interactive Zoning Tool before relying on it, because Collier County Public Schools re-runs its boundaries annually.”

“School grades here are letter grades from the Florida Department of Education’s 2026 release, corroborated at school and at district level. The percentage-of-points figures come from a newspaper database built on the same release, because the Department’s own workbook is not machine-retrievable.”

“Enrolment figures are from the U.S. Department of Education’s Common Core of Data, 2023-24 collection.”

Two things this section deliberately does not do. It does not assert where the Pine Ridge and North Naples Middle boundary physically runs. The split is proven from the address-level record at 329 addresses, not from a boundary line that anyone read off a map, and stating the record is honest while drawing the line would not be. And it publishes no third-party enrolment or tuition figure, which is why Aubrey Rogers appears here at 1,215 rather than at either of the two larger numbers that circulate on school-directory sites.

Buying in Tiburón with school-age children, and want the middle-school answer for a specific street before you write an offer? Call Marc at (239) 287-5873, or read how we represent buyers in Naples. We will run the district’s own address-level tool against the exact address with you rather than repeating what a listing sheet says.

Healthcare Near Tiburón: Two Hospitals Inside Three and a Half Miles, and Three Emergency Departments on One Campus

A Tiburón resident is about three and a third road miles, a straight run north on Airport-Pulling Road, from NCH North Hospital, where three separate emergency departments operate on one campus: general, pediatric and obstetric. A second hospital, Physicians Regional North, sits about the same distance away.

The measured table

Every figure below was measured on 16 September 2026 door to door from 2600 Tiburon Drive. Every minute is a free-flow floor rather than a trip time, and Collier traffic between January and April runs materially longer.

NCH North, and the three emergency doors

NCH, Naples Comprehensive Health, is locally governed and non-profit. It comprises NCH Baker Hospital downtown and NCH North Hospital, 713 beds in total across the two campuses, an alliance of more than 1,000 physicians, and NCH Medical Group, the largest physician group in Collier County, with more than 250 board-certified physicians, nurse practitioners and physician assistants across more than 40 locations and 15 specialties.

At the North campus, 3.3 road miles from Tiburón’s gates: an Emergency Department open 24 hours a day seven days a week, an Emergency Department Pediatric, and an Emergency Department OB. The same campus carries an ambulatory surgery centre, cardiac and pulmonary rehabilitation, maternity services, imaging, and nine separate orthopedic departments. NCH states that it delivers nearly 3,700 babies a year and operates the only pediatric emergency department in Collier County.

Three separate emergency doors, general, obstetric and pediatric, on one campus three and a third road miles from a gated community, is a genuinely differentiating fact for a family buyer, and almost nobody publishes it.

The HSS collaboration is a more than 80,000 square foot orthopaedic expansion with the Hospital for Special Surgery, verified from NCH’s and HSS’s own published material. It sits at the Immokalee Road Health Park campus. It is not at the Vanderbilt Beach Road and US 41 node, and it is not the same place as the former Naples Daily News site. Those three locations are frequently run together and they are three different addresses.

One correction, because it appears on a great deal of Naples community copy: NCH has no Cleveland Clinic relationship. Cleveland Clinic sold its 83-bed Naples hospital in 2006. That hospital became Physicians Regional Medical Center, first under HMA and then under Community Health Systems. Cleveland Clinic has not operated a Naples hospital in roughly twenty years, and the lineage belongs to Physicians Regional Pine Ridge rather than to NCH.

A naming note that doubles as a freshness test: the current name on the system’s own directory is NCH North Hospital. NCH retired “NCH North Naples Hospital,” and a page still using the old name has not been checked recently.

Physicians Regional, stated per campus

From the system’s own published pages: Collier Boulevard is a 100-bed acute care hospital of 212,400 square feet. The North campus at Creekside Boulevard carries 20 private medical and surgical beds, 55,000 square feet and four operating suites.

The 327-bed figure that circulates for Physicians Regional Pine Ridge is a misreading. 327 is the CMS-certified bed count for the whole one-CCN system under provider number 100286, not for one campus.

This page also declines to publish a negative that was never confirmed. Rather than asserting what another hospital does or does not have, the positive statement is the useful one: the nearest emergency department to Tiburón is NCH North’s, 3.3 road miles away, with three emergency departments on that campus.

Urgent care, and the restriction a relocating buyer needs to read

NCH Medical Group Immediate Care Vanderbilt, 801 Vanderbilt Beach Rd, Naples 34108, is 3.0 road miles from Tiburón. NCH runs two named tiers, Immediate Care and Urgent Care, publishes live wait times, and opens online check-in at 8:30 a.m. for Urgent Care and 9:30 a.m. for Immediate Care.

And then the sentence that matters most to a household arriving from out of state. NCH’s urgent-care page, read on 16 September 2026, states: “At this time we are only able to accept HMO insurances that have an assigned NCH primary care provider.” A buyer arriving in Naples with an out-of-state HMO plan will not be able to simply walk into an NCH urgent care. That is published by NCH, it was read on that date, and it is the kind of thing a family discovers on a Saturday afternoon rather than during due diligence.

The concierge-medicine density, which is the real healthcare story for this price band

Tiburón’s buyers skew older, skew second-home and skew high net worth. For that household the hospital is a backstop, and the primary-care arrangement is the thing used weekly.

NCH runs its own concierge medicine programme with eight named offices. The three nearest Tiburón: Health Park Concierge Medicine, 11181 Health Park Blvd Suite 2230, 3.3 road miles · Concierge Medicine North, 870 111th Ave N, 4.5 road miles · Vanderbilt Beach Concierge Medicine, 7211 Vanderbilt Beach Rd, 5.1 road miles.

Gulfshore Concierge Medicine’s North Naples office, 2240 Venetian Ct Suite B, Naples 34109, is 0.9 road miles and three free-flow minutes from the gates, about half a mile straight-line. It is the closest physician’s office of any kind measured for this page. It is carried here from a search extract rather than from the practice’s own page, so it is stated with that limitation attached and should be re-confirmed before anyone relies on it.

Northwestern Medicine operates a concierge internal medicine practice in downtown Naples, at 681 4th Avenue North, 8.8 road miles from Tiburón. A major Chicago academic health system running a concierge practice in Naples is itself a fact about this market. Published programme features include two-hour physicals and one-hour follow-up appointments, expedited scheduling, 24-hour direct phone access to your physician, secure messaging, in-office vaccinations and medications, care coordination, on-site phlebotomy, and free on-site and valet parking.

The result is that an NCH concierge office, an independent concierge practice under a mile from the gates, and a Northwestern Medicine concierge practice are all reachable. That is a fact pattern that exists in very few American suburbs.

Pharmacies, and the veterinary answer stated carefully

Walgreens #4958, 7985 Airport-Pulling Rd N, 0.6 road miles · CVS #5187, 2375 Vanderbilt Beach Rd, 0.6 road miles · Publix Pharmacy, 2450 Vanderbilt Beach Rd, 1.0 road miles · Costco Pharmacy, warehouse #354, 6275 Naples Blvd, 2.8 road miles. Three pharmacies sit within a mile of the gates, clustered at the Airport-Pulling and Vanderbilt Beach intersection the community fronts.

North Naples Veterinary Hospital, 2500 Vanderbilt Beach Rd Suite 1110, is 0.9 road miles, open Monday to Friday 7:30 a.m. to 5:30 p.m. and closed at weekends.

The emergency-vet answer is the one to get right, so here it is with its limits. The nearest general veterinary practice is under a mile from the gates. The nearest round-the-clock emergency animal hospital measured for this page is BluePearl in Fort Myers, 23.8 road miles away. The Naples BluePearl at 10130 Market Street, 11.4 road miles away, covers after-hours and weekends but is not a 24-hour hospital. Its published hours were read from a search extract rather than from the hospital’s own hours page, and an emergency-vet hours claim must not be wrong, so confirm the hours directly before you need them.

What this section does not state

“NCH publishes 713 beds across its two hospitals. The federal Provider of Services file lists one Medicare provider for the system with 728 certified beds at the downtown address, because both campuses operate under a single hospital licence. No North-campus-only bed count exists in any federal or state file, and none is given here.”

“The $350 million Van Domelen Pavilion above NCH North’s emergency departments is planned and philanthropy-funded. No groundbreaking or opening date has been announced, and none is given here.”

“NCH’s national rankings are the system’s own statements, quoting a commercial ratings vendor.”

No affiliation is claimed between NCH and the Mayo Clinic Care Network, because the evidence is suggestive of a lapsed membership rather than proof of a current one. No distance is given for the NCH Northeast freestanding emergency department, because the address does not geocode and the facility is not a realistic Tiburón destination.

Daily Drive Times From Tiburón, Measured Door to Door

Tiburón sits about 3.9 road miles from Vanderbilt Beach, 2.5 from Mercato, 5.2 from the Pelican Bay arts campus, 9.4 from Fifth Avenue South and 23.3 from Southwest Florida International Airport. Every figure below was measured door to door from 2600 Tiburon Drive by road routing rather than estimated, and every minute figure is a free-flow floor.

The one qualifier that governs this whole section

Every minute in the table below is an OSRM free-flow floor. It is computed with no live traffic, no signal delay and no January-to-April season. The mileages are robust. The minutes are a floor, and they are labelled as one at the point of use. No traffic-aware routing at a January weekday five o’clock departure was run for this page, and this section says so rather than implying a precision it does not have.

The measured table, from origin 2600 Tiburon Drive, measured 16 September 2026

The five measurements worth leading with

1. Pelican Marsh Elementary at 0.7 road miles. The zoned elementary school is effectively at Tiburón’s back door on Airport-Pulling Road.
2. The nearest Publix at 1.0 road miles and the nearest pharmacy at 0.6. Daily-errand infrastructure is across one intersection.
3. Vanderbilt Beach at about 3.9 road miles and 3.4 straight-line, due west on the road the community fronts. No turn off Vanderbilt Beach Road is required to reach it.
4. NCH North Hospital and its three emergency departments at 3.3 road miles.
5. Mercato at 2.5 road miles and the Pelican Bay arts campus at 5.2. Dinner and the symphony are both inside six miles.

The counter-intuitive facts, which are the ones worth knowing

Bonita Springs City Hall is closer to Tiburón than downtown Naples is. 8.7 road miles against 9.4, and 6.1 straight-line against 7.5. Tiburón is in Naples, in Collier County, and its mailing city is Naples, and it is physically nearer the Lee County line than it is to Fifth Avenue South. That single comparison reframes the community honestly: Tiburón is a North Naples address, not an Old Naples one.

Marco Island Executive Airport has fewer road miles than RSW but more free-flow minutes, 20.9 miles and 40 minutes against 23.3 miles and 32 minutes, because the route south is surface roads while the route north is interstate. Mileage is not time.

Clam Pass is further south than Delnor-Wiggins Pass but reaches Tiburón in fewer road miles, 5.1 against 5.7, because Seagate Drive is a direct westward run.

Grocery density is the real story here. Three Publix stores, a Costco, a Whole Foods and Oakes Farms Seed to Table sit inside 3.1 road miles, with Trader Joe’s at 3.8. Six distinct grocery formats inside four road miles. One correction that circulates widely: The Fresh Market is an outlier at 5.8 road miles, at 4129 Tamiami Trail N near Pine Ridge Road. There is no Fresh Market on Vanderbilt Beach Road, and it should not be described as nearby.

The two numbers this page refuses to round in anyone’s favour

“Free-flow driving time is a floor, not an expected trip time. Collier traffic between January and April runs materially longer.”

“About 23 road miles to Southwest Florida International Airport. Reckon 35 to 50 minutes depending on season and time of day.”

This page does not publish “half an hour to RSW,” and it does not publish “minutes from Fifth Avenue South.” Fifth Avenue South is nine and a half road miles and an eighteen-minute free-flow run that is meaningfully longer in season. The honest framing is that Tiburón trades proximity to Old Naples for proximity to the beach and to Mercato, and a buyer who wants to walk to Third Street South should be shopping a different part of Naples.

“Distances are door-to-door coordinate measurements from an address inside the gates rather than gate-to-gate. Marsala at Tiburon sits roughly a mile further east and all of its numbers differ.”

The Civic Pipeline Around Tiburón: What Is Actually Coming to the Land

Two county road projects bracket Tiburón. The Airport Road widening from Vanderbilt Beach Road to Immokalee Road is a $42.0 million six-laning the county anticipated starting in June 2026 and running up to two years. The Vanderbilt Beach Road widening, about two miles west, began mobilising in July 2026.

First, the disambiguation, because three unrelated projects share one road name

There are three separate Vanderbilt Beach Road projects running in Collier County at the same time, and only one of them is anywhere near Tiburón. A buyer told about “the Vanderbilt Beach Road project” without this distinction will either wrongly fear construction at their own gate or wrongly assume a distant project affects their commute.

The Airport Road widening, which is the nearest large project to the community

Collier County Project No. 60190, FDOT FPID No. 440441-1.

Limits: Airport Road from Vanderbilt Beach Road north to Immokalee Road. That is the eastern approach to the Tiburón and Pelican Marsh area and the nearest large capacity project to the community.

Scope, from the county’s own 60% design public information meeting handout: widen to a six-lane divided urban arterial, adding one travel lane in each direction, plus on-street bicycle facilities. 11-foot travel lanes. A 22 to 29-foot raised median. Curb and gutter both sides. A 10-foot sidewalk on the west side and a six-foot sidewalk on the east. Closed drainage and street lighting. The county’s own web page gives the median as 22 feet while the design handout gives 22 to 29 feet, and the design handout is the design document, so that is the figure carried here.

Budget, from the county’s own table:

The funding source is the part that matters to an owner’s wallet. The project is funded from the Collier County One-Cent Sales Surtax, the FDOT County Incentive Grant Program, road impact fees and gas taxes. None of those is a special assessment on Tiburón parcels. This project creates no new direct cost line for a Tiburón owner.

Schedule, from the county’s own written answer to public Comment 40: “Construction is anticipated to start in June 2026 and last up to two years.” The county repeated that date in its answer to Comment 54, from a Pelican Marsh seasonal resident who asked for the work to be delayed until after season. The county did not accept that request.

“The county’s written answer anticipates Airport Road construction starting in June 2026 and lasting up to two years. That the start actually occurred has not been confirmed here.”

This is not a surprise insertion. The project has been on the adopted long-range plan since at least 2018. The Board of County Commissioners approved the County Incentive Grant Program application as Agenda Item 16.A.24 on 12 June 2018, and the project is identified in both the Collier MPO 2040 and 2045 Long Range Transportation Plans.

The four findings in the county’s record that actually change a buying decision

(a) No sound wall will be built anywhere on this project. The county gave the identical answer, verbatim, four separate times: “A highway traffic noise study was completed for the project… The study resulted in no communities or other noise sensitive areas along the project limits meeting the noise abatement requirements for cost reasonable and feasible noise barriers or noise walls per the Florida Department of Transportation (FDOT) Project Development and Environment (PD&E) Manual, Chapter 18. Therefore, no noise barriers or noise walls will be constructed with the Airport Road Widening Project. This does not prevent each community and/or property owner from constructing a wall on their own property and own costs.” An association that wants buffering would have to fund it and build it on association land.

(b) No median landscaping, and a self-taxing unit is the only route to it. The county’s response: “Capital Improvement Projects does not include landscaping… In 2019, the Collier County Board of County Commissioners suspended the Beautification Master Plan due to increased maintenance costs… Municipal Service Taxing Units (MSTU) is an option for the communities to pursue if they want landscaping in the newly completed roadway.” This is the most actionable association-level item anywhere in the record, and it costs the affected communities money through a self-taxing unit.

(c) No land is being taken from these communities. The county’s response: “Collier County is only obtaining Drainage Easements for the project in the area of Victoria Park.” No acquisition of right-of-way or land from Pelican Marsh, Tiburón, Stonebridge or any other named community appears anywhere in the document. One refinement that does not contradict it: the Pelican Marsh Community Development District separately sold the county a drainage easement out of its preserve strip inside the FPL easement, 3 feet wide at the north end widening to 9 feet at the south, settled at $40,000 or about $100 per linear foot, accepted 17 December 2025. Both are drainage easements. Neither is a taking of residential land.

(d) Property-value concerns were raised three times and answered zero times. One commenter asked directly what could be done “to help us keep the value of our condominium in tact” and received the standard noise-study paragraph. Another received “Not Applicable.” A Tiburón resident’s comment received a general project-justification paragraph. The county takes no position on property-value effects. That is normal practice for a roadway agency and it should be reported as such rather than as evasion.

The operational detail, including the one item most specific to Tiburón

One new traffic signal, at Curling Avenue. It is the only new signal in the project, sited by the county’s own Signal Warrant Analysis. No signal will be installed at Nottingham Drive or Crescent Lake Drive, rejected on three grounds, one of which is that Collier County Public Schools met the project team on 10 April 2025 and rejected relocating the Pelican Marsh Elementary signal.

The Pelican Marsh Elementary School signal stays where it is, with increased green time for the southbound left turn, particularly at school arrival and release.

The single most Tiburón-relevant operational fact in the entire document: the southbound Airport Road to eastbound Vanderbilt Beach Road left-turn lanes are being lengthened, but the lengthening is constrained. In the county’s words, “Longer turn lanes could not be utilized due to the need to maintain access and turning lanes to Galleria [Drive] and the U-turn.” Two commenters report that this movement currently queues past Galleria Drive between roughly 3 and 6 p.m. That is the movement a Tiburón resident makes coming home from the north.

Other operational items on the record: signal synchronisation after construction, with Intelligent Transportation System improvements that let the county adjust timings seasonally, which is a meaningful detail in a snowbird market. The speed limit stays at 45 mph. Access to businesses and residences is maintained throughout construction. There will be no pedestrian overpass at Pelican Marsh Elementary, but signing, markings and crosswalks in the school zone are improved. The 10-foot west-side sidewalk was widened from six feet in response to public comment at the 30% design meeting, which is evidence that the public process changed the design rather than decorated it.

Gated communities whose access changes are discussed in the county’s record: Victoria Park, Crescent Lakes, Naples Trace Circle where a left turn onto Airport Road is to be eliminated, Regent Park, Boca Palms, Victoria Shores, Victoria Lakes, Crestview and Stonebridge Country Club. Tiburón is not on that list, and the reason is structural: Tiburón’s entrances are on Vanderbilt Beach Road, not on the Airport Road segment being modified.

The counterpoint has to ship alongside that, because it is unresolved and it is at Tiburón’s own gate. At its meeting of 21 January 2026 the Pelican Marsh Community Development District asked its District Engineer to review the county’s 90% construction plans for the Tiburón and Vanderbilt intersection, to determine whether a turning-radius problem is addressed. That is an open engineering question raised by the District about Tiburón’s own entrance, and its status is unknown.

What the District has told residents, from its July 2025 minutes: “During the County’s road widening project… the Vanderbilt gate will remain open with all existing lanes in use.”

Resident opposition is on the record twice, in two separate public bodies. From the District’s minutes of 16 July 2025: “Ms. Powell, a Tiburón resident of 18 years, spoke on behalf of many residents opposed to the $42 million Airport Road widening project… concerns about increased traffic, a higher risk of accidents, and potential negative impacts on residential property values.” The Board’s response was that the District does not have authority over County road projects. Reported neutrally: residents objected, the project proceeded, and the District has no authority over it.

District capital work at and inside the gates

Tiburón’s entrance road is a named District paving priority, from Airport-Pulling Road to the roundabout, and it is not yet funded. The FY2027 Paving line was cut to $0 from $140,000 and held in reserves pending a District Engineer pavement assessment in the first quarter of FY2027. A budget amendment is possible before Christmas 2026, with paving scheduled after Easter 2027 if the assessment supports it.

Gate technology upgrade, high-definition cameras and licence plate readers, $28,250 in the FY2027 budget, plus about $40,000 of equipment purchased in FY2026. Gatehouse recordings are retained approximately 30 days.

Fascia and stone work is planned at the Airport-Pulling and Vanderbilt gatehouses. The Vanderbilt gatehouse is the one Tiburón traffic uses. No dollar amount is published.

The Airport Road gate has been staffed 24 hours a day since 18 February 2026 while work proceeds.

Tournament staging: District land at Vanderbilt Beach Road and Livingston Road is licensed as the television production, equipment and volunteer staging area for the three professional tournaments, and certain District streets are used.

The items beyond one mile, labelled as such

This is where most community pages quietly inflate an adjacency claim, so the count is stated plainly.

“Twelve civic-pipeline items sit within roughly one mile of Tiburón’s boundary. Six further items are logged here beyond one mile and are labelled as such, so the adjacency claim stays honest.”

The twelve within roughly a mile are the Airport Road widening itself and its component items, the new Curling Avenue signal, the retained Pelican Marsh Elementary signal with its increased southbound-left green time, the constrained lengthening of the southbound Airport Road to eastbound Vanderbilt Beach Road left turn, the sidewalk, drainage and lighting package, the District’s $40,000 drainage easement sale accepted 17 December 2025, the District Engineer’s open review of the 90% plans at the Tiburón and Vanderbilt intersection, the 24-hour staffing of the Airport-Pulling gate since 18 February 2026, the unfunded resurfacing of Tiburón’s entrance road, the FY2027 gate technology programme, the planned gatehouse fascia and stone work, and the licensed tournament staging at Vanderbilt Beach Road and Livingston Road.

The six beyond one mile, and they are not part of the adjacency claim:

Two cautions on that table. The US 41 gatehouse is on the Pelican Marsh side of the District. Tiburón is not getting a new gatehouse, and a Tiburón owner is nonetheless paying $115 of their FY2027 District assessment toward a gatehouse they do not drive through.

And the bigger one:

“As of December 2025 the Pelican Marsh CDD’s minutes record that NCH has submitted a PUD amendment petition for the former Naples Daily News site at 1100 Immokalee Road. The county land-use file was not retrieved, so no unit count, hearing date or status is stated here.”

Nothing on this page says 300 apartments have been approved at 1100 Immokalee Road. What is verified is that a petition was submitted and that the District’s board took no position on it. No petition number, no hearing dates and no status were obtained.

The completeness warning, stated rather than buried

The research file behind this section is incomplete. It ends mid-document with several declared scope areas never delivered: no county zoning petitions by case number beyond the one item above, no building-permit aggregate inside Tiburón, no school board capital plan, no county utility capital improvement items, and no Collier MPO Transportation Improvement Program item numbers. Case and petition numbers are given above wherever a record supplied one, which for the road work means Collier County Project No. 60190 and FDOT FPID No. 440441-1, and there is no invented number anywhere in this section.

The absence of an item from this section is not evidence that no such item exists. That sentence is the honest bottom line of a civic-pipeline section built on a partial file, and a page that implied otherwise would be claiming a completeness it has not earned.

If you own in Tiburón and want to understand what two road projects and a pending petition three and a half miles away actually do to your pricing and your listing window, that is a conversation worth having before you list rather than after. Get a free home valuation or Call Jesse direct at (239) 898-6072.

Daily Logistics in Tiburón: Guests, Vendors, Transponders, Utilities and the Rules That Lengthen a Renovation

Tiburón’s gates, roads, lighting, stormwater and irrigation supply are run by the Pelican Marsh Community Development District, a unit of local government. Water and sewer come from Collier County Public Utilities, electricity from Florida Power and Light, and television from Hotwire Communications under a bulk agreement held by the master association.

The gate structure, the guards’ employer and the community’s collection days are established earlier on this page. This section covers what happens after the gate: how a guest gets in, how a contractor gets in, what a seasonal owner sets up before leaving, and the three utility facts that surprise people.

Guest entry, and the seasonal owner’s most useful piece of paper

Guest entry runs through a resident-controlled, web-based guest entry system supplied by International Security Networks, the ISN Suite App, alongside a paper path. The District’s Guest Addition form carries its own instruction in capitals: “MUST BE SIGNED BY RESIDENT. NO OTHER SIGNATURES WILL BE ACCEPTED. INCOMPLETE/UNSIGNED FORMS WILL NOT BE PROCESSED.”

The Housewatch Authorization Form is the tool a seasonal owner should complete before going north, and most do not know it exists. It is completed “by the homeowner ONLY,” and it names up to two authorized representatives at one of three authority levels:

1. Guests only
2. Services only
3. Guests and services

That is precisely how an owner lets a home-watch company or a caretaker admit vendors while the house is empty. With 37.5% of Tiburón’s roll carrying an out-of-state or out-of-country mailing address, this is not an edge case. Set it up before you leave, not from a thousand miles away in February when the air handler fails.

Car services and food delivery, from District policy effective 16 December 2020: “Car services (Uber, Lyft, taxis, and all other car services) must provide a valid address to where they are going. If they are not on the resident’s guest list the resident will be called to verify the service… NO PAPER PASS WILL BE ISSUED OR ACCEPTED.” The same applies to food delivery providers.

The commercial vehicle rule, which lengthens every renovation in Tiburón

This is the single most practical rule on this page for anyone planning work on a house here.

Under the District’s Commercial Vehicle Access Policy, adopted 22 March 2023, normal commercial vehicle access is 7:00 a.m. to 7:00 p.m., Monday through Saturday, “unless one of those days includes a holiday in which case access is not allowed on the holiday.”

There is no commercial vehicle access on Sundays or holidays, except for emergencies, and the policy defines an emergency narrowly: “repair to air conditioning, water leaks, loss of electrical power, or serious property damage affecting a resident’s ability to live in their residence.” It explicitly excludes “landscaping, remodeling, general repairs, and upgrading such as painting.”

Parcel deliveries get a wider window. UPS, FedEx, DHL and Amazon may enter any day, 7:00 a.m. to 10:00 p.m.

The consequence is a scheduling fact rather than an inconvenience: a renovation in Tiburón runs on a six-day week with a hard 7 p.m. stop, so the same scope of work takes longer here than in an ungated Naples neighborhood. Budget the calendar accordingly, and price a flip accordingly.

Transponders, entity ownership, and the trap that catches sellers

Transponders are installed only by District staff, never by the user. They require a Florida driver’s licence and vehicle registration. They are not available to guests, domestic employees, friends or relatives, and they are not installed on commercial vehicles. No temporary or portable devices are issued. Eligibility is tied to who owns the real property at the address, and a transponder is automatically deactivated on the sale of the property, or on the termination or sale of a golf membership. The warranty is one year and covers defects only, and the District’s own text is blunt: “There are NO refunds.”

Buyers holding title in an entity or a trust should budget an extra step. Where the property or the vehicle is held by a corporation, a limited liability company or a trust, the District requires “legally recorded documents detailing the current corporate officers, managing members, or trustees.” In a community where 37.5% of the roll is out-of-state and trust ownership is common, this comes up constantly, and it is a document-gathering task rather than a phone call.

And here is the seller trap, which belongs in a seller’s pre-listing checklist rather than in a closing binder. If an owner sells the house but keeps the golf membership, “it is that individual’s responsibility to notify PMCDD access control prior to the sale of the property. Failure to notify PMCDD access control will result in transponder deletion/deactivation and the necessity to purchase new transponders.” Prior to the sale. Not after it.

Cameras: gatehouse recordings are retained approximately 30 days, high-definition cameras are being deployed and licence plate readers have been discussed, with about $40,000 of equipment purchased in FY2026 and $28,250 budgeted in FY2027. Most of that spend is tied to the US 41 gatehouse on the Pelican Marsh side.

Solicitation: the District disclaims authority over it, in its own words, “The PMCDD has no authority to control solicitation within its District.” A Tiburón no-solicitation posture is a master-association decision that the District would execute, not a District rule.

Trash rules beyond the collection days, and the covenant that overrides them

Tiburón’s collection days are set out earlier on this page. What is not set out there is the rule layer around them, which is where owners actually get cited.

Countywide: carts out after 6 p.m. the night before and before 6 a.m. on the collection day, and back in by 6 a.m. the day after. Collection happens any time between 6 a.m. and 6 p.m. Carts stand at least 3 feet apart. Green lid is garbage, yellow lid is recycling. One garbage cart and two recycling carts are free per home. Bulky items go out on the recycle day, to a maximum of 4 feet and 50 pounds. Specialty bulky items, meaning appliances, electronics, up to two vehicle batteries and four standard tyres per month, require at least 48 hours notice, with appliance doors removed. Yard-waste bundles must be under 50 pounds, tied with twine, under 4 feet long, with branches under 4 inches, in paper bags only, never plastic, limit ten per collection. No bagged recyclables and no plastic bags. Household hazardous waste goes in neither cart. There are three holidays only, the Fourth of July, Thanksgiving Day and Christmas Day, and in the county’s own words “there are no make-up days.”

Inside Marsala, a stricter private covenant governs. Bins may go out after 6 p.m. the night prior and must be stored inside the home by 6 p.m. on the day of pickup. The county says back in by 6 a.m. the day after. Marsala requires them inside by 6 p.m. the same day. Both are stated here, and inside Marsala the stricter rule is the one that governs.

Utilities, and the irrigation story that is getting expensive

Water and sewer are supplied by the Collier County Water-Sewer District, north service area, measured 1 September 2026 by point-querying the county’s own published GIS feature services at four separate Tiburón addresses. Tiburón is not served by the City of Naples utility. A point query against the county’s CityUtilityBoundaries layer returned no intersection at all. Billing is handled at (239) 252-2380 and [email protected].

Electricity is Florida Power and Light, holding company NextEra Energy, established by a point query at 2620 Tiburón Drive against the federal Electric Retail Service Territories layer. Tiburón is not in Lee County Electric Cooperative territory, a common misassignment for communities near the county line. The District buys electricity in bulk for common areas: street lights $32,000, fountains $80,000, lake aerators $28,000, the operations building $20,000, access control $42,000, plus holiday lighting at $47,000 in FY2027.

Irrigation is the genuinely interesting utility here, and it is the one with a cost trajectory. The District supplies irrigation water, not the county utility and not the homeowners association, now sourced from county reclaimed water. From the District’s board minutes of 15 July 2026: the District is “one of Collier County’s largest irrigation water customers”; the county “had been increasing irrigation water rates by approximately 7.5% annually, following a 22% increase over the prior three years, and was increasing the rate by 9.5% for the next year.” The District Manager explained that “treated sewage effluent was initially given away in the early 1980s because of disposal concerns, but it later became an expensive commodity,” and that the District has no practical alternative because permits could not be obtained in the coastal zone for wells large enough from the Tamiami Aquifer.

Volume, from the same minutes: the District areas, excluding the golf courses and clubhouses, use approximately 60 million gallons a month, of which roughly two-thirds, about 40 million, is on the Pelican Marsh side. The FY2027 budget line for Utility, Irrigation Water is $208,000.

Marsala is the exception, and it is an unusual one. In the association’s own words: “Marsala is not on the Collier County water for irrigation system. Marsala water for irrigation comes from the pond located on golf course property to which Marsala HOA has an easement… The South Florida Water Management District permit issued to the Marsala HOA establishes the number of gallons per month and per year that can be distributed.” A neighborhood-level South Florida Water Management District consumptive-use permit inside a District-irrigated community is genuinely unusual, and it means Marsala’s irrigation cost exposure does not track the county’s reclaimed-water rate increases the way the other nine neighborhoods’ does.

Irrigation schedules run in two layers, and they are not averaged. Collier County countywide: odd-numbered addresses Monday, Wednesday and Saturday; even-numbered addresses Tuesday, Thursday and Sunday; no irrigation on Fridays; and no irrigation between 10 a.m. and 4 p.m. from any water source, including private wells and ponds. Marsala’s own Rule 4 states that its system “does not operate between the hours of 10am and 12 Midnight.” Both windows are reported as written. Marsala’s is the stricter operational setting on its own pond system.

Television and internet are Hotwire Communications, brand Fision, under a bulk agreement held by the master association. Basic cable sits inside the Tiburon Estates Homeowner’s Association quarterly assessment, and owners contract directly with Hotwire for enhanced television, internet and telephone. Hotwire is a fibre-optic operator whose Fision Residential division specialises in bulk contracts with homeowner and condominium associations.

Here is the checkable contrast no competing page carries: the Foundation of Pelican Marsh buys bulk Comcast and its bulk includes internet. The Tiburon Estates Homeowner’s Association buys Hotwire Fision and its published description is basic cable. Two neighbouring communities, inside one Community Development District, with two carriers and two scopes of service.

The rules layer, which is published for exactly one neighborhood

Marsala is the only Tiburón neighborhood that publishes its rules. That is a fact about the record rather than about the community, and it means any confident cross-neighborhood rules table is guessing.

Marsala’s published rules include: trash bins inside the home by 6 p.m. on collection day. Mailboxes selected and maintained by the Association, individual and curbside rather than a cluster unit. Irrigation off from 10 a.m. to midnight. And the one that changes how a house is marketed: “no sales or promotional events or open houses are permitted. No public or private auction may be conducted at the property. Persons desiring to view the property must have an appointment and be accompanied at all times by a licensed salesperson.” No signage of any type is allowed without written HOA approval, and the association holds a recorded easement to enter the lot and remove non-conforming signage.

Pets are unrestricted by the declaration in Marsala. Check the specific condominium before assuming the same anywhere else in Tiburón.

Marsala also has a standing social committee sponsoring events in season, holds its annual meeting in November, and notices its board meetings on the HOA notice board at the exit gate.

What this section does not claim

“Marsala is the only Tiburón neighborhood that publishes its leasing and pet rules. The other nine are governed by their own recorded declarations, which set different terms. Confirm the rules for the specific neighborhood against its declaration or the estoppel certificate.”

“Water and sewer are Collier County Public Utilities, confirmed by point-query against the county’s own published service-area layers. Natural-gas availability at a specific Tiburón address, and the terms of the community’s bulk television and internet agreement, are not published.”

“Tiburón is gated with controlled access under the District’s access-control programme. The District publishes its west-side protocol; the Tiburón-side showing protocol and current staffing are not published.”

“Pending and levied special assessments are disclosed per property on the statutory estoppel certificate.”

No natural-gas claim appears at street level on this page. ZIP-level presence does not establish availability at an address, so the honest instruction is to confirm gas availability for the specific address with the utility before assuming a gas cooktop or a gas generator is straightforward. No EV-charging claim is made for the resort, whose own FAQ says it has none, and no association EV policy is stated, because none is published. No broadband speeds, no bulk-agreement term and no claim that a second wireline provider overbuilds Tiburón appear here. No mail arrangement is stated for the nine non-Marsala neighborhoods. No community-level crime data appears, because none was gathered, and county-level context would have to come from the Sheriff’s or FDLE’s own published series. No golf-cart rules are published for this community, so none are given.

Clubs, Events and the Social Calendar at Tiburón

Tiburón’s social calendar runs on three separate tracks: the master association’s own resident calendar, each neighborhood’s committees, and the club’s member programming. Three professional golf tournaments come to the community every season, and members receive passes to a member-only grandstand at the eighteenth green for all three.

This is the shortest section on this page, and it is short on purpose.

The master association maintains a Community Calendar and an Activities Calendar on its own website, alongside a Resident Directory, a Staff Directory, photo galleries, a Community News feed and an Emergency Preparedness and Hurricane Information page that carries live National Hurricane Center advisories and a resident emergency-contact register. The calendar pages render without public event data. They are login-gated.

“Tiburón’s master association publishes its community and activities calendars to residents behind a login, so the roster of named resident clubs and standing events is not published publicly.”

That disclosure is the whole reason this section is three hundred words rather than a thousand. Every competing page about this community carries a confident list of resident clubs. No named resident club at the Tiburón master level is verified in any source examined for this page. Not bridge, not bocce, not a book club, not a women’s club, not mahjong, not wine, not cycling. Rather than assemble a plausible list, this page publishes only what the record holds.

What the record does hold:

• Marsala has a standing social committee that, in its own words, “sponsors various social and educational opportunities during season.” Its annual meeting is in November, and board meetings are noticed on a physical board at the exit gate.
• Bolero describes itself in social terms, in its association’s own words: “a unique, club-like community… We believe in the value of friendship and good fellowship, as we engage in shared activities in our Naples paradise… Our culture is one of courtesy and civility towards our fellow neighbors, guests, staff and especially our volunteer board members.” Its own photo gallery documents residents at a concert by the pool, and the association runs a YouTube channel for residents.
• The community’s seasonal look is a funded contract rather than a volunteer effort. District holiday lighting is a $47,000 line in FY2027 and the annual flower programme is $42,000.
• On the club side, the Member Concierge Program arranges airport transportation to Fort Myers, Naples, Miami and Fort Lauderdale, limousine services, rental-car pick-up and drop-off, preferred restaurant reservations, shopping and attraction information, fishing, boating and special excursions, theatre and event tickets, salon and spa arrangements, mail, package, fax and notary services, and beach services. The Signature sheet adds party and banquet arrangements, furniture and equipment rental, and floral delivery.
• Tournament access, verbatim from all three membership documents: “Member and guest passes for the LPGA CME Group Tour Championship, Grant Thornton Invitational, and Chubb Classic. Passes will allow access to the member only grandstand located on the 18th green.”
• The club also hosts the Everglades Golf Course Superintendents Association’s Poa Annua and GC Horn Memorial events, and had done so for four consecutive years as of September 2025.

“Tiburón hosts three professional tournaments a season. The District’s own records show event staging licensed along Vanderbilt Beach Road and Livingston Road and the use of certain District streets. What tournament week means day to day for a resident, meaning road closures, parking, noise and gate load, is not on any public record.”

One sourcing note, because it explains why this page’s tournament list is shorter than some others. The master association’s own About page is undated and still names a tournament sponsor that has changed twice since. It is not used as a source here. The three-event roster above comes from the club’s own current membership documents, confirmed live on 18 September 2026. The Winter Wine Festival, which appears only on that same stale page, is not published here as a Tiburón event.

How Tiburón Compares, Measured Against Itself

Tiburón is compared most often with Pelican Bay, Talis Park, Grey Oaks and Mediterra. What actually distinguishes Tiburón is measurable: optional rather than bundled golf, a Ritz-Carlton resort inside the gates, a Community Development District assessment on the tax bill, and three professional tournaments a season on two Greg Norman courses.

Why this section compares Tiburón to Tiburón, and says so

Most community pages answer the comparison question with a table: this community’s fees against that community’s fees, this median against that median. This page does not do that, and the reason is a sourcing reason rather than a stylistic one.

No competing community was researched to the standard this page holds itself to. Nothing was measured for Talis Park, Grey Oaks, Pelican Bay, Mediterra, Bonita Bay or Bay Colony. No fee schedule, no market data, no governance structure, no flood posture. A comparison table with confident numbers on both sides would therefore be half measured and half borrowed, and the borrowed half would come from exactly the class of source this page excludes everywhere else.

“This page compares Tiburón on facts measured for Tiburón. Where a comparison to another named community is made, it is made on a fact published by that community’s own record. No figure is carried over from one community to another.”

So the comparison here is built on axes rather than on rivals. Each axis below is a measured fact about Tiburón, stated so that a buyer can carry it to any other community and ask the same question there. That is a more useful instrument than a table of numbers we did not measure, and it is the honest frame.

The ten axes, and the answer Tiburón gives on each

1. Golf is optional, not bundled. Proven from a recorded declaration. Many Naples golf communities bundle club membership into the purchase. Tiburón does not, on a resale. Ask the same question of any community you compare, because the answer changes the carrying cost by a bracket rather than by a margin.

2. The club is semi-private. It sells public tee times at $99 to $500 per player under dynamic pricing with a 30-day public booking window. A buyer who wants a strictly private club should know that. A buyer who wants to bring guests without a membership should know it too. These are the same fact read from two directions.

3. A Ritz-Carlton resort stands inside the gates. 295 rooms including 38 suites, owned by a NYSE-listed lodging REIT, with a funded multi-year capital programme co-funded by Marriott running to 2029. The buyer implication runs both ways: a strong forward signal from an institutional owner, and construction disruption inside the gates across the 2026 to 2029 window.

4. There is a Community Development District assessment on the tax bill. $1,879 per equivalent residential unit for FY2027, plus a bond assessment on nine of the ten neighborhoods that retires 1 May 2031. Not every comparable community carries one, and a buyer comparing monthly costs without checking this is comparing two different things.

5. The fee stack is five layers deep, and two of those layers publish no figure at all. The master association assessment and every neighborhood association assessment are obtainable only on a statutory estoppel certificate for a specific property.

6. Millage area 47 at 9.3696 mills is lower than 286 of Collier’s 314 millage areas. The reason is structural: Tiburón is unincorporated, so the municipal millage line is 0.0000, and the fire district levies a flat 1.0000 mill.

7. Position: North Naples, not Old Naples. Bonita Springs City Hall is closer to Tiburón than Fifth Avenue South is. Tiburón trades proximity to Old Naples for under four road miles to Vanderbilt Beach and 2.5 road miles to Mercato.

8. The spread inside the gates is enormous, and this is the comparison a buyer actually makes. Ventanas carries a $656,280 median just value. Escada carries $5,331,624. That is 8.1 times, inside one set of gates, under one master association, inside one District.

9. Flood posture differs by neighborhood rather than by community. Marquesa Royale returned Zone X minimal at every sample point. Esperanza is split building by building: 12 of its 15 building footprints touch the high-risk zone and buildings 14 and 15 are entirely Zone X. Same era, same builder, and at Esperanza the mandatory-purchase answer depends on the building.

10. Structural-compliance posture follows building type, not neighborhood age. Every Tiburón condominium is three storeys or more; Ventanas, Marquesa Royale, Esperanza and Esperanza II are inside Florida’s post-Surfside milestone and reserve regime, while for Castillo and Bolero, with three homes to a building, the laws’ three-family exclusion may apply and no public record settles it; the detached neighborhoods are outside Chapter 718 entirely.

The comparison that matters most, and it is internal

The measured market data says the same thing the just-value spread says. The per-sub-village medians on twelve months of closed sales run from $902,500 in Ventanas to $3,500,000 in Marsala, and the median price per square foot on MLS living area runs from $522.73 in Castillo to $830.51 in Marquesa Royale. Those are not variations around a community median. They are different products with different buyers.

Southwest Florida MLS via Matrix, Development is ‘TIBURON’, closed 18 September 2025 to 18 September 2026, n=32, pulled 18 September 2026. Every price per square foot above uses MLS living area.

So the honest answer to “how does Tiburón compare” is that Tiburón does not compare as one thing. A Castillo villa and a Marsala estate are not two price points on one ladder. They differ in ownership form, in post-Surfside compliance obligation, in flood zone, in homestead share, in absorption speed and in zoned middle school. A buyer comparing “Tiburón” against another community by median price is comparing an average of nine different markets against something else entirely.

“Tiburón has its own master association, its own gates and its own club, inside the Pelican Marsh DRI and the Pelican Marsh Community Development District boundary. This page does not state whether Tiburón owners are members of the Foundation of Pelican Marsh.”

No fee figure, dues figure or membership cost for Talis Park, Grey Oaks, Pelican Bay, Mediterra, Bonita Bay or Bay Colony appears anywhere on this page, because none was researched and none may be carried over. Dedicated comparison pages are a separate build, and when they exist they will be measured to the same standard as this one.

Trying to decide between Tiburón and another North Naples golf community, or between two neighborhoods inside Tiburón? Call Marc at (239) 287-5873, or read how we represent buyers in Naples. The nine-market table above is the conversation, and it is a different conversation for a condominium buyer than for an estate buyer.

Why Buy in Tiburón: Honest Pros and Cons

Tiburón’s strengths are measurable: optional golf, a Ritz-Carlton inside the gates, a zoned elementary school seven-tenths of a mile away, high inland ground and no documented storm surge exposure. Its trade-offs are equally measurable: a five-layer fee stack with two unpublished layers, a rising District assessment, and two road-widening projects on the community’s approaches.

Every item in both lists below is sourced somewhere else on this page. Nothing in the cons list is a softened version of a pro, and nothing in the pros list is padding.

The pros, each one measured

• Club membership is optional and separable from the house on a resale. Proven from a recorded declaration rather than from marketing copy.
• Tiburón is fully built out, with no builder inventory and no remaining developer lot. Every home here is a resale, and the community’s character is settled rather than in progress.
• Two Greg Norman courses and three professional tournaments a season, with member and guest passes to a member-only grandstand at the 18th green.
• A Ritz-Carlton resort inside the gates, 295 rooms, owned by a NYSE-listed REIT with a funded multi-year capital programme co-funded by Marriott running to 2029.
• The zoned elementary school is 0.7 road miles away and grades A. The zoned high school grades A and was first among traditional zoned high schools in Collier County in 2025-26. Marsala’s zoned middle school posted the highest grade of any middle school in the county.
• Three emergency departments, general, pediatric and obstetric, 3.3 road miles away, plus concierge-medicine density that includes an independent practice 0.9 road miles from the gates.
• Vanderbilt Beach is under four road miles, straight west on the road the community fronts, and Mercato is 2.5.
• Millage area 47 at 9.3696 mills is lower than 286 of Collier’s 314 millage areas, and it has fallen every year for six years, from 10.9183 in 2021.
• High inland ground, a residential mean of roughly 12.9 feet NAVD88, and no primary source places hurricane storm surge at Tiburón’s position across five named hurricanes in twenty-one years.
• Castillo, the largest neighborhood at 102 units, is 34 three-storey buildings of three homes each, and whether Florida’s post-Surfside milestone and reserve laws reach them under the three-family exclusion is unsettled.

The cons, each one equally specific

A pros-and-cons section with no real cons is worth nothing, so here are the real ones.

• Buyers negotiate here, and the record proves it. The median sold-to-list ratio across 32 closed sales was 93.84%. Exactly one sale of 32 closed above list, and that was a Serafina house that sold in three days, which is a datapoint about that house rather than about the market. A seller who prices at aspiration in Tiburón should expect to negotiate roughly six percent of it back.
• Homes take time to sell. The median days on market for the 32 closed sales was 86 days, and the median days on market across the 20 current active listings is 156.5 days, with a range on actives running from 6 days to 312.
• The condominium tier is the slowest-moving part of the community, and it is concentrated. Castillo holds 8 of the 20 active listings against 9 closed sales in twelve months. Community-wide absorption is roughly 7.5 months of supply, and the condominium tier carries more of that inventory than its share of sales.
• There is no marina, no boat slips, no dockage and no direct water access of any kind. Tiburón is inland, sitting entirely east of US 41, between 3.4 and 4.7 miles from the Gulf. A boat owner keeps the boat somewhere else.
• The master association entity is inactive on the Florida corporate register, and the neighborhood associations carry the governance. That is a fact about the corporate filing status rather than a claim about how the community is run day to day, and it is the reason a buyer’s association-document request goes to a neighborhood association rather than to one master office.
• Club membership being optional cuts both ways. It is a genuine advantage for a buyer who does not play golf and does not want a bundled obligation. It is a disadvantage for a buyer who assumes buying the house guarantees access to the club, because it does not, and a transferable membership carries an application deadline that sits before closing rather than after it.
• There is a Community Development District debt layer on nine of the ten neighborhoods. Roughly $833 to $2,532 a year per unit, running until 1 May 2031, on top of the operating assessment. Marsala is the only neighborhood without a bond line.
• The District’s per-unit operating assessment rose 18.0% across FY2025 to FY2027, and the assessable unit count is frozen at 2,949 because the community is built out. Every future dollar of District budget growth lands on the same 2,949 units. The millage has fallen for six years and the District assessment has risen; both halves belong in the same sentence.
• $115 of every FY2027 District assessment services a loan for a gatehouse on the Pelican Marsh side that Tiburón residents do not drive through.
• The fee stack is five layers deep and two layers publish no figure at all. The master association assessment and every neighborhood assessment are disclosed only on a statutory estoppel certificate for the specific property, which means a buyer cannot price the full carrying cost from public information before going under contract.
• A $42.0 million six-laning of Airport Road, the eastern approach, was anticipated to begin June 2026 and to last up to two years, with no sound wall and no median landscaping. Buffering or landscaping would have to be funded by the affected communities themselves through a self-taxing unit.
• The Vanderbilt Beach Road widening, about two miles west on Tiburón’s primary route to US 41 and the beach, is in construction, with daytime lane closures 9:00 a.m. to 3:30 p.m. Monday through Saturday and a two-month single-lane-each-way stretch expected in spring 2027.
• The resort inside the gates is mid-renovation in the 2026 window, with adjusted arrival, periodic noise and no balcony access published by the resort itself, and the owner’s four-property capital programme runs to 2029.
• Flood exposure is real in part of the community. Marsala, Esperanza, Castillo and Ventanas are split within themselves, lot by lot or building by building.
• Four of the six condominiums are permanently inside Florida’s post-Surfside regime, with reserves that can no longer be waived, and the 31 December 2025 SIRS deadline has already passed.
• Commercial vehicles cannot enter on Sundays or holidays and are limited to 7 a.m. to 7 p.m. Monday to Saturday, which lengthens every renovation here relative to an ungated neighborhood.
• At least one Tiburón neighborhood prohibits open houses outright and requires every showing to be by appointment with a licensed salesperson present throughout.
• Tiburón is a North Naples address, not an Old Naples one. Fifth Avenue South is nine and a half road miles and an eighteen-minute free-flow run that is longer in season.
• There is no pickleball, and there is no full destination spa on the property.

One claim you will see elsewhere that does not appear in that list: “HOA fees are high.” No Tiburón association publishes its assessment, so nobody, including this page, is in a position to make that claim. Where a figure is not published, this page says it is not published rather than estimating it.

What the record says about timing, for a seller weighing when to list

The seasonality question is the one Tiburón sellers ask most often, and the twelve-month record answers it in a way that contradicts the received wisdom.

Tiburón’s closings do not concentrate in season. They split exactly in half. January through May produced 16 closings. June through December produced 16.

Sold-to-list is effectively identical, 93.70% against 93.88%, a gap of eighteen basis points on samples of sixteen. There is no evidence in this data that listing in season gets a Tiburón seller a better price relative to asking.

Where season shows up is speed: a median 81 days against 102.5, roughly three weeks faster.

And the price gap between those two columns is a mix effect, not an appreciation effect. The higher in-season median reflects which homes trade, meaning the Marsala and Marquesa Royale tier, rather than the same house fetching more. It is not seasonal appreciation and it should never be presented as such.

The honest seller answer: in Tiburón, season buys a faster sale and a deeper pool of buyers at the top of the market, not a higher percentage of asking. A correctly priced off-season listing lands within a fifth of a percentage point of the same list-to-sale result and takes about three more weeks.

Re-derived 18 September 2026 from the same 32 closed sales, Southwest Florida MLS via Matrix. The most recent close in the window is 28 July 2026, and there were zero closings recorded in August and none in September through the 18th. Recording and reporting lag means a late-August close can still surface after this pull, so that is the pull date’s picture rather than a claim that nothing sold.

What to do with all of that

If you are buying in Tiburón, the cons list above is the due-diligence list. Which neighborhood, which flood zone, which middle school, which compliance regime, which bond assessment, and whether the membership you are assuming comes with the house actually does. Call Marc at (239) 287-5873, or read how we represent buyers in Naples, and we will work that list against the specific address rather than against the community’s average.

If you are selling in Tiburón, the same list is the pricing conversation. A 93.84% median sold-to-list ratio across 32 sales and a 156.5-day median on current actives are not reasons to price low. They are reasons to price correctly the first time, because the data says the market negotiates and the data says the slow listings are the ones that started high. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, we have been the #1 Team in Southwest Florida since 2012, and we track every Tiburón closing neighborhood by neighborhood rather than community-wide. Get a free home valuation or Call Jesse direct at (239) 898-6072. Confidential conversations welcome for luxury listings.

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

If you’re searching for the best Tiburón listing agent, or thinking, ‘I need to sell my house in Tiburón…’, you are looking for a team that already knows how this community transacts. Selling in Tiburón involves two association estoppel certificates rather than one, a club membership that can transfer to the buyer only if they apply at least thirty days before closing, a gate transponder that must be dealt with before the sale rather than after, and showing rules that in at least one neighborhood prohibit open houses outright. McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and we have been Top 1% Real Estate Agents Nationally Since 2008. In the last 12 months we tracked every one of the 32 Tiburón closings and the 20 active listings behind them, neighborhood by neighborhood, which is the only way to price a Castillo villa and a Marsala estate correctly on the same afternoon.

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 Tiburón Actually Sold For in the Last 12 Months

Data updated: September 2026

Every figure below comes from the Southwest Florida MLS via Matrix, criteria bar read back verbatim as Development is 'TIBURON', Status is 'Closed' 09/18/2025 to 09/18/2026, pulled 18 September 2026. Medians are published rather than means, with the sample size and the parity stated, because on a 32 sale set one estate sale moves a mean and does not move a median. Every square foot figure here is MLS LIVING area, which is a different and smaller denominator than the Collier County roll’s total adjusted area used elsewhere in this guide. The two are never compared.

Two numbers in that table are the whole pricing conversation. The median sale closed at 93.84% of list across 32 sales, and exactly one of those 32 closed above list. And the median closed listing took 86 days while the median listing sitting on the market today has been there 156.5 days. In Tiburón the market negotiates, and the slow listings are the ones that started high.

Season Buys You Speed, Not a Better Price. The Data Says So.

This is the question Tiburón sellers ask most, and almost every answer in circulation is an assumption. Re-derived from the same 32 closed sales pulled 18 September 2026:

Tiburón’s closings do not concentrate in season. They split exactly in half, 16 and 16.

• Sold to list is effectively identical, 93.70% against 93.88%, a gap of 18 basis points on samples of 16 each. There is no evidence in this data that listing in season gets a Tiburón seller a better percentage of asking, and we will not tell you otherwise.
• Speed is where season shows up. A median 81 days against 102.5, roughly three weeks faster, against a deeper pool of buyers at the top of the market.
• The price gap between those two columns is a mix effect, not appreciation. The higher in season median reflects which homes trade, the Marsala and Marquesa Royale tier, rather than the same house fetching more. It is not seasonal appreciation and we do not present it as such.

So the honest advice is not “wait for season.” It is that an off season Tiburón listing, priced correctly, lands within a fifth of a percentage point of the same list to sale result and takes about three more weeks. If your reason to sell is now, the record says now is fine.

The Five Things That Decide a Tiburón Sale, and Four of Them Sit Before Closing

1. The 30 day club membership transfer deadline, and it runs before closing rather than after. Marsala’s recorded declaration, Article 17, at Collier County Official Records Book 4094, Page 1788, sets four conditions on transferring a Signature Membership to your buyer: you must be current on all obligations to the club and in good standing, you must resign the membership effective as of the date of sale, the purchasing owner must apply for the transfer a minimum of thirty days prior to the date of closing, and the buyer must be approved. On a proper transfer the buyer pays no membership fee. And the clause that costs people money: if nobody arranges the transfer, the membership is deemed resigned as of the closing date, and the seller is not entitled to a refund of the membership fee, dues or other fees paid to the club. It does not revert to you. It evaporates. That is proven for Marsala from its recorded declaration; confirm the mechanics against the declaration for your specific neighborhood.

2. Two estoppel certificates, from two separate corporations, in two different cities. A Tiburón sale needs a statutory estoppel certificate from the master association and one from your neighborhood association, because they are separate corporations with separate assessments. The master association’s estoppel and lender questionnaire requests run through HomeWiseDocs with the master’s management company as agent. In four of the ten Tiburón neighborhoods the association’s address of record is a law firm or an accounting firm rather than a management company, which changes both the turnaround and the fee. Build lead time into the association document review period rather than discovering it in week three.

3. The transponder trap, and almost no agent catches it. If you are keeping a golf membership, or moving to a rental inside the District, the Pelican Marsh Community Development District’s own transponder policy puts the duty on you: it is that individual’s responsibility to notify PMCDD access control prior to the sale of the property, and failure to notify access control results in transponder deletion or deactivation and the necessity to purchase new transponders. Prior to the sale. Not at closing, and not afterwards.

4. Marketing a Tiburón listing is not marketing a normal listing, and two rule layers apply. The District’s own published standard for real estate signage on District property requires metal step type signs no larger than 18 inches by 24 inches, in specified colours, Nantucket Dune SW2066 for the background and posts and Lafayette Green HC-135 or Forest Green #86 vinyl for lettering. No signs on medians or between the sidewalk and the street on District roads, and none between the county or state roads and the entrance gates. No balloons, ribbons or other attention getting devices. One temporary sign per street corner, generic copy only, no street numbers and no attached notes. All temporary signs must be removed from all locations by sunset. Roving patrols remove non compliant signs, hold them at the gatehouse, and discard them after one week. Then the neighborhood layer, which is stricter where it is published: Marsala’s published rules state that no sales or promotional events or open houses are permitted, no public or private auction may be conducted at the property, and persons desiring to view the property must have an appointment and be accompanied at all times by a licensed salesperson. No signage of any type is permitted without written HOA approval, and the association holds a recorded easement to enter the lot and remove non conforming signage. In at least one Tiburón neighborhood the open house is prohibited outright. Tiburón is not an open house market, and a listing plan built on one is built on sand.

5. Gate access for showings is a signed owner form, and an electronic signature will not do. The District’s Realtor Protocol requires the owner to file a signed form telling access control that the property is for sale or for rent, naming the listing agent, and stating whether the listing agent can admit other agents and their clients or only the listing agent can access the listed property. The form must be signed by the owner, and electronic signature is not accepted. If the address is not flagged as listed, gate staff attempt to reach the homeowner, and failing that, access may be granted as a member of the general public with a District roads map and a trespass warning. The published version of that protocol is explicitly the west of Airport Road version.

The Disclosures a Tiburón Seller Already Owes, and the Documents That Answer Them

• Milestone inspection and structural integrity reserve study status, if you own in Ventanas, Marquesa Royale, Esperanza or Esperanza II, the four Tiburón condominiums inside Florida’s post Surfside regime. You already hold the inspector’s summary, because section 553.899 required the association to distribute it to every unit owner within 45 days of receiving the report. A buyer who asks for it is asking for a document you were mailed, not for a favour.
• Flood zone, and whether a Letter of Map Amendment is on file. FEMA letters on file at Tiburón include three 2013 LOMAs covering 47 Marsala lots, one covering four Castillo buildings, letters for Escada, Norman Estates and Marquesa Royale, and Esperanza’s LOMA 12-04-4195A and LOMR-F 13-04-6253A; of the four listed in our flood section, all four carry a revalidation status of “Not incorporated,” which means the determination does not appear as a zone change on the current map and the letter itself has to be produced. A LOMA on file is a selling point that disappears if nobody finds it.
• Any pending or levied special assessment, which the statutory estoppel discloses per property.

What this page will not tell you, because none of it was researched for Tiburón: no commission figure, no seller closing cost figure, no documentary stamp calculation, no title insurance custom claim, no estoppel fee cap and no estoppel turnaround time. Capital gains and 1031 questions route to a CPA, and contract drafting routes to counsel. Where the honest answer is that we did not measure it, we say so rather than reaching for a number.

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

Start with a free Tiburón home valuation. Then we will price it against your neighborhood’s twelve month record rather than the community’s, because a Castillo villa at a $522.73 median per square foot on MLS living area and a Marquesa Royale coach home at $830.51 on the same denominator are not two points on one ladder.

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

Tiburón Seller Questions, Answered Before You List

Who is the best listing agent for Tiburón?

Judge that on what a team can show you about this community before you hire it. McGreevy and Comisar lead Domain Realty Group, the #1 Team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008, and in the last 12 months we tracked all 32 Tiburón closings and the 20 active listings behind them, neighborhood by neighborhood. The test worth applying to any listing agent here is whether they can name the 30 day membership transfer deadline, the two estoppel requirement and the transponder notification rule without looking them up.

How long does it take to sell a home in Tiburón?

The median closed sale in the trailing twelve months took 86 days on market (n=31, odd, one SDE row carries no days on market), and the median listing currently active has been on the market 156.5 days (n=20, even). Those two numbers together are the argument for pricing correctly at launch: the closed set is the market, and the active set is what happens to listings the market has already declined once. Southwest Florida MLS via Matrix, pulled 18 September 2026.

What is the current market for sellers in Tiburón?

20 active listings against 32 sales closed in the trailing twelve months is roughly 7.5 months of supply, which is balanced to buyer favoring for a luxury golf community. It is not evenly distributed: Castillo alone holds 8 of the 20 actives against 9 closed sales in twelve months, making the condominium tier the slowest moving part of Tiburón. Southwest Florida MLS via Matrix, pulled 18 September 2026.

Do you handle club membership transfer in the sale negotiation?

Yes, and it is raised in the first week of a listing rather than the last week of a contract. Marsala’s recorded declaration requires the buyer to apply for the Signature Membership transfer a minimum of thirty days prior to closing, requires the seller to be current and in good standing, and provides that a membership nobody transfers is deemed resigned at closing with no refund to anyone. Whether a particular Tiburón home carries a transferable membership is not a published fact; it is established for the specific property during the transaction.

Can we list off market in Tiburón?

Discretion and off market capability are part of how we handle luxury listings, and in Tiburón there is a community specific reason the question comes up: at least one neighborhood prohibits open houses outright and requires every showing to be by appointment with a licensed salesperson present, while the District’s signage standard restricts what can be posted and requires every temporary sign to be removed by sunset. A quiet, appointment only launch is closer to the default here than it is in most of Naples.

What is the best time of year to list a home in Tiburón?

The measured answer is that season buys speed rather than price. Closings split 16 and 16 between January to May and June to December on the trailing twelve month set of 32. Median days on market was 81 in season against 102.5 out of it, while the median sold to list ratio was 93.70% against 93.88%, a gap of 18 basis points on samples of 16. There is no evidence in this data that listing in season gets a better percentage of asking. Re-derived 18 September 2026 from the same 32 closed sales.

How much does it cost to sell a luxury home in Tiburón?

This page publishes no commission figure, no seller closing cost figure, no documentary stamp calculation, no title insurance custom claim and no estoppel fee, because none of them was researched for this community and we do not publish numbers we have not measured. What is measurable and specific to Tiburón is the document work: two estoppel certificates from two separate corporations, and in four of the ten neighborhoods an address of record that is a law firm or an accounting firm rather than a management company, which changes both the turnaround and the fee.

Your Local Real Estate Experts: Jesse McGreevy and Marc Comisar, Domain Realty

Jesse McGreevy and Marc Comisar lead Domain Realty Group in Southwest Florida, and they have represented buyers and sellers in Naples and Collier County for more than fifteen years. The team’s full record, its brokerage licensing, its awards and the people who actually do the work are set out in detail on about Domain Realty, and the two agent pages linked at the top of this guide carry each partner’s own history.

This guide to Tiburón was built from primary records: the Collier County property roll, the Pelican Marsh Community Development District’s own budgets and minutes, recorded declarations, Florida’s corporate register, FEMA’s flood layers, the National Weather Service, the Securities and Exchange Commission, the club’s and the resort’s own publications, and the Southwest Florida MLS.

The method, stated plainly, because it is what earns the rest of the page

Every figure on this page is traced to a primary record. Every perishable figure carries its as of date in the copy rather than only in a source note. Where a fact is not published anywhere, this page says it is not published, in those words, and names the record class that holds it. That last rule is why you will find no Tiburón HOA fee on this page, no club initiation figure and no estoppel fee cap. Eleven association assessments exist in Tiburón, one master and ten neighborhood, and exactly one figure among them is published anywhere. Any page that prints the rest is printing a scrape, a single listing’s entry, or a guess.

The measurement dates. The durable layer, meaning developer history, master plan, governance, plats and the county parcel roll, stands as measured 2 September 2026 against county files dated 29 and 31 August 2026. The perishable layer was re-verified 18 September 2026. The MLS was pulled from Matrix on 18 September 2026.

The re-verification triggers this page commits to, published rather than kept internal, because a public review schedule is checkable and a claim of freshness is not:

• 1 October 2026. Confirm the resort’s published renovation window closed on schedule.
• 17 November 2026. Confirm the CME Group Tour Championship field and dates, and check for a Letter of Final Determination on the Collier County FIRM as the 90 day appeal period ends.
• 15 January 2027. Re-check the Chubb Classic dates and the 2027 to 2028 tour calendar at Tiburón.
• Any Atlantic named storm entering the Gulf. Re-run the storm section.

Who we are

Jesse McGreevy and Marc Comisar lead Domain Realty Group, a full service Southwest Florida real estate team.

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

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

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).

What clients say

Jesse McGreevy is a top-reviewed Naples realtor, and so is Marc Comisar. These are 5 star reviews in the clients’ own words, from the team’s Google Business Profile.

★★★★★ “Marc made an extremely stressful time of selling my parents’ house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation.” Verified Google review

★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.” Verified Google review

★★★★★ “Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond.” Verified Google review

★★★★★ “Jesse listened to what we were looking for and found us exactly what we wanted. Jesse was always available to answer any questions and helped us through the entire process.” Verified Google review

★★★★★ “Their attention to detail communication and dedication was known the moment we spoke. Would highly recommend.” Verified Google review

Working with us in Tiburón

If you are buying, the due diligence list in this guide is the work: which neighborhood, which flood zone, which zoned middle school, which post Surfside compliance regime, which CDD bond line, and whether the club membership you assume comes with the house actually does. Call Marc at (239) 287-5873, or read how we represent buyers in Naples.

If you are selling, the same list is the pricing conversation, and three of its items are things you can produce before the listing goes live rather than negotiate over in week four. Get a free home valuation or call Jesse direct at (239) 898-6072. Confidential conversations welcome for luxury listings.

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

Frequently Asked Questions About Tiburón, Buyer Edition

These are the questions buyers actually type about Tiburón, harvested from search and answered from primary records. Where the honest answer is that a figure is not published, meaning club pricing and association assessments, this page says so and names the document that would hold it. Every answer carries its source and its date, and every sample size carries its denominator.

Do you have to join the golf club to buy a home in Tiburón?

No. Buying a home in Tiburón today does not obligate you to join Tiburón Golf Club. The Marsala association states it in its own words, citing its recorded Declaration section 17: “Membership in the Tiburon Golf Club is not a requirement of owning a home in Marsala, nor does your homeownership automatically provide you with a membership.” The declaration itself is blunter, at section 17.1: no owner has any right, easement or other use or ownership interest in the club or the club facilities as a result of owning property. That is proven for Marsala from its recorded declaration at Collier County Official Records Book 4094, Page 1788; the other nine neighborhoods’ declarations were not retrieved, so confirm per neighborhood against the recorded declaration or the estoppel.

Is golf membership at Tiburón mandatory or optional?

Optional on a resale. There is one historical qualifier that explains the paperwork you may see: Marsala’s Declaration section 17.3 obligated each initial purchaser from the developer to acquire a Signature Membership at closing. That obligation ran to the first buyer from WCI. It does not run to a buyer purchasing a resale from a private seller. Two independent records corroborate the separation: the club sells an Associate category that is, in its own words, “only available to non-residents of the Tiburón® community,” and the Pelican Marsh Community Development District treats golf club membership as an eligibility class standing alongside owners and tenants in its transponder policy rather than inside them.

Does a Tiburón golf membership transfer to the buyer at closing?

It can, but only if the transfer is arranged in advance, and it is not automatic. Marsala’s recorded declaration, Article 17, permits a Signature Membership to transfer to the purchaser under four conditions: the seller is current on all obligations to the club and in good standing, the seller resigns the membership effective as of the date of sale, the buyer applies for the transfer at least thirty days before closing, and the buyer is approved. On a proper transfer the buyer pays no membership fee. Whether a particular Tiburón home carries a transferable membership is not a published fact; it is established for the specific property during the transaction.

What is the deadline to apply for the membership transfer before closing?

Thirty days before closing, and the deadline sits before the closing date rather than after it. Marsala’s Declaration Article 17 requires that “the purchasing owner must apply for a transfer of Signature Membership a minimum of thirty (30) days prior to the date of closing.” That is the single most time sensitive item in a Tiburón transaction, it appears on no MLS sheet, and it belongs in the first week of the contract rather than the last. Proven for Marsala from its recorded declaration; confirm against the specific neighborhood’s declaration.

What happens to the membership if nobody arranges the transfer before closing?

It is destroyed, and nobody is paid for it. Marsala’s Declaration Article 17 provides that where an owner selling a residential unit does not arrange to transfer the Signature Membership, the membership “shall be deemed resigned as of the date of the closing” and the member “shall not be entitled to a refund of the membership fee, dues or other fees paid to the Club.” It does not revert to the seller and it is not refunded. A transaction that reaches the closing table with nobody having raised the membership question has destroyed an asset that belonged to one of the two parties.

How much does it cost to join Tiburón Golf Club?

Not published. Tiburón Golf Club publishes membership privileges, not membership prices. As of 18 September 2026 the club publishes no initiation fee, no annual dues figure, no food and beverage minimum, and no cart or trail fee, not on its website and not in any of its three 2025 membership documents. What the club does publish is that Medallion and Signature memberships are available to residents of Tiburón and Associate memberships only to non-residents. Current pricing is quoted by the club directly to a prospective member, and any fee figure circulating elsewhere for this club is unsourced. Two mutually contradictory sets of figures circulate, differing materially from each other, which is itself the evidence that neither is reliable.

What are the annual dues at Tiburón Golf Club?

Not published, on the same basis as the initiation fee. The club publishes privileges and not prices, verified by exhaustion of its own site and all three 2025 membership documents on 2 September 2026 and again on 18 September 2026. The record class that holds the number is the club’s own written quote to a prospective member. The one price the club does publish is for public play: green fees under dynamic pricing at $99 to $500 per player, plus a $40 rider fee.

Is the Tiburón initiation fee refundable?

Partly, for one category, and the club will not say how much. The club publishes exactly two sentences on the subject. For Medallion: “A portion of your initiation fee is refundable.” For Associate: “Membership initiation fee is nonrefundable.” For Signature the club publishes no refundability sentence of any kind, and that absence is stated here as an absence rather than filled in. The club does not publish the refundable percentage, the payout trigger, the position in the resale queue or the timing. Club membership documents re-verified 18 September 2026.

What are the HOA fees in Tiburón Naples?

No Tiburón association publishes its recurring assessment. There are eleven association assessments in Tiburón, one master and ten neighborhood, and exactly one fee figure among them is published anywhere: Marsala’s $3,000 resale capital assessment, levied on the buyer at closing, from Marsala’s own HOA FAQ retrieved 1 September 2026. The record class that holds the real number is the statutory estoppel certificate for the specific property, which under Florida law must disclose the current regular assessment and its frequency, any special assessment, and any transfer or capital contribution fee payable on the sale. A Tiburón purchase needs two of those certificates, one from the master association and one from the neighborhood association, because they are separate corporations with separate assessments.

What are the HOA fees for each individual Tiburón neighborhood?

Not published for any of the ten. This page prints no per neighborhood assessment, because none exists in any primary record. The only published figure at neighborhood level anywhere in Tiburón is Marsala’s $3,000 resale capital assessment, due from the transferee at closing. Any table of per neighborhood Tiburón HOA fees you find elsewhere is built from scraped directory figures or from a single listing’s entry for a single property on a single date, neither of which is the community’s fee stack.

Does Tiburón have a CDD fee?

Yes. Tiburón sits inside the boundary of the Pelican Marsh Community Development District, a Chapter 190 special district created 14 December 1993, and the District’s assessment appears as a non ad valorem line on the Collier County tax bill. It is collected under the uniform method of Chapter 197, Florida Statutes. It is not an HOA bill and it cannot be paid separately or skipped, because it rides on the tax bill and non payment leads to a tax certificate on the property, which outranks an association lien.

How much is the Tiburón CDD assessment per year?

$1,879 per equivalent residential unit for FY2027, against $1,725 in FY2026, from the District’s FY2027 Adopted Budget adopted at public hearing on 15 July 2026. That is the operating assessment. Nine of the ten Tiburón neighborhoods carry a second District line, the Series 2022 debt service assessment, running roughly $833 to $2,532 per unit depending on the neighborhood’s bond designation. The FY2025 audited range across the District was $836 to $2,573.

When does the Tiburón CDD bond debt get paid off?

1 May 2031. The Series 2022 bond was issued 1 March 2022 at an initial rate of 2.41% with original principal of $3,460,000 to advance refund the Series 2012, and $2,365,000 was outstanding at 30 September 2025, per the District’s FY2025 audited financial statements e-filed with the Florida Auditor General. Remaining debt service to maturity is $2,365,000 of principal plus $199,188 of interest. Every dollar of debt the Pelican Marsh Community Development District still owes is secured on nine Tiburón neighborhoods, and it retires on 1 May 2031.

Which Tiburón neighborhoods carry CDD bond debt?

Nine of the ten. The Phase III bond neighborhoods are Escada, The Norman Estates, Marquesa Royale, Esperanza, Esperanza II, Bolero, Castillo, Ventanas and Serafina. Marsala is the exception and carries no CDD bond line at all, because its declaration was recorded 24 August 2006 and its houses were built from 2007 to 2020, years after the Phase III bonds were sold, on land outside the original Phase III footprint. Confirm on the specific parcel’s own Collier County tax bill, which shows one CDD line rather than two.

Do all Tiburón neighborhoods pay the same CDD amount?

No, and the spread is roughly three to one. The District assessed the bond by bond designation, a product type class, rather than equally per home. From the District’s own FY2019 budget under the Series 2012: Escada as “Est SF II” at $3,340.31 per unit, against Castillo, Bolero, Ventanas, Serafina and Norman Estates in the $1,085.57 classes. An Escada estate lot carried 3.08 times what a Castillo unit carried, on the same bond, in the same District, in the same year. The 2022 refunding lowered every class by roughly 22% to 24% and left the relative structure unchanged.

How many separate association fees does a Tiburón owner pay?

Up to five layers, of which two publish no figure. Layer 1 is county ad valorem property tax at 9.3696 mills in millage area 47. Layer 2a is the District operating assessment at $1,879 per ERU for FY2027. Layer 2b is the District bond assessment, on nine of the ten neighborhoods, through 1 May 2031. Layer 3 is the master association assessment, billed quarterly, not published. Layer 4 is the neighborhood association assessment, billed quarterly, not published for any of the ten. Layer 5 is club membership, which is optional on a resale and whose price the club does not publish.

What does the CDD assessment actually pay for?

Landscaping and access control, in a 54 cents on the dollar sense. The District’s FY2027 adopted general fund is $5,809,000 across 2,949 equivalent residential units. Landscaping is $1,994,450 and access control, meaning gates, guards and the roving patrol, is $1,139,900. Together that is $3,134,350, or 54.0% of the entire general fund. The rest runs to professional and administrative costs, field management, water management, lighting including a $47,000 holiday lighting line, fountains, roadway and a $500,000 capital reserve contribution.

Is Tiburón Golf Club public or private?

Semi-private, in the club’s own word. The club describes itself in its own About Us copy as “The semi-private club,” and three routes onto the tee sheet exist at once: members, resort guests on Stay and Play packages, and outside public play through the club’s own dynamic pricing booking engine. That is a change inside the last decade rather than an original design: before Troon’s arrival in 2016, access ran to members and Ritz-Carlton guests only.

Can the public play Tiburón?

Yes. The club sells public tee times through its own booking engine on a 30 day public booking window, under dynamic pricing. For comparison, Medallion and Associate members book 60 days out and Signature members book 10 days out, which means a Signature member’s booking window is shorter than a member of the public’s. How the tee sheet is apportioned between members and resort guests is not published. Club pages re-verified 18 September 2026.

How much are green fees at Tiburón?

$99 to $500 per player, verbatim from the club’s own Dynamic Pricing page, re-verified 18 September 2026, plus a $40 rider fee for a non playing guest riding on the course. The club publishes no fixed seasonal rate card and defines what it is doing in its own words as “rates changing constantly in real time, based on the demand of the consumer.” Any single green fee figure quoted for Tiburón will be wrong within days, which is why this page publishes the range and the method rather than picking a number out of it.

What flood zone is Tiburón in?

Tiburón is not one flood zone. Measured point by point against FEMA’s National Flood Hazard Layer at 30 coordinates on 2 September 2026, Tiburón contains three designations, AH, AE and X, and the split runs through individual neighborhoods rather than between them. The effective map is the 8 February 2024 countywide Digital Flood Insurance Rate Map, study 12021C, and Tiburón spans four FIRM panels because the panel grid lines at longitude -81.75000 and latitude 26.25000 both run through the community. No part of Tiburón returned V, VE or any coastal high hazard designation at any sample point. Flood zone here is parcel specific and has to be checked on FEMA’s Map Service Center for the exact address.

Do flood zones differ between Tiburón neighborhoods?

Yes, and they differ inside neighborhoods too. Marquesa Royale and The Norman Estates returned Zone X, minimal flood hazard, at every sample point, and all 27 Norman Estates homes are Zone X on panel 12021C0382J. Marsala and Esperanza are split lot by lot and building by building: 49 of Marsala’s 56 address points read Zone AH, with 47 lots removed by three 2013 FEMA letters, and at Esperanza buildings 14 and 15 are entirely Zone X (FEMA National Flood Hazard Layer, September 2026). Castillo is split within one recorded condominium: measured building by building, 7 of its 34 buildings are wholly in AH (2863 Tiburon Blvd E and the six on Castillo Ct), 6 are partly inside, and 21 are outside. Ventanas is split across its three buildings. Escada is mostly X with one measured AE point, and at Bolero a lake-edge Zone AE area touches buildings 14 and 16 on panel 12021C0382J. This is dense sampling across the community, not a parcel by parcel determination, so a site specific determination is required for the address you are buying.

Which Tiburón neighborhood has the most flood exposure?

Marsala. On FEMA’s effective maps 49 of Marsala’s 56 address points read Zone AH, although three 2013 FEMA letters removed 47 of its 56 lots from the high-risk area, so the answer is lot by lot. Marsala is also the only Tiburón sub-village with homes on a FIRM panel not revised since 2012: 42 of its homes are on panel 12021C0401H, effective 16 May 2012, while the rest of Marsala and every other sub-village sit on panels revised 8 February 2024. The counter-intuitive part is that Marsala also has the highest measured natural ground in Tiburón, 13.7 to 14.8 feet NAVD88, three to five feet above the 10.0 to 10.5 foot base flood elevation there. Zone AH is a shallow ponding zone drawn on the drainage basin rather than on pad height, so high ground inside a basin that ponds is still inside the zone.

Did Tiburón flood during Hurricane Ian?

No primary source places Ian’s storm surge at Tiburón’s position. The National Weather Service’s own Ian summary bounds it: “In Collier County, extensive storm surge flooding occurred over most areas south and west of US 41/Tamiami Trail, as well as near the Gordon River, Cocohatchee River, and connecting creeks and canals.” Tiburón lies entirely east of US 41, by 2.1 to 3.4 miles. What Tiburón took was wind and rainfall: the NWS estimated peak near surface gusts in western Collier County at 80 to 90 mph, while the 100 to 110 mph readings that circulate were measured 100 to 150 feet above ground level on tall coastal buildings. This is the storm record for the location, not a claim about damage to any Tiburón building, which is not on any public record examined here. And nothing here says Ian was mild in Collier County: the county wide damage total was about $2.2 billion.

Do Tiburón condo buildings require a milestone inspection, and have they had one?

Four condominiums are plainly inside the regime; for two the answer is unsettled. Section 553.899, Florida Statutes, reaches a condominium building of three habitable stories or more. Ventanas I at five storeys, and Marquesa Royale, Esperanza and Esperanza II at three storeys each, are required. Castillo and Bolero are three storeys with one residence per floor, but each building holds three homes, and the statute excludes a three-family dwelling of three or fewer habitable stories, so whether they are required is unsettled; no public record settles it. Marsala, Serafina, Escada and The Norman Estates are detached single family under Chapter 720 and are outside Chapter 718 entirely. No Tiburón association publishes its inspection status; the completed report and the inspector’s summary are produced during the association document review period, and a current owner already holds the summary, because the statute required the association to distribute it within 45 days.

Do Tiburón condo associations need a structural integrity reserve study, and is it done?

Four associations are required to have one, and their deadline has passed. Section 718.112(2)(g) requires a structural integrity reserve study at least every ten years for each building of three habitable stories or higher, and CS/CS/HB 913 (2025) moved the completion deadline to 31 December 2025, which is now behind us. The four with a live obligation are Ventanas I, Marquesa Royale, Esperanza and Esperanza II, and for those associations reserves for SIRS items can no longer be waived by member vote. A buyer in any of those four who is told the study is still being worked on is being told something that is, on its face, past the statutory deadline. No Tiburón association publishes its reserve status; the study and the reserve schedule come through the association document review period.

What schools is Tiburón zoned for?

Pelican Marsh Elementary and Aubrey Rogers High for every Tiburón address, and the middle school splits. Collier County Public Schools’ address level zoning record was queried on 2 September 2026 for school year 2026-27 at 329 Tiburón addresses across 8 streets, with zero mixed results inside any street. All 329 returned Pelican Marsh Elementary and Aubrey Rogers High. The 60 addresses on Marsala Way returned North Naples Middle; the 269 addresses on the other seven streets returned Pine Ridge Middle. Confirm the specific address with the district’s Interactive Zoning Tool before relying on it, because the boundaries are re-run annually. An MLS school field is agent entered free text and is not a record of assignment.

How good are the schools serving Tiburón?

All four zoned schools graded A in 2025-26. Pelican Marsh Elementary at 79% of available points, Pine Ridge Middle at 75%, North Naples Middle at 85% and Aubrey Rogers High at 75%, from the Florida Department of Education’s 2026 release. North Naples Middle, which is Marsala’s zoned middle school, posted the highest grade of any middle school in Collier County. Aubrey Rogers was first among traditional zoned high schools in the county. For scale, the 2026 grading threshold for an A is 65% of points. Collier County Public Schools earned an A for the ninth consecutive year and ranked sixth of Florida’s 67 districts. The percentage of points figures come from a newspaper database built on the same Department release, because the Department’s own workbook is not machine retrievable.

How many neighborhoods are inside Tiburón?

Ten recorded residential neighborhoods, presented to buyers as nine named places, because Esperanza was recorded in two phases and is one product. Six are condominiums created by declaration under Chapter 718 and four are platted single family subdivisions under Chapter 720. Together they hold 540 residences built between 1999 and 2021, and the community is fully built out. Collier County bulk property roll, tax year 2026 preliminary, measured 2 September 2026.

What are the names of all the neighborhoods in Tiburón?

Castillo at Tiburón (102 units, condominium), Ventanas at Tiburón (82, condominium, the only mid-rise), Bolero at Tiburón (60, condominium, the oldest housing here), Marsala at Tiburón (56, single family), Esperanza II at Tiburón (48, condominium), Marquesa Royale at Tiburón (48, condominium), Serafina at Tiburón (44, single family), Esperanza at Tiburón (42, condominium), Escada at Tiburón (31, single family, the largest lots), and The Norman Estates at Tiburón (27, single family). There is no separate Ventanas II: every one of the 84 matching county legal description rows reads “VENTANAS I AT TIBURON,” and some listings write Ventanas II meaning building B or C. Villa Grande, Avellino Isles, Cordoba and Falcon’s Glen are not Tiburón neighborhoods; each fails the section, township, range, ZIP and millage tests.

Is Tiburón still being built, or is it built out?

Fully built out. Every home in Tiburón is a resale. Across all eleven recorded records there are exactly three parcels coded vacant residential, and every one is an association owned sliver assessed at $100. There is not one developer held buildable lot left. The District corroborates it independently: at its July 2026 budget hearing it stated that the community is built out, and the assessable unit count is unchanged at 2,949 between FY2026 and FY2027. The consequence for a buyer is direct: the 20 active listings are the entire supply, and there is no phase releasing next spring.

Which is the most affordable way into Tiburón?

Ventanas. It is the only Tiburón address reachable under $500,000 on the county roll, with a minimum 2026 just value of $454,200 and a median just value of $656,280, the lowest in the community. It is the only mid-rise, 82 units across three elevator served buildings, and it has the lowest homestead share in Tiburón at 20.7%, which makes it the lock and leave tier. In the trailing twelve months its median closed price was $902,500 (n=4, even), Southwest Florida MLS via Matrix pulled 18 September 2026. All just value figures here are Collier County roll figures and are never compared to MLS square footage.

Which is the most expensive neighborhood in Tiburón?

Escada, and it is not close. Its median 2026 just value is $5,331,624 against Ventanas at $656,280, a multiple of 8.1 times inside one set of gates. Escada also carries the highest median 2026 total bill in the community at $45,769, the largest lots at a 0.62-acre median, county improvement quality code 6 on 32 of 33 structures, and the highest CDD bond line at roughly $2,532. It is 31 homes on two dead end streets built out over twenty years from 2002 to 2021. All figures here are Collier County roll figures, measured 2 September 2026.

What are the property taxes on a home in Tiburón?

There is no single figure, and this page will not invent one. The millage in area 47 for tax year 2026 is 9.3696 mills, decomposed as county 3.8969, school 4.1470, municipal 0.0000 because Tiburón is unincorporated rather than in the City of Naples, and other 1.3257 including North Collier Fire Control at exactly 1.0000. That total is lower than 286 of Collier’s 314 millage areas and has fallen in every one of six consecutive years from 10.9183 in 2021. The measured mean 2026 total bill across the 539 residential parcels is about $16,136, and the per neighborhood median total bill runs from $8,075 in Ventanas to $45,769 in Escada. Millage times just value does not reproduce those figures, because Save Our Homes caps, homestead exemptions, portability and the 10% non homestead cap drive taxable value well below just value on long held homes. Millage area 47 is not a Tiburón specific taxing area: it covers 7,173 Collier parcels, and 38 different millage areas share the identical 9.3696 total.

Can you rent out a home in Tiburón?

It depends entirely on which neighborhood, and only one of the ten publishes its rules. Marsala is the only Tiburón neighborhood that publishes its leasing and pet rules. The other nine are governed by their own recorded declarations, which set different terms, and those declarations were not retrieved for this page. Confirm the leasing rules for the specific neighborhood against its recorded declaration or the statutory estoppel certificate. The confident cross neighborhood leasing table that circulates for this community does not hold together internally, and one widely repeated version claims a Tiburón neighborhood permits a one day minimum with 365 leases a year, which would make it a hotel. It does not ship here.

What is the minimum lease term in Tiburón?

Not published, for any Tiburón neighborhood. Minimum lease term is set by each neighborhood’s own recorded declaration, and nine of the ten declarations were not retrieved for this page. There is no community wide answer, and any single number presented as “Tiburón’s minimum lease term” is describing one neighborhood at best and a scrape at worst. The record class that holds it is the recorded declaration for the specific neighborhood, and the estoppel certificate for the specific property.

Is the Ritz-Carlton inside Tiburón, and which Ritz-Carlton is it?

Yes, and it is the 295 room one. The Ritz-Carlton Naples, Tiburón stands inside the community’s gates at 2600 Tiburón Drive: 295 rooms including 38 suites, 63,000 square feet of meeting space, owned by Host Hotels & Resorts and operated by Marriott, built by Host Marriott as a ground up development and opened January 2002. The widely circulated 450 room figure belongs to a different hotel. The beachfront Ritz-Carlton, Naples at 280 Vanderbilt Beach Road is 474 rooms and 92 suites after a 2023 renovation, three miles away. The property inside Tiburón’s gates was renamed on 1 December 2022 from The Ritz-Carlton Golf Resort, Naples.

Does living at Tiburón give me anything at the resort automatically?

No. A Tiburón homeowner who is not a club member has no published entitlement to any resort amenity. The Reservoir, beach services, preferred reservations and charging privileges are documented as membership benefits, and none is documented as a residency benefit. The club’s own membership collateral is explicit, in capitals: “CLUB MEMBERS DO NOT HAVE THE RIGHT TO USE OR ACCESS THE SWIMMING POOL, SUNDECK, BEACH FACILITIES OR OTHER FACILITIES AT THE BEACH RESORT NOR THE RIGHT TO USE THE HEALTH CLUB FACILITIES AT THE GOLF RESORT.” Even the resort side access that members do get is contractual and revocable in the club’s own words. The resort’s $60 daily resort fee and its shuttle to the beach resort are hotel guest benefits, not homeowner benefits.

Which professional tournaments are played at Tiburón?

Three a season, which is unusual for a single 36 hole property. The LPGA CME Group Tour Championship, 19 to 22 November 2026 on the Gold Course, at Tiburón since 2013. The Grant Thornton Invitational, 11 to 13 December 2026 on the Gold, PGA TOUR and LPGA co-sanctioned, at Tiburón since 2023. The Chubb Classic, 8 to 14 February 2027 on the Black Course, PGA TOUR Champions, at Tiburón since 2021. All three confirmed live on 18 September 2026. Two corrections worth carrying: the Chubb Classic is played on the Black rather than the Gold, and it came to Tiburón in 2021 rather than 2022, which the club’s own About Us page gets wrong.

What is being built near Tiburón that could affect it?

Two county road projects bracket the community, and one petition sits three and a half miles away. The Airport Road widening from Vanderbilt Beach Road to Immokalee Road is a $42.0 million six laning, Collier County Project No. 60190 and FDOT FPID No. 440441-1, which the county’s own written answer anticipated starting in June 2026 and lasting up to two years; that the start actually occurred has not been confirmed here. No sound wall will be built anywhere on that project, and there will be no median landscaping, with a self taxing municipal service taxing unit the only route to either. The Vanderbilt Beach Road widening, about two miles west on Tiburón’s primary route to US 41 and the beach, is in construction from July 2026, with daytime closures 9:00 a.m. to 3:30 p.m. Monday to Saturday and a two month single lane each way stretch expected in spring 2027. And at 1100 Immokalee Road, 3.7 road miles away, the District’s minutes record that NCH submitted a PUD amendment petition for the former newspaper site; the county land use file was not retrieved, so no unit count, hearing date or status is stated here. Nothing on this page says apartments have been approved there. The civic pipeline file behind this section is incomplete, and the absence of an item is not evidence that no such item exists.

What is the relationship between Tiburón and the larger master community it sits inside?

Tiburón is the golf resort quadrant of the Pelican Marsh DRI and PUD, and it sits inside the boundary of the Pelican Marsh Community Development District, but it is its own gated community, with its own master association, its own club and its own resort. The District was created under Chapter 190 on 14 December 1993 and its recorded Notice of Establishment sits at Collier County Official Records Book 2585, Page 2901. Tiburón was not carved out of Pelican Marsh; the record says the opposite, and the District’s own Engineer of Record put it on the public record in February 2017 that the area of Tiburón was part of the original Pelican Marsh PUD. The cleanest single proof is a recorded plat name: the Norman Estates neighborhood’s recorded subdivision name is “TIBURON THE NORMAN ESTATES AT PELICAN MARSH UNIT 23.” The practical translation: the Pelican Marsh in a Tiburón title report is a taxing and platting fact, not a club or amenity fact.

Who owns Tiburón, is there still a developer in control?

No. Tiburón is fully built out and no developer holds control. WCI Communities built it and retains no buildable lot here; across all eleven recorded records exactly three parcels are coded vacant residential, each an association owned sliver assessed at $100. The golf land is separately owned: Tiburon Golf Ventures Limited Partnership, Florida document number B98000000435, has been wholly owned by Host Hotels & Resorts since 1 September 2011, when Host bought WCI’s remaining 51% interest for $11 million. The golf courses have never been an association asset, so a Tiburón owner is not a part owner of a golf course and is not exposed to a golf course capital call. Governance sits with ten active neighborhood associations and an active master level entity holding the common tracts.

Who built the homes in Tiburón?

WCI Communities developed Tiburón, and a builder is named on this page only where a record names one. WCI’s own plan and collateral schedules name it for Esperanza, Esperanza II, Marquesa Royale and Marsala, and Norman Estates at Tiburón Limited Partnership for The Norman Estates. No builder is named for Castillo, Bolero, Ventanas I, Serafina or Escada, because no public record examined for this page names one. Escada is the exception by design: WCI introduced a lot sales program in 2001, selling finished homesites to third party builders and buyers, which is why Escada’s 31 lots took from 2002 to 2021 to build out.

What is the difference between the Gold Course and the Black Course?

Both are Greg Norman designs, and the Gold is the longer, older and more televised of the two. The Gold opened in 1998 at 7,382 championship yards, was renovated by Greg Norman Design in 2016 with 55 acres of Celebration bermudagrass, and hosts the CME Group Tour Championship and the Grant Thornton Invitational. The Black opened in 2001 at 6,949 yards, was renovated in 2017 to 2018 with TifEagle bermudagrass greens, new irrigation, reworked bunkers and family tees at 3,975 yards, and hosts the Chubb Classic. Both carry Norman’s stacked sod wall bunkers, coquina shell waste areas and no conventional rough. The club publishes TifEagle greens on the Black and does not publish the Gold’s greens grass. The Black’s course rating and slope cannot be given in full here, because the club’s own website and its own printed scorecard disagree; only the figures that agree across both are published, Black-White 70.8 / 138 and White-Blue 69.3 / 123.

How far inland is Tiburón from the Gulf?

Between roughly 3.4 and 4.7 statute miles, depending on which end of the community you measure. Tiburón’s western edge at Bolero is roughly 3.4 miles from the Gulf beach and its eastern edge at Marsala roughly 4.7. The whole community lies east of US 41 by 2.1 to 3.4 miles, computed from Census geocoded coordinates on 2 September 2026. That measurement is the reason the storm section reads the way it does: every documented Collier County surge event has been bounded at the coast, the bays, the rivers or US 41.

How far is Tiburón from the beach?

About 3.9 road miles to Vanderbilt Beach, straight west on Vanderbilt Beach Road, the road the community fronts, with no turn required. Measured 16 September 2026 door to door from an address inside the gates to the county parking garage at 280 Vanderbilt Beach Road. Clam Pass Park is 5.1 road miles, Delnor-Wiggins Pass State Park 5.7, Lowdermilk Park 8.5, and Naples Pier 10.6. Tiburón has no private beach and no deeded beach access. Club members receive published beach services, which the club describes as beach transportation and towel service, and the club’s own collateral expressly excludes the beach resort’s pool, sundeck and beach facilities.

How far is Tiburón from the nearest hospital and emergency room?

3.3 road miles to NCH North Hospital, where three separate emergency departments operate on one campus: general, pediatric and obstetric. A second hospital, Physicians Regional North at 1285 Creekside Blvd, is 3.4 road miles. Measured 16 September 2026 door to door from 2600 Tiburon Drive; every minute figure on this page is a free flow floor rather than a trip time, and Collier traffic between January and April runs materially longer. NCH states that it operates the only pediatric emergency department in Collier County.

What is the closest airport to Tiburón, and how far is RSW?

Naples Municipal Airport is closest at 6.8 road miles. Southwest Florida International Airport is about 23 road miles. For RSW, reckon 35 to 50 minutes depending on season and time of day; this page does not publish “half an hour to RSW,” because the 32 minute figure is a free flow floor rather than a trip time. Marco Island Executive Airport is a useful illustration of why: 20.9 road miles but 40 free flow minutes, longer than RSW despite being nearer, because the route south is surface roads while the route north is interstate. Measured 16 September 2026.

Is the Tiburón gate staffed 24 hours?

The District’s published policy describes one manned Tiburón gate staffed 24 hours a day, controlling the other unmanned Tiburón gates remotely, with four dedicated access control staff and a 24 hour roving patrol covering both sides of the District. That is the Pelican Marsh Community Development District’s own Employee Staffing Levels policy, effective 7 March 2011 and live on the District’s policy page as checked 1 September 2026. It is stated here as the structure the District publishes, not as a 2026 headcount measurement. The guards are staff of a Florida special district rather than a private HOA’s guard vendor, and access control is a $1,139,900 line in the FY2027 adopted general fund. The number and exact siting of Tiburón’s secondary unmanned gates is not published.

What day is trash and recycling collected in Tiburón?

Garbage Tuesday and Friday; recycling, yard waste and bulk on Friday. Tiburón sits in Collier County Solid Waste District 1. Measured 1 September 2026 by point querying Collier County Public Utilities’ own SWServiceDays GIS layer at four separate Tiburón addresses in four different neighborhoods, all returning identical results, and independently corroborated by Marsala’s own HOA FAQ. County wide, carts go out after 6 p.m. the night before and come back in by 6 a.m. the day after, green lid is garbage and yellow lid is recycling, and there are three holidays only, the Fourth of July, Thanksgiving and Christmas, with no make up days. Inside Marsala a stricter private covenant governs: bins must be stored inside the home by 6 p.m. on the day of pickup.

What internet and TV providers serve Tiburón, and is there fibre?

Television is Hotwire Communications, brand Fision, under a bulk agreement held by the master association, and Hotwire is a fibre optic operator. Basic cable sits inside the Tiburon Estates Homeowner’s Association quarterly assessment, and owners contract directly with Hotwire for enhanced television, internet and telephone, per Marsala’s own HOA FAQ retrieved 1 September 2026. Whether the community’s bulk agreement includes internet is not published, and no broadband speed, no bulk agreement term and no claim that a second wireline provider overbuilds Tiburón appears on this page. The checkable contrast worth knowing: the Foundation of Pelican Marsh states that its assessment includes bulk Comcast internet, while Tiburón’s master association’s published description is basic cable from a different carrier. Two communities, one District, two carriers.

Does Tiburón allow pets, and are there size or breed limits?

Pets are unrestricted by the declaration in Marsala, and no other Tiburón neighborhood publishes its pet rules. Marsala is the only one of the ten that publishes its rules at all. Do not assume the same anywhere else in Tiburón, and in particular do not assume it inside the six condominiums, whose declarations commonly differ from a single family HOA’s on pets. Confirm against the recorded declaration for the specific neighborhood or the statutory estoppel certificate for the specific property.

Does Collier County’s flood-program rating give a discount on flood insurance here?

Yes, and it applies whichever zone your parcel falls in. Collier County has participated in FEMA’s Community Rating System since October 1992 and holds a Class 5 rating, worth a 25% discount on eligible National Flood Insurance Program policies, community identification number 120067. Under FEMA’s current NFIP pricing the CRS discount is applied to the full-risk premium for all Regular Program policies in a participating community, including policies outside the Special Flood Hazard Area, so it reaches the Zone X sub-villages as well as the AH parts of Tiburón. What differs by zone is the premium it is taken from. Class 5 is unincorporated Collier County’s rating, and Tiburón is unincorporated; the City of Naples is a separate NFIP community with its own class.

Can I get wind mitigation credits on a Tiburón home?

Yes, and Florida statute makes them a rateable fact rather than a courtesy. Section 627.0629(1), Florida Statutes, requires residential property rate filings to include actuarially reasonable discounts for wind uplift prevention, roof strength, roof covering performance, roof to wall strength, wall to floor to foundation strength, opening protection, and window, door and skylight strength. Meeting the Florida Building Code is itself a rateable mitigation credit under the same section. The instrument that captures it is Form OIR-B1-1802, the Uniform Mitigation Verification Inspection Form, and a revised version, Rev. 04/26, took effect on 1 April 2026, so inspections conducted on or after that date must use it. Ask a Tiburón seller for a current form on the 04/26 revision. No impact glass prevalence figure for Tiburón is published, and none is given here; opening protection is one of the categories the inspection verifies on the specific home.

Is there a Ventanas II at Tiburón?

No. “VENTANAS” appears in exactly 84 of the Collier County roll’s 298,249 legal description rows, and every one of them reads “VENTANAS I AT TIBURON.” VENTANAS II returns zero in the legal table, zero in the subdivision register and zero in the street index, and all three buildings sit inside a single recorded sub-condominium record. Some listings write Ventanas II meaning building B or C. The correct description is 82 units across three buildings, A with 27, B with 28 and C with 27, with ten fifth floor units community wide rather than three per building. The widely repeated “81 units with three penthouses per building” is wrong on both counts.

Is Tiburón Golf Club an equity or non-equity club?

Not published. The club does not state whether its memberships are equity or non-equity, on its website or in any of its three 2025 membership documents, verified 2 September 2026 and again 18 September 2026. This page publishes no characterisation either way. The record class that would settle it is the club’s own membership plan documents, which are provided to a prospective member.

Is there a waiting list for membership at Tiburón?

Not published. The club does not publish a membership cap, a member count, or whether a waiting list exists. The “350 members” figure in circulation traces to a single unsourced article that is demonstrably wrong elsewhere in the same piece, and it does not appear on this page.

How many members does Tiburón Golf Club have?

Not published. See above: the club publishes no member count and no cap. What it does publish is the category structure, the residency eligibility split, the booking windows (60 days for Medallion and Associate, 10 days for Signature, 30 days for the public) and the privilege set for each category.

Is there a food and beverage minimum at Tiburón?

The club publishes a discount, not a minimum. Medallion members receive, in the club’s own words, a “20% discount on food and beverage at Tiburón Golf Club including alcohol, excludes alcohol at the The Ritz-Carlton Naples, Tiburón.” Associate members receive a 20% discount at all food and beverage outlets on the same terms. Signature adds a 20% discount at the resort excluding alcohol. No food and beverage minimum is published by the club as of 18 September 2026, and none is stated here.

Can you use a private cart at Tiburón, and is there a trail fee?

Not published. The club publishes no cart fee and no trail fee. Medallion and Associate golf is published as year round “for cart fee only” and Signature as May through October at a reduced rate, but the fee itself is not published anywhere on the club’s site or in its 2025 membership documents. This page also takes no position on whether Tiburón is walkable or cart only, because the club publishes neither. What it does publish is a caddie season of 1 November to 30 April, and caddie fees, gratuity guidance and the walking policy are not published.

Who manages the Tiburón master association, and who manages each neighborhood?

There is no single management company for Tiburón. There are eight, and this page publishes no manager name and no association telephone number, because management contracts change and because the numbers in circulation could not be corroborated against any primary source on 18 September 2026. What ships instead is the consequence a buyer actually needs: a Tiburón purchase involves at least two separate association document requests, one from the master association and one from the neighborhood association, routed to two different management companies in two different cities. In four of the ten neighborhoods the association’s address of record is a law firm or an accounting firm rather than a management company, which changes both the turnaround and the fee. Document review does not run from an on-site Tiburón office, so build lead time into the association document review period.

How much is flood insurance in Tiburón?

No premium figure for any property appears on this page, because a flood premium is quote specific to the structure, its elevation, its zone and its coverage selections. What is measurable and does move the number is on this page: the parcel’s zone on the 8 February 2024 effective DFIRM, the base flood elevation band of 10.0 to 11.5 feet NAVD88 across the community, whether the county holds an elevation certificate for the structure, whether one of Tiburón’s four Letters of Map Amendment covers it, and whether the parcel sits inside the Special Flood Hazard Area, which decides how much of Collier’s Class 5 CRS discount actually applies.

How much is homeowners and windstorm insurance in Tiburón?

No premium figure appears on this page, for the same reason: a premium is a quote against a specific structure, its code era, its mitigation form and its coverage. What can be stated is market direction rather than a promise. Citizens Property Insurance Corporation’s 2026 Rate Kit records a statewide average personal lines decrease of 2.6%, the first reduction since 2015, and for Collier County all personal lines combined, 6,162 policies in force, 3,657 receiving a decrease, a recommended rate change of -0.8% and a recommended average premium of $3,441. Citizens is the state backed insurer of last resort, and a market in which it is shrinking is one in which a well built inland Collier property should be placeable in the admitted private market.

Which Tiburón neighborhoods have private elevators and two-car garages?

Castillo’s upper two homes in each building have private elevators under its recorded declaration; Esperanza and Marquesa Royale have one shared elevator per building. At Esperanza, Esperanza II and Marquesa Royale the recorded plats show that elevator as a common element whose doors open into each residence’s own vestibule, which is why listings call it private; it is shared. Garage configuration is likewise a per plan and per unit question answered from the specific property’s own record.

How many storeys are the condo buildings in each Tiburón neighborhood?

All ten are settled. Ventanas I is five storeys across three buildings. Marquesa Royale, Esperanza and Esperanza II are three storeys, in buildings of six units. Castillo is three storeys, 102 units across 34 buildings with one residence per floor, and Bolero is three storeys too, 60 units across 20 buildings. Marsala, Serafina, Escada and The Norman Estates are detached single family. Bolero was built 1999 to 2000, and its association owns the 6.01 acres of common ground around its buildings at 2620 Estrella Ct, including the streets, pool and clubhouse.

How big is Tiburón in acres?

Not published here. No first party or government acreage figure for the Tiburón community was located, and the figures in circulation, including a 600 acre golf resort component attributed to the Pelican Marsh DRI, could not be put on a Collier ordinance or on the DRI Development Order. No golf acreage roll up ships either, because the two competing figures in circulation, roughly 315 acres and roughly 371 acres, measure different parcel sets. What ships instead is the measured build out from the county roll: 540 residences across eleven recorded records, built 1999 to 2021.

What is the course rating and slope at Tiburón?

The Gold’s full set is published here; the Black’s is not, and the reason is that the club’s own two records disagree. Gold Course, men: Gold 76.0 / 137, Black 73.1 / 132, Black-White 70.9 / 127, White 69.6 / 121, White-Blue 68.4 / 116, Blue 67.5 / 115, Lavender 64.6 / 108. Gold Course, women: Blue 73.2 / 130, Blue-Lavender 71.3 / 122, Lavender 69.6 / 119. For the Black, the club’s website table and its printed scorecard publish different ratings and slopes, so only the two figures that agree across both are given: Black-White 70.8 / 138 and White-Blue 69.3 / 123. No single settled rating and slope pair for the Black appears on this page.

Buying in Tiburón? The answers above are the community. The answers that decide your purchase are the ones attached to a specific address: the flood zone, the middle school, the CDD bond line, the compliance regime and the membership. Call Marc at (239) 287-5873, or read how we represent buyers in Naples, and we will run that list against the address rather than against the average.

Frequently Asked Questions About Selling in Tiburón, Seller Edition

These are the questions Tiburón sellers type, and almost none of them is answered anywhere on the open web today. Several, meaning the membership transfer deadline, the two estoppel requirement and the transponder notification before closing, are transaction mechanics specific to this community and to this District. Valuation questions are answered by the valuation module rather than with a number, and tax and legal questions route to a CPA or to counsel.

Does my golf membership transfer when I sell my Tiburón home?

It can, and it is not automatic. Marsala’s recorded declaration, Article 17, at Collier County Official Records Book 4094, Page 1788, permits a Signature Membership to transfer to the purchaser under four conditions: you are current on all obligations to the club and in good standing, you resign the membership effective as of the date of sale, the buyer applies for the transfer at least thirty days before closing, and the buyer is approved. On a proper transfer, the buyer pays no membership fee, which is precisely what makes a transferable membership worth something to a buyer. That is proven for Marsala; confirm the mechanics against the declaration for your own neighborhood, because the other nine declarations were not retrieved for this page.

What do I have to do, and by when, so my buyer keeps the membership?

Get the buyer’s transfer application in to the club at least thirty days before the closing date, and make sure you are current and in good standing before that. Marsala’s Declaration Article 17 sets the thirty day application as a condition of transfer, not as a courtesy. Practically that means the membership question belongs in the first week of the contract, alongside inspection and financing deadlines, rather than in the closing package. A thirty day club deadline inside a thirty day contract is a problem you find on day 28 or solve on day 2.

What happens to my membership if the buyer doesn’t apply in time?

It is deemed resigned as of the closing date, and nobody gets a refund. The declaration’s own words: where an owner selling a residential unit does not arrange to transfer the Signature Membership, the membership “shall be deemed resigned as of the date of the closing” and the member “shall not be entitled to a refund of the membership fee, dues or other fees paid to the Club.” It does not revert to you. It does not follow the house. It evaporates, and an asset that belonged to one of the two parties is destroyed with nobody paid for it.

Do I get a refund of my membership fee when I sell?

Not on a failed transfer, and the club publishes no refund figure in any case. On a lapsed transfer the declaration is explicit that no refund of the membership fee, dues or other fees is payable. On the separate question of what a resigned membership pays back, the club publishes exactly one sentence, for one category: “A portion of your initiation fee is refundable,” for Medallion. It does not publish the percentage, the payout trigger, the position in the resale queue or the timing. For Associate it publishes that the fee is nonrefundable, and for Signature it publishes no refundability sentence of any kind. The Medallion resale route is separate from the residential transfer route: a Medallion member who sells the home and does not transfer the membership may resign it, in which event it is resold in accordance with the Membership Plan.

Do I have to be in good standing with the club to transfer the membership?

Yes. It is condition (a) of the recorded transfer clause: the selling or transferring owner “must be current on all obligations owed to the Club and in good standing.” That is a pre-listing item rather than a closing item, because a balance discovered in the last week is a balance that can cost the buyer the membership.

Can I resign my membership instead of transferring it?

Yes. On the golf category the recorded language is direct: if a Medallion member who owns a residential unit sells that unit and does not arrange to transfer the Medallion Membership to the purchaser, “they may resign their Medallion Membership, in which event it will be resold in accordance with the Membership Plan.” What that resale pays and when is governed by the club’s own Membership Plan, which is not published by the club.

Does the club have to approve my buyer?

Yes. It is condition (d): the purchasing or transferring owner “must be approved for a transfer.” Approval is the club’s, on the club’s own criteria, which the club does not publish. Build the approval step into the timeline alongside the thirty day application window rather than assuming the application is the whole of it.

Should the membership be addressed in the purchase contract?

Raise it, in writing, early. Whether a particular Tiburón home carries a transferable membership is not a published fact; it is established for the specific property during the transaction, and the recorded declaration sets a thirty day pre-closing application window. This page does not draft contract language and does not tell you what your contract should say. Contract drafting is work for your attorney, and the right move is to put the question and the deadline in front of counsel at the start rather than at the end.

How many estoppel certificates does a Tiburón sale need, and from whom?

Two. One from the master association and one from your neighborhood association, because they are separate corporations with separate assessments. Florida law entitles a buyer to a statutory estoppel certificate that must disclose the current regular assessment and its frequency, any special assessment, and any transfer or capital contribution fee payable on the sale. The master association’s estoppel and lender questionnaire requests run through HomeWiseDocs, with the master’s management company as agent. There are eight management companies across Tiburón’s associations, and in four of the ten neighborhoods the address of record is a law firm or an accounting firm, which changes both turnaround and fee.

What documents does a Tiburón seller have to provide the buyer?

The two estoppel certificates, and then the documents specific to your neighborhood and your building. For a condominium inside the post Surfside regime, meaning Ventanas, Marquesa Royale, Esperanza or Esperanza II, that means the milestone inspection summary the association was required to mail you within 45 days and the structural integrity reserve study that was due by 31 December 2025. For any home, it means the flood zone and any Letter of Map Amendment on file, the association’s insurance declaration page, the elevation certificate if the county holds one for the structure, and the neighborhood’s current rules and leasing policy. Several of those are produced only during the transaction, which is why the association document review period needs lead time built into it.

Do I have to disclose my building’s milestone inspection or SIRS status to a buyer?

Treat it as a document you hand over rather than a question you answer. Section 553.899, Florida Statutes, required the association to distribute the inspector prepared summary of the inspection report to each unit owner within 45 days of receiving it, “regardless of the findings or recommendations in the report.” So if you own in Ventanas, Marquesa Royale, Esperanza or Esperanza II, you already hold that summary, and a buyer asking for it is asking for something that was mailed to you. The SIRS deadline of 31 December 2025 has passed for those four associations. If you own in Castillo or Bolero, whether both apply is unsettled: the buildings are three storeys but hold three homes each, and both laws exclude a three-family dwelling of three or fewer habitable stories, so ask the association for its position and its milestone and SIRS status before you list. What you must disclose as a matter of law is a question for your attorney rather than for this page.

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

Start from the record, because in Tiburón the record is unusually specific. Your parcel’s zone on the 8 February 2024 effective countywide DFIRM is a checkable fact, and Tiburón contains AH, AE and X with the split running through neighborhoods rather than between them. If your home is in Castillo, Marsala, Escada or The Norman Estates, check whether one of Tiburón’s four Letters of Map Amendment covers it: 13-04-5785A (Castillo I buildings 2 and 3, Castillo II buildings 5 and 6), 13-04-6908A (sixteen named Marsala Way lots), 13-04-0296A (Escada lot 10, 2530 Escada Court) and 16-04-2398A (Norman Estates lot 20, 2757 Medallist Lane). All four carry a revalidation status of “Not incorporated,” which means the determination does not show as a zone change on the current map and the letter itself has to be produced. A LOMA nobody finds is a selling point that does not exist. What the law requires you to disclose about past damage is a question for your attorney.

Do I have to disclose a pending or planned special assessment?

The statutory estoppel certificate discloses it per property, and it is one of the required contents: the current regular assessment and its frequency, any special assessment, and any transfer or capital contribution fee payable on the sale. Because a Tiburón sale needs two estoppels, a pending assessment at either the master or the neighborhood level surfaces on one of the two. Your own disclosure obligations are a legal question and route to counsel.

What is the association’s transfer or capital contribution fee, and who pays it, me or the buyer?

Only one figure is published anywhere in Tiburón, and it is charged to the buyer. Marsala publishes a $3,000 resale capital assessment, levied on the transferee and due at closing, from Marsala’s own HOA FAQ retrieved 1 September 2026. Whether the other nine neighborhoods levy one, and on whom, is not published. The estoppel certificate for the specific property is the record that states it, because Florida law requires the certificate to disclose any transfer or capital contribution fee payable on the sale.

Are HOA assessments prorated at closing in Tiburón?

The estoppel governs, and it is per property. No Tiburón association publishes its recurring assessment, its billing period detail or its proration practice, so this page prints none of them. The master and neighborhood assessments are both billed quarterly, and the statutory estoppel certificate for the specific property is what states the current regular assessment and its frequency. How proration is handled in your particular contract is a closing question for your attorney and your closing agent.

Do I have to pay the CDD assessment at closing, and how is it prorated?

The District assessment is not an association bill. It rides on the Collier County tax bill, as a non ad valorem line collected under the uniform method of Chapter 197, Florida Statutes, billed 1 November and due 1 April with the usual early payment discounts. That means it is handled the way property taxes are handled in a Florida closing rather than the way an HOA assessment is. It also cannot be paid separately or skipped: non payment leads to a tax certificate on the property, which outranks an association lien. For FY2027 the operating line is $1,879 per equivalent residential unit, plus, in nine of the ten neighborhoods, a Series 2022 debt service line of roughly $833 to $2,532 until it retires 1 May 2031.

Who pays the estoppel fee, and what does it cost?

This page publishes no estoppel fee figure and no estoppel turnaround time, because neither was established for Tiburón’s associations. Florida law caps and governs estoppel fees, and who pays is commonly a contract term. What is specific to Tiburón, and what actually costs time, is that two certificates are required from two separate corporations, routed to two different management companies in two different cities, and in four of the ten neighborhoods the address of record is a law firm or an accounting firm rather than a management company.

Does the association have to approve my buyer, or is there a right of first refusal?

Published for one neighborhood, and not published for the other nine. Marsala is the only Tiburón neighborhood that publishes its rules, and the other nine are governed by their own recorded declarations, which were not retrieved for this page and which set different terms. Association approval rights and rights of first refusal are exactly the kind of term that differs between a Chapter 720 single family HOA and a Chapter 718 condominium, and Tiburón has four of the former and six of the latter. Confirm against your own neighborhood’s recorded declaration or the estoppel certificate.

How do showings work inside a gated community like Tiburón?

Through a signed owner filed form at the gate, and an electronic signature will not do. The District’s Realtor Protocol requires the owner to file a signed form telling access control that the property is for sale or for rent, naming the listing agent, and stating “whether the listing agent can admit other agents and their clients or only the listing agent can access the listed property.” The form must be signed by the owner; electronic signature is not accepted. If the address is not flagged as listed, gate staff attempt to reach the homeowner, and failing that, access “may be granted as a member of the general public” with a District roads map and a trespass warning. The published version of the protocol is explicitly the west of Airport Road version, and the Tiburón side showing protocol and current staffing are not published.

Can I hold an open house in Tiburón?

In at least one Tiburón neighborhood, no, and it is prohibited outright. Marsala’s published rules state that “no sales or promotional events or open houses are permitted. No public or private auction may be conducted at the property. Persons desiring to view the property must have an appointment and be accompanied at all times by a licensed salesperson.” No signage of any type is permitted without written HOA approval, and the association holds a recorded easement to enter the lot and remove non conforming signage. Layered above that, the District’s own signage standard limits temporary signs to metal step type at no larger than 18 by 24 inches in specified colours, one per street corner, generic copy only, no street numbers, no balloons or ribbons, and “all temporary signs must be removed from all locations by sunset,” with roving patrols removing non compliant signs and discarding them after a week. Tiburón is not an open house market, and the other nine neighborhoods’ rules were not retrieved, so confirm against your own declaration.

Does a golf membership add value to my Tiburón home?

Frame it on the transfer mechanic rather than on a dollar figure, because no dollar figure is published. The club publishes no initiation fee and no dues, so nobody can honestly price what a transferable membership is worth. What is provable is the mechanic: a buyer who takes over a transferable Signature Membership pays no membership fee to the club, and a buyer who joins fresh pays whatever the club quotes. That difference is real to the right buyer, and it is worth zero to everyone if the membership lapses at closing. Establishing whether your home carries one, and raising it thirty days out, is listing work rather than closing work.

Is the Florida condo market affecting Tiburón condo values?

The honest answer is that the structural compliance split inside Tiburón is the thing to watch, not the statewide headline. Six of Tiburón’s ten neighborhoods are condominiums, and four of them plainly sit inside Florida’s post Surfside regime. Ventanas, Marquesa Royale, Esperanza and Esperanza II are permanently inside it, with reserves for SIRS items that can no longer be waived by member vote and a SIRS deadline of 31 December 2025 that has already passed. Castillo and Bolero, the two oldest condominiums, are three-storey buildings of three homes each, and whether the three-family exclusion takes them out of both regimes is unsettled; no public record settles it. In the current market Castillo also carries 8 of Tiburón’s 20 active listings against 9 closed sales in twelve months, so it is the slowest moving tier. Southwest Florida MLS via Matrix, pulled 18 September 2026.

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

Direction can be stated; a promise cannot. Citizens Property Insurance Corporation’s 2026 Rate Kit records a statewide average personal lines rate decrease of 2.6%, the first reduction since 2015, and for Collier County all personal lines combined, 6,162 policies in force, 3,657 receiving a decrease, a recommended rate change of -0.8%, and a recommended average premium of $3,441. Citizens is the state backed insurer of last resort, so a market in which it is shrinking and cutting rates is one in which a well built inland Collier property should be placeable in the admitted private market. No premium figure for any specific home appears on this page, because a premium is a quote against a structure, its elevation, its mitigation form and its coverage selections.

Does my neighborhood inside Tiburón affect my price more than my square footage?

On the measured record, yes, and it is not close. The county roll’s median just value runs from $656,280 in Ventanas to $5,331,624 in Escada, a spread of 8.1 times inside one set of gates, under one master association, inside one District. On the twelve month MLS record the per neighborhood medians run from $902,500 in Ventanas (n=4, even) to $3,500,000 in Marsala (n=5, odd), and the median price per square foot on MLS living area runs from $522.73 in Castillo to $830.51 in Marquesa Royale. The sharpest single illustration: Marquesa Royale is architecturally identical to Esperanza, the same WCI shell code and the same plans, and it is valued 29% to 37% higher on the same floor plan on the county roll. County figures here are county figures and MLS figures are MLS figures; the two denominators are never compared.

What is my Tiburón condo worth compared to a single-family home here?

They are different markets rather than two points on one ladder, and the twelve month record shows it. Condominium medians: Castillo $1,265,000 (n=9, odd), Ventanas $902,500 (n=4, even), Marquesa Royale $2,450,000 (n=5, odd), Esperanza and Esperanza II combined $2,150,000 (n=4, even), Bolero one sale at $1,275,000 and no median is published for a single sale. Single family: Marsala $3,500,000 (n=5, odd), Serafina two sales at $2,550,000 and $3,500,000, The Norman Estates two sales at $2,700,000 and $2,825,000, Escada two sales, all three too thin to read as a market rate. Southwest Florida MLS via Matrix, closed 18 September 2025 to 18 September 2026, pulled 18 September 2026. For your own property the answer is a valuation rather than a table, and this page does not put a number on a specific home.

How does the county’s assessed value relate to what my Tiburón home will sell for?

They are different measures, and the trap here is the square footage rather than the dollars. The Collier County roll’s just value is an assessor’s measure, and the roll’s area field is total adjusted area, which includes garages, lanais and screen enclosures and runs roughly 21% larger than MLS living area on the same houses, mechanically producing a lower dollar per square foot. The roll’s BaseArea is a third, different field again. This page never restates one denominator against the other and never averages them. Nor do assessed and sold values track each other: Save Our Homes caps, homestead exemptions, portability and the 10% non homestead cap drive taxable value well below just value on long held homes, which is why the millage times just value arithmetic does not reproduce the per neighborhood median total billes on the roll.

How long does it take to sell a home in Tiburón?

A median 86 days on market across the trailing twelve months of closed sales (n=31, odd, one SDE row carries no days on market), against a median 156.5 days on the 20 listings currently active (n=20, even). The closed range ran 3 to 320 days; the active range runs 6 to 312. The gap between those two medians is the argument for pricing correctly at launch rather than testing a number. Southwest Florida MLS via Matrix, pulled 18 September 2026.

How many Tiburón homes are on the market and how does that compare to normal?

20 active listings against 32 sales closed in the trailing twelve months is roughly 7.5 months of supply. For a luxury golf community that is balanced to buyer favoring. It is concentrated rather than spread: Castillo holds 8 of the 20 actives, Marquesa Royale and Ventanas 3 each, Marsala and Escada 2 each, and The Norman Estates and Bolero 1 each. Esperanza and Serafina have zero active listings, which is a stated absence rather than an omission. Because Tiburón is fully built out, those 20 listings are the entire supply; there is no phase releasing next spring. Southwest Florida MLS via Matrix, pulled 18 September 2026.

What have recent Tiburón closed sales been?

32 closed sales between 18 September 2025 and 18 September 2026, totalling $65,845,000, ranging from $715,000 to $4,000,000. Median sold price $1,850,000 (n=32, even, the mean of the middle pair $1,800,000 and $1,900,000). Median sold price per square foot $697.70 (n=31, odd, MLS LIVING area), published beside the aggregate of $715.32 on the same 31 sales so that the difference between a median and an aggregate is visible rather than hidden. Median days on market 86 (n=31, odd). Median sold to list 93.84% (n=32). Exactly one of the 32 closed above list, a Serafina house listed at $3,250,000 that sold at $3,500,000 in 3 days, which is a datapoint about that house rather than about the market.

What are homes in Tiburón selling for right now?

The median closed sale over the trailing twelve months was $1,850,000 (n=32, even), and the median asking price on the 20 listings active today is $1,522,500 (n=20, even), with actives ranging $829,000 to $7,250,000. Reading the community median as your number is the most common pricing mistake here, because Tiburón is nine markets: Marsala’s twelve month median was $3,500,000 on five sales and Ventanas’s was $902,500 on four. Southwest Florida MLS via Matrix, pulled 18 September 2026.

What is the best time of year to list a home in Tiburón?

Season buys speed and a deeper buyer pool. It does not buy a better percentage of asking, and the data is unambiguous about that. Re-derived from the same 32 trailing twelve month closed sales: closings split 16 and 16 between January to May and June to December. Median days on market 81 in season against 102.5 out of it, roughly three weeks faster. Median sold to list 93.70% against 93.88%, a gap of 18 basis points on samples of 16 each. The higher in season median sold price, $2,000,000 against $1,537,500, is a mix effect, reflecting which homes trade rather than the same house fetching more, and it is not seasonal appreciation. Pulled 18 September 2026.

Should I list before or after season?

If speed matters most, list into season. If your reason to sell is now, the record says now is fine. On the twelve month set, an off season Tiburón listing priced correctly lands within a fifth of a percentage point of the same list to sale result and takes about three more weeks. What the data does not support is waiting months for a better price ratio that the record does not show. One measurement note: the most recent close in the window is 28 July 2026, with zero closings recorded in August and none in September through the 18th. Recording and reporting lag means a late August close can still surface after this pull, so that is the pull date’s picture rather than a claim that nothing sold.

How is the Tiburón Naples market right now?

Balanced to buyer favoring, slower at the condominium end, and negotiating. 20 actives against 32 trailing twelve month sales is about 7.5 months of supply. The median closed sale went at 93.84% of list (n=32) in 86 days (n=31, odd), while the median active listing has sat 156.5 days (n=20, even). Castillo carries 8 of the 20 actives against 9 sales in twelve months and is the slowest moving tier. And because Tiburón is fully built out with no builder inventory, current supply is the whole supply. Southwest Florida MLS via Matrix, pulled 18 September 2026.

How do I get a Tiburón home valuation?

Start with the free Tiburón home valuation, then we price it against your neighborhood’s own twelve month record rather than the community’s, because a Castillo villa at a $522.73 median per square foot on MLS living area and a Marquesa Royale coach home at $830.51 on the same denominator are not the same market. (239) 898-6072, text or call. Confidential conversations welcome.

What is my Tiburón home worth?

That is a valuation question and this page does not answer it with a number, because a community median is not a price for a specific house. What moves your number in Tiburón specifically: which of the nine markets you are in, your flood zone and whether a Letter of Map Amendment is on file, whether your building is inside or outside the post Surfside compliance regime, whether your parcel carries one CDD line or two, and whether a transferable club membership can be delivered to your buyer. Get a free home valuation, or call Jesse direct at (239) 898-6072.

What commission does it cost to sell a luxury home in Naples, and what are my closing costs?

Not answered here. No commission figure, seller closing cost figure, documentary stamp calculation or title insurance custom claim was researched for this page, and this page publishes no number it has not measured. Capital gains, 1031 exchange and homestead portability questions route to a CPA, and title and contract questions route to counsel. What is measured and specific to Tiburón is the document work, and that is set out above: two estoppel certificates, the thirty day membership transfer window, the pre-closing transponder notification, and the signage and showing rules that govern how the property can be marketed.

Sources and Authoritative References

Every fact on this page traces to a primary record. The sources below are grouped by the body that published them: Collier County, the Pelican Marsh Community Development District, the Florida Division of Corporations, the Securities and Exchange Commission, FEMA, the National Weather Service, and the club and resort themselves. Every perishable source carries its retrieval date.

What is not here is as deliberate as what is. No competing brokerage, no personal brand agent site, no single community lead generation domain, no listing portal, no directory and no golf directory aggregator appears in this list, is linked from this page, or was used to write a sentence of it. The Collier County Property Appraiser’s public website was never navigated and is not cited; county parcel facts on this page come from the county’s own published bulk roll, read locally, from files dated 29 and 31 August 2026.

Canonical locations for the records catalogued below. Every link here goes to the publishing authority’s own copy, meaning the District, the county, the courts, the state, a federal agency, or the club, resort or association itself. Nothing is re-hosted, no aggregator appears, and a record that exists only as a recorded instrument or a transaction document is named by book and page rather than linked, because there is no public link to give.

• Pelican Marsh Community Development District, district home and published document library: Pelican Marsh Community Development District, district home and published document library
• PMCDD, who we are: PMCDD, who we are
• PMCDD, what we do: PMCDD, what we do
• PMCDD, community information: PMCDD, community information
• PMCDD, frequently asked questions: PMCDD, frequently asked questions
• PMCDD, forms and protocols: PMCDD, forms and protocols
• PMCDD, policies: PMCDD, policies
• PMCDD FY2027 Adopted Budget: PMCDD FY2027 Adopted Budget
• PMCDD FY2019 Budget, debt service and the per neighborhood bond schedule: PMCDD FY2019 Budget, debt service and the per neighborhood bond schedule
• PMCDD recorded Notice of Establishment: PMCDD recorded Notice of Establishment
• PMCDD transponder policies, rules and regulations: PMCDD transponder policies, rules and regulations
• PMCDD realtor protocol: PMCDD realtor protocol
• PMCDD real estate signage standards on District property: PMCDD real estate signage standards on District property
• PMCDD commercial vehicle access policy: PMCDD commercial vehicle access policy
• PMCDD guest addition form: PMCDD guest addition form
• PMCDD housewatch authorization form: PMCDD housewatch authorization form
• PMCDD car service and food delivery access policy: PMCDD car service and food delivery access policy
• PMCDD hurricane coordination and waste removal policy: PMCDD hurricane coordination and waste removal policy
• PMCDD FY2025 audited financial statements as e-filed with the state: PMCDD FY2025 audited financial statements as e-filed with the state
• Florida Auditor General, e-filed special district reports, PMCDD FY2025: Florida Auditor General, e-filed special district reports, PMCDD FY2025
• Collier County Clerk of the Circuit Court, official records: Collier County Clerk of the Circuit Court, official records
• Collier County Clerk, board minutes and records viewer: Collier County Clerk, board minutes and records viewer
• Collier County, agenda and meeting portal: Collier County, agenda and meeting portal
• Collier County floodplain management: Collier County floodplain management
• Collier County flood protection newsletter, 2025 edition: Collier County flood protection newsletter, 2025 edition
• Collier County notice on the proposed flood insurance rate map, August 2026: Collier County notice on the proposed flood insurance rate map, August 2026
• Collier County PUD master list and maps: Collier County PUD master list and maps
• Collier County PUD master list, 11 June 2026 edition: Collier County PUD master list, 11 June 2026 edition
• Collier County planning and zoning maps: Collier County planning and zoning maps
• Collier County Public Utilities solid waste service days GIS layer: Collier County Public Utilities solid waste service days GIS layer
• Collier County Public Schools: Collier County Public Schools
• Collier County Public Schools, school boundary information: Collier County Public Schools, school boundary information
• Collier County Public Schools, school directory: Collier County Public Schools, school directory
• Collier County Public Schools, address level zoning lookup: Collier County Public Schools, address level zoning lookup
• Florida Division of Corporations, corporation search by name: Florida Division of Corporations, corporation search by name
• Florida Division of Corporations, Tiburon entity search results: Florida Division of Corporations, Tiburon entity search results
• Florida Division of Corporations, Marsala at Tiburon entity search results: Florida Division of Corporations, Marsala at Tiburon entity search results
• Florida Division of Corporations, Tiburon Golf entity search results: Florida Division of Corporations, Tiburon Golf entity search results
• Florida Senate, section 718.111, Florida Statutes, the association: Florida Senate, section 718.111, Florida Statutes, the association
• Florida Senate, section 718.112, Florida Statutes, bylaws and reserves: Florida Senate, section 718.112, Florida Statutes, bylaws and reserves
• Florida Senate, section 553.899, Florida Statutes, milestone inspections: Florida Senate, section 553.899, Florida Statutes, milestone inspections
• Florida Senate, section 627.0629, Florida Statutes, windstorm mitigation discounts: Florida Senate, section 627.0629, Florida Statutes, windstorm mitigation discounts
• Florida Senate, section 627.714, Florida Statutes, unit owner coverage: Florida Senate, section 627.714, Florida Statutes, unit owner coverage
• Florida Senate, 2025 bill summary on the condominium regime: Florida Senate, 2025 bill summary on the condominium regime
• Florida Office of Insurance Regulation, Form OIR-B1-1802: Florida Office of Insurance Regulation, Form OIR-B1-1802
• Citizens Property Insurance, 2026 uniform mitigation verification form changes: Citizens Property Insurance, 2026 uniform mitigation verification form changes
• Citizens Property Insurance, depopulation programme: Citizens Property Insurance, depopulation programme
• Florida Building Commission, building code effective dates: Florida Building Commission, building code effective dates
• Florida Building Commission, 2023 code effective dates: Florida Building Commission, 2023 code effective dates
• Florida Building Commission, wind borne debris region final report: Florida Building Commission, wind borne debris region final report
• Florida Department of Revenue, Collier county and municipal levy comparison: Florida Department of Revenue, Collier county and municipal levy comparison
• FEMA Map Service Center: FEMA Map Service Center
• FEMA Map Service Center, flood map changes viewer: FEMA Map Service Center, flood map changes viewer
• FEMA National Flood Hazard Layer, flood hazard zones endpoint: FEMA National Flood Hazard Layer, flood hazard zones endpoint
• FEMA National Flood Hazard Layer, letters of map change endpoint: FEMA National Flood Hazard Layer, letters of map change endpoint
• FEMA, the Community Rating System: FEMA, the Community Rating System
• Collier County, letter of map change information: Collier County, letter of map change information
• Collier County flood map viewer: Collier County flood map viewer
• National Weather Service Miami, tropical event summaries: National Weather Service Miami, tropical event summaries
• National Weather Service, Hurricane Ian summary: National Weather Service, Hurricane Ian summary
• National Weather Service, Hurricane Irma record: National Weather Service, Hurricane Irma record
• National Weather Service, Hurricane Milton post storm summary: National Weather Service, Hurricane Milton post storm summary
• National Weather Service, Hurricane Helene post storm summary: National Weather Service, Hurricane Helene post storm summary
• National Hurricane Center, tropical cyclone report on Hurricane Ian: National Hurricane Center, tropical cyclone report on Hurricane Ian
• National Hurricane Center, tropical cyclone report on Hurricane Wilma: National Hurricane Center, tropical cyclone report on Hurricane Wilma
• National Hurricane Center: National Hurricane Center
• United States Geological Survey, elevation point query service: United States Geological Survey, elevation point query service
• United States Census Bureau, geocoding service: United States Census Bureau, geocoding service
• National Center for Education Statistics, school search: National Center for Education Statistics, school search
• Securities and Exchange Commission, WCI Communities Form 10-K405 for FY2001: Securities and Exchange Commission, WCI Communities Form 10-K405 for FY2001
• Securities and Exchange Commission, WCI Communities Form 10-K for FY2007: Securities and Exchange Commission, WCI Communities Form 10-K for FY2007
• Securities and Exchange Commission, WCI Communities registration statement: Securities and Exchange Commission, WCI Communities registration statement
• Securities and Exchange Commission, Host Hotels and Resorts Form 10-K for FY2025: Securities and Exchange Commission, Host Hotels and Resorts Form 10-K for FY2025
• Securities and Exchange Commission, Host Hotels subsidiary schedule: Securities and Exchange Commission, Host Hotels subsidiary schedule
• United States Bankruptcy Court, District of Delaware, the WCI opinion: United States Bankruptcy Court, District of Delaware, the WCI opinion
• Municipal Securities Rulemaking Board, EMMA: Municipal Securities Rulemaking Board, EMMA
• Tiburón Golf Club: Tiburón Golf Club
• Tiburón Golf Club, membership: Tiburón Golf Club, membership
• Tiburón Golf Club, membership and real estate: Tiburón Golf Club, membership and real estate
• Tiburón Golf Club, Medallion membership 2025 privileges: Tiburón Golf Club, Medallion membership 2025 privileges
• Tiburón Golf Club, Signature membership 2025 privileges: Tiburón Golf Club, Signature membership 2025 privileges
• Tiburón Golf Club, Associate membership 2025 privileges: Tiburón Golf Club, Associate membership 2025 privileges
• Tiburón Golf Club, Gold Course scorecard: Tiburón Golf Club, Gold Course scorecard
• Tiburón Golf Club, Black Course scorecard: Tiburón Golf Club, Black Course scorecard
• Tiburón Golf Club, scorecards: Tiburón Golf Club, scorecards
• Tiburón Golf Club, dynamic pricing: Tiburón Golf Club, dynamic pricing
• Tiburón Golf Club, tour events: Tiburón Golf Club, tour events
• Tiburón Golf Club, amenities: Tiburón Golf Club, amenities
• Tiburón Golf Club, fitness: Tiburón Golf Club, fitness
• Tiburón Golf Club, dining: Tiburón Golf Club, dining
• Tiburón Golf Club, history: Tiburón Golf Club, history
• Tiburón Golf Club, golf academy: Tiburón Golf Club, golf academy
• Marsala at Tiburon Homeowners Association: Marsala at Tiburon Homeowners Association
• Marsala at Tiburon, homeowner FAQs: Marsala at Tiburon, homeowner FAQs
• Marsala at Tiburon, recorded declaration of covenants: Marsala at Tiburon, recorded declaration of covenants
• Marsala at Tiburon, policies and FAQs, revision 01/25: Marsala at Tiburon, policies and FAQs, revision 01/25
• Pelican Marsh, information and forms: Pelican Marsh, information and forms
• The Ritz-Carlton Naples, Tiburón, resort overview: The Ritz-Carlton Naples, Tiburón, resort overview
• The Ritz-Carlton Naples, Tiburón, golf: The Ritz-Carlton Naples, Tiburón, golf
• The Ritz-Carlton Naples, Tiburón, experiences: The Ritz-Carlton Naples, Tiburón, experiences
• Host Hotels and Resorts, The Ritz-Carlton Naples, Tiburón property page: Host Hotels and Resorts, The Ritz-Carlton Naples, Tiburón property page
• LPGA, CME Group Tour Championship: LPGA, CME Group Tour Championship
• LPGA, Grant Thornton Invitational: LPGA, Grant Thornton Invitational
• PGA TOUR Champions, Chubb Classic: PGA TOUR Champions, Chubb Classic
• PGA TOUR, Grant Thornton Invitational: PGA TOUR, Grant Thornton Invitational
• NCH Healthcare System: NCH Healthcare System
• NCH Healthcare System, North Naples hospital: NCH Healthcare System, North Naples hospital
• Physicians Regional Healthcare System, hospitals: Physicians Regional Healthcare System, hospitals

Pelican Marsh Community Development District, the District’s own published record (24)

1. PMCDD FY2027 Adopted Budget, $1,879 per ERU, 2,949 ERUs, $5,809,000 general fund, every line item. Adopted 15 July 2026; read 2 September 2026.
2. PMCDD July 2026 Board Meeting Minutes, the FY2027 debt service bracket, “the community is built out,” the irrigation rate discussion, the camera and licence plate reader discussion. 15 July 2026.
3. PMCDD July 2026 Budget Hearing Agenda. 15 July 2026.
4. PMCDD Budget FY2019, Debt Service, the per neighborhood Series 2012 bond schedule naming all nine bond obligated Tiburón neighborhoods and their bond designations. Read 2 September 2026.
5. PMCDD FY2026 Adopted Budget. Read 2 September 2026.
6. PMCDD FY2025 Adopted Budget. Read 2 September 2026.
7. PMCDD Signed Resolution 2025-4, Adopting Final Budget FY26. Read 2 September 2026.
8. PMCDD Signed Resolution 2025-5, Budget Levying. Read 2 September 2026.
9. PMCDD Signed Budget Resolutions 2024-2 and 2024-3. Read 2 September 2026.
10. PMCDD FY2025 Audited Financial Statements, Series 2022 full terms, amortisation, outstanding principal, net position, clean opinion. Fiscal year ended 30 September 2025.
11. PMCDD Recorded Notice of Establishment, Collier County Official Records Book 2585, Page 2901, instrument 2524352. Recorded 27 August 1999.
12. PMCDD Board minutes, 15 February 2017, the DRI and PUD relationship in the District Engineer’s own words, District counsel on what a CDD is not, the east boundary buffer dispute, the Ritz parking licence, the 2017 course reconstruction, the SFWMD four party permit.
13. PMCDD Board minutes, 16 July 2025, Tiburón resident opposition to the Airport Road widening.
14. PMCDD Board minutes, 19 November 2025.
15. PMCDD Board minutes, 17 December 2025, the NCH PUD amendment petition, the $40,000 drainage easement settlement.
16. PMCDD Board minutes, 21 January 2026, the Tiburón and Vanderbilt turning radius review, the Mercato stormwater thread.
17. PMCDD Board minutes, 18 February 2026, Airport Road gate staffed 24 hours, the easement purchase and sale agreement.
18. PMCDD Board minutes, 15 April 2026.
19. PMCDD Board minutes, 28 April 2026, the US 41 gatehouse guaranteed maximum price.
20. PMCDD Board minutes, 20 May 2026, US 41 gatehouse construction start 4 May 2026.
21. PMCDD Board minutes, 17 June 2026, the Tiburón entrance resurfacing priority, gatehouse fascia and stone.
22. PMCDD Employee Staffing Levels policy, “Tiburon (1) manned gate shall be manned 24/7.” Effective 7 March 2011; live 1 September 2026.
23. PMCDD What We Do, Policies, Community Information, Forms and Protocols, and FAQs pages. Read 1 September 2026.
24. PMCDD Hurricane Coordination and Waste Removal policy. Read 1 September 2026.

Pelican Marsh CDD resident-facing rules and forms (8)

25. Transponder Policies, Rules, and Regulations, the Tiburón private gates line and the pre-closing seller notification rule. Read 1 September 2026.
26. Commercial Vehicle Access Policy, 7 a.m. to 7 p.m. Monday to Saturday, no Sundays or holidays, the emergency definition, the parcel delivery window. Adopted 22 March 2023.
27. Car Service and Food Delivery Access Policy, “NO PAPER PASS WILL BE ISSUED OR ACCEPTED.” Effective 16 December 2020.
28. Guest Addition form, wet signature requirement. Revised January 2020.
29. Housewatch Authorization Form, the three authority levels. Read 1 September 2026.
30. Realtor Protocol, explicitly the west of Airport Road version. Read 1 September 2026.
31. General Policy and Standards: Real Estate Signage on District Property, sign size, paint chip colours, sunset removal, one week disposal. Read 1 September 2026.
32. Solicitation policy. Read 1 September 2026.

Florida Auditor General and state fiscal record (2)

33. Florida Auditor General, Pelican Marsh CDD Annual Financial Report, fiscal year ended 30 September 2025, e-filed, carrying the audited per neighborhood debt service range of $836 to $2,573 and the operations and maintenance rate. Filed 20 February 2026.
34. Florida Department of Revenue, Table 1, Comparison of Taxes Levied, Collier County, FY2024-25 and FY2025-26. Read 2 September 2026.

Collier County Property Appraiser published bulk roll, read locally (12)

Published by the county from its own distribution point and read from local copies. The Property Appraiser’s public website was never navigated and is not cited anywhere on this page.

35. 20260831_subdivision_polygon_shape_file.zip, field PBPG, plat book and page for every platted Tiburón subdivision. 31 August 2026.
36. 20260829_int_parcels_csv.zip, ownership, use codes, acreage, just values, the vacant parcel census, block and building, site street number and site unit. 29 August 2026.
37. 20260831_int_buildings_csv.zip, field YrBuilt, the build-out curve, quality codes, subordinate structures. 31 August 2026.
38. 20260829_int_sales_csv.zip, first recorded closings with Official Records book and page. 29 August 2026.
39. 20260831_int_subcondos_csv.zip, the eleven Tiburón records and the subdivision versus condominium type register. 31 August 2026.
40. int_legal, recorded condominium names, building and unit numbering, carve-out Official Records references, the 298,249 row legal table. 31 August 2026.
41. 20260831_int_taxing_authorities_history_csv.zip, every taxing authority in every millage area, 2021 to 2026. 31 August 2026.
42. 20260831_int_millage_rates_csv.zip, all 314 Collier millage areas, tax year 2026. 31 August 2026.
43. int_usecodes. 31 August 2026.
44. 20260831_int_buildingcodes_csv.zip, the ELEVAT special feature check, a null result. 31 August 2026.
45. 20260829_parcel_polygon_shape_file.zip, parcel polygon geometry, held; the FEMA NFHL join is not yet run. 29 August 2026.
46. The county’s own bulk roll publication point. Accessed 2 September 2026.

Collier County government: land use, transportation, floodplain, utilities (22)

47. Collier County Land Development Code Appendix F, List of Collier County PUD Ordinances, Municode copy, the seven ordinance chain. November 2014 with August 2015 revision.
48. Collier County Clerk’s copy of Appendix F, which carries Ordinance 2016-25, the eighth. Read 2 September 2026.
49. Collier County Board of County Commissioners agenda index referencing petition DRI-99-1. Read 2 September 2026.
50. Collier County PUD Master List and Maps, Planning and Zoning Maps, and the CivicClerk agenda portal. Read 2 September 2026.
51. Collier County Clerk of the Circuit Court and Comptroller, Official Records, the recorded instrument system. Read 2 September 2026.
52. Collier County Transportation Engineering Division, Airport Road Widening project page, Project 60190 and FDOT FPID 440441-1. Read September 2026.
53. Collier County 60% Design Public Information Meeting handout, Airport Road Widening, the $42.0 million budget table, the 22 to 29 foot median, the 10 foot west sidewalk, the milestone chart. Meeting 27 March 2025.
54. Collier County published Comments and Responses document, Airport Road Widening 60% public information meeting, the no sound wall answer given verbatim four times, the MSTU answer, the drainage easement answer, the June 2026 construction answer, the signal determinations. Comments due 11 April 2025.
55. Collier County news release, Vanderbilt Beach Road Widening, Notice to Proceed and mobilisation. 6 July 2026.
56. Collier County Transportation Engineering Projects page, Vanderbilt Beach Road Extension Phase I complete and opened 12 June 2026, and Phase II in design. Read September 2026.
57. Board of County Commissioners Agenda Item 16.A.24, 12 June 2018, approval to submit the FDOT County Incentive Grant Program application for Project 60190.
58. Collier MPO 2040 and 2045 Long Range Transportation Plans, the project’s long range listing.
59. Collier County Floodplain Protection Newsletter, Floodplain Management Section, CRS Class 5 and the 25% discount, DFIRM effective 8 February 2024, the base flood elevation plus one foot machinery rule, and the 50 percent rule. 2025 edition, read 2 September 2026.
60. Collier County, “Proposed Flood Insurance Rate Map Reflects Changes to Local Flood Risk,” the 90 day appeal period opening 19 August 2026 and the Summer 2027 target. Published 19 August 2026; read 18 September 2026.
61. Collier County Business Resources, Floodplain Management, the mapping milestone table and PMR 2. Read 18 September 2026.
62. Collier County flood resources, the Flood Info Hotline, the flood map viewer, the letter of map change page and the elevation certificate file. Read 2 September 2026.
63. Collier County Public Utilities SWServiceDays GIS feature service, solid waste collection days, point queried at four Tiburón addresses. Queried 1 September 2026.
64. Collier County solid waste collection rules, cart hours, holidays, bulky items, yard waste, recycling. Read 1 September 2026.
65. Collier County Public Utilities GIS feature services, WaterServiceArea, WastewaterServiceArea, SewerServiceArea, Jurisdictional_Service_Area and CityUtilityBoundaries. Queried 1 September 2026.
66. Collier County Water and Wastewater Franchise Areas GIS layer. Queried 1 September 2026.
67. Collier County Ordinance No. 2022-02, the Pedestrian Safety Ordinance, as amended 22 April 2025, Class 3 e-bike and shared use path rules. Read September 2026.
68. Collier County Ordinance 2005-54, the two solid waste Municipal Service Benefit Units. Read 1 September 2026.

Federal and state geospatial and hazard data (14)

69. FEMA National Flood Hazard Layer, layer 28, Flood Hazard Zones, point in polygon queried at 30 coordinates across Tiburón. Queried 2 September 2026.
70. FEMA NFHL layer 3, FIRM Panels, panel attributes and polygon geometry, the four panels and their effective dates. Queried 2 September 2026.
71. FEMA NFHL layer 16, Base Flood Elevations, the 10.0 to 11.5 foot NAVD88 band. Queried 2 September 2026.
72. FEMA NFHL layer 1, Letters of Map Revision, an exhaustive negative sweep returning zero features across Tiburón. Queried 2 September 2026.
73. FEMA NFHL layer 34, LOMAs and LOMR-Fs, the four Tiburón LOMA determinations and their “Not incorporated” revalidation status. Queried 2 September 2026.
74. FEMA NFHL layer 0, NFHL Availability. Queried 2 September 2026.
75. FEMA Map Service Center, the parcel specific viewer and the preliminary FIRM products. Read 18 September 2026.
76. FEMA Community Rating System programme page, the class to discount table. Read 2 September 2026.
77. USGS 3D Elevation Program Point Query Service, 1 metre 3DEP data, acquisition 1 September 2018, NAVD88, queried at the same 30 coordinates. Queried 2 September 2026.
78. U.S. Census Bureau geocoder, benchmark Public_AR_Current, every origin and destination coordinate in the schools, healthcare and drive time sections. 2 September 2026 and 16 September 2026.
79. U.S. Census Bureau TIGERweb Transportation layer 8, Local Roads, the measured Marsala Way centreline geometry. Queried 2 September 2026.
80. OpenStreetMap and the OSRM public routing service, driving profile, every road mile and free flow minute on this page. 2 September 2026 and 16 September 2026.
81. Nominatim, the disclosed geocoder fallback on five destination rows. 16 September 2026.
82. Overpass API, the negative check on 15420 Collier Blvd. 16 September 2026.

NOAA, National Weather Service and National Hurricane Center (10)

83. NWS Miami, Hurricane Irma Local Report and Summary, “less than a half-mile inland,” and the North Naples station’s 112 mph gust and instrument failure. Read 2 September 2026.
84. NWS Miami, Hurricane Ian Summary, the “south and west of US 41/Tamiami Trail” line, the 80 to 90 mph near surface estimate, the Collier damage totals and the geography of the five deaths. Read 2 September 2026.
85. NHC Tropical Cyclone Report AL092022 (Ian), the measured surge and storm tide table including Delnor-Wiggins Pass at 10.24 feet. Read 2 September 2026.
86. NHC Tropical Cyclone Report AL252005 (Wilma), “coastal Collier County,” and the Collier station winds. Read 2 September 2026.
87. NWS Miami Post Tropical Cyclone Report PSHMFL 2024 AL09 (Helene), Naples Bay North at 4.02 feet above MHHW, North Naples rainfall 3.55 inches. Read 2 September 2026.
88. NWS Miami Post Tropical Cyclone Report PSHMFL 2024 AL14 (Milton), about 5 feet of coastal storm tide, Naples Bay North 5.08 feet. Read 2 September 2026.
89. NWS Miami Tropical Event Summary index, the negative sweep for any Collier impacting storm after Milton. Read 2 September 2026.
90. National Hurricane Center homepage, “There are no tropical cyclones in the Atlantic at this time.” 18 September 2026, 03:21:30 UTC.
91. NHC 2026 season archive, the entire 2026 Atlantic season to date: Tropical Storm Arthur, 16 to 18 June, and Tropical Storm Bertha, 19 to 24 July, and no hurricane. Read 18 September 2026.
92. NOAA VERTCON and VDatum, the NAVD88 to NGVD29 conversion tool named in the datum warning, not yet run at Tiburón’s coordinates. Named 2 September 2026.

Florida statutes, rules and state agencies (14)

93. Section 553.899, Florida Statutes (2025), milestone inspection, the three habitable stories test, the (3)(b) 25 year local option, the 180 day phase one rule, and the 45 day owner notice duty. Read 2 September 2026.
94. Section 718.112, Florida Statutes (2025), structural integrity reserve studies, the (2)(f)2.b reserve waiver ban and the multicondominium exception, the hurricane reserve pause. Read 2 September 2026.
95. Section 718.111(11), Florida Statutes (2025), condominium association insurance, the exclusion list, deductibles as a common expense, the (n) improvements clause, the multicondominium insurance election, the recorded (m) opt-out notice. Read 2 September 2026.
96. Section 627.714, Florida Statutes (2025), loss assessment coverage, the $2,000 floor, and the limit in force one day before the occurrence rule. Read 2 September 2026.
97. Section 627.0629, Florida Statutes (2025), windstorm mitigation rate differentials, and meeting the Florida Building Code as a rateable credit. Read 2 September 2026.
98. Section 627.711(2), Florida Statutes, qualified mitigation inspectors. Read 2 September 2026.
99. Sections 720.30851 and 718.116(8), Florida Statutes, the statutory estoppel certificate and its required contents. Read 2 September 2026.
100. Sections 718.113(8) and 720.3075(4), Florida Statutes, owner EV charging rights subject to reasonable association conditions. Read 1 September 2026.
101. Florida Senate bill summary, CS/CS/HB 913 (2025), the “habitable” wording change, the SIRS deadline extension to 31 December 2025, the $25,000 threshold, and the funding, pause and conflict of interest provisions. Read 2 September 2026.
102. Chapter 190, Florida Statutes, the community development district charter. Read 2 September 2026.
103. Chapter 197, Florida Statutes, the uniform method of non ad valorem collection. Read 2 September 2026.
104. Florida Land and Water Adjudicatory Commission rule 42P-1.001 to .003, the District’s creation, 14 December 1993. Read 2 September 2026.
105. Chapter 2026-169, Laws of Florida, the card payment requirement reaching District transponder sales from 1 January 2027. Cited 15 July 2026.
106. Florida Public Service Commission, Find Your Utility Service, the electric service check. Read 1 September 2026.

Florida Division of Corporations (Sunbiz), every entity pulled individually (24)

107. TIBURON ESTATES HOMEOWNER’S ASSOCIATION, INC., document N99000002699, ACTIVE, filed 28 April 1999.
108. BOLERO AT TIBURON CONDOMINIUM ASSOCIATION, INC., document N99000001478, ACTIVE.
109. BOLERO AT TIBURON COMMUNITY ASSOCIATION, INC., document N99000002700, superseded, INACT/MG.
110. CASTILLO AT TIBURON CONDOMINIUM ASSOCIATION, INC., document N00000007850, ACTIVE.
111. ESCADA AT TIBURON HOMEOWNERS ASSOCIATION, INC., document N00000003069, ACTIVE.
112. ESPERANZA AT TIBURON CONDOMINIUM ASSOCIATION, INC., document N13000005450, ACTIVE.
113. ESPERANZA II AT TIBURON CONDOMINIUM ASSOCIATION, INC., document N14000005729, ACTIVE.
114. MARQUESA ROYALE AT TIBURON CONDOMINIUM ASSOCIATION, INC., document N08000006580, ACTIVE.
115. MARSALA AT TIBURON HOMEOWNERS ASSOCIATION, INC., document N06000007515, ACTIVE.
116. NORMAN ESTATES AT TIBURON HOMEOWNERS ASSOCIATION, INC., document N98000007189, ACTIVE, filed 21 December 1998, the oldest, with no amendment on its state corporate record; its covenants carry eight recorded amendments and restatements at the county.
117. SERAFINA AT TIBURON HOMEOWNERS’ ASSOCIATION, INC., document N01000003327, ACTIVE.
118. TIBURON MID-RISE NEIGHBORHOOD ASSOCIATION, INC., document N01000002216, ACTIVE, formerly Ventanas at Tiburon Community Association.
119. TIBURON MASTER PROPERTY OWNERS’ ASSOCIATION, INC., document N97000007079, recorded INACT on the register as of 18 September 2026.
120. TIBURON GOLF VENTURES LIMITED PARTNERSHIP, document B98000000435, ACTIVE, a Delaware limited partnership filed in Florida 1 July 1998.
121. TIBURON GOLF VENTURES, INC., document F98000003366, INACTIVE.
122. NORMAN ESTATES AT TIBURON LIMITED PARTNERSHIP, document B98000000663, INACTIVE.
123. NORMAN ESTATES AT TIBURON, INC., document F98000006280, INACTIVE.
124. Sunbiz entity M11000004349, a developer era entity, checked 2 September 2026.
125. Sunbiz negative search: no active entity beginning “Tiburon Master,” no “Tiburon Community Association,” and no Naples “Tiburon Foundation” master entity. Searched 18 September 2026.
126. Sunbiz negative search: no “ESCADA ESTATES” corporation exists anywhere in the ESCADA alphabetical block. Searched 2 September 2026.
127. Florida trademark register, TIBURON, T00000000919, T00000000920, T00000000923 and T00000000679. Read 2 September 2026.
128. Florida trademark register, TIBURON NAPLES and DESIGN, T00000000657, T00000000926 and T00000000929. Read 2 September 2026.
129. Florida trademark register, TIBURON (STYLIZED), T00000000928. Read 2 September 2026.
130. Sunbiz annual report filings for all eleven Tiburón association entities, including the 2026 Tiburon Estates HOA annual report. Read 2 September 2026; re-checked 18 September 2026.

Recorded instruments, identified by book and page (16)

131. DECLARATION OF NEIGHBORHOOD COVENANTS, CONDITIONS AND RESTRICTIONS FOR MARSALA AT TIBURON, declarant WCI Communities, Inc., 61 pages, read in full. Dated 18 August 2006, recorded Official Records Book 4094, Page 1788, on 24 August 2006.
132. Declaration of Covenants and Restrictions for Tiburon Estates, the master declaration. Official Records Book 2579, Page 364. Identified, not retrieved; its terms are not restated on this page.
133. Castillo I at Tiburon, a Condominium, declaration, Official Records 2909/1802.
134. Castillo II at Tiburon, a Condominium, declaration, Official Records 2910/1299, amended and restated at Official Records 5509/3295.
135. Castillo III at Tiburon, a Condominium, declaration, Official Records 2987/346.
136. Castillo IV at Tiburon, a Condominium, declaration, Official Records 3097/320.
137. Escada at Tiburon, instruments cited in the legal descriptions, Official Records 2436/1479 and 2798/873 (“Lake 26”).
138. The Norman Estates, seventeen Official Records references across four tracts, verified to exist, per the county int_legal table.
139. Marquesa Royale first recorded closings, September 2008, Official Records 4392/1099, 4393/289, 4393/2997, 4394/1376 and 4394/1380.
140. TIBURON THE NORMAN ESTATES AT PELICAN MARSH UNIT 23, recorded plat, Plat Book 31, Pages 43 to 44.
141. ESCADA AT TIBURON, recorded plat, Plat Book 34, Pages 51 to 53.
142. TIBURON BLVD EAST EXTENSION, recorded plat, the parent plat, Plat Book 36, Pages 23 to 24.
143. SERAFINA AT TIBURON, recorded plat, Plat Book 37, Pages 25 to 32.
144. MARSALA AT TIBURON, recorded plat, Plat Book 47, Pages 11 to 14.
145. Surrounding Pelican Marsh plats for parent community context: Unit One PB 22/31-33, Unit Eighteen PB 30/86-88, Unit Nineteen PB 34/49-50, Unit Twenty PB 30/73-75, Bay Laurel Estates Unit Twenty-One PB 31/17-20, Unit Twenty-Two PB 31/85-86, Unit Twenty-Five PB 32/57-59, Unit Twenty-Six PB 41/42-43.
146. Collier County Clerk public access recorded warranty deed establishing the Castillo restatement locator, served from the Clerk’s own system.

Securities and Exchange Commission filings (18)

147. WCI Communities, Inc. Form 10-K405, FY2001, CIK 0001137778: Tiburon Golf Ventures LP formed 1998 with a Host Marriott affiliate, first 27 holes November 1998, clubhouse December 2000, adjacent land acquired 2000, Norman Estates “27 villas” (the “$1.2 million to $1.4 million” price band is in WCI’s 2001 and 2002 prospectuses, not this filing), and the 2001 lot sales program.
148. WCI Communities, Inc. Form 424B4 prospectus, 2002, corroborating.
149. WCI Communities, Inc. Form 10-K, FY2007, the golf partnership consolidated into WCI’s statements from 1 January 2006.
150. WCI Form T-3, 8 July 2008, Exhibit 99.T3C obligor schedule, listing Tiburon Golf Ventures, Inc. and not the Limited Partnership.
151. WCI Form 8-K, 4 August 2008, Exhibit 99.1, the Chapter 11 press release, approximately 130 subsidiaries, the Icahn quotation, and the club and association protections.
152. WCI Debtor in Possession Credit Agreement dated 24 September 2008, a Form 10-Q exhibit, the $150,000,000 facility.
153. WCI Communities, Inc. Form S-1, 24 May 2013, Exhibit 10.2, Note Purchase Agreement dated 8 June 2012, CIK 0001574532: the real property schedule (Marquesa Royale, Marsala, Esperanza as Tracts C and D of Tiburon Blvd. Extension, the Tiburón sales office on Tract GC1-E of Pelican Marsh Unit Twenty), the floor plan schedule naming Marsala’s four plans and the identical Esperanza and Marquesa plan set, the trademark schedule, the pledged equity schedule, and the CDD bond balance schedule.
154. WCI Form S-1, 24 May 2013, Exhibit 10.4, Letter of Credit Agreement dated 19 January 2010, Tiburon Golf Ventures LP listed as a live WCI joint venture post emergence.
155. Host Marriott Form S-4 (HMC Properties I LLC), 9 December 2003, “January 2002, Development of the 295-room Ritz-Carlton Golf Resort, Naples, (75),” the $3 million third nine investment.
156. Host Marriott Form S-4 (HMT Lessee Parent LLC), 10 January 2002, the pre-opening “fourth quarter of 2001” target and $118 million construction in progress.
157. Host Hotels & Resorts Form 10-K, FY2008, Host’s 49% limited partnership interest, carrying value, and no debt at the joint venture.
158. Host Hotels & Resorts Form 10-K, FY2011, filed 22 February 2012: “On September 1, 2011, we acquired the remaining 51% partnership interest… for $11 million,” and the Trademark License Agreement of the same date.
159. Host Hotels & Resorts Form 10-K, FY2025, filed 25 February 2026: the $300 million to $350 million four property transformational capital programme through 2029 including Tiburón, with approximately $18 million of operating profit guarantees; Schedule III for the resort; 295 rooms.
160. Host FY2025 Form 10-K Exhibit 21.1, Host Inc. subsidiaries, item 316 Tiburon Golf Ventures LP and item 148 HMC NGL LP. 25 February 2026.
161. Host FY2025 Form 10-K Exhibit 21.2, Host L.P. subsidiaries, item 315. 25 February 2026.
162. EDGAR full text search, an unbroken run of the Tiburon Golf Ventures disclosure in Host’s Exhibit 21 every year from FY2011 to FY2025. Searched 2 September 2026.
163. Host Hotels & Resorts property pages, The Ritz-Carlton Naples, Tiburón at 295 rooms, 38 suites, 63,000 square feet of meeting space and a 61,000 square foot waterpark, and The Ritz-Carlton, Naples at 474 rooms and 92 suites with the 2023 renovation adding 57 suites. Read 2 September 2026.
164. U.S. Bankruptcy Court, District of Delaware, published opinion in In re WCI Communities, Inc. Read 2 September 2026.

First-party club, resort, association and institutional publications (50)

165. Tiburón Golf Club, membership page, the three categories and their residency eligibility. 18 September 2026.
166. Medallion Membership 2025 privilege PDF, “A portion of your initiation fee is refundable,” year round cart fee play, the 60 day window, guest days. 18 September 2026.
167. Associate Membership 2025 privilege PDF, “Membership initiation fee is nonrefundable,” non-resident eligibility. 18 September 2026.
168. Signature Membership 2025 privilege PDF, no refundability sentence of any kind, May to October golf, the 10 day window. 18 September 2026.
169. Tiburón Golf Club, dynamic pricing page, “Rates Range from $99-$500 per player,” the $40 rider fee, the 30 day public window, and the club’s own definition of dynamic pricing. 18 September 2026.
170. Tiburón Golf Club, golf page, both courses in play with no closure notice, and the design signature paragraph. 18 September 2026.
171. Tiburón Golf Club, Gold Course tour and tee table. 2 September 2026.
172. Tiburón Golf Club, Black Course tour and tee table. 2 September 2026.
173. Official Gold Course scorecard PDF, hole by hole yardages, ratings, slopes and the coquina local rule. Internally dated 02/22.
174. Official Black Course scorecard PDF, hole by hole, the family tees, the holes 9 and 10 ball drop rule. Internally dated 02/22.
175. Tiburón Golf Club, tour events page, the three event roster. 18 September 2026.
176. Tiburón Golf Club, caddie services page, the entire published caddie content: 1 November to 30 April. 2 September 2026.
177. Tiburón Golf Academy page, the three published pillars, Operation 36, and the Troon Junior Club. 2 September 2026.
178. Tiburón Golf Academy rate card PDF, the 2021 card, publishable only with the staleness label. 18 September 2026.
179. Tiburón Golf Club, public, history and directions pages, the semi-private wording, the shark etymology, the 27,000 square foot clubhouse, the entrance description. 2 September 2026.
180. Tiburón Golf Club, amenities, fitness, The Vault, pool and dining pages. 2 September 2026.
181. Tiburón Golf Club, stay and play, scorecards and rental clubs pages. 2 September 2026.
182. Tiburón Golf Club membership collateral carrying the beach and health club disclaimer, the Member Concierge Program and the capitalised access disclaimer. 1 September 2026.
183. The Ritz-Carlton Naples, Tiburón, property overview page, “A Sanctuary Reimagined: May 18-September 2026,” the $60 resort fee and its inclusions, $40 valet, the $600 Club Lounge day pass, and current dining. 18 September 2026.
184. The Ritz-Carlton Naples, Tiburón, enhancements page, Fenrose, Café Fenrose, Palmera and the Swaying Palm ballroom, with no completion date published. 18 September 2026.
185. The Ritz-Carlton Naples, Tiburón, experiences page, golf, tennis, pools, the massage centre, the spa’s location at the beach resort, Ritz Kids and retail. 2 September 2026.
186. The Ritz-Carlton Naples, Tiburón, golf page. 2 September 2026.
187. The Ritz-Carlton Naples, Tiburón, property FAQ, “No, The Ritz-Carlton Naples, Tiburón does not have electric vehicle charging stations.” 1 September 2026.
188. PR Newswire, the resort’s own rebrand release, The Ritz-Carlton Golf Resort, Naples to The Ritz-Carlton Naples, Tiburón, the “Swaying Palms” scent, Parker Torres Designs. 1 December 2022.
189. The Mouratoglou Tennis Center booking portal, headed “Exclusively for Tiburón Members.” 18 September 2026.
190. LPGA, CME Group Tour Championship overview, 19 to 22 November 2026, the 2025 winner and prize. 18 September 2026.
191. LPGA, Grant Thornton Invitational overview, 11 to 13 December 2026, the 2025 co-champions. 18 September 2026.
192. PGA TOUR, Grant Thornton Invitational 2026 tournament page. 18 September 2026.
193. Grant Thornton Invitational official site, tournament week 7 to 13 December 2026. 18 September 2026.
194. Chubb Classic official site and championship page, 8 to 14 February 2027, and the past champions record placing the event at Tiburón from 2021. 18 September 2026.
195. PGA TOUR Champions, Chubb Classic 2026 overview. 18 September 2026.
196. CME Group Tour Championship official site. 2 September 2026.
197. Marsala at Tiburon HOA, the recorded declaration, published by the association. 2 September 2026.
198. Marsala at Tiburon HOA, homeowner FAQs and the 2024-2025 Policies and FAQs, revision 01/25: the club membership answer, trash and irrigation rules, the $3,000 resale capital assessment, Hotwire and Fision, and the social committee. 1 September 2026.
199. Marsala at Tiburon HOA, Design Review Process and Procedure, board minutes and board resolutions. 1 September 2026.
200. Bolero at Tiburon COA, home, about and quick start pages, the association’s own self description and the storey count sentence (three storeys, one residence per floor). 1 September 2026.
201. Tiburon Estates HOA master association site, the estoppel and questionnaire routing statement, the community and activities calendars, and the hurricane page. 1 September 2026.
202. Foundation of Pelican Marsh, info and forms page, the bulk Comcast statement that makes the Tiburón and Pelican Marsh carrier contrast checkable. 1 September 2026.
203. Hotwire Communications, Southwest Florida service page. 1 September 2026.
204. International Security Networks, the District’s guest entry platform. 1 September 2026.
205. Collier County Public Schools address level zoning API behind the District Interactive Zoning Tool, 329 Tiburón addresses across 8 streets, school year 2026-27. Queried 2 September 2026.
206. CCPS Parental Choice page and School Board Policy 5120, with 5120.01 and 5120.02. Read 2 September 2026.
207. CCPS school directory and boundary pages. Read 2 September 2026.
208. Florida Department of Education, School Grades Overview 2026, the A to F points scale, and the 2026 school grades release. Read 2 September 2026.
209. U.S. Department of Education, Common Core of Data, 2023-24 collection, enrolment and teacher full time equivalents for all six schools. Read 2 September 2026.
210. Each private and charter school’s own published pages: Community School of Naples, Seacrest Country Day, Royal Palm Academy, The Village School of Naples, Mason Classical Academy, Naples Classical Academy, St. John Neumann and First Baptist Academy. Read 2 September 2026.
211. NCH (Naples Comprehensive Health), About Us, the facility directory, the urgent care page, the concierge physicians page, and the January 2026 press release. Read 16 September 2026.
212. Physicians Regional Healthcare System, its own campus pages. Read 16 September 2026.
213. CMS Provider of Services file, Hospital and Other Facilities, dataset 8ba0f9b4-9493-4aa0-9f82-44ea9468d1b5, CCN 100018 and CCN 100286 certified bed counts. Queried 16 September 2026.
214. The Naples arts institution’s own site, the registered institutional spelling verified from its own copyright line, The Baker Museum hours, and the Naples Philharmonic. Read 16 September 2026.

Sources carried at one rung weaker, cited with attribution rather than as flat fact

These are not excluded by the source fence, and each carries its caveat at the point of use on this page.

• Florida Office of Insurance Regulation, Form OIR-B1-1802, the uniform mitigation verification form, and the Rev. 04/26 notice effective 1 April 2026.
• Citizens Property Insurance Corporation, 2026 Rate Kit and its depopulation publications. One measure is used at a time, with its definition attached.
• Florida Building Commission, the Building Codes Effective Dates chart, the 2023 effective dates publication, the Hurricane Research Advisory Committee wind borne debris report, and the 2022-2023 wind speed research report.
• Trade and specialist press, attributed at the point of use: Golf Course Architecture, 25 January 2018, on the Black Course renovation and the Irma hit; Golf Course Industry, corroborating; Sod Solutions Pro, September 2025, on the Gold’s Celebration turf, the 2016 re-grassing, 55 acres, no rough, Audubon certification since 2001 and the 2025 Florida Celebration Golf Course of the Year award; LINKS Magazine, 2018, on Troon’s 2016 arrival and the change from members and Ritz guests only to open outside play.
• Lennar Corporation press release, 10 February 2017, the completion of the WCI acquisition.
• Newspaper and wire reporting cited only where a first party record corroborates it, including the December 2020 purchase of 1100 Immokalee Road.
• The newspaper school report card database built on the FDOE 2026 release, used only for the percentage of points column, because the Department’s own workbook is not machine retrievable. Letter grades are corroborated at school and district level.
• Search extract sourced rows flagged in the research, including Gulfshore Concierge Medicine and several Physicians Regional details, each carried with that limitation stated at the point of use.
• Institutional self-marketing, including NCH’s ratings claims and the schools’ scholarship figures, attributed rather than asserted.

The count, reported honestly

The sub-item accounting, so the 312 is checkable: entries 35 to 46 carry 12 named files and 9 named fields, which is 21. Entries 107 to 130 carry 24 entities plus 7 trademark registrations, which is 31. Entries 131 to 146 carry 16 instruments plus 8 surrounding plats, which is 24. Entries 147 to 164 carry 18 filings plus 6 named exhibits and schedules, which is 24. Entries 165 to 214 carry 50 publications plus 14 individually named PDFs and portals, which is 64. The remaining 148 entries are one item each. 214 numbered entries plus 98 distinct named sub-items is 312 catalogued items.

Downloadable Tiburón Documents, Linked to the Body That Published Them

Several of the documents that decide a Tiburón purchase are public and locatable by book and page. Several are produced only during the transaction. This section names both kinds, so a buyer knows which to look up and which to request during the association document review period.

Every link below goes to the publishing authority’s own copy, meaning the District, the county, the state, the federal agency, or the association or club itself. Nothing here is a re-hosted copy, and no recorded instrument that this page has not read in full is reproduced.

Public and locatable now

Produced only during the transaction, so ask for them by name

These are not downloads. They are documents a buyer is entitled to and a seller can often produce early, and naming them is the point.

• Two statutory estoppel certificates, one from the master association and one from the neighborhood association, each disclosing the current regular assessment and its frequency, any special assessment, and any transfer or capital contribution fee payable on the sale.
• The association’s insurance declaration page, including whether it carries flood coverage on the common elements.
• The completed milestone inspection summary and the structural integrity reserve study, for a condominium inside the regime. A current owner already holds the inspection summary, because the association was required to distribute it within 45 days of receiving the report.
• The elevation certificate, if Collier County holds one for the structure.
• The neighborhood’s current rules and leasing policy, which are published for only one of the ten neighborhoods and are otherwise obtained from the recorded declaration or the estoppel.

There is no “Tiburón HOA fee schedule” to download, and this page does not offer one, because no such published document exists. Eleven association assessments exist in Tiburón and exactly one figure among them is published anywhere. The estoppel certificate for the specific property is the record that carries the rest.

Want the documents for a specific Tiburón address pulled and read rather than listed? That is transaction work and it is what we do. Buyers, call Marc at (239) 287-5873, or read how we represent buyers in Naples. Sellers, get a free home valuation, or (239) 898-6072, text or call. Confidential conversations welcome.