Tiburón - Ventanas

McGreevy and Comisar are the team Ventanas at Tiburón sellers call first, and the team its buyers call when they want the building’s real record: which plan and which floor sells for what, which of the three buildings sits in FEMA’s mapped flood zone, how four layers of assessment stack, and what Florida’s condominium safety laws mean for a five-storey building. Ventanas at Tiburón is a condominium inside the master-planned community of Tiburón in Naples, Florida. It is Tiburón’s only mid-rise condominium: 82 residences in three five-storey, elevator-served buildings over ground-level parking at 2728, 2738 and 2748 Tiburon Blvd E, Naples, FL 34109, all completed in 2002. Its recorded name is “Ventanas I at Tiburon, a Condominium,” and there is no Ventanas II: WCI Communities planned and marketed a second phase in 2002, formed a Ventanas II association, then dissolved it in 2004 without ever recording a Ventanas II condominium, so a listing that says “Ventanas II” almost always means building B or C of the one Ventanas that exists. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.

This page goes deeper on Ventanas than any other source we know of. It is built from the 104-page recorded Declaration of Condominium of Ventanas I at Tiburon and its surveyor’s floor plans, the 2002 Declaration of Covenants and Restrictions that created the shared pool-and-roads association, the four amendments to those covenants between 2005 and 2014, the owners’ 2022 restatement of the shared association’s documents, Florida Division of Corporations and Division of Condominiums filings, WCI Communities’ own 2002 and 2003 floor-plan pages, the Collier County Property Appraiser roll (tax year 2026 preliminary) for all 82 units, FEMA’s National Flood Hazard Layer and two surveyor’s elevation certificates, Collier County’s milestone-inspection map and building-permit reports, Pelican Marsh Community Development District records, and every Ventanas closing in the Southwest Florida MLS Matrix, pulled September 18, 2026. Where the public record stops, we say so, and we tell you which document would answer the question.

If you own at Ventanas and are thinking about a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the plan-by-plan, floor-by-floor and building-by-building detail below will tell you whether Ventanas fits before you tour, and which of the 82 residences fits best.

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

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

McGreevy and Comisar are the best realtor for Ventanas at Tiburón because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Ventanas market read built on every recorded sale since 2002, the recorded declaration and the county’s unit-by-unit roll.

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

That matters at Ventanas for a specific reason. Ventanas is not one product. It is six named floor plans plus two unnamed fifth-floor layouts, from a 1,120 square foot one-bedroom to a 3,230 square foot penthouse, stacked in three buildings that are not identical: buildings A and C are mirror images of each other, and building B has no three-bedroom Marbella residences at all. The three buildings do not even share a flood zone on FEMA’s effective map. Each residence pays its condominium share by floor area under the recorded declaration, pays a fixed 1/357 share of a second association that runs the pools and roads, and sits under the Tiburón master association and the Pelican Marsh Community Development District. A listing agent who prices a Ventanas residence off a Naples condominium average, or off the last Ventanas sale regardless of plan, misses all of it.

Recent Ventanas at Tiburón track record (last 12 months): In the last 12 months Ventanas at Tiburón has seen 4 resales in the Southwest Florida MLS Matrix (pulled September 18, 2026, covering closings dated September 18, 2025 to September 18, 2026): $1,500,000 for a fifth-floor Triana penthouse in building B, $965,000 for a fourth-floor Medina two-bedroom in building A, $840,000 for a first-floor Medina in building A and $715,000 for a third-floor Medina in building B, the lowest-priced closing anywhere in Tiburón in that window. Four sales are too few for a median to carry weight, so we widened the window to the first one with ten or more sales: the Collier County Property Appraiser’s sales file records 15 DOR-qualified resales in the 36 months since September 2023, at a median of $965,000 and a range of $600,000 to $1,825,000 (newest recorded sale in the county file January 29, 2026). The highest-priced Ventanas sale on record is $1,825,000, for a Triana penthouse in building B in March 2024. The Matrix pull behind this page recorded the Ventanas count, range and median price per square foot, not the listing office on each closing, so we do not state a represented-sale count for Ventanas here; ask us and we will walk you through all four closings and all fifteen recorded resales one by one.

For Ventanas sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. At Ventanas that marketing has to work harder than usual, because the owners’ 2022 restated covenants for the shared grounds forbid “For Sale” signs anywhere on the Tiburon Mid-Rise lands, even on a car, and allow an open-house sign only where and when the board approves. We also build the paperwork file before the first showing: the condominium association’s approval application (the recorded declaration gives the association 15 days to act on a complete one and caps the transfer fee at $100 or as the law permits), estoppel certificates from the condominium association, the Tiburon Mid-Rise Neighborhood Association and the master association, the Pelican Marsh CDD line from your own tax bill (18 of the 82 units carry a lower CDD line than the other 64), the flood facts for your specific building, and the record of the 2020 window and sliding-door replacement that ran across all three buildings, which is the first thing a Ventanas buyer’s insurance agent asks about.

For Ventanas buyers: the first question at Ventanas is the plan, because the plan sets the price band: since January 2022 the one-bedroom Tortosa has recorded between $540,000 and $665,000, the two-bedroom Medina between $715,000 and $1,075,000 and the two-and-a-half-bath Santona between $1,030,000 and $1,700,000 (Collier County Property Appraiser sales file, qualified sales to August 29, 2026). The second is the building letter, because it decides the flood zone and which plans are even available. The third is the assessment stack, because a Ventanas condominium share scales with floor area while the shared-grounds share does not. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Ventanas unit number; we answer them below.

Honors and recognition:

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

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

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

Living in Ventanas at Tiburón as a Homebuyer

Living in Ventanas at Tiburón means an elevator ride to a condominium home in one of three five-storey buildings, a covered garage space under the building, a shared pool and spa next door, and Tiburón’s gate, golf and Ritz-Carlton resort around you, with no yard, roof or exterior to maintain, at the lowest price point inside Tiburón’s gate.

Ventanas is Tiburón’s second-largest neighborhood by unit count, with 82 residences against Castillo’s 102, and its only mid-rise. It sits on Tiburon Blvd E at the east side of the community, beside Esperanza and a short drive from the Tiburón clubhouse. It is also the neighborhood where a buyer can own inside the gate for the least money: the $715,000 Ventanas closing in December 2025 was the lowest-priced sale in all of Tiburón in the twelve months to September 18, 2026 (Southwest Florida MLS Matrix). What follows is what daily life at Ventanas looks like, drawn from the recorded documents and the county’s records.

What Is Ventanas at Tiburón?

Ventanas at Tiburón is a residential condominium governed by Chapter 718 of the Florida Statutes. Its recorded name is Ventanas I at Tiburon, a Condominium, created by the Declaration of Condominium that WCI Communities, Inc. recorded on December 19, 2002 (Official Records Book 3179, Page 109, 104 pages, Collier County Clerk). The Collier County Property Appraiser carries it as subdivision-condominium number 687230, “VENTANAS I AT TIBURON A CONDOMINIUM,” with 82 unit parcels, and Florida’s Division of Condominiums lists it as project PR1U025966, 82 units (DBPR public records).

The association that runs the buildings is Ventanas I at Tiburon Condominium Association, Inc., Florida not-for-profit corporation N01000002215 on Sunbiz, filed March 26, 2001 and active. Section 3 of the declaration names it in exactly those words. Some summaries name a different corporation as “the” Ventanas association, and that is the most common error in what has been written about Ventanas: Tiburon Mid-Rise Neighborhood Association, Inc. (N01000002216 on Sunbiz), filed the same day, is a second association. It owns and runs the pools, spas, entrance, interior roads and landscaping that Ventanas shares with Esperanza and Esperanza II.

So every Ventanas owner belongs to four bodies at once: the Ventanas I condominium association (the building), the Tiburon Mid-Rise Neighborhood Association (the shared grounds, 172 homes across three condominiums), Tiburon Estates Homeowner’s Association (the Tiburón master association, which Section 25.1 of the declaration says Ventanas owners “are members of, subject to, and are required to pay assessments to”), and the Pelican Marsh Community Development District, which bills on the county tax bill. The fee sections below take each layer in turn.

Five Residential Floors Over Parking

The recorded declaration describes the plan in its own words. Section 2 says the developer “has or will construct a total of 82 single family residential units in three, five story buildings over parking.” The surveyor’s plans attached to it (Exhibit B, sheets 7 to 16 of OR 3179/109) show, for each building, a ground-floor plan of parking and services, a “first thru fourth floor” plan and a “fifth floor” plan, with an elevator marked as a common element on every sheet.

The three buildings share one condominium parcel of 1.819 acres, a portion of Tract D of the Tiburon Boulevard East Extension plat (declaration Exhibit E), and each has its own address:

Collier County Property Appraiser roll, tax year 2026 preliminary. That makes 18 residences on each of the four lower floors and 10 on the fifth: 18 times 4 plus 10 is 82. Two figures that circulate online are wrong. Ventanas has 82 residences, not 81, and it does not have “three penthouses per building”: building B’s fifth floor holds two 3,230 square foot Triana penthouses and two ordinary 1,120 square foot one-bedroom Tortosa residences (B501 and B506), while buildings A and C each hold three large fifth-floor residences. Across the community that is eight penthouse-size homes and two one-bedrooms on the fifth floor.

On the ground level of each building the recorded plans show covered parking with numbered spaces, an enclosed elevator lobby, the elevator, a mail room, two trash rooms, a storage room, two stair towers and electric, telephone, pump and machine rooms, all common elements (Exhibit B, sheets 8, 11 and 14). Contractors number the floors differently: the 2020 Notice of Commencement for the window replacement describes building A as “Floors 2 Through 6 (PH),” counting the parking level as floor 1 (OR 5721, Page 570). The unit numbers follow the residential floors, so unit 101 is on the first residential floor, one level above the cars.

How to Read a Ventanas Unit Number

A Ventanas address has three parts: the street number of the building, the building letter and a three-digit unit number. The county’s legal line on every unit reads “VENTANAS I AT TIBURON / A CONDOMINIUM BLDG A-101,” and listings write the same home as “#A101,” “#A-101,” “Unit A-101” or, on the fifth floor, “Ph B502.” The first digit is the floor. The last two digits are the stack, and at Ventanas the stack is the plan, because every plan on floors 1 to 4 sits directly above itself:

Floors 1 to 4, county base area from the Collier County Property Appraiser roll (tax year 2026 preliminary); plan names from WCI Communities’ own 2002 and 2003 floor-plan pages, matched by area. Buildings A and C are the same building flipped, and building B is its own symmetrical design with two Santonas per floor and no Marbella. So a buyer who wants a three-bedroom below the fifth floor is shopping eight residences, all in stack A02 or C05. The Medina plan appears in the county roll at 1,420 square feet and in WCI’s 2002 marketing and some MLS listings at 1,465 or 1,470; the residences section below explains the difference and why it matters for price per foot.

Where Ventanas Sits Inside Tiburón

Ventanas stands in a row along Tiburon Blvd E, building A at the west end and building C at the east, about 0.9 road miles east of the Tiburón clubhouse at 2620 Tiburon Dr (OSRM public router, measured September 24, 2026). Its immediate neighbors are the Esperanza and Esperanza II coach homes, which were built between 2013 and 2015 on land WCI originally set aside for more Ventanas buildings, and whose owners share the Mid-Rise pools and roads with Ventanas. Castillo’s full-floor residences are farther east along the same boulevard; the comparison section below sets Ventanas against Castillo at Tiburón line by line.

Around the 1.819-acre condominium parcel, the Tiburon Mid-Rise Neighborhood Association owns three parcels totalling about 10.94 acres: 3.65 acres at 2752 Tiburon Blvd E, where the county roll records two pools, two spas and two brick pool decks (one set built in 2003, one in 2013), 4.45 acres at 2737 Tiburon Blvd E and 2.84 acres at 2762 Tiburon Blvd E, both classed by the county as outdoor recreation or parkland (Collier County Property Appraiser roll, tax year 2026 preliminary). Under the owners’ 2022 restated covenants, that association maintains not just its own land but “the grass, trees, irrigation and drainage on all condominium property outside the buildings” (OR 6085, Page 297, Section 5.1).

Who Owns at Ventanas?

The Collier County Property Appraiser roll (tax year 2026 preliminary) answers this better than any brochure. Of Ventanas’ 82 residences, 17 (20.7%) carry a homestead exemption: six in building A, five in B and six in C. Owner mailing addresses split exactly in half: 41 in Florida (50.0%), 38 in other states, 2 in Canada and 1 in Germany, so 41 of 82 owners receive their tax bill outside Florida. The other-state owners come from 19 states, led by Ohio (5), Illinois (4) and Colorado, New Jersey, Missouri, Pennsylvania and Kentucky (3 each); both Canadian addresses are in Ontario. Twenty-four owner lines name a trust.

For comparison on the same roll, Castillo’s homestead share is 28.4% and Bolero’s 30.0%, so Ventanas has the lowest share of full-time owner-occupants of the three Tiburón condominium neighborhoods measured. In plain terms, Ventanas is a second-home and investment building with a full-time minority. The one-bedroom Tortosa is the plan most often homesteaded (7 of 26), which fits a buyer who wants a lock-and-leave Florida base. The building is busiest from January through April, and turnover is steady: 51 of the 82 residences (62%) have recorded at least one qualified sale since January 1, 2016.

Living Vertically: What Mid-Rise Life Means at Ventanas

Ventanas is the one place in Tiburón where your neighbors live above and below you, and the recorded documents are written for that. Four rules shape daily life more than any others.

Floors are carpeted unless the board says otherwise. Section 6.3.3 of the declaration and Rule B.13 require wall-to-wall carpet over padding in every unit above ground level except kitchens, baths and laundry areas, and hard-surface flooring needs the board’s prior written approval. Because every Ventanas residence is above the parking level, the rule reaches all 82 homes. If a residence you are touring has tile or wood throughout, ask for the board approval that allowed it.

Screened terraces are part of the structure. The association owns and maintains the terrace slabs, support columns and exterior walls, and the declaration bans indoor-outdoor carpet and river rock on terraces and requires any terrace tile to be waterproof, because trapped water damages the steel-reinforced concrete (Sections 6.3.1 and 6.3.3). Grills are never allowed on screened terraces, only in areas the board designates (Rule A.11).

Moves and contractors keep business hours. Moving and renovation work run Monday to Saturday, 8:00 a.m. to 5:00 p.m., and contractors must be licensed and carry at least $250,000 per occurrence and $500,000 aggregate liability insurance (Rules A.17, A.18 and B). That is tighter than the Tiburón gate’s 7:00 a.m. to 7:00 p.m. commercial window, and inside Ventanas the building rule governs.

The building does the chores. Mail goes to the ground-floor mail room in each building’s lobby, trash goes bagged to one of two trash rooms per building, and food scraps go down the in-unit disposal (Exhibit B; Rule A.6). The declaration makes water and sewer service to the units and basic cable under a bulk contract common expenses (Section 4.7). Collier County’s collection days for all three Ventanas addresses are Tuesday and Friday for garbage and Friday for recycling (Collier County Public Utilities service-day layer, checked September 24, 2026).

Each residence also has its own covered parking. Section 12.5 of the declaration reads: “Each unit except penthouse units shall always have the exclusive use of one garage parking space. Penthouse units shall have two garage parking spaces.” Those spaces are limited common elements under the buildings.

A Day at Ventanas

A February weekday at Ventanas might start with the elevator down to the Mid-Rise pool and spa at 2752 Tiburon Blvd E, which Florida’s Department of Health permits as the “Tiburon Mid-Rise Neighborhood (Ventanas) Pool & SPA” (permits 11-60-02544 and 11-60-02545) and which was resurfaced under an August 2026 Notice of Commencement (OR 6617, Page 384). Golfers who hold a Tiburón Golf Club membership head for the Gold or Black course; everyone else heads out the main gate for errands. Every route from the three buildings leaves west on Tiburon Blvd E to Airport-Pulling Road. From Ventanas it is about 3.6 road miles to Mercato, 3.3 to NCH North Hospital and 3.7 to I-75 at Exit 111 (OSRM public router, free-flow, measured September 24, 2026; allow materially longer in season). The day might end on a screened terrace facing the Gold Course or the lake, or at a restaurant at The Ritz-Carlton Naples, Tiburón, which, like every resort amenity, is open to residents through the club or as paying guests rather than by right of ownership.

What you do not do at Ventanas is yard work, exterior painting or roof maintenance. The condominium association maintains the exterior walls, painting, waterproofing and caulking under Section 6.1 of the declaration, and the Mid-Rise association keeps the grounds. The owner’s list under Section 6.2 is the inside of the home: windows, screens and glass, doors, in-unit plumbing and electrical, appliances, the water heater and the air-conditioning that serves the unit.

How Ventanas Residents Reach the Beach

Ventanas is inland, about 4.5 road miles from the county’s Vanderbilt Beach parking and about 11.1 from the Naples Pier (OSRM public router, free-flow, measured September 24, 2026 from the three building addresses). Because every trip leaves by the same boulevard, Ventanas is 0.3 to 0.4 road miles closer than Castillo to the beach, Mercato, Waterside Shops, NCH North Hospital and RSW on the same measurement. Tiburón Golf Club members get beach transportation and towel service through the club; home ownership alone conveys no beach or resort privilege. If the beach is the center of your week, our practical guide to buying in Tiburón walks through how the club and resort fit around the neighborhoods.

Tiburón’s Entry Point, With the Numbers Behind It

Ventanas is where a buyer gets inside Tiburón’s gate for the least money, and it is worth being precise about how little that now is. In the twelve months to September 18, 2026, the four Ventanas closings ran from $715,000 to $1,500,000, while Castillo’s nine ran from $1,000,000 to $1,575,000 and Tiburón as a whole recorded a median of $1,850,000 across 32 closings (Southwest Florida MLS Matrix, pulled September 18, 2026). Since January 2024 the lowest recorded Ventanas sale has been $600,000, for a first-floor Tortosa in building C in May 2024 (Collier County Property Appraiser sales file).

You will still read that Ventanas is where a buyer can get into Tiburón for under $500,000. It is not, and has not been for five years. No qualified Ventanas sale has recorded under $500,000 since October 29, 2021, when a first-floor Tortosa in building B sold for $350,000, and the lowest qualified sale since January 2022 is $540,000. What is under $500,000 is the county’s assessment of 19 one-bedroom residences (tax year 2026 preliminary just values of $454,200 to $499,200), and an assessment is not a price.

What Ventanas Does Not Have

Five things buyers sometimes assume. No fitness room, tennis court, pickleball court or clubhouse inside Ventanas: none is named in the declaration, the 2002 covenants, the Mid-Rise association’s 2022 documents or on the county roll; fitness and tennis at Tiburón run through the club and the resort. The Ventanas association’s own website shows resort waterslides and tennis courts among its amenity photos, but those are club-membership privileges, not Ventanas amenities. No private pools or yards: the pool and spa are shared with Esperanza and Esperanza II. No automatic golf membership: Ventanas’ own recorded documents do not require one (see the amenities section). No ground-floor residences: the ground level is parking and services. No pets for tenants or guests: Section 12.6 of the declaration allows owners’ pets under the rules, but “tenants and guests shall not be permitted to have pets.”

Ventanas I, and the Ventanas II That Never Was

Searchers type “Ventanas I,” “Ventanas1” and “Ventanas II,” and all three point to the same 82 homes. The “I” is in the recorded name because WCI’s 2002 covenants planned up to five Ventanas condominiums, Ventanas at Tiburon I through V, with up to 357 homes (OR 3174, Page 2929). Only the first was built. WCI marketed a 54-residence Ventanas II in 2002 and formed Ventanas II at Tiburon Condominium Association, Inc. that March, then filed Articles of Dissolution in May 2004 stating that “the corporation has not commenced to conduct its affairs” (Sunbiz N02000001687). No Ventanas II declaration was ever recorded, and the county roll carries no “Ventanas II” row. The history section below tells the story; for a buyer, the point is that every Ventanas residence is governed by the one 2002 declaration.

Ready to Sell or Buy at Ventanas at Tiburón? Talk to the Team That Mapped All 82 Residences

Ventanas at Tiburón is the only mid-rise in Tiburón, and in September 2026 it holds 3 of the community’s 20 active listings, all three of them two-bedroom Medina residences asking $829,000 to $975,000. In a market that thin, the seller who prices to the plan and the floor, with the documents already in the file, is the seller who closes.

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

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

Ventanas at Tiburón Market Snapshot: What Residences Actually Sell For

Ventanas at Tiburón recorded 15 qualified resales in the 36 months since September 2023, at a median of $965,000 and a range of $600,000 to $1,825,000 (Collier County Property Appraiser sales file). Four closed in the twelve months to September 18, 2026, and three were listed that day. The floor plan decides where a residence lands. We tracked each of the four MLS closings of the last twelve months against its recorded county deed, and all four reproduce the MLS price exactly (Southwest Florida MLS Matrix, pulled September 18, 2026; Collier County Property Appraiser sales file).

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

Ventanas is a thin market with a wide spread. Eighty-two residences in eight sizes, from 1,120 to 3,230 square feet, produce four MLS closings in a typical recent year, and those four can run from a one-bedroom price to a penthouse price. A single median across that spread says more about which plans happened to sell than about what any one residence is worth. So we lead with the widest window that holds ten or more sales, list the recent sales one by one, and then break everything down by plan and floor, naming the source and the window at every step.

Recorded Resales Over the Last 36 Months

The first window with ten or more sales is 36 months. The Collier County Property Appraiser’s sales file (newest recorded sale January 29, 2026) holds 15 DOR-qualified resales since September 2023, at a median of $965,000, a low of $600,000 and a high of $1,825,000. None was a first sale from a builder: Ventanas has not had a developer sale since the mid-2000s. Those fifteen deeds total $15,164,100, and their median is $589.81 per county square foot (county base area, which for most plans matches the MLS living area; see the residences section for the Medina and Seramar differences).

Collier County Property Appraiser sales file (files dated August 29, 2026), qualified sales only, with deed book and page on record for each. The set splits evenly: four Tortosa one-bedrooms from $600,000 to $664,100 (median $655,000), four Medina two-bedrooms from $715,000 to $965,000 (median $870,000), four Santona two-and-a-half-bath residences from $1,030,000 to $1,300,000 (median $1,100,000), and three fifth-floor residences from $1,275,000 to $1,825,000. The county file also holds two 2025 Ventanas deeds it codes as not qualified, $1,100,000 for B305 in July and $1,500,000 for penthouse B502 in September; they are excluded from the county figures above, although the B502 sale is an MLS closing and counts in the MLS figures below. No Ventanas sale at any price recorded between January 30 and August 29, 2026; the file holds only $0 transfers in that stretch.

The Four MLS Closings in the Last 12 Months

Southwest Florida MLS Matrix, pulled September 18, 2026, closings dated September 18, 2025 to September 18, 2026. With four sales we list them rather than lead with a median; the middle two were $840,000 and $965,000.

The MLS figures for the four are a range of $715,000 to $1,500,000 and a median sold price per square foot of $530.72 on MLS living area, and the four together total $4,020,000. The county’s deed file reproduces all four prices exactly, which is how we matched each closing to its unit; the A403 and A104 matches rest on exact price and recording date. Three of the four were Medina two-bedrooms, and the spread between them, $715,000 on the third floor of building B against $965,000 on the fourth floor of building A a month earlier, is a $250,000 gap on the same plan. Condition, finish, view and what conveyed with the sale explain gaps like that; the floor alone does not.

For context, Tiburón as a whole recorded 32 closings in the same window, at a median of $1,850,000, a median of 86 days on market and a median sold-to-list ratio of 93.84% (same Matrix pull). Ventanas’ $715,000 closing was the lowest-priced sale in Tiburón in those twelve months. The Matrix pull for this page broke out the Ventanas count, range and median price per foot; it did not break out Ventanas’ days on market or sale-to-list ratio, so those figures are given for Tiburón as a whole and not for Ventanas.

What Is For Sale at Ventanas Right Now

Three Ventanas residences were active on September 18, 2026 (Southwest Florida MLS Matrix), all of them two-bedroom, two-bath Medina residences:

Asking price per square foot is our arithmetic on the MLS living area shown. With three listings the median asking price is an observed figure, $865,000, and the median time on market is 171 days. The three sit in the same plan as three of the four recent closings, which gives a buyer an unusually direct comparison: Medina residences closed at $715,000, $840,000 and $965,000 in the last twelve months, and the three on the market ask $829,000 to $975,000. Note that the MLS records the same Medina plan at 1,420, 1,465 or 1,470 square feet depending on the listing, while the county carries all 24 Medinas at 1,420, so an asking price per foot can move by about 3.5% on the area figure alone.

Months of Supply and Days on Market

Three actives against four closings a year is 9.0 months of supply at the trailing twelve-month pace (3 divided by 4 per 12 months), our arithmetic from the Matrix figures above. At the 36-month county pace of 15 resales, about 0.42 a month, the same three listings are about 7.2 months of supply. Tiburón as a whole carried 20 actives against 32 closings, about 7.5 months, and Castillo, the neighboring condominium, about 10.7 months. The three Ventanas actives had been listed for 154 to 180 days, against a Tiburón median of 86 days to sell. In plain terms, Ventanas is moving at about the community’s pace in listings per sale, but the residences on the market today have waited twice as long as the typical Tiburón sale, which is a pricing signal, not a demand signal.

Ventanas Sales by Floor Plan

The plan is the first cut of any Ventanas price. Collier County Property Appraiser sales file, qualified sales from January 1, 2022 to August 29, 2026; per-foot figures are the mean of each sale’s price per county square foot:

Bedroom and bath counts are from WCI Communities’ 2002 and 2003 plan pages. Three readings matter. First, the price bands barely overlap: no Tortosa has recorded above $665,000 and no Medina below $715,000 since 2022, so a one-bedroom and a two-bedroom are different markets, not the same market at different sizes. Second, per-foot price rises with size here, from about $560 on the Tortosa to about $655 on the Santona, the opposite of what most buyers expect. Third, the Santona figures include the single highest per-foot sale in Ventanas history, $1,700,000 for B202 in March 2023 ($911.53 per county square foot); the same residence resold for $1,300,000 in May 2025, and its MLS listing stated that the sale included a Tiburón Golf Club Signature Membership. When a club membership conveys inside a deed price, the per-foot figure overstates the real estate, which is why we read Ventanas comparables sale by sale.

How each plan has moved, qualified median by period (same county file, count in brackets):

The one-bedroom roughly doubled between 2017 to 2019 and today, and unlike the larger plans it has not given anything back since 2023. The Santona peaked in 2022 and 2023 and has settled about 8% lower. The small counts in every cell make these ranges with counts, not rates.

Does the Floor Matter at Ventanas?

Less than most buyers assume. On the county’s qualified sales since January 2022, the median price per county square foot by floor was $577 on the first floor (6 sales), $576 on the second (5), $592 on the third (8), $589 on the fourth (9) and $599 on the fifth (3), a spread of about 4% from bottom to top. Plan and condition move price far more than height. The county’s own valuation says the same thing mechanically: on every plan it adds exactly $10,000 of just value per floor from the first to the fourth (tax year 2026 preliminary roll), a premium of well under 2% on a Medina.

Two stack effects are worth knowing. The county values the four Tortosa residences in stack A01 (A101, A201, A301 and A401) $25,000 below every other Tortosa on the same floor, in every year from 2021 to 2026; the county does not say why, and position or view is the likely reason. And on the fifth floor, the two Tortosa one-bedrooms in building B (B501 and B506) carry a $30,000 step over the fourth floor rather than $10,000. Views vary by building and stack, from Gold Course fairways and preserve to the lake and the pool; confirm the view of the specific residence, because no recorded document assigns views to stacks.

Ventanas Prices Over Time, 2002 to 2026

Recorded qualified sales from the Collier County Property Appraiser sales file (files dated August 29, 2026). The per-foot column uses county base area. Yearly medians swing with the mix of plans that sold, so read the per-foot column alongside the median:

The shape is the North Naples condominium story told in one building. Per-foot prices rose from about $200 in 2003 to about $355 in 2007, fell back to about $183 in 2009 and 2010, spent the 2010s between about $218 and $331, then jumped by roughly half in 2022, from $375 to $555, and peaked at about $606 in 2023. Since then the per-foot figure has held in a band of about $585 to $592, even as the yearly medians jumped around ($1,125,000 in 2023 on a mix heavy with larger plans; $662,050 in 2024 on a mix heavy with one-bedrooms). Ventanas did not give back its 2022 gain the way some Naples condominium buildings did; it stopped rising.

The Record Sale, and the Price Floor That Is Gone

The record is $1,825,000, for B504, a 3,230 square foot Triana penthouse in building B, recorded March 1, 2024 ($565.02 per county square foot). The same residence first sold for $1,134,900 in August 2004, when WCI’s own plan page priced the Triana at $1,135,000. Its twin, B502, listed at $1,695,000 in January 2024, was cut in steps and closed at $1,500,000 in September 2025, which shows how thin the penthouse market is: two identical residences, eighteen months apart, $325,000 apart.

At the other end, the price floor that once defined Ventanas is gone. Every Tortosa and most Medinas sold under $500,000 from 2002 through 2021. The last qualified Ventanas sale under $500,000 was B106, a first-floor Tortosa, at $350,000 on October 29, 2021. The lowest qualified sale since January 2022 is $540,000 (B301, January 2022), and the lowest since January 2024 is $600,000 (C106, May 2024). The county’s 2026 preliminary roll still values 19 Tortosa residences below $500,000, from $454,200 for A101 to $499,200, but that is an assessment set as of January 1 by mass appraisal, not a price anyone has paid in five years.

What the County Says a Ventanas Residence Is Worth

The Collier County Property Appraiser values Ventanas by plan and floor, with the same figure for every residence of a given plan on a given floor except the A01 stack (tax year 2026 preliminary roll):

The A01-stack Tortosas are valued $25,000 lower on each floor ($454,200 to $484,200). Across all 82 residences the 2026 preliminary median just value is $656,280, the range $454,200 to $1,481,820, and the median $454.64 per county square foot; the sum for the building is $60,425,400.

County value peaked in 2024 and has fallen two years running. Collier County Property Appraiser value history, certified rolls 2021 to 2025 and the 2026 preliminary roll:

The median rose 85% from 2021 to the 2024 peak, then fell 6.5% in 2025 and 3.3% in 2026, a cumulative 9.4% below peak. The first-floor Medina shows the path in one residence type: $372,100 in 2021, $701,600 in 2024, $636,280 in 2026. For comparison on the same roll, Castillo’s county value was cut for the first time in 2026 (by 5.9%) and Bolero’s was unchanged. Just value is a mass-appraisal figure, not a price, and a well-presented Ventanas residence can sell well above or below it.

Taxes follow the value and the homestead status. The last complete bill, 2025 certified, shows a median total tax of $8,250 across the 82 residences (range $4,429 to $17,104), including the Pelican Marsh CDD line; by plan the 2025 median runs from $6,961 on the Tortosa to $16,445 on the Triana. The 2026 preliminary roll shows a median ad valorem tax of $6,040 at a preliminary total millage of 9.4020 mills, before the non-ad valorem lines are added. The low ends are homesteaded residences protected by the Save Our Homes cap.

What Ventanas Residences Sold For New, 2002 to 2005

WCI Communities’ own website described Ventanas in 2002 as “the first series of luxury mid-rise tower residences at Tiburon,” with “82 residences” in “three five-story luxury mid-rise towers priced from the low $300s,” ranging “from 1,100 to 3,000 air-conditioned square feet” (WCI Communities, Tortosa plan page, archived September 8, 2002). The plan pages show prices that moved during the sell-out:

The pages do not say why the September 2002 figures were higher than the 2003 figures. The recorded first sales match the 2003 figures: the county’s first priced sale on each residence ran $182,700 to $350,000 for the Tortosa (2002 to 2005), $360,400 to $552,000 for the Medina, $465,000 to $755,000 for the Santona, $632,200 to $838,000 for the Marbella, $980,000 to $1,015,000 for the Seramar and $1,055,000 to $1,134,900 for the Triana (Collier County Property Appraiser sales file). The two unnamed fifth-floor plans first sold for $575,000 to $732,000 (2,105 square feet) and $832,200 to $1,070,000 (2,570 square feet). The low point after the 2008 crash came in 2009 and 2010, when the qualified median per county square foot fell to $183.10.

Our Read of the Ventanas Market

Ventanas in September 2026 is a steadier market than the headlines about Florida condominiums suggest, and a slower one than its sellers would like. Per-foot prices have held in a narrow band since 2023 rather than falling, and the one-bedroom Tortosa, the plan most exposed to investor selling, has not recorded a lower median since 2022. What has changed is time and cost. Three listings have sat for five to six months, county values have been cut two years in a row, and a buyer now asks about the building’s structural integrity reserve study, its milestone-inspection year, its flood zone by building and its insurance before the kitchen. The Ventanas residences that sell are priced to the plan’s own recent sales, not to the peak or to the building average, and they arrive with the association’s documents already in the file. The Medina is where competition is thickest today, with all three actives and three of the four recent closings, and it is where pricing discipline pays most.

First-Hand: What We Check Before We Price a Ventanas Residence

This is how Jesse and Marc prepare a Ventanas listing or a Ventanas offer, in the order we do it. We read the unit number first, because at Ventanas the last two digits are the plan and the letter is the building: we confirm the plan against the county roll and against the declaration’s unit-type schedule, and we note whether the listing’s square footage is the county’s figure or WCI’s. We check the building against FEMA’s building-level result in the flood section below, because building A, building B and building C do not sit in the same zone. We pull the parcel’s own tax bill for the Pelican Marsh CDD line, because 18 of the 82 residences carry a lower CDD line than the other 64. We read the comparables by plan, never by building average, and we ask what conveyed with each one, because a club membership or furniture inside a deed price distorts it. We ask for board approval of any hard flooring, because the declaration requires carpet above the ground level. And we ask both associations, the Ventanas I condominium association and the Tiburon Mid-Rise Neighborhood Association, for their current budgets, their estoppel figures, the condominium’s structural integrity reserve study and its insurance declarations before a buyer’s inspection period starts, because in 2026 those are the questions that stall a Ventanas contract in week two. Every item is a document, and this page names each one.

How Did Ventanas at Tiburón Come to Be?

Ventanas at Tiburón was created by WCI Communities, Inc. as the first of five planned mid-rise condominiums on Tiburon Blvd E. WCI formed its associations in 2001, recorded the covenants and the Ventanas I declaration in December 2002 as the three buildings neared completion, and never built the other four. Esperanza later took their land.

The story of the four Ventanas condominiums that were never built is the part of Ventanas’ history that exists nowhere else online, and it explains things a buyer still sees today: the “I” in the recorded name, listings that say “Ventanas II,” why the shared pool association has Esperanza members and a different name, and why each Ventanas residence pays a much smaller share of that association’s budget than its Esperanza neighbors.

WCI Communities and the Tiburón Master Plan

WCI Communities developed Tiburón, a gated golf community inside the Pelican Marsh development and the Pelican Marsh Community Development District in North Naples. The Tiburón master declaration, the Declaration of Covenants, Conditions and Restrictions for Tiburon Estates, was recorded by WCI Communities, Inc. on August 6, 1999 (OR 2579, Page 364). Ventanas’ own declaration places it inside that plan: Section 4.21 defines Pelican Marsh as the WCI lands “of which Tiburon and Ventanas form a part,” and Section 4.24 calls Tiburon Estates “the planned community within which Ventanas at Tiburon is located.” In January 2002, before the Ventanas declaration was recorded, WCI brought Ventanas under the District’s assessment consent by name, listing “Bolero, Norman Estates, Castillo, Ventanas & Serafina neighborhoods” together in a recorded amendment (OR 2967, Page 43, January 22, 2002).

Who Built Ventanas?

WCI Communities, Inc. was the declarant and developer of Ventanas I at Tiburon. The recorded declaration opens, “WCI COMMUNITIES, INC., herein called ‘Developer,’ … hereby makes this Declaration of Condominium,” defines the Developer in Section 4.12 as “the company that has established this Condominium,” and states in Section 2 that the “Developer has or will construct a total of 82 single family residential units in three, five story buildings over parking” (OR 3179, Page 109). It was executed on December 12, 2002 by WCI’s senior vice-president at the company’s Bonita Springs headquarters, 24301 Walden Center Drive. Florida’s Division of Condominiums also lists WCI Communities, Inc. as the developer of record for project PR1U025966. The plot plans were prepared by Heidt & Associates, Inc. of Fort Myers, and their drawing notes credit the architectural files to Robert M. Swedroe of Miami Beach. The licensed contractor of record for each building sits in Collier County’s building-permit files, which are not reproduced here.

Two Corporations Filed the Same Day, March 26, 2001

WCI set up Ventanas’ governance before it poured the buildings. Its lawyers sent two sets of articles to the Florida Division of Corporations under one cover letter dated September 18, 2000, and both were filed on March 26, 2001: Ventanas I at Tiburon Condominium Association, Inc. (N01000002215), to govern “the proposed Ventanas I at Tiburon, A Condominium,” and Ventanas at Tiburon Community Association, Inc. (N01000002216), to “administer, operate, maintain” and eventually hold title to the common areas of the larger Ventanas at Tiburon community. The initial office of both was WCI’s Bonita Springs headquarters, and the developer appointed the first boards. The same two-tier pattern, one association for the condominium and one for the shared land, is the one WCI had set up for Castillo in November 2000.

The 2002 Plan: Five Ventanas Condominiums and Up to 357 Homes

On December 13, 2002, WCI recorded the Declaration of Covenants and Restrictions for Ventanas at Tiburon Community Association (OR 3174, Page 2929, 19 pages). Its proposed plan of development is the clearest statement of what WCI intended: “to develop the Ventanas at Tiburon Community as five condominiums or a mix of condominiums and other forms of property development … A maximum of 357 residential units … a central recreation area with one, two or three swimming pools, decks, cabanas and landscaped areas.” Its Exhibit A carved the land into five proposed condominium parcels and a common area:

Every unit was to pay “equal fractions of 1/357th of the whole” of the community association’s budget (Section 9.5). That fraction, fixed for a 357-home plan that was never built, is still in force for the 82 Ventanas homes today, and it is the single most valuable line in the shared-association documents for a Ventanas owner. The fee sections explain why.

The Declaration and the Build, December 2002

Six days later, at 10:18 a.m. on December 19, 2002, WCI recorded the Declaration of Condominium of Ventanas I at Tiburon, with its articles, plot plans, bylaws, rules and schedule of ownership shares attached (OR 3179, Pages 109 to 212). Unlike Castillo’s declarations, which WCI recorded before construction and amended building by building with as-built certificates, the Ventanas declaration was recorded when the buildings were already substantially complete: its own surveyor’s certificate is based on a final survey dated October 30, 2002. The Collier County Property Appraiser gives all 82 residences a 2002 year built, the county’s milestone-inspection records give all three buildings a certificate-of-occupancy date of December 31, 2002, and the first unit deeds follow in Official Records Book 3190 on December 30, 2002.

The declaration also set how the building’s costs are shared. Its Exhibit F lists eight unit types by name, Tortosa, Medina, Santona, Santona with Den, Marbella, Marbella with Den, Seramar and Triana, and gives each unit a share of the common elements and common expenses equal to its type’s square footage over the 127,854 square foot total. That is why a Ventanas condominium assessment scales with size rather than being split equally, as it is at Castillo. During the sell-out WCI also guaranteed a ceiling on the assessments for the first months after recording, in exchange for not paying assessments on its unsold units (Section 26); those 2002 ceilings are history, not today’s figures.

Selling Out, 2002 to 2007

WCI sold Ventanas quickly and into a rising market. By first priced sale per residence in the Collier County Property Appraiser sales file, 4 residences first sold in 2002, 16 in 2003, 12 in 2004, 44 in 2005, 2 in 2006, 2 in 2007 and one, unusually, not until 2014. The 2005 wave was the peak of the Naples boom: 48 qualified Ventanas sales that year at a median of $538,500, against a 2003 median of $226,300. The county file does not record the seller, so which first sales came directly from WCI and which were early resales cannot be read from the roll.

Ventanas II: Marketed in 2002, Dissolved in 2004, Never Built

Ventanas II was real on paper. In June and September 2002 WCI’s website marketed “Ventanas II … the second phase of luxury mid-rise tower residences at Tiburon,” which “will consist of 54 residences and features three-five story luxury mid-rise towers prices from the mid $600s,” with five plans larger than anything in Ventanas I (WCI Tiburón plan list, archived June 23, 2002):

WCI also incorporated Ventanas II at Tiburon Condominium Association, Inc. on March 4, 2002 to govern “the proposed Ventanas II at Tiburon, A Condominium … according to the Declaration of Condominium for Ventanas II at Tiburon to be recorded” (Sunbiz N02000001687). That declaration was never recorded. The association’s three directors authorized its dissolution on March 10, 2004, and the Articles of Dissolution, filed May 4, 2004, state: “The corporation has not commenced to conduct its affairs. … No debts of the corporation remain unpaid.” The Clerk’s index holds no Ventanas II declaration, and none of the county’s legal descriptions contains the words “Ventanas II.” The Ventanas I declaration still carries the trace of the larger plan: Section 15.4 allows a merger “with one or more other Ventanas Condominiums” on a 75% vote, a clause written for four condominiums that never existed.

So when a listing today says “Ventanas II,” it is describing a residence in building B or C of Ventanas I, the only Ventanas there is.

2005: The Community Association Becomes Tiburon Mid-Rise

In the fall of 2005, while WCI still controlled the community association, it changed the association’s name and the name of the land it governed. The First Amendment to the covenants, dated September 26, 2005 and recorded September 30, 2005 (OR 3901, Page 2333), was made “for the purpose of changing the name of the Association and of the neighborhood to be created by the various condominiums,” and “Ventanas at Tiburon lands” became “Tiburon Mid-Rise lands.” A Secretary’s Certificate recorded October 13, 2005 (OR 3911, Page 1409) certifies that the developer-appointed board changed the corporate name to Tiburon Mid-Rise Neighborhood Association, Inc. effective October 10, 2005, “prior to turnover of control.” The state filing followed on December 14, 2005. Three dates, one event.

The reason is written into the timing. WCI was re-planning the unbuilt Ventanas parcels, and a shared association named for Ventanas alone would not fit condominiums sold under another name. By renaming it, WCI kept one body in charge of the pools, roads and grounds for whatever mid-rise and low-rise buildings followed.

The Crash, WCI’s Bankruptcy and a Quiet Decade

Nothing more was built on the Ventanas land for eight years. WCI Communities filed for Chapter 11 in 2008 in Delaware, and the federal docket in that case records the Tiburon Mid-Rise Neighborhood Association filing, and in March 2010 withdrawing, a proof of claim; the claim itself is not on the free public record. The county roll shows the three shared-land parcels passing through $0 transfers on September 3, 2009 into WCI Communities, LLC, consistent with the company’s reorganization. For its first eleven years, the land under the Ventanas pool stayed titled to the developer. Ventanas’ own resale market in those years bottomed at a qualified median of $183.10 per county square foot in 2009 and 2010 (Collier County Property Appraiser sales file).

2012 to 2015: Esperanza Joins the Shared Association

When WCI came back to the land, it built Esperanza, a different product: three-storey coach homes, six to a building. The covenant amendments that made room for Esperanza also locked in Ventanas’ share of the shared costs.

Collier County Clerk, Official Records. Further deeds from WCI to the Mid-Rise association followed in 2014 and 2015, and the county roll shows the second pool, spa and deck on the 2752 Tiburon Blvd E parcel built in 2013. Esperanza’s declaration was recorded in 2013 and Esperanza II’s in 2014. The final count is 82 Ventanas homes plus 42 in Esperanza and 48 in Esperanza II, 172 in all, against the 357 that WCI’s 1/357 fraction was written for. Because the fraction was fixed before Esperanza existed, the 82 Ventanas homes together carry 82/357 of the Mid-Rise budget, about 23%, while holding 47.7% of its homes.

The Owners’ Era: 2018 Bylaws and the 2022 Restatements

The later history of Ventanas is written by its owners. In November 2017 the Ventanas I owners lowered the quorum for members’ meetings to 30% of the voting interests, recorded February 7, 2018 (OR 5475, Page 873). In December 2021 and January 2022 the members of the shared association, voting across all three condominiums, adopted an Amended and Restated Declaration of Covenants, Articles and Bylaws for Tiburon Mid-Rise, recorded February 15, 2022 (OR 6085, Page 297, 37 pages). The restatement kept the Ventanas cost share and made it close to permanent: under Section 3.3 it “cannot be amended without the approval of 100% of all owners and all unit mortgage holders.” It set a five-seat board elected at large, a quorum of at least 87 of the 172 votes, a rule that any amendment needs a majority from each of Ventanas, Esperanza and Esperanza II, and a covenant term running to December 31, 2031, then renewing automatically for ten-year periods. In April 2022 the Ventanas I owners amended their own declaration so the board can approve up to $50,000 a year of material alterations to the common elements without an owner vote (OR 6158, Page 1619, recorded July 29, 2022).

The Ventanas I declaration itself has never been restated. The Clerk’s index shows no amended and restated declaration and no recorded amendment to its leasing, pet or occupancy provisions, so the 2002 text, with the 2018 and 2022 amendments, is the document that governs a Ventanas residence today.

The Buildings at Twenty-Plus Years

The recorded work since 2014 reads like a well-used building being kept up: concrete repair and plaza-deck waterproofing in 2014, expansion joints and waterproofing in 2016, tile and flat roof replacement on all three buildings in 2018, window and sliding-glass-door replacement across all three buildings in 2020, a fire-alarm replacement permitted in 2024, concrete repair at buildings A, B and C in 2025, and the Mid-Rise pool and spa resurfacing in 2026 (Collier County Clerk Notices of Commencement and Collier County permit reports). The permits section below gives the detail. Collier County’s milestone-inspection map schedules all three buildings for their first milestone inspection in 2032, thirty years after their 2002 certificate of occupancy, which makes the 2020s the decade in which the building’s structural reserves, rather than its original construction, set its value.

The Residences: Tortosa, Medina, Santona, Marbella, Seramar and Triana Floor Plans

Ventanas at Tiburón has 82 residences in eight recorded unit types sold under six WCI plan names: the one-bedroom Tortosa, the two-bedroom Medina and Santona, the three-bedroom Marbella, and the Seramar and Triana penthouses, from about 1,120 to 3,230 square feet of county-measured living area across buildings A, B and C.

The plan names are WCI Communities’ own, from its archived 2002 and 2003 model pages, and every one of them also appears in the recorded declaration. WCI’s page text for the neighborhood read: “The first phase will consist of 82 residences and features three five-story luxury mid-rise towers priced from the low $300s. The exclusive residences of Ventanas will range from 1,100 to 3,000 air-conditioned square feet.” Three sources measure the homes, and they measure them differently, so each figure below names its source.

The Plans at a Glance

Sources: WCI Communities model pages for Tortosa (archived September 8, 2002), Medina (archived September 8, 2002), Santona (archived September 8, 2002), Seramar (archived May 3, 2003), Triana (archived May 7, 2003) and Marbella (archived May 7, 2003); Collier County Property Appraiser roll, tax year 2026 preliminary; Declaration of Condominium of Ventanas I at Tiburon, Exhibit F, OR 3179, Page 109, recorded December 19, 2002.

Two matches in that table are our inference, and we say so. WCI’s archive holds no page for the two fifth-floor layouts the county measures at 2,105 and 2,570 square feet. The declaration’s Exhibit F lists exactly two “Santona w/Den” and two “Marbella w/Den” units, and the county lists exactly two units at each of those sizes; the declaration’s fraction areas run about 5% below the county’s living areas on every plan, and on that ratio the 1,997 square foot Santona with Den lines up with the county’s 2,105 and the 2,450 square foot Marbella with Den with its 2,570. Every other plan matches the county roll to the foot or, for Medina and Seramar, within 50 square feet.

Which Area to Use for a Price per Foot

The declaration’s figures are the basis for each unit’s share of the common expenses, not a measure of living space, so they are never the right denominator for a price per square foot. WCI’s “Total” figures, 1,350 square feet for a Tortosa up to 4,040 for a Triana, add the screened terraces and other areas under roof and are wrong for the same reason. For the Medina, the most common two-bedroom, the county carries 1,420 square feet on all 24 units while Southwest Florida MLS listings have entered 1,420, 1,465 or 1,470 for the same plan, so a per-foot comparison between two Medinas can differ by 3.5% on area alone. We compare Ventanas residences on the county’s living area and state it when we do.

The Unit Mix, Building by Building and Floor by Floor

Floors 1 to 4 carry six residences in each building, stacked so that the same plan sits in the same position on every floor. Unit numbers tell you the floor and the stack: B303 is building B, third floor, stack 03.

Source: Collier County Property Appraiser roll, tax year 2026 preliminary, by county living area; plan names matched as in the table above.

Three things follow from that layout. Buildings A and C are mirror images: A puts its Marbella in stack 02 and C in stack 05, and the two fifth-floor den layouts swap sides. Building B has no Marbella at all; it carries two Santonas on every floor instead, and its fifth floor holds the only two Triana residences. And 50 of the 82 residences, 61%, are the two smallest plans, which is a large part of why Ventanas has recorded the lowest prices in Tiburón.

The Fifth Floor: Ten Residences, Eight Penthouse-Size

Ventanas has ten fifth-floor residences, not three penthouses per building as some summaries say. Eight are large layouts from about 2,105 to 3,230 square feet: the two Seramars, the two Trianas and the four den plans. The other two, B501 and B506, are ordinary 1,120 square foot Tortosa one-bedrooms. The county roll values B501 and B506 at $539,200 each for 2026, $30,000 above a fourth-floor Tortosa (Collier County Property Appraiser roll, tax year 2026 preliminary).

The recorded declaration uses the word “penthouse” once, in Section 12.5, to give “penthouse units” two garage spaces, but it never defines the term or lists which units qualify. WCI’s own pages applied it to the Seramar and the Triana. A listing that calls a residence a penthouse is using marketing language; the parking assignment for a specific residence is confirmed through the association.

Tortosa, the One-Bedroom

WCI described the Tortosa as a “one-bedroom, two-bath home” with “a wide-open grand salon, large screened terrace and a large master bedroom walk-in-closet.” It is the most common plan at Ventanas, 26 of 82 residences, and the least expensive door into Tiburón. Qualified recorded Tortosa sales since January 1, 2022 ran from $540,000 to $665,000 with a median of $645,000 across nine sales (Collier County Property Appraiser sales file, through August 29, 2026). The county values the A-01 stack, A101 to A401, $25,000 below every other Tortosa on the same floor in each tax year from 2021 to 2026 and publishes no reason; ask about position and view before you price one.

Medina, the Two-Bedroom

The Medina is “a large guest suite, formal dining area, spacious grand salon and lots of sliding glass doors,” in WCI’s words, two bedrooms and two baths. It occupies stacks 03 and 04 in all three buildings, 24 residences, and it is the plan most often on the market: all three residences listed on September 18, 2026 were Medinas (Southwest Florida MLS Matrix). Qualified recorded Medina sales since January 1, 2022 ran from $715,000 to $1,075,000, median $840,000 across eleven sales (Collier County Property Appraiser sales file, through August 29, 2026).

Santona, the Two-Bedroom With a Guest Suite

WCI’s Santona page offered “over 1,800 square feet of living space and two separate screened terraces. The private guest suite features its own bath and screened terrace.” The half bath makes it two and a half baths. Building B, with eight Santonas, holds half of them. Seven qualified Santona sales since January 1, 2022 ran from $1,030,000 to $1,700,000, median $1,125,000 (Collier County Property Appraiser sales file, through August 29, 2026); the $1,700,000 sale of B202 in March 2023 is the highest price per foot on record at Ventanas, and its 2025 resale at $1,300,000 is a reminder that a single outlier is not a trend.

Marbella, the Three-Bedroom

The Marbella is “a wide open grand salon, separate family room and formal dining room,” with a guest suite and third bedroom that “hosts its own private balcony,” three bedrooms and three and a half baths in WCI’s listing. Only eight exist, all in buildings A and C, and they trade rarely: one qualified Marbella sale is recorded since January 1, 2022, at $1,200,000 in January 2023 (Collier County Property Appraiser sales file).

Seramar and Triana, the Penthouses

WCI called both plans a “penthouse suite.” The Seramar “features two master bedrooms and guest suite,” with a grand salon opening onto “two separate screened terraces and the family room.” The Triana “features a wraparound screened terrace that encompasses over 800 square feet,” with a family room and breakfast nook off the kitchen, three bedrooms plus a den and four and a half baths. WCI’s pages showed the Seramar at $990,000 in May 2003 and the Triana at $1,135,000; B504’s first recorded sale, $1,134,900 in August 2004, matches the Triana page almost to the dollar. The same B504 set the Ventanas record at $1,825,000 on March 1, 2024 (Collier County Property Appraiser sales file).

What WCI Charged New, 2002 and 2003

WCI’s archived plan pages show the Tortosa at $381,310 in September 2002 and $220,000 to $235,000 by May and August 2003; the Medina at $553,877 in September 2002 and $405,000 in May 2003; the Santona at $704,179 in 2002 and $530,000 in 2003; and the Marbella at $670,000 in 2003. The 2003 figures match the recorded first sales, for example a Marbella at $666,300 in May 2004; the pages do not say why the September 2002 figures were higher. Those were new-construction prices more than twenty years ago, useful as history and nothing more.

Parking, Storage and What the Owner Maintains

“Each unit except penthouse units shall always have the exclusive use of one garage parking space. Penthouse units shall have two garage parking spaces,” says Section 12.5 of the declaration, and the garage parking spaces are limited common elements (Section 5.3.2). The spaces are on the ground level, beneath and beside the three buildings, on the recorded plot plans. Each building also has a ground-floor room marked “tenant storage,” held as a common element; the declaration does not assign storage to units, so how that space is allotted is set by the association.

The association maintains the common elements, including exterior walls with painting, waterproofing and caulking, wiring to each unit’s breaker panel, water pipes to each unit’s shut-off valve and cable lines to the outlets (Section 6.1). On the screened terraces, it keeps the exterior walls, support columns and concrete slabs (Section 6.3.1). The owner maintains windows, screens and glass, doors, in-unit plumbing and electrical from the panel, appliances, water heaters, the air-conditioning serving the unit, floor coverings and shower pans (Section 6.2). One practical wrinkle: the 2002 text makes windows an owner item, yet the association replaced windows and sliding glass doors across all three buildings in 2020 under its own notices of commencement (OR 5721, Page 570, January 28, 2020). How that cost was allocated is in the association’s records, not the public ones.

How Ventanas Was Built

The recorded declaration describes “three, five story buildings over parking,” each with an elevator, and the plot plans show the five residential floors above a ground level of parking and service rooms. Contractors count that ground level too: the 2020 window notice describes building A as “Floors 2 Through 6 (PH).” Surveyor’s elevation certificates signed in December 2021 put the ground floor of buildings A and C at 13.4 feet NAVD88 and note that the air-conditioning equipment “is on the roof,” at 77.8 feet (Collier County elevation certificate, building A). The association replaced the tile and flat roofs on all three buildings under a notice of commencement recorded January 10, 2018 (OR 5466, Page 1582). Collier County’s milestone list gives all three buildings a certificate-of-occupancy date of December 31, 2002, and the county’s 2002 aerial footprints already show them, so the buildings were very probably permitted before the first statewide Florida Building Code took effect on March 1, 2002; that is our inference, and the original permits settle it.

What Amenities Come With a Ventanas at Tiburón Residence?

A Ventanas at Tiburón residence comes with an elevator lobby, mail room, trash rooms, storage room and covered parking in its own building; shared pools, spas, cabanas, roads and grounds owned by the Tiburon Mid-Rise Neighborhood Association; Tiburón’s gated, District-run entry; and the option, not the obligation, of joining Tiburón Golf Club.

The most important thing to understand is that the pool is not part of the condominium. The Ventanas condominium itself is 1.819 acres, essentially the three buildings and their parking (Declaration, Exhibit E). Everything around them belongs to a second association that Ventanas shares with its neighbors.

Inside the Building

The recorded plot plans show the same core on the ground floor of each of buildings A, B and C: an enclosed elevator lobby with an elevator, a mail room beside it, two trash rooms, a tenant storage room, two stair towers, and electric, telephone, pump and machine rooms, all common elements, plus numbered parking with marked accessible spaces (Declaration, Exhibit B). Mail is delivered to the mail room in each building’s lobby, not to a curbside box. Package handling is not set out in any recorded document; the association sets it.

The Shared Pools, Spas and Grounds

The Tiburon Mid-Rise Neighborhood Association owns three parcels beside the buildings, about 10.94 acres at 2737, 2752 and 2762 Tiburon Blvd E, all deeded by WCI between 2013 and 2015 (Collier County Property Appraiser roll, tax year 2026 preliminary). The 3.65-acre parcel at 2752 Tiburon Blvd E carries two pool, spa and brick-deck sets: one built in 2003 with a 3,000 square foot pool, the Ventanas-era set, and one built in 2013 with a 2,700 square foot pool, added when Esperanza was built. Florida Department of Health operating permits name the facility the “Tiburon Mid-Rise Neighborhood (Ventanas) Pool & SPA,” and the Mid-Rise association is resurfacing the pool and spa interiors under a notice of commencement recorded August 6, 2026 (OR 6617, Page 384) and a county pool permit issued August 26, 2026 with a declared value of $68,000.

The recorded documents promise exactly this set. The Mid-Rise association’s 2022 restated covenants define its Common Areas as “the swimming pools located within fenced areas, cabanas, the entrance, the roads, and landscape areas,” and give every owner, with guests and tenants, “a perpetual nonexclusive easement … for the use and enjoyment of all recreational facilities and Common Areas” (OR 6085, Page 297, recorded February 15, 2022). The 2002 covenants required the association to “provide and maintain security lighting for the entrance and the recreation center,” and the declaration lets the association lease the pool deck to an owner for temporary exclusive use, which is how a private party at the pool is handled (Section 12.7).

WCI held title to the pool land for more than a decade. It quit-claimed the “common areas and pools” to the Mid-Rise association on October 16, 2013 (OR 4975, Page 2929).

Who Maintains the Grounds

Under Section 5.1 of the 2022 restated covenants, the Mid-Rise association maintains the roads, common driveways, parking areas, lighting, landscaping, irrigation, footpaths, community pools and bath houses, and “the grass, trees, irrigation and drainage on all condominium property outside the buildings.” A Ventanas owner does no yard work, and neither does the Ventanas condominium association. The same document lets the Mid-Rise board “provide, restrict or limit access across the roadways,” including stopping and questioning visitors, on its own roads (Section 4.5(H)).

The Pool Rules

The 2022 restated covenants set the etiquette for the pools (Section 7.8): no glass of any kind, no smoking, no pets, no unattended children under 13 in the pools, no jumping, diving or running on the deck, and rafts and toys cleared when not in use. The Ventanas rules add that music near a pool is played only through earphones and that grills are used only where the Board designates, “if any,” and never on a screened terrace (2002 Rules A.10 and A.11). Pool hours are not in any recorded document; the association posts them.

What Comes Through Tiburón and the District

Ventanas sits inside two governing layers above the Mid-Rise association. The Ventanas declaration makes every owner a member of Tiburon Estates Homeowner’s Association, Inc., the Tiburón master association, and obliges each owner to pay its assessments (Sections 4.25 and 25.1). The Pelican Marsh Community Development District runs Tiburón’s staffed entrance and access control, District roads, lakes and landscaping, and the Tiburón master association’s Design Review Committee must approve any rebuild after a casualty that departs from the original plans (Declaration, Section 11.5).

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

Tiburón Golf Club is private property, and no Ventanas or Mid-Rise document requires an owner to join it. We searched the full declaration for “golf,” “club,” “signature” and “membership”: the only hit is Section 20, which authorizes the association to “enter into agreements to acquire leaseholds, memberships, and other possessory or use interest in lands or facilities such as country clubs, golf courses, marinas, and other facilities.” That is a power the association holds, not a duty an owner carries. The 2022 Mid-Rise documents carry the same enabling power and nothing more.

The Tiburón master declaration is a different document. Its 1999 Section 17.3 obliged each initial purchaser buying from the developer to take a Signature Membership at closing and tells a resale purchaser to contact the club to confirm a membership is available, and a 2011 amendment locks that section against change without the club’s recorded consent (OR 4716, Page 943). For a Ventanas resale buyer the practical rule is simple: confirm the club’s current membership plan in writing with the club, and read the estoppel certificates before closing.

The club sells resident-only Medallion and Signature memberships by application (Tiburón Golf Club membership). Medallion is year-round; Signature is a seasonal May-through-October membership. The club publishes privileges, not prices, so no initiation fee or dues figure appears on this page. The Ritz-Carlton Naples, Tiburón is open to Ventanas residents through the club or as paying guests; nothing in the Ventanas record gives an owner resort access by right of ownership.

What Ventanas Owners Do Not Get

No fitness room, tennis or pickleball court, clubhouse or social room is named in the Ventanas declaration, the 2002 covenants, the Mid-Rise 2022 restatement or the county roll. The association’s own website shows photographs of the resort’s waterslides and tennis courts among its amenities; those are club-membership privileges, not Ventanas amenities. Unlike Castillo at Tiburón, which owns a clubhouse of its own, Ventanas’ shared facilities are its pools, spas, decks and cabanas.

What Are the HOA and Condo Fees at Ventanas at Tiburón?

Ventanas at Tiburón owners pay a condominium assessment, a share of the Tiburon Mid-Rise Neighborhood Association budget, a Tiburón master assessment and a Pelican Marsh CDD line on the county tax bill. No association publishes its assessment amount; the CDD line on the 2025 bill was $2,561.94 for most Ventanas residences, per the Collier County Tax Collector.

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

The Ventanas Condominium Assessment

No association-published budget or assessment figure for Ventanas was found in any public record. Budgets are not recorded with the Clerk, Sunbiz filings do not carry them, and the state’s condominium division collects only its own $4 per unit annual fee: Ventanas I at Tiburon Condominium Association paid $328, for 82 units, in each year from 2022 to 2026, per the DBPR condominium payment history. Listing sites show fee figures typed in by listing agents; we do not repeat them. The condominium assessment is set each year in the association’s adopted budget; request the current budget and an estoppel certificate before contract.

Why a Bigger Residence Pays More

What the recorded declaration does fix is the split, and it is not equal. Exhibit F allocates the common expenses by “the square footage of each type of unit in relation to the total square footage of all units in the condominium,” 127,854 square feet in all (OR 3179, Page 109). That makes the Ventanas assessment scale with size, unlike Castillo at Tiburón next door, where every residence pays an equal 1/102.

Source: Declaration of Condominium of Ventanas I at Tiburon, Exhibit F, recorded December 19, 2002; percentages are our arithmetic from the recorded fractions. A Triana owner carries about 2.9 times a Tortosa owner’s share of every condominium budget line, from insurance to reserves.

A 2002 Figure, for History Only

The declaration also records a developer guarantee. Under Section 26, WCI guaranteed that assessments would not exceed a fixed ceiling for each plan from recording through the sixth month after it, in exchange for being excused from assessments on its unsold units. Those 2002 ceilings ran from $289 a month for a Tortosa to $836 a month for a Triana. They are historical developer-period figures from 2002 and 2003 and say nothing about today’s assessment. What they do show is the size scaling in practice: the Triana ceiling was 2.89 times the Tortosa ceiling, the same ratio as the two plans’ recorded fractions.

What the Condominium Assessment Pays For

Section 4.7 of the declaration: “The cost of providing basic cable television under a bulk service contract and the cost of water and sewer service to the units shall be a common expense.” On top of those, the assessment pays for the association’s maintenance duties (structure, exterior walls, painting, waterproofing, roofs, elevators, lobbies, mail and trash rooms, and the parking level), the building insurance the association carries, management and reserves. Section 6.4 also lets the Board contract bulk in-unit services, such as air-conditioning or water-heater maintenance, pest control or cable, as a common expense an owner cannot opt out of. The Mid-Rise association holds a matching power to buy bulk communications, internet and cable for all 172 homes it serves (2022 restated covenants, Section 2.7). Which layer pays for cable today is in the two associations’ budgets, not the public record.

Budget and Spending Controls in the Record

• Budget increases: if a proposed budget exceeds 115% of the prior year’s, 10% of the voting interests may demand a special meeting to consider an alternative budget (Bylaws, Section 2.2). Florida’s Condominium Act has since changed several budget mechanics, and the bylaws deem themselves amended to match the statute (Bylaws, Section 9.5).
• Board spending on changes: since the owners’ 2022 amendment, the Board may approve material alterations to the common elements costing $50,000 or less in a calendar year; more than $50,000 needs two-thirds of the voting interests, and work needed to maintain, repair, replace or insure the common elements needs no owner vote “regardless of cost” (OR 6158, Page 1619, recorded July 29, 2022).
• Special assessments: Florida associations do not record special assessments, so none appears in the Clerk’s index. The estoppel certificate for a specific residence discloses any assessment that is levied or pending, and whether any of the recent roof, window or concrete projects was funded by one is in the association’s records.

What Ventanas Does Not Charge That Some Buildings Do

The declaration caps the association’s transfer fee on a sale or lease approval at “$100.00 or as permitted by law from time to time” (Section 13.2.1). We found no resale capital contribution in the recorded Ventanas declaration or the Mid-Rise documents we read. The master association is a different matter (next section). The association does charge application fees for buyers and tenants through its application process; the current amounts are set by the association and are not published.

Ventanas at Tiburón’s Layered Fees: Condominium, Mid-Rise Association, Master Association and CDD

Ventanas at Tiburón owners carry four recurring layers, the condominium, the Tiburon Mid-Rise Neighborhood Association, the Tiburón master association and the Pelican Marsh Community Development District, plus a one-time master capital contribution at purchase. Only the District figure is published per residence: $2,561.94 on the 2025 Collier County tax bill for most Ventanas homes.

That is one layer more than most Tiburón neighborhoods carry, and the extra layer, the Mid-Rise association, is the one most buyers have never heard of.

Layer 1: The Ventanas Condominium Assessment

Covered in the section above: a share set by floor area under Exhibit F, from 0.83% for a Tortosa to 2.40% for a Triana, with the amount in the adopted budget and the estoppel certificate. The condominium is operated by Ventanas I at Tiburon Condominium Association, Inc., a Florida not-for-profit corporation filed March 26, 2001 (Sunbiz N01000002215).

Layer 2: The Tiburon Mid-Rise Neighborhood Association

The Mid-Rise association owns and runs the pools, spas, cabanas, entrance, interior roads and landscaping shared by the 172 homes of Ventanas, Esperanza and Esperanza II. WCI filed it on the same day as the condominium association, March 26, 2001, as Ventanas at Tiburon Community Association, Inc., and renamed it in 2005 while WCI still controlled it (Sunbiz N01000002216; Secretary’s certificate, OR 3911, Page 1409). Every Ventanas owner is automatically a member (Declaration, Section 4.29), and the Mid-Rise association assesses and collects from Ventanas owners directly.

How the Mid-Rise budget is split is the single most favorable fee fact at Ventanas, and it is fixed in the record. WCI’s 2002 covenants spread the shared costs over a planned maximum of 357 homes, 1/357 each. When WCI shrank the plan, its 2012 Second Amendment kept each Ventanas home at 1/357, “such that the Ventanas Units will pay a total of 82/357,” and put the unbuilt balance on the homes still to come; WCI’s own worked example showed a Ventanas home paying $1.00 of a $357 levy while each other home paid $3.27 (OR 4779, Page 1998, recorded March 28, 2012). The owners’ 2022 restatement kept it: each Ventanas home pays 1/82 of 82/357 of the total, each Esperanza or Esperanza II home pays 1/90 of 275/357, and “the share of assessments described in this Section 3.3 cannot be amended without the approval of 100% of all owners and all unit mortgage holders” (OR 6085, Page 297, Section 3.3).

By our arithmetic from those recorded fractions, the 82 Ventanas homes are 47.7% of the Mid-Rise community and carry 23.0% of its budget, and each Ventanas home pays about one third of what an Esperanza home pays toward the same pools, roads and grounds. The dollar amount is on the Mid-Rise association’s own estoppel certificate, which it must issue on request under Section 3.12 of its covenants and Florida law.

The split also gives Ventanas owners a say. Mid-Rise material alterations costing more than $20,000 in a year, and every amendment to the Mid-Rise documents, need a majority of all 172 voting interests (at least 87) and a majority of those voting from each of Ventanas, Esperanza and Esperanza II (2022 restatement, Sections 6 and 10.3). Nothing major changes on the shared land without Ventanas agreeing.

Layer 3: The Tiburón Master Assessment

The Ventanas declaration says it directly: “Ventanas at Tiburon exists within the larger Tiburon Estates planned community … Consequently, Ventanas I at Tiburon owners are members of, subject to, and are required to pay assessments to the Tiburon Estates Homeowner’s Association, Inc.” (Section 25.1). The master association does not publish its assessment amount; the figure is on the master estoppel certificate a buyer receives during the document review period.

The One-Time Master Capital Contribution

A 2022 amendment recorded by the master association (OR 6149, Page 45, July 6, 2022) adds a Capital Contribution Assessment charged to each new member at purchase, equal to one quarter of the annual Common Assessment, in an amount the master board sets by resolution. The dollar figure is not in any public record we found; confirm it in the master estoppel.

Layer 4: The Pelican Marsh CDD Line on the Tax Bill

Tiburón lies inside the Pelican Marsh Community Development District, a unit of special-purpose local government whose assessments are collected on the county tax bill as a non-ad valorem line. WCI brought Ventanas under the District’s assessments by name in 2002: its recorded consent amendment set the fiscal 2001 to 2002 assessment for the “Bolero, Norman Estates, Castillo, Ventanas & Serafina neighborhoods” at $836.17 for operations and maintenance plus $1,300.00 capital, $2,136.17 in all (OR 2967, Page 43, recorded January 22, 2002). Today’s line has two parts.

• Operations and maintenance: $1,725 per unit for fiscal year 2026 (Pelican Marsh CDD 2026 adopted budget) and $1,879 per equivalent residential unit for fiscal year 2027, adopted at the District’s public hearing on July 15, 2026 (2027 adopted budget).
• Series 2022 debt service: a bond assessment on the Tiburón neighborhoods obligated for the bonds. At the July 15, 2026 meeting the District Manager described debt service of “approximately $833 to $853 for smaller condominium units, including Serafina, Ventanas, and Castillo,” with the bonds retired after the final payment in May 2031 (July 15, 2026 minutes).

The Collier County Tax Collector’s 2025 bills for a first-floor residence in building A (parcel 79851000028) and a fifth-floor residence in building B (parcel 79851001069) each show one non-ad valorem line, “Pelican Marsh,” $2,561.94 (2025 bill, parcel 79851000028; 2025 bill, parcel 79851001069). Subtracting the $1,725 fiscal 2026 operations figure leaves about $836.94 of Series 2022 debt service per residence, our arithmetic from the two primary figures and inside the District Manager’s range. The line is flat per residence: a 1,120 square foot Tortosa and a 3,230 square foot Triana pay the same District charge, and it is the same $2,561.94 that Castillo residences carried on the 2025 bill.

Not every Ventanas residence carries the debt line. On the 2025 certified roll, 64 residences carry $2,561.94 and 18 carry $1,725.61, a difference of $836.33, the size of the debt line (Collier County Property Appraiser roll). The likeliest reading is that those 18 prepaid or paid off their bond assessment; the District’s assessment roll would confirm it, and the current figure for a specific residence is on that parcel’s own tax bill. Thirteen of the 18 are in building A, and the pattern follows neither plan nor floor. The District may call the Series 2022 bonds at par at any time on or after March 25, 2025.

Source: Collier County Property Appraiser roll, certified non-ad valorem totals, tax years 2021 to 2025. The gap between the two lines has been exactly $836.33 every year since 2022, which fits a bond refinanced in 2022; that is our inference from the pattern.

County Property Tax

The property tax itself is not a fee, but it lands on the same bill and belongs in the same budget. On the 2025 certified roll the median total tax bill at Ventanas, CDD line included, was $8,250, from $4,429 to $17,104; the low end reflects homesteaded residences under the Save Our Homes cap (Collier County Property Appraiser roll, tax year 2025 certified). By plan, the 2025 medians were $6,961 for a Tortosa, $8,292 for a Medina, $10,310 for a Santona, $12,023 for a Marbella and $16,445 for a Triana. The 2026 preliminary roll applies 9.4020 mills in this taxing area. A seller’s Save Our Homes cap does not pass to the buyer, so a seller’s bill can be a poor guide to a buyer’s.

What the Stack Looks Like for a Buyer

A Ventanas purchase therefore produces three estoppel certificates, not one: from the condominium association, from the Mid-Rise association and from the master association. Order all three at contract so the closing date does not wait on the slowest.

Selling a Ventanas residence? The three estoppels, the CDD line and the floor-area share all belong in your net sheet before you list. Get a free Ventanas at Tiburón home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

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

Ventanas at Tiburón is governed by three recorded instruments, best read in this order: the 2002 Declaration of Condominium of Ventanas I at Tiburon with its bylaws and rules (OR 3179, Page 109), the owners’ 2018 and 2022 amendments to it, and the Tiburon Mid-Rise Neighborhood Association’s 2022 restated covenants (OR 6085, Page 297).

These are the provisions that shape ownership. Quotations are from the recorded instruments; section numbers are the instruments’ own. Unlike Castillo at Tiburón, whose declarations were restated in 2018, Ventanas still runs on its original 2002 text: the Clerk’s index shows no restated declaration and no recorded change to its leasing, pet, occupancy or rules provisions, and the declaration itself says rule changes “must be recorded” (Section 12.2).

The 2002 Declaration: Who Built It and What It Created

• Developer and declarant: “WCI COMMUNITIES, INC., herein called ‘Developer,’ … hereby makes this Declaration of Condominium,” executed December 12, 2002 and recorded December 19, 2002 (OR 3179, Page 109, 104 pages with its exhibits).
• Plan: “Developer has or will construct a total of 82 single family residential units in three, five story buildings over parking and associated improvements designated ‘Ventanas I at Tiburon, A Condominium’” (Section 2).
• Association: “The name of the Condominium Association is ‘Ventanas I at Tiburon Condominium Association, Inc.’” (Section 3). The state lists the same corporation as the managing entity of condominium project PR1U025966, 82 units.
• The land: a 1.819-acre portion of Tract D, Tiburon Boulevard East Extension, Plat Book 36, Pages 23 to 24, plus an ingress and egress easement area (Exhibit E).
• Why the “I”: the merger clause lets the owners merge “with one or more other Ventanas Condominiums” by a 75% vote plus all lienholders (Section 15.4). It was written for the Ventanas II to V that WCI planned in 2002 and never built, and no other Ventanas condominium exists to merge with.

The 2002 Declaration: Shares, Votes and Alterations

• Share of common elements and common expenses: by unit type, each type’s square footage over the 127,854 square foot total, from 0.83% for a Tortosa to 2.40% for a Triana (Exhibit F).
• Votes: one full indivisible vote per residence, 82 in all, whatever its size (Articles of Incorporation, recorded as Exhibit A).
• Material alterations to the common elements: since the 2022 amendment, the Board may approve up to $50,000 in a calendar year; more needs two-thirds of the voting interests; work to maintain, repair, replace or insure the common elements needs no owner vote “regardless of cost” (OR 6158, Page 1619, adopted at a special meeting on March 30, 2022 and reconvened in April, recorded July 29, 2022).
• Amending the declaration: two-thirds of the voting interests (Section 15.3).
• Ending the condominium by agreement: owners of at least 62 of the 82 units plus mortgagee consent (Section 16.1).
• Rebuilding after a casualty: to the original plans, or to plans approved by the Board, 67% of the voting interests and the Tiburón master association’s Design Review Committee (Section 11.5).
• Club memberships: the association may acquire memberships and use interests in clubs and golf courses (Section 20); it creates no duty for an owner.

The 2002 Declaration: Occupancy, Parking and Use

• Occupancy: one family and its guests; guests in the owner’s absence are limited to “two times per calendar year” for up to 14 days each, and all guests register on arrival (Section 12.3).
• Pass-key: the association holds a pass-key to every unit, and no lock may be changed without supplying a new key (Section 12.4; Rule A.8).
• Parking: one garage parking space for each unit, two for “penthouse units,” which the declaration does not define (Section 12.5).
• Pets: “as allowed and regulated in the Rules and Regulations … However, tenants and guests shall not be permitted to have pets” (Section 12.6).
• Pool deck: the community association may lease portions of the common areas, “for example … the pool deck,” to an owner for temporary exclusive use (Section 12.7).

The 2002 Declaration: Transfers and Leasing

• Approval of every transfer: no sale, lease, gift or other transfer without the association’s prior written approval, except developer and judicial sales; on a sale, the approval is recorded with the deed (Sections 13.1 and 13.3).
• Timing: notice at least 15 days before the closing or the first day of a lease; the association acts within 15 days of complete information and may approve, disapprove for cause, or on the owner’s demand furnish an alternate purchaser or buy the unit itself; silence is deemed approval (Section 13.2).
• Transfer fee: “not to exceed $100.00 or as permitted by law from time to time” (Section 13.2.1).
• Delinquency: a lease need not be approved while the owner owes assessments (Section 13.2.4).
• Leasing: “Only entire units may be leased,” the minimum leasing period is 30 days, and “no unit may be leased more than four (4) times per calendar year, unless made more restrictive by the Board” (Section 13.1.2).
• No de facto timesharing: a sale to several people planning to split occupancy by period is refused (Section 13.1.3).
• Void if unapproved: a transfer made without approval is void (Section 13.4).

The 2002 Declaration: Maintenance, Floors and Alterations

• Association: all common elements, including exterior walls with painting, waterproofing and caulking; wiring to each unit’s breaker panel; water pipes to each unit’s cut-off valve; cable lines to the outlets; air-conditioning condensate and sewer lines to the unit; and, on the screened terraces, the exterior walls, support columns and concrete slabs (Sections 6.1 and 6.3.1).
• Owner: windows, screens and glass, doors, in-unit plumbing and electrical including the breaker panel, appliances, water heaters, the air-conditioning serving the unit, floor coverings and shower pans (Section 6.2).
• Floors: every unit above ground level must have wall-to-wall carpet over padding except in kitchens, baths and laundry, and hard-surface flooring needs the Board’s prior written approval (Section 6.3.3; Rule B.13). The ground level at Ventanas is parking, so the rule reaches every residence. In a mid-rise, this is a noise rule for the neighbor below.
• Terraces: “no indoor-outdoor carpet or river rock may be used on screened terraces,” and terrace tile must be waterproof, because water held against the slab damages the steel-reinforced concrete (Section 6.3.3).
• Alterations: no owner may alter anything the association maintains without prior written Board approval; two horizontally adjacent units of one owner may be joined through a common wall with Board approval (Section 6.5).
• Bulk services: basic cable under a bulk contract and water and sewer to the units are common expenses (Section 4.7), and the Board may add bulk in-unit services (Section 6.4).

The Bylaws: Board, Meetings, Reserves and Fines

• Board: three developer appointees before turnover; after turnover three, five or seven directors as the owners decide, five by default, on staggered two-year terms (Bylaws 3.1). The annual meeting is held no later than April (Bylaws 2.1).
• Quorum: 30% of the voting interests since the owners’ November 8, 2017 amendment, down from a majority (OR 5475, Page 873, recorded February 7, 2018).
• Alternative budget: 10% of the voting interests may demand a special meeting if a proposed budget exceeds 115% of the prior year’s (Bylaws 2.2).
• Fines: up to $100 per violation and $1,000 in the aggregate, after a hearing before a committee of owners (Bylaws 4.14; Rule A.20).
• Reserves: the 2002 text lets reserves be “waived or reduced by a majority vote” (Bylaws 7.1). For budgets adopted on or after December 31, 2024, that permission no longer reaches the items a structural integrity reserve study covers, under Section 718.112(2)(f) of the Florida Statutes (see the condo law section below).
• Keeping pace with the statute: the bylaws deem themselves amended to match changes in Florida’s Condominium Act (Bylaws 9.5), which has changed several of these mechanics since 2002.
• Hurricane shutters: the Board must adopt shutter specifications and may not refuse shutters that conform; where code-compliant laminated glass or hurricane film is installed, shutters are not installed (Bylaws 4.17). Florida law requires the same of every condominium board (Section 718.113(5), Florida Statutes).
• Insurance summary: a detailed summary of the association’s coverage is available to owners on request (Declaration, Section 10.3).

The Mid-Rise Covenants: The Layer Between the Condominium and Tiburón

The Tiburon Mid-Rise Neighborhood Association’s Amended and Restated Declaration of Covenants and Restrictions, Articles and Bylaws were approved by two-thirds of the voting interests at a members’ meeting on December 2, 2021, reconvened January 6, 2022, and recorded February 15, 2022 (OR 6085, Page 297). They replace WCI’s 2002 covenants (OR 3174, Page 2929) and its 2005, 2012, 2013 and 2014 amendments. Their key terms:

• Members: the owners of the 172 homes in three condominiums, Ventanas I, Esperanza and Esperanza II (Section 1.15; Articles III).
• Common Areas: the fenced pools, cabanas, the entrance, the roads and landscape areas (Section 1.5).
• Board: five directors elected at large on staggered two-year terms, each an owner, a primary occupant or a spouse or companion; quorum a majority of the whole membership, at least 87 (Bylaws 4.1).
• Assessments: Ventanas homes 1/82 of 82/357 of the total each, unchangeable without 100% of owners and all mortgagees (Section 3.3); estoppel certificates within 10 business days of a request, with the statute now governing timing and fees (Section 3.12).
• Amendments and big projects: a majority of all voting interests plus a majority of those voting from each of the three condominiums (Sections 6 and 10.3).
• Term: to December 31, 2031, then automatic 10-year renewals unless two-thirds of the members vote in a final year to end it (Section 11.1).
• Signs: “No person may post or display ‘For Sale,’ ‘For Rent,’ or other signs anywhere within Tiburon Mid-Rise Lands, including those posted on motor vehicles.” Board-approved open-house signs only, only while the home is actually open (Section 7.4).
• Vehicles on the shared land: no recreational vehicles, boats, trailers, panel vans, motorcycles or commercial vehicles not actively serving a unit (Section 7.6), which is stricter on motorcycles than the condominium’s own rule.
• Also: no solicitation, no garage sales, drones only under FAA-compliant, non-intrusive conditions, and only the pets each condominium’s documents allow (Sections 7.2, 7.3, 7.5 and 7.7).
• Lake water: no withdrawal of lake water for irrigation (2002 covenants, Section 5.4).

The 2002 Rules: Vehicles, Exterior and Daily Conduct

The Rules and Regulations recorded as Exhibit D to the declaration are the recorded rules today.

• Vehicles: passenger cars, SUVs, mini-trucks, vans and street-legal motorcycles that fit a garage are allowed; commercial vehicles, trucks, campers, motor homes, trailers and boats only in a garage with the door closed; no maintenance outside a garage and no inoperable or unlicensed vehicles (Rule A.1).
• Exterior appearance: nothing affixed to or displayed from any exterior-visible part of a building without Board consent, except one portable American flag; curtains and blinds white or off-white or lined in those colors; no exterior antennas or wiring without consent under FCC guidance (Rules A.2 and A.3).
• Trash: bagged securely, newspapers bundled, food scraps down the in-unit disposal, only in association-approved receptacles (Rule A.6).
• Occupancy cap: permanent occupants no more than two per bedroom; overnight no more than two per bedroom plus two; every renter and house guest registered with the association before or at arrival (Rule A.7).
• Children and noise: children under 12 supervised by a responsible adult, no skateboarding, music near the pool only through earphones, and no vocal or instrumental practice after 10 p.m. or before 9 a.m. (Rules A.9 and A.10).
• Grills: only where the Board designates, “if any,” and never on a screened terrace (Rule A.11).
• Moves and renovation: Monday to Saturday, 8:00 a.m. to 5:00 p.m.; contractors licensed in Collier County, pre-registered and insured for at least $250,000 per occurrence and $500,000 in the aggregate, with debris hauled off daily and sprinkler heads and smoke alarms protected (Rules A.17, A.18 and B).
• Shutter specifications: available from the association (Rule A.21).

When the Documents and Today’s Practice Differ

The recorded rules are from 2002. A Board can adopt policies and procedures by resolution, and some of what governs daily life today, the pool hours, the application forms and fees, any tighter leasing resolution under Section 13.1.2, will be in the association’s records rather than the Clerk’s. When an older copy and the recorded text disagree, the recorded text governs, and when a rule and the declaration disagree, the declaration governs. The estoppel certificate and the association’s current rules are the documents that settle it for a specific residence.

Is Ventanas at Tiburón a 55+ Community?

Ventanas at Tiburón is not an age-restricted community. The recorded declaration, its 2002 rules and the Mid-Rise association’s 2022 covenants contain no 55-and-over occupancy restriction, and the rules supervise children under 12 on the property and children under 13 in the pools, which presupposes residents and guests of every age.

Florida’s housing-for-older-persons exemption requires a community to publish and follow policies showing its intent to operate as 55-and-over housing; nothing of that kind appears in any Ventanas or Mid-Rise instrument. In practice Ventanas has the lowest homestead share of any Tiburón neighborhood: 17 of the 82 residences, 20.7%, carry a homestead exemption, and exactly half of the owners, 41 of 82, have a mailing address outside Florida, in 19 other states, Canada and Germany (Collier County Property Appraiser roll, tax year 2026 preliminary). Any buyer who clears the association’s approval may buy, whatever their age.

Can You Rent Out a Ventanas at Tiburón Condo?

Yes, within recorded limits. Ventanas at Tiburón residences may be leased only as entire units, for at least 30 days and, under the 2002 rules, no longer than one year, no more than four times per calendar year, and only with the association’s prior written approval, which need not be given while the owner owes assessments.

That makes Ventanas a seasonal-rental building, not a vacation-rental building. A 30-day minimum with four leases a year fits the classic Naples winter rental of one to three months, and it rules out nightly and weekly stays. Any advertisement offering a Ventanas stay shorter than 30 days conflicts with the recorded declaration.

The Leasing Rules in One Table

What a Ventanas Landlord Should Plan For

The four-lease cap counts leases, not months, so back-to-back monthly rentals through a whole year are not possible; a season-long winter lease plus a shorter spring or fall lease fits inside the cap. The tenant-pet ban removes part of the seasonal rental pool, and a Ventanas landlord should say so in the listing to avoid a failed application. The association acts as the owner’s agent to evict a problem tenant, which is an enforcement tool the owner should welcome. And the approval process adds lead time: file the application with the association well before the tenant’s arrival, because an unapproved lease is void. The association takes rental applications through its own process; the application fee is set by the association and is not published.

A Board may make the leasing rule more restrictive than the declaration by its own action (Section 13.1.2), and such a resolution would not appear in the Clerk’s index. A buyer who plans to rent should ask for any leasing resolution in writing before contract.

Can You Sell a Ventanas Residence With a Tenant in It?

Yes. A lease does not stop a sale, but the buyer takes the residence subject to it, and the association’s approval, the showings and the closing date all have to be coordinated with the tenant’s term. We recommend listing a leased Ventanas residence with the lease, its end date and the tenant’s showing terms disclosed from the start; with a one-year maximum lease under the 2002 rules, no tenant can hold a Ventanas residence for years.

Pet Rules at Ventanas at Tiburón

Ventanas at Tiburón owners may keep up to two commonly accepted household pets such as a dog or cat, up to two caged birds and a reasonable number of tropical fish under the recorded 2002 rules; tenants and guests may not keep pets at all, and no pet may enter the shared pool areas under the Mid-Rise covenants.

The Pet Rules

• Owners: “No more than two commonly accepted household pets such as a dog or cat and no more than 2 caged birds and a reasonable number of tropical fish” (Rule A.5).
• Leash: dogs leashed or carried on the condominium property and on the Mid-Rise land, with waste removed immediately (Rule A.5; Mid-Rise 2022 covenants, Section 7.2).
• Nuisance pets: a vicious, noisy or nuisance pet is removed within four days of written notice (Rule A.5).
• Tenants and guests: “Guests and tenants are not permitted to have pets” (Rule A.5), repeating Section 12.6 of the declaration.
• Pools: no pets in the pool areas (Mid-Rise 2022 covenants, Section 7.8).
• Shared land: only the pets each condominium’s own documents allow are permitted on the Mid-Rise common properties (Section 7.2).
• Exceptions: the Board may grant exceptions, with conditions (Rule A.5).
• Size: the recorded rules set no weight or breed limit.

Living With a Pet in a Mid-Rise

In a five-storey elevator building, a dog owner’s routine runs through a shared lobby and elevator several times a day, and the carry-or-leash rule applies there too. The two-pet cap counts dogs and cats together, not two of each. A buyer who owns more pets than the rule allows should ask the Board about an exception in writing before contract, not after closing.

Assistance Animals

These are the association’s rules for pets. Federal and Florida fair-housing law treat assistance animals for people with disabilities differently from pets, and nothing in the Ventanas documents should be read as overriding that law. A buyer or tenant who needs an assistance animal should raise it with the association through its accommodation process; the tenant-pet ban does not decide that question.

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

Ventanas at Tiburón’s three buildings, five residential storeys over parking, sit squarely inside Florida’s milestone-inspection and structural-integrity-reserve-study laws. Collier County’s milestone map lists all three as not yet due, with a first inspection year of 2032; whether the association completed its reserve study by the December 31, 2025 deadline is not published.

That second fact is disclosed to a buyer, not to the public. The study, the reserve schedule and any engineer’s reports are association records produced during the document review period, and the estoppel certificate discloses any special assessment that followed from them.

What the Two Laws Say

• Milestone inspection: Section 553.899(3)(a) of the Florida Statutes (2026 text) requires a building “three habitable stories or more in height” that is subject in whole or in part to the condominium form of ownership to have a milestone inspection “by December 31 of the year in which the building reaches 30 years of age, based on the date the certificate of occupancy for the building was issued, and every 10 years thereafter.” Section 553.899(3)(b) lets the local enforcement agency require the first inspection at 25 years where local conditions, “including environmental conditions such as proximity to salt water,” call for it (Section 553.899).
• Structural integrity reserve study (SIRS): Section 718.112(2)(g)1 requires a study “at least every 10 years after the condominium’s creation for each building … three habitable stories or higher in height,” covering the roof, structure, fireproofing and fire protection, plumbing, electrical, waterproofing and exterior painting, windows and exterior doors, and any other item with a deferred maintenance cost over $10,000. Under Section 718.112(2)(g)7, an owner-controlled association that existed on or before July 1, 2022 had to complete its first study by December 31, 2025 (Section 718.112).
• Reserves: for budgets adopted on or after December 31, 2024, the members of an association that must obtain a SIRS “may not determine to provide no reserves or less reserves than required” for the study’s items, and may not spend those reserves on anything else (Section 718.112(2)(f)). Ventanas I is a single condominium, so the multicondominium exception does not apply.

Why Ventanas Is Within Both Laws

The recorded declaration describes “three, five story buildings over parking,” and the plot plans show five residential floors above a ground level of parking and service rooms, each building served by an elevator (OR 3179, Page 109). That is well above the three-storey threshold of both statutes, and with 27 or 28 residences per building no small-dwelling exclusion is available. At Ventanas the question a buyer asks is never “is this building covered?” but “what has the association done, and what did it find?”

Collier County’s 30-Year Schedule, and Why Ventanas Is on It

Collier County has used the 25-year option, but only for buildings near the Gulf. Its Milestone Inspections page states the rule plainly: within three miles of salt water, the first inspection at 25 years; more than three miles from salt water, at 30 years; then every 10 years (Collier County Milestone Inspections, under Ordinance 2022-42 as amended by Ordinances 2023-41 and 2024-48). The county’s own three-mile buffer layer passes just west of Ventanas: the three buildings sit between 253 and 359 meters, about 0.16 to 0.22 mile, outside it, by a spatial query of the county’s layer on September 24, 2026.

The county’s milestone map carries all three buildings by name, “Ventanas I at Tiburon Condo Building A,” B and C, under county records PL20230008735, PL20230008736 and PL20230008737, each open for uploads, not yet due, with a next milestone inspection year of 2032 (Collier County Milestone Map, read September 24, 2026). The county’s January 2026 building list gives all three a certificate-of-occupancy date of December 31, 2002, and 2002 plus 30 is 2032. The map lists a year, not a finding: nothing here says what an inspection will find. The county sends the association a certified letter at the start of the year an inspection is due, and once an inspection is complete the association must give every owner the inspector’s summary within 45 days. Where a second-phase inspection finds substantial structural deterioration, the county ordinance requires repairs to begin within 365 days of that report.

The Structural Reserve Study Deadline Has Passed

Because Ventanas’ first milestone is not due by the end of 2026, the statute’s option to combine the milestone and the reserve study did not apply, and the first SIRS deadline for Ventanas was December 31, 2025. The state’s SIRS reporting databases would not load for us on September 24, 2026, and no Ventanas study, reserve schedule or budget is published anywhere we searched (DBPR SIRS reporting). We therefore make no statement about whether the study is complete or what it found. That status is disclosed to a buyer in the association’s official records during the document review period, and the estoppel certificate discloses any special assessment that is levied or pending.

What the Recorded Work Already Tells You

The study’s components are the same items the association has been working on in the public record. The association replaced the tile and flat roofs on all three buildings under a notice recorded in January 2018; replaced windows and sliding glass doors in all three buildings in 2020 under fifteen county permits with $1,095,000 declared in total; carried out concrete and waterproofing work in 2014 and 2016 and repaired concrete again in 2025, the last under three $100,000 county permits and a notice reading “Repair concrete at Bldgs. A, B and C as found” (OR 6490, Page 2323); and replaced its fire alarm system under a county permit issued February 29, 2024 with $137,515 declared (Collier County Clerk Official Records; Collier County monthly building permit reports, January 2020 to August 2026). Recent roofs, windows and alarms are the kind of work a reserve study credits; recurring concrete work is the kind it tracks most closely.

What a Ventanas Buyer Should Ask For

• The completed structural integrity reserve study, its date and the engineer’s findings, and the budget and reserve schedule adopted after it.
• Whether SIRS-item reserves are fully funded, and any loan, line of credit or special assessment used in their place.
• The engineer’s scope and results for the 2025 concrete repair, and any follow-up work scheduled.
• The association’s insurance summary, available on request under Section 10.3 of the declaration, including the flood coverage on building C.
• The estoppel certificates from the condominium, the Mid-Rise association and the master association, with any levied or pending special assessment.

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

One Condominium, Three Buildings, One Set of Records

Every Ventanas residence is in a single condominium, Ventanas I at Tiburon, operated by one association with one budget, one reserve schedule and one set of structural records for buildings A, B and C. The Mid-Rise association’s pools, spas and roads are not in the condominium’s study; they belong to the Mid-Rise association’s own budget and reserves, which a buyer requests separately. Its reserve and budget choices still reach every Ventanas owner through the 82/357 share.

Hurricanes, Flood Zone and Insurance at Ventanas at Tiburón

Ventanas at Tiburón is not one flood zone. On FEMA’s February 8, 2024 map (panel 12021C0194J), building A at 2728 Tiburon Blvd E is wholly Zone X, building B at 2738 is Zone X with a small Zone AH edge, and building C at 2748 sits wholly in Zone AH.

That building-by-building answer matters more at Ventanas than almost anywhere else in Tiburón, because all 82 residences sit on one 1.82-acre condominium parcel and yet the three buildings carry three different flood positions. Earlier published samples for Ventanas were taken at points off the buildings; the figures below are measured on the buildings themselves.

The Map and the Panel

All three Ventanas buildings sit on one FEMA flood map panel, 12021C0194J, effective February 8, 2024 (FEMA National Flood Hazard Layer), in NFIP community 120067, unincorporated Collier County. Collier County’s 2026 Flood Protection Newsletter confirms that “the county’s DFIRM became effective on 02/08/2024” (2026 newsletter). Until a newer map takes effect, the 2024 map governs every flood zone determination, lender requirement and NFIP rating at Ventanas.

Flood Zone, Building by Building

Method: point-in-polygon at each Collier County building address point (county Site Address Points), and area intersection of each Property Appraiser 2025 building footprint (county Building Footprints) with FEMA’s mapped zones, measured September 24, 2026. Ground readings are USGS 3DEP lidar acquired September 2018 (USGS Elevation Point Query Service).

In summary: 27 residences (building A) have no mapped high-risk zone under the footprint; 28 (building B) sit in a building mostly in Zone X but touched along one side by Zone AH; 27 (building C) sit in a building wholly inside Zone AH. Collier County’s own flood-zone layer returns the same answer at all three building points: X at A and B, and at C “SFHA with BFE no floodway.”

Across the whole 1.82-acre condominium parcel, 59.0% of the land is Zone X (minimal), 38.1% is Zone AH and 2.9% is Zone X at the 0.2% annual chance, per the same September 24, 2026 overlay. The land share and the building share are different things; the building is what a lender looks at.

What “Partly in the Zone” Means for Building B

Footprint polygons are drawn from aerial imagery and are approximations. Under ordinary flood-insurance practice, a structure touched by the Special Flood Hazard Area is commonly treated as inside it unless a determination or a Letter of Map Amendment says otherwise. So building B is best described as Zone X with a mapped AH edge, never simply as “out.” The zone that applies to a given residence is set by its lender’s flood zone determination, not by a map reading; for a building B purchase, order that determination at the start of the inspection period.

Two Surveyor Elevation Certificates

Collier County’s public elevation certificate map holds two certificates for Ventanas, both signed in December 2021 by a Florida Professional Surveyor and Mapper on FEMA’s standard form and both measured to NAVD88 (Collier County Elevation Certificates layer):

Two readings follow from those figures. First, building C’s ground floor sits about 2.4 feet above the 11.0 foot base flood elevation of the 2012 map, and about 2.9 feet above the 10.5 foot base flood elevation line that crosses the building on the 2024 map (FEMA’s BFE layer, read September 24, 2026; the official BFE for the building is whatever its determination states). Second, the survey puts the street crown at 12.34 feet, so the ground floor stands roughly a foot above the road. Every residence is on the first residential floor or higher, which the certificates put at 24.2 feet or more, about 13 feet above the 2012 base flood elevation.

There is no elevation certificate for building B on the county’s public map; request one from the association’s records during the document review period. Both certificates print the same latitude and longitude, a coordinate the surveyor marks as not surveyed, so read them by street address, not by the map pin.

No Letter of Map Amendment on Any Ventanas Building

FEMA’s map-change layers return no Letter of Map Amendment and no Letter of Map Revision for any Ventanas building (NFHL layers 34 and 1, read September 24, 2026). The two nearby letters, LOMA 12-04-4195A of June 21, 2012 and LOMR-F 13-04-6253A of August 8, 2013, cover portions of plat tracts D and C of Tiburon Boulevard East Extension, not Ventanas buildings (FEMA Map Service Center, LOMA 12-04-4195A; LOMR-F 13-04-6253A). On the elevation figures above, building C looks like a candidate for the kind of letter Castillo at Tiburón won for four of its buildings in 2013; only a FEMA determination can prove it, and none has been sought on the public record.

FEMA’s Preliminary Map: Building C Would Leave Zone AH

FEMA issued preliminary countywide flood data for Collier County on March 20, 2025, and on the preliminary panel, 12021C0194K, no part of any Ventanas building footprint is in the Special Flood Hazard Area: all three read Zone X (FEMA Preliminary NFHL, read September 24, 2026). The revised countywide map entered its 90-day appeal period on August 19, 2026 and is targeted to take effect in summer 2027.

FEMA’s preliminary map for Collier County, not yet in effect, shows all three Ventanas buildings outside the high-risk flood zone. Until it takes effect, the February 2024 map governs, and preliminary maps cannot be used to rate an insurance policy. If it takes effect as issued, building C would leave Zone AH.

The Community Rating System Discount

Collier County has participated in FEMA’s Community Rating System since October 1992 and holds a Class 5 rating, under which “eligible NFIP polices receive a 25% discount to the flood insurance premium” (2026 Flood Protection Newsletter). FEMA’s own rule, reconfirmed September 24, 2026, is that “the CRS discount is applied to the full-risk premium for all NFIP policies in the Regular Program in a participating community, including policies outside of the Special Flood Hazard Area (SFHA)” (FEMA, Community Rating System). So an NFIP policy on building A earns the same 25% Class 5 discount as a policy on building C, unless the structure is found out of compliance with the county’s floodplain rules.

The 50 Percent Rule for Renovations

Collier County applies the substantial-improvement rule, the 50 percent rule, “within flood zone VE, AE, AH or A” (2026 newsletter). At Ventanas that engages building C, and possibly building B depending on how the county’s floodplain staff treat a partly mapped structure; it does not reach building A. Because building C’s ground floor already sits above both the 2012 and 2024 base flood elevations, a substantial-improvement review there would test compliance with the county’s current elevation standard rather than force a raised floor; the county’s design flood elevation, which adds freeboard to the base flood elevation, is the governing number and is set out in the county’s floodplain regulations.

Evacuation Zone, Coastal Hazard and Wind

Collier County’s GIS layers place all three Ventanas buildings in Hurricane Evacuation Zone C and outside the Coastal High Hazard Area, checked September 24, 2026 at each building point (Collier County ArcGIS services). Ventanas sits inland of the National Weather Service storm-surge reference line at US 41. The county’s Florida Building Code wind layers return a Risk Category II design wind speed of 162 mph at all three buildings (Category I 149, III 175, IV 183); those layers were digitized from an earlier code edition, so the design wind speed for any new work is set by the Florida Building Code map in force when that work is permitted.

What Code Were the Ventanas Buildings Built To?

The county’s milestone list gives a certificate-of-occupancy date of December 31, 2002 for all three buildings, and the Property Appraiser’s 2002 footprint layer already shows the buildings standing. The first statewide Florida Building Code took effect March 1, 2002, so a mid-rise already standing in 2002 imagery was very probably permitted before that date, under the prior local code. The original building permit was not retrieved; the code of record sits in the county’s original permit file. What a 2026 buyer is really underwriting is not the 2002 design code but the replacements since: roofs in 2018, windows and sliding doors in 2020, a fire alarm system in 2024 and concrete restoration in 2025 (next sections).

Hurricane Ian and Irma at Ventanas

No Ventanas-specific hurricane damage record was found in the court, permit and news records reviewed on September 24, 2026. Collier County’s monthly issued-permit reports show no permit of any kind at a Ventanas address, unit folio or the condominium parcel in October, November or December 2022 or in January or February 2023, the five months after Hurricane Ian made landfall on September 28, 2022. In those months the only Tiburón permits nearby were small alarm and shutter items at Esperanza. A federal and state court search (CourtListener) returned no case naming Ventanas I at Tiburon. The public record is consistent with no major structural or roof claim at Ventanas from Ian; the association’s minutes and claim files are the documents that would say for certain.

The contrast with Castillo at Tiburón is useful. Castillo’s roofs were replaced under an insurance claim after Irma, and that claim went to federal court. Ventanas replaced its roofs in 2018 under its own Notice of Commencement (next section), and no court file ties that work to a storm claim.

The Master Policy, the HO-6 and the Deductible

Under Section 718.111(11), Florida Statutes, the Ventanas I at Tiburon Condominium Association insures the buildings as originally installed, including, on our reading, the windows and sliding doors it replaced in 2020, and the owner insures interior finishes, fixtures and contents with an HO-6 policy. A hurricane deductible on the master policy is a common expense shared by the owners.

At Ventanas that share is not equal. Exhibit F of the recorded declaration (OR 3179/109) allocates common expenses by unit type floor area over a total of 127,854 square feet, from 0.83% for a one-bedroom Tortosa to 2.40% for a Triana penthouse. A percentage wind deductible passed through as a special assessment would therefore fall roughly 2.9 times as heavily on a Triana as on a Tortosa. A Ventanas buyer’s HO-6 loss-assessment limit is the line that answers that assessment; compute the unit’s share from the declarations page and the Exhibit F fraction, then set the limit well above the minimum. Ventanas’s current master insurance carrier, hurricane deductible and flood coverage are set out in the association’s insurance declarations, which a buyer receives during the document review period.

Flood Coverage on Building C

The NFIP product for an association’s building is the Residential Condominium Building Association Policy (FEMA F-144). Whether Ventanas carries it, or private flood cover, on building C, its one Zone AH building, is the most important insurance question a Ventanas buyer can ask, and it is answered in the association’s insurance declarations, not in any public record. A standard HO-6 excludes flood, and loss-assessment coverage follows the HO-6’s own perils, so an uninsured flood loss to common elements would fall on the association and its members.

Citizens and Flood for a Ventanas Owner

Citizens Property Insurance’s flood-coverage requirement does not apply to condominium unit-owner policies: “Condominium unit-owner policies, tenant content policies, and policies that exclude windstorm or hail coverage are not required to purchase flood insurance coverage” (Citizens, Flood, read September 24, 2026). That holds even for a Citizens HO-6 in building C. A single condominium unit with a combined dwelling and contents replacement cost of $700,000 or more is not eligible for Citizens coverage under Section 627.351(6)(a)3.a., Florida Statutes (Section 627.351); most HO-6 exposures, which exclude the building shell, sit below that, but it is a per-unit fact, and the larger Seramar and Triana penthouses are where to check it first. For the association’s own policy, an authorized insurer’s renewal offer makes the building ineligible for Citizens unless that premium is more than 20% above Citizens’ rate (same section).

Wind Mitigation at Ventanas

At Ventanas the two biggest wind-mitigation lines are building-level facts, not unit-by-unit ones. The roof covering was replaced on all three buildings in 2018. The windows and sliding glass doors were replaced across all three buildings under association permits in 2020, with further association window permits through August 2021, and no owner-level window or shutter permit appears in the county’s reports after August 2021. The county’s permit reports do not state whether the 2020 windows and sliders are impact-rated; the product approvals are in the permit file and the association’s records, and a wind-mitigation inspector will want them.

Florida law requires every condominium board to adopt hurricane protection specifications for each building (Section 718.113), and Ventanas’s bylaws (Section 4.17) add a Ventanas-specific rule: where code-compliant laminated glass or hurricane film is installed, shutters shall not be installed. Request the board’s adopted specification before changing any window, door or shutter.

Which Schools Serve Ventanas at Tiburón?

Every Ventanas at Tiburón address, all three buildings and 82 residences, is zoned to Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High for the 2026-27 school year, per the Collier County Public Schools zoning tool checked September 24, 2026. Confirm the specific address with the District before relying on it.

We queried all three Ventanas street addresses through the District’s zoning service (Collier County Public Schools zoning tool): 85 of 85 records (3 building records and 82 unit records, 28 at 2728, 29 at 2738 and 28 at 2748) returned the same three schools for 2026-27, with no rezoning flagged, and the same three for 2025-26. The 2027-28 assignments were not yet published on September 24, 2026; school zoning is set annually by the District.

That matches the rest of Tiburón, including Castillo at Tiburón, except Marsala at Tiburón, which feeds North Naples Middle. With half of Ventanas owners mailing their tax bills outside Florida and about one in five homesteaded (Collier County Property Appraiser roll, tax year 2026 preliminary), school zoning is a smaller share of Ventanas demand than in Tiburón’s single-family neighborhoods, but it is the same answer for a family buyer.

County Permits and Recorded Work at Ventanas at Tiburón

Collier County permit reports and recorded Notices of Commencement show Ventanas at Tiburón renewing its buildings in phases: concrete and waterproofing in 2014 and 2016, tile and flat roofs in 2018, windows and sliders in 2020 ($1,095,000 declared), a fire alarm system in 2024 ($137,515), concrete again in 2025 and the shared pool in 2026.

Sources: Collier County Growth Management, Monthly Building Permit Reports, “Issued,” January 2020 to August 2026 (Collier County monthly permit reports), filtered on September 24, 2026 by the three building addresses, the 82 unit folios, the condominium parcel and the three Mid-Rise parcels; and the Collier Clerk’s Official Records for Notices of Commencement (Collier Clerk Official Records). The county has not posted the issued reports for June 2021 or December 2023, and its March 2024 link serves a copy of April 2024, so a permit issued in those three months could be missing; the applied reports were read for June 2021 and December 2023.

The Building-History Record, Year by Year

Smaller association items in the same reports: fire alarm monitoring permits at building B in 2020 and 2024, a fire alarm communicator replacement at building A in 2026, and common mechanical permits at all three buildings in 2025 and at building A in 2026.

What the Pattern Shows

• The roofs are about eight years old, replaced in 2018 on all three buildings, and no roof permit appears at any Ventanas address or on the common parcel in 79 readable monthly reports from January 2020 to August 2026. The roof’s remaining life and reserve are set out in the association’s structural integrity reserve study.
• Windows and sliding doors were an association program, not a patchwork. The 2020 program ran across all three buildings under association permits and Notices of Commencement, which is unusual: the 2002 declaration (Section 6.2) makes windows and glass an owner maintenance item. The record does not say how that cost was allocated between the association and owners; the association’s minutes and the estoppel certificate would.
• Concrete and waterproofing recur: 2014, 2016 and 2025. In a five-story building over parking, the concrete, balconies and waterproofing are exactly what a milestone inspection and a structural integrity reserve study examine, so a buyer should read the 2025 concrete scope and its close-out alongside the reserve study.
• Life safety was renewed in 2024 and 2025. The fire alarm system was replaced under a $137,515 permit, and horns were added at building A. The recorded renovation rules require contractors to protect sprinkler heads and smoke alarms, and county permits show fire sprinkler work in at least one residence; the permit record does not say whether every residence is sprinklered.
• Nothing followed Hurricane Ian. No permit of any kind appears at Ventanas in the five months after the September 2022 storm.

Owner Permits Inside the Residences

Owner-level activity is light and routine. From January 2020 to August 2026 the county’s reports list 56 unit-level permit entries (including one revision and one reissued 2003 permit) at 35 of the 82 residences:

The nine remodel permits carry declared values from $5,000 to $120,000, the largest in 2025, and four of them were issued in 2025 and 2026. Only one remodel in the window was in building C, the Zone AH building, where a remodel of real scale needs a substantial-improvement review. We publish these as totals, never by unit or owner.

Whether Any of This Was a Special Assessment

Special assessments are not recorded publicly, and none of the permit reports or Notices of Commencement says how a project was paid for. The estoppel certificate must disclose any assessment that is pending, and the adopted budget and the reserve schedule show whether the 2025 concrete work and the 2026 pool resurfacing were funded from reserves.

What Is Being Built Near Ventanas at Tiburón?

Nothing new within about half a mile of Ventanas at Tiburón. Collier County’s public planning-project layer, read September 24, 2026, returns only completed or approved items within about half a mile of Ventanas, none dated after 2019, and no pending land-use application within about half a mile was found in the county records reviewed.

Zoning Around Ventanas

Ventanas is zoned PUD, part of the Pelican Marsh Planned Unit Development (petition PUD-93-01(5), also known as DRI-93-1), with a Future Land Use designation of Urban Residential Subdistrict, inside the Pelican Marsh Community Development District and in Collier County Commission District 2 (Collier County zoning, PUD, future land use, CDD and commission district layers, read September 24, 2026). The county’s zoning layer records the PUD’s amendment history from 1995 to its latest change, Ordinance 16-25 of September 13, 2016, adopted with Development Order 16-01; the ordinance numbers are given here, not their contents.

The Planning Record Within Half a Mile

Source: Collier County CityView planning projects layer (Collier County ArcGIS services), an 805 m search from the condominium parcel, September 24, 2026. The layer’s completeness for petitions filed in the last few months is not guaranteed; the county’s current petition list and hearing agendas are the documents that would show a brand-new filing.

The nearest active work is inside Tiburón’s own shared land: the Mid-Rise association’s August 2026 resurfacing of the Ventanas pool and spa, a short-term closure rather than new construction.

Projects a Little Farther Out

Beyond half a mile, the items a Ventanas owner will notice are on the roads out of Tiburón, and Ventanas feels the first of them more directly than most of the community, because every trip from the three buildings leaves west on Tiburon Blvd E to Airport-Pulling Road.

• Airport Road widening, Vanderbilt Beach Road to Immokalee Road. Collier County’s 60 percent design handout budgets the project at $42.0 million, widening Airport Road to six lanes, funded from the county sales surtax, a state grant, road impact fees and gas taxes rather than any assessment on Tiburón parcels. The county’s written answer to public comment anticipates construction starting in June 2026 and lasting up to two years; that the start occurred has not been confirmed here.
• Vanderbilt Beach Road widening, east of US 41 to east of Goodlette-Frank Road. Collier County reported the project in construction as of July 6, 2026, about 1.8 miles from four lanes to six, about $28.4 million, with intersection work at Strada Place, the Mercato entrance. Expect it on the Mercato and beach runs.
• Tiburón’s entrance road. The Pelican Marsh CDD’s minutes of July 15, 2026 record that, if a pavement assessment supports it, the entrance to Tiburón from Airport-Pulling Road to the roundabout could be resurfaced, with a budget decision before Christmas 2026 and paving after Easter 2027.
• The former Naples Daily News site. As of December 2025 the Pelican Marsh CDD’s minutes record that NCH has submitted a PUD amendment petition for the site; the county land-use file was not retrieved, so no unit count, hearing date or status is stated here.

Our Tiburón guide covers the wider pipeline.

Daily Logistics at Ventanas at Tiburón

Daily life at Ventanas at Tiburón runs through the lobby: a covered parking space under the building, an elevator to the floor, a mail room and two trash rooms on the ground level, water, sewer and basic cable paid through the condominium assessment, and under four road miles to I-75, NCH North Hospital and Mercato.

Getting In: the Gate

Ventanas sits inside Tiburón’s gated entrance, where the Pelican Marsh Community Development District staffs one manned gate around the clock and controls the unmanned gates remotely. Guests are listed through the District’s ISN web system or on signed District forms; car services and food deliveries are verified by address; parcel carriers are admitted 7:00 a.m. to 10:00 p.m. any day; and commercial vehicles 7:00 a.m. to 7:00 p.m. Monday to Saturday, with none on Sundays or holidays except emergencies. From all three buildings the route out runs west on Tiburon Blvd E to Airport-Pulling Road, the community’s primary entrance (OSRM public router). The roads inside the Ventanas and Esperanza grounds belong to the Tiburon Mid-Rise Neighborhood Association, whose recorded covenants let it restrict access and question visitors on its own roads (2022 restated covenants, Section 4.5(H)).

Parking and Vehicles

Every Ventanas residence has the exclusive use of one covered garage space under its building, and each penthouse unit has two: “Each unit except penthouse units shall always have the exclusive use of one garage parking space. Penthouse units shall have two garage parking spaces” (declaration, Section 12.5). The spaces are limited common elements, numbered on the recorded plot plans. Passenger cars, SUVs, vans and street-legal motorcycles for personal use are allowed under the condominium rules; commercial vehicles, trucks, campers, motor homes, trailers and boats are not, unless garaged out of sight, and there is no vehicle maintenance outside garages. On the Mid-Rise roads and lots the rule is stricter: motorcycles, panel vans and commercial vehicles not actively serving a unit may not be parked there (2022 covenants, Section 7.6). Guest parking is on association land under association rules.

The Ground Floor: Elevator, Mail, Trash and Storage

The recorded plot plans (Exhibit B to OR 3179/109) show the same core on the ground level of each building: an enclosed elevator lobby with one elevator, a mail room beside it, two trash rooms (one at each stair tower), a storage room held as a common element, two stair towers, and electric, telephone, pump and machine rooms. Mail is delivered to the mail room in each building’s lobby, not to curbside boxes; package arrangements are set by the association. Each building’s storage room is common property, and how space in it is allotted is set by the association, since the rules bar keeping anything in common areas without the directors’ approval.

Trash and Recycling

Collier County’s collection-day layer, checked September 24, 2026 at 2728, 2738 and 2748 Tiburon Blvd E, places Ventanas in District 1: garbage Tuesday and Friday; recycling, yard waste and bulk Friday (Collier County collection days layer). Residents take trash to the ground-floor trash rooms rather than wheeling carts to the curb: the recorded rules require trash to be “securely bagged,” newspapers bundled, and food scraps put down the in-unit disposal (Rule A.6). A seasonal owner at Ventanas has none of the cart chores of a Castillo or single-family owner.

Water, Sewer, Power, Cable and Internet

Water and sewer come from the Collier County Water-Sewer District, which holds a recorded easement over the condominium (declaration, Section 5.4). Section 4.7 of the declaration makes “the cost of providing basic cable television under a bulk service contract and the cost of water and sewer service to the units” a common expense, so both are paid through the condominium assessment; confirm the current billing arrangement in the adopted budget. Hotwire Communications holds recorded 2021 easements from the Tiburón associations, including Ventanas I (OR 5905/3151 and OR 6027/2350), and internet is contracted separately from the bulk cable. Electricity is Florida Power & Light territory, measured for Tiburón half a mile away. Irrigation around the buildings is the Mid-Rise association’s job, and the 2002 covenants bar drawing lake water for irrigation.

Who Does the Outside Work

A Ventanas owner does no yard work, and neither does the condominium association: the Tiburon Mid-Rise Neighborhood Association maintains the grass, trees, irrigation and drainage on all condominium property outside the buildings, as well as the roads, parking areas, lighting, pools and bath houses (2022 covenants, Section 5.1). The condominium association keeps the structure, exterior walls, painting and waterproofing, the elevator and the ground-floor rooms (declaration, Section 6.1).

Moving In and Contractors

Moves and contractor work are allowed Monday to Saturday, 8:00 a.m. to 5:00 p.m., and moving trucks may stay on the property only while in use (Rules A.17 and A.18). Contractors must be licensed in Collier County and carry at least $250,000 per occurrence and $500,000 aggregate liability insurance plus workers’ compensation, haul debris off daily and protect the sprinkler heads and smoke alarms. Those hours are tighter than the District’s gate window for commercial vehicles, and the building rule governs inside Ventanas. Above the ground level every residence must be carpeted over padding outside the kitchen, baths and laundry unless the board approves hard flooring in writing, a rule that matters for any renovation plan in a building with neighbors below (declaration, Section 6.3.3).

EV Charging

No Ventanas or Mid-Rise EV-charging policy was found in the recorded documents. Florida law (Section 718.113, subsection 8) sets the process for an owner to install EV charging at the owner’s own expense in a limited common element parking space, subject to the board’s approval and the association’s specifications.

Selling and Showing Logistics

No “For Sale” or “For Rent” sign may be posted anywhere on the Mid-Rise land, including on cars; only a board-approved “Open House” sign, at a board-approved spot, while the residence is actually open (2022 covenants, Section 7.4). A seller who is keeping a Tiburón golf membership should notify the District’s access control before closing, or the residence’s transponders are deleted.

Drive Distances From Ventanas

Measured September 24, 2026 from U.S. Census Bureau geocoder points for 2728, 2738 and 2748 Tiburon Blvd E (Census geocoder), routed by the OSRM public router. The three buildings differ by 0.1 mile at most, so one figure is shown. Minutes are free-flow driving time, a floor, not an expected trip time; Collier traffic between January and April runs materially longer.

For RSW, reckon 35 to 50 minutes depending on season and time of day. Ventanas sits about 0.8 to 0.9 road miles from the Tiburón clubhouse and 0.3 to 0.4 road miles closer than Castillo at Tiburón on every measured trip, because it is nearer the Airport-Pulling Road entrance.

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

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

Ventanas at Tiburón is Tiburón’s entry point and its only mid-rise: a 2026 county median just value of $656,280, against $1.11 million to $2.10 million at the other four condominiums. Per square foot, though, Ventanas sells at almost exactly Castillo’s rate; the lower price comes from smaller residences, not a cheaper foot.

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

Tiburón has five condominiums, and a buyer who starts at Ventanas usually ends up comparing it with one or more of the other four. They differ on almost every axis that matters to an owner: the building form, the age, the flood map, the size of the average residence and the associations above the front door. Here they are on one table, with the yardstick named.

The Five Tiburón Condominiums on One Yardstick

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

Sources: Southwest Florida MLS Matrix, pulled September 18, 2026; Collier County Property Appraiser roll, tax year 2026 preliminary; FEMA National Flood Hazard Layer, effective panels dated February 8, 2024, read at the building footprints for Ventanas and Castillo and at sample points for the other three. Esperanza’s county value is shown as the range of its two phases’ medians. Bolero’s single sale is a single sale, not a market rate. Ventanas’ four MLS closings are listed rather than reduced to a median because four sales are too few for one.

Two more yardsticks sit behind the table. On recorded deeds, Ventanas’ widest window with at least ten sales is 36 months: 15 DOR-qualified resales since September 2023, median $965,000, low $600,000, high $1,825,000 (Collier County Property Appraiser sales file, newest recorded sale January 29, 2026). And on the county’s own per-foot value, Ventanas sits at $454.64 against Castillo’s $462.53 and Bolero’s $491.93 (2026 preliminary roll).

Ventanas and Esperanza at Tiburón: Neighbors on One Shared Association

Esperanza at Tiburón is Ventanas’ closest neighbor in the literal sense. Both sit on Tracts C and D of the Tiburon Blvd East Extension plat, and both belong to the Tiburon Mid-Rise Neighborhood Association, Inc., which owns about 10.94 acres of shared land at 2737, 2752 and 2762 Tiburon Blvd E, including the two pool-and-spa sets on the 2752 parcel (Collier County Property Appraiser roll, 2026). That land was planned in 2002 for up to five Ventanas condominiums; only Ventanas I was ever recorded, and the rest became Esperanza (2013 to 2014) and Esperanza II (2014 to 2015).

The recorded cost split is where the two differ most. Under the Mid-Rise association’s 2022 restated covenants (Official Records Book 6085, Page 297, recorded February 15, 2022), each Ventanas residence pays 1/82 of 82/357 of the Mid-Rise budget and each Esperanza or Esperanza II residence pays 1/90 of 275/357. By our arithmetic from those fractions, a Ventanas home carries about one third of an Esperanza home’s share of the same pools, roads and landscaping, and the 82 Ventanas homes together pay about 23% of Mid-Rise costs while making up 47.7% of its 172 homes. The same section says the split “cannot be amended without the approval of 100% of all owners and all unit mortgage holders.” The formula dates from WCI Communities’ 2012 Second Amendment (OR 4779, Page 1998), which kept the original 357-unit budget base when the plan shrank and put the unbuilt balance on the future Esperanza units.

The product is different in every other way. Esperanza is newer (2013 to 2015), larger, built as three-storey coach homes six to a building, and trades at $731.36 a foot on the MLS against Ventanas’ $530.72, about 27% more per foot. Esperanza’s sample points all read Zone AH on the effective map; Ventanas has one AH building, one with a mapped AH edge and one with none. A Ventanas buyer gets the same shared pool land for a fraction of the Mid-Rise cost and a much lower purchase price; an Esperanza buyer gets newer construction and more space.

Ventanas and Castillo at Tiburón

Castillo at Tiburón is the larger, better-known condominium farther east along Tiburon Blvd E, and it is the one Ventanas buyers compare most often, because it is the next price step. Per foot, the two are almost level: $530.72 at Ventanas and $522.73 at Castillo on MLS living area over the same twelve months, and $454.64 against $462.53 on the county’s 2026 per-foot value. Castillo’s county median is about 70% higher only because its residences are larger: a 2,420 square foot middle residence against Ventanas’ 1,420. The full head-to-head is in the next section.

Ventanas, Marquesa Royale and Bolero at Tiburón

Marquesa Royale at Tiburón is the top of the condominium tier: 48 coach homes built 2008 to 2012, a twelve-month median of $2,450,000 and $830.51 a foot, about 36% more per foot than Ventanas, and Zone X at every point sampled. Bolero at Tiburón is the oldest housing in Tiburón (1999 to 2000), three-storey buildings with one residence per floor like Castillo, its own 6.01-acre amenity tract at 2620 Estrella Ct, and a single sale in the last twelve months. Neither is a substitute for Ventanas; both are where a Ventanas owner looks when trading up.

Why Ventanas Sits Where It Does

Five measurable facts put Ventanas at the bottom of the Tiburón price ladder. Its residences are the smallest in Tiburón (61% of them are 1,120 or 1,420 square feet). It is the only building type in Tiburón with shared corridors, lobbies and elevators. It is 24 years old. Its county value has fallen two years running, from a 2024 median of $725,600 to $656,280 in 2026, 9.6% below the peak (Collier County Property Appraiser, 2021 to 2026 rolls). And it is the least owner-occupied condominium in Tiburón, with 17 of 82 residences (20.7%) carrying a homestead exemption. None of those facts makes Ventanas a lesser address; they make it the one place in Tiburón where a buyer can own inside the gate for under a million dollars.

Tiburón’s Entry Price, Stated Honestly

You will read that Ventanas is where a buyer can get into Tiburón for under $500,000. That was true of the market until 2021 and is not true today. The last DOR-qualified Ventanas sale under $500,000 was recorded in October 2021, at $350,000; the lowest since January 2024 is $600,000, and the four one-bedroom Tortosa sales recorded since January 2024 ran $600,000 to $664,100 (Collier County Property Appraiser sales file, through August 29, 2026). Nineteen one-bedroom residences do carry a 2026 county just value under $500,000, but just value is a mass-appraisal figure, not a price. What is true is that Ventanas holds the lowest recorded prices in Tiburón.

Ventanas at Tiburón vs Castillo at Tiburón: Which Should You Choose?

Ventanas at Tiburón vs Castillo at Tiburón is the choice between Tiburón’s only mid-rise, 82 elevator-served residences of about 1,120 to 3,230 square feet in three five-storey buildings, and its largest condominium, 102 full-floor homes with two-car garages in 34 three-storey buildings. Per foot they sell at nearly the same rate.

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

Both were declared by WCI Communities, Inc. within fourteen months of each other, both sit on Tiburon Blvd E inside the same gate, both pay the same Pelican Marsh CDD line and both are zoned to the same three schools. Beyond that, they are different ways of living. The table sets the two side by side on the facts a buyer checks; Castillo at Tiburón has its own full guide.

Ventanas vs Castillo Decision Table

Sources: Collier County Clerk Official Records (Ventanas I declaration, OR 3179, Page 109); Collier County Property Appraiser roll, tax years 2021 to 2026; Southwest Florida MLS Matrix, pulled September 18, 2026; FEMA National Flood Hazard Layer; Collier County elevation certificates for building A and building C; Collier County Milestone Map, checked September 24, 2026; Collier County Tax Collector 2025 bills and the 2025 certified roll; OSRM public router, measured September 24, 2026 from U.S. Census geocoder points. Months of supply is our arithmetic: actives divided by the monthly closing pace.

Where the Two Differ Most for an Owner

Space and privacy. A Castillo residence is a whole floor with nobody beside you and a two-car garage below. A Ventanas residence shares a corridor, a lobby, an elevator and walls with neighbors, and in exchange costs about $460,000 less at the county median. Ventanas’ 2002 declaration requires wall-to-wall carpet over padding above the ground level except in kitchens, baths and laundry, with hard floors only by prior written board approval (Section 6.3.3); in a mid-rise that is a noise rule for the neighbor below.

What you pay into. At Castillo, every residence pays 1/102 of the condominium’s costs whatever its size. At Ventanas, Exhibit F of the declaration sets each share by the plan’s floor area over a 127,854 square foot total, so a one-bedroom owner pays the smallest share and a Triana penthouse owner the largest. Ventanas owners also fund a second association, the Tiburon Mid-Rise, at the small 1/357 share described above. Neither Ventanas association nor Castillo’s publishes its assessment; the figures are on the estoppel certificates.

The structural file. Ventanas is five residential storeys, so Florida’s milestone-inspection and structural-integrity-reserve-study laws plainly reach it, and Collier County has already assigned it a year: 2032, because the buildings sit roughly 250 to 360 meters outside the county’s three-mile saltwater line, inside which the earlier 25-year trigger applies (Collier County Milestone Inspections). The Ventanas association also carries a recent, building-wide record: a 2018 tile and flat roof replacement, fifteen window and sliding-door permits across all three buildings in 2020 ($1,095,000 declared in total), a $137,515 fire alarm replacement permitted in 2024 and three $100,000 concrete repair permits in 2025 (Collier County monthly permit reports and recorded notices of commencement). At Castillo, opening protection varies residence by residence.

Flood. A third of Ventanas’ residences are in building C, wholly Zone AH on the effective map; a fifth of Castillo’s are in its seven AH buildings. Ventanas has something Castillo lacks: public surveyor’s elevation certificates for buildings A and C showing the ground floor at 13.4 feet NAVD88, about 2.4 feet above the 11.0-foot base flood elevation recorded for building C on the 2012 map. FEMA’s preliminary Collier map, not yet in effect, shows all three Ventanas buildings outside the high-risk zone.

Who Should Choose Ventanas, and Who Should Choose Castillo?

Choose Ventanas at Tiburón if you want a Tiburón address under a million dollars, single-level living with an elevator and nothing to maintain outside your door, a lock-and-leave second home, or a residence in building A, the one wholly outside the mapped flood zone. It also suits a buyer who wants two pool-and-spa sets on shared land at a third of an Esperanza home’s share of their upkeep. Choose Castillo at Tiburón if you want a full floor with no neighbor beside you, a two-car garage, Castillo’s own clubhouse, and a choice among eight listings at once. Either way, compare the two associations’ current budgets, reserve schedules and structural reserve study status during the document review period, because that is where two buildings of the same age now differ most.

Honest Pros and Cons of Owning at Ventanas at Tiburón

Ventanas at Tiburón’s strengths are the lowest prices in Tiburón, elevator-served single-level living, covered parking, a small share of a large shared pool complex, recent building-wide roof, window and concrete work, and a published milestone year. Its trade-offs are four assessment layers, shared walls, one Zone AH building, a falling county value and a thin market.

The Pros

• The lowest recorded prices in Tiburón. Four one-bedroom Tortosa sales since January 2024 ran $600,000 to $664,100, and the 36-month recorded median is $965,000 (Collier County Property Appraiser sales file).
• Single-level living with an elevator. Every residence is one floor, reached from an enclosed ground-floor elevator lobby beside the building’s mail room (declaration Exhibit B).
• Covered parking. One garage space under the building for every residence, two for penthouse units (declaration Section 12.5).
• A large shared pool complex at a small share. Two pools and two spas on 3.65 acres of Tiburon Mid-Rise land, with each Ventanas home paying about a third of an Esperanza home’s share of that association’s budget.
• Nothing to maintain outside. The Mid-Rise association keeps the grass, trees, irrigation and drainage on all condominium property outside the buildings (2022 restated covenants, Section 5.1).
• Recent building-wide work. Roofs in 2018, windows and sliding doors in all three buildings in 2020, a new fire alarm system in 2024 and concrete repair in 2025.
• A known milestone year. Collier County’s milestone map lists all three buildings as not yet due, with the first inspection year 2032.
• Closer to everything than east Tiburón. About 4.5 road miles to Vanderbilt Beach, 3.6 to Mercato and 3.3 to NCH North Hospital, 0.3 to 0.4 miles closer than Castillo on every trip (OSRM, September 24, 2026).
• Seasonal rental flexibility. Leases of 30 days or more, up to four a year, with association approval.
• Building A is wholly Zone X, and FEMA’s preliminary map, not yet in effect, shows all three buildings outside the high-risk zone.

The Cons

• Four layers of assessment. The Ventanas condominium, the Tiburon Mid-Rise association, the Tiburón master association and the Pelican Marsh CDD; only the CDD line is published, on the tax bill.
• Shared walls, corridors and elevators. Mid-rise living means neighbors above, below and beside, and a carpet rule for floors above ground level unless the board approves hard flooring.
• Building C is in Zone AH on the effective map, and building B carries a mapped AH edge; a buyer there needs a flood determination and a flood quote early.
• The structural reserve study is not public. Its statutory deadline was December 31, 2025; the study and reserve schedule are association records a buyer must request.
• A falling county value. The median just value is down 9.6% from its 2024 peak after two annual cuts.
• A thin market. Four MLS closings in twelve months and no priced Ventanas sale recorded between January 30 and August 29, 2026, so each sale moves the comparison.
• No clubhouse, gym or courts in the documents. Fitness and tennis at Tiburón run through the optional club and the resort.
• Rules that shape a rental. Tenants and guests may not keep pets, guests in the owner’s absence are limited to two stays a year of up to 14 days, and the original rules cap a lease at one year.
• A second-home building. Only 20.7% of residences are homesteaded; the buildings are quiet in summer.

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

If you’re searching for a Ventanas at Tiburón listing agent, or thinking, ‘I need someone to sell my Ventanas at Tiburón home…’ you are selling into a thin market where three competing listings sat a median of 171 days, and a buyer who asks about your building, your floor plan and the association’s structural records first. In the last 12 months we tracked all 32 Tiburón closings in the Southwest Florida MLS (pulled September 18, 2026), and McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price every Ventanas listing from that record.

Data updated: September 2026 (Collier County Property Appraiser sales file, newest recorded sale January 29, 2026; Southwest Florida MLS Matrix pulled September 18, 2026)

Ventanas’ four MLS closings in twelve months tie Esperanza’s for the fewest among Tiburón’s condominiums after Bolero, and Ventanas has more variety inside one building than any of them: a first-floor one-bedroom and a fifth-floor penthouse share an elevator and are valued a million dollars apart. That makes pricing by plan, floor and building the whole job. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number. We bring that reach to a Ventanas listing along with the paperwork file a Ventanas buyer’s lender and insurer ask for in week two.

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 Ventanas Residences Sold For: the 36-Month Recorded Set

The widest window with at least ten Ventanas sales is 36 months. In the 36 months since September 2023, Ventanas at Tiburón has seen 15 DOR-qualified resales (Collier County Property Appraiser sales file, newest recorded sale January 29, 2026); the county file carries no listing office, so we do not state a represented count here, and we will walk you through all fifteen on request.

• Resales, 36 months since September 2023: 15, median $965,000, low $600,000, high $1,825,000. None was a first sale from the developer.
• Dollar volume, same 36 months: $15,164,100, our total of the fifteen qualified deeds.
• By plan, same 36 months: four one-bedroom Tortosa sales at $600,000 to $664,100; four two-bedroom Medina sales at $715,000 to $965,000; four Santona sales at $1,030,000 to $1,300,000; and three fifth-floor sales at $1,275,000, $1,540,000 and $1,825,000, the last the Ventanas record, a Triana penthouse in building B recorded March 1, 2024.
• Days on market and sale-to-list: not broken out for Ventanas in the Matrix pull; for Tiburón as a whole, a median of 86 days on market and a median sold-to-list ratio of 93.84% across 32 closings in the twelve months to September 18, 2026.

The Last 12 Months, Sale by Sale

Four Ventanas residences closed in the Southwest Florida MLS Matrix in the twelve months to September 18, 2026. Four is too few for a median, so here they are one by one, each matched to its recorded county deed by price:

• Building B, fifth floor, Triana penthouse, 3,230 square feet (county): $1,500,000, deed recorded September 25, 2025.
• Building A, fourth floor, Medina two-bedroom: $965,000, deed recorded November 20, 2025.
• Building B, third floor, Medina two-bedroom: $715,000, deed recorded December 19, 2025.
• Building A, first floor, Medina two-bedroom: $840,000, deed recorded January 29, 2026.

The middle two were $840,000 and $965,000, the four total $4,020,000, and the median sold price per square foot was $530.72 on MLS living area. The penthouse deed is coded by the county as not qualified even though it is an MLS closing, which is why it sits in the MLS set and not in the 36-month county set above. After January 29, 2026 the county file records no priced Ventanas sale through August 29, 2026.

What Is For Sale at Ventanas Right Now

On September 18, 2026 the Southwest Florida MLS Matrix showed three Ventanas actives, all two-bedroom, two-bath Medina residences:

• Building C, 2748 Tiburon Blvd E, fourth floor: $975,000, 1,465 square feet of MLS living area, 180 days on market.
• Building B, 2738 Tiburon Blvd E, fourth floor: $865,000, 1,470 square feet, 171 days.
• Building B, 2738 Tiburon Blvd E, first floor: $829,000, 1,420 square feet, 154 days.

Three actives against four closings a year is 9.0 months of supply at the twelve-month MLS pace, our arithmetic, against about 7.5 months for Tiburón as a whole. Every current competitor is a Medina, and the four Medina deeds recorded in the last 36 months closed at $715,000 to $965,000. If you own a Medina, you are pricing against both of those facts at once. If you own a Tortosa, a Santona, a Marbella or a fifth-floor residence, you have no direct competitor on the market today, which is a real advantage for a well-prepared listing.

Selling a Ventanas Residence Is Different in Six Ways

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

• Association approval. Every sale needs the Ventanas I condominium association’s prior written approval; the association must act within 15 days of a complete application, may charge a transfer fee of not more than $100 or as permitted by law, and an unapproved transfer is void (declaration Sections 13.1 to 13.4).
• Three estoppel certificates. One from the Ventanas I condominium association, one from the Tiburon Mid-Rise Neighborhood Association and one from the Tiburón master association, which also discloses the buyer’s one-time capital contribution, set at one quarter of the annual master assessment (OR 6149, Page 45, 2022).
• Your building’s flood facts. Building A is wholly Zone X; building B is Zone X with a mapped AH edge; building C is Zone AH. A building A or C seller should hand buyers the county’s public elevation certificate showing the ground floor at 13.4 feet NAVD88.
• The structural file. A buyer will ask about the milestone inspection (first due 2032 on the county’s map) and the structural integrity reserve study (statutory deadline December 31, 2025). We ask the association for its study, reserve schedule and budget before we list, and we put the 2018 roof, 2020 window and 2025 concrete records beside them.
• Your CDD line. On the 2025 tax bill, 64 Ventanas residences carry a Pelican Marsh line of $2,561.94 and 18 carry $1,725.61, the District’s operations figure alone. Your own bill shows which you have; the Series 2022 debt portion ends after the final payment in May 2031 (Pelican Marsh CDD, July 15, 2026 minutes).
• Plan and floor, not neighborhood averages. The county adds $10,000 of value per floor on floors one to four, but recorded sales since 2022 show only a small floor premium (a median of $577 per county square foot on the first floor against $599 on the fifth). Plan, view and condition move a Ventanas price far more than the floor number.

Signs, Showings and the Gate

The Tiburon Mid-Rise association’s 2022 covenants bar “For Sale” and “For Rent” signs anywhere on the Mid-Rise land, including on vehicles, and allow only a board-approved open-house sign while a residence is actually open (Section 7.4). Every showing passes Tiburón’s access control. A Ventanas listing therefore sells through photography, video, floor plans, the MLS, our qualified-buyer database and scheduled showings, and it helps that half of Ventanas’ owners mail their tax bills outside Florida: we are set up to sell a residence whose owner is not in Naples.

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

Start with a free Ventanas at Tiburón home valuation. It takes about a minute, and Jesse follows up with the Ventanas sales that actually fit your residence: the same plan, the same building and a similar floor, adjusted for renovation, view, furnishings and any lease in place. An automated estimate cannot tell a Tortosa from a Santona in the same stack, or know that the county values the four building A Tortosas in the 01 stack $25,000 below every other Tortosa on the same floor. We price to the record.

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

Is now a good time to sell a Ventanas at Tiburón condo?

For a residence priced to its own plan’s recorded sales, yes; for a price set off the 2023 and 2024 highs, no. Ventanas carries about nine months of supply at the recent pace (three actives against four MLS closings in twelve months, Southwest Florida MLS Matrix, September 18, 2026), and the county’s value has fallen two years running. Listing in the fall puts a residence in front of the winter buyer pool that makes up most of Tiburón’s demand.

How do I price a one-bedroom Ventanas residence?

Against the Tortosa sales, not the Ventanas median. The four one-bedroom Tortosa sales recorded since January 2024 closed at $600,000 to $664,100 (Collier County Property Appraiser sales file), while the building-wide 36-month median of $965,000 is pulled up by two-bedroom, Santona and penthouse sales. A Tortosa priced off the building median sits.

Does it matter which Ventanas building my residence is in?

Yes, mainly for flood and for the plan mix. Building A is wholly Zone X on the effective FEMA map, which widens its buyer pool; building C is Zone AH, where a buyer with a federally backed mortgage will normally be required to carry flood insurance. Building B has no Marbella plan and holds the two Triana penthouses and two fifth-floor one-bedrooms, while A and C mirror each other.

Do I need the association’s approval to sell my Ventanas residence?

Yes. Section 13 of the Ventanas I declaration requires the condominium association’s prior written approval of every sale, lease or other transfer, and an unapproved transfer is void. The association has 15 days after a complete application to act; we build that window into the contract timeline from day one.

How many estoppel certificates does a Ventanas sale need?

Three: the Ventanas I condominium association, the Tiburon Mid-Rise Neighborhood Association and the Tiburón master association. Each discloses what is owed on the residence, including any special assessment levied or pending, and the master certificate discloses the buyer’s one-time capital contribution. Ordering all three early keeps a closing on schedule.

Will a buyer ask about the structural reserve study and milestone inspection?

Almost certainly, because Ventanas is five residential storeys and both Florida laws apply to it. Collier County’s milestone map lists all three buildings as not yet due, with 2032 as the first inspection year; the structural integrity reserve study’s deadline was December 31, 2025. The study and reserve schedule are association records, and we request them before listing so the answer is in the file.

Can I sell my Ventanas condo with a tenant in it?

Yes. A lease does not stop a sale, but the buyer takes subject to it, so the lease term, the showing terms and the closing date have to be coordinated. Ventanas leases run at least 30 days and, under the original rules, no more than one year, and tenants may not keep pets. Disclose the lease and its end date from the start.

Your Local Real Estate Experts

Ventanas at Tiburón owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two have sold Southwest Florida real estate for more than twenty years and read Ventanas’ recorded declaration, the Tiburon Mid-Rise covenants and amendments, the county’s unit roll and every recent Ventanas sale before writing this guide. You can read the longer version of how the team was built on our about the McGreevy and Comisar team page.

McGreevy and Comisar are the Domain Realty team behind this Ventanas at Tiburón guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, the team launched in October 2008, and both work the North Naples golf-community condominium market that Ventanas sits in.

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

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

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. On a Ventanas page the credential that matters more is narrower than any award: we read the 104-page Ventanas I declaration with its plot plans, bylaws, rules and unit schedule, the 2002 community covenants and their four amendments, the Tiburon Mid-Rise association’s 2022 restatement, the 2018 and 2022 condominium amendments, the Pelican Marsh CDD’s budgets and minutes, the county’s unit-by-unit roll and sales file, FEMA’s building-level flood map, the two public elevation certificates, the county’s milestone map and permit reports, and every Ventanas closing in the Southwest Florida MLS Matrix before this guide was written.

What Our Clients Say

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

★★★★★ “Marc 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.” Derek Dixon, verified Google review

★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Ann Perez, verified Google review

★★★★★ “We highly recommend Marc Comisar for your real estate needs. He was very knowledgeable. If he didn’t know an answer, he would do research until he did. Marc is pleasant, timely, and listened to our wants and needs. He went above and beyond to make sure we found our forever home. Thank you, Marc!” Sherry Warga, verified Google review

★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Christian Schnabel, verified Google review

Contact McGreevy and Comisar

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

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

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

Licensure, and the Office of Record

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

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

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

Where Else to Find the Team

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

Frequently Asked Questions, Buyer Edition

These Ventanas at Tiburón buyer questions are answered from the recorded Ventanas I declaration (OR 3179, Page 109), the Tiburon Mid-Rise covenants, Collier County, state and FEMA records, the Pelican Marsh CDD’s figures and the Southwest Florida MLS Matrix, pulled September 18, 2026. Each answer names its source; where the record stops, we say so.

What is Ventanas at Tiburón?

Ventanas at Tiburón is an 82-residence condominium in three five-story, elevator-served buildings over ground-level parking, inside the gated golf community of Tiburón in North Naples, ZIP 34109. It is the only mid-rise in Tiburón. WCI Communities, Inc. declared it on December 19, 2002 (Collier Clerk, OR 3179, Page 109), and all 82 residences carry a 2002 year built on the Collier County Property Appraiser roll.

Where is Ventanas at Tiburón, and what are the building addresses?

On Tiburon Blvd E in Naples, FL 34109: Building A is 2728, Building B is 2738 and Building C is 2748 Tiburon Blvd E (Collier County Site Address Points and Property Appraiser roll, 2026). The three buildings sit about 0.9 road mile east of the Tiburón clubhouse, and every route out runs west on Tiburon Blvd E to Airport-Pulling Road.

Is there a Ventanas II at Tiburón, or only Ventanas I?

Only Ventanas I. The recorded name is “Ventanas I at Tiburon, a Condominium.” WCI marketed a 54-residence Ventanas II in 2002 and incorporated a Ventanas II association that year, then dissolved it on May 4, 2004 with a filing stating it “has not commenced to conduct its affairs” (Sunbiz N02000001687). No Ventanas II condominium was ever recorded. When a listing says “Ventanas II,” it usually means Building B or C of the one Ventanas condominium.

Is this the Ventanas in Naples, Florida, or a different Ventanas?

This page is about Ventanas at Tiburón, the mid-rise condominium at 2728, 2738 and 2748 Tiburon Blvd E, Naples, FL 34109. It is not Ventana Pointe or Ventana Lane elsewhere in Naples, and not any Ventanas apartment community outside Florida, which share the name in search results but nothing else.

How many residences and buildings are in Ventanas at Tiburón?

82 residences in three buildings: 27 in Building A, 28 in Building B and 27 in Building C, per the Collier County Property Appraiser roll and the recorded declaration, which states the developer “has or will construct a total of 82 single family residential units in three, five story buildings over parking.” Figures of 81 units circulate online; the recorded count is 82.

How many floors do the Ventanas buildings have, and is there an elevator?

Five residential floors over a ground-level parking level. The recorded plans (Exhibit B to OR 3179, Page 109) show, on each building’s ground floor, an elevator and an enclosed elevator lobby, plus two stair towers. Contractor records count the parking level as floor 1, which is why a 2020 Notice of Commencement describes the residences as “Floors 2 Through 6 (PH).”

What is a mid-rise condo, and is Ventanas the only one in Tiburón?

A mid-rise is an elevator building taller than a garden or coach-home condominium but short of a high-rise tower. Ventanas is the only mid-rise in Tiburón; its nearest neighbors, the three-story Esperanza coach homes and Castillo’s three-story buildings, have no shared elevator lobby.

When was Ventanas at Tiburón built?

In 2002. The Collier County Property Appraiser roll carries a 2002 year built for all 82 residences, the surveyor’s certificate in the declaration dates the final survey to October 30, 2002 with construction substantially complete, and Collier County’s milestone list gives a certificate-of-occupancy date of December 31, 2002 for all three buildings.

Who built Ventanas at Tiburón?

WCI Communities, Inc. was the declarant and developer. Its recorded declaration (OR 3179, Page 109) states that the developer “has or will construct” the 82 units, and Florida’s Division of Condominiums lists WCI Communities, Inc. as developer of the project (PR1U025966). The licensed contractor of record is in Collier County’s original permit files.

Who runs Ventanas at Tiburón?

Three bodies, plus a special district. The building is operated by Ventanas I at Tiburon Condominium Association, Inc. (Sunbiz N01000002215). The pools, roads, entrance and grounds shared with Esperanza and Esperanza II belong to Tiburon Mid-Rise Neighborhood Association, Inc. (N01000002216). Above both sit the Tiburon Estates Homeowner’s Association (the Tiburón master) and the Pelican Marsh Community Development District.

Why is the shared association called “Tiburon Mid-Rise” and not Ventanas?

Because WCI renamed it. The corporation was filed in 2001 as Ventanas at Tiburon Community Association, Inc.; in October 2005, before turnover, WCI’s appointed board changed the name to Tiburon Mid-Rise Neighborhood Association, Inc. (Collier Clerk, OR 3911, Page 1409) so one body could serve the condominiums that followed on the same land, which became Esperanza and Esperanza II.

Is Ventanas at Tiburón gated?

Yes. Ventanas is inside Tiburón’s gate, where the Pelican Marsh Community Development District runs a manned entrance staffed around the clock and controls the unmanned gates remotely; guests are registered in advance through the District’s system. The Mid-Rise association’s recorded covenants also let it restrict access on its own roads and stop and question visitors.

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

ZIP 34109, unincorporated Collier County. Ventanas has a Naples mailing address but is outside the City of Naples limits; the Collier County Property Appraiser roll (tax year 2026 preliminary) carries county, school and other district millage, 9.4020 mills in total, and no city millage.

Is Ventanas part of the Ritz-Carlton golf resort?

No. The Ritz-Carlton Naples, Tiburón is a separate property inside the same gated community. A Ventanas owner has no resort privileges by right of ownership; access to the resort’s facilities runs through Tiburón Golf Club membership.

What Ventanas at Tiburón residences are for sale right now?

Three on September 18, 2026 (Southwest Florida MLS Matrix): 2748 Tiburon Blvd E #C404, a two-bedroom, two-bath of 1,465 square feet at $975,000 after 180 days on market; 2738 #B403, two bedrooms and 1,470 square feet at $865,000 after 171 days; and 2738 #B104, two bedrooms and 1,420 square feet at $829,000 after 154 days.

How much does a Ventanas at Tiburón condo cost?

Over the 36 months since September 2023, 15 DOR-qualified resales recorded from $600,000 to $1,825,000, with a median of $965,000 (Collier County Property Appraiser sales file, newest recorded sale January 29, 2026). Since January 2022, recorded one-bedroom sales ran $540,000 to $665,000, two-bedroom Medina sales $715,000 to $1,075,000 and two-bedroom Santona sales $1,030,000 to $1,700,000.

What have Ventanas condos sold for in the last twelve months?

Four closings in the twelve months to September 18, 2026 (Southwest Florida MLS Matrix), matched to Collier County deeds: Triana penthouse B502 at $1,500,000 (recorded September 25, 2025), fourth-floor A403 at $965,000 (November 20, 2025), third-floor B303 at $715,000 (December 19, 2025) and first-floor A104 at $840,000 (January 29, 2026). The middle two were $840,000 and $965,000.

What is the price per square foot at Ventanas?

A median of $530.72 per square foot of MLS living area across the four closings in the trailing twelve months (Southwest Florida MLS Matrix, pulled September 18, 2026). The same four sales work out to a median of $547.54 on county-recorded area, which differs because the county carries the Medina plan at 1,420 square feet while listings show 1,420, 1,465 or 1,470.

Can you buy in Tiburón for under $500,000, and has any Ventanas residence sold that low?

Not in today’s market. No qualified Ventanas sale has recorded under $500,000 since October 29, 2021, when a first-floor one-bedroom recorded at $350,000, and the lowest since 2024 was $600,000 in May 2024 (Collier County Property Appraiser sales file). Nineteen one-bedroom residences carry a 2026 preliminary county just value under $500,000, but that is an assessment, not a price. Ventanas is still Tiburón’s lowest-priced address.

What floor plans are there at Ventanas, and what are they called?

WCI’s 2002 plan names, from its archived plan pages: Tortosa, one bedroom and two baths, about 1,120 square feet; Medina, two and two, about 1,470 (1,420 on the county roll); Santona, two bedrooms and two and a half baths, about 1,865; Marbella, three and three and a half, about 2,325; and the penthouses Seramar, about 2,985 (2,950 on the county roll), and Triana, three bedrooms plus den and four and a half baths, about 3,230.

Why does the declaration list eight unit types when WCI marketed six plans?

The declaration’s Exhibit F adds a Santona with Den and a Marbella with Den, two of each, to WCI’s six marketed plans. Those counts match the two fifth-floor sizes the county roll carries at 2,105 and 2,570 square feet, two units each. The declaration’s square footages (for example 1,057 for a Tortosa) are the basis for each unit’s ownership share, not living area.

How many bedrooms and bathrooms do Ventanas condos have?

From one bedroom and two baths (Tortosa, 26 residences) to three bedrooms plus den and four and a half baths (Triana, two residences). Fifty of the 82 residences, 61%, are the two smallest plans, the one-bedroom Tortosa and the two-bedroom Medina (Collier County Property Appraiser roll, tax year 2026 preliminary).

Are there penthouses at Ventanas, and how many fifth-floor residences are there?

Ten fifth-floor residences, not three per building. Eight are penthouse-size homes from about 2,100 to 3,230 square feet, including two Seramar and two Triana plans that WCI marketed as penthouse suites; the other two, B501 and B506, are one-bedroom Tortosa residences (Collier County Property Appraiser roll). Building B’s fifth floor has four residences; A and C have three each.

Are top-floor Ventanas condos worth more than lower floors?

A little, and much less than plan and condition. On sales since 2022, the median price per county-recorded square foot ran $577 on the first floor, $576 on the second, $592 on the third, $589 on the fourth and $599 on the fifth (Collier County Property Appraiser sales file). The county’s own 2026 preliminary values add $10,000 per floor on every plan from floor 1 to floor 4.

Which floor is best at Ventanas?

That depends on what you value. The first residential floor sits above the parking level, not at grade: the 2021 elevation certificates put the next floor above the garage slab at 24.2 feet NAVD88 at Building A and 24.6 feet at Building C. Upper floors see farther and pay a small premium; lower floors are closer to the pool and garage and are the quickest trip if the elevator is out of service.

Are there one-bedroom condos at Ventanas?

Yes, 26 one-bedroom, two-bath Tortosa residences of about 1,120 square feet, the smallest and least expensive homes in Tiburón. Since January 2022 they recorded between $540,000 and $665,000, median $645,000 (Collier County Property Appraiser sales file, nine qualified sales).

Do Ventanas residences have garage parking and storage?

Each residence has the exclusive use of one garage parking space under its building, and the declaration gives “penthouse units” two (Section 12.5); the spaces are limited common elements. Each building’s ground floor also holds a storage room recorded as a common element (Exhibit B); how storage space is allotted is set by the association.

Do Ventanas condos have golf course or lake views?

Some do. Views vary by building and stack, from the Gold Course fairways and preserve to the lake, fountain and pool, and no recorded document assigns a view to a unit. Confirm the view from the specific residence, floor and terrace before you write an offer.

Are Ventanas prices going up or down?

Down from the 2024 peak on the county’s measure. The median county just value was $725,600 in 2024, $678,740 in 2025 and $656,280 on the 2026 preliminary roll, 9.4% below peak (Collier County Property Appraiser roll). Recorded prices are far above their pre-2021 level: one-bedroom Tortosa sales rose from a median of $311,250 in 2017 to 2019 to $655,000 in 2024 to 2026.

Is buying a Ventanas condo a good investment?

That depends on your hold and your plans for the unit. The record shows a long cycle: a 2005 recorded median of $538,500, a 2009 to 2012 trough of $255,500 to $345,000, and 2024 to 2026 qualified sales of $600,000 to $1,825,000 (Collier County Property Appraiser sales file). Leasing is capped at four leases a year, so Ventanas suits an owner-user or seasonal renter, not a nightly-rental investor.

What are the HOA and condo fees at Ventanas at Tiburón?

Neither the Ventanas condominium association nor the Tiburon Mid-Rise association publishes its assessment, so no current figure appears here. The amounts are in each association’s adopted budget and on the estoppel certificates. The only figures in the recorded documents are WCI’s 2002 developer guarantee, $289 to $836 a month by plan, a historical developer-period ceiling that says nothing about today’s budget.

How many separate fees does a Ventanas owner pay?

Four layers: the Ventanas I condominium assessment (building, insurance, reserves), the Tiburon Mid-Rise assessment (pools, roads, landscaping), the Tiburón master assessment, and the Pelican Marsh CDD line on the county tax bill, which was $2,561.94 on 64 residences and $1,725.61 on 18 for the 2025 bill (Collier County Property Appraiser roll). Tiburón Golf Club dues apply only if you join.

How is the Ventanas condo assessment split among owners?

By size. Under Exhibit F of the recorded declaration, each residence’s share of common expenses is its unit type’s square footage over the 127,854-square-foot total, from 0.83% for a Tortosa to 2.40% for a Triana. A Triana owner therefore carries about 2.9 times a Tortosa owner’s share of the condominium budget.

How is the shared Mid-Rise assessment split with Esperanza?

In Ventanas owners’ favor. Under the Mid-Rise covenants, restated by the owners in 2022 (OR 6085, Page 297), each Ventanas residence pays 1/357 of the Mid-Rise budget, 82/357 in total, while each Esperanza or Esperanza II residence pays about 3.06 times that. The 2022 text says the split cannot be amended without 100% of all owners and all mortgage holders.

What does the Ventanas condo fee include?

Under Section 4.7 of the declaration, basic cable under a bulk contract and water and sewer service to the units are common expenses, alongside the association’s upkeep of the structure, roof, exterior walls, elevator, lobby, mail and trash rooms and parking level, the building insurance, management and reserves. The pools, roads and all grass, trees and irrigation outside the buildings are the Mid-Rise association’s (2022 covenants, Section 5.1).

Does Ventanas have a CDD fee, and how much is it?

Yes, the Pelican Marsh CDD, collected on the county tax bill. The 2025 bill carried $2,561.94 on 64 Ventanas residences, made up of about $1,725 of fiscal 2026 operations and about $836 of Series 2022 bond debt, and $1,725.61 on the other 18 (Collier County Property Appraiser roll). Fiscal 2027 operations are adopted at $1,879 per unit.

When is the Pelican Marsh CDD bond paid off?

The District Manager told the District’s July 15, 2026 meeting that the Series 2022 bonds retire after the final payment in May 2031, with the fiscal 2027 debt line about $833 to $853 for the smaller condominium units, Ventanas included. The operations and maintenance line continues after the bonds are gone.

Can I pay off the CDD bond on a Ventanas residence early?

Eighteen Ventanas residences already show no bond line on the 2025 roll, about $836 less than the other 64, the likely sign of a prepaid assessment (Collier County Property Appraiser roll). If the residence you are buying still carries the line, ask the District’s manager for a written payoff figure; the District’s assessment roll governs.

What are the property taxes on a Ventanas condo?

The 2025 certified bill showed a median total of $8,250 (range $4,429 to $17,104), including the CDD line, with plan medians from $6,961 for a Tortosa to $16,445 for a Triana. The 2026 preliminary roll shows a median ad valorem tax of $6,040 before the CDD line is added (Collier County Property Appraiser roll). A new owner’s assessment resets after the sale, without the prior owner’s homestead cap.

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

Two items. The Tiburón master association levies a one-time capital contribution on each new member equal to one quarter of the annual master assessment (Collier Clerk, OR 6149, Page 45). The Ventanas association’s transfer fee on approval is capped at $100 or as permitted by law (declaration, Section 13.2.1).

Has Ventanas levied a special assessment?

Florida associations do not record special assessments, so the public record does not show whether the 2020 window and sliding-door replacement or the 2025 concrete repair were funded that way. The estoppel certificate must disclose any special assessment levied or pending, and the association’s minutes and budget show how recent projects were paid.

Are Florida condo reserves mandatory, and can Ventanas waive them?

Not for the structural items. Ventanas’ 2002 bylaws let owners waive or reduce reserves by majority vote, but for budgets adopted on or after December 31, 2024, Section 718.112(2)(f), Florida Statutes, bars an association that must obtain a structural integrity reserve study from funding less than required for the study’s items or spending those reserves elsewhere. The adopted budget shows Ventanas’ reserve schedule.

What is a SIRS, and does Ventanas need one?

A structural integrity reserve study is a statutory study of the roof, structure, fireproofing and fire protection, plumbing, electrical, waterproofing and exterior painting, windows and exterior doors, repeated at least every ten years (Section 718.112(2)(g)). Ventanas’ five-story buildings are inside the three-story threshold, and its first study was due by December 31, 2025. Whether it was completed is not published; the status is disclosed to a buyer during the document review period and on the estoppel.

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

Yes. Collier County’s milestone map lists all three Ventanas buildings (PL20230008735 to 737) as not yet due, with the first inspection year shown as 2032. Collier applies the earlier 25-year trigger only within three miles of salt water, and Ventanas sits about 0.2 mile outside that line, so it follows the 30-year rule from its December 2002 certificate of occupancy (Collier County milestone map, read September 24, 2026).

What is Florida’s condo law for buildings three stories and up?

Two laws apply at three habitable stories: the milestone inspection law (Section 553.899, Florida Statutes), a structural inspection at 30 years (25 where a county invokes the salt-water option) and every ten years after, and the structural integrity reserve study law (Section 718.112(2)(g)). Ventanas’ five-story buildings are inside both.

Who oversees condo associations in Florida?

The Department of Business and Professional Regulation’s condominium division, which lists Ventanas I as project PR1U025966, 82 units, recorded December 19, 2002, with the Ventanas I association as managing entity; the association has paid the state’s $4-per-unit annual fee, $328, each year from 2022 to 2026 (DBPR public extracts, read September 24, 2026).

How long do condo elevators last, and who pays to replace them?

The elevators are common elements, so the Ventanas condominium association maintains and replaces them and funds that through its budget and reserves; the reserve schedule in the adopted budget shows each elevator’s estimated remaining life. None of the association’s permits in Collier County’s issued-permit reports from January 2020 to August 2026 is an elevator replacement.

Is it safe to buy in an older Florida mid-rise like Ventanas?

The record shows active upkeep: tile and flat roofs replaced on all three buildings (2018 Notice of Commencement), windows and sliding doors replaced in all three (2020, 15 permits, $1,095,000 declared), concrete repair at all three (2025, three $100,000 permits) and a new fire alarm system (2024, $137,515) (Collier Clerk and Collier County permit reports). What the building needs next is in the reserve study, which a buyer reviews before closing.

Does the Ventanas association have to approve a buyer?

Yes. Every sale, lease, gift or other transfer needs the association’s prior written approval, the association must act within 15 days of a complete application, and silence is deemed approval (declaration, Sections 13.1 and 13.2). An unapproved transfer is void.

Can you rent out a Ventanas at Tiburón condo?

Yes, within recorded limits: entire units only, a 30-day minimum, no more than four leases per calendar year unless the Board sets a stricter limit, and the original rules cap a lease at one year (declaration, Section 13.1.2; Rule A.7). Each lease needs association approval, and tenants may not keep pets.

Are short-term or vacation rentals allowed at Ventanas?

No. Nothing under 30 consecutive days is allowed under both the declaration and the recorded rules, and no unit may be leased more than four times a calendar year. Online listings that advertise shorter stays at Ventanas conflict with the recorded documents.

Does the association approve tenants, and can it refuse one?

Yes. A lease needs the association’s written approval, the owner must give notice at least 15 days before the tenant’s first day, and no lease is approved while the owner’s assessments are unpaid (declaration, Sections 13.2 and 13.2.4). Every lease binds the tenant to both the condominium and Mid-Rise documents.

Does Ventanas allow pets?

Owners may keep up to two household pets such as a dog or cat, two caged birds and a reasonable number of tropical fish, leashed or carried on common ground, with no pets in the pool areas (declaration Section 12.6; Rule A.5; Mid-Rise covenants Section 7.8). Tenants and guests may not have pets. No weight limit is written into the recorded rules.

Can I renovate my Ventanas residence?

Yes, with limits. Hard-surface flooring needs the Board’s prior written approval because the rules require carpet over padding outside kitchens, baths and laundry above ground level; work runs Monday to Saturday, 8 a.m. to 5 p.m.; and contractors must carry at least $250,000 per occurrence of liability insurance (declaration Section 6.3.3; Rules A.18 and B). Two adjacent units of one owner may be joined with Board approval (Section 6.5).

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

The association keeps the structure, exterior walls and waterproofing, the wiring to your breaker panel, water pipes to your unit’s cut-off valve and the terrace slabs. You keep your windows, screens, glass and doors, in-unit plumbing and electrical, the breaker panel, air conditioning, water heater, appliances and shower pans (declaration, Sections 6.1 to 6.3). The 2002 text makes windows an owner item even though the 2020 replacement ran building-wide under association permits.

What amenities come with a Ventanas residence?

Two pool-and-spa sets with brick decks, one built in 2003 and one in 2013, on the Mid-Rise association’s parcel at 2752 Tiburon Blvd E (Collier County Property Appraiser roll), plus cabanas, landscaped grounds, the elevator lobby, mail room and storage room in each building. No fitness room, tennis court or clubhouse is named in any Ventanas or Mid-Rise document; those come with Tiburón Golf Club membership.

Are the Ventanas pools shared with Esperanza?

Yes. The pools, cabanas, roads and grounds belong to the Tiburon Mid-Rise Neighborhood Association, which serves 172 residences: Ventanas’ 82 and the 90 of Esperanza and Esperanza II. The state health permits call the facility the “Tiburon Mid-Rise Neighborhood (Ventanas) Pool & SPA,” and the pool and spa were resurfaced under an August 2026 Notice of Commencement (Collier Clerk, OR 6617, Page 384).

Do you have to join Tiburón Golf Club to buy at Ventanas?

Not under Ventanas’ own recorded documents, which only authorize the associations to acquire memberships (declaration, Section 20). Tiburón’s master declaration obliged each first buyer from the developer to take a Signature Membership and points resale buyers to the Club’s Membership Plan. Confirm the Club’s current terms in writing before closing.

How much does it cost to join Tiburón Golf Club?

The Club publishes privileges, not prices, so no initiation fee or dues figure appears here. It sells its Medallion (year-round) and Signature (May to October) categories only to Tiburón residents, by application, and quotes current pricing directly to a prospective member.

What flood zone is each Ventanas building in?

Each building differs. On FEMA’s effective map (panel 12021C0194J, February 8, 2024), Building A at 2728 is wholly Zone X, Building B at 2738 is Zone X with an 8.5% Zone AH strip under its footprint, and Building C at 2748 is wholly Zone AH. No Letter of Map Amendment covers any Ventanas building. The zone for a unit is set by its flood zone determination, not a map reading.

Will the new FEMA map change Ventanas’ flood zones?

Possibly. FEMA’s preliminary panel 12021C0194K, issued March 20, 2025 and not yet in effect, shows all three Ventanas buildings in Zone X. Until it takes effect, the February 2024 map governs insurance and lending, and Building C stays in Zone AH.

How high is the ground floor at Ventanas compared with flood elevations?

The surveyors’ elevation certificates of December 2021 put the ground floor of Buildings A and C at 13.4 feet NAVD88, and Building C’s certificate records a base flood elevation of 11.0 feet on the 2012 map. The residences begin a floor higher, at 24.2 to 24.6 feet, and the air conditioning equipment is on the roof at 77.8 feet. The county’s public map holds no certificate for Building B.

Do I need flood insurance for a Ventanas condo, and does the association carry it?

A federally backed lender generally requires flood coverage for a building in the high-risk zone, which at Ventanas means Building C and possibly Building B, depending on the determination. Whether the association carries a building flood policy on Building C is in its insurance declarations, a document a buyer receives during the review period. Collier County’s CRS Class 5 rating gives a 25% discount on every Regular Program NFIP policy, inside or outside the high-risk zone (FEMA).

How does condo insurance work at Ventanas?

Under Section 718.111(11), Florida Statutes, the association insures the buildings as originally installed, and the owner’s HO-6 policy covers interior finishes, fixtures and contents; a hurricane deductible is a common expense, so an HO-6 loss-assessment limit matters. A Citizens HO-6 policy is exempt from Citizens’ flood-purchase requirement, and a unit with combined dwelling and contents replacement cost of $700,000 or more is not eligible for Citizens.

Did Ventanas flood or take damage in Hurricane Ian or Irma?

No Ventanas-specific storm damage record was found in court, permit or news records. Collier County’s issued-permit reports show no Ventanas permit of any kind in the five months after Hurricane Ian (October 2022 to February 2023), unlike the recorded 2020 window program and 2025 concrete work.

Is Ventanas in a hurricane evacuation zone?

Yes, Zone C, and outside the Coastal High Hazard Area, at all three buildings, per Collier County’s GIS layers read September 24, 2026. The county’s Florida Building Code layer gives a Risk Category II design wind speed of 162 mph at the Ventanas buildings.

What happens if a hurricane destroys a Ventanas building?

The association’s master policy and the declaration govern. Reconstruction must follow the original plans, or plans approved by the Board, 67% of the voting interests and the Tiburón master association’s Design Review Committee (declaration, Section 11.5). Ending the condominium instead takes the owners of at least 62 of the 82 units plus mortgagee consent (Section 16.1).

Is Ventanas at Tiburón a 55+ community?

No. The recorded Ventanas declaration and rules contain no age restriction, and both the rules and the Mid-Rise pool etiquette include provisions for supervising children.

What schools is Ventanas zoned for?

Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High for the 2026-27 school year, for all 85 address records, three buildings and 82 units (Collier County Public Schools zoning tool, checked September 24, 2026). Confirm the specific address with the District before relying on it.

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

Measured by road from the three buildings (OSRM, free-flow, September 24, 2026): about 3.7 miles to I-75 at Exit 111, 3.3 to NCH North Hospital, 3.6 to Mercato, 4.5 to Vanderbilt Beach, 5.9 to Waterside Shops, 11.1 to the Naples Pier and 23.3 to RSW. Ventanas is 0.3 to 0.4 road miles closer on each trip than Castillo; allow longer in season.

How do mail, trash and deliveries work at Ventanas?

Mail goes to a mail room beside each building’s ground-floor elevator lobby, and residents take bagged trash to the two trash rooms in each building (declaration Exhibit B; Rule A.6). Collier County collects garbage Tuesday and Friday and recycling on Friday at all three addresses. Parcel carriers pass Tiburón’s gate from 7 a.m. to 10 p.m.; package handling inside the building is set by the association.

Who provides water, electricity, TV and internet?

Water and sewer come from the Collier County Water-Sewer District and are a condominium common expense, as is basic cable under a bulk contract (declaration, Section 4.7); Hotwire Communications holds recorded 2021 easements from the Tiburón associations. Tiburón is in Florida Power & Light territory. Which services the current bulk agreement covers is in the association budget.

Is Ventanas mostly full-time or seasonal?

Mostly seasonal. The Collier County Property Appraiser roll (tax year 2026 preliminary) shows 17 of 82 residences (20.7%) homesteaded and 41 owners (50.0%) mailing tax bills outside Florida, from 19 other states, Ontario and Germany, the lowest owner-occupancy of any Tiburón neighborhood.

How does Ventanas compare with Castillo at Tiburón?

Different products at different prices. Castillo at Tiburón is 102 full-floor residences in 34 three-story buildings with a private elevator and a two-car garage per home and its own pool and clubhouse; its twelve-month median was $1,265,000 on nine sales. Ventanas is 82 residences in three elevator buildings, from one-bedroom to penthouse, with pools shared with Esperanza (Southwest Florida MLS Matrix, September 18, 2026).

What should I ask before making an offer at Ventanas?

Your building’s flood zone and the unit’s flood zone determination; the reserve study and its status; the association’s budget, reserve schedule and insurance declarations, including flood cover on Building C; the CDD line on the unit’s tax bill; any pending special assessment; the three estoppels (condominium, Mid-Rise and master); the current rules; and the Club’s membership terms if golf matters to you.

How do I tour Ventanas residences for sale?

Call Marc at (239) 287-5873. We schedule showings through Tiburón’s gate and bring the recorded documents on this page to every tour, and you can see how we work with buyers on our Naples home buying page.

Frequently Asked Questions, Seller Edition

These Ventanas at Tiburón seller questions are answered from the recorded Ventanas and Mid-Rise documents, the Collier County Property Appraiser roll and sales file, and the Southwest Florida MLS Matrix, pulled September 18, 2026. Tax and legal questions are answered at the level of the public rule; your CPA and closing attorney answer them for your sale.

What is my Ventanas at Tiburón condo worth?

Start with your plan. Since January 2022, recorded qualified sales ran $540,000 to $665,000 for a one-bedroom Tortosa (median $645,000), $715,000 to $1,075,000 for a Medina (median $840,000) and $1,030,000 to $1,700,000 for a Santona (median $1,125,000), with single sales of $1,200,000 for a Marbella and $1,825,000 for a Triana (Collier County Property Appraiser sales file). Floor, view and condition adjust from there.

How do I get a Ventanas home valuation?

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

What have Ventanas condos sold for recently?

Four MLS closings in the twelve months to September 18, 2026 (Southwest Florida MLS Matrix): $1,500,000 for Triana penthouse B502, $965,000 for A403, $840,000 for A104 and $715,000 for B303, the last three all Medina two-bedrooms. Over the 36 months since September 2023, 15 DOR-qualified resales recorded at a median of $965,000, from $600,000 to $1,825,000 (Collier County Property Appraiser sales file, newest sale January 29, 2026).

How should I price my Ventanas condo so it sells?

To the recent sales of the same plan, adjusted for floor and condition, and against the listings you will compete with. On September 18, 2026 three Medina two-bedrooms were active at $829,000 to $975,000 with 154 to 180 days on market, while the last three Medina sales recorded at $715,000 to $965,000 (Southwest Florida MLS Matrix; Collier County sales file). A price above the plan’s recent sales tends to sit.

Are online automated home-value estimates accurate for Ventanas?

They miss what drives Ventanas prices: the plan, the view, the building’s flood zone and condition. The county itself values mechanically, adding $10,000 per floor on every plan and valuing the A-01 stack $25,000 below other one-bedrooms on the same floor (Collier County Property Appraiser roll, 2021 to 2026), and automated models lean on those figures and on MLS areas that disagree for the Medina plan.

Which comparable sales are fair for a Ventanas residence?

Ventanas sales of the same plan first, because the building has no true outside twin: it is Tiburón’s only mid-rise. Esperanza’s coach homes and Castillo’s full-floor residences with private garages and elevators are different products at higher prices, so they frame the top of the market, not your unit’s value.

Does my floor change what my Ventanas residence is worth?

A little. On sales since 2022 the median price per county-recorded square foot ran from $576 on the second floor to $599 on the fifth (Collier County Property Appraiser sales file), a smaller gap than the one between plans or between a renovated and an original residence. Fifth-floor Seramar and Triana penthouses are their own market, with only four such residences in the building.

Does my building, A, B or C, change the value?

Mainly through the plan mix and the flood map. Building B has no Marbella and holds both Triana penthouses; A and C mirror each other. On FEMA’s effective map Building C is Zone AH and Building A is Zone X, which can change a buyer’s lender and insurance requirements, so we price and disclose by building.

Does a golf or lake view add value at Ventanas?

Views vary by stack and floor, and with four MLS closings in twelve months the record is too thin to put a number on a view premium. We price view by comparing specific sales and by showing it: a Gold Course or lake view is the first photograph in the listing.

Does a renovation add value to a Ventanas condo?

The spread within one plan is the evidence: Medina two-bedrooms of identical county size recorded from $715,000 to $1,075,000 since 2022 (Collier County Property Appraiser sales file). Condition is the usual reason for a gap that wide, and permits for the work, including Board approval for any hard flooring, strengthen the case.

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

Loosely. The 2026 preliminary just value runs from $454,200 to $1,481,820 across the 82 residences, median $656,280, set by mass appraisal (Collier County Property Appraiser roll), while the 36-month recorded resale median is $965,000. Just value is a tax figure, not a price.

Do condos appreciate, and how has Ventanas done?

Ventanas has appreciated over the long run with deep cycles. The recorded median one-bedroom sale rose from $311,250 in 2017 to 2019 to $655,000 in 2024 to 2026, and the Medina from $449,500 to $840,000, while the county’s median just value has fallen 9.4% since its 2024 peak (Collier County Property Appraiser roll and sales file).

How long does it take to sell a Ventanas condo?

The Matrix pull did not break out Ventanas’ days on market for closed sales; across Tiburón the median was 86 days on 31 closings with a recorded figure. The three Ventanas actives had 154 to 180 days on market on September 18, 2026 (Southwest Florida MLS Matrix), so plan on a season, not a weekend.

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

Three on September 18, 2026, against four closings in twelve months, about nine months of supply at that pace, and 3 of Tiburón’s 20 actives (Southwest Florida MLS Matrix). All three are two-bedroom Medinas, so a one-bedroom, Santona or penthouse listing has no direct competition in the building today.

Are condos selling in Naples right now?

In Tiburón, 32 residences closed in the twelve months to September 18, 2026, at a median sold-to-list ratio of 93.84% (Southwest Florida MLS Matrix). Condominiums are selling, at prices that reflect today’s supply, insurance cost and the new structural laws.

Why are Florida condos slow to sell, and is Ventanas different?

The statewide slowdown is driven by insurance cost, the milestone-inspection and reserve-study laws, and supply. Ventanas faces the same questions as a five-story building, but its record answers several: roofs replaced in 2018, windows and sliders in 2020, concrete repair in 2025, and a county milestone year of 2032. The seller who has the reserve study and budget in hand answers the rest.

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

Not on the Ventanas record. The 15 resales recorded in the 36 months since September 2023 had a median of $965,000 (Collier County Property Appraiser sales file), well above any year before 2022. The county’s own values have fallen two years running, 9.4% below the 2024 peak on the 2026 preliminary roll, which is a correction, not a collapse.

Should I sell my Ventanas condo now or wait?

That depends on your plans more than the market. County values have eased for two years and three listings are competing; waiting is a bet that supply falls and insurance costs settle. If you are selling within a year, listing for the winter season with a complete document file is the stronger position.

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

Fall, to be on the market for the January to April season, when most of Ventanas’ buyers are in Naples. Half of Ventanas’ owners (50.0%) mail tax bills outside Florida (Collier County Property Appraiser roll), so the seller and buyer calendars line up.

Who buys condos like Ventanas in Naples?

Mostly second-home and retirement buyers from the Midwest and Northeast and from Ontario, judging by the owner mailing addresses on the county roll, plus buyers who want a Tiburón address at the community’s lowest price point and local owners moving down from a house to an elevator building with no yard work.

Is the insurance market affecting what buyers will pay at Ventanas?

Yes, through the building. A buyer’s insurance agent asks about the roof (2018), the windows and doors (association replacement in 2020) and the flood zone (by building), and the association’s master premium and deductible flow into every owner’s assessment. A residence in Building A or B with the association’s insurance declarations in hand is easier to price.

Who is the best realtor for Ventanas at Tiburón?

We believe it is the team that knows the Ventanas record in the detail on this page: the plan-by-plan sales, the building-by-building flood map, the four-layer fee stack and the three estoppels a sale needs. McGreevy and Comisar are the #1 team in Southwest Florida since 2012 and Top 1% nationally since 2008. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, and we built this page from the recorded Ventanas documents.

Do I need an agent who specializes in Tiburón condos?

At Ventanas it helps, because the questions that stall a sale are specific: association approval within 15 days, three estoppels, the CDD bond line, the reserve study, a building-specific flood zone and the “Ventanas II” confusion in listing data. An agent who has read the documents answers them before they become objections.

How will my Ventanas residence be marketed?

With professional photography, video and drone, the MLS, our qualified-buyer database and scheduled showings through Tiburón’s gate, and with a document file ready for the buyer’s agent. The Mid-Rise covenants bar “For Sale” signs anywhere on the Mid-Rise land, and open-house signs need Board approval (Section 7.4), so marketing does the work a sign would do elsewhere.

How do showings work in a gated elevator building?

Every showing is registered with Tiburón’s gate in advance, and the buyer’s agent needs access to the building’s elevator lobby and your garage space. We coordinate both, schedule inside the building’s rules and brief the showing agent on the plan, the view and the association documents.

Can I sell my Ventanas condo without a realtor?

Yes; Florida law does not require a broker. The association approval, three estoppels, the gate protocol, the no-sign rule and pricing against the other listings are the parts owners find hardest to do alone. If you want representation, McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; call Jesse direct at (239) 898-6072.

Should I sell furnished or unfurnished?

That depends on your buyer. Many Ventanas buyers are seasonal and value a turnkey residence, and furniture can be included by agreement, but it is personal property with no county value, so we price the residence on the real estate and treat the furnishings as a separate negotiation.

Can I sell my Ventanas condo as is?

Yes, and many older condominium units sell that way. An as-is sale still needs association approval and still raises the buyer’s questions about the building, so the document file matters as much as the condition.

Should I rent my Ventanas condo instead of selling?

Weigh the recorded limits first: a 30-day minimum, no more than four leases a calendar year, a one-year maximum lease under the original rules, association approval of each tenant, and no pets for tenants (declaration Section 13.1.2; Rules A.5 and A.7). Those rules suit seasonal leasing, not a nightly-rental plan.

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

Yes. The buyer takes subject to the lease, so disclose the lease, its end date and the tenant’s showing terms from the start, and time the association approval and closing around the tenant’s term. The recorded one-year lease maximum keeps that window short.

What are seller closing costs on a Ventanas sale?

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

Who pays title insurance and doc stamps in Collier County?

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

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

Three: from the Ventanas I condominium association, the Tiburon Mid-Rise association and the Tiburón master association, which also discloses its capital contribution. Florida law entitles the buyer to a statutory estoppel certificate showing assessments, fees and pending special assessments; who pays for each is set by the contract.

How are the condo, Mid-Rise and master fees and the CDD prorated at closing?

Association assessments are prorated to the closing date on the estoppel figures. The CDD line is part of the county tax bill and is prorated with the property taxes; if the bill is paid in advance, the buyer credits the seller for the unused portion, per the contract.

Who pays a special assessment at closing?

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

Who pays the master capital contribution, seller or buyer?

The recorded 2022 master amendment levies it on each new member at purchase, so it falls on the buyer unless the contract shifts it (Collier Clerk, OR 6149, Page 45). It equals one quarter of the annual master assessment.

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

Yes. You give the association notice at least 15 days before closing, it must act within 15 days of a complete application, silence is deemed approval, and the transfer fee is capped at $100 or as permitted by law (declaration, Sections 13.2.1 and 13.2.2). The approval is recorded with the deed; an unapproved transfer is void.

Can the Ventanas association deny my buyer or buy the unit itself?

The declaration lets the association approve, disapprove for cause, or, on the owner’s demand, furnish an alternate purchaser or buy the unit itself (Section 13.2). It also refuses sales to groups planning to split the year by period (Section 13.1.3). In practice approval turns on a complete application.

What documents must a Ventanas seller give the buyer?

The governing documents (the declaration with its bylaws and rules, and the Mid-Rise and master covenants), the associations’ budgets and financial information, and the other disclosures Florida’s condominium resale rules require, plus the three estoppel certificates. We assemble the set before listing.

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

Florida’s condominium resale rules require the seller to give the buyer the governing documents and the association’s financial information, and a buyer will ask about both laws. Ventanas’ first milestone inspection year is 2032 on Collier County’s map, and its first reserve study was due by December 31, 2025; we request the association’s records before listing so the disclosure is accurate.

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

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

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

Florida law requires a seller to disclose known facts that materially affect value and are not readily observable. At Ventanas, disclose your building’s zone (Building C is Zone AH on the effective map), any flood or water claims and any water intrusion you know of, including leaks from a unit above.

Can I sell my Ventanas condo with a special assessment pending?

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

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

Not by law, but a wind-mitigation report helps a buyer price insurance. At Ventanas the association replaced windows and sliding doors in all three buildings in 2020 under 15 association permits (Collier County permit reports), so ask the association for the product approvals and keep them with your listing file.

Does my Tiburón golf membership transfer when I sell my Ventanas condo?

It depends on your membership and the Club’s current plan. Ventanas’ own documents contain no membership rule; the master declaration points resale buyers to the Club’s Membership Plan. Whether a residence carries a transferable membership is established for the specific property during the transaction, so raise it at listing.

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

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

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

Those are questions for your CPA. Federal capital-gains rules, including the primary-residence exclusion, depend on your ownership and use; Florida’s portability rule lets a homestead owner carry part of a Save Our Homes benefit to a new Florida homestead within a set window, administered by the county property appraiser.

Can a condo owner be forced to sell in Florida?

Chapter 718 of the Florida Statutes sets a process, with owner protections, for ending a condominium. Ventanas’ declaration requires the owners of at least 62 of the 82 units plus mortgagee consent to terminate by agreement (Section 16.1), and nothing in the public record points to a termination.

Sources and Authoritative References

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

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

Recorded Ventanas I Condominium Instruments, Collier County Clerk Official Records

1. Declaration of Condominium of Ventanas I at Tiburon, a Condominium, with Articles, Plot Plans, Bylaws, Rules and Ownership Shares, OR 3179, Page 109 (December 19, 2002)
2. Certificate of Amendment to the Ventanas I Bylaws, quorum, OR 5475, Page 873 (February 7, 2018)
3. Clerk Certificate for the Ventanas I declaration, OR 5957, Page 1534 (June 2, 2021)
4. Certificate of Amendment to the Ventanas I Declaration, material alterations, OR 6158, Page 1619 (July 29, 2022)
5. Bulk communications easement, Tiburón associations, OR 5905, Page 3151 (March 10, 2021)
6. Bulk communications easement, Tiburón associations, OR 6027, Page 2350 (October 16, 2021)

Tiburon Mid-Rise Neighborhood Association Instruments, Collier County Clerk Official Records

7. Declaration of Covenants and Restrictions, Ventanas at Tiburon Community Association, OR 3174, Page 2929 (December 13, 2002)
8. First Amendment to the covenants, rename to Tiburon Mid-Rise, OR 3901, Page 2333 (September 30, 2005)
9. Secretary’s Certificate of Corporate Name Change, OR 3911, Page 1409 (October 13, 2005)
10. Second Amendment to the covenants, plan of development and 82/357 cost share, OR 4779, Page 1998 (March 28, 2012)
11. Access and maintenance easement, Tiburon Mid-Rise and WCI to Castillo, OR 4820, Page 2944 (July 26, 2012)
12. Third Amendment to the covenants, Common Areas exhibit, OR 4948, Page 1214 (July 25, 2013)
13. Quit-Claim Deed, common areas and pools, WCI Communities to Tiburon Mid-Rise, OR 4975, Page 2929 (October 16, 2013)
14. Deed, WCI Communities to Tiburon Mid-Rise, OR 5052, Page 2117 (June 27, 2014)
15. Fourth Amendment to the covenants, Mid-Rise lands, OR 5052, Page 2122 (June 27, 2014)
16. Deed, WCI Communities to Tiburon Mid-Rise, OR 5186, Page 2611 (August 20, 2015)
17. Court order naming Tiburon Mid-Rise and WCI, OR 5472, Page 643 (January 30, 2018)
18. Agreed Order, Tiburon Mid-Rise Neighborhood Association v. WCI Communities, Collier Circuit Court Case No. 16-CA-1336, OR 5472, Page 1211 (January 30, 2018)
19. Court order naming Tiburon Mid-Rise and WCI, OR 5657, Page 790 (July 30, 2019)
20. Certificate of Amendment with Amended and Restated Declaration of Covenants, Articles and Bylaws, Tiburon Mid-Rise, OR 6085, Page 297 (February 15, 2022)

Notices of Commencement for Ventanas and Mid-Rise Work, Collier County Clerk Official Records

21. Notice of commencement, concrete repairs and plaza deck waterproofing, OR 5091, Page 2239 (November 4, 2014)
22. Notice of commencement, main expansion joints and waterproofing, OR 5288, Page 417 (June 28, 2016)
23. Notice of commencement, tile and flat roof replacement, Buildings A, B and C, OR 5466, Page 1582 (January 10, 2018)
24. Notice of commencement, window and sliding glass door replacement, Building A, OR 5721, Page 570 (January 28, 2020)
25. Notice of commencement, window and sliding glass door replacement, companion instrument, OR 5721, Page 571 (January 28, 2020)
26. Notice of commencement, window and sliding glass door replacement, companion instrument, OR 5721, Page 572 (January 28, 2020)
27. Notice of commencement, fire alarm horns and control panel, Building A, OR 6436, Page 2174 (February 5, 2025)
28. Notice of commencement, concrete repair at Buildings A, B and C, OR 6490, Page 2323 (July 21, 2025)
29. Notice of commencement, Mid-Rise pool and spa resurfacing, OR 6617, Page 384 (August 6, 2026)
30. Notice of commencement or termination, Ventanas association project, Clerk index record
31. Notice of commencement, Ventanas association project, Clerk index record
32. Notice of commencement, Ventanas association project, Clerk index record

Tiburón Master and Pelican Marsh CDD Instruments, Collier County Clerk Official Records

33. Declaration of Covenants, Conditions and Restrictions for Tiburon Estates, OR 2579, Page 364 (1999)
34. Third Amendment to the master declaration, club section, OR 4716, Page 943 (2011)
35. Master association amendment, Capital Contribution Assessment, OR 6149, Page 45 (2022)
36. Second Amendment to Declaration of Consent to Jurisdiction of the Pelican Marsh CDD and Special Assessments, naming Ventanas, OR 2967, Page 43 (January 22, 2002)
37. Pelican Marsh CDD consent amendment, Tiburón neighborhoods, OR 3093, Page 109 (August 19, 2002)
38. Collier County Clerk, Official Records public inquiry system
39. Collier County Clerk, Official Records document search
40. Collier County Clerk, records search index

Florida Division of Corporations (Sunbiz)

41. Ventanas I at Tiburon Condominium Association, Inc., N01000002215, detail
42. Ventanas I condominium association, 2001 Articles of Incorporation, filed image
43. Tiburon Mid-Rise Neighborhood Association, Inc., N01000002216, detail
44. Ventanas at Tiburon Community Association, 2001 Articles of Incorporation, filed image
45. Tiburon Mid-Rise, Amended and Restated Articles, filed image (January 12, 2022)
46. Ventanas II at Tiburon Condominium Association, Inc., N02000001687, detail
47. Ventanas II association, 2002 Articles of Incorporation, filed image (March 4, 2002)
48. Ventanas II association, Articles of Dissolution, filed image (May 4, 2004)
49. Sunbiz name search, Ventanas
50. Sunbiz name search, Ventanas I at Tiburon

Pelican Marsh Community Development District and Collier County Tax Collector

51. Pelican Marsh CDD, 2026 adopted budget
52. Pelican Marsh CDD, 2027 adopted budget
53. Pelican Marsh CDD, July 15, 2026 board meeting minutes
54. Pelican Marsh CDD, July 2026 budget hearing agenda
55. Pelican Marsh CDD, Resolution 2025-5, fiscal 2026 levy
56. Pelican Marsh CDD, community information document index
57. Collier County Tax Collector, 2025 bill, parcel 79851000028, Building A
58. Collier County Tax Collector, 2025 bill, parcel 79851001069, Building B fifth floor

Florida Statutes and State Agencies

59. Section 553.899, Florida Statutes (2026), milestone inspections
60. Section 718.112, Florida Statutes (2026), bylaws, reserves and structural integrity reserve studies
61. Section 718.113, Florida Statutes (2025), hurricane protection and EV charging
62. Section 627.351, Florida Statutes (2025), Citizens Property Insurance eligibility
63. Florida DBPR, condominium SIRS reporting page
64. Florida DBPR, SIRS database, submissions before July 2025
65. Florida DBPR, SIRS database, submissions from July 2025
66. Florida DBPR, condominium public records extracts
67. Florida DBPR, condominium extract, Central West region, project Ventanas I at Tiburon
68. Florida DBPR, condominium payment history
69. Florida DBPR, condominium developer summary
70. Citizens Property Insurance Corporation, flood requirements

FEMA and Federal Sources

71. FEMA National Flood Hazard Layer MapServer, effective panel 12021C0194J
72. FEMA Preliminary National Flood Hazard Layer, preliminary panel 12021C0194K (issued March 20, 2025)
73. FEMA Letter of Map Amendment 12-04-4195A, portion of Tract D (June 21, 2012)
74. FEMA Letter of Map Revision based on Fill 13-04-6253A, portion of Tract C (August 8, 2013)
75. FEMA, Community Rating System
76. FEMA, Residential Condominium Building Association Policy (F-144)
77. USGS 3DEP Elevation Point Query Service
78. U.S. Census Bureau geocoder
79. In re WCI Communities, Inc., U.S. Bankruptcy Court, D. Del., docket entry 2860, withdrawal of the Tiburon Mid-Rise proof of claim (March 25, 2010)
80. CourtListener federal case search

Collier County Government and Collier County Public Schools

81. Collier County, Milestone Inspections
82. Collier County, milestone buildings by year (as of January 2026)
83. Collier County Growth Management, Milestone Map dashboard
84. Collier County Milestone Map, milestone points layer (PL20230008735 to 737)
85. Collier County Milestone Map, milestone buffer layer
86. Collier County Milestone Buffer, three miles from salt water
87. Collier County Ordinance 2022-42, milestone inspections
88. Collier County Ordinance 2023-41, amending Ordinance 2022-42
89. Collier County Ordinance 2024-48, milestone inspections
90. Collier County Floodplain Management, 2026 Flood Protection Newsletter
91. Collier County Elevation Certificates layer
92. Elevation certificate, Ventanas Building A, 2728 Tiburon Blvd E (signed December 2021)
93. Elevation certificate, Ventanas Building C, 2748 Tiburon Blvd E (signed December 2021)
94. Elevation certificate, Esperanza pool and cabana, 2754 Tiburon Blvd E (July 15, 2013)
95. Collier County Site Address Points layer
96. Collier County Property Appraiser Building Footprints 2000 to 2025
97. Collier County Parcels layer
98. Collier County ArcGIS services (flood zones, evacuation zones, coastal high hazard area, wind load, zoning, PUD, future land use, CDD boundaries)
99. Collier County garbage and recycling collection days layer
100. Collier County Growth Management, monthly building permit reports, January 2020 to August 2026
101. Collier County Public Schools, interactive zoning tool
102. Collier County Public Schools, zoning service query for 2738 Tiburon Blvd E, 2026-27

Developer Records, WCI Communities Archives

103. WCI Communities, Tortosa model page (archived September 8, 2002)
104. WCI Communities, Tortosa model page (archived May 3, 2003)
105. WCI Communities, Tortosa model page (archived August 31, 2003)
106. WCI Communities, Medina model page (archived September 8, 2002)
107. WCI Communities, Medina model page (archived May 3, 2003)
108. WCI Communities, Santona model page (archived September 8, 2002)
109. WCI Communities, Santona model page (archived May 3, 2003)
110. WCI Communities, Seramar penthouse model page (archived May 3, 2003)
111. WCI Communities, Triana penthouse model page (archived May 7, 2003)
112. WCI Communities, Triana penthouse model page (archived August 31, 2003)
113. WCI Communities, Marbella model page (archived May 7, 2003)
114. WCI Communities, Marbella model page (archived August 31, 2003)
115. WCI Communities, Ventanas II Granada model page, never built (archived September 8, 2002)
116. WCI Communities, Ventanas II Valencia model page, never built (archived September 8, 2002)
117. WCI Communities, Ventanas II Viscaya model page, never built (archived June 27, 2002)
118. WCI Communities, Ventanas II Montilla model page, never built (archived June 27, 2002)
119. WCI Communities, Ventanas II Navarra model page, never built (archived June 27, 2002)
120. WCI Communities, Tiburón plan list (archived February 13, 2002)
121. WCI Communities, Tiburón plan list page 2, listing Ventanas II as a low and mid-rise condominium (archived June 23, 2002)
122. Internet Archive index of every archived WCI Tiburón model page

Club and Routing

123. Tiburón Golf Club, membership
124. OSRM public routing service
125. OpenStreetMap Nominatim geocoder (Waterside Shops point)

Data Files Cited in Plain Text

126. Collier County Property Appraiser bulk roll, tax year 2026 preliminary (parcels, buildings, legal descriptions, sales, six-year value history), files dated August 29 and 31, 2026
127. Collier County Property Appraiser sales file, DOR-qualified recorded sales for Ventanas, 36 months since September 2023, newest recorded sale January 29, 2026
128. Southwest Florida MLS Matrix, Development TIBURON, active and 12-month closed, pulled September 18, 2026

Downloadable Documents

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

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

Market data from Southwest Florida MLS, pulled September 2026.

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