Updated September 2026
Sixty full-floor WCI homes, a handful of sales a year and a board that approves every buyer. We price from your floor's recorded sales and build the board, flood, roof and cost file before the first showing. Or call Jesse direct at (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Bolero at Tiburón is 60 full-floor condominium homes in 20 three-storey WCI buildings, and in the 60 months since September 2021 the county recorded 12 qualified resales there at a $1,262,500 median. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price a Bolero home from its own floor, building and document file.
This page is written for the Bolero owner. The full record of the neighborhood itself, the four original declarations, the 2003 merger, the elevator amendment, the flood map building by building and the roof permits, is on our Bolero at Tiburón guide, which this seller page sits beside, and the wider community is on our Tiburón community guide. If you want a number first, start with a free Bolero at Tiburón home valuation. If you are also thinking about buying back into Tiburón, read our Bolero at Tiburón buyer guide. Call Jesse McGreevy direct at (239) 898-6072 whenever you want to talk it through.
If you are thinking, “I need someone to sell my Bolero condo in Naples, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Naples, Estero, Bonita Springs, Fort Myers, Collier County and Lee County. Whether you are selling on Bolero Drive, on Estrella Court, elsewhere in Tiburón, in Pelican Marsh or along the Vanderbilt Beach Road corridor, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.
Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. They personally run the pricing conversation, the marketing build, the negotiation, the board approval file and the two estoppels every Bolero sale needs. If you are comparing listing agents across the city before you choose one, our guide to the best real estate agents in Naples sets the teams side by side on the public record: reviews, licence history and published production.
Those are career numbers across Lee and Collier County, not a claim about one street, and we say so on purpose. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate. Learn more about the wider team at DomainRealtyGroup.com.
You will not find a McGreevy and Comisar sales count for Bolero or for Tiburón on this page. The Southwest Florida MLS pull behind these figures recorded Bolero’s closing, not the listing office on it, and the county’s deed file carries no listing office at all, so we would rather show you the whole Bolero record than a number about us. Every figure below comes from the MLS, from Collier County’s records, from the recorded Bolero and Tiburón instruments or from the Pelican Marsh Community Development District, with its window and date beside it.
You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings through Bolero’s own gate, buyer agent conversations, contractor coordination and inspections. Jesse McGreevy runs pricing, marketing, data and the association, master association and board approval paperwork. Reach Jesse at (239) 898-6072 or Marc at (239) 287-5873, and read more about the partnership on our about McGreevy and Comisar page.
Selling a Bolero residence differs from any other Tiburón sale in six ways: the floor fixes the size and most of the price, the board must approve every buyer, only the upper floors pay for the elevator, condominium law sits under a homeowners association master, sales are rare, and two lake-side buildings touch a mapped flood zone.
Every Bolero building holds three homes, one to a floor, and the last digit of the unit number is the floor. On the Collier County Property Appraiser public roll every first-floor home is 1,768 square feet, every second-floor home 2,256 and every third-floor home 2,341, with no exception in any building. Your buyer’s first question is which floor you are on, because it decides the size, the county value and whether the elevator charge comes with the home.
The 2018 Amended and Restated Declaration makes every sale, gift and other transfer subject to the board’s prior written approval. The board may ask for credit history, a background check, references and a personal interview with the buyer and every proposed occupant, and it decides within 30 days of a complete application (Article 17, OR 5510, Page 1945). A Bolero contract has to be written around that clock from the first day.
Each building has one elevator, shared by the second- and third-floor homes and reached from a shared ground-floor foyer. Since the owners’ 2005 amendment, the elevator, lobby, fire stairs, elevator telephones, intercom and the air conditioning serving those spaces are charged to the 40 upper-floor owners only, at 1/40 each, while the first-floor owner has a private entry and pays none of it (OR 3801, Page 2639; 2018 declaration, Section 9.3).
Bolero at Tiburon Condominium Association, Inc. is a Chapter 718 condominium association, and Tiburon Estates Homeowner’s Association, Inc., the Tiburón master association above it, is a Chapter 720 homeowners association. A Bolero seller therefore follows the condominium resale rules in Section 718.503 for the residence and still needs the master association’s estoppel. Which disclosures each layer requires on your specific sale is a question for your closing agent or attorney.
One Bolero residence closed in the Southwest Florida MLS in the twelve months to September 18, 2026, and the county recorded five priced Bolero deeds in the 24 months to August 2026. Sixty homes produce one to four qualified sales a year in this decade. In a market that thin, the seller who prices to the floor and the building, with the documents already in the file, sets the next benchmark. We tracked every recorded county deed in that window alongside the MLS closings, so the figures above are the full public record, not a sample.
All 20 Bolero buildings sit on FEMA panel 12021C0382J, effective February 8, 2024. Eighteen are entirely in Zone X, outside the high-risk flood zone. A lake-edge Zone AE area touches about a fifth of the drawn footprint of building 14 at 2643 Bolero Drive and the county address point of building 16 at 2621 Estrella Court. A buyer’s lender will see it, so we show it first.
Bolero at Tiburón sellers should know eight facts before listing: the floor sets the size and price band, the board approves every buyer within 30 days, the upper floors carry the elevator, the current recorded price level is about $1.1 to $1.6 million, and the flood, roof and structural-law files decide what a buyer asks.
For a Bolero residence priced to its own floor’s recorded sales, yes. One Bolero home closed on the Southwest Florida MLS in the twelve months to September 18, 2026, one was listed that day, and by late September three more had gone under contract, the busiest stretch Bolero has seen since 2023, with the county holding Bolero’s values flat.
Data updated: September 2026 (Southwest Florida MLS Matrix, Tiburón development report, closed September 18, 2025 to September 18, 2026, pulled September 18, 2026; Collier County Property Appraiser public roll and sales file, files dated August 29, 2026; Bolero listing status as of late September 2026 listing data)
The Southwest Florida MLS Matrix recorded one Bolero closing in the twelve months to September 18, 2026, and we matched it to its recorded county deed.
County deed date | Building | Floor | County sq ft | Sold price | Price per county sq ft | Official Records |
|---|---|---|---|---|---|---|
March 16, 2026 | Building 4, 2638 Bolero Dr | Third | 2,341 | $1,275,000 | $544.64 | OR 6564, Page 3320 |
One sale is a data point, not a market rate, so the MLS report prints no Bolero median and neither do we. The Matrix pull broke out Bolero’s count and price but not that closing’s days on market or list price, so we report those figures for Tiburón as a whole below and not for Bolero. The March 2026 sale sits at 1.11 times the 2026 preliminary county value of the same home, $1,151,600, the lowest ratio of any Bolero sale in three years.
On September 18, 2026 the MLS showed one Bolero listing: a first-floor home asking $1,199,000, $678 a county square foot, after 225 days, about 2% above its own April 2025 sale. By late September 2026 listing data, three more had gone under contract: a first-floor home asking $1,050,000, a second-floor home asking $1,395,000 after a cut from $1,495,000, and a third-floor home asking $1,595,000, $594 to $681 a county square foot. Asking prices are not sale prices.
The Matrix pull did not break out sale-to-list or days on market for Bolero’s single closing, so the nearest honest benchmark is Tiburón as a whole: 32 closings in the twelve months to September 18, 2026 at a median of 86 days on market and a median sold-to-list ratio of 93.84 percent, with 20 active listings, about 7.5 months of supply. Buyers in Tiburón negotiate, and at Bolero they negotiate with the floor’s recorded sales in hand.
Tiburón’s 32 closings in the same twelve months carried a $1,850,000 median, a figure that mixes detached estate homes with every condominium type. Price a Bolero residence against Bolero first, by floor, then against Castillo, the only other Tiburón condominium built one home per floor, and only then against the community.
With one closing a year and three fresh contracts, the price you open at decides the season. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; start with a free Bolero at Tiburón home valuation, priced against the recorded sales of your floor, or call Jesse direct at (239) 898-6072. Buying rather than selling? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Bolero residences recorded 12 qualified resales in the 60 months since September 2021, at a median of $1,262,500, from $560,000 to $1,700,000, for $14,990,000 in total. The eleven since January 2022 held a $1,275,000 median and $585.22 a county square foot, which is the level Bolero has traded at for four years.
Data updated: September 2026 (Collier County Property Appraiser sales file, DOR-qualified resales, September 3, 2021 to March 16, 2026, files dated August 29, 2026; Southwest Florida MLS Matrix, pulled September 18, 2026)
County sale date | Building | Floor | County sq ft | Deed price | Price per county sq ft |
|---|---|---|---|---|---|
September 2021 | Building 2, 2630 Bolero Dr | First | 1,768 | $560,000 | $316.74 |
February 2022 | Building 9, 2658 Bolero Dr | Second | 2,256 | $1,250,000 | $554.08 |
October 2022 | Building 11, 2659 Bolero Dr | Third | 2,341 | $1,200,000 | $512.60 |
May 2023 | Building 12, 2655 Bolero Dr | Second | 2,256 | $1,700,000 | $753.55 |
May 2023 | Building 19, 2609 Estrella Ct | Third | 2,341 | $1,350,000 | $576.68 |
September 2023 | Building 1, 2626 Bolero Dr | Third | 2,341 | $1,370,000 | $585.22 |
September 2023 | Building 11, 2659 Bolero Dr | First | 1,768 | $1,100,000 | $622.17 |
September 2024 | Building 3, 2634 Bolero Dr | First | 1,768 | $1,025,000 | $579.75 |
February 2025 | Building 13, 2647 Bolero Dr | Third | 2,341 | $1,405,000 | $600.17 |
February 2025 | Building 17, 2617 Estrella Ct | Third | 2,341 | $1,580,000 | $674.93 |
April 2025 | Building 16, 2621 Estrella Ct | First | 1,768 | $1,175,000 | $664.59 |
March 2026 | Building 4, 2638 Bolero Dr | Third | 2,341 | $1,275,000 | $544.64 |
Window: the 60 months since September 2021, qualified sales only, none of them a developer sale; WCI’s last Bolero deed recorded in January 2001. The middle pair is $1,250,000 and $1,275,000, so the $1,262,500 median is not a price anyone paid. One more priced deed in the window, $960,000 for a first-floor home in July 2022, is coded not qualified by the county and is left out, as the county leaves it out.
Window, ending with the newest recorded sale | Qualified sales | Median | Range | Mean price per county sq ft |
|---|---|---|---|---|
12 months, MLS window to September 18, 2026 | 1 | $1,275,000, the single sale | none | $544.64 |
24 months, from August 29, 2024 | 5 | $1,275,000 | $1,025,000 to $1,580,000 | $612.82 |
36 months, since September 2023 | 7 | $1,275,000 | $1,025,000 to $1,580,000 | $610.21 |
60 months, since September 2021 | 12 | $1,262,500 | $560,000 to $1,700,000 | $582.09 |
The 24-, 36- and 60-month medians agree within $12,500, the best evidence we have that $1.25 to $1.3 million is Bolero’s current middle. The per-foot mean rises in the shorter windows because they leave out the 2021 and 2022 sales.
A seller who remembers the May 2023 record is remembering one second-floor sale at $753.55 a county square foot, well above every other Bolero sale. The market a Bolero seller prices into in 2026 is the band of the last seven sales, $1,025,000 to $1,580,000, at a mean of about $610 a county square foot. Pricing to the record, or to a larger Castillo home, is the most common reason a Bolero listing waits.
Floor | First deeds, 1999 to 2001 | Median first price | Range | 36-month resale median |
|---|---|---|---|---|
First, 1,768 sq ft | 19 | $444,500 | $348,600 to $479,200 | $1,100,000 on 3 |
Second, 2,256 sq ft | 20 | $550,800 | $474,000 to $621,800 | none since May 2023 |
Third, 2,341 sq ft | 19 | $598,600 | $474,000 to $686,500 | $1,387,500 on 4 |
All | 58 | $525,300 | $348,600 to $686,500 | $1,275,000 on 7 |
WCI’s November 1998 press release promised “prices starting in the $400s,” and the first-floor deeds bear it out. Today’s 36-month median is about 2.4 times WCI’s median first price, and the first-floor median about 2.5 times, our arithmetic on the county file; the two sets differ in floor mix.
From 2001 to 2021 Bolero’s qualified yearly median stayed between about $435,000 and $690,000. Then it stepped up, to $1,200,000 to $1,700,000 sales in 2022 and 2023, and no year since has recorded a qualified median below $1,025,000. An owner who bought before 2021 holds a large gain; one who bought in 2022 or 2023 should compare the current floor band with their own price first.
The recent Bolero sales that matter most to your price are the ones on your floor, because the floor fixes the size and the county value. A buyer’s agent and a buyer’s appraiser will line your home up against the same-floor sales, then adjust for building, setting, roof, condition and the elevator line.
Data updated: September 2026 (Collier County Property Appraiser sales file and public roll, tax year 2026 preliminary; Collier County parcel and footprint layers, measured September 25, 2026)
Since September 2023 the first floor has recorded three qualified resales, $1,025,000 to $1,175,000 at a $1,100,000 median and a mean of about $622 a county square foot; the third floor four, $1,275,000 to $1,580,000 at a $1,387,500 median and about $601 a foot. The second floor has recorded no qualified sale since the May 2023 record, so its current level is the least tested, and the $1,395,000 second-floor ask under contract in late September 2026 is the nearest live marker.
The county values every home on a floor identically in 18 of 20 buildings, and $10,000 less in buildings 1 and 20. The market separates buildings by setting: buildings 12 to 16 face Lake 30, buildings 8, 9 and 10 back onto golf land, buildings 9, 10, 11, 19 and 20 stand within about 10 yards of golf land, building 17 sits beside the clubhouse and building 20 is nearest the resort. No sale set is large enough to price a building premium alone.
The highest Bolero sale on record was a second-floor home in building 12 at 2655 Bolero Drive, facing Lake 30, recorded May 22, 2023 at $1,700,000, $753.55 a county square foot. The deed does not say what conveyed with the home or how the interior had been renovated, so we treat it as the top of the range, not the level.
The first sale in the 60-month table, $560,000 for a first-floor home in September 2021, was the last Bolero sale at pre-2022 prices, $316.74 a county square foot. A buyer’s agent who averages it in pulls a first-floor number down by hundreds of thousands of dollars. Leave it out and the eleven qualified resales since January 2022 hold a $1,275,000 median. The $960,000 first-floor deed of July 2022 is coded not qualified by the county and is not a benchmark either.
An appraiser for a financed buyer will reach for the most recent Bolero sales of the same floor, then for Castillo sales of the same floor, which share the three-storey, one-home-per-floor form. We hand the appraiser the same-floor Bolero sales, the county’s identical floor areas, your building’s roof permit and flood reading, and your renovation permits, so the adjustments are made on documents, not on Castillo’s larger plans.
Bolero and Castillo at Tiburón are the only two Tiburón condominiums built one home per floor in three-storey WCI buildings, and almost every Bolero buyer tours both. Bolero offers the shortest trip to the Tiburón clubhouse, its own gated entrance and a mostly Zone X flood map; Castillo offers larger floor plans and far more listings to choose from.
Data updated: September 2026 (Collier County Property Appraiser public roll, tax year 2026 preliminary, and sales file dated August 29, 2026; Southwest Florida MLS Matrix, pulled September 18, 2026; FEMA National Flood Hazard Layer, effective February 8, 2024; recorded Bolero and Castillo declarations)
Question | Bolero at Tiburón | Castillo at Tiburón |
|---|---|---|
Homes and buildings | 60 in 20 | 102 in 34 |
Years built, county roll | 1999 and 2000 | 2001 to 2003 |
One condominium since | 2003 | 2018 |
Floor areas, first / second / third | 1,768 / 2,256 / 2,341 sq ft | 2,159 / 2,420 / 2,502 sq ft |
2026 county value, second floor | $1,111,600 | $1,119,320 |
County value change, 2025 to 2026 | Unchanged | Down 5.9% |
Qualified deeds, 24 months | 5, median $1,275,000, $612.82 per sq ft | 17, median $1,300,000, $570.52 per sq ft |
MLS closings, 12 months to September 18, 2026 | 1, $1,275,000 | 9, median $1,265,000 |
Active listings, September 18, 2026 | 1 | 8 |
Elevator costs | Upper-floor owners only, 1/40 each | No separate upper-floor rule found in the Castillo records |
Entry | Its own gated entrance off Tiburon Drive | Tiburón’s main entrance via Tiburon Blvd E |
Road miles to the Tiburón clubhouse | About 0.2 | About 1 |
FEMA flood reading, map effective February 8, 2024 | Panel 12021C0382J: 18 of 20 buildings entirely Zone X; lake-edge AE at buildings 14 and 16 | Panel 12021C0194J: 7 buildings wholly Zone AH, 6 partly touched |
Board decision on a sale | 30 days | 15 days |
Special-assessment cap in the bylaws | None found | 15% of the budget without majority consent |
A buyer should choose Bolero for the shortest trip in Tiburón to the clubhouse and The Ritz-Carlton Golf Resort, a gate and recreation area shared by 60 households, a first-floor home with no elevator costs and a Zone X map for 18 of 20 buildings. A buyer should choose Castillo at Tiburón for more square feet for the money, eight listings, younger buildings and a recorded special-assessment cap. A buyer weighing setting against price may also tour Marquesa Royale at Tiburón, beside the clubhouse at nearly double Bolero’s county value.
Per residence, Bolero and Castillo trade at about the same price; per foot, Bolero runs about 6 to 7 percent higher, because the same money buys a smaller home. The lead is widest on the first floor, about 9 percent over 36 months, and it disappears on the third, where Castillo’s four resales sold about 10 percent higher per foot. Price your home on Bolero’s own sales for its floor, and use Castillo’s as the comparison a buyer will raise, never as the benchmark.
McGreevy and Comisar price a Bolero residence against the recorded sales of the same floor, then adjust for building and setting, roof, flood reading, condition, opening protection, the elevator line and the live competition. Because the county measures every home on a floor identically, the unit number alone tells us most of what an automated estimate never reads.
A Bolero unit number is the building number followed by the floor. Residence 403 is the third-floor home of building 4 at 2638 Bolero Drive; residence 1601 is the first-floor home of building 16 at 2621 Estrella Court. Listings write the same homes as “#4-3,” “#16-1” or “PH 3,” and some call every third-floor home a penthouse. Map it by the building and the last digit, and you know the size, the county value and the elevator line.
Before we price a Bolero home we check six things in this order: the floor from the unit number; the home’s own county sales history; the same-floor Bolero sales, then Castillo’s, adjusted for Castillo’s larger plans; the building’s position on the loop and its reading on FEMA’s current and preliminary maps; the building’s roof permit, or its absence; and the Pelican Marsh CDD line on the home’s own tax bill, because five Bolero homes carry a lower one.
The county values Bolero by floor alone: $835,600 for every first-floor home, $1,111,600 for every second and $1,151,600 for every third, $10,000 less in buildings 1 and 20, unchanged since 2024. Every qualified sale since September 2023 closed at 1.11 to 1.41 times the county value of the same home. A model that leans on that grid, with one MLS closing a year to learn from, cannot see a renovated kitchen, new impact glass, a lake outlook or a building’s roof date.
The first is the floor, with the elevator line that comes with the upper two. The second is condition: nine owner remodels from 2022 to 2026 were declared at $40,000 to $229,902, which is why two homes on one floor can sell $400,000 apart. The third is the setting on the loop. The fourth is opening protection, the owner’s at Bolero. The fifth is a file that already answers the board, flood, roof and structural-law questions.
With one Bolero listing asking $678 a county square foot after more than seven months, and three homes under contract at asks of $594 to $681, the market is telling you where each floor’s ceiling sits. We set a list price that wins the first thirty days against Bolero’s listings and Castillo’s eight, because a home that sits past a season becomes the one buyers ask about rather than tour.
McGreevy and Comisar market a Bolero residence to the seasonal and full-time buyer who wants a full floor with its own garage near the Tiburón clubhouse, through professional photography, video and aerial capture, MLS exposure, agent outreach and a qualified-buyer database, with the board, flood, roof and cost file assembled before the first showing through Bolero’s own gate.
Data updated: September 2026 (Collier County Property Appraiser public roll, tax year 2026 preliminary, homestead and owner mailing fields; Southwest Florida MLS Matrix, pulled September 18, 2026)
On the Collier County Property Appraiser public roll for 2026, 18 of the 60 Bolero homes, 30.0 percent, carry a homestead exemption. By owner mailing address, 28 homes are owned from Florida and 32 from elsewhere, led by Pennsylvania, Illinois, Ohio, New Jersey and New York, with two in Canada, and sixteen owner lines name a trust. Bolero’s buyers are mostly seasonal, which sets the marketing calendar and the channels.
Bolero’s 20 buildings ring Lake 30 on a private loop of Bolero Drive and Estrella Court, with golf land and District lakes each along about 42 percent of the boundary. The photography shows the lanai outlook at the right hour, the 2,598 square foot pool, spa and deck by the clubhouse, and aerial capture placing the home a few hundred yards from the Tiburón clubhouse. Video lets a buyer up north walk the floor before booking a flight.
Bolero has its own gated entrance where Bolero Drive leaves Tiburon Drive, not behind Tiburón’s staffed gatehouse, and WCI’s recorded covenants bar “For Sale” signs on the common areas without the association’s written approval and cap any sign at six square feet (OR 2748, Page 1656, Section 11.2). So a Bolero listing sells through the MLS, syndication, direct outreach to the agents who work North Naples golf communities and our own database of buyers looking for a full-floor home, with every showing arranged at the gate in advance.
A first-floor tour starts at the home’s own entry. An upper-floor tour starts in the building’s shared foyer and elevator, which the buyer should see because the buyer will share its cost. Every tour includes the home’s two-car garage opening to its own foyer, because “each Unit shall always have the exclusive use of the two parking spaces in its garage” (2018 declaration, Section 14.4), and that garage is what separates Bolero from Tiburón’s mid-rise condominiums.
McGreevy and Comisar negotiate a Bolero contract at partner level, never through an assistant, and we build the board’s 30-day approval window, the condominium document review, both estoppels and the buyer’s insurance quote into the contract dates, so that none of them becomes a late surprise that reopens the price.
Jesse McGreevy or Marc Comisar handles every offer, counter and inspection response personally. With a handful of Bolero sales a year and Tiburón’s median sold-to-list ratio at 93.84 percent, the first counter sets the tone, and the buyer’s agent has usually just shown the same buyer a Castillo home with more square feet.
Every Bolero transfer needs the board’s prior written approval, and the board has 30 days from a complete application, with a possible interview of the buyer and all proposed occupants (2018 declaration, Article 17). If the board refuses an arm’s-length sale without one of the listed good-cause grounds, the association must produce a purchaser or buy the home itself at the contract price or an appraised value, or the sale is deemed approved. We send the buyer’s complete application the day the contract is signed.
Under Section 718.503 a Bolero buyer may cancel within the statutory review period after signing and receiving the required condominium documents. We request the package from the association the day you list, so it is delivered at contract and the clock starts at once. The board’s rules “need not (but may) be recorded” (2018 declaration, Section 1.17), so the current rules travel with the package.
A buyer’s inspector will price the owner’s items, and at Bolero those are the windows, glass, sliding doors, garage doors, shutters, air conditioning with its ductwork, appliances and the plumbing from the shut-off valve inward (2018 declaration, Section 9.2). Air conditioning is the most common owner permit at Bolero, 18 of 38 owner permits since 2020, and in homes built in 1999 and 2000 knowing your system’s age and permit before listing removes an easy credit.
Insurance questions slow condominium sales more than anything else. We give the buyer’s agent your building’s flood reading on panel 12021C0382J, its roof permit, the association’s insurance declarations and your own window and shutter permits at the first showing, so the HO-6, wind and any flood quotes arrive inside the inspection period rather than after it.
Selling a Bolero residence costs the negotiated commission, Florida documentary stamp tax on the deed at $0.70 per $100, the condominium and master estoppel certificates, a municipal lien search, and prorated taxes, CDD charges and assessments. In Collier County the buyer customarily pays the owner’s title policy, and the buyer pays the master association’s one-time capital contribution.
Data updated: September 2026 (Florida Statutes 201.02, 718.116 and 720.30851; Tiburón master amendment OR 6149, Page 45; Collier County Property Appraiser public roll, tax year 2025 certified; Collier County Property Appraiser sales file, files dated August 29, 2026)
Florida charges $0.70 per $100 of consideration under Florida Statutes 201.02, and a Florida seller customarily pays it on a resale. At the Bolero 60-month median of $1,262,500 that is 12,625 taxable units, or $8,837.50. At the $1,275,000 of the March 2026 sale it is $8,925; at the $1,100,000 first-floor median since 2023 it is $7,700, and at the $1,387,500 third-floor median it is $9,712.50. It is the largest fixed cost of selling after commission.
In Lee County the seller customarily chooses the closing agent and pays the owner’s title policy. In Collier County, where Bolero sits, the custom flips: the buyer customarily chooses the closing agent and pays the owner’s title policy. No statute fixes the allocation, so the contract controls, and a seller moving within Southwest Florida should confirm it in writing rather than assume the Lee County habit.
A Bolero sale needs a condominium estoppel from Bolero at Tiburon Condominium Association under Florida Statutes 718.116(8) and a master estoppel from Tiburon Estates Homeowner’s Association under Florida Statutes 720.30851. The Bolero declaration lets the board set its estoppel fee by resolution or management contract (Section 17.5), within the statutory limits. There is no intermediate neighborhood association, so there is no third certificate. Order both the week the contract is signed.
A 2022 master amendment charges each new member at purchase a Capital Contribution Assessment equal to one quarter of the master association’s annual Common Assessment (OR 6149, Page 45), and the dollar figure is on the master estoppel. Bolero’s own recorded documents set no capital contribution at the condominium level. The board may charge a sale approval fee up to the maximum Florida law allows (2018 declaration, Section 17.5), usually handled with the buyer’s application.
Since August 17, 2024, offers of buyer broker compensation cannot be advertised in the MLS, buyers sign written agreements with their own agents, and every commission is negotiable and not set by law. What you negotiate with us is the listing side; whether to offer anything toward the buyer’s agent is a separate decision we make together, off the MLS.
Line, illustrative sale at $1,262,500 | Who pays | Amount |
|---|---|---|
Documentary stamp tax on the deed | Seller, by custom | $8,837.50 |
Condominium estoppel certificate | Seller, by custom | Board-set fee within the statutory limit |
Master association estoppel certificate | Seller, by custom | Fee within the statutory limit |
Municipal lien search | Seller, by custom | Set by the title company |
Property tax, CDD and garbage proration, closing June 30, on an $11,283.88 bill | Seller credits buyer | About $5,596 |
Condominium and master assessment prorations | Seller, through the closing date | From the two estoppels |
Owner’s title insurance policy | Buyer, by Collier custom | Buyer’s cost |
Master capital contribution | Buyer, under OR 6149, Page 45 | One quarter of the annual master assessment |
Brokerage commission | Seller | As negotiated in your listing agreement |
The proration line is 181 days of an $11,283.88 bill, the median 2025 certified total bill across the 60 Bolero homes, CDD and garbage lines included; our arithmetic. Your own net sheet uses your price, your bill and your closing date, and we build it with you before you sign a listing agreement.
A Bolero seller must give the buyer the condominium document package that Florida Statutes 718.503 requires, plus the property tax disclosure summary and any known material defect that is not readily observable. The master homeowners association layer raises a separate question, and the association’s position on the milestone and reserve-study laws belongs in the file.
Section 720.401 of the Florida Statutes requires a homeowners association disclosure summary before a contract is signed, and Section 720.401 does not apply to associations regulated under Chapter 718. Bolero sits on both sides of that line: Bolero at Tiburon Condominium Association is a Chapter 718 condominium association, and Tiburon Estates Homeowner’s Association, the master, is a Chapter 720 homeowners association. How the two regimes apply to your contract is for your closing agent or attorney to confirm. This is information, not legal advice.
The buyer receives the 2018 Amended and Restated Declaration with its articles, bylaws and amendments, the board’s current rules, the current budget and most recent financial report, and the frequently asked questions and answers sheet, plus the Tiburón master documents. Bolero’s budget, reserve schedule and insurance declarations are association records, not public, so we request every item from the association in writing before listing.
Section 718.503 gives a resale buyer a right to cancel within a set period after signing and receiving the required documents, excluding weekends and legal holidays. A package delivered late only lengthens the period in which the buyer can walk, and at Bolero it runs alongside the board’s 30-day approval clock. Deliver at signing, and let your closing agent confirm the current statutory period on your contract form.
Florida Statutes 689.261 requires that a buyer of residential property receive a property tax disclosure summary warning not to rely on the seller’s current taxes. At Bolero the 2025 certified bills ran from $6,654.00 on a long-homesteaded first-floor home to $13,770.74, with an $11,283.88 median, so the warning describes a real change in your buyer’s carrying cost.
Under Johnson v. Davis, a Florida seller who knows of facts materially affecting value that are not readily observable must disclose them. In a building with one household directly above another, that means prior leaks from above or below, insurance claims, unapproved alterations, hard floors laid without the board’s sound-deadening approval and any special assessment you know is levied or proposed. The flood reading and roof permit are public records, so we put them in the file rather than wait for a buyer to find them.
For a Bolero seller, the milestone and reserve-study question means one more document to secure before listing. Bolero’s buildings are three storeys, which meets the height threshold of both Florida laws, but each holds three homes, and both laws exclude a “three-family” dwelling with three or fewer habitable stories. No public record settles which reading applies.
Data updated: September 2026 (Florida Statutes 553.899 and 718.112, 2026 text; Collier County MilestoneMap, all 926 records read September 25, 2026; Collier County Milestone Buildings by Year, January 2026; Collier County milestone buffer layer)
Section 553.899 requires a milestone inspection for a condominium building three habitable stories or more in height, and Section 718.112(2)(g) requires a structural integrity reserve study for each such building. Both then exclude “a single-family, two-family, three-family, or four-family dwelling with three or fewer habitable stories above ground.” Bolero’s recorded declaration describes “twenty (20), three-unit, three story buildings” (OR 3352, Page 1778), which on the plain words fits the exclusion.
The statutes do not define “three-family dwelling,” Bolero’s buildings work like small multifamily buildings with a shared foyer, elevator and fire stairs, and county permit reports list most building-level Bolero permits as multifamily. No ruling on Bolero was found. The answer is for the association’s engineer and counsel; we do not say Bolero is subject to either law or exempt.
Collier County’s milestone map lists no Bolero building. One county row carries Bolero’s association name, but its application name is Britannia I of Forest Glen Condo Building 1, on Loblolly Bay Drive in Forest Glen, so the milestone date some sources repeat for Bolero belongs to another condominium. The county also lists no Castillo building, while it lists every building at Ventanas, Marquesa Royale and Esperanza.
If the milestone law does apply, Collier County sets the first inspection at 25 years instead of 30 for buildings within three miles of salt water, and the county’s three-mile buffer crosses Bolero: the building points of buildings 6 to 20 fall inside it, and buildings 1 to 5 fall outside it by 12 to 105 meters. We state no milestone year for any Bolero building, because no public record assigns one.
A Bolero buyer will almost always ask. Before listing, we request in writing the association’s position on whether its buildings are covered, any engineer’s or counsel’s determination behind it, any study or inspection report, the adopted budget and reserve schedule with the separate elevator reserve, and whether any reserve has been waived. A clear written answer in the file removes the question that most often stalls a Florida condominium contract in its second week.
The roof and permit record supports most Bolero sales: fourteen buildings and the pool cabana were re-roofed under county permits issued in January 2020, the association rebuilt the pool, spa and fountain in 2021 and remodeled the clubhouse under a 2026 permit. Six buildings carry no roof permit in the county’s 2020 to 2026 reports.
Data updated: September 2026 (Collier County monthly building permit reports, January 2020 to August 2026, 86 distinct Bolero permits; Collier County Clerk notices of commencement, 2016 to 2026)
Buildings | Roof record, 2017 to August 2026 | What to request |
|---|---|---|
1, 2, 3, 4, 8, 9, 10, 12, 13, 14, 15, 16, 19 and 20 | County roof permits issued January 14 to 17, 2020, $58,128 declared each; contractor’s final affidavit April 2020 | The permit and the association’s scope and warranty |
5 | April 2017 re-roof notice of commencement covering building 5 and residences in buildings 5 to 7 | The association’s roof date and scope |
6 and 7 | Covered in part by the April 2017 notice; no 2020 to 2026 roof permit | The association’s roof date in the reserve schedule |
11, 17 and 18 | No roof permit in the 2020 to 2026 reports | The association’s roof date in the reserve schedule |
Pool cabana, 2620 Estrella Ct | County roof permit January 2020, $16,954 declared | Not needed for a residence sale |
The January 2020 package declared about $830,746 in all. The Clerk’s index of the association’s January 14, 2020 roofing notices lists a slightly different set of buildings from the county’s permit list, and the two have not been reconciled line by line, so the reserve schedule is the document that settles your building.
Put it in the listing. A roof permitted in 2020 matters to a buyer’s insurer and to the roof line of a wind-mitigation inspection. Ask the association for the roof scope, material and warranty so we can document it; the county reports carry no scope field and do not name the material.
Buildings 5, 6, 7, 11, 17 and 18 show no roof permit in the county’s 2020 to 2026 reports while their neighbors do. Expect the question. Request from the board in writing the roof date, condition and plan for your building, and whether any special assessment is contemplated, so we can answer it cleanly before a buyer’s agent asks it in the inspection period.
At Bolero the windows, glass, sliding doors and shutters are the owner’s (2018 declaration, Section 9.2). From 2020 to August 2026 the county issued seven owner window, door or shutter permits, at seven homes on all three floors, declared at $2,157 to $52,975, and the association pulled one $3,125 opening-protection permit per building in early 2023. Your own permits decide the opening-protection line on a buyer’s wind-mitigation report.
The flood zone helps most Bolero sellers: on FEMA panel 12021C0382J, effective February 8, 2024, 18 of the 20 buildings sit entirely in Zone X, outside the high-risk flood zone, and FEMA’s preliminary map keeps every Bolero building in Zone X. The two lake-side buildings, 14 and 16, need a flood zone determination early in the contract.
Data updated: September 2026 (FEMA National Flood Hazard Layer, panel 12021C0382J effective February 8, 2024; FEMA preliminary panel 12021C0382K; Collier County building footprints and address points, measured September 25, 2026; county-held elevation certificates for buildings 3, 4, 6 and 14)
Buildings | Reading on the effective map, panel 12021C0382J, February 8, 2024 | Preliminary panel 12021C0382K |
|---|---|---|
1 to 9, 11 to 13, 15 and 17 to 20 | Entirely Zone X; building 15 has an AE edge touching the footprint with no area inside it | Zone X |
10, 2662 Bolero Dr | Zone X, with the address point in the 0.2 percent annual chance shade; no high-risk zone under the footprint | Zone X, with a 2.1 percent Zone AH sliver on the footprint |
14, 2643 Bolero Dr | Address point Zone X; about 20.1 percent of the drawn footprint in a lake-edge Zone AE area | Zone X, AE contact gone |
16, 2621 Estrella Ct | Address point in Zone AE; 4.8 percent of the footprint in Zone AE | Zone X, minimal hazard |
No FEMA Letter of Map Amendment or Revision has ever been issued for any part of Bolero.
If your home is in building 14 or 16, order the flood zone determination at the start of the contract, not the end, and gather any elevation certificate or flood policy on the building. The county’s footprints are traced from aerial imagery, so a lender’s determination could come back either way. A Letter of Map Amendment is the remedy if one comes back Zone AE; on the elevation evidence both buildings look like candidates, and only a FEMA decision proves it.
Collier County holds four construction-stage elevation certificates for Bolero, for buildings 3, 4, 6 and 14, prepared in early 2000 against the older NGVD 1929 datum. Converted to today’s datum, their ground-floor slabs sit at about 13.06 to 13.76 feet, about 3.1 to 3.8 feet above the 10.0-foot base flood elevation line FEMA draws nearest the lake-side buildings. No certificate is on file for the other 16 buildings, including building 16.
The association insures the buildings at replacement value and carries flood insurance “on a best-efforts basis” (2018 declaration, Sections 12.2.1 and 12.2.2); the owner insures the interior with an HO-6. Each home carries 1/60 of any master hurricane deductible. Collier County’s Class 5 Community Rating System rating gives a 25 percent discount on eligible flood premiums, inside or outside the high-risk zone.
Every Bolero building stood through Wilma, Irma and Ian. County permit reports show no roof, structural or concrete permit after Ian, only the association’s 20 identical $3,125 opening-protection permits in early 2023. Bolero’s storm exposure is wind and rain rather than surge. We never claim a building stayed dry; your own claims history goes in your disclosure.
A Bolero buyer will pay a condominium assessment shared 1/60, an elevator and lobby share of 1/40 on the upper floors, a Tiburón master assessment, and on the county tax bill a Pelican Marsh CDD line of $2,561.94 and a garbage line of $261.91 on the 2025 bill, plus a one-time master capital contribution at closing.
Data updated: September 2026 (2018 Amended and Restated Declaration, OR 5510, Page 1945; 2005 amendment, OR 3801, Page 2639; master amendment OR 6149, Page 45; Pelican Marsh CDD fiscal 2026 and 2027 adopted budgets; Collier County Tax Collector 2025 bills)
Layer | Who levies it | Published amount | Where the figure for your home sits |
|---|---|---|---|
Condominium assessment | Bolero at Tiburon Condominium Association | Not published; equal 1/60 share | Adopted budget; condominium estoppel |
Elevator and lobby share, second and third floors only | Same association | Not published; 1/40 share | Adopted budget; condominium estoppel |
Tiburón master assessment | Tiburon Estates Homeowner’s Association | Not published | Master estoppel |
Pelican Marsh CDD, operations | Pelican Marsh CDD | $1,725 for fiscal 2026; $1,879 for fiscal 2027 | County tax bill |
Pelican Marsh CDD, Series 2022 debt | Pelican Marsh CDD | About $837 on the 2025 bill; none on five homes | County tax bill |
County garbage | Collier County | $261.91 on the 2025 bill | County tax bill |
Master capital contribution, once | Tiburon Estates Homeowner’s Association | One quarter of the annual master assessment | Master estoppel |
Neither association publishes its assessment, so we publish no assessment figure; the estoppel certificates are the binding numbers for a specific home on a specific date.
The Pelican Marsh line was $2,561.94 on every floor on the 2025 bill. About $837 of it is Series 2022 bond debt, and the District’s minutes of July 15, 2026 put the final payment in May 2031, after which the debt part should end and the operations part continue. Five Bolero homes carry $1,987.52 in total non-ad valorem charges instead of $2,823.85, a gap the size of the bond line; your own bill tells the buyer which you have.
On the 2026 preliminary roll the median ad valorem tax is $7,856.30 at 9.4020 mills, before the CDD and garbage lines. A buyer’s tax resets toward the purchase price: on a $1,275,000 purchase without a homestead exemption, 9.4020 mills is about $11,988 of ad valorem tax before those lines, our arithmetic. Florida’s Save Our Homes cap holds down a long-held homestead, so a homesteaded seller’s bill says little about the buyer’s.
The Bolero rules that affect a sale are the board’s approval of every buyer, the primary-occupant rule for entity and trust buyers, the leasing limits a tenant-occupied sale must respect, the pet rules a buyer inherits, the flooring and May-to-October remodeling rules a renovator will read, and the vehicle, sign and guest rules, all in the 2018 restated declaration.
No sale, gift, devise or agreement for deed may close without the board’s prior written approval, and the board may interview the purchaser and all proposed occupants and decide within 30 days of a complete application. The listed good-cause grounds include certain felony convictions, sex-offender status, financial irresponsibility, unpaid charges and an incomplete or false application. An unapproved transfer is void unless ratified (2018 declaration, Sections 17.6 and 17.7).
An entity owner, or unrelated co-owners, must name a natural-person Primary Occupant, changed no more than once in 12 months, and the board may require a personal guarantee from an entity’s principals; timesharing and fractional ownership are prohibited. With sixteen Bolero owner lines naming a trust on the 2026 roll, we confirm who signs for the seller, and who the association will interview on the buyer’s side, before we list.
Every Bolero lease must run at least 30 continuous days, no home may be leased more than four times a calendar year, every lease needs board approval, and “Airbnb-like” and vacation-rental use, subleasing and rent-sharing are barred (Article 16). A buyer who inherits an approved lease takes the home subject to it. Many Bolero sellers time a sale for the end of a seasonal lease.
Owners may keep two dogs, two cats, up to two birds, tropical fish and other customary non-exotic pets, with no breed list and no weight limit in the 2018 declaration, but “Guests and Tenants are not permitted to have pets” (Section 14.5.4). The original 1999 rules capped dogs at 15 inches at the shoulder, and whether the board’s current unrecorded rules still do is not in the public record, so a buyer with a large dog should see the current rules early.
Above the first floor, hard flooring outside kitchens, baths, lanais, foyers and laundry needs board approval and an approved sound-deadening underlayment, inspected before the finish floor goes down (Section 9.5). “Extensive” remodeling or “heavy” construction is allowed only from May through October unless the board waives it (Section 9.6). If your upper-floor home has tile or wood throughout, find the approval letter before listing; if you plan to renovate before selling, plan it for summer.
A Bolero sale takes a marketing season plus a contract period that includes the board’s 30-day approval, the condominium document review, both estoppels and the buyer’s insurance. Across Tiburón the median closing took 86 days on market in the twelve months to September 18, 2026; the Bolero listing active that day had been listed 225 days.
Data updated: September 2026 (Southwest Florida MLS Matrix, Tiburón development report, pulled September 18, 2026; Bolero listing status as of late September 2026 listing data)
With 30 percent of Bolero homes homesteaded and 32 owners mailing tax bills outside Florida, Bolero’s buyers are mostly seasonal. Across Tiburón’s 32 closings in the twelve months to September 18, 2026, the 16 that closed January to May took a median of 81 days on market and the 16 that closed June to December 102.5 days, at near-identical sold-to-list ratios. Season buys speed, and a listing live by November meets the winter buyer in Naples.
Valuation and the written document request in week one; photography, video and the floor plan in week two; listing live in week three; contract, the buyer’s complete board application filed at once and the condominium documents delivered; both estoppels ordered on the first business day; the board’s decision and any interview inside 30 days; inspection and insurance quotes inside the inspection period; closing.
You get a free Bolero at Tiburón home valuation by requesting one online or calling Jesse McGreevy at (239) 898-6072. It is a written opinion of value built from the recorded sales of your floor, adjusted for building, setting, roof, opening protection and condition, with your buyer’s cost stack beside it, at no cost.
You receive the same-floor recorded sales with their dates and sources, the live competition at Bolero and Castillo, the cost stack, CDD line and elevator share your buyer will underwrite, your building’s roof, flood and structural-law record, and a recommended list price with a defensible range. Request it through our Bolero at Tiburón home valuation page or the McGreevy and Comisar valuation form.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office of McGreevy and Comisar is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your building, your unit number, your timeline and the one thing you are most worried about.
In a neighborhood with one closing a year and a listing that sat more than seven months above its own last sale, the opening price decides the sale. We would rather you see the same-floor evidence and the number before you commit to anything, and many Bolero owners use the valuation to decide whether to list this season, lease another season or wait.
McGreevy and Comisar are a top-reviewed listing team on Google, and the quotes below are genuine five-star client reviews reproduced in each reviewer’s own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Eric Acra, verified Google review
Most Bolero owners are not in Naples all year, and a Bolero sale has more moving parts than most condominium sales: a board approval with an interview, two estoppels, an elevator line on the upper floors and a gate of its own.
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review
In a neighborhood where the same first-floor plan has closed from $1,025,000 to $1,175,000 since 2024, pricing judgment is the whole game.
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Sandra Decker, verified Google review
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review
A Bolero specialist matters because the facts that decide a Bolero sale live in recorded documents and county files rather than a listing feed: the floor hidden in your unit number, the elevator line on the upper floors, the board’s approval article, your building’s panel reading, its roof permit, the CDD line on your bill and the open structural-law question.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He started in Southwest Florida real estate in October 2004 and launched his own team in October 2008. He runs pricing, marketing, data and the association paperwork. Reach him at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: showings at Bolero’s gate, buyer agent conversations, inspections and the on-site management that lets an out-of-state Bolero owner sell without flying down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may price Bolero off the Tiburón median, comp a first-floor home from a larger Castillo plan, average in the 2021 sale, omit the elevator line, file the buyer’s application late into the board’s 30-day clock, or learn about building 14’s flood reading from the lender. Each error costs a seller time or money.
Most Tiburón sellers own detached estate homes, Castillo or Ventanas condominiums, or homes in Esperanza and Marquesa Royale, with different buyers and different paperwork. Our guide to selling a Tiburón home covers the whole community, and our Tiburón home valuation page prices every product in it. Bolero sits at the full-floor entry point of that spectrum, beside the clubhouse.
Many Bolero sellers are also buyers, moving to a larger Tiburón home, to another Naples golf community or to a smaller seasonal home. McGreevy and Comisar represent both sides of that move with one calendar, so the sale funds the purchase and the two closings, and the two board approvals, do not collide in season.
We sequence the two contracts so the Bolero board approval and estoppels clear before the purchase closing, or we write the purchase contingent on the sale where the market allows. Marc runs the buy side; Jesse runs the sale. Read how we represent buyers in Southwest Florida.
Some Bolero owners trade up to a larger condominium or a detached home inside the gate, and others move between floors at Bolero itself. Our guide to buying a home in Tiburón covers the whole community, and our Bolero at Tiburón buyer guide covers the purchase side of this neighborhood in full.
These are the questions Bolero at Tiburón owners ask before they list, answered from the recorded Bolero and Tiburón instruments, the Collier County Property Appraiser public roll and sales file, Collier County’s permit and flood records, the Pelican Marsh CDD and the Southwest Florida MLS, each with its window and source.
Identify your floor from the unit number, request the association’s document package and its written position on the structural laws, and price against Bolero sales of your floor. Then list with a team that files the buyer’s board application and both estoppels the week the contract is signed. Call Jesse McGreevy at (239) 898-6072.
The one who can price your floor from the recorded sales, explain the elevator line and the board’s approval article, and deliver the condominium package at contract. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.
The seven qualified resales of the last 36 months ran from $1,025,000 to $1,580,000 at a $1,275,000 median, and the twelve of 60 months held a $1,262,500 median. Your floor, building, setting and condition place you in that range; a free Bolero at Tiburón home valuation gives you the number.
Sixty, in 20 three-storey buildings of three homes each, one per floor, on Bolero Drive and Estrella Court, recorded as Bolero at Tiburon, A Condominium, since the 2003 merger of Bolero I to IV.
One closed in the MLS in the twelve months to September 18, 2026, and the county recorded five priced deeds in the 24 months to August 2026. In this decade Bolero has produced one to four qualified sales a year.
The MLS pull did not break out days on market for Bolero’s single closing. Across Tiburón the median was 86 days in the twelve months to September 18, 2026, and the Bolero listing active that day had been listed 225 days. Add up to 30 days for board approval.
Thin and steady. One listing against one closing a year is, at face value, twelve months of supply, but three homes went under contract in late summer 2026, and the county has held Bolero’s values flat while cutting Castillo’s. A home priced to its floor sells.
Because the county values every Bolero home on a floor identically, and a model with one closing a year to learn from cannot see your renovation, your windows, your outlook or your building’s roof date, which move a Bolero price by hundreds of thousands of dollars.
Yes, mostly through size. Since September 2023 first-floor resales held a $1,100,000 median and third-floor resales $1,387,500. Per county square foot the floors run close, about $622 on the first against $601 on the third, because the first-floor home is the smallest plan.
The county values buildings identically except $10,000 less in buildings 1 and 20. The market separates them by setting: golf land behind buildings 8 to 11 and 19 and 20, Lake 30 in front of 12 to 16, and the clubhouse beside 17. No sale set is large enough to price a building premium alone.
No. Castillo shares Bolero’s form but not its size, location or flood panel, and over 24 months Bolero’s qualified resales ran about 7 percent higher per square foot while selling at about the same price per residence. Castillo is the comparison your buyer will raise, not your benchmark.
It is part of what an upper-floor buyer pays for, and part of what a first-floor buyer does not. The upper floors carry its costs at 1/40 each, and the record sale was a second-floor home. A first-floor seller can present the private entry and the absence of that charge as a plus.
Yes. Every sale needs the board’s prior written approval; the board may require a credit history, background check, references and an interview, and decides within 30 days of a complete application (2018 declaration, Article 17).
For listed good cause, yes. If it disapproves an arm’s-length sale without good cause, the association must deliver a purchaser, or buy the home itself, at the contract price or an appraised value, closing within 30 days, or the sale is deemed approved.
Two: one from Bolero at Tiburon Condominium Association under Section 718.116(8) and one from Tiburon Estates Homeowner’s Association under Section 720.30851. There is no intermediate neighborhood association, and the CDD charge is on the tax bill, not an estoppel.
The buyer, under the recorded master amendment: one quarter of the master association’s annual assessment (OR 6149, Page 45). Bolero’s own documents set no condominium-level capital contribution. The master estoppel states the figure.
Under Florida Statutes 718.503: the declaration, articles, bylaws, amendments and current rules, the budget and financial report, and the frequently asked questions sheet, with the Tiburón master documents and the two estoppels. Request them from the association before you list.
Section 720.401 does not apply to associations regulated under Chapter 718, which the Bolero association is, but the Tiburón master association is a Chapter 720 association. Ask your closing agent or attorney how both regimes apply to your contract; this is information, not legal advice.
Almost always. Each Bolero building is three homes in three storeys, a form both statutes may exclude, Collier County’s milestone map lists no Bolero building, and no ruling on Bolero was found. The association’s written position settles it for a buyer, so we request it before listing.
Put it in the listing with the permit and the association’s scope and warranty. Buildings 1, 2, 3, 4, 8, 9, 10, 12, 13, 14, 15, 16, 19 and 20 carry January 2020 county roof permits.
It raises a question to answer before a buyer asks it. For buildings 5, 6, 7, 11, 17 and 18, request the roof date, condition and plan from the association in writing, and whether any special assessment is contemplated.
On FEMA panel 12021C0382J, effective February 8, 2024, 18 of the 20 buildings are entirely in Zone X. A lake-edge Zone AE area touches building 14 and the address point of building 16, so homes there need an early flood zone determination.
It is a public record and a buyer’s lender will see it. Florida sellers must disclose known facts that materially affect value and are not readily observable, so we include the panel reading for your building and any water claims you know of.
The negotiated commission, documentary stamp tax at $0.70 per $100, two estoppel fees, a municipal lien search, and prorated taxes, CDD charges and assessments. At the $1,262,500 median the deed stamps are $8,837.50.
By Collier County custom the buyer usually chooses the closing agent and pays the owner’s title policy, the reverse of the Lee County custom. The contract controls.
Yes. Commission is not set by law. Since August 17, 2024, offers of buyer broker compensation cannot be advertised in the MLS, and buyers sign written agreements with their own agents.
Yes. The approved lease stays in force, the buyer takes the home subject to it, and it counts toward the four-lease limit. Tenants may not keep pets or host overnight guests in their absence, and showings need the tenant’s cooperation.
It depends on your carrying cost, tax position and the market. Bolero leases must run 30 days or more, no more than four a year, each approved by the board, which suits a winter seasonal lease and rules out nightly rental. We run both scenarios with you.
Yes. Seasonal buyers often like turnkey homes, but furniture is personal property with no county value and rarely returns its cost. When furniture is part of the sale we list it on a separate inventory so the appraisal and the lender treat it correctly.
Owners may keep two dogs and two cats with no weight limit in the 2018 declaration, but tenants and guests may keep none. A buyer who plans to lease will price in the smaller tenant pool.
If it is original, a buyer’s inspector will price it. The equipment is the owner’s under Section 9.2, air conditioning is the most common owner permit at Bolero, and a documented recent system removes an easy credit.
For a Bolero home, yes: the windows, sliding doors, shutters, garage doors, air conditioning, appliances and interior plumbing are the owner’s under the declaration, and a buyer’s inspector will price every one of them.
It helps. At Bolero opening protection varies home by home, and the report’s roof line depends on whether your building was in the January 2020 package. A report with your own permits lets a buyer price insurance on day one.
Very likely, if you hold a homestead exemption. The 2025 certified bills ran from $6,654.00 on a long-homesteaded home to $13,770.74, with an $11,283.88 median, and a buyer’s tax resets toward the purchase price.
WCI’s recorded covenants bar “For Sale” signs on the common areas without the association’s written approval and cap any sign at six square feet. We market through the MLS, outreach and showings arranged at the gate.
Yes. Agent-to-agent marketing before the MLS suits an estate or a private sale, and the board approval applies either way. The trade is exposure, and we tell you which way it lands for your home.
Only on the club’s terms. Bolero’s recorded documents require no membership, and whether a membership passes to your buyer is the club’s to confirm in writing under its current membership plan. State it in the contract and never advertise an inclusion the club has not confirmed.
Possibly. Florida has no state personal income tax, so the exposure is federal, and a qualifying primary residence exclusion can shelter part of the gain. A second home does not qualify. Talk to your CPA before you sign.
The Foreign Investment in Real Property Tax Act generally requires the buyer to withhold part of the price when the seller is a foreign person, with reduced rates and exemptions in defined cases. Two Bolero homes are owned from Canada on the 2026 roll. Engage a CPA early.
Fall. Most Bolero buyers are seasonal, and a listing live by November meets the January-to-April buyer pool with the documents, photography and board application ready. Any heavy work before listing has to fall between May and October.
Get a written valuation from your floor’s recorded sales, request the association’s documents, both estoppel figures and its structural-law position, and confirm your roof and flood documents. Request a Bolero at Tiburón valuation or call Jesse McGreevy at (239) 898-6072.
Every Bolero at Tiburón figure on this page traces to a primary source below, listed as of September 30, 2026: recorded Collier County instruments, the Florida Division of Corporations, the Pelican Marsh CDD, Collier County, state and federal agencies, WCI Communities’ archived developer pages and the Southwest Florida MLS. No listing portal or competing brokerage is cited.
Every row below links the authority that publishes the document, so a Bolero at Tiburón seller always opens the official, current copy rather than a copy of a copy. Clerk images are non-certified copies of the recorded instruments, and the statutes open on the Florida Legislature’s own site. We host nothing ourselves.
Document | What it proves for a Bolero seller | Official authority |
|---|---|---|
Amended and Restated Declaration, Articles and Bylaws, OR 5510, Page 1945 | Board approval of every sale, leasing, pets, flooring, the remodeling season, insurance and the owner’s maintenance duties | |
Certificate of Amendment, OR 3801, Page 2639 | The upper floors pay the elevator, lobby and fire stairs at 1/40 each | |
Declaration of Condominium of Bolero at Tiburon, OR 3352, Page 1778 | Sixty homes in twenty three-unit, three-storey buildings, one condominium since 2003 | |
Declaration of Covenants and Restrictions, OR 2748, Page 1656 | The common areas and the sign rule | |
Master amendment, Capital Contribution Assessment, OR 6149, Page 45 | The one-time charge your buyer pays the master association | |
Pelican Marsh CDD fiscal 2027 adopted budget | The operations line on every Bolero tax bill | |
Pelican Marsh CDD minutes, July 15, 2026 | The Series 2022 bond final payment in May 2031 | |
Milestone Buildings by Year, January 2026 | No Bolero building on the county’s list | |
2026 Flood Protection Newsletter | The effective map date and the Class 5 CRS discount | |
Florida Statutes 718.503, disclosure prior to sale | The condominium document package | |
Florida Statutes 718.116, assessments and estoppel certificates | The condominium estoppel | |
Florida Statutes 553.899, milestone inspections | The height threshold and the three-family exclusion | |
Florida Statutes 689.261, property tax disclosure summary | The warning your buyer must receive about the tax reset |
McGreevy and Comisar list and sell homes across Southwest Florida from an office in Bonita Springs, and Bolero at Tiburón sits inside the North Naples golf-community market they work every week. Few Bolero homes come up for sale, so if you are weighing a sale on Bolero Drive or Estrella Court, call us first; the conversation costs nothing.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Video walkthroughs and market updates are on McGreevy and Comisar on YouTube, and the team keeps a company page at McGreevy and Comisar on LinkedIn.
Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com, and read about the partnership on our about McGreevy and Comisar page. For this page we matched the one Bolero MLS closing of the last twelve months against its recorded Collier County deed, and we read every qualified Bolero resale in the county file back to WCI’s first closings in December 1999. Nothing on this page is legal, tax or insurance advice.
Market data from Southwest Florida MLS Matrix, pulled September 18, 2026, and from Collier County Property Appraiser public roll and sales files dated August 29, 2026. Brokered by Domain Realty.