Updated September 2026
One hundred two full-floor homes, nine sales in the last year and eight listings competing for the next buyer. We price from your floor's recorded sales and build the flood, roof, approval and fee file before the first showing. Or call Jesse direct at (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Castillo at Tiburón is 102 full-floor condominium homes in 34 three-storey buildings inside Tiburón’s gate, and in the 24 months to August 29, 2026 the county recorded 17 sales at a $1,300,000 median. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price a Castillo home from its own floor, plan and building.
This page is written for the Castillo owner. The full record of the neighborhood itself, the four original declarations, the 2018 merger, the floor plans and the building-by-building flood map, is on our Castillo 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 Castillo at Tiburón home valuation. If you are also thinking about buying back into Tiburón, read our Castillo 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 Castillo home 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 Tiburon Blvd E, on Castillo Ct, elsewhere in Tiburón, in Pelican Marsh or along the Airport-Pulling 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 and the association approval and two estoppels every Castillo 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 Castillo or for Tiburón on this page. The Southwest Florida MLS pull behind these figures recorded Castillo’s count, median, range and price per foot, not the listing office on each closing, and we would rather show you the whole Castillo record than a number about us. Every figure below comes from the MLS, from Collier County’s records or from Castillo’s own recorded documents, 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 Tiburón’s gate, buyer agent conversations, contractor coordination and inspections. Jesse McGreevy runs pricing, marketing, data and the association approval, the two estoppels and the CDD 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 Castillo residence differs from any other Naples condominium sale in six ways: the floor decides the plan, every sale needs the association’s written approval, condominium law sits under a homeowners association master, two assessment layers are unpublished, the flood map changes building by building, and a structural-law question no public record settles.
Every Castillo building has a garage level and three residential floors, one home per floor: unit 101 is the 2,159 square foot Crienza, unit 102 the 2,420 square foot Zamora and unit 103 the 2,502 square foot Riaza, WCI’s 2002 plan names. The county’s base area equals the MLS living area to the square foot on all 102 homes, so once your buyer knows the floor, they know the plan and the size.
Section 13.1 of the 2018 Amended and Restated Declaration bars any sale without the association’s prior written approval, and Section 13.4 makes an unapproved transfer void. The association has 15 days to act on a complete application, may approve, disapprove for cause, furnish an alternate purchaser or buy the unit itself, and gives no approval while the owner owes assessments.
Castillo at Tiburon, a Condominium, is a Chapter 718 condominium, and its recorded declarations make every owner a member of Tiburon Estates Homeowner’s Association, the Chapter 720 master association above it. A Castillo seller therefore follows the condominium resale rules for the unit and still needs the master association’s estoppel. Which disclosures each layer requires on your sale is a question for your closing agent or attorney.
Neither the Castillo association nor the master association publishes its assessment amount. The one figure published per residence is the Pelican Marsh Community Development District line on the county tax bill, $2,561.94 on the 2025 bill for a Castillo residence. Your buyer’s agent will ask for the other two layers early, and the two estoppel certificates are where they are stated for your unit.
On FEMA panel 12021C0194J, effective February 8, 2024, seven Castillo buildings sit wholly in Zone AH, three more are substantially split, three carry slivers under 6 percent and 21 have no mapped high-risk zone under them at all. Your buyer’s lender reads your building, not the neighborhood, so the building number is one of the first facts in the listing file.
Castillo’s three-storey buildings meet the height test of Florida’s milestone-inspection and structural-integrity-reserve-study laws, but both laws exclude a “three-family” dwelling with three or fewer habitable stories, and each Castillo building holds three homes. The exclusion may apply and no public record settles it, so we request the association’s written position before a buyer asks.
For a prepared Castillo home priced to its own floor, yes. Collier County recorded 17 Castillo sales in the 24 months to August 29, 2026 at a $1,300,000 median, the MLS counts nine in the last twelve months, and eight Castillo listings were active on September 18, 2026, about 10.7 months of supply for a 102-home neighborhood.
Data updated: September 2026 (Southwest Florida MLS Matrix, Tiburón development report, Castillo closings 18 Sep 2025 to 18 Sep 2026 and actives on 18 Sep 2026, pulled September 18, 2026; Collier County recorded qualified sales, files dated August 29, 2026)
Nine sales fall short of our ten-sale bar for publishing a twelve-month median as a market rate, so here they are one by one, from the county’s recorded deeds. Together they reproduce the MLS count, median and range exactly: nine sales, a $1,265,000 median, $1,000,000 to $1,575,000.
Recorded | Building | Floor and plan | Living area | Sale price | Price per sq ft |
|---|---|---|---|---|---|
October 2025 | 2859 Tiburon Blvd E | First, Crienza | 2,159 sq ft | $1,100,000 | $509.50 |
November 2025 | 2850 Tiburon Blvd E | First, Crienza | 2,159 sq ft | $1,100,000 | $509.50 |
December 2025 | 2809 Tiburon Blvd E | Second, Zamora | 2,420 sq ft | $1,265,000 | $522.73 |
December 2025 | 2864 Tiburon Blvd E | Second, Zamora | 2,420 sq ft | $1,575,000 | $650.83 |
January 2026 | 2859 Tiburon Blvd E | Third, Riaza | 2,502 sq ft | $1,410,000 | $563.55 |
February 2026 | 2830 Tiburon Blvd E | Second, Zamora | 2,420 sq ft | $1,450,000 | $599.17 |
April 2026 | 2839 Tiburon Blvd E | Second, Zamora | 2,420 sq ft | $1,145,000 | $473.14 |
June 2026 | 2842 Tiburon Blvd E | Third, Riaza | 2,502 sq ft | $1,375,000 | $549.56 |
July 2026 | 2858 Tiburon Blvd E | First, Crienza | 2,159 sq ft | $1,000,000 | $463.18 |
Window: the 12 months to September 18, 2026. Nine sales, total $11,420,000. One further Castillo deed in the window, an $850,000 transfer in May 2026, is coded by the county as not qualified, so it is not a market sale and it is not in the table.
Widening the window to 24 months gives the first window with ten or more sales: 17 recorded Castillo sales to August 29, 2026, a $1,300,000 median and a mean of $570.52 a square foot. The eight sales of the earlier year, September 2024 to September 2025, carried a $577.58 median price per foot; the last twelve months carried $522.73. Castillo’s price per foot has fallen for two years.
On September 18, 2026 the MLS showed eight Castillo listings, asking $1,099,000 to $1,595,000 with a $1,387,500 median and a 169-day median on market. Five were first-floor Crienza homes, two second-floor Zamora homes and one a third-floor Riaza. Castillo held 8 of Tiburón’s 20 active listings that day, the heaviest supply in the community.
The Matrix pull for this page broke out Castillo’s count, median, range and price per foot, but not its days on market or sale-to-list ratio for closed sales. Across all 32 Tiburón closings in the same twelve months the median was 86 days on market and 93.84 percent of list. We show the Tiburón figure, labelled, rather than invent a Castillo one.
Tiburón recorded 32 closings in the same twelve months at a $1,850,000 median, with 20 active listings on September 18, 2026. That median mixes estate homes, coach homes, mid-rise flats and Castillo’s full-floor homes. A Castillo residence should be priced against Castillo first, then against Bolero at Tiburón, and only then against the community.
With eight listings and nine sales a year, the price you open at decides the season. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; start with a free Castillo at Tiburón home valuation, priced against the same-floor sales, 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.
Castillo residences sold at recorded medians between $670,000 and $760,000 a year from 2018 through 2021, stepped to $1,300,000 in 2022, peaked at $1,412,500 in 2023 on eight deeds, and have drifted since: $1,325,000 in 2025 and $1,260,000 for 2026 through August 29, on the county’s recorded deeds.
Data updated: September 2026 (Collier County Property Appraiser recorded-sales file, files dated August 29, 2026; priced deeds of $100,000 or more; Southwest Florida MLS Matrix, pulled September 18, 2026)
Year | Priced deeds | Median priced deed | Range |
|---|---|---|---|
2018 | 18 | $717,500 | $485,000 to $880,000 |
2019 | 17 | $670,000 | $483,000 to $830,000 |
2020 | 14 | $702,500 | $500,000 to $807,000 |
2021 | 19 | $760,000 | $400,000 to $917,300 |
2022 | 12 | $1,300,000 | $970,000 to $1,450,000 |
2023 | 8 | $1,412,500 | $1,205,000 to $2,000,000 |
2024 | 3 | $1,245,000 | $1,150,000 to $1,600,000 |
2025 | 10 | $1,325,000 | $1,100,000 to $1,900,000 |
2026, to August 29 | 6 | $1,260,000 | $850,000 to $1,450,000 |
These are recorded deed prices, not MLS figures. “Priced” means a recorded sale of $100,000 or more; quitclaims, trust transfers and nominal deeds are excluded. The 2023 and 2024 rows are thin, eight and three deeds, and the 2026 row still includes the $850,000 deed the county later coded as not qualified.
A seller who remembers a 2023 neighbor’s sale is remembering the top of the run. The market a Castillo seller prices into in 2026 is the $1,000,000 to $1,575,000 band of the last nine sales, with a $1,265,000 median and more than ten months of supply. Pricing to the 2023 number is the most common reason a Castillo listing reaches 169 days.
WCI Communities listed the three plans in 2002 “priced from” $652,990 for the Crienza, $779,990 to $814,990 for the Zamora and $844,990 for the Riaza. The county’s first recorded priced sale on each home, 2001 through 2005, has a median of $584,400 on the first floor, $714,450 on the second and $775,700 on the third. The post-2008 low came in 2012, a $405,000 median on eleven deeds.
An owner who bought from WCI in 2001 to 2005 waited through a crash and a decade of flat prices, then roughly doubled after 2021. An owner who bought on resale between 2012 and 2021 has done better still in percentage terms. An owner who bought in 2022 or 2023 may be near or below their own purchase price today, and should know that before listing.
Castillo recorded 14 to 19 priced deeds a year from 2018 to 2021, then 12 in 2022, 8 in 2023, 3 in 2024 and 10 in 2025. That is roughly one home in ten changing hands in the busy years and one in thirty-four in the quietest. A thin year means every new sale resets the comparison for the next seller.
The recent Castillo sales that matter most to your price are the ones on your floor, because at Castillo the floor is the plan and the plan is the size. A buyer’s agent and a buyer’s appraiser will line your home up against the same-floor sales, then adjust for building, flood zone, openings, condition and view.
Data updated: September 2026 (Collier County recorded qualified sales, 18 Sep 2025 to 29 Aug 2026, the nine deeds reproducing the MLS set; Southwest Florida MLS Matrix, pulled September 18, 2026)
In the last twelve months three first-floor Crienza homes sold for $1,000,000 to $1,100,000, a mean of $494.06 a square foot; four second-floor Zamora homes for $1,145,000 to $1,575,000, a mean of $561.47; and two third-floor Riaza homes for $1,375,000 and $1,410,000, a mean of $556.55. With two to four sales in each cell these are ranges with counts, not rates.
The building decides the flood zone, and the flood zone decides whether a financed buyer must carry flood insurance. None of the nine sales in the last year came from the seven buildings wholly in Zone AH; two came from 2859 Tiburon Blvd E, which is 37 percent in the zone, and one from 2864, which is 30 percent in. The building also decides which side of the loop and which view.
The widest spread at Castillo sits inside one plan: the same 2,420 square foot Zamora closed at $1,145,000 in April 2026 and at $1,575,000 in December 2025. Condition, presentation and the unit’s own windows, doors and shutters are the usual reasons for a spread that wide, and at Castillo the openings are the owner’s, unit by unit.
The highest Castillo sale of the last twelve months was a second-floor Zamora at 2864 Tiburon Blvd E, recorded in December 2025 at $1,575,000, or $650.83 a square foot. It sits in a building about 30 percent inside Zone AH, which tells you a partly mapped building does not cap a well-presented home. That is what the best-presented middle floor has reached this year.
An $850,000 deed on a first-floor home at 2817 Tiburon Blvd E in May 2026 is coded by the county as not qualified, which means the county does not treat it as an arm’s-length market sale. A buyer’s agent may cite it to pull a Crienza price down. It is not a comparable, and we explain that in writing rather than let it set your number.
An appraiser for a financed buyer will reach first for the most recent Castillo sales on the same floor, then for Bolero at Tiburón, which is the same building form. We hand the appraiser the same-floor sales, your building’s flood facts, your opening permits and the post-Irma roof record, so the adjustments are made on documents.
Castillo at Tiburón and Bolero at Tiburón are the two Tiburón condominiums built as three-storey buildings with one full-floor home per storey, and almost every Castillo buyer looks at both. Castillo offers more space for the money, newer buildings and far more choice; Bolero offers a smaller, older community, its own gated entrance and steadier 2026 county values.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll and recorded sales, files dated August 29, 2026; Southwest Florida MLS Matrix, pulled September 18, 2026; FEMA National Flood Hazard Layer panels 12021C0194J and 12021C0382J, effective February 8, 2024)
Question | Castillo at Tiburón | Bolero at Tiburón |
|---|---|---|
Homes and buildings | 102 in 34 | 60 in 20 |
Years built, county roll | 2001 to 2003 | 1999 to 2000 |
Building form | Three storeys, one home per floor | Three storeys, one home per floor |
Middle-floor county area | 2,420 sq ft | 2,256 sq ft |
2026 county median just value | $1,119,320 | $1,111,600 |
County value per sq ft | $462.53 | $491.93 |
2026 county value change | Down 5.9% | Unchanged |
Recorded sales, 24 months to August 29, 2026 | 17, median $1,300,000, mean $570.52 per sq ft | 5, median $1,275,000, mean $612.82 per sq ft |
12-month MLS closings | 9, median $1,265,000 | 1 sale, $1,275,000 |
Actives on September 18, 2026 | 8 | 1 |
Common amenities | Own pool, spa and clubhouse on the condominium land | Own pool, spa and clubhouse on its 6.01-acre common tract |
Entrance | Behind Tiburón’s main gate | Own gated entrance, not behind the staffed gatehouse |
Flood, by building | 7 of 34 wholly Zone AH on 12021C0194J | 18 of 20 wholly Zone X on 12021C0382J |
A buyer should choose Castillo for the most square feet for the dollar at this price point, newer buildings, a choice among three plans and eight homes at once, and a larger owner base sharing the cost of the buildings. A buyer should choose Bolero at Tiburón for a community of 60, its own gated loop and the flood map on its side, and should be ready to wait for one of its rare listings. A buyer who wants a smaller mid-rise flat will look at Ventanas at Tiburón, where four sales closed at a $902,500 median in the same twelve months.
Your Castillo listing competes with the other seven Castillo listings far more than with Bolero, which had one. Lead with what Bolero cannot offer: a larger home on the same floor, a newer building and, in 21 buildings, no mapped high-risk flood zone under the footprint. Price inside the band the recent same-floor sales set, because the county values Bolero and Castillo within $8,000 of each other at the median.
Esperanza at Tiburón and Marquesa Royale at Tiburón are the newer three-storey coach-home condominiums, built 2008 to 2015 with six homes to a building, closing at twelve-month medians of $2,150,000 and $2,450,000. They are the step up for a Castillo buyer who wants newer construction; Castillo is the step in for a buyer who wants Tiburón and a full floor near $1.1 million to $1.6 million.
McGreevy and Comisar price a Castillo residence against the recorded sales of the same floor and plan, then adjust for building, flood zone, openings, condition, view and your parcel’s CDD line. Because every Castillo building stacks the same three plans, the address and unit number tell us most of what an automated estimate never reads.
A Castillo address is the building’s street number and a three-digit unit: “2843 Tiburon Blvd E #102” is the second-floor Zamora in the building at 2843. Some listings put the county building number in front, “#7-102”; the county keeps the building number and the unit number in separate fields. The last digit is always the floor, and the floor is always the plan.
Before we price a Castillo residence we check six things in this order: the floor and plan from the unit number; the building’s flood zone on FEMA’s 2024 map, and whether it is one of the four buildings in the 2013 FEMA letter; the unit’s window, door and shutter permits; the CDD line on the parcel’s own tax bill; the association’s budget, insurance declarations and structural position; and the same-floor Castillo sales, then Bolero.
The county values every Castillo home on one number per floor: on the 2026 preliminary roll every first-floor home is $951,098, every second-floor home $1,119,320 and every third-floor home $1,159,320. A model that leans on that grid cannot see a renovated kitchen, impact glass, a golf-side view or a building wholly in Zone AH, and those separate a $1,145,000 Zamora from a $1,575,000 one.
The first is the floor, with the first floor trading lowest per foot. The second is the building, because it sets the flood zone and the view. The third is the openings: county permits show owners upgrading windows, doors and shutters one unit at a time. The fourth is condition. The fifth is the paperwork, because a home with its flood facts, permits and association records in the file sells with fewer questions.
With eight Castillo listings asking $1,099,000 to $1,595,000 on September 18, 2026, and a 169-day median on market among them, the listings that are sitting are telling you where the ceiling is. We set a list price that wins the first thirty days against those eight, because a Castillo home that sits past a season becomes the one buyers ask about rather than the one they tour.
Five of the eight actives are first-floor Crienza homes, asking a mean of $588.05 a square foot against a mean sold figure of $494.06 over the last year, the widest ask-to-sold gap at Castillo. A Crienza seller is competing on condition and price with four near-identical homes, and the three Crienza sales of the last year closed between $1,000,000 and $1,100,000. That band is the evidence a Crienza price has to answer.
McGreevy and Comisar market a Castillo residence to the seasonal, second-home buyer who dominates the neighborhood, through professional photography, video and aerial capture, MLS exposure, agent outreach and a qualified-buyer database, with the flood facts, the permits, the association’s records and the fee stack packaged before the first showing through Tiburón’s gate.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll, homestead and owner mailing fields; Southwest Florida MLS Matrix, pulled September 18, 2026)
On Collier County’s preliminary 2026 roll, 29 of the 102 Castillo homes, 28.4 percent, carry a homestead exemption. By owner mailing address, 46 are owned from Florida, 49 from 19 other states led by New York, Ohio, Massachusetts and Pennsylvania, and 7 from Ontario, so 54.9 percent of owners receive the tax bill outside Florida. Castillo buyers are mostly seasonal, which sets both the marketing calendar and the channels.
Castillo runs along the east end of Tiburón’s loop, beside the golf course, with a recorded 0.757-acre buffer that must stay natural and undeveloped between the buildings and the course. The photography shows the lanai outlook at the right time of day, the Castillo pool and clubhouse, and aerial capture that places the home in the gated community. Video lets a buyer who is still up north walk the floor before booking a flight.
The 2001 covenants bar “For Sale” signs on Castillo’s common areas, and every showing is registered in advance through Tiburón’s access control. A Castillo listing is sold 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 a garage. Drive-by traffic does not sell a Castillo home.
Every Castillo listing says “two-car garage” and “gated”. Ours attaches the documents a buyer’s insurer and lender will ask for: the building’s zone on the 2024 map, the 2013 FEMA letter where it applies, the unit’s opening permits, the post-Irma roof record and the parcel’s CDD line. A claim with its document ends the question before a buyer’s agent raises it.
Some Castillo owners want quiet, for an estate, a health change or privacy in a three-home building. We can market a home agent-to-agent before it reaches the MLS. The trade is exposure, and with eight actives and a thin buyer pool less exposure can mean a lower price, so we usually recommend a short quiet period followed by a full launch.
A buyer will see the Castillo assessment, the master assessment and the CDD and solid-waste lines on the tax bill. We put all of them, with their sources, in the listing file from day one, so the fee conversation happens before a contract rather than during underwriting, and the buyer never learns about the CDD line from their lender.
McGreevy and Comisar negotiate a Castillo contract at partner level, never through an assistant, and we build the association’s 15-day approval, the condominium document review, both estoppels and the buyer’s flood and wind quotes 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 nine Castillo sales a year and eight competing listings, the first counter sets the tone, and a buyer’s agent working Castillo usually has the same-floor sales in hand. Across Tiburón the last year’s median sale closed at 93.84 percent of list, so buyers negotiate.
The association must act within 15 days of a complete application, and it gives no approval while the seller owes assessments. We put the application package in the buyer’s hands the day the contract is signed, confirm your account is current before listing, and build the approval date into the contract so it never becomes the reason a closing moves.
Under Section 718.503 a Castillo 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.
A buyer’s inspector will price the owner’s items: under Section 6.2 of the 2018 restated declaration the windows, glass, screens, doors, air conditioning, water heater and appliances belong to the unit. Castillo’s buildings date from 2001 to 2003, and county permits show owners replacing openings and mechanical equipment unit by unit. Knowing the age and permit of each before listing removes an easy credit.
Insurance questions slow Castillo sales more than anything else. We give the buyer’s agent your building’s zone, the 2013 FEMA letter where it applies, the association’s insurance declarations and your opening permits at the first showing, so the HO-6, wind and flood quotes arrive inside the inspection period rather than after it.
Selling a Castillo 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 and assessments. In Collier County the buyer customarily pays the owner’s title policy, and the recorded master amendment places the capital contribution on the new member.
Data updated: September 2026 (Florida Statutes 201.02, 718.116 and 720.30851; 2018 Amended and Restated Declaration, OR 5509, Page 3295; master amendment OR 6149, Page 45; Collier County Property Appraiser 2025 certified roll; Southwest Florida MLS Matrix, pulled September 18, 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 Castillo twelve-month MLS median of $1,265,000 that is 12,650 taxable units, or $8,855. At the 24-month county median of $1,300,000 it is $9,100. 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 the custom flips, and 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 Castillo sale needs a condominium estoppel from the Castillo association under Florida Statutes 718.116(8) and a master estoppel from Tiburon Estates Homeowner’s Association under Florida Statutes 720.30851. Florida law caps each fee at $299, plus $119 for expedited delivery and $179 more if the account is delinquent. Order both the week the contract is signed; they state the assessments and any pending special assessment.
The 2022 master amendment recorded at OR 6149, Page 45 levies a one-time Capital Contribution Assessment on each new member at purchase, equal to one quarter of the annual master assessment; the dollar figure is not published and appears on the master estoppel. The Castillo association’s transfer fee on approval is capped at “$100.00 or as permitted by” law under Section 13.2.1. The contract says who pays each.
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 $1,265,000 | Who pays | Amount |
|---|---|---|
Documentary stamp tax on the deed | Seller, by custom | $8,855 |
Castillo condominium estoppel certificate | Seller, by custom | Up to $299, plus $119 if expedited |
Master association estoppel certificate | Seller, by custom | Up to $299, plus $119 if expedited |
Municipal lien search | Seller, by custom | Set by the title company |
Property tax proration, closing June 30, on a $12,650 bill | Seller credits buyer | About $6,273 |
Castillo 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 a $12,650 bill, the median 2025 certified total tax across the 102 Castillo homes, including the CDD and solid-waste lines. 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 Castillo seller must give the buyer the condominium document package that Florida Statutes 718.503 requires, the property tax disclosure summary, and any known fact that materially affects value and is not readily observable. The homeowners association master above Castillo raises a separate disclosure question your closing agent should answer.
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. Castillo sits on both sides of that line: the Castillo association is a Chapter 718 condominium, and Tiburon Estates Homeowner’s Association 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 declaration of condominium, articles, bylaws and rules, the current budget and most recent financial report, the frequently asked questions and answers sheet, and any structural records the association holds. At Castillo the controlling set is the 2018 Amended and Restated Declaration and Bylaws and the 2024 Second Amended and Restated Rules. Budgets are not recorded, so we request every item from the association 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. 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 Castillo the 2025 certified bills ran from $6,247 to $14,511, with a $12,650 median, and the low end is homesteaded homes protected by Save Our Homes, 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. For a Castillo home that means prior leaks from above or below, insurance claims, unapproved alterations and any special assessment you know is levied or proposed. Your building’s flood zone and the post-Irma roof history are public, so we put them in the file rather than wait for a buyer to find them.
Florida’s milestone-inspection and structural-integrity-reserve-study laws reach condominium buildings of three habitable stories or more, and Castillo’s buildings meet that height test. Both laws also exclude a “three-family” dwelling with three or fewer habitable stories, each Castillo building holds three homes, and no public record settles which rule governs.
Data updated: September 2026 (Florida Statutes 553.899 and 718.112, 2026 text; recorded Castillo I declaration OR 2909, Page 1802 and as-built certificate OR 2924, Page 1873; Collier County milestone buffer layer)
Section 553.899 requires a milestone inspection of a condominium building three habitable stories or more in height by December 31 of the year it reaches 30 years of age, and every 10 years after. Section 718.112(2)(g) requires a structural integrity reserve study at least every 10 years for each condominium building three habitable stories or higher. For budgets adopted on or after December 31, 2024, an association required to obtain the study may not waive or reduce the reserves it calls for.
The recorded Castillo I declaration describes “three-unit, three story buildings,” and the surveyor’s exhibits show a garage level under three residential floors. That meets the height test. Both statutes, however, exclude a “three-family” dwelling with three or fewer habitable stories, which may describe each three-home Castillo building. Whether it does is a determination for the association’s engineer and counsel, and no public record we read settles it, so we state no milestone year.
Request four things from the association in writing: its written position on both laws for its buildings and any engineer’s determination behind it; any structural integrity reserve study, milestone inspection report or engineer’s letter in its official records; the current budget and reserve schedule, including whether reserves are fully funded, waived or reduced; and the estoppel’s disclosure of any levied or pending special assessment.
Section 6.8 of the 2018 bylaws caps special assessments uniformly payable by all units in a fiscal year at 15 percent of the total budget, including statutory reserves, unless a majority of the voting interests consents first. Florida associations do not record special assessments, so none appears in the Clerk’s index. The estoppel certificate for your home discloses any assessment levied or pending.
The association’s Hurricane Irma insurance case in federal court (Middle District of Florida, No. 2:20-cv-468) records a payment “for the replacement of the roofs on the 34 buildings,” and the association’s reroofing notices of commencement from November 2018 were closed out in May 2019. No Castillo roof permit appears in the county’s issued-permit reports from September 2024 to August 2026. A buyer’s insurer will ask the roof’s age; the answer is in the file.
The flood zone shapes the Castillo buyer pool building by building rather than capping the price: on FEMA panel 12021C0194J, effective February 8, 2024, seven buildings sit wholly in Zone AH, six are touched by it, and 21 have no mapped high-risk zone under the footprint, so the sellers who hand over their building’s facts first keep deals together.
Data updated: September 2026 (FEMA National Flood Hazard Layer, panel 12021C0194J effective 8 Feb 2024; FEMA LOMA 13-04-5785A; Collier County building address points and 2025 footprints, measured September 23, 2026; Collier County 2026 Flood Protection Newsletter)
Buildings | Addresses | FEMA zone at the building | Share of footprint in Zone AH or AE |
|---|---|---|---|
12 to 18 | 2863 Tiburon Blvd E and 2866, 2870, 2874, 2878, 2882, 2886 Castillo Ct | AH | 100% |
19 | 2868 Tiburon Blvd E | X at the building point | 66.1% |
11 | 2859 Tiburon Blvd E | X, 0.2% annual chance, at the building point | 37.4% |
20 | 2864 Tiburon Blvd E | X at the building point | 30.4% |
7 | 2843 Tiburon Blvd E | X | 5.8% |
2 | 2809 Tiburon Blvd E | X | 3.0% |
8 | 2847 Tiburon Blvd E | X | 1.4% |
The other 21 | 2805, 2813, 2817, 2835, 2839, 2851 and 2855, and every even number from 2806 to 2858, on Tiburon Blvd E | X | 0% |
Footprints are drawn from aerial imagery and are approximations. Check your parcel on FEMA’s Map Service Center; the zone that governs a loan is set by the building’s flood zone determination.
FEMA case 13-04-5785A, dated August 1, 2013, removed buildings 2, 3, 5 and 6, at 2809, 2813, 2835 and 2839 Tiburon Blvd E, from the high-risk zone on the map then in effect. On the 2024 map three of them are wholly outside the zone and 2809 carries a 3 percent sliver. If your home is in one of the four, the letter goes in the file; a lender still has the option to require flood insurance.
A federally backed lender generally requires flood insurance on a building in the high-risk zone, which at Castillo means the seven Zone AH buildings and possibly the split ones, depending on each building’s determination. For 2809, 2843, 2847, 2859, 2864 and 2868, order the determination early, before a buyer’s lender orders it for you.
A revised countywide map entered its 90-day appeal period on August 19, 2026 and is targeted to take effect in summer 2027; until it does, the 2024 map governs every Castillo loan. We re-check the building against the effective map at listing and again before closing.
The association insures the buildings, and each owner insures the interior and contents with an HO-6 policy. The master policy’s hurricane deductible is borne by the association and shared by the owners as a common expense, so a buyer’s HO-6 loss-assessment coverage is the line that responds. Collier County’s Community Rating System Class 5 gives a 25 percent discount on eligible flood premiums, and FEMA applies it outside the high-risk zone too.
The public record shows Hurricane Irma wind damage at Castillo, not flooding: blown roof tiles, all 34 roofs replaced under the master policy, and a separate windows, doors and stucco claim sent to appraisal whose outcome is not in the public documents. No Castillo-specific Hurricane Ian damage record was found, and we never claim a building stayed dry that no survey measured.
Collier County applies the substantial-improvement rule within Zone AH, so a large remodel in buildings 12 to 18 needs a substantial-improvement review, and possibly in the split buildings depending on how the county treats a partly mapped structure. It does not reach the 21 buildings with no high-risk zone under the footprint. A buyer planning a major renovation will ask which group your building is in.
A Castillo buyer will pay three recurring layers: the Castillo condominium assessment and the Tiburón master assessment, neither published and both stated on the estoppels, and the Pelican Marsh CDD line on the county tax bill, $2,561.94 per Castillo residence on the 2025 bill. Property tax resets after purchase, and a one-time master capital contribution is due at closing.
Data updated: September 2026 (Collier County Tax Collector 2025 bills; Collier County Property Appraiser 2025 certified and 2026 preliminary roll; Pelican Marsh CDD fiscal 2026 and 2027 adopted budgets and July 15, 2026 minutes; OR 6149, Page 45)
Layer | Who levies it | Published amount | Where a buyer finds it for your home |
|---|---|---|---|
Castillo condominium assessment | Castillo at Tiburon Condominium Association, Inc. | Not published; 1/102 of common expenses | Adopted budget and condominium estoppel |
Tiburón master assessment | Tiburon Estates Homeowner’s Association, Inc. | Not published | Master estoppel |
Master capital contribution, one time | Tiburon Estates Homeowner’s Association, Inc. | One quarter of the annual master assessment | 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 per Castillo residence on the 2025 bill; final payment May 2031 | County tax bill |
County solid waste | Collier County | $261.91 on the 2025 bill | County tax bill |
Club dues | Tiburón Golf Club, only if the buyer joins | Not published by the club | The club, in writing |
Section 4.8 of the 2018 restated declaration makes basic cable under a bulk contract, electronic security, and water and sewer service to the units common expenses. On top of those the assessment pays for the exterior walls, painting, waterproofing, roofs, structure, landscaping, driveways, pool, spa, clubhouse and lake, the building insurance, management and reserves. Tell your buyer early; it changes how they read the number.
The Collier County Tax Collector’s 2025 bills for two Castillo homes each show a Pelican Marsh line of $2,561.94: the $1,725 fiscal 2026 operations assessment plus about $836.94 of Series 2022 debt service, our arithmetic from the two primary figures. The District Manager told the District’s July 15, 2026 meeting that the bonds are retired after the final payment in May 2031.
On the 2025 certified roll, 99 Castillo homes carry non-ad valorem charges of $2,823.85 and three carry $1,987.52, a difference of $836.33, the size of the debt line. The likeliest reading is that those three prepaid or paid off their bond assessment; the District’s assessment roll would confirm it. If yours is one of the three, it is a selling point with a document behind it.
At the 2026 preliminary millage of 9.4020 mills, a non-homestead ad valorem bill on the county’s 2026 values runs about $8,942 on a first-floor home, $10,524 on a second-floor home and $10,900 on a third-floor home, before the CDD and solid-waste lines, which match the top of the preliminary roll’s range for each floor. A homesteaded seller’s bill says little about the buyer’s, and preliminary figures change when the roll is certified.
The Castillo rules that affect a sale are the association’s approval of every transfer, the leasing limits a tenant-occupied sale must respect, the pet rules a buyer inherits, Board approval for hard floors upstairs, and the shutter, vehicle and guest rules, set by the 2018 restated declaration, the 2001 covenants and the 2024 rules.
No owner may sell, lease, give or otherwise transfer a Castillo home without the association’s prior written approval (Section 13.1), and an unapproved transfer is void (Section 13.4). The association acts within 15 days of a complete application and may approve, disapprove for cause, furnish an alternate purchaser or purchase the unit itself (Sections 13.2 and 13.3). No approval is given while the owner is delinquent.
“Only entire units may be leased,” the minimum term is 30 days, and no unit may be leased more than four times per calendar year unless the Board sets a stricter limit (Section 13.1.2). A buyer who inherits an approved lease takes the home subject to it. Tenants may not keep pets, which narrows the seasonal rental pool. Many Castillo sellers time a sale for the end of a seasonal lease.
Under the 2024 rules an owner may keep up to two household pets such as a dog or cat, up to two caged birds and a reasonable number of tropical fish; no reptiles; dogs leashed or carried; and no pets housed on lanais. Tenants and guests may not have pets (2018 declaration, Section 12.6). Tell buyers with animals early, because the rule decides the sale for them.
Section 6.3.3 of the 2018 restated declaration requires Board approval for hard-surface flooring above the ground floor, and at Castillo two of every three homes are above the ground floor. If your Zamora or Riaza has tile or wood, find the approval letter before listing; a missing letter becomes a negotiation point.
No hurricane shutter may be installed on the exterior of any window, sliding door or lanai without the Board’s prior written consent, and approved shutters must match the Board’s designated color, size, style or manufacturer (2024 rules). Florida law bars a Board from refusing an installation that conforms to its adopted specifications. Keep your approval letters and permits together.
Each home has the exclusive use of the two parking spaces in its garage (Section 12.5), owners and tenants park in the garage with the door closed, and no more than two vehicles per owner or tenant are allowed on the property. Guests park at the marked spaces at the end of each building’s driveway. Guests in the owner’s absence are limited to two visits a year of up to 14 days (Section 12.3).
A Castillo sale takes a season, not a weekend. The Matrix pull did not break out Castillo’s days on market for closed sales, but Tiburón’s 32 closings took a median of 86 days, and the eight Castillo listings on September 18, 2026 had a 169-day median, before the association’s 15-day approval and the contract period.
Data updated: September 2026 (Southwest Florida MLS Matrix, Tiburón development report, pulled September 18, 2026)
With 28.4 percent of Castillo homes homesteaded and 54.9 percent of owners mailing tax bills outside Florida, Castillo’s buyers are mostly seasonal. A listing live by November meets the January-to-April buyer pool while it is in Naples, and leaves time for the approval and paperwork before spring closings.
Valuation and document request in week one; photography and video in week two; listing live in week three; contract, condominium document delivery and the review period; the association’s approval application filed at once, with its 15-day clock; both estoppels ordered on the first business day; inspection, flood and wind quotes inside the inspection period; closing and the buyer’s gate registration.
Most Castillo owners sell from out of state. Marc handles showings, contractors and inspections in person, Jesse handles the approval, the estoppels and the association records, and the title company arranges a mail-away closing. Tiburón’s gate needs every showing registered in advance, which we manage for you.
You get a free Castillo 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 and plan, adjusted for your building, flood zone, openings and condition. There is no cost and no obligation to list.
You receive the same-floor MLS and recorded sales with their dates and sources, the live competition among the eight Castillo listings and Bolero, the fee stack and CDD line your buyer will underwrite, your building’s flood zone and roof record, and a recommended list price with a defensible range. Request it through our Castillo 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 floor, your timeline and the one thing you are most worried about.
In a neighborhood with eight listings sitting a median of 169 days, 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 Castillo 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 Castillo at Tiburón sellers can read the quotes below as 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 Castillo owners are not in Naples all year, and a Castillo sale has more moving parts than most condominium sales: an association approval with a 15-day clock, two estoppels, a building-specific flood file and a gate that registers every visitor.
★★★★★ “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 Zamora plan closed from $1,145,000 to $1,575,000 in one year, 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 Castillo specialist matters because the facts that decide a Castillo sale live in recorded documents and county files rather than a listing feed: the plan hidden in your unit number, your building’s flood zone and FEMA letter, your parcel’s CDD line, the association’s 15-day approval, the unsettled structural-law question and the roof record from Irma.
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 through the gate, buyer agent conversations, inspections and the on-site management that lets an out-of-state Castillo 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 Castillo off the Tiburón median, treat the three-storey buildings as villas, quote the county value as the market, leave the CDD line out of the fee discussion, miss the 2013 FEMA letter on a qualifying building, or learn about the association’s 15-day approval from the buyer’s closing agent. None of those errors is exotic, and each costs a seller time or money.
Most Tiburón sellers own estate homes, coach homes or mid-rise flats, 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. Castillo sits at the full-floor entry point of that spectrum, at the deepest supply in the community.
Many Castillo sellers are also buyers, moving to a coach home or estate home inside Tiburón, 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 do not collide in season.
We sequence the two contracts so the Castillo approval and both 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 Castillo owners trade up to a newer coach home, others move to a single-family home, and others simply change floors. Our guide to buying a home in Tiburón covers the whole community, and our Castillo at Tiburón buyer guide covers the purchase side of this neighborhood in full.
These are the questions Castillo at Tiburón owners ask before they list, answered from Castillo’s recorded declarations, covenants and rules, the master association’s recorded amendment, Collier County’s files, FEMA’s map, the Pelican Marsh CDD’s documents and the Southwest Florida MLS, each with its window and source.
Confirm your floor, plan and building’s flood facts, request the association’s documents and structural position, check your account is current, and price against Castillo sales on your floor. Then list with a team that files the association’s approval 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, document your building’s flood zone and FEMA letter, and deliver the association’s approval inside its 15-day window. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.
The last nine Castillo sales ran from $1,000,000 to $1,575,000, with a $1,265,000 MLS median, and the county’s 24-month median is $1,300,000 on 17 sales. Your floor, building, openings and condition place you in that range; a free Castillo at Tiburón home valuation gives you the number.
One hundred two, in 34 three-storey buildings of three homes each, one full-floor home per storey: 84 on Tiburon Blvd E and 18 on Castillo Ct, per the county roll and the 2018 restated declaration.
Nine closed in the MLS in the twelve months to September 18, 2026. The county recorded 17 in the 24 months to August 29, 2026, and 14 to 19 priced deeds a year from 2018 to 2021.
The Matrix pull did not break out Castillo’s days on market for closed sales; Tiburón’s 32 closings took a median of 86 days. The eight Castillo listings on September 18, 2026 had a 169-day median, which shows what happens to an overpriced home.
A buyer’s market: eight listings against nine sales a year is about 10.7 months of supply, the county cut every Castillo value 5.9 percent for 2026, and price per foot has fallen for two years. A prepared home priced to its floor still sells.
Because the county values every home on a floor identically, a model cannot see your building’s flood zone, your openings, your condition, your view or your CDD line, which move a Castillo price by hundreds of thousands of dollars within one plan.
Yes. In the last twelve months first-floor Crienza homes sold at a mean of $494.06 a square foot, against $561.47 for the second-floor Zamora and $556.55 for the third-floor Riaza. The county values the three floors $208,222 apart.
With nine sales a year no building has a reliable premium. The highest recent sale, $1,575,000, came from 2864 Tiburon Blvd E, a building about 30 percent inside Zone AH, so condition and presentation outweighed the map there.
Castillo’s homes are larger on every floor, and per-foot prices normally fall as size rises. Over 24 months Castillo’s recorded sales averaged $570.52 a foot against $612.82 at Bolero, and the county values Castillo about 6 percent lower per foot.
Yes. Section 13.1 of the 2018 restated declaration requires the association’s prior written approval of every sale, the association has 15 days to act on a complete application, and an unapproved transfer is void.
It may disapprove for cause, furnish an alternate purchaser or buy the unit itself under Section 13.3. In practice approval turns on a complete application and a current account; no approval is given while assessments are owed.
Two: the Castillo condominium estoppel under Section 718.116(8) and the Tiburon Estates Homeowner’s Association estoppel under Section 720.30851. Florida law caps each fee at $299, plus $119 for expedited delivery.
Under Florida Statutes 718.503: the declaration, articles, bylaws and rules, the budget and financial report, the frequently asked questions sheet and any structural records the association holds. Request them from the association before you list.
Section 720.401 does not apply to associations regulated under Chapter 718, which the Castillo association is, but Tiburon Estates Homeowner’s 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.
Castillo’s buildings meet the three-storey height test of both laws, but both exclude a three-family dwelling with three or fewer habitable stories, and each building holds three homes. No public record settles it; request the association’s written position.
What the association’s records show, in writing. Request its position on both laws, any study or engineer’s letter, the budget and reserve schedule and the estoppel, so the answer is in the file before the buyer’s inspection period.
All 34 roofs were replaced under the association’s master policy after Hurricane Irma, and the reroofing notices of commencement were closed out in May 2019, so the roofs are roughly seven to eight years old in 2026. Confirm your building’s completion date.
It depends on the building. On panel 12021C0194J, effective February 8, 2024, buildings 12 to 18 are wholly Zone AH, three are substantially split, three carry slivers and 21 have no high-risk zone under them. Check your parcel on FEMA’s Map Service Center.
Yes, as a document. FEMA case 13-04-5785A removed 2809, 2813, 2835 and 2839 Tiburon Blvd E from the high-risk zone on the 2012 map. Put the letter in the file; a lender may still require flood insurance.
Your building’s zone 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, including flood claims and water intrusion, so we put the zone and history in the file.
The negotiated commission, documentary stamp tax at $0.70 per $100, two estoppel fees, a municipal lien search, and prorated taxes and assessments. At the $1,265,000 twelve-month median the deed stamps are $8,855.
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.
The recorded 2022 master amendment, OR 6149, Page 45, levies it on each new member at purchase, so it falls on the buyer unless the contract shifts it. It equals one quarter of the annual master assessment; the figure is on the master estoppel.
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.
The CDD lines are on the county tax bill, which Florida pays in arrears, so they are prorated with the property taxes. Association assessments are prorated to the closing date on the estoppel figures, under the contract.
It can. Three Castillo homes carried $836.33 less in non-ad valorem charges on the 2025 roll, the size of the Series 2022 debt line, most likely a prepaid bond assessment. Your buyer saves that line each year to May 2031.
Yes. The approved lease stays in force and the buyer takes the home subject to it. Disclose the lease, its end date and the tenant’s showing terms from the start, and coordinate the approval and closing with the tenant’s term.
It depends on your carrying cost, tax position and the market direction. The 30-day minimum and four-lease cap rule out nightly rental, and tenants may not keep pets. We run both scenarios with you.
Yes. Seasonal buyers often like turnkey homes, but furniture rarely returns its cost in the price. When furniture is part of the sale we list it on a separate inventory so the appraisal and the lender treat it correctly.
Above the ground floor, yes. Section 6.3.3 of the 2018 restated declaration requires Board approval for hard-surface flooring above the ground floor, so a Zamora or Riaza seller with tile or wood should find the letter before listing.
Only with Board approval, to the Board’s specifications. Opening protection varies unit by unit at Castillo and drives the wind-mitigation report, so upgraded openings with permits help a buyer price insurance.
For a Castillo home, yes: the windows, doors, air conditioning, water heater and appliances are the owner’s under Section 6.2, the buildings date from 2001 to 2003, and a buyer’s inspector will price every one of them.
Very likely, if you hold a homestead exemption. The 2025 certified bills ran from $6,247 on protected homesteads to $14,511, with a $12,650 median including the CDD and solid-waste lines.
No. The 2001 covenants bar “For Sale” and “For Rent” signs on Castillo’s common areas. We market through the MLS, outreach and showings registered through Tiburón’s gate.
Yes. Agent-to-agent marketing before the MLS suits an estate or a private sale. With eight actives the trade is exposure, and we tell you which way it lands for your home.
It depends on your membership and the club’s current plan. Castillo’s own recorded documents contain no membership obligation, and the master declaration directs resale buyers to the club, so raise it at listing and confirm in writing with the club.
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. Seven Castillo homes are owned from Ontario. Engage a CPA early.
Fall. Most Castillo buyers are seasonal, and a listing live by November meets the January-to-April buyer pool with the documents, approval package and photography ready.
Get a written valuation from your floor’s recorded sales, request the association’s documents, structural position and both estoppel figures, and pull your building’s flood facts and your opening permits. Request a Castillo at Tiburón valuation or call Jesse McGreevy at (239) 898-6072.
Every Castillo at Tiburón figure on this page traces to a primary source below, listed as of September 30, 2026: recorded Collier County instruments, the Pelican Marsh CDD, the Collier County Tax Collector, Collier County and state records, federal agencies, the federal court record, WCI’s archived 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 Castillo at Tiburón seller always opens the official, current copy: the Collier County Clerk’s own viewer for recorded instruments, FEMA’s Map Service Center, the Pelican Marsh CDD, and the Florida Legislature. We host nothing ourselves.
Document | What it proves for a Castillo seller | Official authority |
|---|---|---|
Amended and Restated Declaration and Bylaws, OR 5509, Page 3295 | Approval of every sale, the 15-day window, leasing, pets, maintenance split, special-assessment cap | |
Second Amended and Restated Rules and Regulations, OR 6358, Page 2364 | Vehicles, shutters, exterior, pets, work hours | |
Declaration of Covenants and Restrictions for Castillo at Tiburon, OR 2916, Page 2913 | Pool, clubhouse, lake, golf-course buffer, sign ban | |
Declaration of Condominium, Castillo I at Tiburon, OR 2909, Page 1802 | “Three-unit, three story buildings” and the surveyor’s exhibits | |
Master amendment, Capital Contribution Assessment, OR 6149, Page 45 | The one-time charge on the new member | |
Letter of Map Amendment 13-04-5785A | Buildings 2, 3, 5 and 6 removed from the 2012 high-risk zone | |
Pelican Marsh CDD fiscal 2027 adopted budget | The $1,879 operations line on the next tax bill | |
Pelican Marsh CDD July 15, 2026 minutes | The May 2031 final bond payment | |
2026 Flood Protection Newsletter | The Class 5 CRS discount and the 50 percent rule in Zone AH | |
Florida Statutes 718.503, disclosure prior to sale | The condominium document package | |
Florida Statutes 718.116, assessments and estoppel certificates | The condominium estoppel and its fee cap | |
Florida Statutes 720.30851, homeowners association estoppel certificates | The master estoppel | |
Florida Statutes 201.02, documentary stamp tax | The $0.70 per $100 deed tax | |
Florida Statutes 689.261, property tax disclosure summary | The warning your buyer must receive about the tax reset | |
NAR settlement frequently asked questions | That commission is negotiable after August 17, 2024 |
McGreevy and Comisar list and sell homes across Southwest Florida from an office in Bonita Springs, and Castillo at Tiburón sits inside the North Naples golf-community market they work every week. If you are weighing a sale on Tiburon Blvd E or Castillo Ct, the first conversation costs nothing and usually saves a seller more than any decision made later.
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 tracked every Castillo closing of the last 12 months in the Southwest Florida MLS against Collier County’s deed record, and every priced Castillo deed back to WCI’s first closings in 2001. Nothing on this page is legal, tax or insurance advice.
Market data from Southwest Florida MLS, pulled September 18, 2026, and from Collier County Property Appraiser files, 2026 preliminary roll. Brokered by Domain Realty.