Sell Your Escada at Tiburón Home With the #1 Team in Southwest Florida Since 2012

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

Why Sell Your Escada at Tiburón Home With McGreevy and Comisar?

Escada at Tiburón is 31 custom estate homes on 32 platted lots; none closed in the twelve months to September 18, 2026, and the county recorded four qualified sales in 36 months at a $5,995,000 median. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price an Escada home from its own lot, frontage and recorded sales.

This page is written for the Escada owner. The full record of the neighborhood itself, the 2000 and 2009 declarations, the lot-by-lot frontage, the flood map home by home and every recorded sale since 2001, is on our Escada 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 Escada at Tiburón home valuation. If you are also thinking about buying back into Tiburón, read our Escada 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 Escada estate 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 Escada Drive, on Escada Court, 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.

Sell Your Escada Home With the #1 Team in Southwest Florida Since 2012

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 board approval, two estoppels and club transfer every Escada 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.

The Credentials, Stated Plainly

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

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.

What We Do Not Publish About Ourselves, and Why

You will not find a McGreevy and Comisar sales count for Escada or for Tiburón on this page. With no Escada closing in the last twelve months there is no recent Escada sale for any team to have represented, and we would rather show you the whole Escada record than a number about us. Every figure below comes from the Southwest Florida MLS, from Collier County’s records, from the Pelican Marsh Community Development District or from the recorded Escada documents, with its window and date beside it.

How We Work an Escada Listing, and Who Actually Does 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, master association, District and club 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.

What Makes Selling an Escada at Tiburón Home Different?

Selling an Escada at Tiburón home differs from any other Tiburón sale in five ways: the market is the thinnest and highest-priced in the community, the board must approve every buyer, no yard sign is allowed, the county’s square footage understates living area, and your buyer inherits the largest CDD bond line in Tiburón.

Thirty-One Custom Houses, No Two Alike

Escada is not a builder’s product line. The 2000 declaration contemplated both WCI-built and independently built homes, the county roll dates the 31 main houses from 2002 to 2021 with a median build year of 2008, and every one carries the same county improvement-quality grade, quality 6. A comparison between two Escada homes starts with the lot, the frontage and the build year, and only then with the size.

The Board Approves Every Sale

Section 9 of the owners’ 2009 Amended and Restated Declaration (OR 4467, Page 3164) bars any sale or gift “without prior written approval of the Board of Directors.” The board needs 20 days’ notice with the contract, may interview the buyer and decides within 20 days of a complete application, with silence deemed approval. The processing fee is capped at $100 per applicant (Section 9.6). We build that approval into the contract dates from the first day.

No Sign, No Open House, No Solicitation

Section 7.8 bans “For Sale”, “For Rent” and “Open House” signs anywhere in Escada, including in windows and on vehicles, and Section 7.7 bans solicitation. An Escada home is marketed without a yard sign by design, which makes the photography, the MLS exposure, the database and the private showing schedule do the whole job.

The County Square Footage Is Not Living Area

On the three Escada homes with a public MLS living area, the county’s base area runs 20% to 31% below the listing’s living area, and the county’s total adjusted area runs 14% to 18% above it (Collier County Property Appraiser public roll, tax year 2026 preliminary, against MLS 223035866, 226028398 and 226025810). A price per square foot built on the county figure can be $1,400 or $800 on the same sale. We price on measured living area and label every measure.

The Highest CDD Bond Line in Tiburón

The Collier County Tax Collector’s 2025 bill for Escada Lot 1 carries a Pelican Marsh CDD line of $4,299.00, of which about $2,574 is Series 2022 debt service by our arithmetic against the District’s $1,725 fiscal 2026 operations figure. The District Manager put Escada’s fiscal 2027 debt figure at approximately $2,532 at the July 15, 2026 board meeting, the highest of any Tiburón neighborhood, with the bonds’ final maturity on May 1, 2031. Your buyer will ask; the answer is a number and an end date.

Key Takeaways for an Escada at Tiburón Seller

The key takeaways for an Escada at Tiburón seller are few and specific: a 31-home market with no sale in the last year, four county-recorded sales in three years between $5,250,000 and $6,225,000, a county roll that jumped 27.4% for 2026, and a sale process with its own approvals and deadlines.

• Escada is 31 custom estate homes on 32 platted lots (Lots 29 and 30 are one parcel), on two private streets, with lots of 0.51 to 1.25 acre and a 0.62-acre median, every lot backing onto a lake or the golf course.
• The Southwest Florida MLS Matrix counts no Escada closing in the twelve months to September 18, 2026, and the county recorded no Escada deed of any kind after June 30, 2025 (sales file dated August 29, 2026).
• The county recorded four qualified Escada sales in the 36 months to August 2026, median $5,995,000, range $5,250,000 to $6,225,000, and seven in 60 months, all listed on this page.
• The first window with ten or more sales is all recorded history: 43 qualified improved sales since 2001, median $3,780,000; the ten sales of 2021 to 2025 carried a $5,782,500 median.
• Two Escada listings, at $7,250,000 and $6,700,000, were the two highest asks in Tiburón on September 18, 2026, about 18 months of supply at the three-year county pace.
• The county raised Escada’s 2026 preliminary median just value 27.4% to $5,331,624, with 29 of 31 homes up; the 2025 certified median tax bill was $41,213.66.
• All 31 homes read Zone X at their county address points on FEMA panel 12021C0194J, effective February 8, 2024; one footprint, 2552 Escada Dr, is 8.9% inside a Zone AE lake edge.
• Every sale needs board approval, the Section 720.401 disclosure summary before the contract, two estoppels and, if the buyer wants it, a Tiburón Golf Club Signature Membership transfer applied for at least 30 days before closing.

Is Now a Good Time to Sell at Escada at Tiburón?

For a well-prepared Escada home priced to the recorded sales, yes. No Escada home closed in the twelve months to September 18, 2026, but the county recorded four qualified Escada sales from February 2024 to June 2025 at $5,250,000 to $6,225,000, and only two Escada homes were listed that day, so the next well-priced sale sets the level.

Data updated: September 2026 (Southwest Florida MLS Matrix, Tiburón development report, closed September 18, 2025 to September 18, 2026 and active on September 18, 2026, pulled September 18, 2026; Collier County Property Appraiser recorded-sales file dated August 29, 2026, DOR-qualified improved sales)

The Window Widens Until It Holds Real Sales

We publish a median only when ten or more sales sit behind it, and we widen the window until it does. At Escada that takes every recorded sale since 2001, so we show each window and list the sales themselves where the count is under ten.

The Seven Qualified Sales of the Last Five Years, Sale by Sale

Seven sales do not make a median worth quoting, so here they are one by one (Collier County Property Appraiser sales file dated August 29, 2026; lot, frontage and year built from the tax year 2026 preliminary roll and county parcel polygons).

Window: the 60 months to the county’s August 29, 2026 file. Seven sales, total $44,480,000 (our sum), range $5,250,000 to $8,000,000. Two houses appear twice: 2581 Escada Dr sold new in 2021 and again in 2024, and 2562 Escada Ct sold in March 2024 and again fifteen months later, 7.3% higher on the recorded prices (our arithmetic).

Two Listings Against No Sales in a Year

On September 18, 2026 the MLS showed two Escada listings: 2581 Escada Dr at $7,250,000, listed August 6, 2026, 43 days on market, and 2558 Escada Ct at $6,700,000, listed September 8, 2026, 10 days on market (Southwest Florida MLS Matrix). They were the two highest asks in Tiburón; the next was $3,995,000. At the three-year county pace of four sales in 36 months, two listings are about 18 months of supply (our arithmetic). A buyer shopping Escada this season compares your home with those two, with the recorded sales and with estate homes elsewhere in North Naples.

What the Tiburón Numbers Say About Negotiation

With no Escada closing in the window, there is no Escada days-on-market or sale-to-list figure to report. Across Tiburón the 32 closings in the same twelve months ran a median of 86 days on market and a median sold-to-list ratio of 93.84%, and the highest sale anywhere in Tiburón was $4,000,000 (Southwest Florida MLS Matrix, September 18, 2026). The Escada sale with a public MLS price path, 2581 Escada Dr in March 2024, went from $6,895,000 to $6,490,000 and closed at $6,190,000, about 95.4% of its last ask and 89.8% of its first (MLS 223062912; our arithmetic).

Why the Escada Numbers Differ From the Tiburón Numbers

Tiburón’s $1,850,000 twelve-month median mixes Ventanas mid-rise residences, Castillo and Bolero condominiums, coach homes and the three smaller detached neighborhoods. The most expensive home that sold anywhere in Tiburón in the last twelve months closed below every Escada sale the county has recorded since 2021. An Escada home is priced against Escada first, then against estate homes across North Naples, and only then against Tiburón.

Thinking of Selling Your Escada Home? Start With a Written Valuation

With two listings, no sale in a year and a buyer pool that knows it, the price you open at decides the season. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; start with a free Escada at Tiburón home valuation, priced against the Escada sales that fit your lot and house, 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.

What Have Escada Homes Sold For Over Twenty Years?

Escada homes recorded 43 qualified improved sales from 2001 to August 2026 at a median of $3,780,000, and the ten sales of 2021 to 2025 carried a median of $5,782,500, from $4,650,000 to $8,000,000. The record is $8,000,000 for 2556 Escada Dr, recorded May 2023 (Collier County Property Appraiser recorded-sales file).

Data updated: September 2026 (Collier County Property Appraiser recorded-sales file dated August 29, 2026, DOR-qualified improved sales since 2001; Southwest Florida MLS Matrix, pulled September 18, 2026)

The Arc, Period by Period

Five of the 43 deeds, recorded from 2001 to 2007 at $683,300 to $807,000, were priced like lots and preceded the house now standing on each lot, so the period table leaves them out.

Where a period has an even number of sales, the median is the mean of the middle pair. No qualified improved Escada sale was recorded in 2006, 2009, 2019 or 2026 to date.

What the Arc Means for a Seller Today

The Escada median fell about 31% from the 2004 to 2008 level into the 2010 to 2014 trough, recovered to roughly the old level by 2015 to 2020, and stepped up about 52% in 2021 to 2025 (our arithmetic from the medians). A seller who remembers the $8,000,000 record is remembering one house on one lot in May 2023. The market an Escada seller prices into in 2026 is the $5,250,000 to $6,225,000 band of the last four sales, tested against two asks above it.

Repeat Sales, House by House

Repeat sales remove the difference between houses and show the market itself (Collier County Property Appraiser recorded-sales file, qualified sales only):

• 2562 Escada Ct, built 2007: $3,320,000 in 2007, $2,300,000 in 2011, $3,750,000 in 2016, $5,800,000 in March 2024 and $6,225,000 in June 2025.
• 2531 Escada Ct, built 2003: $2,775,000 in January 2014, then $5,250,000 in February 2024, about 89% higher ten years later.
• 2581 Escada Dr, built 2021: $5,765,000 new in November 2021, $6,190,000 in March 2024, and listed at $7,250,000 in August 2026.
• 2558 Escada Ct, built 2013: $2,565,000 new in September 2013, $3,950,000 in July 2018, and listed at $6,700,000 in September 2026.
• 2538 Escada Ct, built 2002: $3,930,000 in 2005, $3,250,000 in 2011 and $3,975,000 in 2020, fifteen years to get back to where it started.

What the Repeat Sales Mean for Your Gain

An owner who bought between 2010 and 2020 is very likely holding a large gain on the recorded prices. An owner who bought in 2021 to 2023 should compare the 2024 and 2025 sales with their own price before listing, because the Escada record since 2023 has a floor above $5,000,000 but no sale since June 2025 to prove the next level. We do that comparison in writing before anyone signs a listing agreement.

The Lot Market Behind the Houses

Escada began as a lot market. The first vacant-lot sales, December 2000 to December 2002, ran from $565,000 to $847,500; lots reached $1,000,000 three times in 2006 and 2007 and fell to $350,000 in December 2010; the last two vacant lots sold in 2012 for $685,000 and $535,000 (Collier County Property Appraiser recorded-sales file). Today no vacant homesite remains, and the county’s median land value per Escada lot is $1,661,687 on the 2026 preliminary roll. That land value is the floor under every teardown conversation at Escada.

Which Recent Escada Sales Matter Most to Your Price?

The recent Escada sales that matter most to your price are the ones that share your frontage, lot size and build era, because every Escada house is custom. A buyer’s agent and a buyer’s appraiser will line your home up against the few Escada sales since 2021, then adjust for lot, frontage, build year, living area, renovation and condition.

Data updated: September 2026 (Collier County Property Appraiser recorded-sales file dated August 29, 2026 and tax year 2026 preliminary roll; county parcel polygons; Southwest Florida MLS Matrix, pulled September 18, 2026)

The Ten Sales of 2021 to 2025, With Their Setting

Sources: Collier County Property Appraiser recorded-sales file, DOR-qualified improved sales; frontage measured from county parcel polygons; lot size and year built from the tax year 2026 preliminary roll.

Build Era First

Split by build year, the five sales of homes built from 2014 on (the 2014, 2015, 2018 and 2021 houses) carried a median of $6,190,000, and the five sales of homes built from 2003 to 2009 carried a median of $5,250,000 (our arithmetic from the table). Twenty years of build dates means twenty years of roofs, openings and code editions, and a buyer’s insurer prices every one of them.

Then the Frontage

Ten of Escada’s 32 lots border the golf course; the other 22 back onto one of four District-owned lakes, and Lots 10, 11, 19 and 26 touch both (county parcel polygons, measured September 24, 2026). The ten recent sales include golf-only lots from $4,900,000 to $7,250,000 and lake lots from $4,650,000 to $8,000,000, so the record is too thin to put a number on a golf premium. We price frontage by comparing the specific sales and the specific view, and we say which lake or which fairway your lot faces in every listing.

Then the Lot Size and the Living Area

Escada lots run from 0.51 to 1.25 acre, and the combined Lots 29 and 30 at 2564 Escada Dr are the only 1.25-acre homesite. Living area comes from the listing or a measurement, never from the county’s base area. On MLS living area, the two Escada sales with a public figure closed at about $958 a square foot (the $8,000,000 record, 8,351 square feet) and about $886 (2581 Escada Dr in 2024, 6,988 square feet) (MLS 223035866 and 223062912; our arithmetic).

The Comparable That Misleads

A buyer’s agent may cite the $4,650,000 sale of 2546 Escada Ct in April 2021 as proof that Escada trades below $5,000,000. It is a 2004 house on a sale that predates every sale since, and every qualified Escada sale recorded since 2023 has been above $5,000,000. We explain that in writing rather than let it set your number.

What a Buyer’s Appraiser Will Use

An appraiser for a financed buyer will reach for the most recent Escada sales first, then for estate sales elsewhere in North Naples, because nothing else in Tiburón reaches Escada’s price: from September 2023 to August 2026 Marsala’s highest qualified sale was $4,950,000. We hand the appraiser the Escada sales with their frontage and build year, your home’s measured living area, the permit record and the flood file, so the adjustments rest on documents.

Escada vs Marsala: Which Will Your Buyer Choose?

Escada and Marsala are the two Tiburón neighborhoods a buyer of a larger detached home tours, both platted Chapter 720 neighborhoods under WCI Communities declarations. Escada offers larger lots, custom construction and Zone X at every address point on panel 12021C0194J; Marsala offers newer homes at well under half Escada’s county value, looser leasing and no CDD line at all.

Data updated: September 2026 (Collier County Property Appraiser tax year 2026 preliminary roll and recorded-sales file dated August 29, 2026; Southwest Florida MLS Matrix, pulled September 18, 2026; recorded Escada and Marsala declarations; FEMA National Flood Hazard Layer, read September 2026; Collier County Public Schools zoning, 2026-27)

Escada vs Marsala Decision Table

Who Should Choose Escada, and Who Should Choose Marsala?

A buyer should choose Escada for land that nothing else in Tiburón matches, a custom house at the county’s top quality grade, a lake or golf edge on every lot and Zone X at every address point on panel 12021C0194J, effective February 8, 2024, and should plan to live in the house rather than lease it by the season. A buyer should choose Marsala at Tiburón for a newer WCI-developed home at well under half Escada’s county value, 30-day leasing and no District line on the tax bill. A buyer who wants a smaller lot and a lower entry price will also look at Serafina at Tiburón, whose four qualified sales from September 2023 to August 2026 carried a $3,062,500 median.

What the Comparison Means for Pricing Your Escada Home

Your Escada listing competes with Marsala’s listings on the buyer’s shortlist even though it does not compete on price: Escada’s lowest qualified sale in the last 36 months, $5,250,000, is above Marsala’s highest, $4,950,000. Lead with what Marsala cannot offer: the lot, the frontage, the quality grade and the Zone X reading on panel 12021C0194J. Then answer the two things Marsala has that Escada does not, the missing bond line and the looser leasing, with the bond line’s end date and the owner-occupied character the one-lease rule protects.

How Do We Price an Escada Home?

McGreevy and Comisar price an Escada home against the Escada sales that fit it, same frontage, similar lot and build era, then adjust for measured living area, renovation, roof age, opening protection, the flood file and time, and finally test the number against the two live Escada asks and the estate listings a buyer tours across North Naples.

Reading an Escada Lot From Its Number

An Escada lot number tells us the setting before we visit. Lots 20 to 25 back onto the golf course alone; Lots 10, 11, 19 and 26 touch both golf and a lake; Lots 1 to 6 back onto lake L-3, Lots 7 to 9 onto L-2, Lots 12 to 18 onto the interior lake L-1 with its rock waterfall, and Lots 27 to 32 onto L-4 (county parcel polygons, measured September 24, 2026). Frontage is not the same as view: lake width, planting and orientation decide what a buyer actually sees.

The Six Checks Before We Price

Before we price an Escada home we check six things in this order: the lot’s acreage and whether it touches the golf tract or a lake, and which lake; every recorded sale of that house and of its neighbors, with the MLS history behind each; the county permit history for the roof, windows, doors and any generator; the parcel’s own tax bill for the Pelican Marsh CDD line; whether the home has an elevation certificate or a Letter of Map Amendment in the county’s records; and the club membership status and the association’s transfer and estoppel paperwork.

Why Automated Estimates Miss at Escada

The county values each Escada home separately, from $3,337,743 to $7,538,734 on the 2026 preliminary roll, and the median just value jumped 27.4% on the year to $5,331,624. A model that leans on those values, or on the county’s base area, cannot see a 2025 roof, impact openings, a $1.5 million renovation or a lake that looks across to a fairway, and it has no Escada sale in the last twelve months to learn from. At Escada an automated number can miss by seven figures.

County Value Against Recorded Price

The county’s 2026 preliminary just value for 2562 Escada Ct is $5,176,829, while the same home recorded a $6,225,000 sale in June 2025; 2531 Escada Ct carries $4,921,207 against a $5,250,000 sale in February 2024 (Collier County Property Appraiser public roll and recorded-sales file). Just value is a mass-appraisal figure set as of January 1 for taxation. In both recent sales the county’s 2026 value sits below the recorded price, so a seller who prices from the tax roll starts low.

The Value Drivers a Model Cannot See

The first is the land: acreage, frontage and the view the lot actually gives. The second is the build year and what has been done since, because roofs, openings and systems span twenty years at Escada. The third is measured living area, which the county does not hold. The fourth is condition and finish, which no public record surveys house by house. The fifth is the paperwork, because a home with its permits, flood documents, estoppel figures and club transfer answer in the file sells with fewer questions.

Pricing Against the Live Competition

With two Escada listings asking $7,250,000 and $6,700,000 on September 18, 2026, at about $1,037 and $1,192 per MLS square foot, a buyer has a clear comparison in front of them. Both asks sit above every recorded Escada sale except the $8,000,000 record in 2023 and the $7,250,000 sale of 2577 Escada Dr in 2022. We set a list price that wins the first 30 days against those two and against estate listings elsewhere in North Naples, because an Escada home that sits past a season becomes the one buyers ask about rather than the one they tour.

How Do We Market an Escada Home?

McGreevy and Comisar market an Escada home to a small, specific buyer pool, mostly buyers who make Naples home, through professional photography, cinematic video, drone, MLS exposure, agent outreach and a qualified-buyer database, with scheduled private showings through Tiburón’s gate, because Escada’s declaration bans every sale sign and open house sign.

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

Who Actually Buys at Escada

On Collier County’s 2026 preliminary roll, 20 of the 31 Escada homes, 64.5 percent, carry a homestead exemption, and 25 owners, 80.6 percent, receive their tax bill at a Florida address; the other six mail to Illinois (two), Massachusetts, New Jersey, Ohio and Ontario, Canada. Escada is mostly a primary-home neighborhood, and its buyers are often already in Naples. We market to both the move-up local buyer and the out-of-state buyer relocating for good.

Photography, Video and the Setting

Escada’s amenity is the setting: a private pool at every one of the 31 homes, a spa at 29, a fountain at 14 and only four screen enclosures, which gives the neighborhood an open-air look unlike most of Tiburón (county roll, tax year 2026 preliminary). The photography shows the pool and the lake or fairway at the right time of day, the drone shows the lot against the lakes, the waterfall and the golf holes, and the video lets a buyer who is still up north walk the house before booking a flight.

Selling Without a Sign

Section 7.8 of the 2009 declaration bans “For Sale”, “For Rent” and “Open House” signs anywhere in Escada, windows and vehicles included, and Section 7.7 bans solicitation. An Escada listing is sold through the MLS and syndication, direct outreach to the agents who work North Naples estate homes, our own database of qualified buyers, and scheduled showings registered through the District’s guest system at Tiburón’s gate.

Discreet and Off-Market Options

Some Escada owners want quiet, for an estate, a family change or privacy in a 31-home enclave. We can run a quiet pre-market period agent to agent before a full launch. The trade is exposure: in a neighborhood with no sale in a year, an off-market sale can cost you the competition that sets the price, so we tell you honestly which way that trade lands for your home.

Marketing the Cost Stack Honestly

A buyer will see the Escada assessment, the master assessment, the one-time master capital contribution, the Pelican Marsh CDD lines and the property tax. We put every line we can source, with its source, in the listing file from day one: the District line from your own tax bill, the master contribution’s recorded formula, and the association figures from the estoppel certificates. The fee conversation then happens before a contract rather than during underwriting.

How Do We Negotiate an Escada Contract?

McGreevy and Comisar negotiate an Escada contract at partner level, never through an assistant, and we build the Section 720.401 disclosure summary, the board approval, both estoppels, the club transfer window and the buyer’s insurance quote into the contract dates so that none of them becomes a late surprise that reopens the price.

Partner-Level Negotiation, Never an Assistant

Jesse McGreevy or Marc Comisar handles every offer, counter and inspection response personally. At Escada the path from first ask to closing is where most of the negotiation happens: the one recent sale with a public price path closed at 89.8% of its first ask. An Escada buyer usually has time and knows it, so the first counter sets the tone.

The Board Approval Window

The board needs at least 20 days’ notice with the signed contract, may interview the buyer and decides within 20 days of complete information or 60 days after notice, with silence deemed approval (Sections 9.2 to 9.6). A disapproval takes a majority of the whole board, listed good cause and a written opinion of counsel. We deliver a complete application the day the contract is signed so the approval never sets the closing date.

Inspection, the Roof and the Openings

A buyer’s inspector and insurer will price the roof, the openings and the systems. The county’s permit reports list 44 permits at 19 of the 31 homes from January 2024 to July 2026: 17 air-conditioning permits, new roofs at three homes, window, door and shutter permits at four, and standby generators at four (Collier County monthly building permit reports). Knowing your roof date, your opening protection and your condenser ages before listing removes an easy credit.

Insurance Before It Becomes a Contingency

Citizens Property Insurance cannot write a home with a dwelling replacement cost of $700,000 or more in Collier County (Section 627.351, Florida Statutes), so every Escada buyer shops the private or surplus market. We give the buyer’s agent your roof permit, your wind-mitigation report, your opening protection record and the flood determination at the first showing, so the quote arrives inside the inspection period rather than after it.

The Club Transfer Date

If your buyer wants your Tiburón Golf Club Signature Membership, the declaration lets it pass without a new membership fee only if you are in good standing, resign effective at closing, and your buyer applies at least 30 days before closing and is approved (Section 4.8). The club’s current Membership Plan controls, so we confirm the terms with the club in writing and set the closing date to fit the 30 days.

What Does It Cost to Sell an Escada at Tiburón Home?

Selling an Escada at Tiburón home costs the negotiated commission, Florida documentary stamp tax on the deed at $0.70 per $100, the Escada and Tiburón master estoppel certificates as the contract assigns them, and prorated taxes, CDD lines and assessments. In Collier County the buyer customarily pays the owner’s title policy, and the buyer pays the one-time master capital contribution.

Data updated: September 2026 (Florida Statutes 201.02 and 720.30851; master association amendment OR 6149, Page 45; Collier County Property Appraiser 2025 certified roll; Collier County Tax Collector 2025 bills; Collier County recorded-sales file dated August 29, 2026)

Documentary Stamp Tax on the Deed

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 Escada 36-month county median of $5,995,000 that is 59,950 taxable units, or $41,965. At the June 2025 sale price of $6,225,000 it is $43,575 (our arithmetic). After commission, it is the largest fixed cost of selling.

Title Insurance and the Collier County Custom

In Lee County the seller customarily chooses the closing agent and pays the owner’s title policy. In Collier County 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.

Two Estoppel Certificates

An Escada sale needs one estoppel certificate from the Escada association and one from Tiburón’s master association. Section 720.30851 requires each within 10 business days of a request, caps the base fee at $250, allows $100 more for delivery within 3 business days on an expedited request and up to $150 more if the account is delinquent, subject to the adjustment the state publishes. The contract sets who pays. Order both the week the contract is signed.

The One-Time Charge Your Buyer Pays, Not You

A 2022 amendment recorded by the master association (OR 6149, Page 45) adds a Capital Contribution Assessment charged to each new member at purchase, equal to one quarter of the annual Common Assessment, in an amount the master board sets by resolution. It falls on the buyer unless the contract shifts it, and the master estoppel states the dollar figure. We found no resale capital contribution at the Escada level in the recorded documents; the association’s own estoppel confirms it.

Commission After the NAR Settlement

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.

A Seller Net Sheet at the Escada Median

The proration line is 181 days of a $41,213.66 bill, the median 2025 certified total tax across the 31 Escada homes, which already includes the Pelican Marsh CDD line and the county solid-waste charge (our arithmetic). Collier bills are paid in arrears, so the seller credits the buyer for the days owned. 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.

What Must an Escada Seller Disclose Under Florida Law?

An Escada seller must give the buyer the Chapter 720 homeowners association disclosure summary before the buyer signs the contract, disclose the Pelican Marsh Community Development District in writing as the recorded declaration requires, deliver the property tax disclosure summary, and disclose known facts that materially affect value and are not readily observable.

The Section 720.401 Disclosure Summary, Before the Contract

Section 720.401(1)(a) of the Florida Statutes requires that a prospective buyer of a parcel in a mandatory homeowners association be presented a disclosure summary before executing the contract for sale, and on a resale the parcel owner, the seller, supplies it. Escada at Tiburon Homeowners Association, Inc. is a Chapter 720 association; its original Articles state, in capitals, “THIS ASSOCIATION IS NOT A CONDOMINIUM ASSOCIATION,” so the condominium exclusion in Section 720.401(2) does not apply. The timing is pre-contract, never at closing.

The Voidability Clause and the Three-Day Right

Under Section 720.401(1)(b) and (c), the contract must state in conspicuous type that if the summary was not provided before signing, the buyer may void the contract by written notice within 3 days after receiving the summary or before closing, whichever occurs first. The right cannot be waived and ends at closing. A summary handed over late does not fix the contract; it starts the buyer’s clock. We attach the summary to the listing file on day one so it goes to every buyer before an offer is signed. This is information, not legal advice; your closing agent or attorney confirms how it applies to your contract.

The Recorded District Disclosure and Who Owes What

Escada’s original 2000 declaration (OR 2677, Page 1622, Section 3) is the District disclosure: the neighborhood lies inside the Pelican Marsh Community Development District, District taxes and assessments appear on the county tax bill and are liens on the lot, and each owner agrees to disclose the District to a buyer in writing. Read with the master association’s 2022 amendment (OR 6149, Page 45), the recorded documents give a clean split: the seller owes the disclosure before the contract, and the buyer owes the one-time master capital contribution at purchase. The amount of that contribution is on the master estoppel; the structure is on the record.

What a Complete Summary and Estoppel Should Surface at Escada

A complete Escada disclosure summary and estoppel set should show the association’s current quarterly assessment, the master assessment and capital contribution, the Pelican Marsh CDD operations and Series 2022 lines through May 2031, the transfer-approval requirement and the $100 fee cap, the one-lease-a-year rule, the 24-month build clock that applies to any lot sold, the ban on sale signs and the Signature Membership clause. We read both estoppels against that list before we send them to the buyer’s agent.

The Property Tax Disclosure Summary

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 Escada the 2025 certified bills ran from $27,154.29 to $65,658.74, and 20 of the 31 homes carry a homestead exemption, so the warning describes a real change in your buyer’s carrying cost.

Known Defects, Water and Claims

Under Johnson v. Davis, a Florida seller who knows of facts materially affecting value that are not readily observable must disclose them. For an Escada home that means known water intrusion, insurance claims, open or expired permits, unapproved exterior changes and any special assessment you know is levied or proposed. Your elevation certificate or Letter of Map Amendment, if you have one, goes in the file rather than waiting for a buyer to find it.

No Condominium Safety-Law Disclosure

Florida’s milestone-inspection law (Section 553.899) and structural integrity reserve study law (Section 718.112) apply to condominium and cooperative buildings. Escada’s homes are detached houses on platted lots under a Chapter 720 homeowners association, so neither law applies and there is no reserve study or milestone summary to deliver. That removes a question every buyer of a Tiburón condominium is asking in 2026.

What Does the Build-Year, Roof and Permit Record Mean for Your Sale?

The build-year, roof and permit record decides how an Escada buyer’s insurer and inspector price your home: the 31 houses were built from 2002 to 2021 under several editions of the Florida Building Code, and the county’s permit reports from January 2024 to July 2026 show new roofs at three homes, generators at four and opening upgrades at four.

Data updated: September 2026 (Collier County Property Appraiser tax year 2026 preliminary roll, year built; Collier County monthly building permit reports, January 2024 to July 2026; county building footprint layers, 2000 to 2025)

When the Houses Were Built

The median build year is 2008. The county’s footprint layers show 6 homes in the 2002 imagery, 13 by 2004, 18 by 2007, 22 by 2011, 26 by 2013, 29 by 2014 and all 31 by 2018. The first statewide Florida Building Code took effect March 1, 2002, so the earliest Escada homes may sit on either side of it depending on their permit dates; the code that applies to a specific house is set by its original permit date.

Permits by Type, January 2024 to July 2026

If Your Home Has a New Roof or Impact Openings

Put it in the listing with the permit number, the final inspection and the wind-mitigation form. Three Escada homes carry 2024 or 2025 roof permits, two of them among the 2002 originals, and the county issued window, door and shutter permits at four homes in the same period. A documented roof and opening protection matter to a private carrier and to the wind-mitigation credits under Section 627.0629.

How Does the Flood Zone Affect Selling an Escada Home?

The flood zone helps an Escada sale: all 31 homes read Zone X at their county address points on FEMA panel 12021C0194J, effective February 8, 2024, and 30 of 31 house footprints have no high-risk zone under them. The one exception is 2552 Escada Dr, where 8.9% of the footprint sits inside a Zone AE lake edge.

Data updated: September 2026 (FEMA National Flood Hazard Layer, panel 12021C0194J effective February 8, 2024, overlaid on Collier County address points, building footprints and parcels, measured September 24, 2026; county-held elevation certificates; FEMA Letters of Map Amendment; Collier County 2026 Flood Protection Newsletter)

Three Homes That Deserve an Early Determination

On panel 12021C0194J (effective February 8, 2024), three Escada homes deserve a Standard Flood Hazard Determination early in a sale: 2552 Escada Dr, whose footprint the AE edge touches, and 2569 Escada Dr and 2534 Escada Ct, whose footprints sit about 3 and 6 feet from a mapped AE edge. Six lots, 8, 9, 10, 17, 18 and 32, carry a strip of Zone AE at the back of the lot only, from 0.3% to 15.4% of lot area. No Letter of Map Amendment has been issued for any of those three lots.

The 2012 Map Still in Old Files

Four elevation certificates held by Collier County rate Escada homes Zone AH on the superseded May 16, 2012 panel, 12021C0194H: 2546 Escada Ct (2012), 2542 Escada Ct (2014), 2550 Escada Ct (2014) and 2565 Escada Dr (2014). On the current panel 12021C0194J, effective February 8, 2024, all four addresses read Zone X with footprints wholly outside the high-risk zone. An insurer or lender still working from a 2012-era certificate can quote the wrong zone; a current determination handed to the buyer early removes that question.

The Two Letters of Map Amendment

FEMA issued LOMA 13-04-0296A on October 12, 2012 for Lot 10, 2530 Escada Ct, and LOMA 19-04-1292A on December 13, 2018 for Lot 6, 2546 Escada Ct, both against the 2012 panel and both removing the structure from the high-risk zone. On panel 12021C0194J, effective February 8, 2024, both homes are wholly in Zone X anyway, so each letter is now a second layer of proof. If you own either home, put the letter in the listing file.

Surveyed Floors

On the four county-held certificates that rated a home Zone AH under the May 16, 2012 panel, 12021C0194H, the surveyed floor sits 2.8 to 4.0 feet above the highest base flood elevation printed on that certificate (our arithmetic). That is consistent with WCI’s original design rule, a lowest habitable finished floor of at least 14.3 feet NGVD (OR 2677, Page 1622). Collier County’s public layer holds seven certificates at six Escada homes; for any other home, a new certificate is a modest cost against a seven-figure sale.

Flood Insurance When the House Is in Zone X

Zone X usually makes flood cover cheaper, not unnecessary, and for a Zone X home there is generally no federal mandatory purchase requirement, though a lender may keep its own. The National Flood Insurance Program caps a residential building at $250,000 and contents at $100,000, far below an Escada replacement cost, so owners who want full cover buy excess or private flood. Collier County’s Community Rating System Class 5 gives a 25% discount on eligible NFIP policies, including policies outside the high-risk zone.

What Will Your Buyer Pay to Own at Escada at Tiburón?

An Escada buyer pays the Escada association’s quarterly assessment, the Tiburón master assessment, a one-time master capital contribution, and a county tax bill that carried a $41,213.66 median in 2025 including the Pelican Marsh CDD line of $4,299.00 per lot. The two association amounts are not published; they are on the estoppel certificates and the disclosure summary.

Data updated: September 2026 (Collier County Property Appraiser 2025 certified and 2026 preliminary rolls; Collier County Tax Collector 2025 bills; Pelican Marsh CDD fiscal 2026 and 2027 adopted budgets and July 15, 2026 minutes; recorded declarations)

The Stack, Line by Line

Four Homes Without the Debt Line

Four Escada homes show only $1,987.52 of non-ad valorem charges in every year from 2021 to 2025, against $4,560.91 on 25 homes (Collier County Property Appraiser public roll); the likeliest reading is that their bond assessment was prepaid or released, and the District’s assessment roll would confirm it. The combined Lots 29 and 30 at 2564 Escada Dr pay two District assessments. If your home is one of the four, that is a selling point, and we say so.

The Tax Reset Your Buyer Inherits

Twenty of the 31 Escada homes carry a homestead exemption, and Florida’s assessment limits hold a long-held homestead’s taxable value well below its just value. A homesteaded Escada home with a 2026 just value of $4,092,676 carries a preliminary tax of $22,954.92, while a non-homestead home at $6,718,513 carries $58,539.38 (county roll, tax year 2026 preliminary). A buyer who budgets from the purchase price at 9.4020 mills sees about $56,365 of ad valorem tax on a $5,995,000 price before the District lines (our arithmetic).

When the Debt Line Ends

The Series 2022 bonds have a final maturity of May 1, 2031, with $2,365,000 of principal outstanding at September 30, 2025 (District fiscal 2025 audited financial statements). After the final payment an Escada lot’s District line drops to the operations assessment alone. Adding the fiscal 2027 operations figure to the District Manager’s Escada debt figure gives an estimated District line of about $4,411 per lot on the November 2026 bill, our arithmetic; the bill itself is the authority.

Which Escada Rules Affect a Sale?

The Escada rules that affect a sale are the board’s approval of every buyer, the one-lease-a-year rule a tenant-occupied sale must respect, the architectural review a renovating buyer will read, the build clock on any teardown, and the vehicle, guest and sign rules, all set by the owners’ 2009 Amended and Restated Declaration (OR 4467, Page 3164).

Leasing Rules and a Tenant in Place

An Escada home may be leased only as a whole, to a natural person, no more than once in a calendar year, for a term of one year at minimum and at maximum, with the board’s prior approval and no subleasing (Section 10.2). A buyer who inherits an approved lease takes the home subject to it. Disclose the lease, its end date and the tenant’s showing terms from the first day of marketing, and coordinate the board approval and closing with the term.

Pets Your Buyer Inherits

Section 7.6 allows dogs, cats and other common household pets with no number, size or weight limit in the recorded declaration; pets are leashed or carried outside the owner’s lot, waste is picked up at once, and the board may require removal of a nuisance pet. For a buyer with large dogs, Escada’s rule is among the most permissive in Tiburón, and it is worth saying so in the listing.

Architectural Review and the Build Clock

Every exterior change, addition, color change, fence or landscaping change needs the Architectural Review Board’s written approval (Section 6), and no tree with a trunk over 2 inches in diameter may be removed without consent (Section 7.12). For any lot sold after the 2009 restatement, construction must start within 24 months of closing and finish within 24 months (Section 7.26). A buyer who plans a teardown will ask how that clock applies; the written Architectural Planning Criteria are not recorded, so request them from the association before listing.

Vehicles, Guests and Tanks

Only vehicles that fit in the garage may be kept at Escada, apart from guests’ and service vehicles temporarily present (Section 7.11). With the owner away, family may stay up to 15 days at a time and 60 days a year, and other guests one week, twice a year (Section 7.2). No above-ground tank of any liquid or gas may sit outside the building (Section 7.14), so a propane generator needs a buried tank; four Escada homes added standby generators in 2024 to 2026.

What Does the Tiburón Golf Club Membership Mean for Your Sale?

The Tiburón Golf Club membership affects an Escada sale because the recorded declaration ties a Signature Membership to the first buyer of each lot and lets it pass to a resale buyer without a new membership fee only on a set timeline. The club is privately owned, it publishes no membership prices, and its current Membership Plan controls.

What the Declaration Says

Section 4.8(C) of the 2009 declaration obliged each initial purchaser of a residential lot, other than a builder buying to resell, to acquire a Signature Membership at closing. For a resale, it says the buyer “should” contact the club to confirm a Signature Membership is available for the lot without a membership fee. If the transfer is not arranged, the membership “shall be deemed resigned as of the date of the closing,” with no refund.

What We Do With It

We confirm your membership category and standing with the club in writing before listing, tell buyers at the first showing whether the Signature Membership can pass, and write the 30-day application window into the contract. A Medallion member may arrange a transfer and receive “all or a portion” of the fee under the club’s Membership Plan (Section 4.8); the plan sets the percentage and timing, so we get the club’s answer in writing.

How Long Does It Take to Sell an Escada Home?

The Escada record is too thin for an Escada days-on-market figure: no Escada home closed in the twelve months to September 18, 2026. Tiburón’s 32 closings in that period took a median of 86 days on market (Southwest Florida MLS Matrix), and an Escada contract adds the board and club windows, so plan on a season.

Data updated: September 2026 (Southwest Florida MLS Matrix, Tiburón development report, pulled September 18, 2026)

Season and the Escada Buyer

In Tiburón, season buys speed, not price. Of 32 closings in the year to September 18, 2026, 16 fell in January to May and 16 in June to December; the median days on market was 81 against 102.5, while the median sold-to-list ratio was 93.70% against 93.88% (Southwest Florida MLS Matrix). A listing live by November meets the winter buyer pool with the file already built.

A Realistic Sequence

Valuation, permit pull and document request in week one; photography, video and drone in week two; listing live in week three; the Section 720.401 summary to every buyer before an offer is signed; the board application filed with the contract; both estoppels ordered on the first business day; the club transfer applied for at least 30 days before closing; inspection, insurance quote and flood determination inside the inspection period; closing.

How Do You Get a Free Escada at Tiburón Home Valuation?

You get a free Escada 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 Escada sales that fit your lot, frontage and build era, adjusted for living area, renovation, roof and flood file. There is no cost and no obligation to list.

What a McGreevy and Comisar Valuation Includes

You receive the Escada sales that fit your home with their dates and sources, the live competition at Escada and across North Naples estate homes, the District line and cost stack your buyer will underwrite, your home’s permit, roof and flood record, and a recommended list price with a defensible range. Request it through our Escada at Tiburón home valuation page or the McGreevy and Comisar valuation form.

How to Reach Us Today

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 lot number, your timeline and the one thing you are most worried about.

What Do Sellers Say About Working With McGreevy and Comisar?

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.

A Seller on Pricing Judgment

★★★★★ “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 last four sales ran from $5,250,000 to $6,225,000 and the current asks sit above them, pricing judgment is the whole game.

A Seller on Time on Market

★★★★★ “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

A Seller on Follow Through

★★★★★ “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 Repeat Seller

★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Katharine Shea, verified Google review

Why Does an Escada Specialist Matter When You Sell?

An Escada specialist matters because the facts that decide an Escada sale live in recorded documents and county files rather than a listing feed: the lot’s frontage, the flood determination against the 2024 panel, the District line on your tax bill, the board and club windows, and the living area the county does not hold.

Jesse McGreevy

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

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 Escada owner who is away sell without flying down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.

What a General Naples Agent Tends to Miss at Escada

A general agent may price Escada off a Naples luxury average or the tax roll, divide a price by the county’s base area, put a sign in the yard, miss the 30-day club window, skip the Section 720.401 summary until the contract, quote the 2012 AH zone from an old certificate, or leave the District bond line for the buyer’s lender to find. Each costs a seller time or money.

How Escada Compares With the Rest of Tiburón for a Seller

Most Tiburón sellers own condominiums, coach homes or smaller detached homes, 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. Escada sits at the top of that ladder, more than $3 million above the next neighborhood in median county value.

Are You Also Buying Your Next Home in Southwest Florida?

Many Escada sellers are also buyers, moving within Tiburón, to another Naples golf or waterfront 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.

Buying and Selling in the Same Season

We sequence the two contracts so the Escada board approval, estoppels and club transfer 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.

Buying Inside Tiburón Again

Some Escada owners move to a Tiburón condominium or coach home to keep the club and shed the lot. Our guide to buying a home in Tiburón covers the whole community, and our Escada at Tiburón buyer guide covers the purchase side of this neighborhood in full.

Frequently Asked Questions, Seller Edition: Selling an Escada at Tiburón Home

These are the questions Escada at Tiburón owners ask before they list, answered from the recorded Escada declarations, Collier County’s roll, sales file and tax bills, the Pelican Marsh CDD’s records, FEMA’s map and the Southwest Florida MLS, each with its window and source.

How do I sell my home at Escada at Tiburón?

Price it against the Escada sales that fit your lot and build era, assemble the Section 720.401 summary, both estoppels, your permits and flood file, confirm the club transfer terms in writing, and list with a team that files the board application with the contract. Call Jesse McGreevy at (239) 898-6072.

Who is the best listing agent for Escada at Tiburón?

The one who can price your lot from the recorded Escada sales, document your frontage and flood status, and run the board, estoppel and club deadlines without a slip. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.

What is my Escada home worth?

The four county-qualified Escada sales from September 2023 to August 2026 ran from $5,250,000 to $6,225,000, median $5,995,000. Your lot, frontage, build year, living area and condition place you around that band; a free Escada at Tiburón home valuation gives you the number.

How many Escada homes sell in a year?

Few. The MLS shows none in the twelve months to September 18, 2026; the county recorded four qualified sales in 36 months and seven in 60 months.

How long do Escada homes take to sell?

There is no Escada figure for the last twelve months. Tiburón’s 32 closings in that period took a median of 86 days on market, and an Escada contract adds the board and club windows.

Is it a seller’s market or a buyer’s market at Escada?

A seller’s asset in a buyer’s season. The county raised Escada values 27.4% for 2026 and every sale since 2023 closed above $5,000,000, but two listings stand against no sale in a year, about 18 months of supply at the three-year pace.

Why is the online estimate for my Escada home wrong?

It has no Escada sale in the last year to learn from, and it leans on county area fields that run 20% to 31% below MLS living area on the homes we could check. It cannot see your roof, openings, renovation or view.

Does my county just value tell me what my home will sell for?

No. 2562 Escada Ct carries a 2026 preliminary just value of $5,176,829 against a $6,225,000 recorded sale in June 2025. Just value is a tax figure, not a price.

Does golf or lake frontage add value?

Ten lots border the golf course and 22 back onto lakes. Recent sales span $4,900,000 to $7,250,000 on golf lots and $4,650,000 to $8,000,000 on lake lots, too few to put a number on a golf premium.

Does a newer house sell for more at Escada?

On the ten sales of 2021 to 2025, homes built from 2014 on carried a $6,190,000 median against $5,250,000 for homes built 2003 to 2009 (our arithmetic). Roof, openings and code edition drive much of that gap.

Does a renovation add value?

Permitted, documented work does. Escada owners pulled 44 permits at 19 homes from January 2024 to July 2026, including a $1,520,230 remodel at 2568 Escada Dr. Keep the permits and final inspections ready.

What devalues an Escada home the most?

An old roof, unprotected openings and unpermitted work, because each raises the buyer’s private insurance cost on a home well beyond Citizens’ $700,000 eligibility cap.

Do I need the association’s approval to sell?

Yes. The board must approve every sale in writing, on 20 days’ notice with the contract, and the processing fee is capped at $100 per applicant (Sections 9.2 to 9.6). Silence after the deadline is deemed approval.

Can the Escada association deny my buyer?

Only for listed good cause, such as specified felonies, financial irresponsibility or an incomplete application, by a majority of the whole board after a written opinion of counsel (Section 9). In practice approval turns on a complete application.

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

No. Section 7.8 bars For Sale, For Rent and Open House signs anywhere in Escada, including windows and vehicles. Buyers come through the MLS, our database and appointment-only showings.

When must I give the buyer the disclosure summary?

Before the buyer signs the contract. Under Section 720.401, if the summary is not provided first, the buyer may void the contract within 3 days of receiving it or before closing, whichever occurs first, and the right cannot be waived.

What documents must an Escada seller give the buyer?

The Chapter 720 disclosure summary before the contract, the property tax disclosure summary, the written District disclosure the 2000 declaration requires, and in practice the governing documents, rules, architectural criteria and both estoppel certificates.

Do I have to disclose the CDD when I sell?

Yes. Section 3 of the 2000 declaration (OR 2677, Page 1622) requires each owner to disclose the Pelican Marsh CDD to a buyer in writing, and the Chapter 720 summary flags special-district assessments.

Will Escada’s CDD bond line put buyers off?

It is a disclosed, time-limited cost: about $2,574 on the 2025 bill and approximately $2,532 for fiscal 2027, the highest in Tiburón, with final maturity May 1, 2031. Buyers comparing Marsala, which has no District line, will ask.

My tax bill shows no CDD debt line. Does that help?

Yes. Four Escada homes carried only $1,987.52 of non-ad valorem charges from 2021 to 2025, against $4,560.91 on 25 homes. If yours is one, we put it in the listing.

How many estoppel certificates does an Escada sale need?

Two: one from the Escada association and one from Tiburón’s master association, each due within 10 business days under Section 720.30851, base fee capped at $250.

Who pays the master capital contribution?

The buyer, unless the contract shifts it. The 2022 master amendment (OR 6149, Page 45) charges each new member one quarter of the annual Common Assessment at purchase; the master estoppel states the amount.

What does it cost to sell an Escada home?

The negotiated commission, documentary stamp tax at $0.70 per $100, estoppel fees as the contract assigns them, and prorated taxes, District lines and assessments. At $5,995,000 the deed stamps are $41,965.

Who pays for title insurance in Collier County?

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.

Is real estate commission negotiable in Naples?

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.

Does my golf membership transfer to the buyer?

A Signature Membership can pass without a new membership fee if you are in good standing, resign effective at closing, and your buyer applies at least 30 days before closing and is approved (Section 4.8). The club’s Membership Plan controls.

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

For a Signature Membership that is not transferred, the declaration says no refund. A Medallion member may receive all or a portion of the fee under the Membership Plan; ask the club in writing.

Is my Escada home in a flood zone?

All 31 homes read Zone X at their county address points on FEMA panel 12021C0194J, effective February 8, 2024. At 2552 Escada Dr, 8.9% of the footprint sits inside a Zone AE lake edge.

My old elevation certificate says Zone AH. What do I tell a buyer?

That it was written under the superseded May 16, 2012 panel. On panel 12021C0194J, effective February 8, 2024, those addresses read Zone X. Hand the buyer a current determination early.

Does my Escada sale need a milestone inspection or reserve study?

No. Sections 553.899 and 718.112 apply to condominium and cooperative buildings; Escada is a Chapter 720 association of detached homes.

Can I sell with a special assessment pending?

Yes. The estoppels disclose levied and pending assessments and the contract allocates them. The bylaws cap special assessments in a year at 15% of the budget without a majority vote of those present.

Do I need a wind-mitigation inspection before listing?

Not by law, but it helps a buyer price private insurance. Have the report and your roof and opening permits ready.

Can I sell with a tenant in place?

Yes. The buyer takes subject to the approved one-year lease (Section 10.2). Disclose its end date and showing terms at the start.

Should I sell off market?

Sometimes, for privacy or timing. In a 31-home enclave with no sale in a year, an off-market sale can cost the competition that sets the price, so we usually recommend a quiet pre-market period, then a full launch.

Can I sell my Escada home without a realtor?

Yes; Florida law does not require a broker. The board approval, the disclosure summary, two estoppels, the club deadline and pricing without a recent comparable are the parts owners find hardest alone.

Will my buyer’s property taxes be higher than mine?

Very likely, if you hold a homestead exemption. Budgeted from a $5,995,000 price at 9.4020 mills, ad valorem tax runs about $56,365 before the District lines (our arithmetic).

When is the best time to list?

Fall. A listing live by November meets the January-to-May buyers, when Tiburón closings took 81 median days against 102.5 in June to December.

Will I owe capital gains tax when I sell?

Possibly. Florida has no state personal income tax, so the exposure is federal, and the primary-residence exclusion depends on ownership and use. Talk to your CPA before you sign.

I own from Canada. What should I know about FIRPTA?

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 exemptions in defined cases. One Escada owner mails to Ontario. Engage a CPA early.

Can a buyer tear down and rebuild?

Yes, with Architectural Review Board approval, and on any lot sold after 2009 the declaration requires construction to start within 24 months of closing and finish within 24 months (Section 7.26).

What should I do first if I am thinking about selling?

Get a written valuation from the Escada sales that fit your home, pull your permit history and tax bill, and gather your flood and club documents. Request an Escada at Tiburón valuation or call Jesse McGreevy at (239) 898-6072.

Sources and Authoritative References

Every Escada 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 Community Development District, the Collier County Property Appraiser public roll and recorded-sales file, the Tax Collector, state and federal agencies and the Southwest Florida MLS. No listing portal or competing brokerage is cited.

Recorded Escada Instruments, Collier County Clerk Official Records

1. Declaration of Neighborhood Covenants, Conditions and Restrictions for Escada at Tiburon, OR 2677, Page 1622 (May 19, 2000)
2. Plat reference sheet, Escada at Tiburon, Plat Book 34, Pages 51 to 53, OR 2677, Page 1669 (May 19, 2000)
3. Declaration of Consent to Pelican Marsh CDD Jurisdiction and to Imposition of Special Assessments, OR 2724, Page 2426 (September 22, 2000)
4. First Amendment to the CDD consent declaration, OR 2887, Page 1304 (September 5, 2001)
5. Second Amendment to the CDD consent declaration, OR 2967, Page 43 (January 22, 2002)
6. Third Amendment to the CDD consent declaration, OR 3093, Page 109 (August 19, 2002)
7. Amendment to Declaration renaming the neighborhood Escada Estates at Tiburon, with Articles of Amendment and Bylaws resolution, OR 3493, Page 842 (January 30, 2004)
8. Grant of Easement, Pelican Marsh CDD to the association, waterfall and fountains in Tracts L-1 and L-3, OR 4299, Page 3896 (November 6, 2007)
9. Grant of Easement, floating fountains in Tract L-2, OR 4299, Page 3901 (November 6, 2007)
10. Grant of Easement, floating fountains in Tract L-4, OR 4299, Page 3903 (November 6, 2007)
11. Quit-Claim Deed, WCI Communities, Inc. to the association, Tracts C and R (private roads and common area), OR 4319, Page 2870 (January 10, 2008)
12. Access Easement over golf Tract GC for waterfall and fountain access, OR 4319, Page 2872 (January 10, 2008)
13. Certificate of Amendment and Amended and Restated Declaration, Articles and Bylaws, OR 4467, Page 3164 (July 2, 2009)
14. Certificate of Amendment adding Section 7.27, drones, OR 5423, Page 1792 (August 8, 2017)
15. Grant of Telecommunications Easement, Tiburón associations to Hotwire Communications, OR 5905, Page 3151 (March 10, 2021)
16. Grant of Telecommunications Easement, with WCI Communities, Inc. joinder, OR 6027, Page 2350 (October 16, 2021)

Land, Lake, Golf and Utility Deeds, Collier County Clerk Official Records

17. Warranty Deed, 285.27 acres of golf course land, WCI Communities LP to Tiburon Golf Ventures LP, OR 2436, Page 1479 (July 1, 1998)
18. Warranty Deed, Escada lake Tracts L-1 to L-4 and Lake 26, WCI Communities, Inc. to Pelican Marsh CDD, OR 2798, Page 873 (March 30, 2001)
19. Utility Facilities Warranty Deed, Tract R, WCI Communities, Inc. to Pelican Marsh CDD, OR 2938, Page 2264 (December 7, 2001)
20. Utility Facilities Warranty Deed, Tract R, Pelican Marsh CDD to the Collier County Water-Sewer District, OR 3110, Page 490 (September 13, 2002)
21. Collier County Clerk, Official Records public inquiry system
22. Collier County Clerk, Official Records document search

Tiburón Master Instruments, Collier County Clerk Official Records

23. Declaration of Covenants, Conditions and Restrictions for Tiburon Estates, OR 2579, Page 364 (August 6, 1999)
24. Supplement to the master declaration, OR 2651, Page 1168 (March 14, 2000)
25. First Amendment to the master declaration, OR 3233, Page 180 (March 6, 2003)
26. Amendment to Supplement, OR 3705, Page 3937 (December 29, 2004)
27. Second Amendment to the master declaration, OR 3995, Page 2889 (March 9, 2006)
28. Third Amendment to the master declaration, club section, OR 4716, Page 943 (September 2, 2011)
29. Fourth Amendment to the master declaration, OR 5070, Page 3107 (August 26, 2014)
30. Master association certificate of amendment, OR 5138, Page 880 (April 9, 2015)
31. Master association amendment, Capital Contribution Assessment, OR 6149, Page 45 (July 6, 2022)

Florida Division of Corporations (Sunbiz)

32. Escada at Tiburon Homeowners Association, Inc., N00000003069, detail
33. Sunbiz name search, Escada at Tiburon
34. 2000 Articles of Incorporation, filed image
35. 2003 Articles of Amendment, filed image
36. 2009 Amended and Restated Articles of Incorporation, filed image
37. 2009 Articles of Amendment, filed image
38. Tiburon Golf Ventures Limited Partnership, B98000000435
39. Tiburon Golf Ventures, Inc., F98000003366
40. Sunbiz name search, Marsala at Tiburon

Pelican Marsh Community Development District, Florida Auditor General and Collier County Tax Collector

41. Pelican Marsh CDD, fiscal 2026 adopted budget
42. Pelican Marsh CDD, fiscal 2027 adopted budget
43. Pelican Marsh CDD, July 15, 2026 board meeting minutes (Series 2022 schedule by neighborhood)
44. Pelican Marsh CDD, July 2026 budget hearing agenda
45. Pelican Marsh CDD, July 2025 board meeting minutes (fiscal 2026 adoption and bond status)
46. Pelican Marsh CDD, Resolution 2025-4, adopting the fiscal 2026 budget
47. Pelican Marsh CDD, Resolution 2025-5, fiscal 2026 levy
48. Pelican Marsh CDD, fiscal 2019 budget, debt service schedules
49. Pelican Marsh CDD, recorded Notice of Establishment, OR 2585, Page 2901
50. Pelican Marsh CDD, audited financial statements for the year ended September 30, 2025
51. Pelican Marsh CDD, community information document index
52. Florida Auditor General, Pelican Marsh CDD annual financial report, fiscal year ended September 30, 2025
53. Collier County Tax Collector, 2025 bill, parcel 31340000289 (Lot 1)
54. Collier County Tax Collector, 2025 bill, parcel 31340000849 (Lots 29 and 30)
55. Florida Department of Revenue, Table 1, Comparison of Taxes Levied, Collier County, fiscal 2024-25 and 2025-26

Florida Statutes and State Agencies

56. Section 720.401, Florida Statutes (2026), homeowners association disclosure summary
57. Section 720.30851, Florida Statutes (2026), estoppel certificates
58. Section 553.899, Florida Statutes (2025), milestone inspections
59. Section 718.112, Florida Statutes (2025), condominium reserves and structural integrity reserve studies
60. Section 627.351, Florida Statutes (2025), Citizens Property Insurance eligibility
61. Section 627.701, Florida Statutes (2025), hurricane deductibles
62. Section 627.0629, Florida Statutes (2025), windstorm mitigation discounts
63. Section 215.5586, Florida Statutes (2025), My Safe Florida Home
64. Florida Senate, Bill Analysis and Fiscal Impact Statement, CS/SB 1028 (2026), February 11, 2026
65. Florida Office of Insurance Regulation, Uniform Mitigation Verification Inspection Form OIR-B1-1802
66. Citizens Property Insurance Corporation, flood requirements
67. Florida Building Commission, Florida Building Code effective dates

FEMA, NOAA and Other Federal Sources

68. FEMA National Flood Hazard Layer MapServer (FIRM panel 12021C0194J, effective February 8, 2024)
69. FEMA Letter of Map Amendment 13-04-0296A, Lot 10, 2530 Escada Court (October 12, 2012)
70. FEMA Letter of Map Amendment 19-04-1292A, Lot 6, 2546 Escada Court (December 13, 2018)
71. FEMA, Community Rating System
72. FEMA National Flood Insurance Program, FloodSmart agent guide, types of coverage
73. National Weather Service Miami, Hurricane Irma local report
74. National Weather Service Miami, Hurricane Ian summary
75. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian (AL092022)
76. National Hurricane Center, Tropical Cyclone Report, Hurricane Wilma (AL252005)
77. National Weather Service Miami, Post Tropical Cyclone Report, Helene (2024)
78. National Weather Service Miami, Post Tropical Cyclone Report, Milton (2024)
79. USGS 3DEP Elevation Point Query Service

Collier County Government and Collier County Public Schools

80. Collier County Site Address Points layer
81. Collier County Property Appraiser Building Footprints 2000 to 2025
82. Collier County parcel layer
83. Collier County 2024 FEMA flood zones layer
84. Collier County Elevation Certificates layer
85. Collier County ArcGIS services (evacuation zones, coastal high hazard area, wind load, zoning, PUD, future land use, CDD boundaries)
86. Collier County garbage and recycling collection days layer
87. Collier County Growth Management, monthly building permit reports
88. Collier County, issued building permits report, August 2025
89. Collier County, issued building permits report, July 2026
90. Collier County, permit history and permit search
91. Collier County CityView permit portal (2011 to present)
92. Collier County Floodplain Management, 2026 Flood Protection Newsletter
93. Collier County Floodplain Management, 2025 Flood Protection Newsletter
94. Collier County Public Schools, interactive zoning tool
95. Collier County Public Schools, zoning service query for 2530 Escada Ct, 2026-27

Developer Records, Archived

96. WCI Communities, Tiburón community page (archived February 9, 2002)
97. WCI Communities, Tiburón plan and price list (archived February 13, 2002)
98. WCI Communities, Escada Dolcetto plan page (archived November 6, 2002)
99. WCI Communities, Escada Casara plan page (archived November 6, 2002)
100. WCI Communities, Escada Folonari plan page (archived November 6, 2002)
101. WCI Communities, Escada Brunello plan page (archived November 6, 2002)
102. WCI Communities, Tiburón plan and price list (archived October 7, 2003)

Marsala at Tiburón Association Records

103. Marsala at Tiburon Homeowners’ Association, Declaration of Neighborhood Covenants, Conditions and Restrictions, OR 4094, Page 1788 (August 24, 2006)
104. Marsala at Tiburon Homeowners’ Association, homeowner FAQs

Seller Costs, Disclosure and Tax: Statutes, Agencies and Case Law

105. Florida Statutes 201.02, documentary stamp tax on deeds
106. Florida Department of Revenue, documentary stamp tax
107. Florida Statutes 689.261, property tax disclosure summary
108. Florida Statutes, official text
109. Florida Administrative Code Rule 69O-186.003, title insurance rates
110. Florida Department of Financial Services, title insurance overview
111. Florida House staff analysis of HB 979 (2024), estoppel certificate fee caps
112. Johnson v. Davis, 480 So. 2d 625 (Fla. 1985)
113. National Association of REALTORS, settlement frequently asked questions
114. National Association of REALTORS, what the settlement means for buyers and sellers
115. Internal Revenue Service, FIRPTA withholding
116. Internal Revenue Service, Publication 523, selling your home
117. Florida Office of Insurance Regulation, wind mitigation resources
118. Florida Division of Emergency Management, Know Your Zone

Market Data

119. Southwest Florida MLS, Matrix (Tiburón development report: 12-month closed and active listings, pulled September 18, 2026; subscriber system)
120. Collier County government, publisher of the Property Appraiser public roll and the recorded-sales file used on this page (tax year 2026 preliminary roll and sales file dated August 29, 2026)

McGreevy and Comisar

121. McGreevy and Comisar Escada at Tiburón guide
122. McGreevy and Comisar Tiburón community guide
123. McGreevy and Comisar Marsala at Tiburón guide
124. McGreevy and Comisar Serafina at Tiburón guide
125. McGreevy and Comisar Naples real estate guide
126. Jesse McGreevy agent profile
127. Marc Comisar agent profile
128. Domain Realty Group
129. McGreevy and Comisar Google Business Profile

Downloadable Documents

Every row below links the authority that publishes the document, so an Escada at Tiburón seller always opens the official, current copy. We host nothing ourselves.

Your Escada at Tiburón Listing Team, and How to Reach Us Today

McGreevy and Comisar list and sell homes across Southwest Florida from an office in Bonita Springs, and Escada at Tiburón sits at the top of the North Naples golf-community market they work every week. If you are weighing a sale on Escada Drive or Escada Court, the first conversation costs nothing and often saves a seller the most.

The Accolades, Verbatim

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

Contact McGreevy and Comisar

Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. 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. We tracked every recorded Escada sale in Collier County’s file back to the first homesite sale in 2001, and all 32 Tiburón closings in the Southwest Florida MLS in the last 12 months. Nothing on this page is legal, tax or insurance advice.

Market data from Southwest Florida MLS Matrix, pulled September 18, 2026, and from the Collier County Property Appraiser public roll, tax year 2026 preliminary, and recorded-sales file dated August 29, 2026. Brokered by Domain Realty.