Sell Your Esperanza 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 Esperanza at Tiburón Home With McGreevy and Comisar?

Esperanza at Tiburón is 90 WCI condominium residences in 15 buildings on Tiburon Blvd E, Naples, and ten of them recorded qualified resales in the last 36 months at a $2,195,000 median. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price an Esperanza residence from its own floor, phase and building.

This page is written for the Esperanza owner. The full record of the neighborhood itself, the two condominiums, the Tiburon Mid-Rise covenants, the FEMA letters and the county roll, is on our Esperanza 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 Esperanza at Tiburón home valuation. If you are also thinking about buying back into Tiburón, read our Esperanza 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 Esperanza condo in Naples, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Naples, Estero, Bonita Springs, Fort Myers, Collier County and Lee County. Whether you are selling on Tiburon Blvd E, 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 Esperanza 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 three estoppel certificates every Esperanza 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 boulevard, 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 Esperanza or for Tiburón on this page. The Southwest Florida MLS pull behind these figures recorded Esperanza’s closings, not the listing office on each, and the county’s deed file carries no listing office at all. We would rather show you the whole Esperanza record than a number about us. Every figure below comes from the MLS, from Collier County’s records or from the recorded Esperanza documents, with its window and date beside it.

How We Work an Esperanza 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 the Tiburón gate, buyer agent conversations, contractor coordination and inspections. Jesse McGreevy runs pricing, marketing, data and the paperwork of four governing layers: your condominium association, the Tiburon Mid-Rise Neighborhood Association, the Tiburón master association and the Pelican Marsh Community Development District. 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 Esperanza Condominium Different?

Selling an Esperanza condominium differs from other Tiburón sales in six ways: “Esperanza” is two recorded condominiums with different rules, both boards approve every sale, a sale needs three estoppel certificates, your parking and storage are assigned outside the deed, the flood answer is building by building, and the District line on your tax bill depends on your phase.

Two Condominiums Under One Name

On the Collier County record, Esperanza is Esperanza at Tiburon, a Condominium, which we call Esperanza I, with 42 residences in buildings 1 to 7 on the south side of Tiburon Blvd E, declared July 16, 2013 (OR 4944, Page 1446), and Esperanza II at Tiburon, a Condominium, with 48 residences in buildings 8 to 15 on the north side, declared August 29, 2014 (OR 5071, Page 3823). Each has its own association, board, budget and estoppel. The Southwest Florida MLS does not tell them apart; your buyer’s first document question is which one you are in.

Board Approval of Every Sale

Esperanza I’s owners added board approval of every sale and transfer in 2020 (OR 5743, Page 762), with a named primary occupant when an entity or unrelated co-owners buy. Esperanza II’s 2022 restatement (OR 6132, Page 2700) gives its board 20 days after a complete application, or 60 days after notice, before a sale is deemed approved, and bars any one person from owning more than two residences. The approval clock belongs in the contract dates from day one.

Three Estoppels, Not One

Every Esperanza owner belongs to the condominium association, the Tiburon Mid-Rise Neighborhood Association that owns the shared pools, roads and grounds with Ventanas, and Tiburon Estates Homeowner’s Association, the Tiburón master association. Each issues its own estoppel certificate, and each carries its own one-time charge on the buyer. Ordering all three the week the contract is signed keeps the closing date from waiting on the slowest.

Parking and Storage That Are Not in Your Deed

Section 3.3 of both declarations assigns each residence two parking spaces and one storage room on the enclosed ground floor “by an unrecorded written instrument given to the purchaser at closing,” logged by the association. The deed never names them. Your buyer’s attorney will ask for your copy and check it against the association’s log, so we find it before the listing goes live.

A Flood Answer That Changes by Building

On FEMA’s effective map, panel 12021C0194J of February 8, 2024, buildings 14 and 15 at 2733 and 2727 Tiburon Blvd E sit wholly in Zone X, building 13 is mostly Zone AE, buildings 2 and 3 are about half Zone AH, and the other ten are wholly or almost wholly Zone AH. Two FEMA letters issued before construction, which FEMA revalidated in 2024, removed large parts of both tracts. We hand buyers the letters, not a summary.

A District Line That Depends on Your Phase

The two phases sit in different Pelican Marsh CDD debt classes. On the 2025 Collier County tax bills every Esperanza I residence carries a Pelican Marsh line of $2,943.07 and every Esperanza II residence $3,221.66, a $278.59 difference for the same floor plan, and the Series 2022 bond portion makes its final payment in May 2031.

Key Takeaways for an Esperanza at Tiburón Seller

These key takeaways for an Esperanza at Tiburón seller condense the recorded sales, the county roll, the two declarations and FEMA’s maps into the eight facts that most often decide an Esperanza price, the approval timeline and the buyer’s questions. Each is sourced and dated in the sections that follow.

• Esperanza is 90 residences in 15 buildings, two WCI plans of 2,930 and 2,950 square feet, three bedrooms, a den and three and a half baths, built 2013 to 2015 and recorded as two condominiums of 42 and 48.
• The Collier County Property Appraiser’s sales file records 10 qualified resales in the 36 months since September 2023, at a $2,195,000 median, from $1,600,000 to $2,400,000, the first window with ten or more sales.
• The Southwest Florida MLS counts 4 Esperanza closings in the 12 months to September 18, 2026, $1,600,000 to $2,335,000, at a median of $731.36 a square foot, and zero Esperanza listings that day.
• Since 2022 the third floor has sold for about 8% more per square foot than the first and second, and the four lowest resales were all first-floor residences.
• The county cut Esperanza values 16.3% (I) and 17.2% (II) on the 2026 preliminary roll, yet every resale of the last three years closed above its position’s new value.
• Both boards approve every sale, and a sale needs three estoppel certificates.
• Buildings 14 and 15 read Zone X on FEMA’s 2024 map; the other thirteen touch Zone AH or AE, with two revalidated FEMA letters under the land.
• First milestone inspections fall due 2043 to 2045, the latest in Tiburón, and both associations appear in the state’s structural integrity reserve study database.

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

For a prepared Esperanza residence priced to its own floor’s recent sales, yes. The Southwest Florida MLS showed no Esperanza listing on September 18, 2026, the county records ten qualified resales in 36 months at a $2,195,000 median, and a new listing would meet no direct competitor in its own neighborhood.

Data updated: September 2026 (Collier County Property Appraiser sales file, DOR-qualified resales 36 months since September 2023, files dated August 29, 2026, newest priced sale April 22, 2026; Southwest Florida MLS Matrix, pulled September 18, 2026)

The Last 36 Months, Sale by Sale

The widest window we needed was 36 months: twelve months held four sales and 24 months fewer than ten, so we widened to the first window with ten. With ten, here they are one by one. The median is the midpoint of the fifth and sixth, $2,195,000.

Window: the 36 months since September 2023, qualified resales only. Ten sales, total $20,827,000, median $746.61 a square foot on county area (our arithmetic). Nine of the ten were in Esperanza II. One further deed, $1,850,000 for residence 1-201 in November 2025, is coded not qualified by the county and does not appear among the MLS closings, so it is excluded.

The Four MLS Closings of the Last Twelve Months

The Southwest Florida MLS counts four Esperanza closings in the twelve months to September 18, 2026: $2,335,000 for third-floor residence 13-302, $2,200,000 for second-floor 15-201, $2,100,000 for second-floor 4-202 and $1,600,000 for first-floor 12-102. The county’s deed file reproduces all four prices exactly. Four is too few for a median to mean much, so we publish the sales, not a rate; the median price per square foot is $731.36.

No Listings Against Ten Sales in Three Years

On September 18, 2026 the MLS showed no Esperanza listing, one of only two Tiburón neighborhoods with none, while Tiburón as a whole carried 20 actives against 32 closings, about 7.5 months of supply, and Castillo alone held eight. Marquesa Royale, the one neighborhood built with the same two WCI plans, held three listings at $2,350,000 to $3,150,000 that had waited 100 to 287 days. At the county’s 36-month pace of one qualified Esperanza resale every three and a half months, a single new listing is its own supply.

What the Tiburón Numbers Say About Negotiation

The Matrix pull behind this page broke out Esperanza’s count, range and price per square foot, not its days on market or sale-to-list ratio. For Tiburón as a whole, 32 closings in the same twelve months carried a median of 86 days on market and a median sold-to-list ratio of 93.84%, at a $1,850,000 median and $697.70 a square foot. Esperanza’s per-foot median sits about 5% above Tiburón’s. Buyers in this community negotiate, and they negotiate with Esperanza’s recorded sales in hand.

Thinking of Selling Your Esperanza Condo? Start With a Written Valuation

With no Esperanza listing on the market and ten recorded resales in three years, the price you open at sets the next benchmark. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; start with a free Esperanza 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.

What Have Esperanza Condos Sold For Since WCI?

Esperanza condos have recorded qualified resales since 2013, climbing from about $300 a square foot on the first resales to about $480 in 2021, then jumping in 2022 to about $758. Since then it has held a band of about $714 to $794 a foot when the mix of floors is fair.

Data updated: September 2026 (Collier County Property Appraiser sales file, qualified resales only, first sales from WCI excluded, files dated August 29, 2026; Collier County Property Appraiser roll, tax year 2026 preliminary)

The Resale Arc, Year by Year

Yearly medians swing with which floors sold. The 2025 dip is the floor rule at work: two of that year’s three resales were first-floor residences in building 14.

What the Arc Means for a Seller Today

A seller who remembers the $2,400,000 sale of September 2024 is remembering a third-floor residence at the top of the band. The market an Esperanza seller prices into in 2026 is the $1,600,000 to $2,335,000 range of the four latest closings, sorted by floor. Esperanza has not given back its 2022 gain the way some older Naples condominium buildings have; it stopped rising and started trading on floor, condition and view.

Against WCI’s Original Prices

Every one of the 90 residences first sold from WCI between July 2013 and August 2015, at a median of $773,600 and a range of $651,000 to $1,101,200. Esperanza I’s first deeds carried a $786,750 median and Esperanza II’s $764,800, rising building by building through the sell-out. Against those first deeds, the 36-month resale median of $2,195,000 is about 2.8 times the original price, before any allowance for the golf club membership WCI bundled into its new-home prices.

Turnover

Thirty-seven of the 90 residences, 41%, have never resold at a priced deed since WCI’s first sale, and 53 have resold at least once. At ten qualified resales in 36 months, about 3.7% of Esperanza trades in a typical year. Esperanza I recorded no priced sale at all in 2023 or 2024 and has had one qualified resale since June 2022; Esperanza II carried the market from 2023 to 2025.

Which Recent Esperanza Sales Matter Most to Your Price?

The recent Esperanza sales that matter most to your price are the ones on your floor, because the two plans differ by only 20 square feet and the floor has moved price far more than the plan. A buyer’s agent and a buyer’s appraiser will line your residence up against same-floor sales, then adjust for building, view, condition and phase.

Data updated: September 2026 (Collier County Property Appraiser sales file, qualified resales since January 1, 2022, through April 22, 2026; Southwest Florida MLS Matrix, pulled September 18, 2026)

Same Floor First

The third floor has carried about an 8% per-foot premium since 2022, and the four lowest resales in that period, $1,600,000 to $1,975,000, were all first-floor residences.

Then the Stack

Residence 01, the 01 stack, is 2,930 square feet and Residence 02 is 2,950, both with three bedrooms, a den and three and a half baths. On qualified resales since 2022 the 01 stack ran a median of $750.85 a foot on eight sales and the 02 stack $711.86 on nine, a gap that comes mostly from which floors happened to sell. The county adds $10,540 to the 02 stack on its 2026 roll. Stack makes little consistent difference; floor does.

Then the Phase

Buyers have not paid less for Esperanza II, even though the county values every Esperanza II position exactly $100,000 below Esperanza I every year since 2021. Three of the four Esperanza I resales came in spring 2022, so read the phase figures as ranges with counts, not rates.

The Highest Sale of the Last Three Years, Worked Through

The highest qualified Esperanza sale on record is residence 11-302, a third-floor Residence 02 at 2751 Tiburon Blvd E, recorded September 19, 2024 at $2,400,000, or $813.56 a square foot. It was top floor, the larger plan and a building that has traded well. The highest recorded deed of any kind, $2,500,000 for 15-302 in June 2022, is coded not qualified by the county, so we treat it as a data point, not a benchmark.

The Comparable That Misleads

First-floor residence 12-102 recorded at $1,600,000 in April 2026, a month after third-floor 13-302 in the next building recorded at $2,335,000: same plan, same phase, $735,000 apart. A buyer’s agent may cite the lower sale against any Esperanza residence. It is a first-floor comparable, and we say so 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 Esperanza sales on the same floor, then for Marquesa Royale, which WCI sold with the same two plans. We hand the appraiser the same-floor sales, the recorded plat for your building, its FEMA letter and the county roll history, so the adjustments are made on documents. At Esperanza the MLS living area and the county’s area are the same number, so per-foot comparisons are unusually clean.

Esperanza vs Marquesa Royale: Which Will Your Buyer Choose?

Esperanza and Marquesa Royale are the only two Tiburón condominiums built with WCI’s same two floor plans, and almost every Esperanza buyer tours both. Esperanza offers newer buildings, later milestone dates and a price about 12 to 14% lower on recorded resales; Marquesa Royale offers its own gated lane and pool, the clubhouse walk and an all Zone X reading.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 18, 2026; Collier County Property Appraiser roll, tax year 2026 preliminary, and sales file; Collier County Tax Collector 2025 bills; FEMA NFHL panel 12021C0194J effective February 8, 2024; Collier County Milestone Map, queried September 25, 2026)

Esperanza vs Marquesa Royale Decision Table

Who Should Choose Esperanza, and Who Should Choose Marquesa Royale?

A buyer should choose Esperanza for the same WCI floor plan without Marquesa Royale’s premium of about 12 to 14%, the newest buildings in Tiburón, later milestone dates, and a lake or preserve outlook. A buyer should choose Marquesa Royale for the clubhouse walk, a private lane and pool for 48 households, one association layer fewer and a condominium entirely in Zone X. A buyer who wants the Mid-Rise pools at a far lower price will look at Ventanas at Tiburón, at $530.72 a foot.

What the Comparison Means for Pricing Your Esperanza Residence

Your Esperanza listing competes with Marquesa Royale’s three listings as much as with any Esperanza residence. Those three ask well above every Esperanza sale on record and have waited 100 to 287 days, which is a ceiling, not a comparable. Lead with what Marquesa Royale cannot offer, the newer building, the 2043 to 2045 milestone years and the lower entry price, and price inside the band Esperanza’s own recorded sales support.

How Do We Price an Esperanza Condo?

McGreevy and Comisar price an Esperanza condo against the recorded sales of the same floor, then adjust for phase, building, view, condition and the cost layers your buyer will carry. Because every Esperanza building repeats the same two plans in the same positions, the building and unit number alone tell us most of what an automated estimate never reads.

Reading an Esperanza Unit Number

An Esperanza unit number has three parts. The building number gives the phase: 1 to 7 is Esperanza I, 8 to 15 is Esperanza II. The first digit of the three-digit unit number is the residential floor, and the last two are the stack, which at Esperanza is the plan: every 01 is Residence 01 and every 02 is Residence 02. Residence 7-302 is Esperanza I, top floor, 2,950 square feet. Unit 101 sits one full storey above the parking floor.

The Six Checks Before We Price

Before we price an Esperanza residence we check six things in this order: the phase, floor and plan from the unit number; the residence’s own county sales history; same-floor comparables, asking what conveyed with each; the building against FEMA’s effective map and the FEMA letter for its tract; the phase’s District line from your own tax bill; and the parking and storage assignment instrument against the association’s log.

Why Automated Estimates Miss at Esperanza

The county values every residence in a phase by position alone, identically in every building: on the 2026 preliminary roll a first-floor 01 in Esperanza I is $1,584,110, each floor adds exactly $40,000, and every Esperanza II position sits exactly $100,000 lower. A model leaning on that grid cannot see the view, the renovation, the flood reading of the building or the phase’s rules, and the four 2026 closings ran at a median of 1.36 times the county’s value for the same residence.

The Value Drivers a Model Cannot See

The first is the floor, worth about 8% a foot at the top since 2022. The second is the outlook: Esperanza I’s buildings 4 to 7 back onto a lake and Esperanza II onto a conservation tract. The third is condition, since owner remodels from $6,416 to $575,000 were permitted from 2020 to 2026. The fourth is the building’s flood reading. The fifth is the paperwork, because a residence with its assignment instrument, FEMA letter and association documents in the file sells with fewer questions.

Pricing With No Live Competition

With no Esperanza listing on September 18, 2026, there is nothing on the shelf to tell you where the ceiling is except Marquesa Royale’s three stale listings. That is an advantage and a risk. We set a list price that wins the first thirty days against Marquesa Royale and against Esperanza’s own recorded resales, because an Esperanza listing that sits becomes the one every future buyer asks about.

How Do We Market an Esperanza Condo?

McGreevy and Comisar market an Esperanza condo to the full-time and seasonal buyers who dominate the neighborhood, through professional photography, video and aerial capture, MLS exposure, agent outreach and a qualified-buyer database, because the recorded covenants bar “For Sale” signs anywhere on the shared Mid-Rise land and every showing passes Tiburón’s gate.

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

Who Actually Buys at Esperanza

On Collier County’s 2026 preliminary roll, 52 of the 90 residences, 57.8%, carry a homestead exemption, the highest share of any Tiburón condominium: 24 of 42 in Esperanza I and 28 of 48 in Esperanza II. Sixty-four owners mail tax bills within Florida, 61 of them to the 34109 ZIP code itself, and 26 mail them outside Florida, from 12 states led by New York, Ohio and Illinois, plus one owner in Belgium and one in the United Kingdom. Esperanza’s buyers are mostly people who will live here.

Photography, Video and the Floor Plan

The photography shows what WCI sold: “an expansive great room, wraparound loggia and volume ceilings,” with the lake to the south or the preserve to the north at the right time of day. Video walks the one-level plan from the elevator vestibule, and aerial capture places the building on the boulevard between Ventanas and Castillo and about a mile from the Tiburón clubhouse. A buyer still up north can walk the residence before booking a flight.

Selling Without a Sign

The Tiburon Mid-Rise association’s 2022 restated covenants say “No person may post or display ‘For Sale,’ ‘For Rent,’ or other signs anywhere within Tiburon Mid-Rise Lands, including those posted on motor vehicles,” with only a board-approved open-house sign while a home is actually open (Section 7.4), and the declarations bar any sign visible from outside a residence without consent (Section 18.3). An Esperanza listing is sold through the MLS, syndication, direct outreach to the agents who work North Naples, and our own database of buyers looking for single-level living with an elevator.

Proving What Conveys

Every Esperanza listing mentions two garage spaces and storage. Ours attaches the unrecorded assignment instrument and the association’s log entry, states the storage room’s drawn size, and explains the elevator accurately: one shared elevator per building, owned and maintained by the association, whose doors open into each residence’s own vestibule. On Esperanza the claims are documentable; the listing should document them.

Discreet and Off-Market Options

Some Esperanza owners want quiet, for an estate, a health change or privacy in a six-residence building. One Esperanza deed at $1,850,000 in November 2025 never appeared among MLS closings. We can market a residence agent-to-agent before it reaches the MLS. The trade is exposure, and less exposure can mean a lower price, so we tell you honestly which way that trade lands for your residence.

How Do We Negotiate an Esperanza Contract?

McGreevy and Comisar negotiate an Esperanza contract at partner level, never through an assistant, and we build the board approval, the condominium document review, all three estoppels and the buyer’s flood determination 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. With three or four Esperanza resales a year and a Tiburón-wide median sold-to-list ratio of 93.84%, the first counter sets the tone, and the buyer’s agent will arrive with the ten recorded resales in hand.

The Approval Window

Esperanza II’s board has 20 days after a complete application, or 60 days after notice, before a sale is deemed approved; Esperanza I’s 2020 amendment requires prior written notice with the contract and board approval, and disapproval only for good cause. We write the approval period into the contract, deliver a complete application in the first week, and keep the buyer’s inspection and financing dates outside it.

The Document Review Window

Under Section 718.503 an Esperanza buyer may cancel within the statutory review period after signing and receiving the required condominium documents. We request the package from your association the day you list, so it is delivered at contract and the clock starts at once.

Inspection, the Air Conditioning and the Loggias

A buyer’s inspector will price the owner’s items. Under Section 3.3(b)(v) of the declarations the air-conditioning equipment belongs to the residence even though its pad is a common element, and county reports list 16 owner air-conditioning change-outs from 2020 to 2026, $4,875 to $20,475 each. Items on the loggias, “including ceiling fans and tile flooring,” are the owner’s too. Knowing your condenser’s age and permit before listing removes an easy credit.

Flood and Insurance Before They Become a Contingency

Flood questions slow Esperanza sales more than anything else, because an online map reads almost every building as Zone AH. We give the buyer’s agent your building’s zone on panel 12021C0194J, FEMA’s letter for your tract, and FEMA’s 2024 revalidation letter, which states that revalidated letters “will not be reprinted or distributed to primary map users, such as local insurance agents and mortgage lenders.” The determination arrives inside the inspection period with the letters in front of it.

What Does It Cost to Sell an Esperanza Condominium?

Selling an Esperanza condominium costs the negotiated commission, Florida documentary stamp tax on the deed at $0.70 per $100, the three estoppel certificates, a municipal lien search, and prorated taxes, District line and assessments. In Collier County the buyer customarily pays the owner’s title policy, and the recorded documents put all three one-time capital charges on the purchaser.

Data updated: September 2026 (Florida Statutes 201.02, 718.116 and 720.30851; Collier County Property Appraiser sales file and roll, tax years 2025 certified and 2026 preliminary; Collier County Tax Collector 2025 bills)

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 36-month Esperanza median of $2,195,000 that is $15,365. At the $2,400,000 record qualified sale it would be $16,800, and at the $1,600,000 low $11,200. It is the largest fixed cost of selling after commission.

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 and the buyer customarily chooses and pays. 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.

Three Estoppel Certificates

An Esperanza sale needs a condominium estoppel under Florida Statutes 718.116(8) from Esperanza I’s or Esperanza II’s association, a certificate from the Tiburon Mid-Rise Neighborhood Association, whose 2022 covenants defer to the statute on timing and fees (Section 3.12), and one from Tiburon Estates Homeowner’s Association, the master. Fees are capped by statute; Florida Statutes 720.30851 governs homeowners’ association certificates. Order all three the week the contract is signed.

The Charges Your Buyer Pays, Not You

The recorded documents put three one-time charges on the purchaser: a working-capital contribution of two months’ condominium assessments under Section 14.9 of the original declarations, a Mid-Rise initial capital payment under Section 13.4, and a master Capital Contribution Assessment of one quarter of the annual Common Assessment (OR 6149, Page 45, 2022). None of the three amounts is published; each is on its estoppel. Esperanza II’s 2022 restatement carries no working-capital clause as we read it, so its estoppel settles whether one still applies.

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 Esperanza Median

The proration line is 181 days of the 2025 median Esperanza I bill, which includes the Pelican Marsh and garbage lines; on the Esperanza II median of $19,484 it would be about $9,662. 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 Esperanza Seller Disclose Under Florida Law?

An Esperanza seller must give the buyer the condominium document package that Florida Statutes 718.503 requires, including the structural integrity reserve study and any milestone inspection summary where they exist, plus the property tax disclosure summary and any known material defect not readily observable. The covenant layers above the condominium raise a separate question.

The Chapter 718 and Section 720.401 Fork

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. Esperanza sits on both sides of that line: each Esperanza association is a Chapter 718 condominium, while the Tiburon Mid-Rise Neighborhood Association and Tiburon Estates Homeowner’s Association are covenant associations above it. How the two regimes apply to your contract is for your closing agent or attorney to confirm. This is information, not legal advice.

The Condominium Document Package

The buyer receives the declaration for your phase with its articles, bylaws and any board rules, the current budget and most recent financial report, the frequently asked questions and answers sheet, and, under the 2024 amendments, the structural integrity reserve study and any milestone inspection summary. Neither Esperanza association has recorded rules, and the Esperanza II restatement lets its board adopt rules without recording them, so we request every item before listing.

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 Esperanza the 2025 bills ran from $3,205 to $22,152 in Esperanza I and from $9,558 to $21,480 in Esperanza II, the low end belonging to long-held homesteads, so the warning describes a real change in your buyer’s carrying cost.

Known Defects, Leaks 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 Esperanza residence that means prior leaks from the residence above, insurance or flood claims, unapproved hard flooring or alterations, and any special assessment you know is levied or proposed. Your building’s FEMA letter is a public record, so we put it in the file rather than wait for a buyer to find it.

What Does the Esperanza Milestone, Reserve Study and Permit Record Mean for Your Sale?

Collier County’s milestone map lists all 15 Esperanza buildings as “Not Due,” with first inspections in 2043 to 2045 under the county’s 30-year rule, the latest in Tiburón, and both associations appear in the state’s structural integrity reserve study database. County permits from 2020 to August 2026 show fire-alarm work only at association level: no roof, concrete or window program.

Data updated: September 2026 (Collier County Milestone Map, MilestonePoints layer, queried September 25, 2026; Collier County monthly building permit reports, January 2020 to August 2026; Florida DBPR SIRS database, reviewed September 23, 2026)

Building by Building

Every building sits outside the county’s three-mile saltwater buffer, by 208 meters at building 15 to 513 meters at building 7, so the 30-year schedule applies.

Why Esperanza Is Within Both Laws

Each building has three residential floors of two residences over an enclosed parking floor, an elevator, and a roof peak 64.1 feet above the ground floor on the Esperanza I elevation sheet. Three habitable storeys is the threshold of both Section 553.899 and Section 718.112(2)(g), so the question some buyers ask about “coach homes” has a plain answer here: Esperanza is covered.

The Reserve Study

Both associations were owner-controlled before July 1, 2022, so the first structural integrity reserve study was due by December 31, 2025, and both appear in the state’s database of studies submitted before July 2025. The database shows a submission, not contents, and neither study is published. The study, its reserve schedule and any funding plan go to your buyer in the resale package, so request them now. Esperanza II’s bylaws also require a reserve study at least every 60 months.

What the Permit Record Shows

Association permits from January 2020 to August 2026 are life safety only: fire-alarm communicators on all eight Esperanza II buildings in December 2022 and December 2024, a fire-alarm permit at building 10 in 2023, and a same-model panel replacement at building 2 in July 2026. There is no roof, structural, concrete, balcony, waterproofing, window or association storm-repair permit at either condominium, including after Hurricane Ian. The roofs are very probably the originals, and the reserve study is where their remaining life is planned.

The Construction Claims a Buyer’s Attorney Will Find

Two construction-defect cases against the developer after turnover sit in the Collier Circuit Court record: Case No. 2016-CA-001119, over Esperanza I’s buildings, ended with all claims and counterclaims dismissed with prejudice, each side bearing its own fees (OR 5949, Page 473, 2021); Case No. 2018-CA-003987, over Esperanza II’s, shows partial dismissals in 2021 and 2022 and no final disposition in the recorded index. The legal question in both was whether the building envelope was built as it should have been. The orders do not say what was found or repaired; ask your association in writing whether anything remains open.

How Does the Flood Zone Affect Selling an Esperanza Condo?

The flood zone shapes the Esperanza buyer conversation building by building: on FEMA’s February 8, 2024 map, panel 12021C0194J, buildings 14 and 15 are wholly Zone X and the other thirteen touch Zone AH or AE, while two FEMA letters revalidated in 2024 removed large parts of both tracts. The sellers who hand over the letters first keep deals together.

Data updated: September 2026 (FEMA National Flood Hazard Layer, panel 12021C0194J effective February 8, 2024, read at county 2025 building footprints September 24 and 25, 2026; FEMA preliminary panel 12021C0194K; FEMA LOMC-VALID 18-04-0009V effective February 9, 2024; Collier County 2026 Flood Protection Newsletter)

Every Building, From the Effective Map

The Zone X here is the shaded 0.2% annual chance category. The table reads map polygons only; FEMA’s digital map never draws land a letter has removed.

The Two FEMA Letters Under the Land

LOMA 12-04-4195A of June 21, 2012 removed a 5.91-acre portion of Tract D, Esperanza I’s land, to Zone X (shaded), lowest lot elevation 10.7 feet NAVD88. LOMR-F 13-04-6253A of August 8, 2013 removed a portion of Tract C, Esperanza II’s land, by fill, lowest lot elevation 11.0 feet. FEMA’s Case 18-04-0009V lists both as still valid on panel 12021C0194J. Whether a particular building sits inside the removed land is our inference from the legal descriptions, not a FEMA finding about that building.

The Preliminary Map

FEMA’s preliminary panel 12021C0194K, issued March 20, 2025 and not in effect, keeps most buildings in Zone AH with base flood elevation lines near Esperanza raised to 11 feet NAVD88, and buildings 14 and 15 stay Zone X. When a new map takes effect FEMA again decides which letters survive. Preliminary maps cannot be used to rate a policy; re-check at closing.

The Association’s Policy and the Owner’s Policy

Each association insures its own buildings under Section 718.111(11), and each owner insures interior finishes, fixtures and contents with an HO-6. A hurricane deductible on the master policy falls equally on the 42 or 48 residences of the phase. Collier County’s Community Rating System Class 5 gives a 25% discount on eligible NFIP premiums, including policies outside the high-risk zone. Citizens’ flood requirement does not apply to condominium unit-owner policies.

What to Put in the Listing File

Put your building’s zone and footprint share from the effective map, the FEMA letter for your tract, FEMA’s 2024 revalidation letter, the association’s insurance declarations and your own HO-6 in the listing file. No residential elevation certificate for any Esperanza building is on the county’s public layer, so request any certificate from the association’s records. A buyer’s agent who can order a determination with the letters on day one keeps the buyer inside the review period with confidence.

Storm History, Stated Carefully

County permit reports show no roof, structural, stucco, drywall or association storm-repair permit at any Esperanza address in the five months after Hurricane Ian made landfall in September 2022; the only envelope item was one owner’s shutter, door and window permit. The public record is consistent with no major roof or structural claim from Ian, and each association’s minutes and claim files are the documents that would say for certain. We never claim the buildings stayed dry.

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

An Esperanza buyer will pay four recurring layers, the condominium, the Tiburon Mid-Rise association, the Tiburón master association and the Pelican Marsh CDD, plus a county garbage line and property tax. Only the county bill lines are published per residence: $2,943.07 or $3,221.66 for the District by phase and $261.91 for garbage on the 2025 bill.

Data updated: September 2026 (Collier County Tax Collector 2025 bills for residences 1-101, 7-302, 8-101 and 15-302; Collier County Property Appraiser roll, tax years 2021 to 2025 certified and 2026 preliminary; recorded Esperanza and Mid-Rise instruments)

The Stack, Layer by Layer

Every residence in a phase pays the same condominium share whatever its floor or plan, one vote per residence.

Why Esperanza Pays Three Times a Ventanas Share

Section 13.4 of both declarations binds each owner to the Mid-Rise formula, and the Mid-Rise 2022 restatement fixes each Esperanza residence at “1/90th of (275/357) of the total,” unamendable without 100% of owners and all mortgagees (OR 6085, Page 297). By our arithmetic that is about 0.856% of the shared budget per Esperanza home against 0.280% per Ventanas home, about 3.06 times, and the 90 Esperanza homes carry about 77% of the pools, roads and grounds.

The District Line on the Tax Bill

The Pelican Marsh line has two parts: an operations assessment of $1,725 per unit for fiscal 2026 and a Series 2022 debt service portion that makes its final payment in May 2031. Subtracting operations leaves about $1,218 of debt per Esperanza I residence and about $1,497 per Esperanza II residence, our arithmetic. No Esperanza residence appears to have prepaid its bond portion on any roll from 2021 to 2025.

The Tax Reset Your Buyer Inherits

The 2025 certified bills carried a median total of $20,033 in Esperanza I and $19,484 in Esperanza II, all lines included. The 2026 preliminary roll applies 9.4020 mills to values cut 16 to 17%, for a median ad valorem tax of $14,924 and $13,982 before the non-ad valorem lines. Seventeen residences pay under $9,000 on that roll, all long-held homesteads, so a homesteaded seller’s bill says little about the buyer’s.

Which Esperanza Rules Affect a Sale?

The Esperanza rules that affect a sale are the phase’s sale approval and primary-occupant rules, the leasing limits a tenant-occupied sale must respect, the pet rules a buyer and any tenant inherit, the flooring and remodeling rules a renovator will read, and the Mid-Rise sign and vehicle rules, all set by the recorded declarations and the 2022 Mid-Rise covenants.

Sale Approval and the Primary Occupant

Both phases approve every sale. Esperanza I’s 2020 amendment allows disapproval only for good cause, such as a record of violent or property crime, financial irresponsibility or unpaid assessments, and after a good-cause disapproval the association “shall have no duty to purchase the Unit or furnish an alternate purchaser.” In both phases an entity buyer names one natural person as primary occupant, and Esperanza II caps any one owner at two residences.

Leasing Rules and a Tenant in Place

Every Esperanza lease must run at least 30 consecutive days, with board approval of every tenant. Esperanza I allows no more than three leases in any 12-month period; Esperanza II no more than three per calendar year, and no leasing at all in a new owner’s first 36 months, inheritance excepted. A buyer who inherits an approved lease takes the residence subject to it, and an Esperanza II buyer who plans to keep the tenant should confirm with the association how the 36-month wait applies.

Pets Your Buyer and Any Tenant Inherit

Owners in both phases may keep no more than two dogs, cats or birds in any combination, plus fish, with pit bulls, bull terriers, chows, rottweilers and like breeds barred, and no weight limit. Esperanza I extends the same terms to tenants. Esperanza II’s 2022 restatement says “Tenants and Guests are prohibited from keeping pets.” For a seller that means an Esperanza I residence can be marketed to seasonal tenants with pets, and an Esperanza II residence cannot.

Floors, Sound and the Remodeling Season

Hard-surface flooring needs board approval and a sound-absorbing underlayment in both phases, and WCI disclaimed any warranty on sound transmission (Section 18.6). Esperanza II adds a season: “extensive” remodeling or “heavy” construction only with board approval and only from May through October (Section 9.4). If your residence has tile or wood throughout, find the approval letter before listing.

Signs, Vehicles and the Shared Land

No “For Sale” or “For Rent” sign anywhere on the Mid-Rise land, including on cars. On the Mid-Rise roads no recreational vehicles, boats, trailers, panel vans, motorcycles or commercial vehicles not actively serving a residence may be parked (Section 7.6), and the Tiburón master declaration limits commercial vehicles to four hours a day. A buyer with a boat or trailer should know that before contract.

How Long Does It Take to Sell an Esperanza Condo?

An Esperanza sale takes as long as the market and the paperwork allow. The Matrix pull did not break out Esperanza’s days on market; across Tiburón the 32 closings of the twelve months to September 18, 2026 took a median of 86 days, and an Esperanza contract adds board approval, three estoppels and the document review period.

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

Season and the Esperanza Buyer

All four Esperanza closings of the last twelve months carry county sale dates in March and April 2026, and three of the 2025 resales recorded in March, April and August. With 28.9% of owners mailing tax bills outside Florida and many buyers in Naples only in season, a listing live by November meets the January-to-April buyer pool with time for approval before spring closings.

A Realistic Sequence

Valuation and document request in week one: the declaration for your phase, the budget, the reserve study, the insurance declarations and the assignment instrument. Photography and video in week two. Listing live in week three. Then contract, condominium document delivery and the review period; the sale approval application filed at once; all three estoppels ordered on the first business day; the flood determination and insurance quotes inside the inspection period; and closing, with the assignment instrument handed over.

Selling While You Are Away

More than a quarter of Esperanza owners mail tax bills outside Florida. Marc handles showings, contractors and inspections in person, Jesse handles the paperwork and the three associations, and the title company arranges a mail-away closing. Every showing is registered with Tiburón’s gate in advance, which we manage for you.

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

You get a free Esperanza at Tiburón home valuation by requesting one online or calling Jesse McGreevy at (239) 898-6072. The valuation is a written opinion of value built from the recorded sales of your floor, adjusted for your phase, building, outlook and condition, with your buyer’s cost layers beside it. There is no cost and no obligation to list.

What a McGreevy and Comisar Valuation Includes

You receive the same-floor recorded and MLS sales with their dates and sources, the live competition at Marquesa Royale, the cost layers and District line your buyer will underwrite, your building’s flood reading and FEMA letter, its milestone year, and a recommended list price with a defensible range. Request it through our Esperanza 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 building, your unit number, your timeline and the one thing you are most worried about.

Why the Valuation Comes Before the Listing Agreement

In a neighborhood with no listing on the market and a $735,000 spread between the latest first-floor and third-floor sales, 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 Esperanza owners use the valuation to decide whether to list this season, lease another season or wait.

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.

An Out-of-Area Condominium Seller

★★★★★ “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

Twenty-six Esperanza owners mail their tax bills outside Florida, and an Esperanza sale has more moving parts than most condominium sales: board approval, three estoppels, an unrecorded parking assignment and a gate that registers every visitor.

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 same plan closed at $1,600,000 and $2,335,000 a month apart, 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

Why Does an Esperanza Specialist Matter When You Sell?

An Esperanza specialist matters because the facts that decide an Esperanza sale live in recorded documents and county files rather than a listing feed: your phase’s approval and leasing rules, the parking assignment outside your deed, your building’s flood reading and FEMA letter, the District line for your phase, and the floor hidden in your unit number.

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 out-of-state Esperanza owner 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 Esperanza

A general agent may price Esperanza off a Naples condominium average, price a first-floor residence off a third-floor sale, order one estoppel instead of three, describe the elevator wrongly, forget the parking assignment instrument, repeat the “42 residences” figure that describes only the first phase, or learn about the FEMA letters from the buyer’s lender.

How Esperanza Compares With the Rest of Tiburón for a Seller

Most Tiburón sellers own detached homes, full-floor Castillo or Bolero residences, or Ventanas’ smaller mid-rise 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. Esperanza sits second on Tiburón’s condominium price ladder, behind only Marquesa Royale.

Are You Also Buying Your Next Home in Southwest Florida?

Many Esperanza sellers are also buyers, moving to a detached home inside Tiburón, to another Naples golf community, or to a smaller seasonal residence. 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 Esperanza board approval and all three 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.

Buying Inside Tiburón Again

Some Esperanza owners move to a detached home in Tiburón, and others move between the condominiums. Our guide to buying a home in Tiburón covers the whole community, and our Esperanza at Tiburón buyer guide covers the purchase side of this neighborhood in full.

Frequently Asked Questions, Seller Edition: Selling an Esperanza at Tiburón Condominium

These are the questions Esperanza at Tiburón owners ask before they list, answered from the recorded Esperanza I, Esperanza II and Tiburon Mid-Rise documents, Collier County’s roll, sales file and permit reports, FEMA’s maps and letters and the Southwest Florida MLS, each with its window and source. Tax and legal answers stay at the level of the public rule.

How do I sell my condo at Esperanza at Tiburón?

Identify your phase from your building number, request your association’s document package, find your parking and storage assignment instrument, and price against Esperanza sales on your floor. Then list with a team that files the sale approval application and all three estoppels the week the contract is signed. Call Jesse McGreevy at (239) 898-6072.

Who is the best listing agent for Esperanza at Tiburón?

The one who can price your floor from the recorded sales, explain your building’s flood reading with the FEMA letter in hand, and deliver the approval application and three estoppels on time. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.

What is my Esperanza condo worth?

The ten qualified resales of the last 36 months ran from $1,600,000 to $2,400,000, median $2,195,000, and the four MLS closings of the last twelve months carried a median of $731.36 a square foot. Your floor, phase, outlook and condition place you in that range; a free Esperanza at Tiburón home valuation gives you the number.

How many condos are in Esperanza at Tiburón?

Ninety, in 15 buildings of six: 42 in Esperanza I, buildings 1 to 7, and 48 in Esperanza II, buildings 8 to 15. The “42” that circulates online is the first phase only.

How many Esperanza condos sell in a year?

Ten qualified resales recorded in the 36 months since September 2023, about three or four a year, and the MLS counted four closings in the twelve months to September 18, 2026.

How long do Esperanza condos take to sell?

The Matrix pull did not break out Esperanza’s days on market. Across Tiburón the median was 86 days on market in the same twelve months, and an Esperanza contract adds board approval, which can run up to 20 days after a complete application in Esperanza II.

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

For Esperanza specifically, a thin seller’s position: no listing on September 18, 2026 against ten resales in three years. Tiburón as a whole is softer, with about 7.5 months of supply and a 93.84% median sold-to-list ratio.

Why is the online estimate for my Esperanza condo wrong?

Because the county values every position in a phase identically in every building, $40,000 a floor and $100,000 less in Esperanza II, and cut values 16 to 17% in 2026, a model cannot see your view, renovation or building flood reading. The 2026 sales closed at a median of 1.36 times county value.

Does my floor change what my residence sells for?

Yes. Since 2022 the third floor has run about 8% more per square foot than the first and second, and the four lowest resales were all first-floor residences.

Does it matter whether I am in Esperanza I or Esperanza II?

In the market, barely; in the paperwork, a lot. The phases differ on leasing, tenant pets, sale approval timing, the District line and county value, and each has its own board, budget and estoppel.

Why does Esperanza sell below Marquesa Royale?

Location and structure. Marquesa Royale sits on its own gated lane about half a mile from the clubhouse with its own pool and an all Zone X reading. On recorded resales since 2022 it runs 12.5% higher on price and 14.1% per foot, close to the premium WCI set in 2012.

How do I prove which parking spaces and storage room convey?

With the unrecorded assignment instrument you received at closing, checked against the association’s log. The deed does not name them. If you cannot find your copy, ask the association in writing for the log entry before listing.

Are Esperanza elevators private?

No. Each building has one shared elevator, a common element the association maintains, and its doors open into each residence’s own vestibule on every floor. That is what the recorded plats show, and it is how we describe it.

Do I need the association’s approval to sell?

Yes, in both phases. Esperanza I requires prior written notice with the contract and board approval; Esperanza II’s board has 20 days after a complete application or 60 days after notice before a sale is deemed approved.

Can the association deny my buyer?

Only for good cause on the recorded grounds, such as certain criminal records, financial irresponsibility or unpaid charges, and in Esperanza II a sale that would give one person more than two residences. In practice approval turns on a complete application.

How many estoppel certificates does an Esperanza sale need?

Three: your condominium association, the Tiburon Mid-Rise Neighborhood Association and Tiburon Estates Homeowner’s Association. Each discloses what is owed and any special assessment levied or pending.

Who pays the capital contributions at closing?

The recorded documents put all three on the purchaser: the condominium working-capital contribution of two months’ assessments, the Mid-Rise initial capital payment and the master charge of one quarter of the annual assessment. The contract can shift any of them.

What documents must I give an Esperanza buyer?

Under Florida Statutes 718.503: the declaration for your phase with its articles, bylaws and rules, the budget and financial report, the frequently asked questions sheet, and the structural integrity reserve study and any milestone inspection summary. Request them from the association before you list.

Do I owe the Section 720.401 disclosure summary?

Section 720.401 does not apply to associations regulated under Chapter 718, which your Esperanza association is, but the Mid-Rise and master associations are covenant associations above it. Ask your closing agent or attorney how both regimes apply to your contract; this is information, not legal advice.

When is my building’s milestone inspection due?

In 2043, 2044 or 2045, depending on the building, on Collier County’s milestone map; all 15 are listed “Not Due.” That is the latest schedule of any Tiburón condominium, and it belongs in your listing.

What should I tell a buyer about the structural integrity reserve study?

What the association’s records show, in writing. Both associations appear in the state’s database of studies submitted before July 2025; the study and its reserve schedule go to your buyer in the resale package.

Has either association done a roof or window program?

Not in the county permit reports from January 2020 to August 2026, which show fire-alarm work only at association level. The roofs are very probably the originals, which is what the reserve study plans for.

Will a buyer ask about the construction lawsuits?

Often, because the orders are in the Clerk’s records: Collier cases 2016-CA-001119 and 2018-CA-003987 against the developer. The useful answer is whether any claim, repair or recovery remains open, which your association can state in writing.

Is my Esperanza building in a flood zone?

It depends on the building. On panel 12021C0194J, February 8, 2024, buildings 14 and 15 are wholly Zone X; building 13 is mostly Zone AE; buildings 2 and 3 are about half Zone AH; the other ten are wholly or almost wholly Zone AH, with FEMA letters removing large parts of both tracts.

What are the FEMA letters, and should I give them to buyers?

LOMA 12-04-4195A covers part of Esperanza I’s tract and LOMR-F 13-04-6253A part of Esperanza II’s, both revalidated by FEMA in 2024. Yes: FEMA says revalidated letters are not redistributed to lenders or insurance agents, so the buyer only sees them if you hand them over.

Do I have to disclose flood or water damage?

Florida sellers must disclose known facts that materially affect value and are not readily observable, which includes flood or water claims and leaks from a residence above. We put your building’s FEMA facts in the file from the start.

What does it cost to sell an Esperanza condo?

The negotiated commission, documentary stamp tax at $0.70 per $100, three estoppel fees, a municipal lien search, and prorated taxes, District line and assessments. At the $2,195,000 median the deed stamps are $15,365.

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.

How is the CDD line handled at closing?

It is part of the county tax bill and is prorated with the property taxes: $2,943.07 in Esperanza I or $3,221.66 in Esperanza II on the 2025 bill. The bond portion ends after its final payment in May 2031.

Can I sell with a tenant in place?

Yes. The approved lease stays in force and the buyer takes subject to it. Disclose the lease, its end date and the tenant’s showing terms from the start, and time approval and closing around the tenant’s term.

Should I lease my Esperanza residence for another season or sell it?

Weigh the recorded limits first: a 30-day minimum, three leases a year and board approval of every tenant, with no tenant pets in Esperanza II. Those rules suit seasonal leasing, not nightly rental. We run both scenarios with you.

Should I replace my air conditioner before listing?

If it is original, a buyer’s inspector will price it. The equipment belongs to the residence under Section 3.3(b)(v), and a permitted replacement answers the question before it becomes a credit.

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

Very likely, if you hold a homestead exemption. Seventeen Esperanza residences pay under $9,000 in 2026 preliminary ad valorem tax, all long-held homesteads, while the median runs $14,924 in Esperanza I and $13,982 in Esperanza II.

Can I put a For Sale sign on my building?

No. The 2022 Mid-Rise covenants bar “For Sale” signs anywhere on the Mid-Rise land, including on cars, and the declarations bar signs visible from a residence without consent. We market through the MLS, outreach and gate-registered showings.

Can I sell my Esperanza condo off market?

Yes. One Esperanza deed at $1,850,000 in November 2025 never appeared among MLS closings. A private sale still needs board approval and three estoppels, and it gives up the competition full exposure brings.

Does my golf membership transfer when I sell?

No Esperanza document contains a membership rule, and WCI’s deeds list no club covenant. Whether a membership can pass to your buyer is a club matter established during the transaction, so raise it at listing.

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

Possibly on the gain. Florida has no state personal income tax, so the exposure is federal, and a qualifying primary residence exclusion can shelter part of it. Florida portability can carry part of a Save Our Homes benefit to a new homestead. Talk to your CPA before you sign.

I own from overseas. 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 reduced rates and exemptions in defined cases. Esperanza owners mail tax bills from Belgium and the United Kingdom. Engage a CPA early.

When is the best time to list an Esperanza condo?

Fall. All four Esperanza closings of the last twelve months carry March and April county sale dates, and a listing live by November meets the season’s buyers with the documents and photography ready.

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

Get a written valuation from your floor’s recorded sales, request your association’s document package and the three estoppel figures, and find your parking assignment instrument and FEMA letter. Request an Esperanza at Tiburón valuation or call Jesse McGreevy at (239) 898-6072.

Sources and Authoritative References

Every Esperanza at Tiburón figure on this page traces to a primary source below, listed as of September 30, 2026: recorded Collier County instruments, the Mid-Rise and master documents, the Pelican Marsh CDD, county and state records, FEMA and federal agencies, WCI’s archived pages and the Southwest Florida MLS. No listing portal or competing brokerage is cited.

Recorded Esperanza I Instruments, Collier County Clerk

1. Declaration of Condominium for Esperanza at Tiburon, a Condominium, with plat, Articles and Bylaws, OR 4944, Page 1446 (July 16, 2013)
2. First Supplement, Building 2, OR 4964, Page 245 (September 11, 2013)
3. Second Supplement, Building 3, OR 4980, Page 3274 (November 5, 2013)
4. Third Supplement, Building 4, OR 4994, Page 3842 (December 26, 2013)
5. First Amendment by WCI Communities, common elements and maintenance, OR 5020, Page 616 (March 26, 2014)
6. Fourth Supplement, Building 7, OR 5020, Page 620 (March 26, 2014)
7. Fifth Supplement, Building 6, OR 5048, Page 3107 (June 17, 2014)
8. Sixth Supplement, Building 5, OR 5106, Page 1967 (December 23, 2014)
9. Certificate of Amendment, electronic notice and budget notice, OR 5613, Page 238 (April 1, 2019)
10. Certificate of Amendment, home office use, sale and transfer approval, primary occupant, lease approval, OR 5743, Page 762 (March 24, 2020)

Recorded Esperanza II Instruments, Collier County Clerk

11. Declaration of Condominium for Esperanza II at Tiburon, a Condominium, with plat, Articles and Bylaws, OR 5071, Page 3823 (August 29, 2014)
12. First Supplement, Building 8, OR 5079, Page 1175 (September 24, 2014)
13. Second Supplement, Building 9, OR 5088, Page 3203 (October 27, 2014)
14. Third Supplement, Building 10, OR 5101, Page 298 (December 5, 2014)
15. Fourth Supplement, Building 11, OR 5116, Page 3969 (February 2, 2015)
16. Fifth Supplement, Buildings 12 and 13, OR 5121, Page 391 (February 16, 2015)
17. Sixth Supplement, Building 14, OR 5165, Page 554 (June 18, 2015)
18. Seventh Supplement, Building 15, OR 5184, Page 1014 (August 13, 2015)
19. Certificate of Amendment, guest occupancy, leasing and ownership transfer, OR 5555, Page 3011 (September 24, 2018)
20. Amended and Restated Declaration, Articles and Bylaws, Esperanza II at Tiburon, OR 6132, Page 2700 (May 27, 2022)
21. Notice of commencement, Building 10 fire protection work, OR 6149, Page 3421 (July 7, 2022)

Site, Water Management and Communications Instruments, Collier County Clerk

22. South Florida Water Management District Notice of Environmental Resource Permit 11-01568-P, Esperanza parcel, OR 4819, Page 2025 (July 23, 2012)
23. Bulk communications easement including both Esperanza associations, OR 5905, Page 3151 (March 10, 2021)

Tiburon Mid-Rise Neighborhood Association Instruments, Collier County Clerk

24. Declaration of Covenants and Restrictions, Ventanas at Tiburon Community Association, OR 3174, Page 2929 (December 13, 2002)
25. First Amendment, rename to Tiburon Mid-Rise, OR 3901, Page 2333 (September 30, 2005)
26. Second Amendment, plan of development and cost-share formula, OR 4779, Page 1998 (March 28, 2012)
27. Third Amendment, Common Areas exhibit excluding Esperanza Buildings 1 to 15, OR 4948, Page 1214 (July 25, 2013)
28. Quit-Claim Deed, common areas and pools, to Tiburon Mid-Rise, OR 4975, Page 2929 (October 16, 2013)
29. Deed to Tiburon Mid-Rise, part of Tract D, OR 5052, Page 2117 (June 27, 2014)
30. Fourth Amendment, Mid-Rise lands including Esperanza and Esperanza II, OR 5052, Page 2122 (June 27, 2014)
31. Deed to Tiburon Mid-Rise, Tract C, OR 5186, Page 2611 (August 20, 2015)
32. Amended and Restated Declaration of Covenants, Articles and Bylaws, Tiburon Mid-Rise, OR 6085, Page 297 (February 15, 2022)
33. Notice of commencement, Mid-Rise pool and spa resurfacing, OR 6617, Page 384 (August 6, 2026)

Tiburón Master and Pelican Marsh CDD Instruments, Collier County Clerk

34. Declaration of Covenants, Conditions and Restrictions for Tiburon Estates, OR 2579, Page 364 (August 6, 1999)
35. Third Amendment to the master declaration, club section, OR 4716, Page 943 (September 2, 2011)
36. Fourth Amendment to the master declaration, vehicles, design review and amendment rule, OR 5070, Page 3107 (August 26, 2014)
37. Master association amendment, Capital Contribution Assessment, OR 6149, Page 45 (July 6, 2022)
38. Declaration of Consent to Pelican Marsh CDD Jurisdiction and Special Assessments, OR 2724, Page 2426 (September 22, 2000)

Court Orders Recorded With the Collier County Clerk

39. Order of dismissal, Collier Circuit Court Case No. 2016-CA-001119, construction claims over the Esperanza I buildings, OR 5949, Page 473 (May 18, 2021)
40. Partial dismissal order, Collier Circuit Court Case No. 2018-CA-003987, construction claims over the Esperanza II buildings, OR 5944, Page 2309 (2021)
41. Partial dismissal order, Collier Circuit Court Case No. 2018-CA-003987, OR 6070, Page 1088 (January 12, 2022)
42. Agreed Order, Collier Circuit Court Case No. 16-CA-1336, shared site work, OR 5472, Page 1211 (January 30, 2018)
43. Collier County Clerk, Official Records public inquiry system
44. Collier County Clerk, Official Records document search
45. Collier County Clerk, records search index

Florida Division of Corporations

46. Esperanza at Tiburon Condominium Association, Inc., N13000005450
47. Esperanza II at Tiburon Condominium Association, Inc., N14000005729
48. Tiburon Mid-Rise Neighborhood Association, Inc., N01000002216
49. Tiburon Estates Homeowner’s Association, Inc., N99000002699

Pelican Marsh Community Development District and Collier County Tax Collector

50. Pelican Marsh CDD, fiscal 2026 adopted budget
51. Pelican Marsh CDD, fiscal 2027 adopted budget
52. Pelican Marsh CDD, July 15, 2026 board meeting minutes
53. Collier County Tax Collector, 2025 bill, parcel 31345981028, Esperanza I Building 1
54. Collier County Tax Collector, 2025 bill, parcel 31345981840, Esperanza I Building 7
55. Collier County Tax Collector, 2025 bill, parcel 31345982027, Esperanza II Building 8
56. Collier County Tax Collector, 2025 bill, parcel 31345982962, Esperanza II Building 15

Collier County Government

57. Collier County, Milestone Inspections
58. Collier County, milestone buildings by year, as of January 2026
59. Collier County Milestone Map dashboard
60. Collier County Milestone Map, milestone points layer
61. Collier County Milestone Buffer, three miles from salt water
62. Collier County 2026 Flood Protection Newsletter
63. Collier County Elevation Certificates layer
64. Elevation certificate, Esperanza pool and cabana, 2754 Tiburon Blvd E (July 15, 2013)
65. Collier County 2024 FEMA flood zones layer
66. Collier County Building Footprints 2025
67. Collier County ArcGIS services, evacuation, coastal high hazard, wind, zoning and planning layers
68. Collier County garbage and recycling collection days layer
69. Collier County monthly building permit reports, January 2020 to August 2026
70. Collier County government, publisher of the Property Appraiser roll and recorded-sales data used on this page
71. Collier County Public Schools, interactive zoning tool

Florida Statutes and State Agencies

72. Section 553.899, Florida Statutes (2026), milestone inspections
73. Section 718.112, Florida Statutes (2026), bylaws, reserves and structural integrity reserve studies
74. Section 718.111, Florida Statutes (2025), association powers, records and insurance
75. Section 718.113, Florida Statutes (2025), hurricane protection specifications
76. Florida Statute 718.503, disclosure prior to sale
77. Florida Statute 718.116, assessments and estoppel certificates
78. Florida Statute 720.30851, homeowners association estoppel certificates
79. Florida Statutes 720.401, homeowners association disclosure summary, and its Chapter 718 exclusion
80. Florida Statutes 201.02, documentary stamp tax on deeds
81. Florida Department of Revenue, documentary stamp tax
82. Florida Statutes 689.261, property tax disclosure summary
83. Section 627.351, Florida Statutes (2025), Citizens Property Insurance eligibility
84. Florida Statute 627.714, unit-owner loss-assessment coverage
85. Florida House staff analysis of HB 979 (2024), estoppel certificate fee caps
86. Florida Administrative Code Rule 69O-186.003, title insurance rates
87. Florida Department of Financial Services, title insurance overview
88. Johnson v. Davis, 480 So. 2d 625 (Fla. 1985)
89. Florida DBPR, condominium SIRS reporting page
90. Florida DBPR, SIRS database, submissions before July 2025
91. Florida DBPR, SIRS database, submissions from July 2025
92. Florida DBPR, condominium extract listing projects Esperanza at Tiburon and Esperanza II at Tiburon
93. Citizens Property Insurance Corporation, flood requirements
94. Florida Office of Insurance Regulation, wind mitigation resources

FEMA and Federal Sources

95. FEMA National Flood Hazard Layer, effective panel 12021C0194J (February 8, 2024)
96. FEMA Preliminary National Flood Hazard Layer, panel 12021C0194K (issued March 20, 2025)
97. FEMA Letter of Map Amendment 12-04-4195A, portion of Tract D, Esperanza I land (June 21, 2012)
98. FEMA Letter of Map Revision based on Fill 13-04-6253A, portion of Tract C, Esperanza II land (August 8, 2013)
99. FEMA revalidation letter, Case 18-04-0009V, effective February 9, 2024
100. FEMA Letter of Map Amendment 12-04-4196A, Marquesa Royale at Tiburon (May 17, 2012)
101. FEMA Flood Map Service Center
102. FEMA Community Rating System
103. FEMA Residential Condominium Building Association Policy (F-144)
104. National Association of REALTORS, settlement frequently asked questions
105. National Association of REALTORS, what the settlement means for buyers and sellers
106. Internal Revenue Service, FIRPTA withholding
107. Internal Revenue Service, Publication 523, selling your home

Developer Archive and Comparison Records

108. WCI Communities, Esperanza at Tiburón overview (archived April 17, 2012)
109. WCI Communities, Esperanza Residence 01 (archived April 19, 2012)
110. WCI Communities, Esperanza Residence 02 (archived April 19, 2012)
111. WCI Communities, Esperanza overview (archived March 7, 2014)
112. WCI Communities, Esperanza 02 (archived January 23, 2015)
113. Declaration of Condominium of Marquesa Royale at Tiburon, OR 4383, Page 1538 (August 1, 2008)
114. WCI Communities, Marquesa Royale at Tiburón overview (archived April 17, 2012)
115. Tiburón Golf Club, membership

Market Data

116. Southwest Florida MLS, Matrix (Development TIBURON, active and 12-month closed, pulled September 18, 2026; subscriber system)
117. Collier County Property Appraiser bulk roll and sales file, tax year 2026 preliminary, DOR-qualified recorded sales for condominium numbers 281610 (Esperanza I) and 281615 (Esperanza II), files dated August 29, 2026

McGreevy and Comisar

118. McGreevy and Comisar Esperanza at Tiburón guide
119. McGreevy and Comisar Tiburón community guide
120. McGreevy and Comisar Marquesa Royale at Tiburón guide
121. McGreevy and Comisar Ventanas at Tiburón guide
122. McGreevy and Comisar Naples real estate guide
123. Jesse McGreevy agent profile
124. Marc Comisar agent profile
125. Domain Realty Group
126. McGreevy and Comisar Google Business Profile

Downloadable Documents

Every row below links the authority that publishes the document, so an Esperanza at Tiburón seller always opens the official, current copy: the Collier County Clerk for recorded instruments, FEMA for the flood letters, the Pelican Marsh CDD for its budget and the Florida Legislature for statutes. We host nothing ourselves.

Your Esperanza 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 Esperanza at Tiburón sits inside the North Naples golf-community market they work every week. If you are weighing a sale on Tiburon Blvd E, the first conversation costs nothing and usually saves a seller more than any decision made later.

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. For this page we tracked every Esperanza closing of the last twelve months in the Southwest Florida MLS against Collier County’s deed record, and every qualified Esperanza resale back to WCI’s first closings in 2013. 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, tax year 2026 preliminary roll and sales file. Brokered by Domain Realty.