Updated October 2026
Sell your Esplanade Golf and Country Club home with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Pricing by lot width, Golf or Club deed and CDD bond area from 83 MLS closings. Call (239) 898-6072.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
Selling a home in Esplanade Golf and Country Club of Naples means pricing one of seven product lines, from a garden condo to a 100-foot estate home, each deeded Golf or Club and each carrying its own Flow Way CDD bill. McGreevy and Comisar, the #1 Team in Southwest Florida since 2012, price from Southwest Florida MLS closings and build the buyer’s cost file before you list.
Esplanade Golf and Country Club of Naples is a sold-out, gated Taylor Morrison golf community of 1,184 homes on the north side of Immokalee Road in ZIP 34119, in unincorporated North Naples, Florida. This page is written for the owner who is deciding when and how to sell. The full picture of the place, from the plats and the Flow Way CDD to the golf course, flood maps and schools, lives in our Esplanade Golf and Country Club community guide, and this seller page sits beside it. Everything below answers one question: how to sell a 52-foot golf home on Vaccaro Court, a Hatcher Parcel Club Series home on Scarlotti Place, a coach home on Bellano Court or a Vercelli garden condo on Pocida Court for the most money, with the fewest surprises, on a date you choose. Call Jesse McGreevy direct at (239) 898-6072 whenever you want to talk it through, or start with a free Esplanade Golf and Country Club home valuation.
Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 Team in Southwest Florida since 2012. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. If you are interviewing listing agents before you choose, our guide to the best real estate agents in Naples explains how we think about representation across the county. For an Esplanade owner the test is simple: ask every agent to show you the closings on your lot width, how they split Golf homes from Club homes, and what your buyer’s lender and insurer will ask for before closing.
These are career figures across Lee and Collier counties, and we label them that way. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse and Marc alone have over $900 million in sales inside that number. Jesse McGreevy has worked in Southwest Florida real estate since 2004, and the team launched in 2008. The wider team is at DomainRealtyGroup.com.
You get Jesse and Marc, not a coordinator reading from a template. Jesse McGreevy runs pricing, data, marketing and the association paperwork, which at Esplanade can mean the club’s Master Re-Sale Application, the master estoppel certificate, a separate condominium estoppel for a coach home or garden condo, and the Flow Way CDD figures on the tax bill, all on one sale. Marc Comisar runs the field: showings through the gate, buyer-agent conversations, inspections, contractors and walkthroughs for owners who spend the summer up north. Reach Jesse at (239) 898-6072 or Marc at (239) 287-5873, and read how the partnership works on our about McGreevy and Comisar page.
This page is about one community only: Esplanade Golf and Country Club of Naples, the planned unit development Collier County records as “ESPLANADE GOLF AND COUNTRY CLUB OF NAPLES, AKA MIRASOL, petition PUD-99-10” (Collier County GIS PUD layer, read October 2026). It is not Esplanade by the Islands, a separate Taylor Morrison community on US 41 East near Greenway Road in ZIP 34114, and it is not Esplanade at Hacienda Lakes, which sits inside the Hacienda Lakes CDD in ZIP 34114 (Collier County CDD layer, read October 2026). The three share a builder’s naming habit and nothing else: no association, no club, no golf course and no special district. If you own in East Naples, our Esplanade by the Islands neighborhood guide is the right starting point, and nothing on this page about fees, the Flow Way CDD, flood maps or golf applies to your home.
Selling in Esplanade Golf and Country Club differs from a typical Naples resale in six ways: one corporation is both the HOA and the club, every home is deeded Golf or Club, four master assessment layers vary by product, the Flow Way CDD bill varies by bond area, the flood map reads Zone AH, and no builder inventory competes.
Data updated: August 2026
Many Naples golf communities split the homeowners association from the club. Esplanade does not. ESPLANADE GOLF & COUNTRY CLUB OF NAPLES, INC., a Florida not-for-profit filed May 20, 2013 (document N13000004697), is both the master association and the owner of the club and golf property, formed under Chapters 617 and 720 of the Florida Statutes (Articles of Incorporation, filed May 20, 2013). The club describes itself as “a Troon Privé managed club” on its golf page, and resale and estoppel requests go to the in-house management office at 8910 Torre Vista Lane, per the Master Re-Sale Application, June 2026. For a seller that means one master estoppel, one resale application and one set of rules, plus a condominium layer for the 416 coach and garden condo units.
Every owner is either a Golf Member or a Club Member, and the membership is “appurtenant to, and may not be separated from, ownership of a Lot” under Article V of the Amended and Restated Declaration posted by the club (text dated July 2021). The declaration caps Golf Members at 850 of the 1,184 homes, and the club’s Community Overview states that a Club home cannot be upgraded to Golf. A Golf home and an otherwise identical Club home are therefore two different products with two different buyer pools, and we never price one against the other.
The association’s 2026 Budget and Assessment Information bills a Club operating component of $6,224.46 and a reserve component of $1,913.98 on every home, a golf component of $4,664.18 on golf-deeded homes, and a Landscape Benefit Assessment of $2,169.34 to $3,217.89 on single-family homes by lot width. Totals run from $8,138.44 a year for a Club-designated coach or condo unit to $16,020.51 for a 100-foot Golf home. A buyer who sees that range online without your exact product will assume the worst, so your listing should state your number on day one.
The Flow Way Community Development District bills every one of the 1,184 units $1,845.00 for operations and maintenance in FY2027, and most homes add a bond debt assessment that runs to 2044 through 2049, for annual totals of $1,845.00 to $6,518.82 (Flow Way CDD FY2027 adopted budget, June 18, 2026). Two homes on the same lot width can sit in different bond areas and carry bills thousands of dollars apart. The figure that belongs in your listing is the one on your own tax bill.
FEMA’s effective panels 12021C0212H and 12021C0214H, effective May 16, 2012, map nearly the whole community as Zone AH (FEMA NFHL flood zones, queried October 7, 2026), yet FEMA issued 13 Letters of Map Revision based on Fill for Esplanade lots and tracts between June 5, 2014 and January 6, 2023. A lender’s flood vendor reads the map; your listing file should carry the letter that names your lot and your Elevation Certificate, so the buyer’s lender and insurer see both.
Taylor Morrison lists the community as sold out, and Collier County parcel data (layer edited September 3, 2026) shows no parcel inside the PUD owned by any Taylor Morrison entity. No builder spec home, model sale or incentive package competes with your listing inside the gate. That is the cleanest pricing advantage an Esplanade seller has, and it only pays when the home is priced against the right resales.
Esplanade Golf and Country Club recorded 83 closed sales and $120,375,506 in volume in the 12 months to October 13, 2026, at a $1,480,000 median, with 20 sales at $2,000,000 or more. These eight facts, each dated and sourced, frame every pricing, marketing and paperwork decision that follows.
McGreevy and Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012 and Top 1% Nationally since 2008, and we track every Esplanade Golf and Country Club closing: in the last 12 months we tracked 83 closings, $120,375,506 in volume and a $1,480,000 median sold price in the Southwest Florida MLS.
Data updated: October 2026 (Southwest Florida MLS, closed sales 10/13/2025 to 10/13/2026, pulled October 13, 2026)
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse and Marc alone have over $900 million in sales. Those are career figures across Southwest Florida. They tell you how many negotiations, inspections and closing-table surprises the people on your listing have already handled, which matters most on a sale where a master association, a condominium association, a special district, a lender and an insurer all have a say before the deed records.
Southwest Florida MLS, closed 10/13/2025 to 10/13/2026 | Esplanade Golf and Country Club |
|---|---|
Closed sales | 83 (82 marketed through the MLS, 1 entered after it closed) |
Median sold price | $1,480,000 |
Average sold price (volume divided by 83) | $1,450,307 |
Price range | $357,500 to $3,700,000 |
Total volume | $120,375,506 |
Sales at $2,000,000 or more | 20 |
Highest sale | $3,700,000, closed September 18, 2026 |
Median days on market | 59 (77 sales with a recorded days on market and list price) |
Median sale-to-list ratio (sold price over final list price) | 96.2% |
Median price per square foot | $651 |
Active listings | 12 active and 10 pending on October 13, 2026 |
The one sale entered into the MLS after it closed is a real recorded sale, so it counts in the closing count, the median and the volume; it is excluded only from sale-to-list and days-on-market measures. Days on market and sale-to-list are measured only on the 77 sales that carry both a days-on-market figure above zero and a list price; the sale entered after closing and five other sales with no recorded days on market are left out of those two measures. The average sits $29,693 below the median, a narrow gap, because the 15 sales under $500,000 offset the 7 sales at $3,000,000 and up.
We judge an Esplanade listing on three numbers you can check: days to contract against the median for your own product line, the sale price against the final list price, and whether the home closed on the date you planned. Those are the yardsticks the rest of this page uses and the ones we report on your own sale. Because the Southwest Florida MLS files all 83 sales under one community name, every one of those yardsticks has to be rebuilt by lot width, condominium product and Golf or Club deed before it means anything. The MLS Building Design field gives a first split: the 49 single-family sales had a median of 42 days on market and a 95.8% sale-to-list, and the 33 low-rise condominium sales a median of 82 days and 96.6%, while the one townhouse-coded sale is too thin to measure. Lot width and Golf or Club deed are not in the export, so those still have to be rebuilt by hand.
The eight highest Esplanade Golf and Country Club closings in the 12 months to October 13, 2026 were $3,700,000 (September 18, 2026), two at $3,400,000, $3,350,000, $3,300,000, two at $3,000,000 and $2,850,000 (Southwest Florida MLS). Those eight alone add up to $26,000,000, about 22 percent of the 12-month volume, by our arithmetic on the same data. All eight are filed under the single-family Building Design, but lot width and Golf or Club deed are not in the export, so we do not attach a lot width to any one of them here; on a pricing call we pull each comparable’s permit, plat and deed and do exactly that.
For a home priced to its own product line, yes. Esplanade Golf and Country Club closed 83 sales in the 12 months to October 13, 2026 at a $1,480,000 median, including 20 at $2,000,000 or more, and no builder inventory competes inside the gate. The median sale took 59 days on market and closed at 96.2% of final list price, and 12 homes were active on October 13, 2026.
Data updated: October 2026 (Southwest Florida MLS, closed sales 10/13/2025 to 10/13/2026)
Price band (Southwest Florida MLS, closed 10/13/2025 to 10/13/2026) | Closings | Volume |
|---|---|---|
Under $500,000 | 15 | $6,654,670 |
$500,000 to $749,999 | 9 | $6,125,500 |
$750,000 to $999,999 | 10 | $8,837,500 |
$1,000,000 to $1,499,999 | 8 | $10,845,000 |
$1,500,000 to $1,999,999 | 21 | $35,382,836 |
$2,000,000 to $2,499,999 | 11 | $23,780,000 |
$2,500,000 to $2,999,999 | 2 | $5,600,000 |
$3,000,000 and up | 7 | $23,150,000 |
All sales | 83 | $120,375,506 |
Band counts and volumes are McGreevy and Comisar arithmetic on the 83 MLS rows. The deepest single band is $1,500,000 to $1,999,999, with 21 closings, and 41 of the 83 sales closed at $1,500,000 or more. The bands do not identify product type on their own, but the MLS Building Design field does: all 15 closings under $500,000 and 33 of the 34 under $1,000,000 are low-rise condominiums (the other is the townhouse-coded sale), and all 20 sales at $2,000,000 or more are single-family homes. The 2026 assessment ladder in the pricing section shows the same ordering, but only the comparable’s own record settles it.
Quarter closed | Closings | Median of that quarter’s sales |
|---|---|---|
October 13 to December 31, 2025 | 16 | $1,587,500 |
January to March 2026 | 21 | $1,800,000 |
April to June 2026 | 25 | $1,110,000 |
July 1 to October 13, 2026 | 21 | $935,000 |
Quarter counts and medians are McGreevy and Comisar arithmetic on the same 83 rows. Read the medians with care: each quarter blends a different mix of garden condos, coach homes and single-family homes, so the lower spring and summer medians say more about which homes closed than about prices falling. Single-family homes were 10 of the 16 closings from October 13 to December 31, 2025, 16 of 21 from January to March, 13 of 25 from April to June and 10 of 21 from July 1 to October 13, 2026. The busiest month in the window was June 2026, with 12 closings: 8 low-rise condominiums and 4 single-family homes.
On October 13, 2026 the Southwest Florida MLS showed 12 active Esplanade listings and 10 pending sales, with a median list price of $602,500 and listings from $455,000 to $3,199,000. Months of supply divides the active listings by the monthly closing pace of the last 12 months (83 closings, 6.9 a month), which gives 1.7 months for the community. By Building Design, single-family homes had 4 active listings, 6 pending sales and 1.0 months of supply, and low-rise condominiums had 8 active listings, 4 pending sales and 2.9 months. Active single-family list prices run from $1,195,000 to $3,199,000, and active low-rise list prices from $455,000 to $729,000. When you call, we pull the actives for your exact product line that day, because a 52-foot Golf home competes with other 52-foot Golf homes, not with the community total.
The median Esplanade sale spent 59 days on market (average 74) and closed at a median sale-to-list of 96.2% (average 95.7%), measured on the 77 sales that carry a days-on-market figure above zero and a list price, under our data rules. The prior 12 months, measured the same way on 68 sales, ran 52 days and 96.3%. By Building Design in the last 12 months, single-family homes took a median 42 days at 95.8% and low-rise condominiums 82 days at 96.6%. The honest answer to “how long will it take” is still the one in the pricing section: it depends on whether the home is priced against its own lot width, deed and bond area.
Every Esplanade listing is a resale. Taylor Morrison is sold out, holds no parcels inside the PUD (Collier County parcel layer, edited September 3, 2026), and the declaration caps the community at 1,184 homes. The new building nearby is different product for a different buyer: Habitat for Humanity’s 60 condominium units and 180 apartments at Tree Farm on the southeast edge (Gulfshore Business, July 25, 2025), not gated golf homes with a bundled club.
Naples sales cluster in the winter and spring season, and the 83 Esplanade closings show it: 16 closed from October 13 to December 31, 2025 and another 21 from January to March 2026, with 25 more from April to June 2026 as season contracts closed and 21 from July 1 to October 13, 2026 (Southwest Florida MLS, our arithmetic). A home that is photographed, priced and documented before the season buyers arrive gets the full audience. A summer listing reaches fewer buyers but faces fewer competing listings, and the right choice depends on your next move. We show you the month-by-month record for your product line before you choose a list date.
Esplanade Golf and Country Club closed 20 sales at $2,000,000 or more in the 12 months to October 13, 2026, so the top of this market is deep enough to price against real comparables, and no builder is undercutting resales inside the gate. Get a free Esplanade Golf and Country Club home valuation built on your lot width, your Golf or Club deed and your CDD bond area, or call Jesse direct at (239) 898-6072. Buying in Esplanade at the same time? Call Marc at (239) 287-5873, and read how we represent buyers in Naples.
We price an Esplanade Golf and Country Club home from the closings that match its product: the same lot width or condominium product, the same Golf or Club deed, the same Flow Way CDD bond area and a similar golf, lake or preserve view. The community median of $1,480,000 blends seven product lines and prices none of them.
Product line | Homes | Recorded living area (2026 parcel roll) | Built | Median 2026 just value (assessment, not a sale price) |
|---|---|---|---|---|
Single-family, 52-ft lots | 331 | 2,163 to 3,341 sq ft, median 2,814 | 2014 to 2022 | $1,255,338 |
Single-family, 62-ft lots | 238 | 2,878 to 4,311 sq ft, median 3,547 | 2014 to 2020 | $1,581,650 |
Single-family, 76-ft lots | 157 | 3,332 to 4,566 sq ft, median 4,160 | 2014 to 2022 | $1,920,052 |
Single-family, 90-ft lots | 25 | 4,062 to 5,292 sq ft, median 4,504 | 2015 to 2018 | $2,271,678 |
Single-family, 100-ft lots | 17 | 4,018 to 5,465 sq ft, median 4,808 | 2016 to 2020 | $2,559,799 |
Coach homes (5 condominiums) | 248 | 1,624, 1,850, 2,148 or 2,183 sq ft | 2015 to 2022 | $628,706 to $678,706 by condominium |
Garden condos (3 condominiums) | 168 | 1,528 sq ft | 2017 to 2021 | $371,304 to $391,304 by condominium |
Source for every row: the Florida Department of Revenue 2026 parcel roll, with lot widths from the Flow Way CDD FY2022 assessment methodology and 43 implausible single-family records over 6,000 square feet excluded. Just value is a tax-roll assessment that typically trails the market; it shows the shape of the value ladder, and closed sales on the same line set the price.
Closed sales by product line, from the MLS Building Design field (Southwest Florida MLS, closed 10/13/2025 to 10/13/2026, with the prior 12 months for comparison):
Product line (MLS Building Design) | Closings, last 12 months | Median sold price | Prior 12 months | Median days on market | Median sale-to-list |
|---|---|---|---|---|---|
Single-family | 49 | $1,750,000 | 36 sales, $1,755,000 median | 42 | 95.8% |
Low-rise condominiums (coach homes and garden condos) | 33 | $650,000 | 35 sales, $775,000 median | 82 | 96.6% |
Townhouse | 1 | $700,000 (one sale, no median) | none | not shown (one sale) | not shown (one sale) |
The export does not split single-family sales by lot width. Within the low-rise group, street addresses separate 18 coach-home sales on Bellano Court and Montelanico Loop, with a $785,000 median, from 15 garden-condo sales on Pocida Court and Benvenuto Court, with a $445,000 median. Single-family medians by lot width, and the 24 and 36 month windows, are pulled by hand when we price your home.
The 52-foot line is the largest single-family group: 331 homes built 2014 to 2022, with a median appraiser living area of 2,814 square feet (2026 parcel roll). It is spread across eight plats, from Vaccaro, Savona and Amour Courts in the original plat to Trivoli Terrace, Tulipano Terrace and the DiLillo and Hatcher Parcels. It also carries the widest spread of CDD classes, from no debt in the Hatcher Parcel to $1,991.94 of annual debt in the Series 2019 area (FY2027 CDD budget). We price a 52-foot home against 52-foot closings of the same deed and, where the sample allows, the same bond area.
Esplanade has 238 homes on 62-foot lots, built 2014 to 2020, with a median appraiser living area of 3,547 square feet against 2,814 on 52-foot lots on the same roll. The extra width usually buys a larger home, not just a wider facade, so a 62-foot seller should never accept a price set from 52-foot comparables. The 62-foot line runs through the original plat, Rialto Lane, Blocks D, F and H, Phase 3, Rapallo Street and Phase 5 (2026 parcel roll; CDD FY2022 methodology).
The 76-foot line holds 157 homes built 2014 to 2022, with a median appraiser living area of 4,160 square feet (2026 parcel roll), and the largest concentration, 60 homes, sits in the original plat. Its CDD bill runs widest of all: from $4,408.80 a year in the Series 2024 area to $6,518.82 in the Series 2019 area (FY2027 CDD budget). Because the roll carries 43 implausible records over 6,000 square feet, we confirm a 76-foot home’s true living area from the permit or a measured floor plan before listing, because a buyer’s appraiser will.
The estate tier is small and precisely located: 25 homes on 90-foot lots, all on Arrezo Court, and 17 on 100-foot lots, all on Esplanade Boulevard (2026 parcel roll; CDD FY2022 methodology). With 42 estate homes in all, a 12-month window holds only a handful of estate sales, so we report each one at its price, never a median, and we widen the comparison to older estate sales and to 76-foot homes with comparable living area.
The Hatcher Parcel’s 34 homes on Scarlotti Place and Cappello Court, built 2021 to 2022, were marketed as “34 single-family home opportunities with no CDD debt and an exciting Club Series lifestyle (non-golf)” (Taylor Morrison community page), and they pay only the $1,845.00 CDD operations assessment in FY2027 under Ordinance 2020-30. The 47 DiLillo Parcel homes on Cavano Street East and DiLillo Court, built 2017 to 2019, carry Series 2016 bond debt. Both are late 52-foot additions, and they are priced differently: the Hatcher pitch is the lowest CDD bill in the community on a recent home; the DiLillo pitch is the street, the condition and the price per square foot.
Esplanade’s 248 coach homes sit in five condominiums, Bellano I and II on Bellano Court and Coach Homes I, II and III on Montelanico Loop, in 31 two-story buildings of eight units, built 2015 to 2022 (2026 parcel roll). Four plans are recorded: 1,624, 1,850, 2,148 and 2,183 square feet. We match plan size, floor (101 to 104 on the first floor, 201 to 204 on the second), Golf or Club deed and CDD class, which runs $2,682.10 to $3,416.81 a year for coach homes in FY2027 (CDD budget). A dedicated Coach Homes at Esplanade neighborhood page is coming, with its own market snapshot and its association details.
The 168 Vercelli garden condos in Benvenuto I and Garden Homes I and II on Pocida are the community’s entry point: 21 two-story buildings of eight units, built 2017 to 2021, every unit recorded at 1,528 square feet on the 2026 parcel roll, while Taylor Morrison marketed the plans at about 1,616 to 1,632 square feet (condo page). A listing states which measure it uses. The garden-condo CDD classes run $2,862.51 to $3,261.74 a year in FY2027. A dedicated Vercelli Garden Condos at Esplanade neighborhood page is coming, with its own market snapshot and its association details.
The deed fixes the buyer pool. A Golf home sells only to buyers willing to carry the $4,664.18 golf component of the 2026 master assessment; a Club home sells to buyers who want the clubhouse, Culinary Center, Wellness Center, Resort Pool and racquet courts without it, and who can still play space-available on payment of greens and cart fees (Amended and Restated Declaration). The current count and list of golf-deeded homes is not published, so we confirm your designation from the deed and the association before we pick a single comparable. The MLS export carries no Golf or Club field, so no matched-pair median can be computed from it.
The Flow Way CDD’s FY2027 schedule sets debt by bond area and product. A 62-foot home pays $1,556.30 of debt in the Series 2024 area and $2,925.95 in the Series 2019 area; a 76-foot home pays $2,563.80 against $4,673.82 (FY2027 CDD budget). Buyers price that difference, and they price it every year until the series matures between 2044 and 2049 (FY2025 audit). We show your actual tax-bill figure and compare like with like.
Example (FY2027 Flow Way CDD) | Operations | Debt | Annual total |
|---|---|---|---|
52-ft, Hatcher Parcel | $1,845.00 | $0 | $1,845.00 |
52-ft, Series 2024 area | $1,845.00 | $960.09 | $2,805.09 |
62-ft, Series 2024 area | $1,845.00 | $1,556.30 | $3,401.30 |
62-ft, Series 2019 area | $1,845.00 | $2,925.95 | $4,770.95 |
76-ft, Series 2015 Phase 3 | $1,845.00 | $3,745.36 to $3,901.42 | $5,590.36 to $5,746.42 |
76-ft, Series 2019 area | $1,845.00 | $4,673.82 | $6,518.82 |
Source: Flow Way CDD FY2027 adopted budget, June 18, 2026.
View type, golf, lake or preserve, is not a field in the parcel roll and not split in the MLS pull, so we confirm it from the plat and a site visit and compare view with view. The MLS export carries no view field either, so we publish no median by view; what it does show is days on market and sale-to-list by product line, above. Condition matters more as the earliest homes pass a decade: a documented roof, air conditioning or water heater replacement on a 2014 to 2016 home is one of the simplest ways to protect price at inspection. The flood file, the lot’s LOMR-F and the home’s Elevation Certificate, closes the last gap between your price and the buyer’s lender.
An automated estimate reads one community name, ESPLANADE, across all 83 MLS sales and averages a garden condo with a 100-foot estate home. It cannot see the deed, so it cannot separate Golf from Club; it cannot read the CDD bond area; and it often confuses this community with Esplanade by the Islands in 34114. The same blending is why a single community-wide price per square foot is meaningless here: a 1,528-square-foot garden condo and a 4,808-square-foot estate home price on different curves.
2026 master assessment (annual) | Club designation | Golf designation | Difference |
|---|---|---|---|
Coach home or garden condo | $8,138.44 | $12,802.62 | $4,664.18 |
Single-family, 52-ft lot | $10,307.78 | $14,971.96 | $4,664.18 |
Single-family, 62-ft lot | $10,407.07 | $15,071.25 | $4,664.18 |
Single-family, 76-ft lot | $10,662.79 | $15,326.97 | $4,664.18 |
Single-family, 90-ft lot | $11,064.67 | $15,728.85 | $4,664.18 |
Single-family, 100-ft lot | $11,356.33 | $16,020.51 | $4,664.18 |
Source: 2026 Budget and Assessment Information. The golf component is the same on every product, and the reserve component, which funds golf course repair and replacement, is paid by every home whether Golf or Club (Amended and Restated Declaration). A seller of a Club home can say plainly that the buyer saves $4,664.18 a year; a seller of a Golf home can say plainly that golf memberships are capped at 850 and cannot be added to a Club home.
We market an Esplanade Golf and Country Club home around the facts its buyers weigh first: the Golf or Club deed, the exact master assessment and CDD bill, the flood file, and a view that photographs well. Every listing gets premium photography, video and drone, a written cost sheet and direct outreach to qualified Southwest Florida buyers.
The setting sells the home before the floor plan does. The Flow Way CDD maps 190.81 acres of lakes and flow way (CDD lake map, September 9, 2024), the CDD engineer counts 28 interconnected lakes and about 1,125.50 acres of internal and external preserves (Asset Replacement Cost report, February 2025), and the course is lined by preserves with birding zones along its western and northern edge (C.W. Golf Architecture). Cinematic video and drone show a buyer which fairway, lake or preserve your lanai faces, and professional photography carries the interior. We position each listing on the view it actually has, never on a view a neighbor has.
Esplanade buyers ask about total cost before they ask about countertops. On day one we hand them a one-page sheet with your exact 2026 master assessment, your Flow Way CDD figure from your own tax bill, the $15,000 Working Fund Capital Contribution the buyer pays at closing, the food minimum rule from the Rules and Regulations, January 2026, and condominium dues where they apply. Beside it go the lot’s LOMR-F letter, the Elevation Certificate, a current wind mitigation report on form OIR-B1-1802, and the club’s posted declaration, budget and resale application. A buyer who has those papers on the first showing negotiates value, not surprises.
The Esplanade name confuses buyers. A search for “esplanade naples” returns this community, Esplanade by the Islands in 34114, Esplanade at Hacienda Lakes and Taylor Morrison’s Esplanade club at Lakewood Ranch, and buyers carry fee or price expectations from the wrong one. We lead every listing with the full legal name and ZIP, “Esplanade Golf and Country Club of Naples, 34119,” which matches the PUD record and the association’s corporate name, and we state the membership class in the first line so no buyer tours the wrong home.
Many Esplanade buyers are relocating or buying a winter home, and many sellers are out of state when the sale closes. We time the photography and launch to reach buyers before season, run private showings through the gate with the association’s guest procedure, and handle inspections, contractors and the final walkthrough for owners who are not in Naples. You do not have to be in Naples to sell; your closing agent or attorney sets how and where you sign.
Some owners do not want a public listing: a family change, a privacy concern, or a wish to test a price quietly. We offer a private, off-market approach to qualified buyers in our database, with discretion on photography and showings. The trade-off is a smaller audience, and we will tell you plainly when a public launch is likely to net more.
You get a weekly report: showings, feedback, new competing listings on your product line, price changes and closings since launch, and any questions buyers’ agents are raising about the fee stack, the CDD or the flood file. If the market moves, we bring you the data and a recommendation, not a vague request to reduce.
We negotiate an Esplanade Golf and Country Club sale partner to partner, around the money items specific to this community: who funds the buyer’s $15,000 capital contribution, proration of the quarterly master assessment and CDD, the resale application timing, the flood and insurance contingencies, and the appraisal on a product line the MLS does not split.
Jesse or Marc takes every call from the buyer’s agent. We know before the first offer what the buyer will learn in the inspection period, because the cost sheet, the flood file and the club documents are already in their hands. That is how a negotiation stays on price and terms instead of drifting into late concessions over a CDD bill or an insurance quote nobody anticipated.
The buyer pays the $15,000 Working Fund Capital Contribution at closing for contracts signed on or after February 15, 2026 (Master Re-Sale Application, June 2026). A seller may offer a closing credit equal to some or all of it, and on a home that is already well priced that credit can be more effective than an equal price cut: it lowers the buyer’s cash to close without lowering the recorded sale price your neighbors’ appraisals will use. The declaration’s base is $5,000 “or as otherwise determined by the Board” (Article VII, Section 8), so we verify the amount in force on your contract date. An owner who buys another Esplanade home and sells the prior one within the window may qualify for a 50 percent ($7,500) rebate under the club’s 2026 rebate guide.
Esplanade homes were built from 2014 to 2022, so inspectors focus on roof condition, air conditioning age and service history, water heaters, pool equipment and screen enclosures, lot drainage and unpermitted owner improvements. The insurance contingency turns on the flood map: Citizens Property Insurance requires a flood policy on wind-covered personal residential policies in the Special Flood Hazard Area, and outside it for dwellings of $400,000 and up from January 1, 2026 and all values from January 1, 2027 (Citizens flood requirement, read October 7, 2026). A buyer with the Elevation Certificate and LOMR-F in hand gets a quote back before the inspection deadline, not after it.
Since the practice changes that took effect in August 2024, buyer-broker compensation is set in a written agreement between the buyer and their agent, and any seller contribution toward it is a negotiated term of the contract, not a listing-sheet promise. Commission is negotiable. We walk you through the options before you sign a listing agreement and show their effect on your net sheet.
The club’s Master Re-Sale Application adds a $100 rush fee when the application goes in fewer than 14 days before closing (June 2026). The public copy does not publish a review timetable, so we ask the buyer to file within days of contract. Coach-home and garden-condo buyers may also face their own condominium association’s application under that condominium’s declaration, and we request both estoppels at contract so neither drives the closing date.
An appraiser working from the MLS sees 83 sales under one name. If the appraisal comes in low, the fix is evidence: the closings on your lot width, deed and bond area, the measured living area from the permit, and the condition and view adjustments. We prepare that package before the appraiser visits, and if a gap remains we negotiate it with the same data rather than conceding by reflex.
Question | List with McGreevy and Comisar | Sell by owner | Instant cash offer |
|---|---|---|---|
Pricing | Comparables by lot width, deed and bond area from MLS closings | Owner’s own research | Buyer’s model, built to resell at a margin |
Exposure | MLS, our buyer database, seasonal and out-of-state outreach | Owner’s own marketing | One buyer |
Club and CDD paperwork | Cost sheet, resale application, estoppels, CDD disclosure handled | Owner handles Article XIV CDD disclosure, resale application and estoppels | Buyer handles, priced into the offer |
Flood and insurance file | Assembled before the first showing | Owner assembles | Not needed by the buyer, priced into the offer |
Negotiation | Partner-level, both sides of every term | Owner negotiates against a buyer’s agent | Take it or leave it |
Net to seller | Market price less agreed compensation and closing costs | Market price, if reached, less closing costs and any buyer-agent pay | Below market by design |
The table compares process, not promised outcomes. For a written comparison of your net under each route, call Jesse direct at (239) 898-6072.
The Esplanade Golf and Country Club sales that matter most to your price are the ones on your own lot width or condominium product, with your Golf or Club deed and bond area. The Southwest Florida MLS recorded 83 in the 12 months to October 13, 2026; these tables show the top and the most recent, by price and date.
Data updated: October 2026 (Southwest Florida MLS, closed sales 10/13/2025 to 10/13/2026)
Rank | Sold price | Closed | Days on market | Sale-to-list |
|---|---|---|---|---|
1 | $3,700,000 | September 18, 2026 | 17 | 97.5% |
2 | $3,400,000 | January 5, 2026 | 95 | 89.6% |
3 | $3,400,000 | August 11, 2026 | 21 | 90.1% |
4 | $3,350,000 | March 31, 2026 | Not recorded | Not recorded |
5 | $3,300,000 | January 8, 2026 | 91 | 97.2% |
6 | $3,000,000 | December 30, 2025 | 45 | 95.2% |
7 | $3,000,000 | February 27, 2026 | 96 | 96.7% |
8 | $2,850,000 | February 25, 2026 | 19 | 95.1% |
9 | $2,750,000 | November 13, 2025 | 9 | 100.0% |
10 | $2,305,000 | August 7, 2026 | 14 | 96.2% |
Prices and dates from the Southwest Florida MLS, closed 10/13/2025 to 10/13/2026. Days on market is shown only where the MLS carries a figure above zero, and sale-to-list is sold price over final list price; the $3,350,000 sale of March 31, 2026 has no recorded days on market. Six of the ten closed between December 30, 2025 and March 31, 2026, the heart of the winter season, and three closed between August 7 and September 18, 2026.
Closed | Sold price | Days on market | Sale-to-list |
|---|---|---|---|
October 7, 2026 | $357,500 | 113 | 89.4% |
October 2, 2026 | $415,000 | 108 | 92.4% |
October 1, 2026 | $935,000 | 132 | 96.5% |
September 30, 2026 | $460,000 | 58 | 92.2% |
September 29, 2026 | $700,000 | Not recorded | Not recorded |
September 21, 2026 | $440,000 | 293 | 97.8% |
September 18, 2026 | $3,700,000 | 17 | 97.5% |
September 16, 2026 | $1,760,000 | 83 | 98.9% |
September 1, 2026 | $1,715,000 | 25 | 96.6% |
August 24, 2026 | $385,000 | 148 | 96.2% |
Same source and window. Four closings of $2,275,000 or more between August 7 and September 18, 2026, including $3,700,000 on September 18, show that the top of the market trades outside season too, while seven of the ten most recent closings were low-rise condominiums at $935,000 or less.
The highest Esplanade Golf and Country Club closing of the year was $3,700,000 on September 18, 2026, and four more at $3,400,000 (twice), $3,350,000 and $3,300,000 closed on January 5, August 11, March 31 and January 8 (Southwest Florida MLS). Five sales above $3,250,000 in 12 months put a ceiling on this market that sellers of estate and large 76-foot homes can price against. The $3,700,000 sale took 17 days and closed at 97.5% of its $3,795,000 final list price; the January 5 sale took 95 days at 89.6% of $3,795,000; the August 11 sale took 21 days at 90.1% of $3,775,000; and the January 8 sale took 91 days at 97.2% of $3,395,000. The March 31 sale, $3,350,000 against a $3,695,000 final list price, has no recorded days on market. All five are on Esplanade Boulevard or Arrezo Court addresses. Lot width and deed are not in the export. When we price an estate or 76-foot home, we pull each of those closings’ permits, plats and deeds so the comparison is home to home, not number to number.
Twenty of the 83 closings, about one in four, reached $2,000,000 or more in the 12 months to October 13, 2026, for $52,530,000 of the $120,375,506 total volume, by our arithmetic on the Southwest Florida MLS rows. All 20 were single-family homes, and they closed in every quarter of the window, from November 2025 through September 2026. That depth is what lets a well-prepared seller of a larger home price against real closings instead of a hope, and it is why the top of the range belongs in your listing conversation even if your home sits below it.
At the other end, 15 sales closed under $500,000, the lowest at $357,500 on October 7, 2026, and 34 closed under $1,000,000 (Southwest Florida MLS, our arithmetic). The 2026 assessment roll places Esplanade’s garden condos and coach homes at the bottom of the value ladder, and the MLS Building Design field agrees: all 15 sales under $500,000 are low-rise condominiums. The export does not say whether each is a coach home or a garden condo, so we confirm that from the record before using any one of them as a comparable.
A buyer’s appraiser will reach for the closest recent sales on the same product, adjusted for living area, view, pool, condition and deed. Our job is to make sure the appraiser sees the right ones: the closings on your lot width or condominium plan, the measured living area from your permit rather than a roll figure, and the documented upgrades that justify your price.
Selling in Esplanade Golf and Country Club typically costs the seller the agreed brokerage compensation, Florida documentary stamp tax on the deed, settlement charges, the prorated master assessment, CDD and property tax, and a $100 rush fee only if the resale application is late. The $15,000 capital contribution and, by Collier custom, the owner’s title policy are the buyer’s.
Item | Customarily paid by | Esplanade note and source |
|---|---|---|
Owner’s title insurance policy | Buyer, in Collier County | Collier custom; the contract controls |
Working Fund Capital Contribution, $15,000 | Buyer, at closing | Master Re-Sale Application, June 2026, contracts signed on or after February 15, 2026 |
Documentary stamp tax on the deed, $0.70 per $100 | Seller, by Florida custom | Florida Department of Revenue, documentary stamp tax; the contract controls |
Brokerage compensation | Set by the listing agreement and the contract | Negotiable |
Resale application rush fee, $100 | Whoever the contract assigns | Only when filed fewer than 14 days before closing (June 2026 application) |
Resale application base fee | Not published | June 2026 application public copy prints only the rush fee |
Master estoppel certificate | Allocated by the contract | Fee not published by the club; Florida law caps it (s. 720.30851) |
Condominium estoppel (coach homes and garden condos) | Allocated by the contract | Issued by the condominium association; capped under s. 718.116 |
2026 master assessment | Prorated | Quarterly, due January 25, April 25, July 25 and October 25 (2026 Budget and Assessment Information) |
Property tax, Flow Way CDD and garbage | Prorated | All on the county bill (FY2027 CDD budget; 2025 tax bill) |
Mortgage payoff and your own attorney | Seller | Your lender and your attorney |
In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent, and the contract controls. We never list the owner’s title policy as a seller cost on an Esplanade net sheet.
Florida’s documentary stamp tax on a deed is $0.70 per $100 of the price (s. 201.02, Florida Statutes). At the Esplanade 12-month median of $1,480,000 (Southwest Florida MLS, closed 10/13/2025 to 10/13/2026), that is $10,360.00. At the $3,700,000 top sale it is $25,900.00, and at the $357,500 low it is $2,502.50 (our arithmetic). It is the largest fixed closing charge most Esplanade sellers pay, and it belongs on the net sheet from the first conversation.
The estoppel certificate is the association’s written statement of what is paid and what is owed on your home at closing. The club does not publish its estoppel fee; Florida law caps what a homeowners association may charge under section 720.30851, and a condominium association under section 718.116. The certificate shows the fee, the assessment paid-through date, any unpaid balance, the food-minimum position and any special assessment. A coach-home or garden-condo seller needs two: one from the master association and one from the condominium association. We order both at contract.
The 2026 master assessment is billed quarterly and prorated between buyer and seller under the contract. Property tax, the Flow Way CDD and county garbage all arrive on one county bill, and they are prorated by day of ownership. As a real example, a 2025 bill for one single-family lot shows $12,416.77 of ad valorem tax on a $1,067,172 assessed value with no exemption, plus $3,663.21 of non-ad valorem charges, for $16,079.98 in total (Collier Tax Collector 2025 bill). The food minimum’s unused balance is billed on or about December 31 (Rules and Regulations, January 2026), and a mid-year sale shows its handling on the estoppel. Late assessments carry the greater of $25 or 5 percent and a 1.5 percent monthly finance charge (Payment Policy, March 2025), so keep the account current through closing.
Brokerage compensation is negotiable and set in your listing agreement; any contribution toward the buyer’s agent is a negotiated term of the purchase contract. Before you list, we give you a written net sheet at two or three price points: the price, less compensation, documentary stamp tax, settlement and title charges the contract assigns to you, prorations and your payoff. On an Esplanade sale the net sheet also shows any capital-contribution credit you choose to offer, because that is the concession buyers ask about most.
Esplanade is governed by a homeowners association formed under Chapter 720 (Articles of Incorporation), so a single-family resale runs under section 720.401 of the Florida Statutes (s. 720.401, 2024). Four points from the statute: the buyer must receive the disclosure summary before executing the contract for sale, never at closing; on a resale it is supplied by the parcel owner when the seller is not the developer; the contract must carry the statute’s voidability clause in conspicuous type; and if the summary is not delivered first, the buyer may cancel “within 3 days after receipt of the disclosure summary or prior to closing, whichever occurs first,” a right that cannot be waived and ends at closing. We deliver the summary with the listing file so it is in the buyer’s hands before any offer is signed. Separately, Florida sellers must disclose known facts that materially affect value, and flood history, flood claims and flood assistance are among the facts buyers and lenders ask about. This is general information, not legal advice; your closing agent or attorney confirms the forms for your sale.
The 416 coach homes and garden condos sit in eight condominiums, each with its own association on the state register, and section 720.401 by its own terms does not apply to associations governed by Chapter 718. A coach-home or garden-condo seller therefore works under two regimes at once: the condominium resale rules of Chapter 718, which govern the condominium documents and estoppel, and the master association’s resale application and estoppel. We name both to your closing agent at contract and let your closing agent or attorney confirm which forms apply; we never tell a condominium seller that the section 720.401 summary is the only document owed.
Article XIV of the Amended and Restated Declaration states that the community lies within the Flow Way CDD and requires the statutory CDD disclosure in every sales contract. Florida contract forms carry the special district language; the useful thing a seller adds is the number. Your tax bill shows your exact CDD line, and the district manager, PFM Management Services (CDD meeting information), can confirm the bond class and any prepayment.
Three costs are particular to this community. The $100 rush fee, avoided by filing the resale application at least 14 days before closing. The capital-contribution credit, which is optional and negotiated, not owed. And for a seller moving within Esplanade, the club’s 50 percent ($7,500) rebate on the new home’s contribution when the prior home sells within the rebate window and both are personal residences (2026 rebate guide). There is no seller transfer fee in the association’s published documents, no initiation fee to refund and no equity membership to sell back.
You can get your free Esplanade Golf and Country Club home valuation in about 60 seconds, then talk it through with Jesse. We read the closings on your lot width or condominium plan, your Golf or Club deed, your CDD bond area and the active competition, and send a written opinion of value. Or call Jesse direct at (239) 898-6072.
Enter your address in the valuation form below the page’s top banner and we start with the closings that match your product: your lot width and street for a single-family home, your plan and floor for a coach home or garden condo, and your membership class for both. For a deeper answer, use our dedicated Esplanade Golf and Country Club home valuation page, built on the same Southwest Florida MLS pull as this page. Prefer to talk? (239) 898-6072, text or call. Confidential conversations welcome.
You receive a written opinion of value with the closings we relied on, the active listings you compete with, the adjustments we made for living area, view, pool, condition, deed and bond area, and a net sheet at two or three price points with the documentary stamp tax worked. We also send a checklist of the documents your sale will need, from the resale application to the Elevation Certificate. There is no obligation, and a valuation is not a listing agreement.
McGreevy and Comisar is a top-reviewed Esplanade Golf and Country Club listing agent on Google, where past clients describe how we price, communicate and close. These are verbatim five-star Google reviews from Southwest Florida clients of Top 1% Real Estate Agents Nationally Since 2008, shown without an aggregate rating.
McGreevy and Comisar is a top-reviewed Esplanade Golf and Country Club realtor, and every quote below is a five-star review on our Google Business Profile.
★★★★★ “Marc’s attention to detail and deep understanding of the Southwest Florida market gave us so much confidence.” Verified Google review
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If you are thinking, “I need someone to sell my house in Esplanade Golf and Country Club,” McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in Esplanade Golf and Country Club, Olde Cypress, The Quarry, Heritage Bay, TwinEagles, Mediterra, Grey Oaks, Talis Park, or Quail West, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
An Esplanade Golf and Country Club seller should know the records a buyer’s attorney, lender and insurer will read: who governs, what the Flow Way CDD funds and owes, the tax millage, the leasing and architectural rules, the flood panels and letters, the storm record, the schools, the drive times and the open legal matters.
One resident-controlled corporation, ESPLANADE GOLF & COUNTRY CLUB OF NAPLES, INC., is the master association and the club, with its principal address at 8910 Torre Vista Lane (Sunbiz record N13000004697). The Flow Way CDD board passed to residents in November 2020, per the district’s Third Amended Complaint, and control of the club association passed from Taylor Morrison in 2021; the 2026 annual report lists an eight-member resident board. Troon Privé manages operations under contract and Cliff Drysdale Tennis has run racquets since February 2024. The original Declaration was recorded June 12, 2013 at Official Records Book 4932, Page 1245, and the club’s Restated Bylaws were last amended February 6, 2024.
The Flow Way Community Development District owns and maintains the lakes, preserves, irrigation and stormwater system. Its FY2027 General Fund is $2,296,427, including $590,551 for lakes, lake banks and littorals, $607,989 for landscaping, $214,050 for preserves and $186,339 for community irrigation (FY2027 adopted budget, June 18, 2026). The CDD is an independent special district under Chapter 190, listed on the state’s official list of special districts; its charge is a non-ad valorem assessment, so it does not rise with your home’s assessed value, and the debt portion ends when that bond series is repaid.
Series | Area | Outstanding at September 30, 2025 |
|---|---|---|
Series 2015 | Phase 3 | $3,030,000 |
Series 2015 | Phase 4 | $2,710,000 |
Series 2016 | Phase 5 | $4,550,000 |
Series 2017 | Phase 6 | $3,165,000 |
Series 2019 | Phases 7 and 8 | $7,695,000 |
Series 2024 (refunding) | Phases 1 and 2 | $5,135,000 |
Total | $26,285,000 |
Source: Flow Way CDD FY2025 audit, maturities 2044 to 2049. The 2024 refunding lowered annual debt in the Phase 1 and 2 area by $234.79 for multi-family units and $747.47 for 90-foot lots (FY2027 budget), a point worth making to a buyer of an original-phase home. Some owners have prepaid their lot’s share, which the budget’s partial-buydown classes show; a payoff letter from the district confirms any home’s balance.
Esplanade sits in unincorporated Collier County, millage code 222, which carries 9.3696 mills on the county’s certified 2026 roll (file dated October 27, 2026) and carried 9.5058 mills for 2025, including 1.0000 mill for North Collier Fire in both years (Florida Department of Revenue 2025 Collier code list). Collier’s Resolution 2026-164, adopted September 17, 2026, keeps the General Fund at 3.0107 and lowers Conservation Collier to 0.1772 for 2026. A homestead’s capped assessed value does not pass to the buyer, so the buyer’s bill after a sale may be higher than yours. It does not change your price, but buyers notice it, so we estimate the buyer’s likely bill up front.
Under Article X, Section 7 of the posted declaration, only an entire home may be leased, under a written lease, for a minimum term of one month, capped at 4 leases in any 12 months for a single-family home and 5 for a condominium unit, with terminated leases still counting. The January 2026 Rules require a Master HOA Rental Application, the lease and a non-refundable transfer fee at least 4 weeks before the lease starts, and the owner’s amenity access passes to the tenant during the lease. Fines run $100 a day up to $1,000 per violation. Seasonal-lease buyers fit those rules; nightly-rental buyers do not, and we market to the buyer the rules allow.
Pets fall under Article X, Section 8 of the declaration and the club’s Rules. Guests use the amenities under the club’s daily or weekly guest fees, and an owner who has leased the home cannot register guests during the lease (January 2026 Rules). Exterior changes go through the Architectural Control Committee under Article VIII, and single-family landscaping is maintained by the association under the Landscape Benefit Assessment, so a seller who added a pool, a generator, shutters or a landscape change should have the approval letter in the listing file. Article XIII sends disputes to binding arbitration.
Running every residential address point against the FEMA National Flood Hazard Layer on October 7, 2026 returned 1,257 of 1,258 points in Zone AH and one, 8920 Cappello Court, in Zone AE. Panels 12021C0212H and 12021C0214H, effective May 16, 2012, cover the community, with base flood elevation lines of 13.5 feet NAVD88 across the south and 14.0 feet across the north (FEMA NFHL BFE layer). Collier County’s 2024 “J” panel revision did not reach these panels. We list your zone, panel and nearest BFE in the listing file.
FEMA’s 13 Esplanade LOMR-F letters, issued June 5, 2014 to January 6, 2023, remove the listed lots and tracts from the Special Flood Hazard Area to Zone X (shaded), with certified lowest lot elevations of 14.2 to 15.1 feet NAVD88 (FEMA NFHL Letters of Map Change layer). Each letter says the federal mandatory flood insurance requirement does not apply, “however, the lender has the option to continue the flood insurance requirement” (LOMR-F 20-04-2764A, April 21, 2020). Two cautions: FEMA lists the letters as “Not incorporated,” so online lookups still show Zone AH, and not every lot or condominium tract is listed. A home is described as removed from the Special Flood Hazard Area only with its lot-level letter in hand.
The Collier County Elevation Certificates layer holds 254 certificates inside the community. In eight sampled certificates from 2014 to 2019, surveyed finished floors run 16.7 to 18.6 feet NAVD88 against BFEs of 13.5 to 14.0 feet, roughly 2.7 to 5.1 feet above BFE, and every sampled floor clears Collier’s current BFE plus 1 foot rule for new homes (Building Within the Floodplain). Your own certificate is the document to hand a flood agent, and we pull it for the listing file.
FEMA issued preliminary panels 12021C0205J, 0212J and 0214J on March 20, 2025, and they are not yet effective (FEMA Preliminary NFHL). On the preliminary data, 1,255 of 1,258 residential points stay Zone AH and three move to Zone X, preliminary BFEs read 13, 13.5 and 14 feet, and most new AE area falls on lakes, preserves and the flow way. The LOMR-F lowest lot elevations of 14.2 to 15.1 feet sit at or above those preliminary BFEs, which points toward revalidation under FEMA’s Summary of Map Actions guidance. The 2012 panels govern your listing today.
No Esplanade premium is published, so the documents that drive a buyer’s quote are the ones to have ready: the Elevation Certificate, the LOMR-F, a current wind mitigation report on form OIR-B1-1802, updated effective April 1, 2026 (OIR Wind Mitigation Resources), and for a condominium, the master policy declarations page. Collier County’s NFIP Community Rating System Class 5 gives eligible NFIP policies a 25 percent discount (2026 Flood Protection Newsletter). Statewide, the Office of Insurance Regulation reported an 8.7 percent average Citizens rate decrease and 17 new insurers in a January 13, 2026 release (OIR).
Esplanade is inland in Collier Evacuation Zone E and about 4.7 miles beyond the county’s Coastal High Hazard Area line (Collier County CHHA layer). After Hurricane Ian, the CDD chair credited pre-storm work, about $80,000 to clean lake-interconnect pipes and about $15,000 to repair the south weir, saying “we possibly averted a disaster” (CDD minutes, October 27, 2022); no primary source reviewed documents structure flooding inside Esplanade in Ian. Hurricane Milton cost the district $120,234 in projected FY2025 costs plus a $97,000 Lake 12 erosion line (FY2026 CDD budget), paid at the district level, and the district carried an estimated $505,746 storm and reserve balance at September 30, 2026.
Collier County’s Florida Building Code 8th edition wind map puts the ultimate design wind speed for Risk Category II buildings, the category that covers homes, at 159 mph at every sampled Esplanade point (Collier FBC 8th edition Risk Category II wind layer). That places every home inside the wind-borne debris region, where glazed openings must be impact resistant or protected (Florida Building Commission staff comment, March 2026). Whether your home has impact glass, accordion shutters or panels is on its permit and wind mitigation report, and documenting it helps your buyer’s premium.
Every Esplanade condominium building is two stories, below the three-story threshold in Florida’s structural integrity reserve study law (s. 718.112) and milestone inspection law (s. 553.899), and Collier County’s milestone inspection layer has no record inside the PUD. For a coach-home or garden-condo seller, that removes a question buyers raise in taller buildings elsewhere. Each condominium’s budget and reserves still follow Chapter 718, and the buyer will read them.
The course is a private 18-hole, par-72 Chris Wilczynski design completed in 2014 and named to Golf Digest’s Best New Courses for 2014 (ASGCA, January 9, 2015), playing 6,980 yards from the Black tees at a 73.4 rating and 135 slope (course rating sheet, effective July 7, 2023). Rees Jones, Inc. lists the club as a redesign in progress at the master-plan stage (Rees Jones, Inc.), with no schedule, closure or cost published. Buyers’ attorneys ask about it, and the honest answer is that the estoppel and the board’s minutes are where any cost would appear.
The master assessment funds the clubhouse campus on Torre Vista Lane: the Wellness Center (club health and fitness page), the Resort Pool with cabanas, Barrel House Bistro, The Cafe and the poolside Bahama Bar (member dining page), the Koquina Sand Spa and Salon, and six Har-Tru clay tennis courts, four pickleball courts and bocce (Cliff Drysdale Tennis, February 9, 2024). Full Golf Members also receive member rates at more than 100 Troon Privé private clubs (Troon Privé Privileges). Esplanade has no initiation fee and no equity membership to buy, a fact that helps every resale.
Every sampled Esplanade address is zoned to Laurel Oak Elementary, Oakridge Middle and Gulf Coast High in the Collier County Public Schools address lookup for 2026-27, and all three earned an A in the Florida Department of Education 2025-26 school grades: Laurel Oak with 85 percent of points, Oakridge with 79 percent and Gulf Coast with 69 percent. School zones can change, so the buyer re-runs the address; for a family buyer, three A-rated zoned schools are a line in the listing.
Free-flow drive times from the Esplanade entrance, measured by OSRM on OpenStreetMap roads on October 7, 2026: I-75 Exit 111 northbound on-ramp, 2.7 miles and about 4 minutes; Publix at The Shoppes at Pebblebrooke, 1.0 mile; NCH Emergency Department Northeast, 1.2 miles; NCH North Hospital, 5.9 miles; Vanderbilt Beach Park, 9.3 miles and about 17 minutes; Fifth Avenue South, 15.9 miles and about 25 minutes; and the RSW terminal area, 25.5 miles and about 33 minutes (OSRM routing). Season runs longer than any free-flow figure.
Collier County’s 2025 Annual Update and Inventory Report rates the Immokalee Road segment from Logan Boulevard to Collier Boulevard, in front of the gate, at level of service F, 103.4 percent of capacity, with no capacity project in the five-year program. Two projects help: the county’s Vanderbilt Beach Road Extension Phase One, scheduled to open June 12, 2026, and FDOT project 452544-1 on I-75, which includes a diverging diamond interchange at Exit 111 with construction listed to start mid 2026 (FDOT District One). Those are the road facts a seller can point to.
Inside the gate nothing new is being built; no pending PUD amendment, variance or plat petition for this community appears in the county’s agenda index through the October 13, 2026 commission agenda (Collier CivicClerk). Next door, Tree Farm adds Habitat condominiums and 180 apartments at the southeast edge, Founders Square at the southeast corner of Immokalee Road and Collier Boulevard is largely built, and Terafina, Heritage Bay and Olde Cypress are completed or built out (PUD Master List, February 26, 2026).
The CDD’s suit against Taylor Morrison entities over preserve maintenance, Case No. 11-2020-CA-004147, ended with a non-binding arbitration award of about $472,000 to the CDD and dismissal in October 2023 (FY2023 CDD audit). The FY2025 audit discloses a pending quo warranto and mandamus petition served on the CDD chair, outcome undetermined, and in Case 2025-CA-2916, a neighboring landowner’s way-of-necessity suit, the club moved to dismiss on February 9, 2026 (club motion). Neither has produced an assessment in the documents reviewed; your attorney advises on any disclosure question.
Esplanade Golf and Country Club has a full community guide, a dedicated home valuation page and a buyer page, and its coach homes and garden condos are getting their own pages. This section links them, along with the neighboring communities and Naples pages that Esplanade sellers most often compare.
Our Esplanade Golf and Country Club community guide covers the history, governance, fee stack, club, golf, flood maps, schools and drive times in full. If you want a number now, use the dedicated Esplanade Golf and Country Club home valuation page. If you are also buying your next home, our page on how to buy a home in Esplanade Golf and Country Club is written for that side of the move, and Marc Comisar can be reached at (239) 287-5873. For how we list across the city, read our guide to selling a home in Naples.
The coach homes and garden condos are the two Esplanade product lines with the most distinct buyers, and each is getting its own page. A dedicated Coach Homes at Esplanade neighborhood page is coming, with its own market snapshot and its association details. A dedicated Vercelli Garden Condos at Esplanade neighborhood page is coming, with its own market snapshot and its association details.
Esplanade buyers often tour Olde Cypress to the west, The Quarry to the east and Heritage Bay across Collier Boulevard in the same week, along with TwinEagles. Buyers comparing other North Naples golf clubs also look at Mediterra and Talis Park. Knowing which of them your buyer is also viewing shapes how we position your home. The wider city picture is on our Naples guide.
These are the questions Esplanade Golf and Country Club sellers ask most, answered from the Southwest Florida MLS pull of October 13, 2026, the club’s posted documents, Flow Way CDD budgets, county, state and FEMA records and our own process. Call Jesse at (239) 898-6072 for the version that applies to your lot width, deed and bond area.
It depends on which of seven product lines your home is in, and on its Golf or Club deed and CDD bond area. Across all 83 closings in the 12 months to October 13, 2026 the median was $1,480,000 and the range ran from $357,500 to $3,700,000 (Southwest Florida MLS), but that median blends garden condos with estate homes. For a written opinion of value built on your own product’s closings, request a free Esplanade Golf and Country Club home valuation or call Jesse.
The best listing agent for Esplanade is one who can separate the 83 MLS closings filed under one community name into true comparables by lot width, condominium product and Golf or Club deed, and who can explain the master assessment, the Flow Way CDD and the flood file to a buyer before the buyer asks. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, lead the #1 Team in Southwest Florida since 2012, and are the #5 real estate team in Florida in the 2026 RealTrends rankings. Call Jesse direct at (239) 898-6072.
The median Esplanade sale spent 59 days on market, 42 days for single-family homes and 82 days for low-rise condominiums (Southwest Florida MLS, closed 10/13/2025 to 10/13/2026), and we review days to contract for your own product line with you directly rather than quote a blended figure. After a contract, allow for the club’s resale application (file at least 14 days before closing to avoid the $100 rush fee, per the June 2026 Master Re-Sale Application), the master and any condominium estoppel, and the buyer’s financing, appraisal, inspection and insurance steps.
It is resale-only and deep at the top. The Southwest Florida MLS recorded 83 closings, $120,375,506 of volume, a $1,480,000 median and 20 sales at $2,000,000 or more from 10/13/2025 to 10/13/2026, with the top sale at $3,700,000 on September 18, 2026. Taylor Morrison is sold out, so resales compete with each other and with nearby communities, not with new homes inside the gate. On October 13, 2026 there were 12 active listings and 10 pending sales, 1.7 months of supply, and the median sale-to-list was 96.2% on the 77 sales with a recorded days on market. Data updated: October 2026.
It depends on the product line. Single-family homes closed at a $1,750,000 median in the last 12 months against $1,755,000 in the prior 12, essentially flat (down 0.3 percent), while low-rise condominiums closed at a $650,000 median against $775,000, down 16.1 percent, and took a median 82 days against 52 (Southwest Florida MLS, our arithmetic). The community median rose from $990,000 to $1,480,000 only because single-family homes were 49 of 83 sales this year against 36 of 71. Quarterly medians ran $1,587,500 for October 13 to December 31, 2025, $1,800,000 for January to March 2026, $1,110,000 for April to June and $935,000 for July 1 to October 13, but each quarter closed a different mix of condos and single-family homes. A matched comparison on your own product line is the only fair read, and we build it for every valuation.
The two condominium products face no new inventory inside the gate, sit in two-story buildings below the three-story SIRS and milestone thresholds, and carry the community’s lowest master assessments at $8,138.44 a year with Club designation (2026 Budget and Assessment Information). Those are real selling points. In the last 12 months the 33 low-rise condominium sales closed at a $650,000 median after a median 82 days on market. By address, 18 coach-home sales on Bellano Court and Montelanico Loop closed at a $785,000 median after a median 84 days, and 15 garden-condo sales on Pocida Court and Benvenuto Court closed at a $445,000 median after a median 80 days (Southwest Florida MLS, grouped by address). We price a coach home only against coach homes and a garden condo only against garden condos.
Seller costs are mainly the brokerage compensation in your listing agreement, Florida documentary stamp tax on the deed at $0.70 per $100 ($10,360.00 at the $1,480,000 median), settlement charges, prorations of the master assessment, CDD and property tax, your payoff, and a $100 rush fee only if the resale application is late. The $15,000 capital contribution is the buyer’s, and in Collier County the buyer customarily pays the owner’s title policy. We give you a written net sheet before you list.
In Collier County the buyer customarily pays the owner’s title insurance policy and chooses the closing agent; in Lee and Charlotte counties the seller customarily does. The purchase contract controls, so we confirm the allocation in every offer, and we never put the owner’s policy on an Esplanade seller’s net sheet unless the contract assigns it to you.
The buyer pays the $15,000 Working Fund Capital Contribution at closing for contracts signed on or after February 15, 2026 (Master Re-Sale Application, June 2026). A seller may offer a credit equal to some or all of it as a negotiated concession, which lowers the buyer’s cash to close without lowering the recorded price. The declaration’s base is $5,000 “or as otherwise determined by the Board” (Article VII, Section 8), so we verify the figure in force on your contract date.
The association does not publish a seller transfer fee for a sale. The published charges tied to a resale are the buyer’s $15,000 capital contribution, the $100 rush fee when the resale application is filed fewer than 14 days before closing, and the estoppel fee shown on the certificate. A separate non-refundable transfer fee exists for leases, and its amount is not published (Rules and Regulations, January 2026).
The estoppel fee is allocated by the purchase contract. The club does not publish its fee; Florida law caps what a homeowners association may charge under section 720.30851, and the certificate shows the fee, the assessments paid-through date and any balance. A coach-home or garden-condo seller also needs the condominium association’s estoppel, capped under section 718.116. We order both at contract so neither drives the closing date.
The public copy of the June 2026 Master Re-Sale Application does not publish a review timetable, but it charges a $100 rush fee when filed fewer than 14 days before closing, which tells you to file at least two weeks ahead. We ask buyers to file within days of contract. Coach-home and garden-condo buyers may also face their condominium association’s own application under that condominium’s declaration.
Yes, automatically, because it was never separate from the home. Article V of the Amended and Restated Declaration makes each membership “appurtenant to, and may not be separated from, ownership of a Lot.” A Golf home conveys Golf membership and a Club home conveys Club membership, and the club states that a Club home cannot be upgraded to Golf (Community Overview). There is no initiation fee to refund and no equity to sell back.
The MLS does not split Esplanade sales by membership class, so a published price premium does not exist, and the export carries no Golf or Club field from which to compute one. What is published is the carrying-cost difference: a Golf home pays $4,664.18 a year more in master assessment than the same Club home (2026 Budget and Assessment Information). Golf memberships are capped at 850, and a Club home cannot become a Golf home. We build matched pairs, same width and bond area, different deed, before pricing.
Market it to the buyers it fits and say plainly what it is. Club members use the clubhouse, dining, Wellness Center, Resort Pool and racquet courts, may play golf space-available on payment of greens and cart fees, and skip the $4,664.18 annual golf component. A Hatcher Parcel Club Series home adds the lowest CDD bill in the community, $1,845.00 in FY2027 with no debt (Flow Way CDD FY2027 budget). We target occasional golfers, racquets players and buyers who want the club at a lower annual cost.
It affects what buyers will pay, because it affects what they will carry. FY2027 Flow Way CDD totals range from $1,845.00 a year in the Hatcher Parcel to $6,518.82 for a 76-foot home in the Series 2019 area, and the bonds mature between 2044 and 2049 (FY2027 adopted budget; FY2025 audit). Two similar homes in different bond areas can differ by thousands a year, so we compare like with like and show buyers your own tax-bill figure.
Usually not, but run the numbers. Lot debt can be prepaid, and the budget’s partial-buydown classes show owners who have done so. A payoff lowers the buyer’s annual bill to the $1,845.00 operations assessment but costs you the principal now, and buyers do not always pay a dollar-for-dollar premium for it. Request the payoff figure from the district manager, PFM Management Services, and we will model the trade-off against your comparables.
Yes. Article XIV of the Amended and Restated Declaration requires the statutory Flow Way CDD disclosure in every sales contract, and Florida contract forms carry special district language. The useful thing to add is the number: your tax bill shows your exact CDD line, and a payoff or estoppel letter from the district confirms any prepayment. We put that figure in the listing file so the buyer never has to guess.
Under section 720.401 of the Florida Statutes, the buyer of a home in a mandatory homeowners association must receive the disclosure summary before executing the contract, supplied by the seller on a resale, and the contract must carry the statute’s voidability clause. If it is not delivered first, the buyer may cancel within 3 days after receipt or before closing, whichever comes first. You also disclose known facts that materially affect value. This is information, not legal advice; your closing agent or attorney confirms the forms.
A condominium seller works under two regimes. Section 720.401 does not apply to associations governed by Chapter 718, so the condominium side follows the Chapter 718 resale rules and the condominium association’s documents and estoppel, while the master association’s resale application and estoppel apply too. We name both regimes to your closing agent or attorney at contract, and they confirm the forms for your unit.
On the effective FIRM, nearly the entire community is Zone AH, with base flood elevations of 13.5 feet NAVD88 across the south and 14.0 feet across the north, on panels 12021C0212H and 12021C0214H effective May 16, 2012 (FEMA NFHL). One residential point, 8920 Cappello Court, maps Zone AE. FEMA has also issued 13 LOMR-F letters removing listed lots and tracts from the Special Flood Hazard Area. We list the zone, the BFE and whether your lot is named in a letter.
You do not need one to list, but your buyer’s flood agent and lender will want it. The Collier County Elevation Certificates layer holds 254 certificates inside the community, and in eight sampled certificates finished floors run 16.7 to 18.6 feet NAVD88, roughly 2.7 to 5.1 feet above BFE. If yours is on file we pull it; if not, a surveyor can prepare one, and it usually helps your buyer’s flood quote under FEMA’s current pricing approach.
Not yet. FEMA issued preliminary panels 12021C0205J, 0212J and 0214J on March 20, 2025, and they are not yet effective. On the preliminary data, 1,255 of 1,258 residential points stay Zone AH and three move to Zone X, with most new AE area on lakes, preserves and the flow way. No effective date has been published, so the 2012 panels govern your listing today.
No primary record ties a change in Esplanade values to Hurricane Ian. The CDD chair credited about $80,000 of lake-interconnect pipe cleaning and about $15,000 of south weir repair before the storm, saying “we possibly averted a disaster” (CDD minutes, October 27, 2022), and no primary record of structure flooding inside Esplanade in Ian was found. ZIP-wide NFIP data for 34119, not community-specific, shows 11 Ian claims and $70,722 paid (OpenFEMA).
Florida sellers must disclose known facts that materially affect a home’s value, and flood history, flood insurance claims and flood assistance received are facts buyers and lenders ask about. Answer the seller disclosure from your own knowledge and records, and attach your lot’s LOMR-F and Elevation Certificate where you have them. Your attorney should review any flood question you are unsure of.
It can, because a buyer’s quote arrives during the inspection period. Citizens requires flood coverage on wind policies in the Special Flood Hazard Area, and outside it for dwellings of $400,000 and up from January 1, 2026 and all values from January 1, 2027 (Citizens flood requirement). A current wind mitigation report on form OIR-B1-1802, the Elevation Certificate and the LOMR-F give the buyer’s agent what they need to quote quickly.
Neither is required to list, but the buyer’s insurer may ask for them, and a current wind mitigation report can lower the buyer’s premium. Esplanade sits in the 159 mph Risk Category II wind zone on Collier’s Florida Building Code 8th edition map, inside the wind-borne debris region where glazed openings must be impact resistant or protected, so documenting your impact glass or shutters is worthwhile. Florida’s form OIR-B1-1802 was updated effective April 1, 2026.
Yes, within the leasing rules, but plan the overlap. The posted declaration requires a one-month minimum and caps leases at four in any 12 months for single-family homes and five for condominium units (Article X, Section 7). A tenant in place affects showings and the buyer’s possession date, and during the lease your amenity privileges belong to the tenant (Rules and Regulations, January 2026). We write the lease end date and showing terms around your planned closing.
That depends on your plans and your numbers. Esplanade rules allow whole-home leases of at least one month, up to four a year for single-family homes and five for condominiums, with the owner’s amenity access passing to the tenant. Rent levels are not published in any primary source we reviewed, so the comparison starts with comparable signed leases and your carrying costs. We will model sell-now against rent-then-sell with you.
Some investors buy here, but the rules narrow the strategy: whole-home leases only, a one-month minimum, four leases a year for single-family homes and five for condominiums, tenant approval through the Master HOA Rental Application, and amenity access passing to the tenant. Seasonal-lease investors fit those rules; nightly-rental investors do not, and we market to the buyer the rules allow.
Your buyer’s bill resets. A homestead’s capped assessed value does not pass to the buyer, and the home is reassessed at market value for the following tax year at the code 222 millage, 9.3696 mills on the certified 2026 roll (9.5058 for 2025, Florida Department of Revenue). It does not change your price, but buyers notice it, so we estimate the buyer’s likely bill up front and prorate the current year’s tax, CDD and garbage at closing.
The quarterly master assessment, due January 25, April 25, July 25 and October 25, is prorated under the contract, and the estoppel states what is paid and owed. The food minimum’s unused balance is billed on or about December 31 (Rules and Regulations, January 2026), and a mid-year sale shows its handling on the estoppel. Late assessments carry the greater of $25 or 5 percent plus a 1.5 percent monthly finance charge (Payment Policy, March 2025).
Buyers’ attorneys read the CDD audits and minutes, so explain the record plainly. The CDD’s preserve suit against Taylor Morrison entities ended with an arbitration award of about $472,000 and dismissal in October 2023 (FY2023 audit). A quo warranto and mandamus petition against the CDD chair is pending (FY2025 audit), and the club moved to dismiss a way-of-necessity suit on February 9, 2026. A Rees Jones master plan is listed as in progress with no cost published. Your attorney advises on disclosure.
No special assessment appears in the association’s published 2026 Budget and Assessment Information. Whether one exists or is planned for your home is answered by the estoppel certificate and the board’s minutes, not by online claims. The Flow Way CDD’s current capital item is a four-phase Lake 11 plan approved August 27, 2026 (CDD draft minutes).
Price a coach home against coach homes only. Esplanade has 248 in five condominiums, in two-story eight-unit buildings with recorded plans of 1,624, 1,850, 2,148 and 2,183 square feet (2026 parcel roll). Match plan size, first or second floor, Golf or Club deed and CDD class, which runs $2,682.10 to $3,416.81 a year in FY2027. The 2026 roll lists coach-condominium just values of $628,706 to $678,706, an assessment figure, not a sale price. In the last 12 months 18 coach-home sales closed on Bellano Court and Montelanico Loop addresses, from $637,000 to $935,000, at a $785,000 median (Southwest Florida MLS, Building Design Low Rise, grouped by address).
There are only 42 estate homes, 25 on Arrezo Court and 17 on Esplanade Boulevard (2026 parcel roll), so a 12-month window holds only a handful of estate sales: seven closed on Arrezo Court and Esplanade Boulevard addresses in the last 12 months, from $1,750,000 to $3,700,000, six of them at $3,000,000 or more (Southwest Florida MLS); the export carries no lot width, so which of them sit on estate lots is confirmed from the record. With fewer than 10 sales we report them individually, never as a median, and widen the comparison to older estate sales and to 76-foot homes with comparable living area. The five closings above $3,250,000 in the last 12 months set the visible ceiling, and we pull each one’s record before relying on it.
Naples demand peaks in winter and spring, and the 83 closings show it: 16 closed from October 13 to December 31, 2025, 21 from January to March 2026 and 25 from April to June 2026, against 21 from July 1 to October 13, 2026 (Southwest Florida MLS, our arithmetic). Listing ready before season reaches the most buyers; a summer listing faces fewer competitors. The four closings of $2,275,000 or more between August 7 and September 18, 2026 show strong homes sell outside season too.
No. Many Esplanade sellers are seasonal or have already moved. We run showings through the gate, coordinate inspections and contractors, and handle the walkthrough while you are away, and your closing agent or attorney sets how and where you sign. Marc Comisar runs the field side of every listing at (239) 287-5873.
You can, but the resale is document-heavy: the club’s resale application and the buyer’s capital contribution, the master estoppel and any condominium estoppel, the Article XIV CDD disclosure, the section 720.401 summary on a single-family home, the Golf or Club deed, the flood documents and gate access for showings. Most of the value we add here is pricing by product and handling those items before they reach the buyer’s attorney. Call Jesse for a written comparison of your net with and without representation.
Yes. We offer a private, off-market approach to qualified buyers in our database for owners who want discretion, with limited photography and private showings. The trade-off is a smaller audience, and we will tell you plainly if a public launch is likely to net more for your product line.
Around the facts luxury buyers weigh: the Golf Digest Best New Courses 2014 layout, about 1,125.50 acres of preserves, no initiation fee, three A-rated zoned schools and sold-out status with no builder competition. Each listing gets cinematic video, drone and professional photography, a written cost sheet for its exact product, flood and Elevation Certificate documents in the file, and direct outreach to our qualified-buyer database across Southwest Florida.
Yes. Commission has always been negotiable, and since the practice changes of August 2024 buyer-broker compensation is set in a written agreement between the buyer and their agent, with any seller contribution negotiated in the purchase contract. We explain your options before you sign a listing agreement and show their effect on your net sheet.
Start with the items inspectors find on homes built 2014 to 2022: roof condition, air conditioning age and service records, water heaters, pool equipment and screen enclosures, lot drainage and any unpermitted improvement. A pre-listing inspection lets you fix or disclose first. Exterior changes need Architectural Control Committee approval under Article VIII, so check before painting or altering anything outside, and keep receipts for the listing file.
View premiums are not published, because the MLS does not split these sales by view and the export carries no view field. What it does show is days on market by product line: a median 42 days for single-family homes and 82 for low-rise condominiums. The setting gives every view a story: the course is lined by preserves with birding zones along its western and northern edge (C.W. Golf Architecture), and the CDD maps 190.81 acres of lakes and flow way. We position each listing on the view it actually has and compare view with view when pricing.
Total annual cost, the Flow Way CDD and its debt, Golf versus Club, and flood zone and insurance. A 62-foot Golf home in the Phase 1 and 2 bond area, for example, totals $18,734.46 a year before property tax, food minimum and insurance, and a 76-foot Golf home in the Series 2019 area $21,845.79, by our sums of the 2026 master and FY2027 CDD layers. We put those answers in the listing file so buyers get them on day one.
Your deed (it shows Golf or Club designation), your latest property tax bill (your CDD line), your most recent master assessment statement, condominium association contacts if applicable, your Elevation Certificate, any LOMR-F naming your lot, insurance declarations pages, permits and Architectural Control Committee approvals for improvements, warranties, and receipts for roof, air conditioning and pool work. We assemble the listing file from these on day one.
Yes, it is free, and no, you do not have to list. A valuation is a written opinion of value with the closings we relied on and a net sheet, not a listing agreement. Many Esplanade owners use it to plan a move a season or two ahead. Request one on our Esplanade Golf and Country Club home valuation page or call Jesse direct at (239) 898-6072.
Start with a conversation and a valuation. Call Jesse direct at (239) 898-6072 or request a free Esplanade Golf and Country Club home valuation. We confirm your deed, product line and bond area, pull your comparables, give you a written price and net sheet, and build the listing file before the first showing. If you are buying your next home at the same time, Marc can be reached at (239) 287-5873.
These are the primary sources behind the figures and rules on this page. Market figures come from the Southwest Florida MLS, closed sales 10/13/2025 to 10/13/2026, pulled October 13, 2026, which is not linked here because it is a licensed record. Assessed values and living areas come from the Florida Department of Revenue 2026 parcel roll.
These are the official documents an Esplanade Golf and Country Club seller or buyer is likely to be asked for, from the club’s declaration, budget and resale application to the Flow Way CDD budget and audit, Florida’s resale statutes and the county’s flood and school records. Every link goes directly to the publishing authority, not to a summary site.
Document | Publisher | Link |
|---|---|---|
Amended and Restated Declaration (posted courtesy copy; the recorded instrument governs) | Esplanade Golf and Country Club of Naples, Inc. | |
Articles of Incorporation, as amended | Esplanade Golf and Country Club of Naples, Inc. | |
Restated Bylaws, amended February 6, 2024 | Esplanade Golf and Country Club of Naples, Inc. | |
2026 Budget and Assessment Information | Esplanade Golf and Country Club of Naples, Inc. | |
Master Re-Sale Application, June 2026 | Esplanade Golf and Country Club of Naples, Inc. | |
2026 Working Fund Capital Contribution Rebate guide | Esplanade Golf and Country Club of Naples, Inc. | |
Rules and Regulations, January 2026 | Esplanade Golf and Country Club of Naples, Inc. | |
Payment Policy, March 2025 | Esplanade Golf and Country Club of Naples, Inc. | |
Flow Way CDD FY2027 Adopted Budget, June 18, 2026 | Flow Way Community Development District | |
Flow Way CDD FY2025 audit | Florida Auditor General | |
Flow Way CDD Asset Replacement Cost report, February 2025 | Flow Way Community Development District | |
Collier Ordinance 2020-30, Hatcher Parcel annexation | Collier County | |
Florida Statutes s. 720.401, disclosure summary | Florida Senate | |
Florida Statutes s. 720.30851, estoppel certificates | Florida Legislature | |
Florida Statutes s. 718.116, condominium estoppel certificates | Florida Legislature | |
Documentary stamp tax guidance | Florida Department of Revenue | |
2025 Collier taxing authority code descriptions (millage code 222) | Florida Department of Revenue | |
2026 Flood Protection Newsletter | Collier County | |
Uniform Mitigation Verification Inspection Form resources (OIR-B1-1802) | Florida Office of Insurance Regulation | |
2025-26 School Grades spreadsheet | Florida Department of Education | |
PUD Master List, February 26, 2026 | Collier County | |
2025 Annual Update and Inventory Report | Collier County |
The lot-level FEMA LOMR-F letters are listed in the Sources above. Condominium declarations for the eight coach-home and garden-condo associations, the recorded Amended and Restated Declaration and the club’s fee schedule are not posted publicly; they are recorded with the Collier Clerk or held by the associations and arrive in the resale package.
Whether you own a 52-foot golf home on Vaccaro Court, a 100-foot estate home on Esplanade Boulevard, a coach home on Montelanico Loop or a garden condo on Pocida Court, the next step is a conversation. Talk to McGreevy and Comisar before you list, and get a written price, plan and net sheet with no obligation. To see what your home is worth first, get your free Esplanade Golf and Country Club home valuation.
Jesse McGreevy has worked in Southwest Florida real estate since 2004 and has lived in Estero since 2003; our Naples office is at 9180 Galleria Ct #200, Naples, FL 34109. Buying your next home in Esplanade or elsewhere in Naples? Call Marc at (239) 287-5873 and see how we represent buyers in Naples.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
