Sell Your Marquesa Royale 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 Marquesa Royale at Tiburón Home With McGreevy and Comisar?

Marquesa Royale at Tiburón is 48 condominium residences in eight buildings on a private gated lane beside the Tiburón clubhouse, and five of them closed in the twelve months to September 18, 2026 at a $2,450,000 median. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price a Marquesa Royale residence from its own plan, floor and building.

This page is written for the Marquesa Royale owner. The full record of the neighborhood itself, the two WCI plan generations, the declaration and its amendments, the 2012 FEMA letter and the county’s unit roll, is on our Marquesa Royale 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 Marquesa Royale at Tiburón home valuation. If you are also thinking about buying back into Tiburón, read our Marquesa Royale 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 Marquesa Royale 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 Marquesa Royale Lane, elsewhere in Tiburón, in Pelican Marsh or along the Airport-Pulling Road corridor of North Naples, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.

Sell Your Marquesa Royale 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, the board approval and the two estoppels every Marquesa Royale 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 lane, 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 Marquesa Royale or for Tiburón on this page. The Southwest Florida MLS pull behind these figures recorded Marquesa Royale’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 Marquesa Royale record than a number about us. Every figure below comes from the MLS, from Collier County’s records or from the recorded condominium documents, with its window and date beside it.

How We Work a Marquesa Royale 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 lane’s own gate, buyer agent conversations, contractor coordination and inspections. Jesse McGreevy runs pricing, marketing, data and the condominium, master association and approval paperwork. Reach Jesse at (239) 898-6072 or Marc at (239) 287-5873, and read more about the partnership on our about McGreevy and Comisar page.

What Makes Selling a Marquesa Royale Residence Different?

Selling a Marquesa Royale residence differs from any other Tiburón sale in six ways: two generations of WCI floor plans share one name, 48 owners carry their own lane, gate and pool, the board approves every sale, condominium law sits under a homeowners association master, the whole condominium reads Zone X, and the market trades in bursts.

Two Plan Generations Under One Name

Buildings 4, 5, 6 and 7 were finished in 2008 and 2009 with WCI’s first pair of plans: a three-bedroom-plus-den Residence 01 of 2,917 county square feet in every x-01 stack and a smaller two-bedroom-plus-den Residence 02 of 2,539 square feet in every x-02 stack. Buildings 1, 2, 3 and 8 were finished in 2012 with WCI’s later plans of 2,930 and 2,950 air-conditioned square feet, the same pair WCI then built at Esperanza. Your buyer’s first question is which one you own.

A Private Lane, Gate and Pool Carried by 48 Owners

Section 4.3 of the recorded declaration makes the association responsible for “the roads, landscaped areas, entrance, swimming pool, pool deck and pool pavilion within the Condominium Property.” The county types 2565 Marquesa Royale Ln as “Gates” and 2539 as “Pool.” Marquesa Royale has its own gated entrance off Tiburon Drive, not behind Tiburón’s staffed gatehouse, and no shared amenity association between its 48 owners and the Tiburón master association.

The Board Approves Every Sale, and No Auction Is Allowed

Section 13 of the declaration requires the board’s prior written approval of every sale, lease, gift or transfer. The board acts within 15 days of complete information, and silence is approval. If it disapproves and you demand it, the association must furnish an alternate purchaser or buy the residence itself. Section 14.5 bars any sale by public or private auction anywhere in Tiburon Estates. We build that window into the contract from day one.

Condominium Law Under a Homeowners Association Master

Marquesa Royale at Tiburon Condominium Association is a Chapter 718 condominium, and Tiburon Estates Homeowner’s Association above it is a Chapter 720 homeowners association that Section 25 of the declaration says every owner must belong to and pay. A Marquesa Royale seller therefore follows the condominium resale rules in Section 718.503 for the residence and still needs the master association’s estoppel. Which disclosures each layer requires on your specific sale is a question for your closing agent or attorney.

The Only Tiburón Condominium Wholly in Zone X

FEMA’s Letter of Map Amendment 12-04-4196A of May 17, 2012 removed “Marquesa Royale at Tiburon, a Condominium (all units inclusive)” from the Special Flood Hazard Area, and on panel 12021C0194J, effective February 8, 2024, all eight buildings read Zone X at the building point. At Esperanza, on the same plans, 12 of 15 building footprints touch Zone AH or AE on the same panel. A buyer’s lender sees the difference.

A Market That Trades in Bursts

Marquesa Royale recorded no priced sale in 2022, 2024 or 2025, and none at all from October 27, 2023 to January 21, 2026. Then five residences closed in fifteen weeks between late January and early May 2026. In a market that thin, the next sale sets the next benchmark, and the owner who prices to the plan, the floor and the building with the documents already in the file is the one who sets it.

Key Takeaways for a Marquesa Royale at Tiburón Seller

These are the facts a Marquesa Royale at Tiburón seller should hold before choosing a list price, each drawn from the Southwest Florida MLS Matrix pulled September 18, 2026, the Collier County Property Appraiser roll and sales file, and the recorded condominium documents. The detail, with every window and source named, follows below.

• Marquesa Royale is 48 residences in eight buildings, six per building and two per floor, on three residential floors over ground-level parking, built by WCI in 2008 and 2009 (buildings 4 to 7) and 2012 (buildings 1, 2, 3 and 8), inside the gated golf community of Tiburón.
• The Southwest Florida MLS counts 5 Marquesa Royale closings in the 12 months to September 18, 2026, at a median of $2,450,000 and $830.51 per MLS square foot, from $1,800,000 to $3,000,000.
• Five sales are too few for a median, so the window widens: the county records 12 DOR-qualified resales in the 60 months since September 2021, median $2,312,500, from $1,550,000 to $3,000,000.
• Three residences were listed on September 18, 2026, at $2,350,000 to $3,150,000 and 100 to 287 days on market: about 7.2 months of supply at the trailing pace.
• The record is $3,000,000, reached twice, both third-floor residences of the larger plans, and since 2022 the third floor has sold for about 18 to 20 percent more per county square foot than the floors below.
• Recorded resales since 2022 run about 12.5 percent above Esperanza on price and 14.1 percent per square foot; the 29 to 37 percent gap on the 2026 county roll is a timing artifact, not the market.
• Every building reads Zone X on FEMA panel 12021C0194J (February 8, 2024), and first milestone inspections fall 2038 to 2042 on Collier County’s map.
• A buyer pays two one-time capital contributions at closing under the recorded amendments, and every tax bill carries a $3,008.93 Pelican Marsh CDD line on the 2025 bill whose bond portion ends after May 2031.

Is Now a Good Time to Sell at Marquesa Royale at Tiburón?

For a Marquesa Royale residence priced to its own plan and floor, yes. The Southwest Florida MLS counts five Marquesa Royale closings in the twelve months to September 18, 2026, at a $2,450,000 median, and three listings were active that day, two of them third-floor residences asking above the $3,000,000 record. That is about 7.2 months of supply.

Data updated: September 2026 (Southwest Florida MLS Matrix, Tiburón development report, Marquesa Royale closings dated 18 Sep 2025 to 18 Sep 2026 and actives, pulled 18 Sep 2026; each closing matched to its recorded Collier County deed)

The Last 12 Months, Sale by Sale

Five sales fall short of our ten-sale bar for publishing a median as a market figure, so here they are one by one. The middle sale is $2,450,000, and the county price per square foot uses the county’s area for each plan.

Window: the 12 months to September 18, 2026. Five sales, total $11,975,000, range $1,800,000 to $3,000,000, median $830.51 per MLS square foot. The county codes the $2,825,000 building 5 deed as not qualified even though it was an open-market MLS closing. The last column is sale price divided by the 2026 preliminary county value for that residence, our arithmetic.

Three Listings Against Five Sales a Year

On September 18, 2026 the MLS showed three Marquesa Royale listings: two third-floor residences in building 1 asking $3,050,000 and $3,150,000 at 287 and 240 days on market, and a third-floor residence of the smaller plan in building 4 asking $2,350,000 at 100 days. Three listings against five closings a year is about 7.2 months of supply, close to Tiburón’s 7.5 months on the same pull.

What We Know, and Do Not Know, About Days on Market and Sale-to-List

The Matrix pull behind this page broke out Marquesa Royale’s count, price range, median price and median price per foot, but not days on market or sale-to-list for its five closings, and it could not be re-pulled before this page was written. For Tiburón as a whole, 32 closings in the same window ran a median of 86 days on market and a median sold-to-list ratio of 93.84 percent. We do not borrow those as Marquesa Royale’s own figures.

Why the Marquesa Royale Numbers Differ From the Tiburón Numbers

Tiburón as a whole recorded 32 closings in the same twelve months at a $1,850,000 median and $697.70 per square foot, with 20 active listings on September 18, 2026. That median mixes Castillo’s full-floor condominiums, Ventanas’ mid-rises and Marsala’s detached homes. A Marquesa Royale residence should be priced against Marquesa Royale first, then against Esperanza’s same plans, and only then against the community.

What Have Marquesa Royale Residences Sold For Over the Last Five Years?

Marquesa Royale residences recorded 12 DOR-qualified resales in the 60 months since September 2021, at a median of $2,312,500, a low of $1,550,000 and a high of $3,000,000, on the Collier County Property Appraiser sales file. Sixty months is the first window with ten or more qualified sales: twelve months holds four, twenty-four the same four and thirty-six five.

Data updated: September 2026 (Collier County Property Appraiser sales file, files dated 29 Aug 2026, qualified sales September 2021 to May 9, 2026; Southwest Florida MLS Matrix, pulled 18 Sep 2026)

The 60-Month Recorded Set, Sale by Sale

Window: the 60 months to May 9, 2026, the newest recorded Marquesa Royale sale. Twelve qualified deeds, total $27,745,000, none a first sale from WCI. Four more priced deeds in the window are coded not qualified and excluded, including a $2,400,000 deed for 5-202 five weeks after the same residence recorded at $1,975,000.

What the Arc Means for a Seller Today

A seller who remembers the six 2023 sales at a $2,500,000 median is remembering a hot burst. The 2026 set held a median of $2,175,000 and $774 a foot, and it included both a sale that tied the record and the two weakest per-foot sales since 2022. Marquesa Royale did not trade down through 2024 and 2025; it stopped trading, then traded at both ends of its range within four months.

Against the Original WCI Price

WCI sold Marquesa Royale twice. The 24 first-phase residences in buildings 4 to 7 first closed from September 2008 to January 2010 at a $1,054,750 median, most of them during WCI’s Chapter 11 case. The 24 residences in buildings 1, 2, 3 and 8 closed from June 2012 to January 2013 at a $790,350 median. Paired sales of the same residence show what that means for a seller now.

Percentages are our arithmetic on the recorded prices and deduct no improvements, carrying costs or selling costs.

What the Series Means for Your Gain

An owner who bought from WCI in 2012, at the bottom of the cycle, has more than doubled on paper. An owner who bought from WCI in 2008, at the top, waited a decade or more to break even, and three first-phase buyers sold at a loss between 2010 and 2018. An owner who bought in 2023 at or near the $2,500,000 median should compare that price with the 2026 sales for the same plan and floor before listing.

Turnover

Eighteen of the 48 residences, 37.5 percent, have never had a second priced sale since WCI’s first deed. Thirty have resold at least once. At twelve qualified resales in sixty months, about 5 percent of the residences trade in a typical year, and in 2022, 2024 and 2025 none did. In buildings 2, 3 and 8, 12 of the 18 residences have never resold, so a buyer waiting for one position may wait years.

Thinking of Selling Your Marquesa Royale Residence? Start With a Written Valuation

With three listings and five sales a year, the price you open at decides the season. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; start with a free Marquesa Royale at Tiburón home valuation, priced against the same-plan, same-floor sales, or call Jesse McGreevy direct at (239) 898-6072. Buying rather than selling? Call Marc Comisar at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Which Recent Marquesa Royale Sales Matter Most to Your Price?

The recent Marquesa Royale sales that matter most to your price are the ones in your plan and on your floor, because the eight buildings repeat the same stacked positions. A buyer’s agent and a buyer’s appraiser will line your residence up against the same-plan, same-floor sales, then adjust for building, outlook, condition and finish.

Data updated: September 2026 (Collier County Property Appraiser sales file, qualified resales January 1, 2022 to May 9, 2026; Southwest Florida MLS Matrix, pulled 18 Sep 2026)

Same Plan First

On qualified resales since 2022, the x-01 stack carried a $2,900,000 median at $994 a county square foot on five sales, and the x-02 stack a $2,175,000 median at $840 on five, a figure that mixes the smaller plan with the 2012 plan. The three smaller-plan resales in that stretch sold for $1,975,000, $2,175,000 and $1,800,000. The county values every smaller-plan residence $264,600 below the larger plan on the same floor.

Then the Floor

Both $3,000,000 records and the $2,900,000 sale behind them were third-floor residences of the larger plans. The one third-floor sale that broke the pattern, $1,800,000 in May 2026, was the smaller plan. The county adds only $40,000 a floor, about 2 percent a step.

Then the Building and Its Outlook

Buildings 1 to 4 back onto a golf strip with a mapped golf lake beyond, building 5 has golf on two sides, buildings 6 and 7 back onto the main golf parcel, and building 8 faces the grounds of The Ritz-Carlton Golf Resort. No recorded sale set isolates a building premium, and the county values the same plan identically in every building, so outlook is priced on site, residence by residence.

The Highest Sale of the Last Year, Worked Through

The highest Marquesa Royale sale of the last twelve months was residence 6-301, a third-floor older Residence 01 at 2542 Marquesa Royale Ln, recorded January 23, 2026 at $3,000,000, or $1,028 a county square foot. The same residence had sold for $1,995,000 in October 2021, so it gained about 50 percent in 51 months. It tied the record set by 1-301 in October 2023, and it closed at 1.39 times its 2026 county value. That is what the best-placed larger plan on the top floor has reached this year.

The Comparables That Mislead

Two recorded deeds can pull a number the wrong way. The $2,825,000 building 5 first-floor sale is coded not qualified by the county, yet it was an open-market MLS closing, so a county-only analysis misses it. And the $1,800,000 sale of 7-302 was a smaller-plan residence; a buyer’s agent who cites it against a larger-plan third floor is comparing different homes. We explain both in writing rather than let either set your number.

What a Buyer’s Appraiser Will Use

An appraiser for a financed buyer will reach for the most recent Marquesa Royale sales of the same plan and floor, then for Esperanza’s same 2012 plans. We hand the appraiser the matched sales with the area each source uses, the FEMA letter and panel reading, and the recorded declaration pages for your stack, so the adjustments are made on documents rather than on a county average.

Marquesa Royale vs Esperanza: Which Will Your Buyer Choose?

Marquesa Royale and Esperanza are the two WCI condominiums in Tiburón sold on the same 2012 floor plans, and almost every Marquesa Royale buyer weighs both. Marquesa Royale offers its own gated lane and pool, a half-mile trip to the clubhouse and a whole-condominium Zone X reading; Esperanza offers newer buildings at a lower price per foot.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled 18 Sep 2026; Collier County Property Appraiser roll, tax year 2026 preliminary, and sales file; recorded declarations; FEMA National Flood Hazard Layer, panel 12021C0194J effective 8 Feb 2024; Collier County milestone map)

Marquesa Royale vs Esperanza Decision Table

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

A buyer should choose Marquesa Royale for the walk to the clubhouse and the resort, a private gated lane and a pool for 48 households, one association below the master, and a condominium outside the high-risk flood zone on the map itself. A buyer should choose Esperanza at Tiburón for newer buildings, later milestone dates and the same WCI plan for about 12 to 14 percent less per foot. A buyer who wants a mid-rise at a lower entry price will also look at Ventanas at Tiburón.

What the Comparison Means for Pricing Your Marquesa Royale Residence

Esperanza had no active listing on September 18, 2026, so your listing competes with Esperanza’s recorded sales rather than with its inventory. Lead with what Esperanza cannot offer: the lane, the gate, the pool, the clubhouse distance and the Zone X panel reading. The premium is largest on the third floor, about 32 percent per foot since 2022 against 18 to 21 percent below it, so a top-floor seller has the strongest case and a first-floor seller the narrowest.

Why the County’s 29 to 37 Percent Gap Is Not the Market

On the 2026 preliminary roll the county values Marquesa Royale 29.0 percent above Esperanza I and 37.4 percent above Esperanza II. That gap exists because no Marquesa Royale residence sold in 2024 or 2025, so the county held its values flat for three rolls, while it cut Esperanza’s after first-floor sales there. In 2021 and 2023 the county valued Marquesa Royale slightly below Esperanza I. Price from the recorded resales, about 12 to 14 percent, not from the roll.

How Do We Price a Marquesa Royale Residence?

McGreevy and Comisar price a Marquesa Royale residence against the recorded sales of the same plan on the same floor, then adjust for building and outlook, condition and finish, the square footage source a buyer will quote, and the costs your buyer will carry. The building and unit number alone tell us most of what an automated estimate never reads.

Reading a Marquesa Royale Unit Number

The county’s legal line reads, for example, “MARQUESA ROYALE AT TIBURON A CONDOMINIUM BLDG 4-302.” The building number sets the construction era and plan generation: 4, 5, 6 and 7 are the 2008 and 2009 buildings, 1, 2, 3 and 8 the 2012 ones. The first digit of the residence number is the residential floor. The last digit is the side, and in buildings 4 to 7 a 2 means the smaller plan.

The Checks Before We Price

Before we price we check, in this order: the building, floor and side from the unit number; the residence’s own county sales history, because a 2008 WCI price, a 2012 WCI price and a 2021 resale each set a different basis; the same-plan, same-floor sales; the square footage each source assigns; the building’s position on the tract; the parking and storage assignment; and the association’s budget, estoppel and structural records.

Why Automated Estimates Miss at Marquesa Royale

The county values every Marquesa Royale residence by plan and floor alone: $2,081,900, $2,121,900 and $2,161,900 for the 2,917 square foot plan on floors one to three, and $1,817,300, $1,857,300 and $1,897,300 for the 2,539 plan, identically in all eight buildings. It has held those figures since 2024. The four qualified 2026 sales closed from 0.91 to 1.39 times them. A model leaning on that grid cannot see which end of the range you are on.

The Value Drivers a Model Cannot See

The first is the floor, because the market pays far more for height than the county’s $40,000 step. The second is the plan, because the smaller older plan is a different home. The third is outlook: golf lake, main golf parcel or resort grounds. The fourth is finish, because owners have declared remodels of $150,000 to $255,000 since 2024. The fifth is the paperwork, because a file with the flood letter, reserve study and parking assignment sells with fewer questions.

Which Square Footage We Use

Three sources measure Marquesa Royale. The county carries 2,917 on every x-01 residence and on both sides of the 2012 buildings, and 2,539 on the older x-02 side. WCI sold the 2012 homes at 2,930 and 2,950, and the MLS uses 2,950 for them and 2,767 for the smaller plan. A $1,800,000 smaller-plan sale is $709 a county foot and about $651 an MLS foot, so we name the denominator beside every per-foot figure.

Pricing Against the Live Competition

The three listings on September 18, 2026 asked 1.24 to 1.46 times their 2026 county values, at 100 to 287 days on market, and the two building 1 listings ask more than the $3,000,000 record. The listings that are sitting are telling you where the ceiling is. We set a list price that wins the first thirty days against them and against Esperanza’s recent sales, because a residence that sits past a season becomes the one buyers ask about rather than the one they tour.

How Do We Market a Marquesa Royale Residence?

McGreevy and Comisar market a Marquesa Royale residence to the full-time and seasonal buyers who own there, through professional photography, video and aerial capture, MLS exposure, agent outreach and a qualified-buyer database, with the flood letter, the plan drawings, the parking assignment and the cost stack packaged before the first showing through the lane’s own gate.

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

Who Actually Buys at Marquesa Royale

On Collier County’s 2026 preliminary roll, 23 of the 48 residences, 47.9 percent, carry a homestead exemption, and 25 owners use a 34109 mailing address. Eighteen, 37.5 percent, mail tax bills outside Florida: Massachusetts four; Michigan, New Jersey, Ohio and Pennsylvania two each; and one each from Connecticut, Illinois, Indiana, Mississippi, West Virginia and Ontario. Fourteen owner lines name a trust. Many buyers are downsizing from a house and want an elevator, two covered spaces and no yard.

Photography, Video and the Outlook

WCI sold these residences on “an expansive great room, wraparound loggia and volume ceilings” and “panoramic golf course views.” The photography shows the loggia outlook at the right time of day, the lane, the pool and its fountain, and aerial capture that places the building beside the golf land, the lakes and the resort grounds. Video lets a buyer who is still up north walk the plan before booking a flight.

Selling Through the Lane’s Own Gate

Marquesa Royale’s entrance is its own gate off Tiburon Drive, not Tiburón’s staffed gatehouse, and every showing is registered in advance and passes that gate. The recorded rules bar displaying anything visible from outside a residence without board consent, so a Marquesa Royale listing sells through the MLS, syndication, outreach to the agents who work North Naples golf communities, and our own database of buyers looking for a single-level residence with golf on every side.

Proving the Flood Reading

Many listings say “not in a flood zone.” Ours attaches FEMA’s 2012 Letter of Map Amendment for the whole condominium and the building’s reading on panel 12021C0194J, effective February 8, 2024, which ends the question before a buyer’s lender raises it. At Marquesa Royale the claim is true on the map itself; the listing should prove it with the documents.

Marketing the Cost Stack Honestly

A buyer will see the condominium assessment, the master assessment, the two one-time capital contributions, the Pelican Marsh CDD line and the county garbage line. We put all of them, with their sources, in the listing file from day one, including the May 2031 end of the CDD bond payments, so the cost conversation happens before a contract rather than during underwriting.

How Do We Negotiate a Marquesa Royale Contract?

McGreevy and Comisar negotiate a Marquesa Royale contract at partner level, never through an assistant, and we build the board approval, the condominium document review, both estoppels and the buyer’s insurance quote into the contract dates so that none of them becomes a late surprise that reopens the price in a market where one sale moves the next.

Partner-Level Negotiation, Never an Assistant

Jesse McGreevy or Marc Comisar handles every offer, counter and inspection response personally. With five Marquesa Royale sales in twelve months spread over $1,200,000, the first counter sets the tone, and a buyer’s agent often arrives with Esperanza’s lower sales in hand. We answer with the matched Marquesa Royale sales for your plan and floor.

The Board Approval Window

The declaration requires written notice to the board at least 15 days before a transfer and the board’s prior written approval. The board acts within 15 days of complete information, silence is approval, and approvals are recorded with the deed. We deliver a complete application the week the contract is signed, because an incomplete one is what stretches the clock.

The Document Review Window

Under Section 718.503 a Marquesa Royale buyer may cancel within the statutory review period after signing and receiving the required condominium documents. We request the package from the association the day you list, so it is delivered at contract and the clock starts at once, and your closing agent confirms the current period on your contract form.

Inspection, the Windows and the Air Conditioning

A buyer’s inspector will price the owner’s items. Under Section 6.2 of the declaration the owner, not the association, maintains the windows and glass, screens, screened terraces, entry door, appliances, water heaters and the residence’s air conditioning. Owners have pulled shutter or storm-protection permits declared at $34,092.99 to $37,890 since 2024. Knowing your windows’ and condenser’s history before listing removes an easy credit.

Insurance Before It Becomes a Contingency

Insurance questions slow condominium sales more than anything else. We give the buyer’s agent the FEMA letter, the building’s Zone X reading and the association’s insurance declarations at the first showing, and we flag early that a heavily remodelled residence may approach Citizens’ $700,000 condominium-unit eligibility line, so the HO-6 quote arrives inside the inspection period rather than after it.

What Does It Cost to Sell a Marquesa Royale Residence?

Selling a Marquesa Royale residence costs the negotiated commission, Florida documentary stamp tax on the deed at $0.70 per $100, the condominium and master estoppel certificates, a municipal lien search, and prorated taxes, CDD line and assessments. In Collier County the buyer customarily pays the owner’s title policy, and the buyer pays both capital contributions under the recorded amendments.

Data updated: September 2026 (Florida Statutes 201.02, 718.116 and 720.30851; declaration amendment OR 6206, Page 1117; master amendment OR 6149, Page 45; Collier County Tax Collector 2025 bills; Southwest Florida MLS Matrix, pulled 18 Sep 2026)

Documentary Stamp Tax on the Deed

Florida charges $0.70 per $100 of consideration under Florida Statutes 201.02, and a Florida seller customarily pays it on a resale. At the Marquesa Royale twelve-month MLS median of $2,450,000 that is $17,150. At the 60-month recorded median of $2,312,500 it is $16,187.50, and at the $3,000,000 record it is $21,000. It is the largest fixed cost of selling after commission.

Title Insurance and the Collier County Custom

In Collier County the buyer customarily chooses the closing agent and pays the owner’s title policy. In Lee County the custom runs the other way. 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 habit of the county they are moving from.

Two Estoppel Certificates

A Marquesa Royale sale needs a condominium estoppel from Marquesa Royale at Tiburon Condominium Association under Florida Statutes 718.116(8) and a master estoppel from Tiburon Estates Homeowner’s Association under Florida Statutes 720.30851. Both statutes cap the fee, at up to $299 with $119 more for a rush. There is no Mid-Rise or neighborhood association in between, so two certificates cover the private layers. Order both the week the contract is signed.

The Fees Your Buyer Pays, Not You

The recorded documents put two one-time charges on the buyer: a condominium Capital Contribution Assessment “currently equal to one quarterly assessment” under Section 19.1.1 (OR 6206, Page 1117, 2023), and a master Capital Contribution Assessment of one quarter of the annual master Common Assessment (OR 6149, Page 45, 2022). Neither association publishes the dollar figure; each is on its estoppel. The contract can move who pays.

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 Marquesa Royale Median

The proration line is 181 days of a $20,362.98 bill, the median 2025 total bill across the 48 residences, CDD and garbage lines included. 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 a Marquesa Royale Seller Disclose Under Florida Law?

A Marquesa Royale 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, plus the property tax disclosure summary and any known material defect that is not readily observable. The master homeowners association layer raises a separate question your closing agent should answer.

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. Marquesa Royale sits on both sides of that line: its own association is a Chapter 718 condominium, and Tiburon Estates Homeowner’s Association is a Chapter 720 homeowners association. How the two regimes apply to your contract is for your closing agent or attorney to confirm. This is information, not legal advice.

The Condominium Document Package

The buyer receives the declaration of condominium with its amendments, the articles, bylaws and 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. For a building 1 or 8 residence, include the 2017 corrective amendment drawings that now locate the unit. None of the association’s budgets or studies is public, so we request every item before listing.

The Buyer’s Review and Cancellation Right

Section 718.503 gives a resale buyer a right to cancel within a set period after signing and receiving the required documents, excluding weekends and legal holidays. A package delivered late only lengthens the period in which the buyer can walk. Deliver at signing, and let your closing agent confirm the current statutory period on your contract form.

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 Marquesa Royale the 2025 total bills ran from $11,571.93 on long-held homesteaded residences to $23,821.41, with a $20,362.98 median, 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 a Marquesa Royale residence that means prior leaks from above or below, insurance claims, unapproved alterations, hard flooring laid without the board’s approval, and any special assessment you know is levied or proposed. The FEMA letter and the building’s permit history are public records, so we put them in the file rather than wait for a buyer to find them.

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

Collier County’s milestone map lists every Marquesa Royale building as “Not Due,” with first inspections from 2038 to 2042 on its 30-year schedule, and the association’s county permits from January 2024 to July 2026 show life-safety work, not a roof or concrete program. The structural integrity reserve study was due by December 31, 2025, and it is not public.

Data updated: September 2026 (Collier County Milestone Map, queried 25 Sep 2026; Collier County Milestone Buildings by Year, January 2026; Collier County monthly building permit reports, January 2024 to July 2026; Collier County Clerk notices of commencement)

Building by Building

Why Building 5’s Year Is Not Published

The county’s map shows a year for building 5 that matches neither the 30-year rule nor the 25-year rule for its August 1, 2008 certificate, and its record number is out of sequence with the other seven, so we treat it as a county data error. By the 30-year rule the other 2008 buildings follow, building 5 would come due in 2038. The association’s county milestone notice is the document that settles it, and a building 5 seller should have it in the file.

The Structural Integrity Reserve Study

Each building has three habitable storeys of six residences, so both Section 553.899 and Section 718.112 reach it. The association’s first study was due by December 31, 2025, and for budgets adopted on or after December 31, 2024, reserves for study items can no longer be waived. No Marquesa Royale study, reserve schedule or budget is published anywhere we searched, so request the completed study and schedule now; your buyer will receive them in the resale package.

The Recorded Work

The association’s permits and notices show fire-alarm panels replaced at building 3 in 2019, across the buildings under a 2021 notice, at building 1 in 2024 and at six buildings in June 2025, about $48,100 declared in total that month, with alarm communicators renewed at all eight in September 2024, three building mechanical permits in March 2025, and pool and gate meter work in 2025 and 2026. No roof, window, concrete, structural or elevator permit appears in the 31 months read.

What a Seller Should Ask the Board For

Ask for the completed reserve study with its date and findings, the budget and reserve schedule adopted after it, whether any loan, line of credit or special assessment funds the study items, the board’s hurricane protection specifications, and the insurance declarations. A seller who holds those at listing answers the question every 2026 condominium buyer asks in week two, and answers it from documents.

How Does the Flood Zone Affect Selling a Marquesa Royale Residence?

The flood zone helps a Marquesa Royale sale rather than limiting it: FEMA’s 2012 Letter of Map Amendment removed the whole condominium from the high-risk zone, and on panel 12021C0194J, effective February 8, 2024, all eight building points read Zone X, so flood insurance is a lender’s option rather than a federal requirement.

Data updated: September 2026 (FEMA National Flood Hazard Layer, panel 12021C0194J effective 8 Feb 2024, read 24 and 25 Sep 2026; FEMA preliminary panel 12021C0194K; LOMA 12-04-4196A; Collier County 2026 Flood Protection Newsletter)

Every Building, From the Map

The recorded condominium parcel contains no high-risk zone at all; the lake-bank slivers fall in the part of the county’s aerial footprint drawn beyond the parcel line. The accurate description for buildings 1 to 3 is “Zone X, beside a golf lake mapped as Zone AE.”

The 2012 Letter

LOMA 12-04-4196A, issued May 17, 2012, amended panel 12021C0194H and removed the property “all units inclusive,” by reference to the recorded declaration, to Zone X (shaded), with a base flood elevation of 11.0 feet and a lowest lot elevation of 12.8 feet NAVD88. The letter also warns that “the lender has the option to continue the flood insurance requirement,” which is why we hand it over rather than summarize it.

The Preliminary Map

FEMA’s preliminary panel 12021C0194K, issued March 20, 2025, keeps every Marquesa Royale building point in Zone X, with small new AH edges touching the footprints of buildings 3 and 4. A revised countywide map entered its appeal period on August 19, 2026; until it takes effect, the 2024 panel governs every determination. Re-check at closing.

The Association’s Policy and the Owner’s Policy

The association insures the eight buildings under Section 718.111(11), and each owner insures interior finishes, fixtures and contents with an HO-6 policy. Every residence carries 1/48 of the common expenses, so a hurricane deductible passed through as an assessment divides 48 ways. Collier County’s Community Rating System Class 5 gives a 25 percent discount on eligible NFIP premiums, including policies outside the high-risk zone.

Storm History, Stated Carefully

No Marquesa Royale storm-damage record appeared in the court, permit and news records reviewed, and the association’s recorded work since 2019 is life safety rather than repair. All eight buildings post-date Hurricane Wilma and stood through Irma in 2017 and Ian in 2022. The association’s minutes and claim files are the documents that would say for certain, so we never claim the buildings were untouched.

What Will Your Buyer Pay to Own at Marquesa Royale at Tiburón?

A Marquesa Royale buyer will pay the condominium assessment, the Tiburón master assessment and, on the county tax bill, a Pelican Marsh CDD line of $3,008.93 and a garbage line of $261.91 on the 2025 bill, plus property tax that resets after purchase. Neither association publishes its assessment, so the estoppel certificates carry those figures for a specific residence.

Data updated: September 2026 (Collier County Tax Collector 2025 bills; Collier County Property Appraiser roll, tax years 2021 to 2025 certified and 2026 preliminary; Pelican Marsh CDD fiscal 2026 budget and July 15, 2026 minutes; recorded declaration and amendments)

The Stack, Layer by Layer

Why No Assessment Figure Appears Here

No association-published budget or assessment figure for Marquesa Royale was found in any public record. Budgets are not recorded with the Clerk, and the listing-entered fee figures in circulation do not agree with each other, so we do not repeat them. The recorded declaration fixes the split: every residence pays 1/48, so the 2,539 square foot plan pays exactly what a 2,917 square foot top floor pays. Request the current budget and estoppel figures before listing.

The CDD Line and Its 2031 End Date

Every Marquesa Royale residence carries the same $3,008.93 Pelican Marsh line on the 2025 bill, because no owner has prepaid the bond portion. Subtracting the $1,725 operations figure leaves about $1,284 of Series 2022 debt service, our arithmetic from the two primary figures. The District Manager’s July 15, 2026 report puts the bonds’ final payment in May 2031, after which only the operations line remains. Knowing the end date answers the objection before it is raised.

The Tax Reset Your Buyer Inherits

The 2026 preliminary roll puts the median ad valorem tax at $17,275.41 at 9.4020 mills, before the CDD and garbage lines. Eleven residences pay under $12,000 in 2026 preliminary ad valorem tax, and all eleven are homesteaded. Florida’s Save Our Homes cap holds down a long-held homestead, so a homesteaded seller’s bill says little about the buyer’s, who should budget from the purchase price times the millage.

The Club Is a Separate Decision

No Marquesa Royale document requires an owner to join Tiburón Golf Club. The club publishes privileges, not prices: no initiation fee, dues, food-and-beverage minimum, cart fee or trail fee is published by Tiburón Golf Club as of 18 September 2026. Whether a particular membership can pass to your buyer is established with the club during the transaction, so raise it at listing.

Which Marquesa Royale Rules Affect a Sale?

The Marquesa Royale rules that affect a sale are the board’s approval of every transfer, the leasing limits a tenant-occupied sale must respect, the pet rules a buyer inherits, the hard-floor and remodeling rules a renovator will read, and the parking and storage assignment, all set by WCI’s 2008 declaration, which the owners have never restated.

Board Approval and the Alternate Purchaser

Every sale needs the board’s prior written approval after notice at least 15 days before the transfer, and the board acts within 15 days of complete information (Sections 13.1 and 13.2). If it disapproves and the owner demands it, the association must furnish an alternate purchaser or buy the residence itself, closing within 60 days. The board will not approve a sale to several people who plan to divide occupancy by period (Section 13.1.3).

Leasing Rules and a Tenant in Place

Leases must cover the whole residence, run at least 30 consecutive days and no longer than one year, and no more than four rentals are allowed in a calendar year, each with board approval (Section 13.1.2; Rule A.7). A buyer who inherits an approved lease takes the residence subject to it, and because a lease can run no more than a year, its end date is always within reach. Many Marquesa Royale sellers time a sale for the end of a season.

Pets Your Buyer Inherits

Owners may keep no more than two household pets such as a dog or cat, plus up to two caged birds and a reasonable number of tropical fish, with no breed list and no weight limit (Rule A.5). Tenants and guests may not keep pets at all (Section 12.6). Tell a buyer with a large dog early that the recorded rules set a number, not a size, and tell an investor that the tenant pool excludes pet owners.

Hard Floors and Remodeling

Hard-surface flooring needs the board’s prior written approval and an approved sound underlayment with perimeter isolation, inspected before the finish floor goes down (Section 6.3.3; Rule B.13). Contractors work Monday to Saturday, pre-registered, licensed and insured (Rules A.18 and B.1 to B.6). If your residence has tile or wood above a neighbor, find the approval letter before listing.

Parking, Storage and Combining Residences

Each residence has “the exclusive use of two assigned parking spaces under building in which the Unit is located” and an assigned storage area, both limited common elements exchanged only through the association (Sections 12.5.1 and 12.5.2). The assignment is not in the deed, so confirm it against the association’s records before listing. One owner of two side-by-side residences may join them with board approval (Section 6.5).

How Long Does It Take to Sell a Marquesa Royale Residence?

A Marquesa Royale sale usually takes a season, but its own five closings cannot say exactly, because the Matrix pull did not break out their days on market. Across Tiburón the twelve-month median was 86 days, and the three Marquesa Royale listings on September 18, 2026 had sat 100, 240 and 287 days. Add the board approval period.

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

Season and the Marquesa Royale Buyer

Three of the five 2026 Marquesa Royale sales recorded in late January and two in April and May. Across Tiburón’s 32 closings, 16 fell from January to May at a median of 81 days on market and 16 from June to December at 102.5 days, with sold-to-list nearly identical. Season buys speed rather than a higher percentage of asking, so a listing live by November meets the January-to-April buyer pool with time for the approval.

A Realistic Sequence

Valuation and document request in week one; photography, video and the flood file in week two; listing live in week three; contract, condominium document delivery and the review period; the board application filed at once and acted on within 15 days of complete information; both estoppels ordered on the first business day; inspection and insurance quotes inside the inspection period; closing, with the approval recorded alongside the deed.

How Do You Get a Free Marquesa Royale at Tiburón Home Valuation?

You get a free Marquesa Royale 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 plan and floor, adjusted for your building, outlook and condition. There is no cost and no obligation to list.

What a McGreevy and Comisar Valuation Includes

You receive the same-plan, same-floor MLS and recorded sales with their dates and sources, the live competition on the lane and Esperanza’s recent sales, the square footage each source uses, the cost stack and CDD line your buyer will underwrite, your building’s milestone and flood record, and a recommended list price with a defensible range. Request it through our Marquesa Royale 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 residence number, your timeline and the one thing you are most worried about.

Why the Valuation Comes Before the Listing Agreement

In a neighborhood where three listings sat a median of 240 days while five sales spread over $1,200,000, the opening price decides the sale. We would rather you see the same-plan evidence and the number before you commit to anything, and many Marquesa Royale owners use the valuation to decide whether to list this season, lease another season or wait. Few homes here come up for sale, so the next owner who sells should call us first.

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

More than a third of Marquesa Royale owners mail their tax bills outside Florida, and a Marquesa Royale sale has more moving parts than most condominium sales: board approval, two estoppels, two capital contributions 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 five sales in one year spread from $1,800,000 to $3,000,000, 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 a Marquesa Royale Specialist Matter When You Sell?

A Marquesa Royale specialist matters because the facts that decide a Marquesa Royale sale live in recorded documents and county files rather than a listing feed: which plan generation your building holds, which square footage a buyer quotes, the FEMA letter, the county’s frozen values, the CDD bond end date and the board approval clock.

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 lane’s gate, buyer agent conversations, inspections and the on-site management that lets an out-of-state Marquesa Royale 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 Marquesa Royale

A general agent may price Marquesa Royale off the Tiburón median or off Esperanza, quote the county’s 29 to 37 percent gap as if it were the market, compare a smaller older plan with a 2012 plan, mix county and MLS square footage in one price per foot, describe the shared elevator as something the recorded plans do not show, or learn about the board approval clock after the contract. Each of those errors costs a seller time or money.

How Marquesa Royale Compares With the Rest of Tiburón for a Seller

Most Tiburón sellers own Castillo or Ventanas condominiums, Esperanza residences or detached homes, with different buyers and different paperwork. Our guide to selling a Tiburón home covers the whole community, and our Tiburón home valuation page prices every product in it. Marquesa Royale sits at the top of Tiburón’s condominium ladder on both the MLS and the county roll.

Are You Also Buying Your Next Home in Southwest Florida?

Many Marquesa Royale 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 board approval and both Marquesa Royale 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. Call Marc Comisar at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Buying Inside Tiburón Again

Some Marquesa Royale owners move to a single-family home in Tiburón, and others trade within the lane between floors or plans. Our guide to buying a home in Tiburón covers the whole community, and our Marquesa Royale at Tiburón buyer guide covers the purchase side of this neighborhood in full.

Frequently Asked Questions, Seller Edition: Selling a Marquesa Royale at Tiburón Residence

These are the questions Marquesa Royale at Tiburón owners ask before they list, answered from the recorded declaration and amendments, Collier County’s roll, sales file and permit reports, FEMA’s map and letter, and the Southwest Florida MLS Matrix pulled September 18, 2026, each with its window and source.

How do I sell my condo at Marquesa Royale at Tiburón?

Identify your building, floor and plan, request the association’s document package and both estoppel figures, gather the FEMA letter and your parking assignment, and price against Marquesa Royale sales of your plan and floor. Then list with a team that files the board application and orders both estoppels the week the contract is signed. Call Jesse McGreevy at (239) 898-6072.

Who is the best listing agent for Marquesa Royale at Tiburón?

The one who can price your plan and floor from the recorded sales, explain why the county’s 29 to 37 percent gap with Esperanza is not the market, and deliver the board application and document package at contract. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.

What is my Marquesa Royale residence worth?

The five MLS closings in the twelve months to September 18, 2026 ran from $1,800,000 to $3,000,000, median $2,450,000, and the county’s 12 qualified resales in 60 months carry a $2,312,500 median. Your plan, floor, building and condition place you in that range; a free Marquesa Royale at Tiburón home valuation gives you the number.

How many residences are in Marquesa Royale at Tiburón?

Forty-eight, in eight buildings of six residences each, two per floor on three residential floors over ground-level parking, recorded as one condominium, Marquesa Royale at Tiburon, a Condominium (OR 4383, Page 1538, August 1, 2008).

How many Marquesa Royale residences sell in a year?

Five closed in the MLS in the twelve months to September 18, 2026, and the county records 12 qualified resales in 60 months, about 5 percent of the residences a year. In 2022, 2024 and 2025 none sold at all.

How long do Marquesa Royale residences take to sell?

The Matrix pull did not break out days on market for Marquesa Royale’s five closings. Across Tiburón the twelve-month median was 86 days, and the three Marquesa Royale listings on September 18, 2026 had been on market 100, 240 and 287 days. Add the board’s approval period.

Is it a seller’s market or a buyer’s market at Marquesa Royale?

Balanced, and split by floor and plan: three listings against five sales a year is about 7.2 months of supply, close to Tiburón’s 7.5. Third-floor residences of the larger plans have sold near $3,000,000; lower floors and the smaller plan have mostly sold at $1,800,000 to $2,500,000.

Why is the online estimate for my Marquesa Royale residence wrong?

Because the county values every residence by plan and floor alone, identically in all eight buildings, and has held those values flat since 2024. The four qualified 2026 sales closed from 0.91 to 1.39 times the county figure, a spread no model reading that grid can place.

Does my floor change what my residence sells for?

Yes. Qualified resales since 2022 carried a median of $1,011 per county square foot on the third floor against $857 on the first and $840 on the second, and both $3,000,000 records were third-floor residences. The county adds only $40,000 a floor.

Does my plan change what my residence sells for?

Yes. The twelve x-02 residences in buildings 4 to 7 are the smaller 2,539 square foot two-bedroom-plus-den plan, which the county values $264,600 below the larger plan on each floor. The three smaller-plan resales since 2022 sold for $1,975,000, $2,175,000 and $1,800,000.

Does it matter whether my building was finished in 2008 or 2012?

For price, less than the plan and floor: the county values the same plan identically in every building. For paperwork, yes: the older buildings’ first milestone inspections fall in 2038 and 2039, the 2012 buildings’ in 2042, and building 5’s county year is not published here.

Which square footage should my listing use?

Name the source. The county carries 2,917 on the larger plans and 2,539 on the smaller one; the MLS uses 2,950 for the 2012 plans and 2,767 for the smaller plan. We state the source beside every per-foot figure so a buyer cannot mix them.

Should I price my residence off Esperanza’s sales?

No. Esperanza shares the 2012 plans but not the lane, the gate, the pool, the clubhouse distance or the flood reading, and since 2022 Marquesa Royale’s qualified resales have run about 14 percent higher per square foot, about 32 percent on third floors. Esperanza is the comparison a buyer will raise, not your comparable.

How do I answer a buyer who cites the 29 to 37 percent county gap?

With the timing. The county held Marquesa Royale’s values flat for three rolls because nothing sold in 2024 or 2025, and cut Esperanza’s by 16 to 17 percent. The recorded resale gap is about 12 to 14 percent per square foot, and that is the one to price from.

What is the record Marquesa Royale sale?

$3,000,000, reached twice: residence 1-301 on October 26, 2023 (OR 6303, Page 865) and residence 6-301 on January 23, 2026 (OR 6550, Page 3444), each $1,028 per county square foot. On the smaller plan the highest qualified sale is $2,175,000 for 5-102 in April 2023.

How much have Marquesa Royale values risen since WCI?

For most long holders, a great deal. Residence 1-301 went from $845,900 new in 2012 to $3,000,000 in 2023, and 5-101 from $1,323,600 new in 2008 to $2,825,000 in 2026. Some 2008 buyers who sold between 2010 and 2018 took less than they paid.

Do I need the association’s approval to sell?

Yes. Give the board notice at least 15 days before the transfer; it acts within 15 days of complete information, and silence is approval (Sections 13.1 and 13.2). If it disapproves and you demand it, the association must furnish an alternate purchaser or buy the residence.

How many estoppel certificates does a Marquesa Royale sale need?

Two: the Marquesa Royale condominium association’s under Section 718.116(8) and Tiburon Estates Homeowner’s Association’s under Section 720.30851. There is no Mid-Rise or neighborhood association in between.

Who pays the capital contributions at closing?

The recorded documents put both on the buyer: one quarterly condominium assessment under Section 19.1.1 (OR 6206, Page 1117) and one quarter of the annual master assessment (OR 6149, Page 45). The contract can shift either one, and the amounts are on the estoppels.

What documents must I give a Marquesa Royale buyer?

Under Florida Statutes 718.503: the declaration with its amendments, the 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 condominium association is, but Tiburon Estates Homeowner’s Association is a Chapter 720 association. Ask your closing agent or attorney how both regimes apply to your contract; this is information, not legal advice.

When is my building’s milestone inspection due?

On Collier County’s map: 2038 for buildings 4 and 6, 2039 for building 7 and 2042 for buildings 1, 2, 3 and 8, all “Not Due.” Building 5’s county year does not match its certificate under either rule, so we do not publish it.

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

What the association’s records show, in writing. The study was due by December 31, 2025, and it is not published; request the study and the reserve schedule now so they go to your buyer in the resale package.

Is my Marquesa Royale residence in a flood zone?

No high-risk zone applies. FEMA’s LOMA 12-04-4196A removed the whole condominium in 2012, and all eight building points read Zone X on panel 12021C0194J, effective February 8, 2024.

What does it cost to sell a Marquesa Royale residence?

The negotiated commission, documentary stamp tax at $0.70 per $100, two estoppel fees, a municipal lien search, and prorated taxes, CDD line and assessments. At the $2,450,000 twelve-month median the deed stamps are $17,150.

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.

What is the CDD line on my tax bill, and when does it drop?

On the 2025 bill every residence carries a $3,008.93 Pelican Marsh line: $1,725 of District operations for fiscal 2026 and about $1,284 of Series 2022 debt service, our arithmetic. The bonds’ final payment is in May 2031, after which only the operations line remains.

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

Very likely, if you hold a homestead exemption. The 2025 total bills ran from $11,571.93 to $23,821.41, with a $20,362.98 median, and a buyer’s bill resets toward the purchase price.

Can I sell with a tenant in place?

Yes. The approved lease stays in force, the buyer takes subject to it, and no lease here can run longer than one year, so its end date is close. Showings need the tenant’s cooperation.

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

Weigh the recorded limits: 30 days minimum, one year maximum, no more than four rentals a calendar year, board approval of each, and no tenant pets. Those suit seasonal leasing. We run both scenarios with you.

Can I sell my Marquesa Royale residence furnished?

Yes. Seasonal buyers often like a turnkey residence, but furniture rarely returns its cost in the price. When furniture is part of the sale we list it on a separate inventory so the appraisal and the lender treat it correctly.

Do my parking spaces and storage room go with the sale?

Yes. They are limited common elements assigned to the residence, but the assignment is not in the deed, so confirm your two spaces and your storage room against the association’s records before listing.

Should I replace my windows or add shutters before listing?

Not by rule. The owner maintains the windows and glass here, and shutters need board approval under the board’s specifications. If you have impact glass or permitted shutters, put the permits and product approvals in the file for the buyer’s wind-mitigation report.

Can I put a For Sale sign on my residence?

Rule A.3 bars displaying anything visible from outside a residence without board consent, so a window sign needs approval. We market through the MLS, outreach and scheduled showings through the lane’s own gate.

Can I sell my Marquesa Royale residence off market?

Yes. Agent-to-agent marketing before the MLS suits an estate or a private sale, and board approval and both estoppels still apply. The trade is exposure, and we tell you which way it lands for your residence.

Does my golf membership transfer to the buyer?

No Marquesa Royale document ties a membership to a residence. Whether yours can pass to a buyer is set by the club’s current plan and is established with the club during the transaction, so raise it at listing. The club publishes privileges, not prices.

Will I owe capital gains tax when I sell?

Possibly. Florida has no state personal income tax, so the exposure is federal, and a qualifying primary residence exclusion can shelter part of the gain. A second home does not qualify. Talk to your CPA before you sign.

I am a Canadian owner. 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. One Marquesa Royale owner mails from Ontario. Engage a CPA early.

Will a buyer ask about WCI’s bankruptcy?

Sometimes. The declaration was recorded three days before WCI’s 2008 Chapter 11 filing, and the association filed and withdrew a proof of claim in that case, withdrawn March 25, 2010. The reorganized WCI finished the last four buildings in 2012, and owners have controlled the association since about 2013.

When is the best time to list a Marquesa Royale residence?

Fall. Three of the five 2026 sales recorded in late January, and across Tiburón the January-to-May closings moved faster than the June-to-December ones, so a listing live by November meets the season with the documents and photography ready.

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

Get a written valuation from your plan and floor’s recorded sales, request the association’s documents and both estoppel figures, and gather the FEMA letter and your parking assignment. Request a Marquesa Royale at Tiburón valuation or call Jesse McGreevy at (239) 898-6072.

Sources and Authoritative References

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

Recorded Marquesa Royale Condominium Instruments, Collier County Clerk

1. Plat reference sheet, plat of Marquesa Royale, Plat Book 48, Pages 84 to 85, OR 4249, Page 2723 (June 26, 2007)
2. Declaration of Condominium of Marquesa Royale at Tiburon, a Condominium, with articles, plot plan, bylaws and rules, OR 4383, Page 1538 (August 1, 2008)
3. First Amendment, submitting Building 6, OR 4410, Page 1333 (November 26, 2008)
4. Second Amendment, submitting Building 4, OR 4412, Page 864 (December 8, 2008)
5. Third Amendment, submitting Building 7, OR 4464, Page 2779 (June 24, 2009)
6. Fourth Amendment, revised drawings and the Tract A legal description, OR 4740, Page 913 (November 29, 2011)
7. Sixth Amendment, submitting Building 3, OR 4800, Page 1662 (May 24, 2012)
8. Seventh Amendment, submitting Building 2, OR 4858, Page 2137 (November 28, 2012)
9. Eighth Amendment, submitting Buildings 1 and 8, OR 4867, Page 207 (December 19, 2012)
10. Corrective Eighth Amendment, Buildings 1 and 8, OR 5438, Page 2748 (October 10, 2017)
11. Certificate of amendment to the rules, Rule A.23 on the pool fountain, OR 5706, Page 1490 (December 16, 2019)
12. Certificate of amendment to the declaration, Section 19.1.1 Capital Contribution Assessment, OR 6206, Page 1117 (January 12, 2023)
13. Grant of utility easement for a sewer force main across golf land, OR 4698, Page 3387 (July 6, 2011)
14. Grant of drainage easement across golf land, OR 4698, Page 3391 (July 6, 2011)
15. Notice of commencement, fire alarm panel replacement, Building 4, OR 6478, Page 1564 (June 11, 2025)
16. Notice of commencement, meter replacement at the pool, 2539 Marquesa Royale Lane, OR 6491, Page 114 (July 22, 2025)
17. Notice of commencement, meter replacement at the entrance gate structure, 2565 Marquesa Royale Lane, OR 6572, Page 102 (April 7, 2026)

Tiburón Master Instruments and Clerk Search, Collier County Clerk

18. Declaration of Covenants, Conditions and Restrictions for Tiburon Estates, the master declaration, OR 2579, Page 364 (August 6, 1999)
19. Third Amendment to the master declaration, club section, OR 4716, Page 943 (September 2, 2011)
20. Master association amendment, Capital Contribution Assessment, OR 6149, Page 45 (July 6, 2022)
21. Collier County Clerk, Official Records public inquiry system

Florida Division of Corporations

22. Marquesa Royale at Tiburon Condominium Association, Inc., N08000006580
23. Tiburon Estates Homeowner’s Association, Inc., N99000002699

Pelican Marsh Community Development District

24. Pelican Marsh CDD, fiscal 2026 adopted budget, $1,725 operations assessment
25. Pelican Marsh CDD, fiscal 2027 adopted budget
26. Pelican Marsh CDD, July 15, 2026 board minutes, bond retirement after the May 2031 payment
27. Florida Auditor General, Pelican Marsh CDD annual financial report, fiscal 2025

Collier County Government and Collier County Public Schools

28. Collier County, Milestone Inspections
29. Collier County, Milestone Buildings by Year, as of January 2026
30. Collier County Growth Management, Milestone Map dashboard
31. Collier County Milestone Map, milestone points layer
32. Collier County Ordinance 2022-42, milestone inspections
33. Collier County Ordinance 2023-41, amending Ordinance 2022-42
34. Collier County Floodplain Management, 2026 Flood Protection Newsletter
35. Collier County 2024 FEMA flood zones layer
36. Collier County site address points (the eight buildings, the pool and the Gates structure)
37. Collier County parcels layer
38. Collier County ArcGIS services (evacuation zones, coastal high hazard area, zoning, CDD boundaries)
39. Collier County garbage and recycling collection days layer
40. Collier County Growth Management, monthly building permit reports
41. Collier County Floodplain Management
42. Collier County Tax Collector, tax search
43. Collier County government, publisher of the Property Appraiser roll and recorded-sales data used on this page
44. Collier County Public Schools, interactive zoning tool

Florida Statutes and State Agencies

45. Section 553.899, Florida Statutes (2026), milestone inspections
46. Section 718.112, Florida Statutes (2026), bylaws, reserves and structural integrity reserve studies
47. Section 718.111, Florida Statutes (2025), association powers, official records and insurance
48. Section 718.113, Florida Statutes (2025), hurricane protection specifications and EV charging
49. Section 718.503, Florida Statutes, disclosure prior to sale
50. Section 718.116, Florida Statutes, assessments and estoppel certificates
51. Section 720.30851, Florida Statutes, homeowners association estoppel certificates
52. Section 720.401, Florida Statutes, homeowners association disclosure summary, and its Chapter 718 exclusion
53. Section 689.261, Florida Statutes, property tax disclosure summary
54. Section 201.02, Florida Statutes, documentary stamp tax on deeds
55. Florida Department of Revenue, documentary stamp tax
56. Section 627.351, Florida Statutes (2025), Citizens Property Insurance eligibility
57. Section 627.714, Florida Statutes (2025), unit-owner loss-assessment coverage
58. Florida House staff analysis of HB 979 (2024), estoppel certificate fee caps
59. Florida Senate, House Bill 913 (2025), condominium and cooperative associations
60. Florida Administrative Code Rule 69O-186.003, title insurance rates
61. Florida Department of Financial Services, title insurance overview
62. Johnson v. Davis, 480 So. 2d 625 (Fla. 1985)
63. Florida DBPR, condominium SIRS reporting
64. Florida DBPR, condominium extract listing project PR73721, 48 units
65. Florida Office of Insurance Regulation, wind mitigation resources
66. Florida Office of Insurance Regulation, uniform mitigation verification inspection form OIR-B1-1802
67. Citizens Property Insurance Corporation, flood requirements
68. Florida Division of Emergency Management, Know Your Zone

FEMA and Federal Sources

69. FEMA National Flood Hazard Layer, effective panel 12021C0194J (February 8, 2024)
70. FEMA preliminary National Flood Hazard Layer, panel 12021C0194K
71. FEMA Letter of Map Amendment 12-04-4196A, Marquesa Royale at Tiburon, all units (May 17, 2012)
72. FEMA Flood Map Service Center
73. FEMA, Community Rating System
74. FEMA, Residential Condominium Building Association Policy (F-144)
75. In re WCI Communities, Inc., U.S. Bankruptcy Court, District of Delaware, docket including the withdrawal of claim 3368 by the Marquesa Royale association (March 25, 2010)
76. National Hurricane Center tropical cyclone report, Hurricane Irma
77. National Hurricane Center tropical cyclone report, Hurricane Ian
78. Internal Revenue Service, FIRPTA withholding
79. Internal Revenue Service, Publication 523, selling your home
80. National Association of REALTORS, settlement frequently asked questions
81. National Association of REALTORS, what the settlement means for buyers and sellers

Developer Records, WCI Communities Archives and SEC Filings

82. WCI Communities, Residence 01 floor plan for Marquesa Royale, showing the common elevator (2006, archived)
83. WCI Communities, Marquesa Royale home type detail page (archived February 8, 2011)
84. WCI Communities, Marquesa Royale overview page (archived May 28, 2011)
85. WCI Communities, Marquesa Royale Residence 02 plan page (archived May 24, 2011)
86. WCI Communities news release, final building released, 85 percent sold (September 6, 2011, archived)
87. WCI Communities, Marquesa Royale overview page (archived April 17, 2012)

Esperanza at Tiburón Comparison Records

88. Declaration of Condominium for Esperanza at Tiburon, OR 4944, Page 1446 (July 16, 2013)
89. Declaration of Condominium for Esperanza II at Tiburon, OR 5071, Page 3823 (August 29, 2014)
90. Tiburon Mid-Rise amended and restated covenants, OR 6085, Page 297 (February 15, 2022)
91. FEMA Letter of Map Amendment 12-04-4195A, Esperanza I land (June 21, 2012)
92. FEMA Letter of Map Revision based on Fill 13-04-6253A, Esperanza II land (August 8, 2013)

Club

93. Tiburón Golf Club, membership
94. Tiburón Golf Club, Signature membership document

Market Data

95. Southwest Florida MLS, Matrix (Tiburón development report, Marquesa Royale closings and actives, pulled September 18, 2026; subscriber system)
96. Collier County Property Appraiser public roll, tax year 2026 preliminary, and sales file, files dated August 29, 2026, condominium number 482980 (Marquesa Royale), with 281610 and 281615 (Esperanza I and II)
97. Collier County Tax Collector, 2025 annual bills for parcels 59728001028 (Building 1) and 59728001523 (Building 5), Pelican Marsh line $3,008.93 and District 1 garbage line $261.91 on each (bills carry owner names and are not linked)

McGreevy and Comisar

98. McGreevy and Comisar Marquesa Royale at Tiburón guide
99. McGreevy and Comisar Tiburón community guide
100. McGreevy and Comisar Esperanza at Tiburón guide
101. McGreevy and Comisar Ventanas at Tiburón guide
102. McGreevy and Comisar Naples real estate guide
103. Jesse McGreevy agent profile
104. Marc Comisar agent profile
105. Domain Realty Group
106. McGreevy and Comisar Google Business Profile

Downloadable Documents

Every row below links the authority that publishes the document, so a Marquesa Royale at Tiburón seller always opens the official, current copy. Clerk images are non-certified copies of recorded instruments, FEMA’s letter comes from its Map Service Center, and county and District files come from their own sites. We host nothing ourselves.

Your Marquesa Royale 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 Marquesa Royale at Tiburón sits inside the North Naples golf-community market they work every week. If you are weighing a sale on Marquesa Royale Lane, 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. In the last 12 months we tracked every Marquesa Royale closing in the Southwest Florida MLS against Collier County’s deed record, and every qualified Marquesa Royale resale back to WCI’s first closings in 2008. Nothing on this page is legal, tax or insurance advice.

Market data from Southwest Florida MLS Matrix, pulled September 18, 2026, and from the Collier County Property Appraiser public roll, 2026 preliminary. Brokered by Domain Realty.