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

Marsala at Tiburón is 56 detached pool homes on one private, gated street off Livingston Road, and its five closings in the twelve months to September 18, 2026 ran from $2,800,000 to $4,000,000, Tiburón’s highest. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price a Marsala home from its own lot, house and recorded sales.

This page is written for the Marsala owner. The full record of the neighborhood itself, the 2006 declaration and its fifteen amendments, the water lots and golf-edge lots, the three FEMA letters and the missing district line on the tax bill, is on our Marsala 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 Marsala at Tiburón home valuation. If you are also thinking about buying back into Tiburón, read our Marsala 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 Marsala home in Naples, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Naples, Estero, Bonita Springs, Fort Myers, Collier County and Lee County. Whether you are selling on Marsala Way, elsewhere in Tiburón, in Pelican Marsh or along the Livingston Road and Vanderbilt Beach Road corridor, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.

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

Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. They personally run the pricing conversation, the marketing build, the negotiation and the two estoppel certificates every Marsala sale needs. If you are comparing listing agents across the city before you choose one, our guide to the best real estate agents in Naples sets the teams side by side on the public record: reviews, licence history and published production.

The Credentials, Stated Plainly

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

Those are career numbers across Lee and Collier County, not a claim about one street, and we say so on purpose. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate. Learn more about the wider team at DomainRealtyGroup.com.

What We Do Not Publish About Ourselves, and Why

You will not find a McGreevy and Comisar sales count for Marsala or for Tiburón on this page. The Southwest Florida MLS pull behind these figures recorded Marsala’s closings, not the listing office on each, and we would rather show you the whole Marsala record than a number about us. Every figure below comes from the MLS, from Collier County’s records, from FEMA or from the Marsala association’s own published documents, with its window and date beside it.

How We Work a Marsala Listing, and Who Actually Does It

You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: private showings by appointment through Marsala’s own gate, buyer agent conversations, contractor coordination and inspections. Jesse McGreevy runs pricing, marketing, data and the association, master association and club paperwork. Reach Jesse at (239) 898-6072 or Marc at (239) 287-5873, and read more about the partnership on our about McGreevy and Comisar page.

What Makes Selling a Marsala at Tiburón Home Different?

Selling a Marsala at Tiburón home differs from any other Tiburón sale in six ways: the neighborhood sits alone east of Livingston Road behind its own gate, its tax bills carry no Pelican Marsh CDD line, its declaration bars signs and open houses, two associations issue estoppels, a $3,000 resale charge applies, and flood status is set lot by lot.

One Street, Its Own Gate, 56 Homes

Every Marsala home is on Marsala Way, which enters from the east side of Livingston Road, passes Marsala’s own gated entrance and splits into two cul-de-sacs. Marsala is the only Tiburón neighborhood east of Livingston Road, and its owners never pass Tiburón’s staffed main gatehouse to get home. The association owns the whole street, Tract A, 4.94 acres, deeded by WCI in September 2013 (OR 4964, Page 260).

No District Line on the Tax Bill

Every other Tiburón neighborhood pays the Pelican Marsh Community Development District on its county tax bill. Marsala does not. Section III of the recorded declaration says the District’s boundary “DOES NOT INCLUDE THE NEIGHBORHOOD,” and every Marsala home carried a single non-ad valorem charge, the county’s $261.91 garbage charge, on the 2025 certified roll. Escada, Serafina and Norman Estates homes carried $2,752.71 to $4,560.91.

No Signs, No Open Houses, Accompanied Showings Only

Section 4.14 of the declaration bars “signage of any type” on a lot or a nearby vehicle without written consent, and Section 4.15 bars open houses, sales events and auctions and requires every visitor who comes to view a home to “have an appointment” and be “accompanied at all times by a licensed sales person.” A Marsala listing is sold by photography, video, the MLS, agent outreach and scheduled private showings.

Two Associations, Two Estoppels and a $3,000 Charge

Every Marsala owner belongs to the Marsala association and to Tiburon Estates, Tiburón’s master association, so a sale needs two estoppel certificates. Section 7.13 of the declaration, as amended in 2022 (OR 6199, Page 2562), levies a $3,000 resale capital assessment on the buyer at closing “unless the transferor and transferee otherwise expressly agree,” which makes it a contract term.

A Flood Record Kept Lot by Lot

Most Marsala home sites are drawn in FEMA’s shallow-ponding Zone AH on the effective panels, yet FEMA removed 47 of the 56 lots by three Letters of Map Amendment in 2013, and surveyed floors on the 23 county-held elevation certificates sit 4.4 to 7.7 feet above the base flood elevation. Your buyer’s lender will ask which letter names your lot, so we answer it first.

Club Membership Is Optional but Transferable

The association states that “Club memberships are not required for Marsala homeowners.” Homes first sold by WCI came with a Tiburón Golf Club Signature Membership, and under Section 17.3 of the declaration a resale buyer can take it over without a new membership fee only by applying at least 30 days before closing. That window has to sit inside your contract dates.

Key Takeaways for a Marsala at Tiburón Seller

A Marsala at Tiburón seller needs eight facts before listing: what the neighborhood is, what sold in the last twelve and thirty-six months, what is for sale now, the record, what the county roll says, the missing district line, who pays the $3,000 charge, and how old most roofs are.

• Marsala is 56 detached single-family homes on 56 platted lots, built 2007 to 2020 with a median year of 2013, about half of them by WCI Communities from 2011 to 2014 to four plans, on lots of 0.32 to 0.89 acre.
• The Southwest Florida MLS counts 5 Marsala closings in the 12 months to September 18, 2026, $2,800,000 to $4,000,000, listed one by one below; their $3,500,000 median and $809.79 per square foot of MLS living area were the highest in Tiburón.
• Five sales are too few for a market median, so the headline window widens to 36 months: 10 county-qualified sales, median $3,187,500, September 2023 to August 2026.
• Two Marsala listings were active on September 18, 2026, at $2,795,000 and $3,675,000: about 4.8 months of supply against about 7.5 for Tiburón as a whole.
• The record is $4,950,000 for 14451 Marsala Way, May 2025, a 2018 custom home on a 0.77-acre cul-de-sac lot.
• The county cut the median 2026 preliminary just value 8.6 percent to $2,166,654, while every sale of the last year closed 36 to 56 percent above its home’s county value.
• No Pelican Marsh CDD line: the 2025 bills carry only the $261.91 county garbage charge.
• The buyer pays the $3,000 resale capital assessment unless the contract says otherwise, and there is no association approval of the buyer.
• No roof permit was pulled at any Marsala address from January 2024 to July 2026, so most roofs are the original tile roofs of the 2011 to 2015 build.

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

For a prepared Marsala home priced to its own lot and house, yes. The Southwest Florida MLS counts five Marsala closings in the twelve months to September 18, 2026, from $2,800,000 to $4,000,000, and only two Marsala homes were listed that day, about 4.8 months of supply, tighter than the 7.5 months across Tiburón as a whole.

Data updated: September 2026 (Southwest Florida MLS Matrix, Tiburón development, closed September 18, 2025 to September 18, 2026, pulled September 18, 2026; each closing matched to its recorded Collier County deed; Collier County Property Appraiser sales file dated August 29, 2026)

The Last 12 Months, Sale by Sale

Five sales are fewer than the ten we need before we lean on a median as a market figure, so here they are one by one, with the county’s own record beside each. The MLS and the county sales file carry the same five houses at the same prices.

Window: the 12 months to September 18, 2026. Five sales, $17,345,000 in total (our sum), range $2,800,000 to $4,000,000. The July 2026 deed was recorded after the county’s newest qualification date, so its code was still blank in the August 29 file; we count it because the MLS records it as a closed arm’s-length sale at the same price.

Why We Widen the Window to 36 Months

A median of five sales moves with one sale, so we widen until the window holds ten. Marsala does not reach ten in 12 or 24 months; the 24-month county window, September 2024 to August 2026, holds seven qualified sales at a $3,095,000 median. The 36-month window is the first with ten or more.

Window: Collier County Property Appraiser sales file, DOR-qualified improved sales, September 2023 to August 2026. Ten qualified sales, median $3,187,500 (the mean of the middle pair, $3,175,000 and $3,200,000), range $2,550,000 to $4,950,000. Every one was a resale; no builder sold a new Marsala home in the window, so the county and MLS records agree and no builder-direct split arises here.

Two Listings Against Five Sales a Year

On September 18, 2026 the MLS showed two Marsala listings: 14484 Marsala Way, a two-storey home of 4,471 square feet of MLS living area on Lot 9, asking $3,675,000 at six days on market, and 14516 Marsala Way, 3,099 square feet on Lot 2, asking $2,795,000 at 142 days. A buyer shopping Marsala this season compares your home with those two, with the ten recorded sales and with Escada and Serafina.

What We Can and Cannot Say About Days on Market

The September 18, 2026 Matrix pull recorded Marsala’s count, median, range and median price per square foot, but did not break out Marsala’s days on market or sale-to-list ratio, so we state neither for Marsala. For Tiburón as a whole, the 32 closings in the same twelve months ran a median of 86 days on market and a median sold-to-list ratio of 93.84 percent.

What Have Marsala Homes Sold For Since WCI Built Them?

Marsala homes have roughly tripled in recorded price since WCI Communities sold them new. The Collier County sales file holds 69 qualified improved Marsala sales since 2008: a $1,027,900 median in the 2011 to 2014 new-home era, $1,274,500 in 2015 to 2019, $1,762,500 in 2020 to 2022 and $3,187,500 in 2023 to 2026.

Data updated: September 2026 (Collier County Property Appraiser sales file dated August 29, 2026, DOR-qualified improved sales since 2008, two lot-era deeds excluded; Southwest Florida MLS Matrix, pulled September 18, 2026)

The Arc, Period by Period

Where a period holds an even number of sales, the median is the mean of the middle pair; the 2008 pair is two identical houses sold the same day to one buyer. Most of the move came between 2020 and 2023: the 2020 to 2022 median sits 38 percent above 2015 to 2019, and the 2023 to 2026 median 81 percent above 2020 to 2022 (our arithmetic).

What the Arc Means for a Seller Today

A seller who remembers a neighbor’s 2023 sale is not remembering a peak that has since collapsed; three of the five sales of the last twelve months closed at $3,500,000 or more. The softness sits at the very top: 14419 Marsala Way sold for $4,065,000 in August 2023 and for $4,000,000 in July 2026, about 1.6 percent less three years later. Price to the band that fits your house, not to the record.

The Same House, Sold Twice

Repeat sales hold the house constant, which makes them the cleanest Marsala evidence there is (Collier County Property Appraiser sales file):

Multiples are our arithmetic from the recorded prices.

What the Series Means for Your Gain

An owner who bought from WCI in 2011 to 2014 holds a large recorded gain, and its size now depends on lot, house and condition more than on purchase year. An owner who bought in 2020 to 2022 has usually done well. An owner who bought in 2023 at the top of the run, as the 14419 resale shows, may be near their own purchase price today and should know that before listing.

Which Recent Marsala Sales Matter Most to Your Price?

The recent Marsala sales that matter most to your price are the ones on a similar lot with a similar house. Every Marsala lot backs onto the same golf parcel, but lot size, water or fairway frontage, the plan, the storey count, the build year and the county’s construction grade separate a $2,550,000 sale from a $4,950,000 one.

Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll and sales file dated August 29, 2026; Southwest Florida MLS Matrix, pulled September 18, 2026)

The Lot First: Water Lot or Golf-Edge Lot

The recorded Developer Guidelines classify Lots 4 through 41, 38 in all, as “water lots” and Lots 1 to 3 and 42 to 56 as non-water lots. In the 36-month window the five water-lot sales carry a $3,200,000 median and the five non-water sales $2,800,000 (our arithmetic). Five sales a side is too few to price a lake view, and the two highest sales split one each way, but the direction is the one we would expect.

The Seven Big Lots

Seven Marsala lots measure 0.69 acre or more, all on the two cul-de-sacs: Lots 25 to 28 at the east end, 0.85 to 0.89 acre, and Lots 39 to 41 at the southwest end, 0.69 to 0.77 acre. The median Marsala lot is 0.37 acre. The record sale sits on one of those cul-de-sac lots, so an owner of one should not be priced off a standard lot’s sale, and an owner of a standard lot should not be priced off it.

Then the House: Plan and Storeys

WCI’s four Marsala plans ran 3,407 air-conditioned square feet for the Palacio, 3,526 for the Treviso, 3,822 for the Cortez and 4,412 for the two-storey Estrella, each with a three-car garage. The rest were custom-built by other builders or owners from 2007 to 2020. A two-storey home and a one-storey home on the same side of the street are different products, and the county measures them differently.

Then the Build and the Grade

The county grades 35 Marsala homes at construction class RC-15 (quality code 4), 13 at RC-20 and 7 at RC-25 (quality code 5), and one, 14451 Marsala Way, at RC-30 (quality code 6). Twenty-nine of the RC-15 homes are the WCI homes. The code is a cost classification, not a judgment on condition, and a well-renovated RC-15 home can outsell a tired RC-20 one.

The Record Sale, Worked Through

The highest price ever recorded for a Marsala home is $4,950,000 for 14451 Marsala Way, Lot 40, recorded May 13, 2025 (OR 6470, Page 3491). The lot, bought vacant for $527,000 in March 2013, is 0.77 acre at the southwest cul-de-sac with lake and fairway behind it. The house was built in 2018, carries Marsala’s largest county base area at 4,651 square feet, and is the only Marsala home at county quality 6. That is what a larger, later, custom house on one of the seven big lots has reached, and it is why a WCI Palacio on a third of an acre should not be priced from it.

The Comparable That Misleads

14419 Marsala Way closed at $4,000,000 in July 2026, the highest Tiburón closing of the year, and a seller may read it as the new floor for a water lot. It is a two-storey home that sold for $4,065,000 in August 2023, so its 2026 price says the top has leveled, not risen. We explain that in writing rather than let it set your number.

What a Buyer’s Appraiser Will Use

An appraiser for a financed buyer will reach for the most recent Marsala sales of a similar size and setting, then for Serafina and Norman Estates. We hand the appraiser the Marsala sales that fit, the house’s measured living area, its permit history and its FEMA letter, so the adjustments rest on documents rather than on a county square-foot figure that misses a second floor.

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

With two listings on Marsala Way and ten recorded sales in three years, the price you open at decides the season, and few Marsala homes come up for sale, so the next owner who sells should call us first. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; start with a free Marsala at Tiburón home valuation, priced against the Marsala sales that fit your lot and house, or call Jesse direct at (239) 898-6072. Buying rather than selling? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Marsala vs Escada: Which Will Your Buyer Choose?

Marsala at Tiburón and Escada at Tiburón are Tiburón’s two most valuable detached neighborhoods, and a buyer at the top of the detached market tours both. Marsala offers newer homes, no district assessment, seasonal leasing, no buyer approval and its own gate; Escada offers larger land, custom construction and a Zone X flood map on every home.

Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll and sales file dated August 29, 2026; Southwest Florida MLS Matrix, pulled September 18, 2026; recorded declarations; Collier County Tax Collector 2025 bills; FEMA National Flood Hazard Layer, read September 2026)

Marsala vs Escada Decision Table

Who Should Choose Marsala, and Who Should Choose Escada?

A buyer should choose Marsala for a newer home on a lot that backs onto the Black Course, behind a gate of its own, with no district line on the tax bill, an association that publishes its budget and reserves, the freedom to lease for 30 days or more and no buyer approval, at well under half Escada’s county value. A buyer should choose Escada at Tiburón if the land is the point: a half acre or more, custom construction and Zone X on every home. A buyer who wants a smaller lot in the Tiburón core will look at Serafina at Tiburón, whose four qualified sales in the same 36 months carried a $3,062,500 median.

What the Comparison Means for Pricing Your Marsala Home

Your Marsala listing competes with Escada’s listings only at the top of Marsala’s range; it competes with Serafina and Norman Estates across most of it. Lead with what those neighborhoods cannot offer: no district line, worth about $2,500 to $4,300 a year against their bills, lots about twice their size and homes years newer. Price inside the band the Marsala record supports, because a buyer comparing you with Escada will notice that Marsala’s record, $4,950,000, sits below Escada’s lowest sale of the window, $5,250,000.

How Do We Price a Marsala at Tiburón Home?

McGreevy and Comisar price a Marsala at Tiburón home against the recorded Marsala sales of similar lots and houses, then adjust for plan and storey count, lot size and frontage, build year and grade, roof and opening protection, the flood file and condition, and finally test the number against the listings a buyer will tour the same week.

The Six Checks Before We Price

Before we price a Marsala home we check six things in this order: the lot, its acreage and what lies behind it; the house, its plan if any, its storeys and its measured living area; every recorded sale of that house and of the homes around it; the FEMA panel and letter for the lot and any county elevation certificate; the permit history for roof, openings, air conditioning and generator; and the club membership status and both estoppel figures.

Why Automated Estimates Miss at Marsala

The county cut Marsala’s median just value 8.6 percent to $2,166,654 on the 2026 preliminary roll, with 50 of the 56 homes lower, in the same year five homes sold for $2,800,000 to $4,000,000. Every sale of the last twelve months closed 36 to 56 percent above its home’s county value. A model that leans on county values, or on county square footage that misses the second floor of a two-storey home, will read low.

The Value Drivers a Model Cannot See

The first is the lot, since a cul-de-sac lot of most of an acre is not a third of an acre. The second is what lies behind it, lake or fairway. The third is the house, one storey or two, WCI plan or custom. The fourth is the roof and opening protection, which a buyer’s insurer prices. The fifth is the flood file, because a lot with a FEMA letter and a certificate is a different conversation from one without.

Pricing Against the Live Competition

With two Marsala listings on September 18, 2026 at $2,795,000 and $3,675,000, one of them 142 days on market, the listings that are sitting are telling you where the ceiling is for their kind of house. We set a list price that wins the first thirty days against those two and against the Serafina and Norman Estates listings, because a Marsala home that sits past a season becomes the one buyers ask about rather than the one they tour.

How Do We Market a Marsala at Tiburón Home?

McGreevy and Comisar market a Marsala at Tiburón home without a yard sign or an open house, because the recorded declaration bars both, through professional photography, video and aerial capture, the MLS, direct agent outreach, our qualified-buyer database and scheduled private showings, with the no-district tax bill, the flood file and both estoppels packaged before the first appointment.

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

Who Actually Buys at Marsala

On Collier County’s 2026 preliminary roll, 42 of the 56 Marsala homes, 75.0 percent, carry a homestead exemption, the highest share of any Tiburón neighborhood, and 49 owners receive their tax bill at a Florida address. The other seven mail to Pennsylvania, Kentucky, New York, Indiana and Ontario. Marsala buyers are mostly buyers who make Naples home, so we market to the move-up local buyer and the out-of-state buyer relocating for good.

Photography, Video and the Black Course

Every Marsala lot backs onto one 109.76-acre golf parcel wrapped by nine holes of Tiburón’s Black Course, the course the PGA TOUR Champions’ Chubb Classic is played on. The photography shows the lanai outlook across the lake or down the fairway at the right time of day, the pool and cage, and aerial capture that places the home on its lot and the lot against the course. Video lets a buyer who is still up north walk the house before booking a flight.

Selling Without a Sign or an Open House

Sections 4.14 and 4.15 of the declaration take the two cheapest marketing tools off the table, and every visitor must have an appointment and be accompanied by a licensed salesperson. That puts the work on the listing itself, on the agents who work the North Naples golf market, and on our own database of buyers looking for a detached Tiburón home. We arrange gate access for every appointment in advance.

Proving the No-District Tax Bill

Some older descriptions of Tiburón say every owner pays the Pelican Marsh CDD, and a buyer’s agent may have read them. We attach your own 2025 tax bill, with its single $261.91 garbage line, and the recorded Section III language to the listing file. Against Escada, Serafina and Norman Estates bills carrying $2,752.71 to $4,560.91 of non-ad valorem charges, that bill is a selling point, and the listing should prove it.

Discreet and Off-Market Options

Some Marsala owners want quiet, for an estate, a health change or privacy on a street of 56 homes. We can market a home agent to agent before it reaches the MLS. With only one or two Marsala listings at a time and a buyer pool paying $2.8 million to $4.0 million, the trade is competition, and less competition can mean a lower price, so we usually recommend a quiet pre-market period followed by a full launch.

How Do We Negotiate a Marsala at Tiburón Contract?

McGreevy and Comisar negotiate a Marsala at Tiburón contract at partner level, never through an assistant, and we build the Chapter 720 disclosure summary, both estoppel certificates, the $3,000 allocation, the club transfer window and the buyer’s insurance quote into the contract dates so none becomes a late surprise that reopens the price.

Partner-Level Negotiation, Never an Assistant

Jesse McGreevy or Marc Comisar handles every offer, counter and inspection response personally. At Marsala the buyer’s agent is often comparing your home with one other Marsala listing and ten recorded sales, so the first counter sets the tone, and it has to rest on the sales that fit your house.

The Disclosure Summary Before the Contract

Section 720.401 of the Florida Statutes requires the seller of a home in a homeowners association to give the buyer the disclosure summary before the buyer signs. We deliver it with the first offer package, and for Marsala it should list no Pelican Marsh CDD assessment. A contract signed without it gives the buyer a cancellation right that lasts until closing.

The $3,000 and the Club Window in the Contract

The declaration puts the $3,000 resale capital assessment on the buyer unless the parties agree otherwise, so we decide with you whether to offer it as a concession and write the allocation in. If your home carries a Signature Membership the buyer wants, the club’s transfer application is due at least 30 days before closing, so the closing date is set to leave that window open.

Inspection, the Roof and the Air Conditioning

A buyer’s inspector will price the owner’s items, and at Marsala every item is the owner’s: house, roof, pool, cage, equipment and lot. With no roof permit at any Marsala address from January 2024 to July 2026 and 30 air-conditioning permits in the same period, the roof’s age and the condenser’s permit date are the first questions. Knowing both before listing removes an easy credit.

Insurance Before It Becomes a Contingency

Insurance questions slow high-value sales more than anything else. We give the buyer’s agent your FEMA letter by case number, any elevation certificate, the roof’s permit date, any wind-mitigation report and the opening protection record at the first showing, so the homeowner and flood quotes arrive inside the inspection period rather than after it.

What Does It Cost to Sell a Marsala at Tiburón Home?

Selling a Marsala at Tiburón home costs the negotiated commission, Florida documentary stamp tax on the deed at $0.70 per $100, the two estoppel certificates, a municipal lien search, and prorated taxes and assessments. In Collier County the buyer customarily pays the owner’s title policy, and the buyer pays the $3,000 resale capital assessment unless the contract shifts it.

Data updated: September 2026 (Florida Statutes 201.02 and 720.30851; recorded declaration Section 7.13, OR 6199, Page 2562; Southwest Florida MLS Matrix, pulled September 18, 2026; Collier County Property Appraiser 2025 certified roll and sales file dated August 29, 2026)

Documentary Stamp Tax on the Deed

Florida charges $0.70 per $100 of consideration under Florida Statutes 201.02, and a Florida seller customarily pays it on a resale. At the 36-month Marsala median of $3,187,500 that is 31,875 taxable units, or $22,312.50. At the twelve-month median of $3,500,000 it is $24,500. It is the largest fixed cost of selling after commission.

Title Insurance and the Collier County Custom

In Lee County the seller customarily chooses the closing agent and pays the owner’s title policy. In Collier County the custom flips, and the buyer customarily chooses the closing agent and pays the owner’s title policy. No statute fixes the allocation, so the contract controls, and a seller moving within Southwest Florida should confirm it in writing rather than assume the Lee County habit.

Two Estoppel Certificates

A Marsala sale needs an estoppel certificate from the Marsala association and one from Tiburon Estates, the master association, each under Florida Statutes 720.30851. The statute requires each within 10 business days of a request and caps the base fee at $250, plus $100 for expedited delivery and up to $150 more if the account is delinquent, subject to the state’s inflation adjustment. Order both the week the contract is signed.

The Fees Your Buyer Pays, Not You

The recorded declaration places the $3,000 resale capital assessment on the transferee, and the master association’s 2022 amendment (OR 6149, Page 45) charges each new member a one-time capital contribution equal to a quarter of its annual common assessment. Both land on your buyer unless the contract says otherwise. The master figure is not in any public record we found; it appears on the master estoppel.

No District Balance to Prorate or Pay Off

Elsewhere in Tiburón a seller prorates the Pelican Marsh operating line and, on most homes, a bond line. At Marsala there is neither: no Marsala parcel has carried a District operating or debt line in five certified tax years, 2021 to 2025. That removes a closing item and a disclosure question other Tiburón sellers carry.

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 Marsala Median

The proration line is 181 days of a $14,862.45 bill, the median 2025 certified total tax across the 56 Marsala homes; Florida taxes are paid in arrears, so the seller credits the buyer. 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 Marsala at Tiburón Seller Disclose Under Florida Law?

A Marsala at Tiburón seller must give the buyer the homeowners association disclosure summary under Florida Statutes 720.401 before the contract is signed, the property tax disclosure summary under 689.261, and any known fact that materially affects value and is not readily observable, including flood claims and water intrusion. Marsala is a Chapter 720 association, not a condominium.

Section 720.401: Four Statutory Facts

The statute sets four things a Marsala seller should know. The summary comes before the contract, “before executing the contract for sale,” never at closing. On a resale the seller supplies it, since the sale is by an owner that 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 void the contract within 3 days after receiving it or before closing, whichever comes first; that right cannot be waived and ends at closing.

Why There Is No Condominium Fork at Marsala

Section 720.401 does not apply to associations regulated under Chapters 718, 719, 721 or 723. Both of Marsala’s layers are homeowners associations: the Marsala association was incorporated “under Chapters 617 and 720,” and Tiburon Estates is a Chapter 720 master association. So the summary duty applies to a Marsala resale without the fork a Tiburón condominium seller faces. This is information, not legal advice; your closing agent or attorney confirms how it applies to your contract.

What the Covenants Add: Who Owes What, and When

The statute makes the disclosure the seller’s duty before the contract. The recorded Marsala covenants settle the cost side: Section 7.13, as amended on December 19, 2022 (OR 6199, Page 2562), levies the $3,000 resale capital assessment on the transferee at closing unless the parties agree otherwise. Seller owes the disclosure, buyer owes the capital assessment, and the estoppel certificate states the amounts on the date it is issued.

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 Marsala the warning describes a real change: 14500 Marsala Way, sold in December 2025, went from a $9,757.22 bill for 2025 to a 2026 preliminary ad valorem tax of $19,640.57 once the prior owner’s limits fell away.

Known Defects, Flood Claims and Unpermitted Work

Under Johnson v. Davis, a Florida seller who knows of facts materially affecting value that are not readily observable must disclose them. For a Marsala home that means any flood claim or water intrusion, roof leaks, unpermitted work and any special assessment you know is levied or proposed. Your FEMA letter and any elevation certificate are public records, so we put them in the file rather than wait for a buyer to find them.

What Does the Roof, Permit and Insurance Record Mean for Your Marsala Sale?

The Marsala permit and insurance record says roofs and systems are the first questions a buyer’s insurer will ask: Collier County lists 71 permits at 30 of the 56 homes from January 2024 to July 2026, led by air conditioning and standby generators, with not one roof permit. No condominium milestone or reserve study law applies here.

Data updated: September 2026 (Collier County Growth Management monthly building permit reports, January 2024 to July 2026; Florida Statutes 553.899, 718.112, 627.351, 627.701 and 627.0629)

Permits by Type, January 2024 to July 2026

If Your Roof Is the Original

With 45 homes built in 2011 to 2014 and no roof permit in 31 months, most Marsala roofs are the original concrete or clay barrel tile roofs, about 11 to 15 years old in 2026. That is not a defect, but a buyer’s carrier will ask the date. Have the original permit date, any repair records and a roof inspection ready, and price with the roof’s remaining life in mind.

If You Have Replaced or Protected

About ten Marsala homes added standby generators and five pulled window, door or shutter permits in the same window. Impact openings, a newer roof, a permitted generator and a current wind-mitigation report on Form OIR-B1-1802 all lower a buyer’s premium, and each one belongs in the listing with its permit number.

Insurance Outside Citizens

Citizens Property Insurance cannot write a dwelling with a replacement cost of $700,000 or more in Collier County under Section 627.351, and Marsala homes run 3,407 to 4,412 air-conditioned square feet on the WCI plans alone, so your buyer shops the private or surplus market. Under Section 627.701 a 2 percent hurricane deductible on a $2 million dwelling limit is $40,000 (our arithmetic), which is why a buyer reads the deductible before the premium.

No Milestone Inspection and No Reserve Study

Florida’s milestone-inspection law, Section 553.899, and the structural integrity reserve study law in Section 718.112 apply to condominium and cooperative buildings. Marsala’s homes are detached houses on platted lots under a Chapter 720 association, so neither law applies. That is a real selling point against Tiburón’s condominiums, and we say so in the listing.

How Does the Flood Map Affect Selling a Marsala at Tiburón Home?

The flood map shapes the Marsala buyer’s financing: 49 of 56 address points read Zone AH, FEMA’s shallow-ponding zone, on the effective panels, yet three 2013 Letters of Map Amendment cover 47 lots and surveyed floors sit 4.4 to 7.7 feet above the base flood elevation. The answer is lot by lot, with panel and date.

Data updated: September 2026 (FEMA National Flood Hazard Layer, panels 12021C0401H effective May 16, 2012 and 12021C0194J and 12021C0382J effective February 8, 2024, read September 24 and 25, 2026; FEMA Letters of Map Amendment 13-04-3370A, 13-04-5566A and 13-04-6908A; Collier County elevation certificates; Collier County release of August 19, 2026)

Which Panel Your Lot Is On

Forty-two Marsala homes sit on panel 12021C0401H, effective May 16, 2012, which FEMA did not revise in 2024: Lots 5 to 46. Seven sit on 12021C0194J, effective February 8, 2024: Lots 1 to 4 and 54 to 56. Seven sit on 12021C0382J, effective the same date: Lots 47 to 53. Two Marsala homes on the same street can therefore be rated on maps twelve years apart, which is why the panel belongs on every quote.

Which Letter Names Your Lot

All three letters state that the federal mandatory flood insurance requirement does not apply, while the lender keeps the option to require it.

The Six Homes With No Letter

Lots 2, 3, 17, 20, 23 and 36 (14516, 14512, 14430, 14418, 14406 and 14435 Marsala Way) have mapped Zone AH under the footprint and no FEMA letter: Lots 2 and 3 on panel 12021C0194J, effective February 8, 2024, and Lots 17, 20, 23 and 36 on panel 12021C0401H, effective May 16, 2012. A federally backed lender will ordinarily require flood insurance on those six. Lot 17 and Lot 36 hold certificates showing floors of 15.0 and 15.3 feet against a 10.5-foot base flood elevation, which is the evidence an owner would take to FEMA for a letter of their own.

Lettered Lots on the 2024 Panels

Twelve lettered homes, Lots 1, 4 and 47 to 56, now sit on the panels FEMA revised on February 8, 2024. FEMA lists all three Marsala letters as not incorporated, and we did not locate the county’s revalidation letter, so for those twelve the status of the 2013 letter is unknown. A seller on one of those lots should have the buyer’s flood determination company confirm it early.

The Three Homes Outside the Mapped Zone

The house footprints on Lots 6, 7 and 8 (14496, 14492 and 14488 Marsala Way), all on panel 12021C0401H, effective May 16, 2012, have no mapped high-risk zone under them at all, and no federal purchase requirement applies. The footprint on Lot 1, lettered by 13-04-3370A, is also clear of the mapped zone on panel 12021C0194J.

Surveyed Floors Against the Base Flood Elevation

The 23 elevation certificates Collier County holds for Marsala homes show surveyed floors of 14.91 to 17.7 feet NAVD88 against base flood elevations of 10.0 to 10.5 feet on the 2012 map, 4.4 to 7.7 feet of freeboard. That height is why FEMA granted the letters, and it is the fact that most drives the price of a flood policy on a Marsala home.

The Preliminary Map

FEMA’s preliminary Collier County maps, issued March 20, 2025, show all 56 Marsala address points in Zone X. Collier County opened the 90-day appeal period on August 19, 2026 with a target effective date of summer 2027, subject to change. Preliminary maps cannot be used to rate insurance, so the 2012 and 2024 panels govern today; the preliminary map belongs in your disclosure as a fact, not a promise.

What to Put in the Listing File

Put the FEMA letter that names your lot, by case number, any elevation certificate, a current flood determination and your own flood policy declarations in the listing file. A buyer’s agent who can get a flood quote on day one keeps the buyer inside the inspection period with confidence rather than doubt.

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

A Marsala at Tiburón buyer will pay the Marsala association’s quarterly assessment, the Tiburon Estates master assessment, a one-time $3,000 resale capital assessment and the master’s one-time contribution, and a county tax bill that resets after purchase, but no Pelican Marsh CDD charge. The association publishes its budget; the per-home figures come from the estoppel certificates.

Data updated: September 2026 (Marsala association 2025 compiled financial statements dated February 16, 2026; 2024 reserve study dated September 30, 2024; recorded declaration and amendments; Collier County Property Appraiser 2025 certified and 2026 preliminary roll)

The Stack, Layer by Layer

What the Marsala Assessment Pays For

The association maintains the common properties, roads, sidewalks, drainage, the gate facilities and the master irrigation system, which draws on a golf-course pond under South Florida Water Management District permit 11-01910-W. Its engineer’s reserve study covers 18 components and finds the reserves adequately funded over 30 years with no capital calls assumed, and the replacement fund held about $186,000 at December 31, 2025.

The Tax Reset Your Buyer Inherits

The 2025 certified roll puts the median Marsala total tax bill at $14,862.45, from $8,270.15 to $35,699.16 among taxed homes, and 75.0 percent of homes 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. At the 36-month median price of $3,187,500 the full 9.4020-mill rate would come to about $29,970 a year before any exemption (our arithmetic).

Which Marsala Rules Affect a Sale?

The Marsala rules that affect a sale are the signage and showing limits, the absence of any buyer approval, the leasing rules a tenant-occupied sale must respect, the pet rules a buyer inherits, the architectural standards and setbacks a renovator will read, and the golf clauses, all set by the 2006 declaration as amended from 2011 to 2022.

No Buyer Approval

The declaration contains no right of first refusal and no transfer-approval article, and the association’s FAQ, revised January 2025, says it has no application process for new owners. In 2015 the association recorded a handful of one-page purchaser-approval certificates; we read those as a past practice with no current basis in the recorded documents.

Leasing Rules and a Tenant in Place

A Marsala lease must run at least 30 consecutive days, no more than three leases in any 12 months, with written notice 20 days before occupancy and board approval within 15 days, under Section 4.12 as amended in 2017 (OR 5447, Page 3375); the 2026 lease application carries a $100 fee. A buyer takes subject to an approved lease, so time a sale for the end of a seasonal tenancy where possible.

Pets Your Buyer Inherits

The declaration contains no pet clause, and the association’s FAQ says it “does not restrict the size, type or number of pets.” The board’s 2018 Rule 2 requires pets on common property to be leashed or carried, with waste picked up. For a buyer with a large dog, that is among the most permissive rules in Tiburón.

Architecture, Setbacks and the Lot Class

Every exterior change needs prior written approval under Section XII. WCI’s 2006 Developer Guidelines, still attached to the association’s architectural application, set a 2,800 square foot air-conditioned minimum, a 35-foot height limit and rear setbacks of 25 feet on water lots and 20 feet on the others. Roofs must be concrete or clay barrel tile at a 6:12 minimum pitch (Section 4.9).

Vehicles, Garages and the Moving Container

The declaration requires an attached garage for at least two cars, allows no more than three vehicles overnight in a driveway and bars overnight parking on Marsala Way. A February 2024 board decision lets a selling owner keep a moving container in the driveway for up to 48 hours, never in the road.

How Long Does It Take to Sell a Marsala at Tiburón Home?

A Marsala at Tiburón sale takes the listing period plus a contract period that covers the disclosure summary, both estoppels, the buyer’s inspection and insurance and, where needed, the 30-day club transfer window. The two Marsala listings stood at 6 and 142 days on September 18, 2026, and Tiburón’s twelve-month median was 86 days.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 18, 2026; Marsala days on market not broken out in the pull, so the community figure is shown)

Season and the Marsala Buyer

Of Tiburón’s 32 closings in the year to September 18, 2026, 16 fell in January to May and 16 in June to December; median days on market was 81 against 102.5, and August 2026 had no closings. Season buys speed more than price. A Marsala listing live by November meets the buyers who arrive in January with the photography and the documents ready.

A Realistic Sequence

Valuation, estoppel orders and document gathering in week one; photography, video and aerial capture in week two; the listing live in week three; the disclosure summary with the first offer; contract, with both estoppels ordered on the first business day; inspection, flood determination and insurance quotes inside the inspection period; the club transfer application at least 30 days out; closing.

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

You get a free Marsala at Tiburón home valuation by requesting one online or calling Jesse McGreevy at (239) 898-6072. It is a written opinion of value built from the recorded Marsala sales that fit your lot and house, adjusted for storeys, frontage, roof and condition. There is no cost and no obligation to list.

What a McGreevy and Comisar Valuation Includes

You receive the Marsala sales that fit your home with their dates and sources, the live competition on Marsala Way and in Serafina, Norman Estates and Escada, the cost stack your buyer will underwrite, your lot’s FEMA panel and letter, and a recommended list price with a defensible range. Request it through our Marsala at Tiburón home valuation page or the McGreevy and Comisar valuation form.

How to Reach Us Today

Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office of McGreevy and Comisar is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your lot number, your timeline and the one thing you are most worried about.

What Do Sellers Say About Working With McGreevy and Comisar?

McGreevy and Comisar are a top-reviewed Marsala at Tiburón listing team on Google, and the quotes below are genuine five-star client reviews reproduced in each reviewer’s own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.

A Seller on 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 Marsala listing cannot lean on a yard sign or an open house, so the system behind it matters more than it does elsewhere.

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 ten recorded sales in three years ran from $2,550,000 to $4,950,000, pricing judgment is the whole game.

A Seller on Follow Through

★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review

A Long-Time Client

★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.” Raoul Grossi, verified Google review

Why Does a Marsala at Tiburón Specialist Matter When You Sell?

A Marsala at Tiburón specialist matters because the facts that decide a Marsala sale live in recorded documents and county files: the water or non-water lot class, the FEMA letter that names your lot, the tax bill with no district line, the $3,000 allocation, the club window and the storey count hidden in the county’s square footage.

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: accompanied showings, buyer agent conversations, inspections and the on-site management that lets an owner who is away sell without flying back. 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 Marsala

A general agent may price Marsala off the Tiburón median, order a yard sign the declaration bars, list a Pelican Marsh CDD line that does not exist, divide a price by the county base area of a two-storey home, forget the master estoppel, miss the club’s 30-day window, or learn about the FEMA letter from the buyer’s lender. None of those errors is exotic, and each costs a seller time or money.

How Marsala Compares With the Rest of Tiburón for a Seller

Most Tiburón sellers own condominiums, coach homes or detached homes inside the Pelican Marsh CDD, 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. Marsala sits at the top of Tiburón’s twelve-month record and outside its district.

Are You Also Buying Your Next Home in Southwest Florida?

Many Marsala sellers are also buyers, moving to a smaller home inside Tiburón, to a condominium with less to maintain, to another Naples golf community or closer to family. 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 Marsala estoppels, the disclosure summary and any club transfer clear before the purchase closing, or we write the purchase contingent on the sale where the market allows. Marc runs the buy side; Jesse runs the sale. Read how we represent buyers in Southwest Florida.

Buying Inside Tiburón Again

Some Marsala owners move to a Tiburón condominium or coach home with less to maintain, and others want a larger lot. Our guide to buying a home in Tiburón covers the whole community, and our Marsala at Tiburón buyer guide covers the purchase side of this neighborhood in full.

Frequently Asked Questions, Seller Edition: Selling a Marsala at Tiburón Home

These are the questions Marsala at Tiburón owners ask before they list, answered from the recorded 2006 declaration and its amendments, the association’s published documents, Collier County’s roll, sales file and permit reports, FEMA’s map and letters and the Southwest Florida MLS, each with its window and source.

How do I sell my home at Marsala at Tiburón?

Start with a written valuation from the Marsala sales that fit your lot and house, order both estoppel figures, pull your FEMA letter, roof permit and any elevation certificate, and confirm your club membership status. Then list with a team that markets without a sign or open house and delivers the disclosure summary before the contract. Call Jesse McGreevy at (239) 898-6072.

Who is the best listing agent for Marsala at Tiburón?

The one who can price your lot and house from the recorded Marsala sales, prove the missing district line from your own tax bill, name the FEMA letter on your lot and keep the club’s 30-day window inside the 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 Marsala home worth?

The ten qualified Marsala resales from September 2023 to August 2026 ran from $2,550,000 to $4,950,000, median $3,187,500, and the five closings of the year to September 18, 2026 ran from $2,800,000 to $4,000,000. Your lot, house and condition place you in that range; a free Marsala at Tiburón home valuation gives you the number.

How many homes are in Marsala at Tiburón?

Fifty-six detached single-family homes on 56 platted lots on Marsala Way. The county counts 61 parcels because the association owns five tracts: the street and four small landscaped tracts. No vacant lot remains.

How many Marsala homes sell in a year?

Five closed in the MLS in the twelve months to September 18, 2026, and the county recorded ten qualified sales in the 36 months to August 2026, more than Escada, Serafina or Norman Estates, with four apiece.

How long do Marsala homes take to sell?

The September 18, 2026 pull did not break out Marsala’s days on market. The two Marsala listings that day stood at 6 and 142 days, and Tiburón’s 32 closings of the prior twelve months ran a median of 86 days. Plan on a season, less if the home is priced to the recent sales.

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

Tighter than the rest of Tiburón: two listings against five closings a year is about 4.8 months of supply, against about 7.5 for Tiburón as a whole. It rewards a home priced to the sales that fit it and punishes one priced to the record.

Why is the online estimate for my Marsala home wrong?

Because the county cut Marsala’s median just value 8.6 percent for 2026 while sales rose, its square footage misses the upper floor of two-storey homes, and no model knows which lots look across a lake and which onto a fairway. Every sale of the last year closed 36 to 56 percent above its county value.

Does a water lot sell for more than a golf-edge lot?

On direction, yes: in the 36-month window the five water-lot sales carried a $3,200,000 median against $2,800,000 for the five non-water sales. Five a side is too few to put a number on a lake view, so we price your frontage against the specific sales that fit it.

Do the cul-de-sac lots sell higher?

The largest lots do. The record $4,950,000 sale sits on a 0.77-acre southwest cul-de-sac lot, and the seven lots of 0.69 acre or more are all on the two cul-de-sacs. A standard 0.37-acre lot should not be priced off them.

Does a two-storey Estrella price differently?

Yes, and it measures differently. The county’s base area captures about 71 percent of the Estrella’s 4,412 air-conditioned square feet, while on one-storey homes it matches living area within about 2 percent. We price on measured living area and label every figure.

What is the record sale in Marsala?

$4,950,000 for 14451 Marsala Way, recorded May 13, 2025 (OR 6470, Page 3491), a 2018 custom home on 0.77 acre and the only Marsala house the county grades at quality 6. The next highest is $4,065,000 for 14419 Marsala Way in August 2023.

Why does Marsala sell above Serafina but below Escada?

Marsala’s lots are about twice Serafina’s and its homes about seven years newer, and it carries no district line; its 36-month median of $3,187,500 sits above Serafina’s $3,062,500. Escada’s lots are larger and every Escada home is custom at county quality 6, and its four sales carried a $5,995,000 median.

Do I pay the Pelican Marsh CDD, and is there a balance to settle when I sell?

No. Section III of the recorded declaration places Marsala outside the District, and no Marsala parcel has carried a District operating or bond line in five certified tax years. Your 2025 bill carries only the $261.91 county garbage charge, so there is no District balance to prorate or pay off.

Who pays the $3,000 resale capital assessment?

Your buyer, unless the contract says otherwise. Section 7.13 of the declaration (OR 6199, Page 2562) levies $3,000 on the transferee at closing, and transfers to co-owners, heirs, a wholly owned estate-planning entity or the association by foreclosure are exempt.

Is there also a master association charge at closing?

Yes, on our reading of the records. The Tiburon Estates master association’s 2022 amendment (OR 6149, Page 45) charges each new member a one-time contribution equal to a quarter of its annual common assessment. The amount is not published; it appears on the master estoppel.

Do I need the association’s approval to sell?

No. The declaration contains no right of first refusal and no transfer-approval article, and the association’s FAQ says it has no application process for new owners. A lease, by contrast, needs board approval.

How many estoppel certificates does a Marsala sale need?

Two: one from the Marsala association and one from Tiburon Estates, the master association. Each must be issued within 10 business days of a request under Section 720.30851 of the Florida Statutes.

Do I owe the Section 720.401 disclosure summary?

Yes. Both of Marsala’s associations are Chapter 720 homeowners associations, so the seller gives the buyer the disclosure summary before the contract is signed. If it is not delivered first, the buyer may void the contract within 3 days after receiving it or before closing, whichever comes first. This is information, not legal advice.

What documents must I give a Marsala buyer?

The Chapter 720 disclosure summary before the contract, the property tax disclosure summary, and any known material fact that is not readily observable. We also assemble the governing documents, the rules and design guidelines, both estoppel certificates, the FEMA letter and any elevation certificate before listing.

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

No. Section 4.14 bars signs of any type on a lot or a nearby vehicle without written consent, and Section 4.15 bars open houses, sales events and auctions and requires every visitor to be accompanied by a licensed salesperson.

How do showings work at Marsala’s gate?

By appointment only, through Marsala’s own gated entrance on Livingston Road, with a licensed salesperson present throughout, as Section 4.15 requires. We schedule each showing and arrange its gate access in advance.

Does my Tiburón Golf Club membership go with the house?

Only if you arrange it. Under Section 17.3 a Signature Membership passes to your buyer without a new membership fee if you are in good standing, resign effective at closing, and your buyer applies at least 30 days before closing and is approved; otherwise it is deemed resigned with no refund. The club’s Membership Plan controls.

Is my Marsala home in a flood zone?

It depends on the lot. On the effective panels, 12021C0401H (May 16, 2012) and 12021C0194J and 12021C0382J (February 8, 2024), 49 of 56 address points read Zone AH, and the footprints on Lots 6, 7 and 8 sit outside the mapped zone. Three 2013 FEMA letters cover 47 lots.

Which FEMA letter covers my lot?

Letter 13-04-3370A (April 16, 2013) names Lots 1, 4, 9, 10, 15, 18, 19, 21, 22, 24, 32, 37, 40, 46 and 51 to 56; 13-04-5566A (July 11, 2013) names Lots 5, 11 to 13, 16, 26, 43 to 45, 47, 48 and 50; 13-04-6908A (August 30, 2013) names the other fifteen lettered lots. Lots 2, 3, 6, 7, 8, 17, 20, 23 and 36 have none.

Will the preliminary flood map help my sale?

It helps the conversation, not the rating. FEMA’s preliminary maps of March 20, 2025 show all 56 Marsala address points in Zone X, with a target effective date of summer 2027 after the appeal period that opened August 19, 2026. Until then the 2012 and 2024 panels govern.

Do I have to disclose flood claims?

Florida sellers must disclose known facts that materially affect value and are not readily observable, so disclose any flood claim or water intrusion you know of. Provide your FEMA letter and any elevation certificate as well; both are public records a buyer’s insurer will find anyway.

Will an original roof hurt my Marsala sale?

It can shape the offer. No Marsala home pulled a roof permit from January 2024 to July 2026, so most roofs date from the 2011 to 2015 build. Have the original permit date, any repair records and a roof inspection ready, and price with the roof’s remaining life in mind.

Should I get a wind-mitigation or 4-point inspection before listing?

Not by law, but a wind-mitigation report on Form OIR-B1-1802 helps a buyer price insurance on a home outside Citizens’ reach, and a 4-point inspection answers the roof and systems questions before the buyer asks them.

Can my buyer get Citizens insurance?

Almost certainly not. Section 627.351 makes a dwelling with a replacement cost of $700,000 or more ineligible for Citizens in Collier County, so your buyer shops the private or surplus market, where roof age, opening protection and the hurricane deductible drive the premium.

Does a milestone inspection or reserve study apply to my sale?

No. Sections 553.899 and 718.112 apply to condominium and cooperative buildings, and Marsala is a Chapter 720 association of detached homes. That is a real selling point against Tiburón’s condominiums.

What does it cost to sell a Marsala home?

The negotiated commission, documentary stamp tax at $0.70 per $100, two estoppel fees as the contract assigns, a municipal lien search, and prorated taxes and assessments. At the 36-month median of $3,187,500 the deed stamps are $22,312.50, and there is no district line to prorate.

Who pays 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. No statute fixes it, so 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.

Can I sell with a tenant in place?

Yes. The buyer takes subject to the approved lease, and Marsala’s lease form runs no longer than twelve months, with renewals needing board approval. Disclose the end date and the tenant’s showing terms from day one, and time the closing to the end of the term where possible.

Should I renovate before selling?

Selectively. Systems, openings and a documented roof usually repay better than a kitchen, because a buyer’s insurer prices them. Owners are investing: the county listed 71 permits at 30 homes from January 2024 to July 2026, including four remodels declared at $173,495 to $500,000.

Does a big remodel trigger the 50 percent rule?

It can. Collier County applies its substantial-improvement review within Zones VE, AE, AH and A, and most Marsala footprints sit in Zone AH on the effective panels. How the county treats a lettered house on a large remodel is its determination at permit review.

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

Very likely, if you hold a homestead exemption. 14500 Marsala Way went from a $9,757.22 bill for 2025 to a 2026 preliminary ad valorem tax of $19,640.57 after its December 2025 sale. A buyer’s bill resets from the purchase price.

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.

When is the best time to list a Marsala home?

Fall. Of Tiburón’s 32 closings in the year to September 18, 2026, the January to May closings sold faster, a median of 81 days against 102.5, at almost the same sold-to-list ratio. A listing live by November meets the buyers who arrive in January.

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

Get a written valuation from the Marsala sales that fit your home, order both estoppel figures, and gather your FEMA letter, roof permit and any elevation certificate. Request a Marsala at Tiburón valuation or call Jesse McGreevy at (239) 898-6072.

Sources and Authoritative References

Every Marsala at Tiburón figure on this page traces to a primary source below, listed as of September 30, 2026: recorded Collier County instruments, the Marsala association’s own published documents, the Tiburón master instruments, Collier County and state records, federal agencies, the developer’s archived pages and the Southwest Florida MLS. No listing portal or competing brokerage is cited.

Recorded Marsala Instruments, Collier County Clerk

1. Declaration of Neighborhood Covenants, Conditions and Restrictions for Marsala at Tiburon, with the By-laws, OR 4094, Page 1788 (August 24, 2006)
2. Plat reference sheet, Marsala at Tiburon, Plat Book 47, Pages 11 to 14, OR 4108, Page 480 (September 19, 2006)
3. First Amendment to the Declaration, Articles of Incorporation, OR 4661, Page 2446 (2011)
4. Second Amendment to the Declaration, lien priority and amendment procedure, OR 4740, Page 922 (2011)
5. Third Amendment, air-conditioning and pool equipment easements, OR 4991, Page 1413 (2013)
6. Fourth Amendment, master irrigation system, OR 5003, Page 1933 (2014)
7. First Certificate of Amendment to the By-laws, OR 5122, Page 957 (2015)
8. Fifth Amendment, 51 percent amendment vote, OR 5177, Page 3203 (2015)
9. Second Certificate of Amendment to the By-laws, OR 5177, Page 3206 (2015)
10. Third Certificate of Amendment to the By-laws, OR 5241, Page 2406 (2016)
11. Certificate of Amendment, individual assessments and a board of five, OR 5394, Page 3078 (2017)
12. Corrective First Certificate of Amendment to the By-laws, OR 5420, Page 2285 (2017)
13. Corrective Second Certificate of Amendment to the By-laws, OR 5420, Page 2287 (2017)
14. Corrective Third Certificate of Amendment to the By-laws, OR 5421, Page 3845 (2017)
15. Seventh Certificate of Amendment, leasing, cameras, maintenance standard and fines, OR 5447, Page 3375 (November 9, 2017)
16. Amendment creating Section 7.13, resale capital assessment of $2,000, OR 5722, Page 1790 (January 31, 2020)
17. Certificate of Amendment raising the resale capital assessment to $3,000, OR 6199, Page 2562 (December 19, 2022)

Common Area, Easement and County Agreement Instruments

18. Access and Irrigation Easement, Tiburon Golf Ventures to the association, OR 4698, Page 3382 (2011)
19. Landscape Maintenance Agreement, Livingston Road right-of-way, OR 4707, Page 2568 (2011)
20. Quit-Claim Deed, Tracts A and C-1 to C-4, WCI Communities to the association, OR 4964, Page 260 (2013)
21. Assignment of Irrigation Easement, WCI to the association, OR 4975, Page 2933 (2013)
22. Assignment of Drainage Easement, WCI to the association, OR 4975, Page 2936 (2013)
23. Grant of Telecommunications Easement to Hotwire Communications, OR 6025, Page 2527 (2021)
24. Collier County Clerk, Official Records document search

Tiburón Master Instruments

25. Declaration of Covenants, Conditions and Restrictions for Tiburon Estates, OR 2579, Page 364 (August 6, 1999)
26. Supplement adding Tiburon Golf Ventures land, OR 2651, Page 1168 (2000)
27. Amendment to Supplement, the 29.457-acre Touchstone tract, OR 3705, Page 3937 (2004)
28. Master association amendment, Capital Contribution Assessment, OR 6149, Page 45 (July 6, 2022)
29. Tiburon Estates Homeowners Association, member associations

Florida Division of Corporations

30. Marsala at Tiburon Homeowners Association, Inc., N06000007515
31. Tiburon Golf Ventures Limited Partnership, B98000000435

Marsala at Tiburon Homeowners Association, Published Documents

32. Marsala at Tiburon Homeowners Association home page
33. Homeowner FAQs page
34. 2024 to 2025 Policies and FAQs, revised January 2025
35. Declaration, covenants and amendments, compiled by the association
36. By-laws with amendments, as posted by the association
37. Rules and Regulations, board resolutions of April 25 and August 30, 2018
38. Financial statements, year ended December 31, 2022
39. Financial statements, year ended December 31, 2023
40. 2024 financial statements with the reserve study of September 30, 2024
41. 2025 compiled financial statements, FY2025 operating budget $124,068
42. Committees, December 2024 to November 2025

Pelican Marsh Community Development District and Collier County Tax Collector

43. Pelican Marsh CDD, February 15, 2017 board minutes
44. Pelican Marsh CDD, fiscal 2019 budget, debt service by neighborhood, Marsala not listed
45. Pelican Marsh CDD, fiscal 2027 adopted budget
46. Pelican Marsh CDD, July 15, 2026 board minutes
47. Florida Administrative Code Chapter 42P-1, Pelican Marsh CDD boundary
48. Collier County Tax Collector, 2025 bill, Marsala Lot 2, county garbage charge $261.91 and no CDD line
49. Collier County Tax Collector, 2025 bill, Marsala Lot 40
50. Collier County Tax Collector, 2025 bill, Escada Lot 1, for comparison, with the CDD line
51. Collier County Tax Collector, tax search
52. Florida Department of Revenue, Collier County comparison of taxes levied, 2024-25 and 2025-26

Florida Statutes and State Agencies

53. Section 720.401, Florida Statutes, homeowners association disclosure summary
54. Section 720.401, Florida Statutes, Florida Legislature text
55. Section 720.30851, Florida Statutes, estoppel certificates
56. Section 201.02, Florida Statutes, documentary stamp tax on deeds
57. Florida Department of Revenue, documentary stamp tax
58. Section 689.261, Florida Statutes, property tax disclosure summary
59. Section 553.899, Florida Statutes, milestone inspections, condominium and cooperative buildings
60. Section 718.112, Florida Statutes, condominium reserves and structural integrity reserve studies
61. Section 627.351, Florida Statutes, Citizens Property Insurance eligibility
62. Section 627.701, Florida Statutes, hurricane deductibles
63. Section 627.0629, Florida Statutes, windstorm mitigation discounts
64. Florida Senate, bill analysis of CS/SB 1028 (2026), Citizens eligibility
65. Florida Office of Insurance Regulation, Uniform Mitigation Verification Inspection Form OIR-B1-1802
66. Citizens Property Insurance Corporation, flood requirements
67. Florida Administrative Code Rule 69O-186.003, title insurance rates
68. Florida Department of Financial Services, title insurance overview
69. Johnson v. Davis, 480 So. 2d 625 (Fla. 1985)

FEMA and Other Federal Sources

70. FEMA National Flood Hazard Layer, panels 12021C0401H (May 16, 2012), 12021C0194J and 12021C0382J (February 8, 2024)
71. FEMA Preliminary National Flood Hazard Layer
72. FEMA Letter of Map Amendment 13-04-3370A, 20 Marsala lots, property removed (April 16, 2013)
73. FEMA Letter of Map Amendment 13-04-5566A, 12 Marsala lots, structure removed (July 11, 2013)
74. FEMA Letter of Map Amendment 13-04-6908A, 15 Marsala lots, structure removed (August 30, 2013)
75. FEMA Flood Map Service Center
76. FEMA, Community Rating System
77. FEMA National Flood Insurance Program, types of coverage
78. National Association of REALTORS, settlement frequently asked questions
79. National Association of REALTORS, what the settlement means for buyers and sellers
80. Internal Revenue Service, Publication 523, selling your home
81. Internal Revenue Service, FIRPTA withholding

Collier County Government and Collier County Public Schools

82. Collier County Site Address Points
83. Collier County 2024 FEMA flood zones layer
84. Collier County Elevation Certificates layer
85. Collier County ArcGIS services, evacuation zones, zoning and district boundaries
86. Collier County Growth Management, monthly building permit reports
87. Collier County, issued building permits report, July 2026
88. Collier County, permit history and permit search
89. Collier County CityView permit portal
90. Collier County, Proposed Flood Insurance Rate Map Reflects Changes to Local Flood Risk (August 19, 2026)
91. Collier County Floodplain Management, 2026 Flood Protection Newsletter
92. Collier County, PUD Master List and Maps
93. Collier County Clerk, Mattson at Vanderbilt approval report (November 1, 2024)
94. Collier County Public Schools, interactive zoning tool
95. Collier County government, publisher of the Property Appraiser roll and recorded-sales data used on this page

Developer Records and Contemporary Press

96. WCI Communities, Marsala at Tiburón plan list with sizes (archived May 26, 2013)
97. WCI Communities, Marsala site plan (archived May 26, 2013)
98. WCI Communities, 14394 Marsala Way quick-delivery Estrella (archived March 4, 2013)
99. WCI Communities, Treviso plan page (archived March 4, 2013)
100. WCI Communities, Tiburón page with the Cortez at 14517 Marsala Way (archived January 5, 2014)
101. Florida Weekly, three new plans introduced at Marsala (May 19, 2011)
102. Naples Daily News, Marsala at Tiburón nearing sell out (February 16, 2014)

Tiburón Golf Club and Escada Comparison Records

103. Tiburón Golf Club, membership
104. Tiburón Golf Club, Signature membership category sheet, 2025
105. Tiburón Golf Club, Black course scorecard, 2023
106. Escada at Tiburon, Amended and Restated Declaration, OR 4467, Page 3164 (2009)
107. Escada at Tiburon declaration, OR 2677, Page 1622 (2000)

Market Data

108. Southwest Florida MLS, Matrix (Tiburón development, closed September 18, 2025 to September 18, 2026 and actives, pulled September 18, 2026; subscriber system)

McGreevy and Comisar

109. McGreevy and Comisar Marsala at Tiburón guide
110. McGreevy and Comisar Tiburón community guide
111. McGreevy and Comisar Escada at Tiburón guide
112. McGreevy and Comisar Serafina at Tiburón guide
113. McGreevy and Comisar Naples real estate guide
114. Jesse McGreevy agent profile
115. Marc Comisar agent profile
116. Domain Realty Group
117. McGreevy and Comisar Google Business Profile

Downloadable Documents

Every row below links the authority that publishes the document, so a Marsala at Tiburón seller always opens the official, current copy of the declaration, the amendments, the FEMA letters, the tax bill and the statutes. Clerk images are non-certified copies. We host nothing ourselves.

Your Marsala 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 Marsala at Tiburón sits at the top of the North Naples golf-community market they work every week. If you are weighing a sale on Marsala Way, 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 Marsala closing in the Southwest Florida MLS against Collier County’s deed record, and we tracked every qualified Marsala sale back to the first finished-home sales 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 Collier County Property Appraiser files dated August 29, 2026, 2026 preliminary roll. Brokered by Domain Realty.