Sell Your 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 Tiburón Home With McGreevy and Comisar?

Tiburón is a gated, fully built-out golf community of 540 homes off Vanderbilt Beach Road in North Naples, and a sale here turns on neighborhood, ownership regime, flood file and a club membership that can vanish at closing. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price every Tiburón home from its own neighborhood’s closed sales.

This page is written for the owner. The full picture of the community, from WCI Communities and the Greg Norman courses to the Pelican Marsh Community Development District, the Ritz-Carlton inside the gates and the flood mosaic, lives in our Tiburón community guide, and this seller page sits beside it. Everything below answers one question: how to sell a Castillo, Bolero or Ventanas condominium, an Esperanza or Marquesa Royale coach home, or a house on Marsala Way, Medallist Lane, Escada Drive or Tiburon Boulevard East for the most money, with the fewest surprises, on a date you choose. Call Jesse McGreevy direct at (239) 898-6072 whenever you want to talk it through.

Sell Your Tiburón 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, and they personally run every listing they take: the price, the marketing build, the negotiation, the two estoppels, the club transfer and the gate paperwork. If you are interviewing listing agents across the city before you choose one, our guide to the best real estate agents in Naples compares the teams on the public record, from reviews to licence history to 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

These are career figures across Lee and Collier County, not a claim about one gated community, and we label them that way on purpose. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and Jesse and Marc alone have over $900 million in Sales inside that number. The wider team is at DomainRealtyGroup.com.

What We Do Not Publish About Ourselves, and Why

This page carries no McGreevy and Comisar sales count for Tiburón and no story of a Tiburón sale we handled, because we have none on record to show you. What we can show you is the whole market: 32 closings in the Southwest Florida MLS over the twelve months to September 18, 2026, neighborhood by neighborhood, with the county’s recorded, DOR-qualified sales laid beside them, and the source, the window and the count beside every figure. Where this page walks through a sale in detail, it is a public record sale, labelled as one, and not ours.

Who Does the Work on Your Listing

You get Jesse and Marc, not a coordinator reading from a template. Jesse McGreevy runs pricing, data, marketing and the paperwork across the master association, your neighborhood association, the Pelican Marsh Community Development District and the golf club. Marc Comisar runs the field: showings through the gate, buyer agent conversations, inspections, contractors and walkthroughs for owners who spend the summer up north. Reach Jesse at (239) 898-6072 or Marc at (239) 287-5873, and read how the partnership works on our about McGreevy and Comisar page.

What Makes Selling in Tiburón Different?

Selling in Tiburón differs from a typical Naples sale in six ways: ten recorded neighborhoods trade as separate markets, golf membership is optional and can lapse at closing, every sale needs two estoppels, two of five fee layers publish no figure, flood answers change building by building, and the gate runs on signed owner forms.

Ten Recorded Neighborhoods, Two Legal Regimes, One Community

Tiburón holds 540 residences in ten recorded neighborhoods, presented to buyers as nine because Esperanza was recorded in two phases and sells as one product. Six are Chapter 718 condominiums created by declaration: Castillo, Ventanas, Bolero, Esperanza, Esperanza II and Marquesa Royale. Four are platted single-family subdivisions under Chapter 720: Marsala, Serafina, Escada and The Norman Estates. On the Collier County Property Appraiser public roll for tax year 2026, the median just value runs from $656,280 in Ventanas to $5,331,624 in Escada, 8.1 times apart inside one master association. A Ventanas condominium and an Escada estate share a zip code and a club, and nothing else a pricing model can use.

Golf Is Optional, and a Membership Can Evaporate

Buying a Tiburón home today does not obligate a buyer to join Tiburón Golf Club, and Marsala’s recorded declaration says so in terms. The same declaration, at Collier County Official Records Book 4094, Page 1788, lets a Signature Membership transfer to your buyer only if the buyer applies at least thirty days before closing and is approved, and you are current and in good standing. If nobody arranges it, the membership is deemed resigned at closing, with no refund to anyone. That clock runs before your closing date, not after it.

Two Estoppels From Two Corporations

A Tiburón sale needs a statutory estoppel certificate from the master association and a second from your neighborhood association, because they are separate corporations with separate assessments. There are eight management companies across Tiburón’s associations, and in four of the ten neighborhoods the association’s address of record is a law firm or an accounting firm rather than a management company, which changes both turnaround and fee. We build the contract calendar around the slower of the two.

Five Fee Layers, and Two of Them Publish No Figure

A Tiburón owner pays under five layers: Collier County property tax at 9.4020 mills, the Pelican Marsh Community Development District’s operating assessment of $1,879 per equivalent residential unit for FY2027 plus a bond line on nine neighborhoods, a master association assessment, a neighborhood association assessment and, optionally, club membership. No Tiburón association publishes its recurring assessment, and the club publishes privileges, not prices. Your buyer learns the two missing numbers from the estoppels, so we get them first.

A Flood Mosaic, Not a Flood Zone

Measured point by point against FEMA’s National Flood Hazard Layer, Tiburón contains Zones AH, AE and X, and the split runs through individual neighborhoods. On panel 12021C0194J, effective 8 February 2024, seven of Castillo’s 34 buildings sit wholly in Zone AH, six partly and 21 outside. On panel 12021C0382J, all 27 Norman Estates homes read Zone X. Marsala’s homes sit mostly on panel 12021C0401H, effective 16 May 2012, where three 2013 FEMA letters removed 47 of 56 lots from the high-risk area. The flood file on your own home is a pricing document here.

The Gate Runs on Signed Paper

Tiburón’s gates are run by the Pelican Marsh Community Development District, a unit of local government, and the District’s Realtor Protocol asks the owner to file a signed form naming the listing agent before showings, with no electronic signature accepted. Its transponder policy puts a separate duty on a seller who keeps a golf membership: notify access control before the sale, or the transponders are deleted and must be bought again. Both are pre-listing tasks, and most agents find them late.

Key Takeaways for a Tiburón Seller

• Tiburón has 540 homes in ten recorded neighborhoods, built from 1999 to 2021 in a community developed by WCI Communities, and it is fully built out: every sale is a resale, and there is no builder inventory competing with you.
• The Southwest Florida MLS recorded 32 closings and $65,845,000 in volume in the twelve months to September 18, 2026, a $1,850,000 median (the mean of $1,800,000 and $1,900,000), a median 86 days on market (n=31) and a median 93.84 percent of list price.
• 20 homes were active on that date, about 7.5 months of supply, and Castillo alone held 8 of the 20 against 9 closings in twelve months.
• Exactly one of the 32 closed above list, a Serafina house listed at $3,250,000 that sold at $3,500,000 in 3 days; that is a fact about one house, not the market.
• Season buys speed, not price. Closings split 16 and 16 between January to May and June to December, at 93.70 and 93.88 percent of list, while median days on market fell from 102.5 to 81 in season.
• Club membership is optional, and a transferable Signature Membership reaches your buyer only if the buyer applies at least 30 days before closing; otherwise it is deemed resigned with no refund.
• Nine of ten neighborhoods carry a Pelican Marsh CDD bond line, from about $765 to about $2,532 a year, that retires on 1 May 2031; Marsala sits outside the District and pays neither District line.
• Four condominiums are inside Florida’s milestone and reserve study laws: Ventanas, Marquesa Royale, Esperanza and Esperanza II. For Castillo and Bolero, whose three-storey buildings hold three homes each, whether the laws’ three-family exclusion applies is unsettled on the public record.

Is Now a Good Time to Sell in Tiburón?

For a Tiburón home priced to its own neighborhood, yes, with realistic expectations. The Southwest Florida MLS shows 32 Tiburón closings in the trailing twelve months, $65,845,000 in volume, an 86-day median on market and about 7.5 months of supply. Buyers negotiate here: the median closing reached 93.84 percent of list, and the condominium tier carries most of the supply.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 18, 2026; Development is TIBURON, closed September 18, 2025 to September 18, 2026 and active on September 18, 2026)

We tracked every one of the 32 Tiburón closings recorded in the Southwest Florida MLS in that window, neighborhood by neighborhood, and matched the condominium and single-family closings against the deeds on the Collier County Property Appraiser public roll before we wrote a single figure on this page. The MLS files every Tiburón home under one development code and a neighborhood name, and the county record is what tells us which recorded condominium or plat each home belongs to.

The Twelve-Month MLS Picture, Neighborhood by Neighborhood

Every row sits in the MLS development TIBURON. Where a neighborhood has fewer than ten closings in twelve months we show the range or every sale rather than lean on a median, because a median of four is not a market rate; the neighborhood section below widens each window with the county’s recorded, DOR-qualified sales until it reaches ten. Price per square foot is the median of each sale’s own ratio on the living area the listing agent entered.

How the Parity Rule Works on These Medians

When a count is even, the median is the mean of the middle pair, and we show the pair so anyone can check it. The community’s 32 closings give $1,850,000 from $1,800,000 and $1,900,000, a figure no single home sold for, which is the expected tell of an even set. Ventanas’ four give $902,500 from $840,000 and $965,000; Esperanza’s four give $2,150,000 from $2,100,000 and $2,200,000. Castillo’s nine, Marsala’s five and Marquesa Royale’s five are odd counts, so each of those medians is an actual sale. The 86-day median on market and the $697.70 median per square foot are odd counts of 31, because one sold data entry carries neither figure.

Condominiums and Houses, Two Markets Under One Name

Both tier medians are our arithmetic on the individual sales that the MLS neighborhood figures and the matched county deeds share; months of supply is active listings divided by the monthly closing pace. The condominiums closed two and a half times as many homes as the houses and still carry three times the active listings, so a condominium seller is pricing into competition and a house seller, on most streets, is not.

Where Today’s 20 Active Listings Sit

On September 18, 2026 the 20 active listings ran from $829,000 to $7,250,000, at a median list price of $1,522,500 (the mean of $1,550,000 and $1,495,000) and a median of 156.5 days on market. Castillo had eight, from $1,099,000 to $1,595,000; Ventanas three, at $829,000, $865,000 and $975,000; Bolero one at $1,199,000; Marquesa Royale three, at $2,350,000, $3,050,000 and $3,150,000; Marsala two, at $2,795,000 and $3,675,000; The Norman Estates one at $3,995,000; and Escada two, at $6,700,000 and $7,250,000, the top of the community’s asking range. Esperanza and Serafina had none.

Castillo Carries the Supply

Castillo’s eight active listings against nine closings a year is about 10.7 months of supply, our arithmetic, and five of the eight had been listed between 159 and 312 days on the pull date. The slowest had sat 312 days. A Castillo seller competes with every other three-storey, one-home-per-floor Castillo unit listed that week, often the same position in the same building type, so the price has to win the comparison on the day a buyer walks all of them. The median closed Castillo sale ran $522.73 per square foot of MLS living area, the lowest of any neighborhood that reported a median.

One Sale Above List, and What It Does Not Prove

Of the 32 closings, exactly one sold above its list price: a Serafina house on Tiburon Boulevard East, listed at $3,250,000 and sold at $3,500,000 in three days, in May 2026. It is also the highest recorded, DOR-qualified sale in Serafina’s history on the county roll. It proves that a well-presented house on a street with no competing listing can draw more than one buyer at once. It does not prove the market pays over asking; 31 of 32 sellers did not see it.

The August Hole in the Record

The most recent Tiburón closing in the twelve-month pull was dated July 28, 2026, and the MLS recorded no closing in August and none in September through the 18th. Recording and reporting lag means a late-August close can still appear after the pull date, so we state it as measured, not as a claim that nothing sold. For a seller it still means something: the summer buyer pool was thin, and the homes listed now are meeting the autumn buyer first.

Does Season Change What a Tiburón Home Sells For?

Season changes how fast a Tiburón home sells, not the share of asking it brings. Of the 32 MLS closings in the twelve months to September 18, 2026, sixteen closed from January to May and sixteen from June to December, at median sale-to-list ratios of 93.70 and 93.88 percent, while median days on market ran 81 and 102.5.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 18, 2026; the same 32 closed sales, split by closing month)

Sixteen and Sixteen

Tiburón’s closings do not concentrate in season; they split exactly in half. That surprises most owners, because the received wisdom in Naples is that everything sells from January to April. In Tiburón the record says otherwise, and we price and plan from the record.

Speed Is What Season Buys

The median in-season closing spent 81 days on market against 102.5 days out of season, roughly three weeks faster, against a deeper pool of buyers at the top of the market. If your reason to sell is time-sensitive and you can choose, listing into season buys you those three weeks. If your reason to sell is now, an off-season listing priced correctly lands within a fifth of a percentage point of the same list-to-sale result.

The Price Gap Is a Mix Effect

The in-season median of $2,000,000 against $1,537,500 out of season is not seasonal appreciation. It reflects which homes traded in each half, with more Marsala and Marquesa Royale sales from January to May, rather than the same house fetching more. A seller who waits months for a better percentage of asking is waiting for something the twelve-month record does not show.

What It Means for Your Timing

For a condominium owner who spends the winter here, the practical plan is to prepare in the autumn, list before the buyer arrives and accept that the buyer who writes the offer may be the one who toured in March and came back in May. For a house owner on a street with no competing listing, the calendar matters less than the price and the file. In both cases the preparation, not the month, is what shortens the days on market.

Which Recent Tiburón Sales Matter Most to Your Price?

The Tiburón sales that matter most are the ones in your own neighborhood, ownership regime and position in the building. No Tiburón neighborhood recorded ten MLS closings in the last twelve months, so for every neighborhood we list the sales rather than pretend a median of four is a market rate.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 18, 2026; Collier County Property Appraiser public roll, DOR-qualified recorded sales, files read September 24 and 25, 2026)

Every Castillo Closing of the Year

These nine deeds on the county roll reproduce the MLS twelve-month figures exactly: n=9, a $1,265,000 median and a $522.73 median per square foot. At Castillo the county’s unit areas equal the MLS living area, so the two systems agree here, which they do not in the single-family streets. One further deed of $850,000 in May 2026 is coded not qualified by the county and is not a market sale. We publish no unit numbers.

What the Castillo Table Says About Position

The first-floor plan of 2,159 square feet closed at $1,000,000 to $1,100,000, the second-floor plan of 2,420 at $1,145,000 to $1,575,000, and the third-floor plan of 2,502 at $1,375,000 and $1,410,000. The $430,000 spread inside one floor plan is condition, view and the building’s own flood reading, not size. A Castillo seller priced from a community per-foot figure is wrong by six figures, and one priced from the wrong floor is wrong again.

Every Other Condominium Closing of the Year

The four Ventanas and four Esperanza prices each equal a county deed exactly. Ventanas’ fifth-floor sale at $1,500,000 is coded not qualified by the county although the MLS records it as a closing, so the county’s own Ventanas figures below leave it out. Marquesa Royale’s five include a $3,000,000 sale in January 2026 that ties its recorded record, and two 2026 sales at $1,800,000 and $1,900,000 that closed below the county’s just value for those units.

Every Single-Family Closing of the Year

Nine single-family closings, no Escada closing at all, and a range from $2,550,000 to $4,000,000. Marsala’s five match the MLS figure of a $3,500,000 median on five sales; Serafina’s and Norman Estates’ pairs match their deeds. Living area, where shown, is the figure the listing agent entered in the MLS, not the county’s measurement.

What the Single-Family Table Says About Streets

The same year produced $2,550,000 and $3,500,000 on one stretch of Tiburon Boulevard East in Serafina, and $2,800,000 and $4,000,000 a few weeks apart on Marsala Way. The street and the regime explain less than the individual house does: a 2013 Marsala home at $2,800,000 and another at $3,950,000 in the same month tell you that condition, lot, plan and presentation carry hundreds of thousands of dollars here. A house seller who is priced from a street median alone will miss in one direction or the other.

The Most Recent Public Sale, Worked Through

This is a public record sale from the Southwest Florida MLS and the county roll, not a McGreevy and Comisar transaction. A four-bedroom villa on Medallist Lane in The Norman Estates, 4,049 square feet of MLS living area, was listed at $3,250,000 on March 18, 2026, went under contract on April 4, and closed on June 24, 2026 at $2,825,000. That is 86.9 percent of list and about $697.70 per square foot of living area, our arithmetic.

Three lessons follow for the next Norman Estates seller. First, 17 days from listing to contract shows the buyer was there; the $425,000 between list and sale is what the buyer and the street’s evidence negotiated away, and the street’s highest qualified sale on the county roll was $3,300,000 in May 2025. Second, the $2,700,000 Norman Estates sale four months earlier was already on the record, so the buyer’s appraiser had a nearby number. Third, the one active Norman Estates listing on September 18, at $3,995,000, is now priced against both of these sales, and so will yours be.

Sales the MLS Did Not See

The county roll records Tiburón transfers that never appear as MLS closings, and some of them are the highest numbers on their street. A Medallist Lane villa was recorded at $3,513,000 in February 2026 with no MLS closing behind it; the county coded that deed not qualified, so it is not the street’s record sale and we never quote it as one. Escada’s last qualified sale, $6,225,000 in June 2025, sits outside the MLS twelve-month window entirely. We read both systems, dedupe them by parcel and date, and tell you which sale came from which system.

What a Buyer’s Appraiser Will Reach For

A lender’s appraiser looks first for closed sales of the same neighborhood, plan and position within the last six to twelve months. At Tiburón that often means one or two sales, and in Escada none in the last year. We assemble the comparable set before you list, including the older county-recorded sales an appraiser will be forced to use and the matched-plan neighbors, such as Esperanza for Marquesa Royale or Bolero for Castillo, so the price we recommend is one a financed buyer’s appraisal can support.

The Top of the Range, and What It Took

The year’s highest MLS closing was $4,000,000 on Marsala Way in July 2026. The highest qualified sales on the county roll sit higher and further back: $8,000,000 in Escada in May 2023, $4,950,000 on Marsala Way in May 2025 for a home built in 2018, and $3,500,000 in Serafina in May 2026. At the top of this market a buyer is choosing between very few homes, and the two Escada listings at $6,700,000 and $7,250,000 are asking inside the range Escada’s own recorded sales have set since 2022.

How Have Tiburón Prices Moved Since 2021?

Tiburón prices stepped up sharply between mid-2021 and 2023 in every neighborhood, and since then they have moved differently by product: Castillo’s per-foot price has eased for two years, Marsala and Escada kept climbing into 2025, and Marquesa Royale and Esperanza went quiet and then traded again in 2026.

Data updated: September 2026 (Collier County Property Appraiser public roll, DOR-qualified recorded sales, files read September 24 and 25, 2026; Southwest Florida MLS Matrix, pulled September 18, 2026)

The Step Change of 2021 to 2023

The county’s recorded sales show the same move in every Tiburón neighborhood. Castillo’s qualified median went from $759,500 in 2021 to $1,262,500 in 2022; Esperanza’s combined qualified resale median from $1,408,500 in 2021 to $2,236,000 in 2022; Marquesa Royale’s from $1,599,500 in 2021 to $2,500,000 in 2023; and Serafina’s from $1,705,000 in 2021 to $2,527,000 in 2022. A seller whose mental price is from 2020 is anchored in a different market, and a buyer whose memory is from 2023 is anchored at the peak.

Thinking of Selling Your Tiburón Home? Start With a Neighborhood-Level Valuation

Tiburón closed 32 homes through the MLS in the last year, from a $715,000 Ventanas condominium to a $4,000,000 house on Marsala Way, and the first price you publish decides which buyers see you and which listings they compare you with. Request a written opinion of value through our Tiburón home valuation request or the McGreevy and Comisar free home valuation, or call Jesse McGreevy at (239) 898-6072. Buying instead? See how we help buyers purchase in Tiburón, read how we represent buyers in Naples or call Marc Comisar at (239) 287-5873.

Castillo, Year by Year

Castillo’s median recorded price per square foot of county area fell from $661.16 in the year to August 2024 (n=3, thin) to $577.58 in the year to September 2025 and $522.73 in the latest twelve months (n=9). The county also cut Castillo’s median just value 5.9 percent for 2026. For a Castillo seller, the 2023 peak is history, and the latest twelve months set the buyer’s expectation.

Marsala’s Ladder

Marsala’s DOR-qualified improved sales rose from a $1,027,900 median in 2011 to 2014 (n=33, the WCI new-home era) to $1,274,500 in 2015 to 2019 (n=12), $1,762,500 in 2020 to 2022 (n=10) and $3,187,500 in 2023 to 2026 (n=12), roughly tripling from the new-home era. The record qualified sale is $4,950,000 on Marsala Way in May 2025, a 2018 home, and a $4,000,000 deed recorded on July 2, 2026 awaited its county qualification code at the file date.

Escada’s Periods

Excluding five early deeds priced like lots, Escada’s qualified improved sales ran a $3,842,850 median in 2004 to 2008 (n=8), $2,650,000 in 2010 to 2014 (n=9), $3,800,000 in 2015 to 2020 (n=11) and $5,782,500 in 2021 to 2025 (n=10). One Escada Court house tells the whole story: $3,320,000 in 2007, $2,300,000 in 2011, $3,750,000 in 2016, $5,800,000 in March 2024 and $6,225,000 in June 2025.

Marquesa Royale and Esperanza, the Same Shell

Marquesa Royale and Esperanza are the same WCI building shell on the same plans, so their paths are the cleanest comparison in the community. Marquesa Royale’s qualified median reached $2,500,000 in 2023 (n=6), recorded no sale at all in 2024 or 2025, and ran $2,175,000 in 2026 (n=4). Esperanza’s combined median was $2,100,000 in 2023, $2,327,000 in 2024, $1,750,000 in 2025 on three first-floor sales, and $2,150,000 in 2026 to date (n=4). Since January 2022, Marquesa Royale’s recorded resales run about 12.5 percent above Esperanza’s on price and 14.1 percent per square foot.

Ventanas: The Price Floor Is Gone

No Ventanas unit has recorded a qualified sale under $500,000 since October 2021. The lowest qualified sale since January 2022 was $540,000 and since January 2024 $600,000. Since 2022, by plan, Tortosa units sold from $540,000 to $665,000 (n=9, median $645,000), Medina units from $715,000 to $1,075,000 (n=11, median $840,000) and Santona units from $1,030,000 to $1,700,000 (n=7, median $1,125,000). The plan, not the building, is the first line of a Ventanas valuation.

Serafina, The Norman Estates and Bolero

Serafina’s qualified sales ran $1,695,000 to $2,581,000 from September to November 2021, $2,130,000 to $2,995,000 in 2022 and $2,600,000 to $3,500,000 since 2024. The Norman Estates’ ran $1,326,300 to $2,150,000 in 2021 and $2,625,000 to $3,300,000 since January 2025. Bolero’s ran $1,025,000 to $1,700,000 since 2022, with a record $1,700,000 for a second-floor home in May 2023 and a period median of $860,000 for 2021 to 2026 that the latest 36 months lift to $1,275,000 on seven sales.

How Does Each Tiburón Neighborhood Sell? All Nine, Seller by Seller

Each of Tiburón’s nine named neighborhoods sells as its own market, with its own regime, flood reading, bond line and buyer. Below, a seller in each finds the first window that reaches ten sales on the MLS or the county’s recorded, DOR-qualified sales, the fact that moves price, and a link to that neighborhood’s full guide.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 18, 2026; Collier County Property Appraiser public roll, DOR-qualified recorded sales, windows widened 12 to 24 to 36 to 60 months to all history until ten or more sales, files read September 24 and 25, 2026)

Every neighborhood’s twelve-month MLS count is under ten, so we widen the window on the county’s recorded, DOR-qualified sales, 24, then 36, then 60 months, then all recorded history, and state the window beside the figure. Where even 60 months does not reach ten, we list the sales. The community itself is covered in our Tiburón community guide.

Selling in Castillo at Tiburón

Castillo at Tiburón is 102 condominium homes in 34 three-storey buildings, one full-floor home per storey, built 2001 to 2003 under four sequential declarations whose declarant was WCI Communities, Inc. It is the largest neighborhood in Tiburón and the most liquid: the county window reaches ten at 24 months, with 17 recorded priced deeds excluding those the county coded not qualified, at a $1,300,000 median, and the MLS twelve-month record is nine closings at $1,265,000. It is also the most supplied, with eight of Tiburón’s 20 active listings. The fact that moves a Castillo price is the building: on panel 12021C0194J, effective 8 February 2024, seven buildings sit wholly in Zone AH and 21 outside it, and FEMA letter 13-04-5785A removed four buildings from the high-risk area.

Selling in Ventanas at Tiburón

Ventanas at Tiburón is 82 homes in three five-storey buildings over parking, all completed in 2002, and the only mid-rise in Tiburón. It is the entry price: its median 2026 just value is $656,280, the lowest in the community. The county window reaches ten at 36 months, with 15 DOR-qualified resales since September 2023 at a $965,000 median, from $600,000 to $1,825,000; the MLS twelve-month record is four closings at a $902,500 median. There is no Ventanas II, whatever a listing says; every county legal description reads Ventanas I at Tiburon. A Ventanas seller prices by plan and floor first, and states the association roles correctly, because Ventanas I at Tiburon Condominium Association governs and the Tiburon Mid-Rise Neighborhood Association holds the shared land.

Selling in Bolero at Tiburón

Bolero at Tiburón is 60 homes in 20 three-storey buildings, one home per floor, built in 1999 and 2000, the oldest housing in Tiburón, on 6.01 acres of association common ground that holds its streets, grounds, pool and clubhouse, and it has its own gated entrance, not behind the community’s staffed gatehouse. The county window reaches ten only at 60 months: 12 DOR-qualified resales since September 2021 at a $1,262,500 median, from $560,000 to $1,700,000. The MLS twelve-month record is a single sale at $1,275,000. On panel 12021C0382J, effective 8 February 2024, 18 of Bolero’s 20 buildings read wholly Zone X. A Bolero seller’s case is the one-per-floor plan at a price below Castillo’s larger plans, stated with the pre-Florida Building Code build era and the roof and openings that answer it.

Selling in Esperanza at Tiburón

Esperanza at Tiburón is 90 homes in 15 three-storey WCI buildings, recorded as Esperanza (buildings 1 to 7, 2013 to 2014) and Esperanza II (buildings 8 to 15, 2014 to 2015), the newest housing in Tiburón. The county window reaches ten at 36 months: 10 DOR-qualified resales since September 2023 at a $2,195,000 median, from $1,600,000 to $2,400,000. The MLS twelve-month record is four closings at a $2,150,000 median, and no Esperanza home was active on September 18. On panel 12021C0194J, effective 8 February 2024, 12 of 15 building footprints touch the high-risk zone while buildings 14 and 15 are entirely Zone X, and LOMA 12-04-4195A and LOMR-F 13-04-6253A remove parts of both tracts. An Esperanza seller has the market to themselves today, and the building number is the first line of the flood answer.

Selling in Marquesa Royale at Tiburón

Marquesa Royale at Tiburón is 48 homes in eight three-storey buildings on a private lane beside the resort, with its own gated entrance, not behind the community’s staffed gatehouse. Half were built in 2008 and half after the developer’s reorganization, through 2012. The county window reaches ten only at 60 months: 12 DOR-qualified resales since September 2021 at a $2,312,500 median, from $1,550,000 to $3,000,000, because Marquesa Royale recorded no sale in 2022, 2024 or 2025. On the 8 February 2024 map every sample point returned Zone X, area of minimal flood hazard, the best flood posture in Tiburón, and FEMA letter 12-04-4196A is on file for the neighborhood. A Marquesa Royale seller’s case is that flood posture and a recorded premium of about 12.5 percent over Esperanza’s identical shell since 2022, stated from recorded sales rather than the county’s 2026 roll.

Selling in Marsala at Tiburón

Marsala at Tiburón is 56 detached homes on Marsala Way, built 2007 to 2020 east of Livingston Road on the Black Course, and genuinely a different place: 75 percent homesteaded, zoned to North Naples Middle, outside the Pelican Marsh Community Development District entirely, with its own gated entrance, and the only Tiburón association that publishes its rules and a fee, a $3,000 resale capital assessment due from the buyer at closing. The county window reaches ten at 36 months: 10 DOR-qualified resales since September 2023 at a $3,187,500 median, from $2,550,000 to $4,950,000. Its published rules prohibit open houses outright. A Marsala seller’s case is the modern-code house, no District line on the tax bill and the strongest school assignment in Tiburón.

Selling in Serafina at Tiburón

Serafina at Tiburón is 44 two-storey homes on Tiburón’s smallest single-family lots, a 0.18-acre median, built 2002 to 2008 and carried on 54 county parcels. The county window reaches ten at 60 months: 12 DOR-qualified sales since September 2021 at a $2,797,500 median, from $1,695,000 to $3,500,000. Its two MLS closings of the year were $2,550,000 and the $3,500,000 sale above list in three days. On the 8 February 2024 map, 43 of Serafina’s 44 lots read Zone AH, so a Serafina listing carries its elevation file and flood quote from the first showing. No Serafina home was active on September 18, which is the scarcity a Serafina listing sells.

Selling in The Norman Estates at Tiburón

The Norman Estates at Tiburón is 27 zero-lot-line villas on Medallist Lane, built 2000 to 2003, beside the clubhouse, with its own gated entrance, not behind the community’s staffed gatehouse. Its recorded plat, Tiburon The Norman Estates at Pelican Marsh Unit 23, is the earliest in Tiburón. No window short of all history reaches ten sales, so we list the five DOR-qualified sales of the last 60 months: $2,901,000 (May 2022), $2,625,000 (January 2025), $3,300,000 (May 2025, the street’s qualified record), $2,700,000 (February 2026) and $2,825,000 (June 2026). On panel 12021C0382J, effective 8 February 2024, all 27 homes read Zone X, and its District bond line, $765.19 on the 2025 roll, is the lowest of the nine. A Norman Estates seller has one competing listing today, at $3,995,000.

Selling in Escada at Tiburón

Escada at Tiburón is 31 custom estate homes on Escada Drive and Escada Court, on the largest lots in Tiburón at a 0.62-acre median, built out over twenty years from 2002 to 2021. The MLS recorded no Escada closing in the twelve months to September 18, 2026, and 60 months of county records hold only seven DOR-qualified sales, so we list them: $5,765,000 (November 2021), $7,250,000 (April 2022), $8,000,000 (May 2023, the record), $5,250,000 (February 2024), $6,190,000 (March 2024), $5,800,000 (March 2024) and $6,225,000 (June 2025). All recorded history holds 43, at a $3,780,000 median across 24 years. Escada also carries the highest District bond line in the community. An Escada seller is pricing a single custom house against a handful of sales and two active listings at $6,700,000 and $7,250,000.

Widening the Window When Twelve Months Is Not Enough

The twelve-month column is the most recent evidence; the widened column is the most reliable. Where the two disagree, as in Marsala, where the last twelve months ran ahead of the 36-month median, the recent sales tell a buyer more about today and the wider window about the neighborhood’s range.

Tiburón vs Pelican Marsh: Which Will Your Buyer Choose?

Tiburón and Pelican Marsh are the two gated communities inside one Community Development District, on opposite sides of Airport-Pulling Road, and Pelican Marsh is the community our guide measures Tiburón against most directly. The single largest difference is that every dollar of the District’s remaining bond debt is secured on nine Tiburón neighborhoods.

Data updated: September 2026 (Pelican Marsh Community Development District FY2027 adopted budget, adopted July 15, 2026, and FY2025 audited financial statements; District transponder and access policies; Marsala at Tiburon association FAQ, retrieved September 1, 2026)

The Decision Table

We publish no Pelican Marsh fee, club or market figure we cannot source to a primary document, which is why several rows say so. The decision the table supports is structural: Tiburón and Pelican Marsh share a District and its gate budget, and they differ on bond debt, master association, gates and the club and resort inside Tiburón’s gates.

Who Should Choose Which

Choose Tiburón if the buyer wants a golf and resort community where membership is a choice rather than a condition, a Ritz-Carlton inside the gates, two Greg Norman courses and three professional tournaments a season, and is comfortable with a District bond line that ends on May 1, 2031. Choose Pelican Marsh if the buyer wants the larger master community across Airport-Pulling Road and its own Foundation, and wants to compare its recorded documents line by line; our Pelican Marsh guide is the place to start that comparison.

Also on the Buyer’s List: Pelican Bay, Talis Park, Grey Oaks and Mediterra

Our community guide records that Tiburón is compared most often with Pelican Bay, Talis Park, Grey Oaks and Mediterra. None of them was measured to the standard of this page, so we carry no figure from any of them. What we tell a buyer instead is to ask the same questions of each: is golf bundled or optional, is there a District line on the tax bill, which fees are published, and what does the flood map say building by building. Your listing should answer those questions for Tiburón before the buyer asks.

What the Comparison Means for Your List Price

Your buyer has very likely toured more than one North Naples golf community in the same week. A buyer who ends up at Tiburón has usually decided that optional membership, the resort, the tournaments and a short District bond runway outweigh a bundled-club community’s simplicity. Your listing should make that case in its first paragraph, with the numbers: the bond line for your neighborhood and its 2031 payoff, your flood reading, and whether a transferable membership can come with the house. Jesse McGreevy at (239) 898-6072 will tell you which buyer pool your home is most likely to meet.

How Do Tiburón’s Neighborhoods Compare on What a Buyer Pays?

Tiburón’s neighborhoods differ on every published carrying-cost layer: whether the home pays a District bond line, how large it is, what the county’s median tax runs, and whether the District operating line applies at all. Two layers, the master and neighborhood assessments, publish no figure anywhere, so a buyer’s full number arrives only with the two estoppels.

Data updated: September 2026 (Collier County Property Appraiser public roll, tax year 2026 preliminary, measured September 2, 2026; Pelican Marsh CDD FY2027 adopted budget and FY2019 budget; CR-120 roll figure for The Norman Estates, 2025)

The Published Layers, Neighborhood by Neighborhood

The operating line is $1,879 per equivalent residential unit for FY2027; how the District assigns units to each home type is not published, so the figure on your own tax bill is the one to quote. Median tax is ad valorem only and reflects long-held homesteads; your buyer’s tax resets after the sale.

The Bond Line Ends on May 1, 2031

The District’s Series 2022 bonds, issued March 1, 2022 at 2.41 percent to refund the Series 2012, had $2,365,000 outstanding at September 30, 2025 and mature on May 1, 2031, per the District’s FY2025 audited statements. Every dollar of that debt is secured on the nine Tiburón neighborhoods. A buyer purchasing in 2026 is buying at most five more years of a bond line that runs from about $765 on Medallist Lane to about $2,532 in Escada, and your listing should say both halves of that sentence.

The Operating Line Keeps Rising

The District’s operating assessment rose from $1,725 per unit in FY2026 to $1,879 in FY2027, and 18.0 percent across FY2025 to FY2027, while the county millage fell every year for six years, from 10.9183 mills in 2021 to 9.4020 in 2026. The District’s assessable units are frozen at 2,949 because the community is built out, so every future budget increase lands on the same homes. Landscaping and access control are 54.0 percent of the FY2027 general fund. Say both halves to a buyer, the falling millage and the rising District line, or say neither.

What the Missing Numbers Mean for Your Price

No Tiburón association publishes its recurring assessment, so a buyer comparing a Castillo condominium and a Serafina house cannot price the full carrying cost from public information before an offer. The one published association figure in Tiburón is Marsala’s $3,000 resale capital assessment, due from the buyer at closing. We ask for your master and neighborhood assessment figures before listing, so your listing states them from your own records and the buyer’s offer is written on a real number rather than a guess.

How Do We Price a Tiburón Home?

We price a Tiburón home from the MLS and recorded sales of its own neighborhood, regime and position, adjusted for plan, floor, view, lot, pool, roof, openings and the flood file, then test the number against the live listings and what a buyer’s appraiser will find. We never start from a community median or an automated estimate.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 18, 2026; Collier County Property Appraiser public roll, files dated August 29 and 31, 2026)

We Start With the Neighborhood, the Regime and the Building

Home counts, regimes and build years come from the county roll and the recorded declarations and plats our guides cite. The ranking between neighborhoods, the building or lot inside each one and the documents behind each home are what a pricing analysis must respect.

Club Membership Status Changes the Buyer’s Arithmetic

Membership is optional at Tiburón, so the membership question is not whether a buyer must join but whether a transferable membership comes with your home. Under Marsala’s recorded declaration, a buyer who takes over a transferable Signature Membership pays no membership fee to the club, while a buyer who joins fresh pays whatever the club quotes. The club publishes no price, so nobody can honestly put a dollar figure on that difference, but a golf buyer will weigh it. We establish your membership status in writing before we price, because it changes who your buyer is.

Two Square-Foot Measures We Never Mix

The MLS divides a sale price by the living area an agent enters; the county roll carries a base-structure area and a total adjusted area that includes garages, lanais and screen enclosures and runs roughly 21 percent larger than MLS living area on the same houses. So Tiburón’s MLS median of $697.70 per square foot of living area is not comparable to any county per-foot figure, and your valuation states which system every number came from and never restates one against the other’s denominator. At Castillo the two happen to agree; in the single-family streets they never do.

Why Automated Estimates Miss at Tiburón

An automated model needs many similar recent sales. Tiburón produced 32 MLS closings last year across six condominiums and four single-family plats, from $715,000 to $4,000,000, and none at all in Escada. A model cannot read a club transfer clause, cannot see which Castillo building sits in Zone AH, cannot tell Esperanza’s building 14 from building 12, and blends a Ventanas mid-rise with a Castillo villa because both carry a Tiburon Boulevard East address. Your buyer sees that same estimate, which is why your listing has to correct it with evidence.

The Value Drivers a Model Cannot See

In the condominiums, the floor: a third-floor Castillo home and a first-floor one are different products on different plans. In Ventanas, the plan, from the Tortosa to the Santona, and the view from the upper floors. In Esperanza and Marquesa Royale, the floor and the building’s flood reading. In the single-family streets, lake or golf frontage, the lot, the pool, the build year and, in Escada, the custom house itself. Across all of them, the flood letter on file and the wind mitigation form change a buyer’s insurance quote, and each is a measurable adjustment from recorded sales.

Pricing Against the Live Competition

With 20 active listings on September 18 and eight of them in Castillo, your list price is judged against the homes a buyer can walk that same afternoon. We tour them, read their price histories and set your number where it wins the comparison rather than where it merely matches it. In Castillo, eight units were listed from $1,099,000 to $1,595,000; the unit that sells is the one whose price, floor, condition and flood reading make the choice obvious.

Pricing Into a 93.84 Percent Market

The median Tiburón closing gave up about 6.2 percent from list, and 31 of 32 sellers took less than their asking price. A seller who prices at aspiration expects to negotiate about six percent back; a seller who prices on the evidence gives the buyer less room to argue and a shorter wait. The median listing still active on September 18 had been on the market 156.5 days against 86 days for the median closing, and the slow listings are the ones that started high.

How Do We Market a Tiburón Home?

We market a Tiburón home to the buyer who actually buys its building type: a seasonal or lock-and-leave buyer for Ventanas, Castillo and Bolero, a downsizing owner for Esperanza and Marquesa Royale, and a year-round family or golf buyer for the houses, with professional media, the documents up front and a gate-ready showing plan.

Who Buys Which Tiburón Home

The county roll measures who lives here, and it is the best marketing brief we have. Across Tiburón, 44.5 percent of parcels carry a homestead exemption and 37.5 percent carry an out-of-state or out-of-country mailing address. Inside that average, Marsala is 75.0 percent homesteaded and 12.5 percent out-of-state, Escada 64.5 and 19.4, and The Norman Estates 59.3 and 29.6, while Ventanas is 20.7 percent homesteaded and 50.0 percent out-of-state, Castillo 28.4 and 54.9, and Bolero 30.0 and 53.3. The condominiums sell to buyers who live somewhere else much of the year; the houses sell to buyers who want neighbors on the street in August.

Reaching the Seasonal Buyer Before the Season

Half of Tiburón’s closings last year came from June to December, but the condominium buyer is still mostly a seasonal buyer who decides during or just before a winter in Naples. Marketing that starts when that buyer lands in January starts late. We launch condominium listings to our database and through MLS syndication in the autumn, so the out-of-state buyer has seen the home, the association file, the flood reading and the membership status before booking a flight.

Photography, Aerial and Video

Tiburón sells from the air and from the tee: two Greg Norman courses, the Gold and the Black, the Ritz-Carlton inside the gates, the District-managed lakes and fountains, and the Black Course wrapped around Marsala Way. Professional architectural photography, aerial capture, floor plans and a video walkthrough are standard on every McGreevy and Comisar listing, not an upgrade you pay for, and they show a buyer the view from your lanai before the buyer reaches the gate.

The District’s Signage Standard

The Pelican Marsh Community Development District publishes a standard for real estate signs on District property: metal step-type signs no larger than 18 by 24 inches, in specified colours, one temporary sign per street corner with generic copy only, no street numbers, no balloons or ribbons, and every temporary sign removed from every location by sunset. Roving patrols remove non-compliant signs, hold them at the gatehouse and discard them after a week. A listing plan built on directional signs and weekend flags does not work here, and we do not build one.

Marsala Prohibits Open Houses Outright

Marsala’s published rules state that no sales or promotional events or open houses are permitted, that no public or private auction may be conducted at the property, and that anyone viewing the property must have an appointment and be accompanied at all times by a licensed salesperson. No signage of any type is allowed without written association approval, and the association holds a recorded easement to remove non-conforming signs. The other nine neighborhoods do not publish their rules, so we confirm yours against your declaration before we plan a single showing. Tiburón is not an open-house market.

The Gate Form Comes First

The District’s Realtor Protocol asks the owner to file a signed form telling access control that the property is for sale, naming the listing agent and stating whether the listing agent can admit other agents and their clients or only the listing agent can access the home. The owner must sign it, and an electronic signature is not accepted. If the address is not flagged as listed, access control tries to reach the homeowner, and failing that a visitor may be admitted only as a member of the general public. The published protocol is the version for the west side of Airport Road; the Tiburón-side protocol is not published, so we file the form on day one and confirm how your neighborhood’s gate handles it.

Putting the Documents in the Listing Package

Buyers ask about the club, the District lines, the flood map and, for a condominium, the association’s file at the first showing. We put the membership status in writing, the two District lines from your own tax bill, your flood panel and zone with any FEMA letter on file, the county elevation certificate where one exists, a current wind mitigation form on the April 2026 revision, and, for a condominium, the milestone inspection summary and structural integrity reserve study where the law requires them, in the listing package from day one, each with its source.

Schools, Stated by Address

Every Tiburón address is zoned to Pelican Marsh Elementary, seven-tenths of a road mile away, and Aubrey Rogers High for the 2026-27 school year, per Collier County Public Schools’ address-level zoning record queried at 329 Tiburón addresses. The middle school splits: the 60 addresses on Marsala Way are zoned to North Naples Middle and the 269 on the other seven streets to Pine Ridge Middle. All four schools graded A in 2025-26, and North Naples Middle posted the highest grade of any middle school in the county. For a Marsala or Serafina house, the correct line belongs near the top of the listing, and an MLS school field, which is agent-entered free text, is not a source.

Discreet and Off-Market Options

Not every Tiburón owner wants a public launch. An estate sale, a divorce, a health change or simple privacy is often better handled quietly, through direct agent-to-agent outreach and our own buyer database, and in Tiburón an appointment-only launch is closer to the default than it is in most of Naples. On streets where only one or two homes sell in a year, less exposure can mean a lower price; we will tell you plainly which way that trade is likely to land for your neighborhood and plan before you choose it.

How Do We Negotiate a Tiburón Contract?

Jesse McGreevy and Marc Comisar negotiate every Tiburón offer themselves. With a 93.84 percent median sale-to-list ratio across 32 MLS closings and one sale above list, the negotiation is where a seller’s money is kept or lost, so we prepare the membership, estoppel, District, flood and condominium answers before the first offer.

Partner-Level Negotiation, Never an Assistant

The person who priced your home is the person across the table from the buyer’s agent. Offers are not relayed by a coordinator and counteroffers are not written from a template. When the buyer’s agent argues from a portal estimate, we answer with the recorded sale on your street, and when they argue from a Castillo sale for a Bolero home, we answer with the plan, the build year and the building.

Reading a 93.84 Percent Market

The median Tiburón closing gave up about 6.2 percent from list, and the Norman Estates sale worked through above closed at 86.9 percent. House buyers negotiate on roof age, pool equipment, openings, the flood reading and the insurance quote; condominium buyers negotiate on the association’s reserves, the study, the insurance and any assessment. A home priced on the evidence leaves the buyer less room to argue, and we defend that price with the same evidence.

The Membership Belongs in the First Week of the Contract

Under Marsala’s recorded declaration, the buyer must apply to the club for the Signature Membership transfer at least thirty days before closing and be approved, and the seller must be current and in good standing and resign effective as of the sale. A thirty-day club deadline inside a thirty-day contract is a problem found on day 28 or solved on day 2. We raise the membership with the buyer’s agent at the offer, confirm your account with the club before listing and put the question in front of both parties’ counsel at the start. We do not draft contract language; your attorney does.

Inspection, Roof, Wind Mitigation and Insurance

Tiburón’s housing spans the whole modern history of Florida’s building code. Bolero was built before the statewide code existed; Castillo, The Norman Estates and Ventanas straddle its March 2002 start; Marsala and Esperanza were built under the 2010 code and later. A carrier prices that history. We recommend a four-point inspection and a wind mitigation report on the state’s form OIR-B1-1802, revised effective April 1, 2026, before listing a house or a ground-floor condominium, so a problem is found on your schedule rather than inside the buyer’s inspection period.

Sequencing the Two Estoppels

We order the master association and neighborhood association estoppels on the first business day after the contract is signed and write the contract dates around the slower of the two. The master association’s requests run through an online document platform with its manager as agent; in four of the ten neighborhoods your own association’s address of record is a law firm or an accounting firm. Florida law caps what an association may charge for a certificate, but no Tiburón association publishes its fee or turnaround, so we ask for both before listing.

The Transponder Notice Before Closing

If you are keeping a golf membership, or moving to a rental inside the District, the District’s transponder policy puts the duty on you to notify access control before the sale; otherwise the transponders are deleted or deactivated and must be bought again, and the District’s own text says there are no refunds. Transponders are deactivated automatically on the sale of the property. We put that notice on the pre-closing checklist with the membership resignation, so neither is found after the fact.

What Does It Cost to Sell a Home in Tiburón?

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

Data updated: September 2026 (Florida Statutes 201.02, 720.30851 and 718.116; Florida Department of Revenue; Pelican Marsh CDD FY2027 adopted budget; Marsala at Tiburon association FAQ, retrieved September 1, 2026)

Documentary Stamp Tax on the Deed

Florida charges $0.70 per $100 of consideration, or portion thereof, under Florida Statutes 201.02, and a Florida seller customarily pays it. At the Tiburón medians that is $6,317.50 on a sale at the Ventanas median of $902,500, $8,855 at the Castillo median of $1,265,000, $12,950 at the community median of $1,850,000, $17,150 at the Marquesa Royale median of $2,450,000 and $24,500 at the Marsala median of $3,500,000. At the year’s top MLS closing of $4,000,000 it is $28,000. After commission, it is usually the largest single line on your closing statement.

Title Insurance and the Collier County Custom

In Lee and Charlotte counties 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. Nothing in the statutes fixes this, so the contract controls, and an owner who has sold before in Lee County should confirm the allocation in writing. Florida promulgates the title premium itself, so the rate is the same at every title company.

Two Estoppel Certificates

Every Tiburón sale needs two certificates, one from the master association and one from the neighborhood association, because they are separate corporations with separate assessments. The statutory cap set in 2024 is $299 per certificate for a current account, $119 more for delivery within three business days and $179 more if the account is delinquent, under Florida Statutes 720.30851 for a homeowners association and 718.116(8) for a condominium. Who pays is a contract term, and no Tiburón association publishes its own fee, so the actual figure arrives with the certificate.

The District Lines Are Prorated Like Taxes

The Pelican Marsh District’s operating and bond lines are non-ad valorem assessments on the Collier County tax bill, billed in November and due April 1 under the uniform method of Chapter 197. They are not association bills and cannot be paid separately. At closing they are handled the way property taxes are handled in a Florida closing: the seller credits the buyer for January 1 to the closing date if the bill has not been paid. A Marsala home carries neither line.

Association Assessments at Closing

The master and neighborhood assessments are billed quarterly. No Tiburón association publishes its recurring figure, its billing detail or its proration practice, so the statutory estoppel for your property states the current regular assessment, its frequency, any special assessment and any transfer or capital contribution fee payable on the sale. The contract and the closing agent handle the proration from those figures.

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 fully negotiable and not set by law. What you negotiate with us is the listing side. Whether to offer anything toward the buyer’s agent, or a concession toward the buyer’s costs, is a separate decision we make together, based on the buyers your neighborhood is likely to meet.

A Seller Net Sheet at the Castillo Median

The $1,265,000 figure is Castillo’s twelve-month MLS median, an actual sale. The District bond line on a Castillo unit was $836.33 on the 2025 roll, and it retires with the bonds on May 1, 2031.

A Seller Net Sheet on Marsala Way

The $3,500,000 figure is Marsala’s twelve-month MLS median, an actual sale. Your own net sheet uses your contract price, your own tax bill, your closing date and your estoppel figures, and we build it with you before you sign a listing agreement.

FIRPTA and the Owner Who Lives Abroad

A foreign seller’s buyer must generally withhold under FIRPTA at closing unless an exception or a withholding certificate applies, per the Internal Revenue Service. With 37.5 percent of Tiburón’s roll carrying an out-of-state or out-of-country mailing address, this comes up, and the withholding is calculated on the gross price, not the gain. Bring in a cross-border CPA early, because a withholding certificate application takes time the contract calendar may not have.

What Must a Tiburón Seller Disclose Under Florida Law?

A Tiburón seller’s disclosure duties depend on what the seller owns. Marsala, Serafina, Escada and The Norman Estates are Chapter 720 homeowners associations, so the Florida Statutes 720.401 summary is owed before contract; the six condominiums are Chapter 718 associations with their own resale package. Every seller also owes known material facts.

The HOA Disclosure Summary Is Owed Before Contract

Florida Statutes 720.401 says a prospective parcel owner “must be presented a disclosure summary before executing the contract for sale,” and on a resale the parcel owner supplies it. The contract itself must carry the statutory voidability warning in conspicuous type. If the summary is not delivered, the buyer may void the contract within three days after receiving it or before closing, whichever comes first, and that right cannot be waived. For a Marsala, Serafina, Escada or Norman Estates seller, whose home sits in a Chapter 720 neighborhood association and under the master association, this is the duty.

The Chapter 718 Fork for the Condominiums

Section 720.401(2) says the section does not apply to associations regulated under Chapter 718. At Tiburón a Castillo, Ventanas, Bolero, Esperanza, Esperanza II or Marquesa Royale owner belongs to a Chapter 718 condominium association and also sits under the master association, so which disclosure duty governs depends on what you own. A condominium seller follows the resale rules in Florida Statutes 718.503, and because every Tiburón condominium also sits under the master homeowners association, the careful course is to deliver the master summary as well. Confirm your own duty with your closing agent or attorney. This is information, not legal advice.

What the Recorded Declarations Assign to Each Side

Tiburón’s master declaration is recorded at Collier County Official Records Book 2579, Page 364; our guide did not retrieve its terms, so we state none of them. Marsala’s declaration, at Book 4094, Page 1788, is the one we have read in full, and it assigns the club transfer’s conditions to both sides: the seller must be current and resign, and the buyer must apply thirty days before closing and be approved. Marsala’s association separately publishes its $3,000 resale capital assessment as the buyer’s cost at closing. For the other eight neighborhoods, your own recorded declaration and your estoppel state what applies.

The Condominium Resale Package Under Section 718.503

A condominium buyer is entitled to receive, at the seller’s expense, the condominium’s declaration, articles, bylaws and rules, the annual financial statement and budget, the association’s frequently asked questions document and a state governance form. Under the current statute it also includes the summary of any milestone inspection report, if applicable, and the most recent structural integrity reserve study, or a statement that none has been completed. A resale contract signed before the core documents arrive is voidable for 7 days, excluding weekends and legal holidays, after the buyer signs and receives them.

The CDD Disclosure

Nine Tiburón neighborhoods sit inside the Pelican Marsh Community Development District, established under Chapter 190 on December 14, 1993, with its Notice of Establishment recorded at Official Records Book 2585, Page 2901. Florida Statutes 190.048 prescribes the district disclosure for certain sales, and in practice the two District lines are visible on the tax bill and in the title package. We disclose them plainly on every listing, with the FY2027 operating figure and the May 1, 2031 bond payoff, because a buyer who learns of them late reads them as a surprise.

Flood Disclosure Under Section 689.302

Since October 1, 2024, Florida Statutes 689.302 requires a residential seller to complete a flood disclosure at or before contract, stating whether the seller has filed a flood damage insurance claim on the property and whether the seller has received federal flood assistance. A 2025 amendment added whether the seller knows of flooding that damaged the property during the seller’s ownership. At Tiburón, where the flood answer changes building by building, answer all three from your own records.

The Property Tax Disclosure Summary

Florida Statutes 689.261 requires that a buyer of residential property receive a property tax disclosure summary at or before contract, warning that the buyer should not rely on the seller’s current taxes. At Tiburón the warning covers two things: the ad valorem reset after a sale, and the District lines, which do not reset but sit on the same bill and surprise buyers who have never owned inside a district.

Known Defects and the Recorded Facts a Buyer’s Attorney Will Find

Under Johnson v. Davis, a Florida seller who knows of facts materially affecting value that are not readily observable must disclose them: water intrusion, insurance claims, roof history, open permits and any condominium special assessment. Several Tiburón facts already sit in public records: the flood panel and any FEMA letter for your building, the District’s bond schedule, the club transfer clause in Marsala’s declaration and the road projects on Airport Road and Vanderbilt Beach Road. Better that they come from you.

How Does Flood Zone Affect Selling a Tiburón Home?

Flood zone is building-specific and lot-specific at Tiburón. Measured against FEMA’s National Flood Hazard Layer, the community contains Zones AH, AE and X on four FIRM panels with two effective dates, and the split runs through Castillo, Esperanza, Marsala, Serafina and Ventanas. No part of Tiburón returned a V, VE or coastal high-hazard designation.

Data updated: September 2026 (FEMA National Flood Hazard Layer, queried for our Tiburón guides in September 2026; effective countywide DFIRM of February 8, 2024 and panel 12021C0401H of May 16, 2012; FEMA letters of map amendment as listed)

Four Panels, Two Effective Dates

The governing map is the February 8, 2024 countywide Digital Flood Insurance Rate Map, study 12021C, but four panels touch Tiburón because the panel grid lines run straight through the community: 12021C0194J and 12021C0382J, effective February 8, 2024, and 12021C0213H and 12021C0401H, effective May 16, 2012. Marsala is the only neighborhood with homes on a panel not revised since 2012: 42 of its 56 homes are on 12021C0401H, and seven each on 12021C0194J and 12021C0382J. Which panel governs your address is the first line of the flood file.

The Answer, Neighborhood by Neighborhood

Every row is a point-in-polygon or footprint measurement from our neighborhood guides, not a determination for your parcel. A lender’s determination and your own elevation certificate settle any one home.

Base Flood Elevations and the Datum Trap

Across the community the base flood elevation runs 10.0 to 11.5 feet NAVD88, clustering at 10.0 to 11.0; a finished floor comfortably above about 11.5 feet NAVD88 is above it everywhere. Older Collier County documents and some elevation certificates use NGVD29, which in this area reads roughly 1.2 to 1.4 feet higher than NAVD88 for the same point. Never compare an NGVD29 certificate directly to a NAVD88 base flood elevation; that single error has produced more false “we are above the BFE” claims in Collier County than any other.

Zone AH Is Ponding, Not Surge

FEMA defines Zone AH as shallow flooding, usually ponding, with average depths of one to three feet. It is a Special Flood Hazard Area, and mandatory purchase applies inside it, but it is not a velocity zone and not coastal high hazard. That explains the Marsala paradox: Marsala has the highest natural ground in Tiburón, 13.7 to 14.8 feet NAVD88 on the USGS 2018 elevation data, three to five feet above its base flood elevation, and 49 of its 56 address points still read Zone AH, mostly on panel 12021C0401H, effective May 16, 2012, because the zone follows the drainage basin rather than the pad height.

A Letter of Map Amendment Is a Selling Point, If Someone Finds It

In every Tiburón LOMA case listed above, FEMA determined that the structure sits above the base flood elevation and removed it from the high-risk area, even though the lot remains partly inside the mapped zone. Each carries a revalidation status of “Not incorporated,” which means the determination does not appear as a zone change on the current map, and the letter itself has to be produced. A letter nobody finds is a flood premium a buyer pays for years on a structure FEMA already removed. We look for yours before listing.

The New County Map, Targeted for Summer 2027

Collier County’s preliminary countywide FIRM entered a 90-day appeal period on August 19, 2026, with a target effective date of Summer 2027, which FEMA qualifies as subject to change pending the appeals. Preliminary maps cannot be used for insurance rating, so until the new map takes effect the February 2024 and May 2012 panels govern. We re-verify the zone at listing and again before closing, and so should your buyer’s lender.

The CRS Discount Reaches Every Zone

Collier County has participated in FEMA’s Community Rating System since October 1992 and holds a Class 5 rating, a 25 percent discount on eligible National Flood Insurance Program policies, community number 120067. Under FEMA’s current pricing the discount applies to all Regular Program policies in the community, including those outside the Special Flood Hazard Area, so it reaches Marquesa Royale and Norman Estates buyers as well as the Zone AH buildings. Class 5 is unincorporated Collier County’s rating, and Tiburón is unincorporated; the City of Naples rating does not apply here.

How Do Hurricanes and Building Age Affect a Tiburón Sale?

Tiburón sits three and a half to nearly five miles inland, entirely east of US 41, on natural ground averaging about 12.9 feet NAVD88, and across five named hurricanes no primary source places storm surge at its position. For a seller, the roof, the openings, the wind mitigation form and the build era are what an insurer prices.

Data updated: September 2026 (National Hurricane Center and National Weather Service Miami storm reports; USGS 3D Elevation Program point queries; Florida Building Commission code effective dates; Florida Office of Insurance Regulation)

Five Storms, No Surge at Tiburón’s Position

Wilma in 2005, Irma in 2017, Ian in 2022 and Helene and Milton in 2024 each flooded parts of coastal Collier County. For Ian, the National Weather Service bounded the surge in its own words: “extensive storm surge flooding occurred over most areas south and west of US 41/Tamiami Trail, as well as near the Gordon River, Cocohatchee River, and connecting creeks and canals.” Tiburón lies 2.1 to 3.4 miles east of US 41. Its exposure is wind and rainfall. None of that means Ian was mild in Collier County, where damage reached about $2.2 billion, and your own disclosure speaks to your home, not to the community’s record.

The Wind Numbers a Buyer Will Read

A buyer who reads “112 mph gusts in Naples” is reading a figure from instruments on tall coastal buildings. The National Weather Service estimated Ian’s peak near-surface gusts in western Collier County at 80 to 90 mph, while 100 to 110 mph was measured 100 to 150 feet above ground. In Irma the station about 1.3 miles north of Tiburón recorded a 112 mph gust and then failed. A seller’s listing should state the record accurately and let the home’s own wind mitigation form carry the rest.

Build Era Is What a Carrier Prices

The permit application date, not the year the county records as built, sets the code edition, and the county roll does not publish it; a building completed in 2002 was almost certainly permitted in 2000 or 2001. Collier County is not in the High Velocity Hurricane Zone, which is Miami-Dade and Broward only, so no Tiburón home was built to that standard.

The Wind Mitigation Form Changed on April 1, 2026

Florida Statutes 627.0629 requires insurers to offer rate credits for wind-resistant construction, and meeting the Florida Building Code is itself a rateable credit. The instrument is the Uniform Mitigation Verification Inspection Form, OIR-B1-1802, and its revision effective April 1, 2026 applies to every inspection on or after that date, with photographs required for each attribute. A Tiburón buyer’s carrier will want the new form, so a seller whose report predates April 2026 should expect to replace it. A current report lets a buyer price insurance during the inspection period rather than at underwriting.

Insurance Market Direction, Not a Promise

Citizens Property Insurance’s 2026 rate kit records its first average personal-lines decrease since 2015, 2.6 percent statewide, and for Collier County 6,162 policies in force, 3,657 receiving a decrease, a recommended rate change of minus 0.8 percent and a recommended average premium of $3,441. A market in which the state’s insurer of last resort is shrinking and cutting rates is one in which a well-built inland Collier home should be placeable with a private carrier. No premium for a specific home appears here, because a premium is a quote against a structure.

The 50 Percent Rule and the Equipment Rule

Collier County requires a structure in Zones AE, AH, A or VE to be brought to current elevation standards when the cost of an improvement or repair reaches 50 percent of its pre-improvement market value, and it requires new air conditioners, generators and other machinery to be elevated to the base flood elevation plus one foot. Both rules bite in the Zone AH buildings of Castillo, Esperanza, Serafina, Ventanas and Marsala and not in the Zone X homes. A buyer planning a large remodel will ask which side of that line your home sits on.

What Will Your Buyer Pay to Own a Tiburón Home?

A Tiburón buyer pays Collier County property tax at 9.4020 mills, reset after the sale; in nine neighborhoods the District’s $1,879-per-unit operating line and a bond line of about $765 to $2,532 through May 1, 2031; a master and a neighborhood assessment that no association publishes; and, by choice, club membership.

Data updated: September 2026 (Collier County Property Appraiser public roll, millage area 47, tax year 2026; Pelican Marsh CDD FY2027 adopted budget, adopted July 15, 2026, and FY2025 audited financial statements; Tiburón Golf Club 2025 membership documents)

The Millage, Decomposed

The municipal line is zero because Tiburón is unincorporated Collier County, not the City of Naples, whatever the mailing address says. The total is lower than 286 of Collier’s 314 millage areas and has fallen in each of the last six years.

What the District Operating Line Buys

The District’s FY2027 general fund is $5,809,000 across 2,949 equivalent residential units, which is the $1,879 per unit. Landscaping is $1,994,450 and access control, the gates, guards and roving patrol, is $1,139,900, together 54.0 percent of the fund. Of every FY2027 assessment, $115 services the loan on the US 41 gatehouse on the Pelican Marsh side. The assessment rides on the tax bill and cannot be skipped: non-payment leads to a tax certificate, which outranks an association lien.

The Bond Line, and the Best Governance Fact in Tiburón

The District assessed its bonds by product class, not equally per home. In its FY2019 budget, Escada’s estate class carried $3,340.31 against $1,085.57 for Castillo, Bolero, Ventanas, Serafina and The Norman Estates; the 2022 refunding at 2.41 percent lowered every class by roughly a fifth to a quarter. Every dollar of the District’s remaining debt is secured on nine Tiburón neighborhoods and retires on May 1, 2031, and a Pelican Marsh home outside Tiburón carries no District bond debt at all. Your listing should state your line and its payoff date.

The Two Association Lines Nobody Publishes

Eleven association assessments exist at Tiburón, one master and ten neighborhood, and no association publishes its recurring figure. The master association’s published inclusion is basic cable from Hotwire Communications under its Fision brand, with owners contracting directly for enhanced television, internet and telephone. The statutory estoppel for a specific property is the record that states each assessment and its frequency, and we get yours before the listing goes live so a buyer is not left to guess.

Marsala’s $3,000 at Closing

Marsala’s association publishes a $3,000 resale capital assessment, levied on the buyer and due at closing, the only association fee figure published anywhere in Tiburón. Whether the other nine associations levy a transfer or capital charge is not published, and the estoppel discloses any that applies. A Marsala seller can state the figure in the listing; every other seller states what the estoppel shows.

The Club Is Optional, and Its Prices Are Not Published

Tiburón Golf Club publishes three membership categories and their privileges but no initiation fee, dues figure, food and beverage minimum, cart fee or trail fee, as of September 18, 2026. Medallion and Signature are available to residents and Associate only to non-residents. Public play is priced dynamically from $99 to $500 per player plus a $40 rider fee. A buyer who wants the club gets a written quote from the club; a buyer who does not pays nothing to it.

What Is Different About Selling a Tiburón Condominium?

Selling a Tiburón condominium adds a Chapter 718 association, a second estoppel, a resale package and, in four neighborhoods, Florida’s milestone inspection and structural integrity reserve study laws. For Castillo and Bolero, whose buildings hold three homes on three storeys, whether those laws apply is unsettled on the public record.

Four Condominiums Are Inside the Structural Laws

Florida Statutes 553.899 requires a milestone inspection of a condominium building three habitable stories or more, and 718.112(2)(g) requires a structural integrity reserve study for each such building at least every ten years, with the completion deadline moved by the 2025 law to December 31, 2025. Ventanas at five storeys, and Marquesa Royale, Esperanza and Esperanza II at three storeys with six homes per building, are inside both. Their associations can no longer vote to waive reserves for study items, and a buyer told the study is “still in progress” is being told something past the deadline.

Castillo and Bolero: The Unsettled Pair

Castillo’s recorded declaration describes three-unit, three-storey buildings, one home per floor, and Bolero’s association describes the same form. Both statutes reach three habitable stories, but both also exclude a three-family dwelling of three or fewer habitable stories, which describes each of those buildings, and no public record settles whether the exclusion applies. We state that plainly in a Castillo or Bolero listing, with the association’s own position and any study it holds, rather than claiming either answer.

You Already Hold the Milestone Summary

Section 553.899 required each association to distribute the inspector’s summary of any milestone report to every unit owner within 45 days of receiving it, regardless of the findings. If you own in a building that has had its inspection, you were mailed the summary, and a buyer who asks for it is asking for a document you hold. Ventanas’ first milestone falls on the statute’s 30-year clock at about 2032, per its guide, and Esperanza’s at 2043 to 2045.

The Master Policy and the Buyer’s HO-6

Under Florida Statutes 718.111(11), the association’s policy covers the building and the unit owner’s policy covers interior finishes, fixtures and personal property, and deductibles and uninsured losses become a common expense assessed to owners. Under 627.714, a unit owner’s policy must carry at least $2,000 of loss assessment coverage, and the limit that applies is the one in force the day before a storm. A buyer who understands that will ask for your association’s master policy, deductible and appraisal, so we request them before listing.

Elevators and Garages, Stated From the Record

At Esperanza, Esperanza II and Marquesa Royale, the recorded documents show one shared elevator per building, a common element whose doors open into each home’s own vestibule; listings that call it private overstate it, and a buyer’s attorney will read the declaration. Garage configuration is a per-plan, per-unit fact. We describe your home from its declaration and plans, because a listing that overstates a feature invites a contract dispute.

Pets and Leases Come From Your Declaration

Marsala is the only Tiburón neighborhood that publishes its leasing and pet rules, and its declaration leaves pets unrestricted. The six condominiums are governed by their own recorded declarations, which commonly differ from a single-family association’s on pets and leasing, and none publishes its rules. A buyer with a large dog or a plan to lease reads your declaration, not a portal summary, and the listing should say which rules apply before the first showing.

Which Tiburón Rules Affect a Sale?

Four sets of Tiburón rules shape who can buy and how quickly: each neighborhood’s own leasing and pet terms, the District’s commercial vehicle policy, its transponder and guest rules, and, in Marsala, a published rulebook that bans open houses and restricts signage.

Leasing Terms Are Neighborhood by Neighborhood

No community-wide minimum lease term exists at Tiburón. Each neighborhood’s recorded declaration sets its own terms, and only Marsala publishes its rules. An investor buyer should hear on the first call that the lease answer comes from your declaration and your estoppel, and a listing that quotes a Tiburón-wide leasing rule is quoting a scrape.

The Commercial Vehicle Rule Lengthens Every Renovation

Under the District’s Commercial Vehicle Access Policy, adopted March 22, 2023, contractors may enter from 7:00 a.m. to 7:00 p.m., Monday through Saturday, and not on Sundays or holidays except for narrowly defined emergencies such as air conditioning, water leaks or loss of power. Parcel carriers may enter any day from 7:00 a.m. to 10:00 p.m. A buyer planning a remodel before moving in should budget a six-day week with a hard evening stop, and a seller finishing repairs before listing should do the same.

Transponders and Entity Ownership

Transponders are installed only by District staff, require a Florida driver’s licence and vehicle registration, and are deactivated automatically when the property sells. Where a buyer takes title in a trust, a corporation or a limited liability company, the District requires recorded documents naming the trustees, officers or managing members before issuing transponders. In a community where trust ownership is common, that is a document-gathering task to start at contract, not at closing.

The Housewatch Form for the Owner Who Is Away

The District’s Housewatch Authorization Form, completed by the homeowner only, names up to two authorized representatives at one of three levels: guests only, services only, or guests and services. That is how an owner lets a home-watch company admit an inspector, an appraiser or a contractor while the house is empty. For a seller who will be north during the contract, it belongs in the listing file with the gate form.

Marsala’s Published Rules

Marsala’s published rules ban open houses and auctions, require every showing to be by appointment with a licensed salesperson present, allow no signage without written association approval, keep bins inside by 6:00 p.m. on collection day and run irrigation from the association’s own pond under a South Florida Water Management District permit. A Marsala seller who follows them from the first day avoids a violation letter in the middle of a contract.

How Does the Golf Membership Work When You Sell?

When you sell a Tiburón home, a club membership does not pass with the deed. Under Marsala’s recorded declaration, a Signature Membership transfers only if the buyer applies at least thirty days before closing and is approved and you are current and resign as of the sale; otherwise it is deemed resigned at closing, with no refund.

Data updated: September 2026 (Marsala at Tiburon Declaration, Official Records Book 4094, Page 1788, Article 17; Marsala association FAQ, retrieved September 1, 2026; Tiburón Golf Club 2025 membership documents, re-verified September 18, 2026)

Optional Is the First Fact

The Marsala association states it in its own words: “Membership in the Tiburon Golf Club is not a requirement of owning a home in Marsala, nor does your homeownership automatically provide you with a membership.” The declaration’s section 17.3 obligated each initial purchaser from the developer to acquire a Signature Membership at closing, which is why older paperwork reads as if membership were mandatory; that obligation ran to the first buyer from WCI, not to a resale buyer. The other nine declarations were not retrieved for our guide, so we confirm yours against your own declaration or estoppel.

The Three Categories, and Who May Hold Each

The club publishes Medallion membership for residents with year-round golf for cart fee only and a 60-day booking window; Signature for residents with golf from May through October at a reduced rate and a 10-day booking window; and Associate only for non-residents, with year-round golf for cart fee only and a 60-day window. All three include the members-only fitness club, beach services, dining at Sydney’s Pub and complimentary access to The Reservoir at the resort. A Signature buyer who expects winter golf is expecting something the club does not publish.

The Thirty-Day Clock Runs Before Closing

The transfer conditions in Article 17 are four: the seller must be current on all obligations to the club and in good standing, must resign as of the date of sale, the buyer must apply for the transfer a minimum of thirty days before closing, and the buyer must be approved. On a proper transfer the buyer does not pay the club’s then-current membership fee. The clause is proven for Marsala; we confirm the mechanics for your neighborhood from your declaration before listing.

Deemed Resigned, and Nobody Paid

If a selling owner does not arrange the transfer, the declaration says the membership “shall be deemed resigned as of the date of the closing” and the member “shall not be entitled to a refund of the membership fee, dues or other fees paid to the Club.” It does not revert to you and it does not follow the house. A transaction that reaches the closing table without anyone raising the membership has destroyed an asset one of the two parties owned.

The Refund Sentence the Club Publishes

For Medallion the club publishes one sentence, “A portion of your initiation fee is refundable,” with no percentage, trigger, queue position or timing; for Associate it publishes that the fee is nonrefundable; for Signature it publishes nothing. A Medallion member who sells and does not transfer may resign, in which case the membership is resold under the club’s Membership Plan, which the club does not publish. Whatever your category, we confirm your position with the club in writing before you list.

The Club Approves the Buyer

Approval is the club’s, on criteria it does not publish, so the application window and the approval step both belong on the contract calendar. A buyer who wants the membership and applies on day 25 of a 30-day contract has already missed the deadline. We put the date in the first week of the contract, beside the inspection and financing deadlines.

How Long Does It Take to Sell a Tiburón Home?

A well-priced Tiburón home takes about three months on market at the current 86-day MLS median, faster in season and slower out of it, plus a contract period that includes two estoppels, any club transfer application thirty days before closing and, for a condominium, the resale package.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 18, 2026; closings by month from the same 32 sales)

When Tiburón Homes Actually Closed

That is our grouping of the month-by-month count in the same 32-closing pull: one in September 2025, two in October, two in November, four in December, four in January 2026, two each in February and March, four each in April, May and June, three in July. Closings run later than contracts by weeks, so a Tiburón listing should be photographed, documented and priced before seasonal owners return in the autumn.

A Realistic Sequence

In the four weeks before listing: valuation, membership status confirmed with the club, the signed gate form filed, four-point and wind mitigation inspections for a house, the flood panel and any FEMA letter, the elevation certificate where the county holds one, photography and, for a condominium, the resale package and the association’s structural file. At contract: order both estoppels and set the club application date. During the contract: inspections, appraisal, insurance binding, title and the transponder notice. At closing: the buyer’s charges are paid and the District’s transponder records change hands.

Selling While You Are Up North

With more than a third of Tiburón’s owners mailing their tax bills out of state, many sellers are away during the contract. Marc Comisar manages showings through the gate, contractors, inspections and the final walkthrough on site, with the Housewatch form on file, and Florida closings routinely use remote signing and mail-away packages. An owner selling in the off season should also know the resort’s published renovation window of May 18 to September 2026, so the showing story leads with what is open.

What Should Your Listing Say About Life at Tiburón?

A Tiburón listing should sell the life as well as the home: two Greg Norman courses and three professional tournaments a season, a Ritz-Carlton inside the gates, an A-rated elementary school seven-tenths of a mile away, Vanderbilt Beach under four road miles west, and errands, pharmacies and a hospital close by.

Two Norman Courses and Optional Membership

The Gold Course opened in 1998 and plays 7,382 championship yards; the Black opened in 2001 at 6,949. Both carry Greg Norman’s stacked sod wall bunkers, coquina shell waste areas and no conventional rough, and both have been Certified Audubon Cooperative Sanctuaries since 2001. The Gold was named 2025 Florida Celebration Golf Course of the Year. The club is semi-private, managed by Troon since 2016 and owned through Tiburon Golf Ventures Limited Partnership, wholly owned by Host Hotels and Resorts since 2011. A Tiburón owner is not a part-owner of the course and is not exposed to a course capital call.

Three Tournaments a Season

The LPGA CME Group Tour Championship plays the Gold from November 19 to 22, 2026, the Grant Thornton Invitational the Gold from December 11 to 13, 2026, and the PGA TOUR Champions Chubb Classic the Black from February 8 to 14, 2027, per the club’s calendar confirmed September 18, 2026. Members receive passes to a member-only grandstand at the 18th green. For a buyer who follows golf, that belongs in the listing; for one who does not, tournament weeks are a fact to disclose, not hide.

The Resort Inside the Gates

The Ritz-Carlton Naples, Tiburón, 295 rooms including 38 suites, stands at 2600 Tiburon Drive, owned by Host Hotels and Resorts and operated by Marriott. It publishes a renovation window of May 18 to September 2026 for rooms, lobby and select dining, and Host has disclosed a capital programme of $300 million to $350 million across four hotels through 2029, one of them this resort. Resort amenities run through club membership, not home ownership, and a listing that implies otherwise overstates it.

The Beach, and No Marina

Vanderbilt Beach is about 3.9 road miles straight west on Vanderbilt Beach Road, the road the community fronts, and Clam Pass Park is 5.1. There is no marina, dock or boat slip inside Tiburón, no parcel fronts navigable water, and club members’ beach services are transportation and towels, not the beach resort’s pool or sundeck. A listing that says so is trusted more than one that implies water access.

Errands, Hospitals and the Airport

From 2600 Tiburon Drive, measured door to door on September 16, 2026: the nearest pharmacy is 0.6 road miles, the nearest Publix 1.0, Mercato 2.5, NCH North Hospital with its general, pediatric and obstetric emergency departments 3.3, Fifth Avenue South 9.4 and Southwest Florida International Airport about 23. Free-flow minutes are a floor, and season traffic adds time; the listing should say that too. Bonita Springs City Hall is closer than Fifth Avenue South, which is the honest way to describe a North Naples address.

What Is Changing on the Roads Around Tiburón

Collier County’s $42.0 million Airport Road widening, from Vanderbilt Beach Road to Immokalee Road, was anticipated to start in June 2026 and run up to two years, with no sound wall and no median landscaping in the county’s scope. The Vanderbilt Beach Road widening about two miles west began mobilising in July 2026, with daytime lane closures Monday to Saturday. Neither is a special assessment on a Tiburón parcel, and a buyer touring in 2027 will see both, so the listing should name them.

How Do You Get a Free Tiburón Home Valuation?

You get a free Tiburón home valuation by using the Home Valuation form at the top of this page or calling Jesse McGreevy at (239) 898-6072. It is a written opinion of value built from your own neighborhood’s MLS and recorded sales, with your District lines, membership status and flood file beside it, at no cost.

What a McGreevy and Comisar Valuation Includes

You receive the sales for your neighborhood and plan with their dates, windows and sources, a price per square foot analysis that never mixes MLS living area with county area, the live competition with price histories, your membership status as the club confirms it, the District lines your buyer will underwrite, your flood panel and any FEMA letter on file, and a recommended list price with a defensible range. Request it through our Tiburón home valuation request 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 address, your neighborhood, your timeline and the one thing you are most worried about, and you will get a straight answer.

Why the Valuation Comes Before the Listing Agreement

In a community where a first-floor and a second-floor Castillo home on the same street sell $400,000 apart, and where Escada went a full year without an MLS closing, the price decides the sale. On most Tiburón streets only one to five homes sell in a year, so the owner who sells next should see the evidence and the number before committing to anything, and many owners use the valuation to decide between this season and next.

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 that any Tiburón seller can check, reproduced in each reviewer’s own words. None is presented as a Tiburón sale, and we publish no aggregate score or rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.

A Seller Whose Home Had Sat With No Offers

★★★★★ “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.” Verified Google review

With the median active Tiburón listing at 156.5 days on market on September 18, a seller who is already listed and waiting will recognise that turn.

A Seller on Showings and Feedback

★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Verified Google review

At Tiburón, where showings run by appointment through a gate and one neighborhood bans open houses outright, the feedback loop after each showing is the work.

A Family on Its Third Sale With Us

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

A Seller Who Was Also Buying

★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review

A Family That Has Listed and Sold With Us for Years

★★★★★ “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.” Verified Google review

Why Does a Tiburón Specialist Matter When You Sell?

A Tiburón specialist matters because the facts that decide a sale here live in documents rather than in a listing feed: a club transfer clause with a thirty-day clock, two estoppels from two corporations, two District lines the MLS fee fields do not explain, flood readings that change by building, and a gate that runs on signed owner forms.

Jesse McGreevy

Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage 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 the team in October 2008. He runs pricing, marketing, data and the association, club and District paperwork. Reach him at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.

Marc Comisar

Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: showings through the gate, buyer agent conversations, inspections and the on-site management that lets an out-of-state 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 Here

A general agent may price a Bolero home off a Castillo sale, list a Ventanas unit as “Ventanas II,” quote a Tiburón HOA fee from a directory, describe an Esperanza elevator as private, promise Tiburón-wide leasing terms that no declaration states, hold an open house in Marsala, or let a transferable membership lapse at closing because nobody set the thirty-day date. None of those errors is exotic, and each one costs a seller time or money.

The Names That Are Not Tiburón

Villa Grande is in Grandezza in Estero, Avellino Isles and Falcon’s Glen are elsewhere in Collier County, and Cordoba names two unrelated places, one of them in Tiburón’s own ZIP code. None of them is a Tiburón neighborhood, and “Escada Estates” is a tax-bill variant with no corporation behind it. A listing that names its neighborhood and recorded condominium or plat exactly is the one a buyer’s attorney can verify in minutes.

Are You Also Buying Your Next Home in Southwest Florida?

Many Tiburón sellers are buying again, some inside the same gates, moving from a Castillo or Ventanas condominium to a Marsala or Serafina house, or the other way. A homesteaded seller staying in Florida should treat the sale and the next purchase as one plan, and we run both sides together, including the timing of two closings.

Buying and Selling in the Same Season

A Florida homesteader who sells and establishes a new Florida homestead may transfer accumulated Save Our Homes benefit, within statutory limits, by filing the Department of Revenue’s Form DR-501T with the new homestead application, and homestead status is fixed on January 1 each year. We sequence both closings around that date. If you are buying, start with how we represent buyers in Naples or call Marc Comisar at (239) 287-5873.

Moving Within the Gates

An owner who sells one Tiburón home and buys another takes the next home’s own District lines, its own neighborhood assessment and its own membership position; nothing carries over from the last home, and a Marsala purchase brings the $3,000 resale capital assessment like any other. Confirm each before contract. If your next home is here, see how we help buyers purchase in Tiburón, and see our Naples real estate guide for the wider city.

Frequently Asked Questions, Seller Edition: Selling a Home in Tiburón

These are the questions Tiburón owners in North Naples ask before they sell, answered for a Collier County seller, each in one paragraph, covering price, timing, the club membership, the two estoppels, the District lines, disclosure, flood and the condominium layer. Nothing here is legal or tax advice; confirm it with your closing agent, attorney or CPA.

How do I sell my home in Tiburón?

Start with a written valuation from your own neighborhood’s sales, then prepare the file a buyer will ask for: your membership status with the club, the signed gate form, your two District lines, your flood panel and any FEMA letter, wind mitigation and four-point reports for a house and, for a condominium, the resale package and structural file. Order both estoppels the day the contract is signed. Call Jesse McGreevy at (239) 898-6072 to begin.

Who is the best listing agent for Tiburón?

Look for an agent who prices by neighborhood from the MLS and the county record, can name the thirty-day membership transfer deadline, the two-estoppel requirement and the transponder notice without looking them up, and negotiates the offer personally. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and Jesse and Marc handle every listing themselves.

What is my Tiburón home worth?

It depends on your neighborhood, regime, plan, floor, lot and condition. Over the twelve months to September 18, 2026, MLS medians ran from $902,500 in Ventanas (n=4) to $3,500,000 in Marsala (n=5), with Castillo at $1,265,000 (n=9) and Marquesa Royale at $2,450,000 (n=5). Request a written valuation for your own home rather than relying on a median.

What have Tiburón homes sold for recently?

The MLS recorded 32 closings in the twelve months to September 18, 2026, from $715,000 in Ventanas to $4,000,000 on Marsala Way, totalling $65,845,000, at a $1,850,000 median. This page lists every condominium and single-family closing of that year individually.

How many homes are in Tiburón?

The county roll dates 540 residences across ten recorded neighborhoods: 102 in Castillo, 82 in Ventanas, 60 in Bolero, 56 in Marsala, 48 in Esperanza II, 48 in Marquesa Royale, 44 in Serafina, 42 in Esperanza, 31 in Escada and 27 in The Norman Estates. The community is fully built out, so every sale is a resale.

How many Tiburón homes sell in a year?

Thirty-two through the MLS in the latest twelve months, about six percent of the 540 homes. The county’s recorded sales add a few transfers the MLS does not carry, and in some neighborhoods, such as Escada and The Norman Estates, one to five homes sell in a typical year.

How long does it take to sell a Tiburón home?

The MLS median was 86 days on market across the year’s closings (n=31), and 156.5 days across the 20 listings active on September 18. In-season closings ran a median 81 days and off-season closings 102.5. Add a contract period for two estoppels, any club transfer application and, for a condominium, the resale package.

What is the sale-to-list ratio in Tiburón?

The median closing sold at 93.84 percent of list price across the 32 MLS closings in the twelve months to September 18, 2026. Exactly one closed above list. A seller who prices at aspiration should expect to negotiate about six percent back.

Is it a buyer’s or seller’s market in Tiburón right now?

Balanced to buyer-favoring. Twenty active listings against 32 closings a year is about 7.5 months of supply, but Castillo alone carries about 10.7 months while Esperanza and Serafina had no active listing at all. A well-priced house sells into thin supply; an overpriced condominium meets a patient buyer with other units to choose from.

Are Tiburón condos selling right now?

Yes. The MLS recorded 23 condominium closings in the latest twelve months, at a $1,450,000 median across the five condominium neighborhoods that sold. Castillo’s per-foot price has eased for two years, and 15 condominiums were active on September 18, so condominiums are selling at today’s prices, not the 2023 peak’s.

When is the best time of year to sell in Tiburón?

The record says season buys speed, not price. Closings split 16 and 16 between January to May and June to December, at 93.70 and 93.88 percent of list, while in-season days on market ran about three weeks shorter. The best time to be ready is the autumn, with photography, inspections, membership status and documents complete.

Why is the online estimate for my Tiburón home wrong?

Automated models blend sales they cannot tell apart. At Tiburón they cannot read a club transfer clause, cannot see which Castillo building is in Zone AH, and blend a Ventanas mid-rise with a Castillo villa on the same boulevard, so they miss by tens or hundreds of thousands of dollars. A written valuation corrects that with the recorded evidence.

Does my golf membership transfer when I sell?

It can, and it is not automatic. Under Marsala’s recorded declaration, a Signature Membership transfers only if you are current and in good standing, resign as of the sale, and the buyer applies at least thirty days before closing and is approved. Confirm the mechanics for your own neighborhood against your declaration.

What happens to my membership if the buyer does not apply in time?

Under Marsala’s declaration it is deemed resigned as of the closing date, and the member is not entitled to a refund of the membership fee, dues or other fees paid to the club. It does not revert to you. That is why we set the application date in the first week of the contract.

Do I get a refund of my club initiation fee when I sell?

The club publishes that “a portion of your initiation fee is refundable” for Medallion, with no percentage or timing, that the Associate fee is nonrefundable, and nothing for Signature. On a lapsed transfer, the declaration says no refund is payable. We confirm your own position with the club in writing before you list.

Does a golf membership add value to my Tiburón home?

No dollar figure can honestly be put on it, because the club publishes no initiation fee or dues. What is provable is the mechanic: a buyer who takes over a transferable Signature Membership pays no membership fee, while a buyer who joins fresh pays the club’s quote. That difference matters to the right buyer and is worth nothing if the membership lapses.

How many estoppel certificates does a Tiburón sale need?

Two: one from the master association and one from your neighborhood association, because they are separate corporations with separate assessments. Each states the current regular assessment and its frequency, any special assessment and any transfer or capital contribution fee payable on the sale.

Who pays the estoppel fee, and what does it cost?

Who pays is a contract term. Florida law caps the fee at $299 per certificate for a current account, plus $119 for delivery within three business days and $179 if the account is delinquent. No Tiburón association publishes its own fee or turnaround, so we ask for both before listing.

What are the HOA fees in Tiburón?

No Tiburón association publishes its recurring assessment. The only published association figure is Marsala’s $3,000 resale capital assessment, due from the buyer at closing. Your estoppel is the record that states your figures, and your listing should state them from your own records.

Does the Tiburón CDD lower my sale price?

A buyer who sees the District lines disclosed with their numbers prices them calmly; a buyer who finds them late treats them as a surprise. The FY2027 operating line is $1,879 per equivalent residential unit, and nine neighborhoods add a bond line of about $765 to $2,532 a year that retires on May 1, 2031. Marsala carries neither.

Do I pay the CDD at closing?

The District lines ride on the Collier County tax bill, billed in November and due April 1, and they are prorated like property taxes: the seller credits the buyer for January 1 to closing if the bill is unpaid. They cannot be paid separately, and non-payment leads to a tax certificate on the property.

Who pays Marsala’s $3,000 resale capital assessment?

The buyer, at closing, as Marsala’s association publishes it. Whether the other nine associations levy a transfer or capital charge is not published, and your estoppel discloses any that applies to your sale.

Who pays for title insurance when I sell in Tiburón?

In Collier County the buyer customarily chooses the closing agent and pays the owner’s title policy, the reverse of Lee County’s custom. The contract controls, so confirm the allocation in writing.

What does it cost to sell a home in Tiburón?

Expect the negotiated commission, documentary stamp tax at $0.70 per $100, two estoppel fees, a municipal lien search and prorated taxes, District lines and assessments. At the Castillo median of $1,265,000 the deed stamps are $8,855; at the Marsala median of $3,500,000 they are $24,500.

What documents must I give my buyer?

Every seller delivers the flood disclosure and the property tax disclosure summary. A Marsala, Serafina, Escada or Norman Estates seller delivers the Chapter 720 disclosure summary before contract. A condominium seller delivers the Chapter 718 resale package, including the milestone summary and structural integrity reserve study where the law requires them.

Do I owe the HOA disclosure summary if I sell a condominium?

Section 720.401 does not apply to associations regulated under Chapter 718, but every Tiburón condominium also sits under the master homeowners association, so the answer depends on what you own and how your closing agent reads it. The careful course is to deliver it as well. This is information, not legal advice.

Does my building’s milestone inspection or SIRS status affect my sale?

In Ventanas, Marquesa Royale, Esperanza and Esperanza II, yes: both laws apply, the study was due by December 31, 2025, and you already hold any milestone summary your association mailed you. In Castillo and Bolero, whether the laws apply is unsettled because of the three-family exclusion. The four single-family neighborhoods are outside both.

What flood zone is my Tiburón home in?

It depends on your building or lot. Tiburón contains Zones AH, AE and X on four FIRM panels; for example, on panel 12021C0194J, effective February 8, 2024, seven Castillo buildings sit wholly in Zone AH and 21 outside it, while on panel 12021C0382J all 27 Norman Estates homes are Zone X. A lender determination settles your home.

Is there a FEMA letter that could lower my buyer’s flood cost?

Possibly. Tiburón has FEMA letters of map amendment on file for four Castillo buildings, 47 Marsala lots, Esperanza, Marquesa Royale, Escada and a Norman Estates lot, and each is “Not incorporated” in the current map, so the letter itself must be produced. We look for yours before listing.

Did Tiburón flood during Hurricane Ian?

No primary source places Ian’s storm surge at Tiburón’s position. The National Weather Service bounded the surge south and west of US 41, and Tiburón lies 2.1 to 3.4 miles east of it. That is the record for the location, not for your home, and your disclosure speaks to your own property.

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

Often, if you are homesteaded, because Save Our Homes caps follow the owner, not the house, and the assessment resets after a sale. At 9.4020 mills the millage itself is lower than in 286 of Collier’s 314 millage areas. The District lines on the same bill do not reset; they follow the product class.

Can I hold an open house in Tiburón?

In Marsala, no: its published rules prohibit open houses and require every showing to be by appointment with a licensed salesperson present. The District’s signage standard also limits temporary signs and requires their removal by sunset. The other nine neighborhoods’ rules are in their declarations, and we confirm yours before planning showings.

How are showings handled at the gate?

You file the District’s signed owner form naming your listing agent and stating whether other agents may bring clients, and an electronic signature is not accepted. We then schedule showings by appointment, confirm names ahead of time and, for an owner out of state, have Marc Comisar on site.

What happens to my gate transponders when I sell?

They are deactivated automatically when the property sells. If you are keeping a golf membership, the District requires you to notify access control before the sale, or the transponders are deleted and must be bought again. Put that notice on your pre-closing checklist.

Can I rent my Tiburón home instead of selling?

It depends on your neighborhood’s recorded declaration, because no Tiburón-wide leasing rule exists and only Marsala publishes its rules. A tenant in place is also a showing constraint, since access runs through the tenant and the gate. We read your declaration and model both paths before you decide.

Can I sell my Tiburón home by owner?

You can, legally. In practice the buyer is usually represented, every showing runs through a gate on a signed owner form, two estoppels and a club transfer clock have to be managed, and a condominium sale needs a Chapter 718 package. The risk is rarely the paperwork; it is a contract that fails late because a step was missed.

Should I take a cash offer instead of listing?

Compare the net, not the word cash. An instant offer prices in a discount for speed, and with an 86-day median on market and a 93.84 percent median sale-to-list, that discount is often larger than the cost of a well-run listing. If speed matters most, a quiet, targeted sale through agent outreach can be both fast and competitive.

Should I replace my roof or add impact glass before selling?

It depends on whether the home can be insured at a reasonable premium as it stands. Get a four-point and a wind mitigation inspection on the April 2026 form first. If carriers will bind, a credit usually beats a project; if not, the choice is between a replacement that needs association approval and a permit, and a smaller buyer pool.

Do the road projects near Tiburón affect my sale?

Collier County’s $42.0 million Airport Road widening, anticipated from June 2026 for up to two years, and the Vanderbilt Beach Road widening about two miles west are construction a buyer will see, but neither is a special assessment on a Tiburón parcel, and Tiburón’s entrances are on Vanderbilt Beach Road rather than the Airport Road segment being rebuilt. Name both in the listing with their dates.

Does the Ritz-Carlton renovation affect my sale?

The resort publishes a renovation window of May 18 to September 2026 for rooms, lobby and select dining, and its owner has a capital programme across four hotels through 2029. For most sellers that is a selling point, stated with its dates, and resort amenities run through club membership rather than home ownership.

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

Three things, in order: get a written valuation from your own neighborhood’s sales, confirm your membership status with the club and request your association’s documents so nothing surfaces late, and decide how public the marketing should be. Request a valuation through our Tiburón home valuation request or call Jesse McGreevy at (239) 898-6072.

Sources and Authoritative References

Every Tiburón figure on this page traces to a primary source below, listed as of September 30, 2026: the Southwest Florida MLS, the Collier County Property Appraiser public roll and the Clerk’s recorded instruments, the Pelican Marsh Community Development District, the club, the associations, Florida Statutes, FEMA and other agencies. No listing portal or competing brokerage is cited.

The Pelican Marsh Community Development District

1. Pelican Marsh Community Development District, district home and document library
2. PMCDD, who we are
3. PMCDD, what we do
4. PMCDD, community information
5. PMCDD, frequently asked questions
6. PMCDD, forms and protocols
7. PMCDD, policies
8. PMCDD FY2027 Adopted Budget
9. PMCDD FY2019 Budget, debt service and the per-neighborhood bond schedule
10. PMCDD recorded Notice of Establishment
11. PMCDD FY2025 audited financial statements
12. PMCDD transponder policies, rules and regulations
13. PMCDD realtor protocol
14. PMCDD real estate signage standards on District property
15. PMCDD commercial vehicle access policy
16. PMCDD guest addition form
17. PMCDD housewatch authorization form
18. PMCDD car service and food delivery access policy
19. PMCDD hurricane coordination and waste removal policy
20. Florida Auditor General, PMCDD FY2025 e-filed report
21. Municipal Securities Rulemaking Board, EMMA

Tiburón Golf Club, the Resort and the Associations

22. Tiburón Golf Club
23. Tiburón Golf Club, membership
24. Tiburón Golf Club, membership and real estate
25. Tiburón Golf Club, Medallion membership 2025 privileges
26. Tiburón Golf Club, Signature membership 2025 privileges
27. Tiburón Golf Club, Associate membership 2025 privileges
28. Tiburón Golf Club, dynamic pricing
29. Tiburón Golf Club, tour events
30. Tiburón Golf Club, Gold Course scorecard
31. Tiburón Golf Club, Black Course scorecard
32. Tiburón Golf Club, amenities
33. The Ritz-Carlton Naples, Tiburón, resort overview
34. The Ritz-Carlton Naples, Tiburón, experiences
35. Host Hotels and Resorts, The Ritz-Carlton Naples, Tiburón property page
36. Marsala at Tiburon Homeowners Association
37. Marsala at Tiburon, recorded declaration of covenants
38. Marsala at Tiburon, policies and FAQs
39. Marsala at Tiburon, homeowner FAQs

Collier County and the Clerk’s Recorded Instruments

40. Collier County Clerk of the Circuit Court, official records
41. Collier County Clerk, board minutes and records viewer
42. Collier County floodplain management
43. Collier County flood protection newsletter, 2025 edition
44. Collier County notice on the proposed flood insurance rate map, August 2026
45. Collier County flood map viewer
46. Collier County letter of map change information
47. Collier County PUD master list and maps
48. Collier County PUD master list, June 11, 2026 edition
49. Collier County, agenda and meeting portal
50. Collier County Public Utilities, solid waste service days layer
51. Collier County Public Schools, address-level zoning lookup
52. Collier County Public Schools, school boundary information
53. Florida Department of Revenue, Collier County levy comparison

Florida Statutes and State Agencies

54. Florida Statutes 720.401, homeowners association disclosure summary
55. Florida Statutes 720.30851, homeowners association estoppel certificates
56. Florida Statutes 718.116, condominium assessments and estoppel certificates
57. Florida Statutes 718.503, condominium resale disclosure
58. Florida Statutes 718.112, bylaws, reserves and the structural integrity reserve study
59. Florida Statutes 718.111, the association and condominium insurance
60. Florida Statutes 627.714, unit-owner loss assessment coverage
61. Florida Statutes 627.0629, windstorm mitigation discounts
62. Florida Statutes 553.899, milestone inspections
63. Florida Senate, 2025 bill summary on the condominium regime, HB 913
64. Florida Statutes 190.048, community development district disclosure
65. Florida Statutes 689.261, property tax disclosure summary
66. Florida Statutes 689.302, flood disclosure in residential sales
67. Florida Statutes 201.02, documentary stamp tax on deeds
68. Florida Department of Revenue, documentary stamp tax
69. Florida House staff analysis of HB 979 (2024), estoppel certificate fee caps
70. Florida Administrative Code Rule 69O-186.003, title insurance rates
71. Florida Department of Financial Services, title insurance overview
72. Johnson v. Davis, 480 So. 2d 625 (Fla. 1985)
73. Florida Division of Corporations, corporation search
74. Florida Division of Corporations, Tiburon entity search results
75. Florida Office of Insurance Regulation, Form OIR-B1-1802
76. Citizens Property Insurance, 2026 uniform mitigation verification form changes
77. Citizens Property Insurance, depopulation programme
78. Florida Building Commission, building code effective dates
79. Florida Department of Revenue, Form DR-501T, transfer of homestead assessment difference

Federal Agencies

80. FEMA Map Service Center
81. FEMA Map Service Center, flood map changes viewer
82. FEMA National Flood Hazard Layer, flood hazard zones endpoint
83. FEMA National Flood Hazard Layer, letters of map change endpoint
84. FEMA, the Community Rating System
85. United States Geological Survey, elevation point query service
86. National Hurricane Center, tropical cyclone report on Hurricane Ian
87. National Hurricane Center, tropical cyclone report on Hurricane Wilma
88. National Weather Service, Hurricane Ian summary
89. National Weather Service, Hurricane Irma record
90. National Weather Service, Hurricane Helene post-storm summary
91. National Weather Service, Hurricane Milton post-storm summary
92. Internal Revenue Service, FIRPTA withholding
93. Internal Revenue Service, Publication 523, selling your home
94. National Center for Education Statistics, school search

Securities Filings and Tournament Bodies

95. Securities and Exchange Commission, WCI Communities Form 10-K405 for FY2001
96. Securities and Exchange Commission, Host Hotels and Resorts Form 10-K for FY2025
97. LPGA, CME Group Tour Championship
98. PGA TOUR, Grant Thornton Invitational
99. PGA TOUR Champions, Chubb Classic
100. National Association of REALTORS, settlement frequently asked questions

Healthcare

101. NCH Healthcare System, NCH North Hospital
102. Physicians Regional Healthcare System, hospitals

Market Data

103. Southwest Florida MLS, Matrix (Development TIBURON, closed September 18, 2025 to September 18, 2026 and active on September 18, 2026; subscriber system, pulled September 18, 2026)

McGreevy and Comisar

104. McGreevy and Comisar Tiburón community guide
105. McGreevy and Comisar Naples real estate guide
106. McGreevy and Comisar free home valuation
107. How we represent buyers in Naples
108. Jesse McGreevy agent profile
109. Marc Comisar agent profile
110. Domain Realty Group
111. McGreevy and Comisar Google Business Profile

County parcel facts, recorded sale prices and the DOR-qualified sale flags on this page come from the Collier County Property Appraiser public roll, read from the published bulk files dated August 29 and 31, 2026 and the sales index built September 24, 2026; recorded instruments are identified by Official Records book and page at the Clerk.

Downloadable Documents

Every row below links the authority that publishes the document, so a Tiburón seller or buyer always sees the official, current version rather than a copy. We host nothing ourselves, and the documents that are not public are named at the end with the office that holds each.

Documents that matter to a Tiburón seller but are not public: your two estoppel certificates, from the master and neighborhood associations; each condominium association’s budget, reserves, structural integrity reserve study, milestone summary, insurance and deductible, from the association; your own membership status and account, from the club; any FEMA letter of map amendment on your structure, by case number from FEMA; and the elevation certificate for your building, from the county’s floodplain file or a licensed surveyor.

Your 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 Tiburón sits inside the North Naples market we work every week. On most Tiburón streets only one to five homes come up for sale in a year, so the owner who sells next should call us first.

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.

Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com, and read about the partnership on our about McGreevy and Comisar page. Nothing on this page is legal, tax or insurance advice.

Market data from Southwest Florida MLS Matrix, pulled September 18, 2026. Brokered by Domain Realty.