Buyer guide · Updated June 15, 2026
One of the most common questions buyers ask about Esplanade by the Islands is simple: “What does it actually cost to own here?”
The answer is not just one number. Esplanade by the Islands has several cost categories buyers should understand before comparing homes. Some are paid quarterly through the association. Some are annual lifestyle minimums. Some are collected at closing. Others, like CDD assessments and property taxes, are tied to the specific parcel and appear on the Collier County tax bill.
This guide breaks down the major ownership costs buyers should look at in 2026 — with every assessment figure verified against the Esplanade by the Islands Approved 2026 Annual Budget.
The most important takeaway: Don’t compare homes by purchase price alone. Compare them by total cost of ownership.
Prefer to run your own numbers? Use the interactive calculator to estimate your monthly + annual cost by floor plan and lot type.
Open the Cost-of-Ownership Calculator →For 2026, the main cost categories are:
For 2026, the assessment schedule breaks down by property type. Single-family homes vary by lot width category (52′, 62′, 76′). Coach Homes and Twin Villas have their own assessment categories.
What does the HOA fee actually cover? Different things by property type. Single-family owners maintain their own roof + exterior; Twin Villas have roof + exterior covered by the master HOA; Coach Homes have a separate neighborhood association handling building exterior, roof, and structural insurance. Full breakdown with Declaration citations: What the HOA fee covers, by property type →
2026 Total annual assessment by property type
| Property type | Annual | Quarterly |
|---|---|---|
| 52′ single-family lot | $5,305.75 | $1,326.44 |
| 62′ single-family lot | $5,456.00 | $1,364.00 |
| 76′ single-family lot | $5,654.75 | $1,413.69 |
| Coach Home (master HOA only)* | $3,750.00 | $937.50 |
| Twin Villa | $5,481.79 | $1,370.45 |
Source: Esplanade by the Islands Community Association, Approved 2026 Annual Budget (Nov 2025). Buyers should always verify the current amount for a specific property at the time of offer through the seller’s disclosure, association estoppel, or closing statement.
For single-family homes, the 2026 budget shows a common operating assessment and reserve assessment — plus a landscape benefit fee that varies by lot-width category. Here’s the breakdown:
Single-family components (per home, 2026)
| Component | Annual | Quarterly |
|---|---|---|
| Operating assessment | $3,500.00 | $875.00 |
| Reserve assessment | $250.00 | $62.50 |
| Landscape benefit — 52′ lot | $1,555.75 | $388.94 |
| Landscape benefit — 62′ lot | $1,706.00 | $426.50 |
| Landscape benefit — 76′ lot | $1,904.75 | $476.19 |
Larger lots generally carry a higher annual assessment than smaller lots because wider lots involve more landscape maintenance and irrigation. For buyers, this is why it matters to identify not just the floor plan but the lot category. A Lazio, Pallazio, Beacon, or other single-family home doesn’t automatically have the same quarterly cost as another home with the same floor plan on a different lot width.
The Esplanade by the Islands Community Association is the master HOA. Owners automatically become members when they buy and are obligated to pay association dues. The association is responsible for:
This is a major reason Esplanade by the Islands feels different from a non-amenitized neighborhood. The fees aren’t just for a sign at the entrance — they support the entire resort-style community structure.
In addition to regular assessments, the 2026 budget notes an annual food minimum of $800 per lot or unit. Food consumed at qualifying community dining venues — the Bahama Bar and Toasted Café — counts toward the annual minimum.
For many residents this doesn’t feel like a separate cost if they naturally use the dining options. For part-time residents and snowbirds, it’s still worth factoring into the annual ownership budget.
Monthly equivalent: $800 ÷ 12 ≈ $66.67/month equivalent. This isn’t a monthly bill — just a way to think about the annual minimum as part of your ownership cost.
Buyers should also understand the Working Fund Contribution. Under the governing documents, a buyer purchasing from a prior owner is required to pay a Working Fund Contribution at the time legal title is conveyed. The stated amount is $5,000 per lot, though the amount is subject to change by the board.
This is not the same as your regular quarterly HOA assessment. It’s a closing-related association contribution intended to help maintain working capital for operating needs, unforeseen expenses, equipment, and services.
For resale buyers, this is an important closing-cost item. Confirm it before making an offer.
New construction note: the Working Fund Contribution applies on resales only. Original Taylor Morrison contracts do not collect it.
CDD stands for Community Development District. At Esplanade by the Islands, the governing documents reference a CDD with the power to impose taxes or assessments through a special taxing district. These are used for public facilities and are set annually by the district’s governing board.
The practical point: CDD assessments are separate from the regular HOA assessment and appear as a non-ad-valorem line on the Collier County property tax bill. CDD amounts can vary by parcel, phase, bond structure, and property type. They should be verified by address.
When evaluating a specific home, pull the tax record for the exact address and separate:
This matters when comparing two homes at similar purchase prices — the total tax and assessment profile can be meaningfully different. Verify via the Collier County Property Appraiser and Tax Collector.
Property taxes are not included in the HOA assessment. In Collier County, taxes are tied to the assessed value of the property and the applicable millage rates. Future property taxes may also be affected by your purchase price, reassessment, exemptions, and whether you qualify for homestead protections.
This is especially important for out-of-state buyers relocating to Florida. A seller’s current tax bill may not be a perfect estimate of what a new buyer will pay after purchase. Buyers should estimate future property taxes based on their expected purchase price and personal situation. More on Florida homestead & Save Our Homes →
Insurance is also separate from the HOA. Depending on the property type, buyers should consider homeowners insurance, windstorm coverage, flood insurance (if applicable or desired), contents coverage, umbrella liability, and coverage for improvements and outdoor living areas.
For a single-family Esplanade home, typical homeowners insurance lands in the $3,000–$7,000/year range. Newer Taylor Morrison construction with impact-rated windows tends to land at the lower end. Use an independent Florida agent who shops multiple carriers each renewal. Deeper dive on Florida construction & insurance →
In a Florida resort community, insurance should be part of the early buying conversation — not something left until the final week before closing.
To make the annual numbers easier to understand, here’s the approximate monthly equivalent of the 2026 assessment totals.
2026 assessment + $800 food minimum, by property type
| Property type | Assessment + F&B (annual) | ~Monthly equivalent |
|---|---|---|
| 52′ single-family lot | $6,105.75 | ~$508.81 |
| 62′ single-family lot | $6,256.00 | ~$521.33 |
| 76′ single-family lot | $6,454.75 | ~$537.90 |
| Coach Home | $4,550.00 | ~$379.17 |
| Twin Villa | $6,281.79 | ~$523.48 |
Does not include CDD, property taxes, insurance, utilities, private pool service, pest control, or personal home expenses.
Before writing an offer at Esplanade by the Islands, verify:
This is one reason buyers shouldn’t rely on a Zillow-style monthly payment estimate. Those estimates often miss community-specific fees, CDD details, and Florida insurance realities.
The biggest mistake is asking “What is the HOA?” and stopping there. That question is too narrow.
A better question: “What is the full annual cost to own this specific property?”
That should include regular assessments, CDD, taxes, insurance, food minimum, closing contributions, and likely maintenance costs. Two homes can have the same list price but materially different true ownership costs.
Ownership costs also affect resale value. Buyers today are more fee-sensitive than they were a few years ago. They want to understand monthly costs, insurance, CDD, HOA dues, and lifestyle minimums before they commit.
A home that’s priced well but has unclear fees feels risky to buyers. A home with a clear, well-explained ownership profile is easier to evaluate. For sellers, accurate fee information reduces friction during the sale process. For buyers, it avoids surprises. More on the listing-side strategy →
Esplanade by the Islands offers a high-amenity resort lifestyle in the Naples and Marco Island area, but buyers need to understand the full cost structure before choosing a home.
For 2026, the main association assessment depends on property type and, for single-family homes, lot-width category. Buyers should also account for the annual food minimum, potential Working Fund Contribution at closing, CDD assessments, property taxes, insurance, and other home-specific expenses.
The right home isn’t always the one with the lowest list price. The right home is the one that gives you the best combination of lifestyle, location, floor plan, view, upgrades, timing, and total cost of ownership.
For a specific Esplanade by the Islands home, I can help you compare the true cost before you make a decision.
Keep reading: New construction vs. resale at Esplanade in 2026 → | FAQ — HOA, fees & money → | Moving to Naples: the complete relocation guide →
Sources & notes: Assessment figures sourced from the Esplanade by the Islands Community Association Approved 2026 Annual Budget (November 11, 2025). Working Fund Contribution language sourced from the governing documents (Declaration). CDD references the declaration definition of the Community Development District’s special-taxing-district powers. Amenity/association-service language from the Esplanade by the Islands Member Handbook (approved November 29, 2023). Assessment amounts subject to board change; buyers should verify current amounts via association estoppel or closing statement at the time of offer. This article is general information, not tax, legal, or financial advice.
Nicholas Nolan is a Florida REALTOR® with Realty ONE Group MVP who focuses on Naples, Marco Island, and Esplanade by the Islands. He has family who live in the community, plays pickleball at the courts, and has been working inside Esplanade since the community first opened — showing, hosting open houses, and closing transactions across new construction and resale. He helps buyers compare floor plans, understand HOA/CDD costs, evaluate resale values, and navigate the true cost of ownership before they make a decision.
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Pricing & floor plans. Subject to change without notice. Verify all current pricing, availability, and specifications with the builder before making purchase decisions.