55+ answers for residents and prospective buyers — HOA fees, the Working Fund, pets, leasing, taxes, hurricanes, schools, healthcare, working with a realtor. Sourced from recorded HOA documents and verified public information, linked to the underlying sources.
No. Esplanade by the Islands is an all-ages community. The lifestyle is popular with active-adult buyers, which is why it shows up on some 55+ aggregator sites — but the community itself is not age-restricted under the Fair Housing Act’s Housing for Older Persons provisions.
Taylor Morrison — one of the largest homebuilders in the United States — develops and builds Esplanade by the Islands. They’ve built the entire Esplanade brand of resort-lifestyle communities across Florida.
Approximately 1,100–1,250 homes at full buildout, on ~525 acres. As of 2026 there are 255 active units with continued releases through Phase 4. See the Governance page for the current phasing schedule.
Site work and the first model homes opened in 2020. The first residents closed in 2021. Buildout is expected to continue through 2027–2028.
Taylor Morrison has built several Esplanade-branded communities across Florida (Lakewood Ranch, Bonita Springs, Orlando, etc.). They share the resort-lifestyle template but have separate HOAs, separate amenities, and very different price points and floor-plan offerings. “Esplanade by the Islands” is the one located off US-41 in south Naples, near Marco Island.
Day-to-day amenities — resort pool, fitness, spa, and food & beverage — are managed by Troon Privé and the Esplanade Resort Experiences team. The HOA itself is governed by a Board of Directors elected by the membership, with a full-time onsite Community Association Manager. See Governance.
For 2026 the single-family operating assessment is $3,500/year ($875/qtr) plus a $250/year reserve assessment plus a landscape benefit fee that varies by lot width ($1,555.75 / $1,706.00 / $1,904.75 for 52′, 62′, and 76′ lots). Coach Homes have a master HOA assessment of ~$3,750/year (Coach Home owners also pay a separate neighborhood / condo association fee that varies by building). Twin Villas total ~$5,481.79/year. Full 2026 budget detail on the financials page.
Per Declaration §9.9, the buyer pays it when legal title is conveyed. In practice it can be negotiated in the Florida AS-IS purchase contract — but if the contract is silent the buyer pays. Institutional mortgagees acquiring through foreclosure or deed-in-lieu are exempt. The Board may change the dollar amount in its discretion. See Rules — Working Fund.
Yes. Esplanade by the Islands sits in the Currents CDD (district 9081). The assessment is collected on the Collier County tax bill as a non-ad-valorem line — separate from and in addition to your HOA dues. Across 2025 bills it ran roughly $1,055–$3,015/year: attached coach homes and villas at the low end (about $1,050–$1,235), single-family higher (about $2,330–$3,015). See Collier Tax Collector for your specific bill.
$800/year per home, billed quarterly. Spend at the Bahama Bar and at the Toasted Café both count toward the minimum. If you don’t hit the minimum in a quarter, the shortfall is billed.
Florida uses an ad-valorem (value-based) tax. The Collier County Property Appraiser assesses your home’s value annually. The total millage rate (set by Collier County, the school district, and the CDD) is applied to your assessed value, less any homestead exemption. Annual property taxes typically run roughly 1.0%–1.3% of assessed value before homestead.
Buyer closing costs are typically 2–4% of purchase price, plus the $5,000 Working Fund Contribution on resale purchases. Seller closing costs are typically 6–8% (commission, title, doc stamps). I can prepare an exact estimate for your specific scenario — get in touch.
Generally no — HOA fees on a primary residence are not deductible. If the home is a rental property, HOA fees are deductible as a rental expense. This is not tax advice; consult your Florida CPA.
The current adopted budget, year-end financials, and reserve study are summarized on our financials page, and the underlying recorded documents are on the governing documents page.
Yes. Household pets are permitted subject to the use restrictions (Declaration Exhibit C) and the Community Standards. Leash and waste rules apply throughout common areas; the community has a dedicated dog park. See full pet policy on the rules page.
Yes, leases are permitted but must be approved by the Association. Minimum lease term is 30 days; maximum of 4 leases per year per home. Tenants must register with the Community Association Manager to receive amenity access. A refundable transfer fee applies. See leasing rules.
No. Esplanade enforces a 30-day minimum lease term, which makes short-term vacation rentals (Airbnb, Vrbo, weekly rentals) prohibited. This is a deliberate community-character decision and is consistent with many Naples master-planned communities.
Most plantings require architectural review approval. The community has approved plant lists for compatibility with the irrigation system, salt tolerance, and visual cohesion. Mature canopy trees and major landscape changes specifically require submission.
Florida statute 163.04 protects an owner’s right to install solar — the HOA cannot prohibit it. However, the HOA may set reasonable rules about placement and aesthetics (rear-facing slopes preferred, certain panel types, etc.) through the architectural review process. Submit before purchase.
Yes, subject to architectural review approval — specifically, color, type, and operation. Many Esplanade homes already have impact-rated windows and doors as standard, which can substitute for shutters in most cases. See the new construction hurricane guide.
The 15,000-sqft Wellness Venue houses a full fitness center, group exercise studios, locker rooms, the full-service spa & salon, the Toasted Café, and gathering spaces. It earned the “Best Clubhouse” award for 2025. See amenities.
Yes, with some limits. Residents can bring guests to the resort pool, fitness center, and Bahama Bar. Some seasonal limits apply during peak periods. Tenants of leased homes get full amenity access once registered.
Peak times are Tuesday/Thursday 8–10am open play; weekend mornings in season fill up fast. There are 3.0 and 3.5 ladders. Three additional courts are being added in 2026 to ease pressure. The lived experience: it’s busy but well-organized.
Yes — multiple Har-Tru tennis courts. Less heavily booked than pickleball. The community hosts tennis clinics and league play.
30+ resident-led clubs (book club, wine club, art, mahjong, photography, men’s/women’s groups, cards, etc.) plus a weekly events calendar managed by the onsite Lifestyle Director. See the rolling lifestyle calendar.
Yes — the 2026 buildout budget includes the Barrel House Bistro and Olive & Vine restaurant concepts, with a Culinary Arts Center anticipated in 2027 (teaching kitchen, formal dining, wine tastings).
Yes. On new construction at Taylor Morrison Esplanade, the builder pays the cooperating broker commission — meaning my representation costs you nothing. Important: I have to be registered as your agent at your first visit to the model home. See the full buyer’s-agent guide.
After contract you’ll have multiple appointments at the Taylor Morrison Design Studio to select options (flooring, cabinetry, countertops, fixtures, finishes). Process spans 2–4 months. Smart upgrade decisions can swing your resale value substantially. See the design process guide.
Quick-move-in (QMI) homes: 30–90 days from contract to closing. To-be-built homes: 8–14 months from contract to closing. Buyers timing a seasonal move-in typically plan on a one-year cycle.
Standard Taylor Morrison warranty is 1-year workmanship, 2-year systems (mechanical, electrical, plumbing), and 10-year structural. I walk every milestone inspection with my buyers and document any issues before they’re drywalled over.
Absolutely yes. The pre-drywall walk is your only chance to see framing, electrical rough-in, plumbing, and HVAC before they’re hidden behind drywall. Issues caught here are easy fixes; issues found later are warranty disputes. I do this with you.
Inventory changes weekly. The fastest way to see current availability is the live MLS feed, or call me — I track Taylor Morrison’s QMI inventory directly and can point you to the homes that fit your floor plan, lot, and timeline.
Two options. Quick: fill out the free home valuation request — I’ll send you a CMA within a couple business days. Comprehensive: schedule a no-obligation in-person listing consultation; I’ll walk the home with you, pull comps for your exact floor plan, and provide a defensible pricing recommendation. See the sell page.
Commission is competitive vs. any full-service brokerage in Naples and is fully negotiable based on the specifics of your home and timeline. I’ll go through it with you at the consult — no flat published rate because no two listings are identical. See commission section.
Professional photography, drone aerials, video walkthrough, SWFL MLS & full IDX syndication, pre-list staging consult, targeted social distribution, open houses, weekly market & activity reports, contract-to-close coordination. Detail at listing package.
In season (November–April): median 30–60 days from list to contract for accurately-priced homes. Off-season (June–September): 60–120 days. Closing typically adds another 30–45 days after contract (14–21 for cash buyers).
Any exterior modification — lanai screens, pavers, landscape changes, paint, shutters, lights, exterior fixtures — requires submission to the architectural Reviewer before work starts. Major plan submissions carry a $5,000 review fee per the Declaration. Unauthorized modifications are subject to enforcement. See resident toolkit.
Yes, with ARC approval. Pool additions are common on lots without pre-built pools. Lanai extensions and screen-cage enlargements are also approvable. Submit your contractor plans before signing.
Yes. Exterior paint changes (including matching a faded color) require ARC submission. The community has an approved palette for visual cohesion. Repainting in the existing approved color generally moves through fast.
No. Florida does not tax wage income, pension distributions, IRA/401(k) withdrawals, or Social Security. There’s also no Florida estate or inheritance tax. For a household with high pension or retirement-account income moving from a high-tax state, the savings are substantial. See the Florida residency section on our Moving to Naples guide. Authority: Florida Department of Revenue.
If your Esplanade home is your primary residence, you can apply with the Collier County Property Appraiser to knock $50,000 off your assessed value for property-tax purposes. File between January 1 and March 1 the year after taking ownership. See homestead detail.
Once you have homestead, your home’s assessed value can only rise by 3% per year (or CPI, whichever is lower) — regardless of market appreciation. In rapidly appreciating markets this protection is enormous. Florida residents can also “port” up to $500,000 of accumulated SOH savings if they sell and buy another Florida primary residence.
The high-level checklist: spend more than 183 days/year in Florida, file a Declaration of Domicile with the Collier County Clerk, get a Florida driver’s license, register your vehicles, register to vote, apply for homestead, and update all financial & estate-planning documents. Full checklist on Moving to Naples.
Strongly recommended in your transition year. A Florida CPA who has done residency transitions before will handle the partial-year tax filing in your old state and structure the transition to withstand a residency audit. I can refer one.
Typically $3,000–$7,000/year for a single-family Esplanade home. 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 — not a captive agent.
Most Esplanade homes sit in flood zone X (low risk) — not federally required, but worth carrying optional NFIP or private-market coverage. Cost in zone X is typically $400–$800/year. Verify your specific flood zone with the FEMA Flood Map.
The vast majority of homes are in flood zone X (lowest risk). Some peripheral lots may be in zone AE depending on elevation. Esplanade did not experience flood damage from Hurricane Ian’s storm surge in 2022 — the elevation works in the community’s favor.
Sign up for AlertCollier emergency notifications, know your evacuation zone (A–E), maintain a 7-day kit, secure outdoor furniture & pots before storms, and if you’re seasonal, have a property manager who can check on the home. See the detailed hurricane guide and hurricane FAQ.
Manatee Elementary, Manatee Middle, and Lely High — all A-graded under the Florida 2024–25 grading. Collier County Public Schools as a district earned an A grade (#6 of 67 in Florida). Full detail on the schools page.
Yes — several established private schools serve the Naples area, including Community School of Naples (PK–12), Seacrest Country Day, and Royal Palm Academy. Details and comparisons on the schools page private alternatives.
Collier County offers school choice through controlled open enrollment. Capacity-dependent and applied for during designated windows. Contact Collier Schools directly for the current open-enrollment window.
Two large not-for-profit networks: NCH Healthcare System (Downtown & North Naples campuses) and Physicians Regional Healthcare (Pine Ridge & Collier Boulevard campuses). See POI healthcare section.
Multiple urgent-care clinics are within 10–15 minutes — including NCH-affiliated and Physicians Regional-affiliated clinics on US-41. Hours vary by location; current list on our points of interest.
Cleveland Clinic Weston is ~2.5 hours across Alligator Alley. Mayo Clinic Jacksonville is a short flight or ~4-hour drive. Moffitt Cancer Center (Tampa) is ~3 hours. Many Esplanade residents do their primary care locally and travel for specialty needs. See healthcare on Moving to Naples.
About 25 minutes northwest via US-41. The road runs east-west through south Collier then bends north along the Gulf coast near downtown — so the geography quirk is that “take 41 north to Naples” actually goes west first. See the points of interest map.
Most use Southwest Florida International (RSW) in Fort Myers — about 50 minutes north. Naples Airport (APF) is closer (~25 min) but limited to private and small regional. Miami International (MIA) and Fort Lauderdale (FLL) are 2–2.5 hours east across Alligator Alley for international or low-cost routes.
Marco Island public beach is ~15 minutes south. Naples Pier and 5th Avenue beaches are ~25 minutes northwest. Tigertail Beach (Marco) is the favorite among many Esplanade residents for paddleboards and kayaking. See beaches section.
~10–15 minutes south via SR-951 (Collier Blvd). Marco is closer to Esplanade than downtown Naples is — one of the underrated geography facts for buyers. Boating, fine dining, beach access, golf, and the Marriott resorts are all easy day trips.
Naples, Marco Island, Bonita Springs, Estero, and the broader Collier and Lee County area. My specialty is Esplanade by the Islands and Taylor Morrison new construction more broadly, but I sell across the SWFL market.
Both. On new construction at Esplanade I’m a no-cost buyer’s representative (builder pays). For resales I take both buyer and seller engagements — my sell-your-Esplanade-home page explains the listing-side service in detail.
Five-star reviews are on my Zillow profile and Google Business Profile. A rotating carousel of verified reviews is also on the homepage.
Realty ONE Group MVP · The Nicholas Nolan Team
Nicholas Nolan LLC · Florida Real Estate License SL3504588 · 
Specializing in Taylor Morrison Esplanade communities and Naples new construction. I work as a transaction broker — limited representation, with honest, fair and skilled dealing to everyone in the transaction. On eligible Taylor Morrison new construction the builder pays the cooperating broker fee at closing (as of 2026); compensation is negotiable and not set by law.
Brokerage. Nicholas Nolan (Florida Real Estate License SL3504588) is a licensed real estate sales associate of Realty ONE Group MVP, 1495 Pine Ridge Rd, Naples, FL 34109. The Nicholas Nolan Team is a team operating under the supervision of Realty ONE Group MVP. All real estate services are performed by Realty ONE Group MVP.
Equal Housing Opportunity. We do business in accordance with the Federal Fair Housing Law and equal opportunity housing standards.
Photography. Photos © Nicholas Nolan LLC unless credited otherwise; some images may be digitally enhanced. Unauthorized use prohibited — see Terms.
Independent resource. This site is not affiliated with, endorsed by, or operated by Esplanade by the Islands Community Association, Inc., or Taylor Morrison. “Esplanade” and “Esplanade by the Islands” are trademarks of Taylor Morrison; all third-party trademarks are the property of their respective owners.
Pricing & floor plans. Subject to change without notice. Verify all current pricing, availability, and specifications with the builder before making purchase decisions.
