Every real cost in plain English — the 2026 assessment schedule, the CDD on your tax bill, the $800 dining minimum, and the one-time $5,000 Working Fund at resale — plus the budget and reserves behind them.
All figures sourced from the Approved 2026 Operating Budget (board-approved 11/11/2025).
| Assessment Item | Annual | Quarterly |
|---|---|---|
| Single-Family Operating | $3,500.00 | $875.00 |
| Reserve (per home) | $250.00 | $62.50 |
| Landscape Benefit — 52' lot | $1,555.75 | — |
| Landscape Benefit — 62' lot | $1,706.00 | — |
| Landscape Benefit — 76' lot | $1,904.75 | — |
| Twin Villa Operating Add-on | $33.00 | — |
| Coach Home Total Assessment (master HOA only*) | $3,750.00 | $937.50 |
| Twin Villa Total Assessment | $5,481.79 | $1,370.45 |
| Single-Family 76' Total Assessment | $5,654.75 | $1,413.69 |
Using the board-approved 2026 figures above, here's how the recurring costs stack up for the most common starting lot. Every line is drawn from the 2026 Approved Budget or actual 2025 Collier County tax bills for Esplanade by the Islands — the Currents CDD varies by home, so it's shown as a range.
| Recurring line | Annual | Monthly |
|---|---|---|
| HOA operating | $3,500.00 | $291.67 |
| Reserve contribution | $250.00 | $20.83 |
| Landscape benefit — 52′ lot | $1,555.75 | $129.65 |
| Currents CDD (non-ad-valorem; single-family) | $2,330–$3,015 | $194–$251 |
| Food & Beverage minimum* | $800.00 | $66.67 |
| All-in recurring | ≈ $8,400–$9,120 | ≈ $700–$760 |
*The $800 F&B minimum is dining spend at the Bahama Bar and Toasted Café — you get food and drink for it, so it isn't a pure fee. Excludes property tax, insurance, and utilities, which are on top. One-time at resale: the $5,000 Working Fund. Coach Homes and Twin Villas run lower — their Currents CDD is about $1,050–$1,235 — get the exact all-in for your home →
Three different property types — Single-Family, Twin Villa, and Coach Home — have meaningfully different things bundled into the master Esplanade by the Islands HOA fee. Source: Amended & Restated Declaration Article V Section 5.1 (Maintenance of Lots) plus the Esplanade by the Islands Member Handbook (approved Nov 2023, the current handbook).
Article V Section 5.1(a) of the Declaration assigns most exterior maintenance to owners except where explicitly carved out for Twin Villas. Here's the practical breakdown:
Maintenance responsibility, by property type
| Item | Single-Family | Twin Villa | Coach Home |
|---|---|---|---|
| Lawn, landscape, irrigation | HOA | HOA | HOA* |
| Roof — repair & replacement | Owner | HOA | Sub-HOA* |
| Exterior paint & caulk | Owner | HOA | Sub-HOA* |
| Windows, doors | Owner | Owner | Owner |
| Building structural insurance | Owner | Owner | Sub-HOA* |
| Interior, HVAC, plumbing | Owner | Owner | Owner |
| Interior pest, termite bond | Owner | Owner | Owner |
| Pool service (private pool) | Owner | Owner | n/a |
| Utilities (electric, water, internet) | Owner | Owner | Owner |
*Coach Home owners pay a separate neighborhood / condo association fee on top of the master HOA. The neighborhood association covers building exterior, roof, building structural insurance, and the landscape immediately around the building. Verify the specific neighborhood association assessment for the home you’re looking at.
Twin Villas are paired single-story homes that share a common wall. Per Declaration §5.1(a), the painting, caulking, and maintenance of the exterior of the Villa Unit, plus the repair and replacement of the roofs of the Villa Units, are explicitly performed by the Association — not by the individual owner. That’s why the Twin Villa Reserve assessment is $647.04/year (vs. $250 for single-family) and there’s a $33/year Twin Villa Operating add-on. Those line items fund the reserve for roof replacement and exterior maintenance the Association is contractually obligated to perform.
So a Twin Villa owner pays one HOA bill and gets roof + exterior covered. No separate neighborhood association the way Coach Homes have.
Coach Homes are multi-unit buildings (2-story Coach Home buildings). The master Esplanade by the Islands HOA fee for a Coach Home is $3,750/year — which covers the resort amenities, community-wide infrastructure, and the community-wide landscape program. It does NOT cover the building exterior, the roof, or building structural insurance for the Coach Home building. Those are covered by a separate Coach Home neighborhood / condo association created under a Supplemental Declaration for the building.
The Coach Home neighborhood association assessment is in addition to the $3,750 master HOA. Amount varies by building; ask the seller or the Community Association Manager for the specific neighborhood-association assessment when underwriting a Coach Home purchase.
Plain English summary: Every Esplanade owner gets the resort + landscape package bundled in. Single-family owners handle their own roof, exterior, and structural insurance. Twin Villa owners have roof + exterior covered by the master HOA (one bill, no sub-association). Coach Home owners have a separate neighborhood association handling building exterior, roof, and structural insurance — a second bill alongside the master HOA.
The 2026 operating budget is built around 255 currently active units with $5.5M total gross revenue and $7.2M total operating expenses, balanced through a deficit-funding mechanism by the Declarant during build-out. At full buildout (1,250 units), gross revenue is projected to exceed $10.5M with the full slate of dining outlets in operation.
Source: Approved 2026 Operating Budget (cover sheet); January 2026 Financial Report Package by Troon Golf, LLC.
Per the January 2026 financial report, the Association's combined balance sheet shows:
Snapshot only — full figures in the Financial Report PDF.
The HOA assessment is only one line. Tell me the floor plan or address you're weighing and I'll send back a personalized breakdown — HOA + the $250 reserve + the landscape benefit for that exact lot width, the CDD line on the Collier tax bill, the $800 F&B minimum, and the one-time $5,000 Working Fund at resale — so nothing catches you off guard at closing. Free, and no pressure.
Prefer to run the numbers yourself first? Use the Esplanade cost-of-ownership calculator →
HOA assessments are only part of your annual cost. The other meaningful lines — ad valorem property tax, the CDD non-ad valorem assessment, homestead exemption, portability — all live with Collier County, not the Association. Bookmark these:
Look up your home's assessed value, taxable value, exemptions on file, and prior-year tax bills. Apply for homestead exemption (March 1 deadline) or portability when you move within Florida. Buying? Taxes reset toward your purchase price the January after closing — the Save Our Homes walk-through shows the math.
Pay your property taxes (due Nov 1, discounted if paid early), look up your TRIM notice, and see the breakdown of ad valorem (school + county + city) vs. non-ad valorem assessments (CDD bond, stormwater, fire). The CDD line is on this bill, not your HOA bill.
Homestead exemption rules, Save Our Homes cap, portability application, and the broader state framework. Useful background for out-of-state buyers learning the FL property-tax system for the first time.
The state HOA law that governs every Florida community association — including ours. When the recorded community documents are silent, this is the legal framework that applies.
Informational links only. For tax-planning or legal-strategy decisions, work with a licensed Florida CPA or attorney.
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.
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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.
