★Florida REALTOR® · License SL3504588 · Realty ONE Group MVP · The Nicholas Nolan Team · Esplanade specialist · 📞 (239) 877-4646

For sellers · Esplanade by the Islands

Selling your Esplanade home? Hire a realtor who actually lives the lifestyle.

There are 2,500+ active real estate agents in Collier County. Maybe a dozen know Esplanade by the Islands well enough to explain the Working Fund. One has lived inside the community in a villa, has family who live here today, has hosted open houses for Coach Homes, has tracked every floor plan since the gates opened, and shows up at the pickleball courts for open play every week. That's me. If you're listing your Esplanade home, that's the depth of community knowledge behind the listing service.

📞 Call (239) 877-4646 Request a listing consultation → See how I market your home →

The headline

An Esplanade listing isn't a generic Naples listing.

A buyer touring your home isn't just deciding if they like the floor plan. They're deciding whether they can live with the $5,000 Working Fund Contribution at closing. Whether the $800/yr food & beverage minimum is a feature or a friction. Whether the dog park is close enough. Whether the pickleball courts are crowded at 8am on Tuesdays.

A generic Naples listing agent can't answer any of those questions credibly. They'll smile and say "I'll check with the HOA." Your buyer will smile back, leave, and call the next showing. Selling a home in a master-planned amenity community is a knowledge sale. The agent who can answer the questions confidently — from lived experience, not a fact sheet — is the agent whose listings sell.

The hidden cost of the wrong agent: in lifestyle-driven resort communities, buyer hesitation translates into days on market. Every additional week sitting on the MLS shows up later as a price reduction. The listing-agent value isn't just in marketing — it's in answering questions so buyers don't walk away with doubt.

Why me, specifically

Six things no other Naples realtor can say about Esplanade

This isn't a "specialist" marketing claim. It's a lived position. Here's the unfair advantage I bring to listing your home.

1 · I know the community firsthand

My family lives in a villa at Esplanade, and I'm there constantly. I know which floor plans get the morning sun. I know what the lanai feels like in February. I know how loud the Bahama Bar gets on a Friday in season. When a buyer asks "what's it really like to live here?" — most agents recite the brochure. I answer from real time on the ground.

2 · My family lives here today

I'm here every week visiting them — not just for showings. I see the gate traffic patterns, the seasonal turnover, the amenity calendar, what residents are actually talking about. I know which contractors are doing the most lanai cage work right now and which paver companies are getting the call-backs.

3 · I've sold here

I've been working inside Esplanade since the first phase released — showing models, hosting open houses for the Coach Homes during pre-construction sell-down, walking buyers through every floor plan as it rolled out, and closing transactions on both new construction and resale. Every interaction here taught me something specific about how this community trades — floor plan demand, view premiums, what buyers ask twice about.

4 · Pickleball player — open play here, leagues across Naples

This isn't a charm fact. Esplanade has some of the most-played pickleball courts in the area, and the courts are a top-three reason buyers pick this community over its neighbors. I'm at open play here regularly and I'm in leagues across Naples — so when a buyer asks "are the courts competitive?" or "is there a 4.0 ladder?" I can answer honestly, in detail, by name.

5 · I've tracked every floor plan since groundbreak

13 single-family plans, 4 Coach Home plans, multiple Twin Villa configurations — current and retired. I know the price per square foot history of each, which ones disappeared from the offering and why, which ones get full-price offers and which ones sit. See the model inventory I maintain.

6 · My buyer pipeline is Esplanade-specific

This website exists. That alone is unusual. Buyers researching Esplanade by the Islands find me first — that's the entire premise of esplanadenaples.org. When you list with me, your home is shown to a pipeline of buyers who arrived already knowing they want this community, not buyers being talked into it.

The pickleball angle — why it matters more than you'd think

If your buyer is a pickleball player, you want a listing agent who is too.

A large share of Naples-area buyer searches now include the phrase "amenity communities with great pickleball," and Esplanade turns up on those short lists. The question they always ask: "What's the level of play actually like?"

A listing agent who plays at the same courts can answer that with specificity — the days that fill up, the typical skill range at open play, whether there's a 3.5 round-robin on Wednesdays. A listing agent who's never held a paddle gives a vague answer. That gap converts directly into showings that close vs. showings that don't.

It's one example of a broader truth: at amenity-driven communities, the listing agent's credibility is the marketing. Your buyer is investing in a lifestyle. They want to hear about it from someone who lives it.

The pricing playbook

Pricing your Esplanade home: floor plan, view, lot, and upgrades all matter — differently than they do elsewhere.

Generic CMAs (comparative market analyses) miss Esplanade's specifics. Here's the framework I actually use.

Floor plan demand — not all are equal

Some Esplanade floor plans have a deep waiting list of buyers (Pallazio II, Lazio II, Beacon are perennial favorites). Others sit longer because supply outpaces demand in that segment. Pricing strategy depends on which plan you own — aggressive pricing on a hot plan, careful positioning on a slow plan.

View premium is real, but capped

Water-view and preserve-view lots historically command an 8–15% premium at resale — but only up to the comp ceiling for that floor plan. Over-pricing because of a view typically extends days on market without netting more dollars.

Upgrades don't return 1:1

A $40K upgraded kitchen at the Taylor Morrison design center doesn't get you $40K back at resale — usually 50–70%. Honest pricing requires honesty about which upgrades the market actually pays for. I'll tell you which to highlight and which to treat as cost of living, not selling features.

The new-construction comp gap

Taylor Morrison is still selling new construction inside Esplanade. Your resale is competing against a brand-new home of the same floor plan, with builder financing incentives. Pricing has to account for that or your listing sits. I track current builder inventory and incentive structure weekly so we price against the actual competition, not against last year's comps.

What I won't do: overpromise your home's value to win the listing, then push for a price reduction 30 days in. That's the oldest trick in the book and it costs you in lost time and lost negotiating leverage. My pricing recommendation is the one I'd give my own family — because they live here.

What's in the listing package

Full-service marketing — not a sign in the yard and a prayer.

Here's what your home gets when you list with me. No add-on fees, no “upgrade tier” nonsense.

Professional photography

Interior shots, exterior shots, twilight shots if it's a water view. The first photo on Zillow is what makes a buyer click or scroll past. Your home will not look like a phone snap.

Drone aerials

Mandatory at Esplanade. Buyers want to see your home in context — proximity to the pool, the lake, the gate, the courts. Drone footage sells the location, not just the structure.

Video walkthrough

Narrated tour that highlights what photos can't — flow, ceiling height, view sightlines, lanai feel. Distributed to Zillow, Realtor.com, and across social.

SWFL MLS & full IDX syndication

Your listing flows to every major real estate portal automatically. Zillow, Realtor.com, Redfin, Homes.com, and every brokerage IDX feed in Southwest Florida.

Pre-list staging consult

I walk through the home with you before listing photos and we identify what to declutter, depersonalize, or rearrange. No charge, no pressure to hire a stager — just an honest second pair of eyes from someone who knows what buyers respond to in this community.

Targeted social distribution

Listings amplified through my Naples social channels and the Esplanade-specific audience this site has built. Plus regional pickleball groups when the home matches that buyer profile — a channel most realtors don't tap.

Open houses on demand

If your floor plan is one where buyers want to walk through — or if we're in peak season — I'll host open houses. Including the unconventional weekday morning opens that catch in-season showing traffic between tee times.

Weekly market & activity report

Every week your home is listed, you'll get a clear update: showings booked, showings completed, agent feedback, portal view count, comparable listings hitting the market. No vague reassurance — real data.

Contract-to-close coordination

From accepted offer through final wire: title coordination, inspection management, HOA estoppel ordering, Working Fund Contribution coordination, walk-through, settlement. You don't lift a finger unless a decision needs to be made.

The commission conversation

Competitive, fully negotiable, and built around what you actually need.

I don't publish a flat commission percentage on this page because no two listings are identical. A new-construction-style home in mint condition at a hot floor plan needs a different listing strategy than a 5-year-old resale needing a price reduction at the end of season. The marketing intensity is different. The negotiation is different. The commission should be too.

What I can promise: my commission is competitive against any full-service brokerage in Naples, and the value proposition — lived-in Esplanade knowledge, full-service marketing, hyperlocal pricing strategy, my buyer pipeline — is materially deeper than what you'll get from a generic listing agent or a discount broker. We'll talk through your goals at the consultation, and we'll structure the listing agreement around what makes sense for your specific home and your specific timeline.

One thing I won't do: match an MLS-only discount broker on price by stripping out the services that actually sell your home. If you want a flat-fee MLS listing and you're comfortable handling the marketing yourself, there are good companies that offer that — I'll happily point you to one. If you want full-service representation, that's what we'll discuss.

What buyers will ask — and how I answer

Eight questions every Esplanade buyer asks, and why my answers move the needle.

When a buyer tours your home, they're testing the listing agent as much as the property. Here's the eight-question gauntlet, and what a credible answer sounds like.

“What's the Working Fund Contribution?”

Answer: $5,000 paid by every resale buyer at closing, used to fund the community's working capital reserves. It's separate from the HOA fee and separate from CDD. Full breakdown here.

“What's the F&B minimum?”

Answer: $800/yr per household, spent at the Bahama Bar or the Wellness Venue dining venues. Counts as use-it-or-lose-it, billed quarterly. Most residents spend it without thinking about it.

“Are the pickleball courts crowded?”

Answer: Open play 8–10am Tuesdays/Thursdays is the busiest. There's a 3.0 and 3.5 ladder. Weekends fill up fast in season. Three new courts being added in 2026 will ease the pressure. (I play here. I know.)

“What's the resale market like for this floor plan?”

Answer: I'll pull the last 12 months of comparable sales for this exact plan, with average days on market and final sale-to-list ratio — on the spot. No CMA delay.

“How's the Bahama Bar vs. the Wellness Venue?”

Answer: Bahama Bar is the casual poolside — sandwiches, salads, frozen drinks. Wellness Venue dining is the dressier option — the 2025 Best Clubhouse award belongs to it. Both included in the F&B minimum.

“Can I rent the home out when I'm not here?”

Answer: Minimum lease term is 30 days, capped at 4 leases per year. No short-term rentals (Airbnb-style). Full leasing rules here.

“What are the schools like?”

Answer: All three zoned schools (Manatee Elementary, Manatee Middle, Lely High) are A-graded under the Florida 2024–25 grading. Lely also dramatically upgraded from B to A. Full school report here.

“What about hurricanes? Is the home built to take a storm?”

Answer: Concrete-block construction, impact-rated windows, Taylor Morrison's storm-rated truss systems — all standard. We took a direct hit during Ian's eyewall (October 2022). Most Esplanade homes had minor cosmetic damage at most.

Realistic timeline

How long will it take to sell?

Honesty over optimism — here's what the actual numbers look like at Esplanade by the Islands and similar Taylor Morrison communities.

In season (Nov–Apr)

Median 30–60 days from list to contract for accurately-priced homes. Snowbird shopping window peaks in January and February. Showings book up fast. This is where you list if timing is flexible.

Off-season (Jun–Sep)

Median 60–120 days. Slower foot traffic but less competition on the MLS. If you have to sell in summer, smart pricing matters even more — we'll list at the level that captures the limited buyer pool.

Closing itself typically takes another 30–45 days after contract. Cash buyers can close in 14–21. The Working Fund Contribution, HOA estoppel ordering, and title work are all coordinated through me — you don't chase paperwork.

What happens at the listing consultation

30 minutes, no commitment, you'll know more about your home's value either way.

A listing consult isn't a sales pitch. It's a working session.

Walk-through. I tour your home, take notes on condition, layout, view, upgrades. I'll ask a few questions about your timeline and goals.
Comparable sales review. We sit down with the last 12 months of sales for your exact floor plan — sale prices, days on market, sale-to-list ratios. I'll show you the data, not just the conclusion.
Current competition. We look at what's actively listed in Esplanade right now, and what Taylor Morrison still has in new construction inventory of the same plan. You see exactly what your home is up against.
Pricing recommendation. Honest, defensible, with the reasoning behind it. You may not love every number — but you'll know how I got there.
Marketing plan. I'll walk you through exactly how I'll market the home — not a generic packet, your specific home.
Commission & timeline. We'll talk numbers, structure, and the listing agreement.

If you decide to list with me, great. If you decide to list with someone else — or not list at all — you'll still walk away with a clearer picture of where your home stands and what the market wants from it.

Request a listing consultation

Tell me about your home — I'll be in touch within 24 hours.

No obligation, no pressure, no hovering. I'll review your home's specifics, pull recent comps for your floor plan, and propose a time to walk through together.

✓ Florida REALTOR® · License SL3504588
✓ Esplanade specialist · Realty ONE Group MVP
✓ Villa resident · family in the community
✓ Fully negotiable commission · full-service marketing

Your Esplanade FL listing specialist

Nicholas Nolan, REALTOR®

Realty ONE Group MVP · The Nicholas Nolan Team

Nicholas Nolan LLC · Florida Real Estate License SL3504588 ·

Villa resident, family in the community, pickleball player, and showing this community since the gates first opened. Deep, first-hand knowledge of this specific community — and a listing service to match.

📞 (239) 877-4646 nick@naplesliving.us Send a message

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 & market data. Subject to change. Past performance is not a guarantee of future results. All representations regarding days on market, sale-to-list ratios, and price trends are based on Southwest Florida MLS data and are deemed reliable but not guaranteed.

Talk to Nick (239) 877-4646