Buy Your Next Home in Marco Island with the #1 Team in Southwest Florida Since 2012: real sale prices, condo documents, flood and insurance, before you tour.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar · Updated October 2026
Buying a home on Marco Island is two decisions at once: which part of the island fits the way you will live, and whether the building or house you pick will carry its costs the way you expect. This guide covers both, with the island’s own numbers. It sits under our Marco Island community guide, which covers the city, its neighborhoods and the market as a whole, and our Collier County guide for the county around it. Every market figure on this page comes from our own Southwest Florida MLS pull for ZIP 34145 dated October 7, 2026, from Collier County records, or from the statute, agency or association document named beside it.
McGreevy and Comisar are the #1 Team in Southwest Florida since 2012, Top 1% Real Estate Agents Nationally Since 2008, and the #5 real estate team in Florida (RealTrends 2026). If you want a straight answer about a specific building or street before you spend a day touring, call Jesse direct at (239) 898-6072 or Marc at (239) 287-5873, or use the form at the top of this page.
To buy a home on Marco Island, FL in 2026, set your budget against the island’s real carrying costs first: condo fees, insurance, flood zone and the property tax reset after a sale. Then choose between a single-family canal home and a condominium, request the building’s milestone and reserve documents before you offer, and close inside a Florida contract that protects your inspection and financing periods.
The market as it stands for buyers, each named community and the condo towers, condominium due diligence, flood zones and elevation, insurance with worked examples, property taxes for homestead and non-homestead owners, seasonal and full-time ownership, closing costs, how buyer representation works in Florida after the NAR settlement, and the buying process with our team step by step. If you are relocating within Southwest Florida, our Naples buyer guide and Bonita Springs buyer guide cover the neighboring markets.
A Marco Island buyer in October 2026 is shopping a balanced market with room to negotiate, an island almost entirely inside FEMA flood zone AE, and a condominium stock where the building’s structural paperwork matters as much as the view. These are the points we would want you to know before the first showing.
Jump to any section of this Marco Island buyer guide.
McGreevy and Comisar is a Southwest Florida team that represents buyers and sellers across Collier and Lee counties, with over 45 years of combined direct real estate experience between Jesse McGreevy and Marc Comisar. On Marco Island that means we read condo documents, flood maps and tax rolls for you before you commit to a building or a street.
If you are comparing teams, our guide to the best real estate agents in Marco Island explains how we think a buyer should choose one, and what to ask.
For this page we tracked every Marco Island closing in the Southwest Florida MLS for the five years to October 7, 2026: 4,221 sales inside ZIP 34145, including 896 in the most recent 12 months. Those are the market figures you will see throughout. They are the island’s sales, not ours, and we use them the way we use them with clients: to show what a building or street has actually sold for, how long it took and how far below list it closed.
We give every Marco Island buyer the same five-point briefing before we unlock a single door, because the island’s costs are mostly invisible on a listing sheet.
Before a showing day we pull the building’s or street’s recent closings from the MLS, the listing-entered fees, the year built from the county roll and, for condominiums, whatever the association has published about its milestone inspection, reserve study, rental rules and pet policy. For houses we check the FEMA flood zone, the base flood elevation and whether the home was built before or after the current map. You should know what a home has sold for and what it costs to own before you fall for the view.
A meaningful share of Marco Island sales start as conversations: owners who plan to sell after season, estates, and sellers who want a quiet sale. We work our own seller relationships, other agents’ coming-soon notes in the MLS and our database of past clients to put you in front of homes before they are widely marketed. When a home is not yet listed, we tell you plainly what we know and what we do not, and we never pressure a seller on your behalf with information we cannot back up.
Over the last 12 months the typical Marco Island home sold at 94.3 percent of its last list price, single-family homes at 94.0 percent and condominiums at 94.5 percent (Southwest Florida MLS, ZIP 34145, 12 months to October 7, 2026). That gap is real, but it is not evenly spread: homes priced right sell close to list, and stale listings give the most. We build every offer from the building’s own closings, its days on market and what the inspection is likely to find, and we use the inspection and insurance periods to renegotiate when the facts support it.
We will not tell you a building is “fine” without its documents, quote you an insurance premium we have not seen in writing, or send you to a listing search when you asked for advice. We will not push a closing date that leaves you without your full condominium review period. And we will not represent you in a purchase from one of our own listings without telling you, in writing, how that changes our role.
The Marco Island market for buyers in October 2026 is balanced and price-stable: across the sales we tracked in the Southwest Florida MLS, 896 homes closed in the 12 months to October 7, 2026, up from 794 a year earlier, at a median of $999,000, with the median home selling at 94.3 percent of its last list price after 79 days (Southwest Florida MLS, ZIP 34145).
Data updated: October 2026
In the 12 months to October 7, 2026, 405 single-family homes sold on Marco Island at a median of $1,550,000, with sales from $435,000 to $11,900,000 (Southwest Florida MLS). The median sold for 94.0 percent of its last list price after a median 74 days on market, and the median price per square foot of living area was $699. In the prior 12 months, 404 homes sold at a median of $1,570,000, so the single-family market has held its level rather than moving in either direction. Only 4 single-family homes sold under $500,000 and 26 under $750,000: on Marco Island, a house generally starts in the high six figures.
In the same 12 months, 477 condominium units sold at a median of $622,000, from $151,500 to $7,200,000, at a median 94.5 percent of last list price after 84 days (Southwest Florida MLS, ZIP 34145). That is up from 387 sales at a median of $615,000 a year earlier. The MLS building-design field splits them clearly:
| Building type (MLS) | Sales, 12 months to Oct 7, 2026 | Median sale price | Median $ per sq ft | Median days on market | Median sale-to-list |
|---|---|---|---|---|---|
| High-rise (8+ stories) | 202 | $987,000 | $741 | 99 | 94.7% |
| Mid-rise (4 to 7 stories) | 168 | $537,500 | $496 | 79 | 94.8% |
| Low-rise (1 to 3 stories) | 107 | $350,000 | $433 | 63 | 94.0% |
| All condominiums | 477 | $622,000 | $541 | 84 | 94.5% |
| Single-family homes | 405 | $1,550,000 | $699 | 74 | 94.0% |
| Townhouses and attached villas | 13 | $350,000 | $314 | 81 | 93.4% |
Source: Southwest Florida MLS, ZIP 34145, City of Marco Island, closed sales including sold data entries, 12 months to October 7, 2026, our pull. Sale-to-list is the sold price divided by the last list price.
| Price band | Single-family sales | Condominium sales |
|---|---|---|
| Under $500,000 | 4 | 151 |
| $500,000 to $999,999 | 77 | 204 |
| $1,000,000 to $1,999,999 | 189 | 78 |
| $2,000,000 to $2,999,999 | 56 | 28 |
| $3,000,000 to $4,999,999 | 59 | 12 |
| $5,000,000 and up | 20 | 4 |
Source: Southwest Florida MLS, ZIP 34145, 12 months to October 7, 2026. Under $500,000, Marco Island is almost entirely a low-rise and mid-rise condominium market. Between $1 million and $2 million the single-family canal home is the most common purchase. Above $3 million, buyers are choosing between Gulf-access and bay-front homes in the Estates, Key Marco and Hideaway Beach and the larger Gulf-front tower units.
On October 7, 2026 the MLS showed 409 active listings on Marco Island and 58 pending sales. Against 896 closings in the prior 12 months, that is about 5.5 months of supply (409 divided by 74.7 sales a month). By type: about 4.4 months for single-family homes (150 active, 33.75 sales a month) and about 6.4 months for condominiums (254 active, 39.75 sales a month). The median active single-family list price was $2,939,500 and the median active condominium list price was $671,950, both well above the 12-month sale medians, which tells you that the highest-priced listings are the ones sitting longest.
Negotiation room by price band, 12 months to October 7, 2026 (Southwest Florida MLS; sale-to-list excludes the 21 sold-data-entry records, which carry no marketing history):
| Segment | Sales | Median days on market | Median sale-to-list |
|---|---|---|---|
| Single-family under $1,000,000 | 81 | 61 | 95.7% |
| Single-family $1,000,000 to $1,999,999 | 189 | 62 | 94.0% |
| Single-family $2,000,000 to $4,999,999 | 115 | 90 | 92.6% |
| Single-family $5,000,000 and up | 20 | 84 | 94.7% |
| Condominium under $1,000,000 | 355 | 87 | 94.7% |
| Condominium $1,000,000 to $1,999,999 | 78 | 56 | 94.0% |
| Condominium $2,000,000 to $4,999,999 | 40 | 85 | 92.9% |
Only 91 of the 896 sales in the last 12 months closed at or above their last list price. The widest gap sits between $2 million and $5 million, where the median single-family home closed at 92.6 percent of list and the median condominium at 92.9 percent.
| 12 months ending | Single-family sales | Single-family median | Condominium sales | Condominium median |
|---|---|---|---|---|
| Oct 7, 2022 | 396 | $1,632,500 | 522 | $672,000 |
| Oct 7, 2023 | 373 | $1,575,000 | 397 | $717,500 |
| Oct 7, 2024 | 394 | $1,600,000 | 407 | $690,000 |
| Oct 7, 2025 | 404 | $1,570,000 | 387 | $615,000 |
| Oct 7, 2026 | 405 | $1,550,000 | 477 | $622,000 |
Source: Southwest Florida MLS, ZIP 34145, City of Marco Island, our pull of October 7, 2026, in consecutive 12-month windows. Single-family medians have stayed between $1.55 million and $1.63 million for five years. The condominium median peaked in the year to October 2023 and has since settled about 13 percent lower, while condominium sales volume recovered to 477 in the latest year.
Over the five years to October 7, 2026, Marco Island closings peaked in April (508), March (481) and May (486) and bottomed in November (236), with July (285) and September (272) also quiet (Southwest Florida MLS, ZIP 34145, 4,221 closings). Spring closings reflect contracts written in season, when seasonal residents are here and competition is highest. In the last 12 months the median sale-to-list ratio was almost the same in January to April (94.4 percent) as in May to December (94.2 percent), but the median days on market rose from 76 to 82 days. In practice, buyers who can shop in late summer and early fall see more homes that have already been on the market a while and sellers who would rather not carry a home through another season.
The Marco Island community that fits you depends on whether you want a Gulf-front tower, a gated club, a large estate lot or a canal home with a boat lift. The island has no recorded neighborhood boundaries, so we define each area by its recorded plats and streets and show what actually sold there, with the window and date beside every figure.
Data updated: October 2026
| Community | What it is | MLS sales, 12 months | Median sale | Median days on market | Median sale-to-list | County parcels | Median year built |
|---|---|---|---|---|---|---|---|
| Hideaway Beach | Gated club community, homes and condominiums | 25 | $1,805,000 | 103 | 92.8% | 617 | 1995 |
| Cape Marco | Six gated Gulf-front condominium towers | 43 | $2,300,000 | 77 | 94.8% | 682 | 1998 |
| The Estates | Large-lot single-family, south end | 35 | $3,000,000 | 71.5 | 92.9% | 708 | 2017 |
| Tigertail | Single-family near Tigertail Beach | 33 | $2,100,000 | 46 | 93.4% | 643 | 2015 |
| Caxambas and the South End | Canal homes and south-end condominiums | 28 | $1,512,500 | 50.5 | 94.3% | 679 | 2006 |
| Smokehouse Bay and the Esplanade | Bayside condominiums by the Esplanade | 16 | $532,500 | 35 | 94.4% | 409 | 1988 |
| Olde Marco | Historic village, waterfront homes and condos | 10 | $1,342,500 | 126 | 92.7% | 216 | 2001 |
| Gulf-front condominiums | 22 condominiums on the Collier Boulevard corridor | 119 | $725,000 | 85 | 94.3% | 3,136 | n/a |
| Key Marco | Low-density homes and homesites on Horr’s Island | 5 in 60 months | $3,400,000 (median of these 5) | 94 | 92.3% | 137 | 2013.5 |
Sources: Southwest Florida MLS, ZIP 34145, closed sales in the 12 months to October 7, 2026 (Key Marco: all 5 closings in the 60 months to October 7, 2026), our pull; Collier County roll counts and years built from the county’s data files dated August 29, 2026. Each community is matched by its MLS development or subdivision name, or for street-defined areas by its recorded plats and streets. The Gulf-front row combines the 22 condominiums in our Gulf-front roster.
With 409 Marco Island listings active on October 7, 2026 and a median sale at 94.3 percent of list, the gap between a good and a bad purchase is mostly in the building documents, the flood elevation and the price you open with. Start a Marco Island buyer consultation, or call Marc at (239) 287-5873 or Jesse direct at (239) 898-6072. Selling a home on the island or elsewhere in Southwest Florida first? Get a free home valuation or read how we sell homes on Marco Island.
Hideaway Beach is the island’s private, gated club community at the north end, with homes, condominiums and homesites around a club that lists a 9-hole golf course, a 34,000 square foot sports and wellness center, tennis, pickleball and four dining venues. It is also the only part of the island with its own beach tax district (1.6 mills in 2025). In the 12 months to October 7, 2026, 25 Hideaway Beach homes sold through the MLS at a median of $1,805,000: 11 single-family homes at a median of $2,230,000 and 14 condominium units at a median of $1,640,000, with a median 103 days on market. Ask for the club’s membership terms in writing early, because they are part of the cost of ownership and are not published.
Cape Marco is a gated enclave of six condominium towers at the island’s southwest tip, Merida, Tampico, Monterrey, Cozumel, Belize and Veracruz, built between 1992 and 2005 under one master association with a staffed guardhouse, private beach access, tennis and a clubhouse. It is the island’s top condominium market: 43 sales in the 12 months to October 7, 2026 at a median of $2,300,000 and $847 a square foot, at a median 94.8 percent of list. The towers span 13 years of construction, so their milestone deadlines and reserve positions differ; compare them tower by tower.
Key Marco occupies Horr’s Island, recorded as HORR’S ISLAND AKA KEY MARCO, with 137 residential parcels on the county roll, of which 40 are built homes and 97 are vacant lots, on large lots (median 0.62 acre by our map measurement). Sales are rare: 5 MLS closings in the 60 months to October 7, 2026, from $2,100,000 to $7,500,000, with a median of $3,400,000 for these 5 sales. With so many vacant lots, a Key Marco purchase is often a land purchase: confirm access, utilities, recorded restrictions and which taxing districts appear on the parcel’s bill before you buy.
Olde Marco is the historic village at the island’s northeast corner, on the Marco River, with 95 single-family homes, most on the water, and condominiums such as Ville de Marco and Pier 81 nearby. Ten homes sold there in the 12 months to October 7, 2026 at a median of $1,342,500 (7 single-family at a median of $1,625,000 and 3 condominiums at a median of $455,000), with a median 126 days on market. The village has been largely rebuilt; its single-family homes have a median year built of 2018.
The Estates is the large-lot single-family area of the south end, Marco Beach Units 9 and 13, with 602 homes and 106 vacant lots on the county roll and a median lot of about half an acre, double the island median. It is the island’s top single-family market by price: 35 sales in the 12 months to October 7, 2026 at a median of $3,000,000 and $862 a square foot, up to $11,900,000. About 70 percent of lots touch a canal or bay by our map test, and 131 homes carry a year built of 2023 or later.
Tigertail is the single-family area around Tigertail Beach on the island’s northwest side, with 607 homes on the county roll, including 42 single-family lots on the Gulf by our map test near Tigertail Beach Park. In the 12 months to October 7, 2026, 33 homes sold at a median of $2,100,000 after a median of only 46 days on market, the fastest single-family turnover of the named areas. The Gulf-front condominiums along the Tigertail end, including South Seas, Tradewinds, Princess Del Mar and Sandpiper, are covered with the condo towers.
Caxambas and the South End covers the canal grid of Marco Beach Unit 10 and the Caxambas plats near Caxambas Pass and Caxambas Park, plus south-end condominiums. It is a mixed market: 28 sales in the 12 months to October 7, 2026 at a median of $1,512,500, 16 single-family homes at a median of $1,910,500 and 12 condominiums at a median of $767,500. Caxambas Park’s boat ramp reopened in February 2025 after Hurricane Ian damage, with fuel service resuming in November 2025.
Smokehouse Bay and the Esplanade is the bayside condominium district on North Collier Boulevard and Elkcam Circle, built mostly in the late 1980s and early 2000s around the Esplanade’s shops and 77-slip marina. It is the most affordable named area: 16 condominium sales in the 12 months to October 7, 2026 at a median of $532,500, with a median of 35 days on market. Smokehouse Harbour’s association, for example, leases boat slips to owners (boats over 25 feet need Board approval and lifts are not permitted).
The Gulf-front condominium corridor groups 22 condominiums along South and North Collier Boulevard, from Sunset House and Seabreeze, built around 1970, to 1990s and 2000s towers such as The Somerset, Mirage on the Gulf and Madeira, with 3,136 units on the county roll. Not every building in the group sits on the sand: Island Manor, Aquarius, Mariner and Beach View are low-rise garden complexes on the inland side of Collier Boulevard, and Grand Bay faces the Marco River, so confirm frontage building by building. In the 12 months to October 7, 2026, 119 units sold at a median of $725,000, from $151,500 to $6,900,000, at a median 94.3 percent of list after 85 days. On October 7, 2026 there were 57 active listings and 7 pending. This corridor is where rental minimums and pet rules vary most, from a 7-day minimum at Sea Winds of Marco to 3 months at Summit House.
On the county roll, the island’s inland grid (Marco Beach Units 1 to 8) holds 5,134 single-family homes with a median lot of 0.248 acre, a median living area of 2,330 square feet and a median year built of 2016; about 68 percent of those lots touch a canal or bay by our map test. It is where most of the island’s single-family buyers end up, and where boat access, bridge clearances and seawall condition vary street by street.
Two towers on the same beach can differ by decades of age, by thousands of dollars a year in fees, and by whether you can rent for a week or must wait 90 days. Before choosing, compare the year built and the milestone status, the current fee and what it includes, the reserve funding in the latest budget, the rental minimum and pet rule, the master insurance deductible and whether the building sits on the Gulf, the bay or a canal. Our condominium guides for each tower cover those points one building at a time.
The county roll shows 1,257 of the island’s 7,480 single-family homes, about 17 percent, carry a year built of 2023 or later, much of it rebuilding on lots cleared of older homes. If you are considering a new or rebuilt home, see our guide to new construction on Marco Island for builders, permits and what to check in a builder contract.
Before buying a Marco Island condo, check five things in writing: the building’s milestone inspection status, its structural integrity reserve study and reserve funding, any special assessment adopted or under discussion, the rental and pet rules in the declaration, and whether a lender will finance the building. Florida law entitles you to most of these before your purchase becomes binding.
Florida’s milestone inspection law, section 553.899 of the Florida Statutes, applies to condominium and cooperative buildings three habitable stories or more in height. The first inspection is due by December 31 of the year a building reaches 30 years from its certificate of occupancy, and every 10 years after that. Buildings that reached 30 before July 1, 2022 had to complete the first inspection before December 31, 2024; buildings reaching 30 between July 1, 2022 and December 31, 2024 had until December 31, 2025. The statute also lets the local building official require the inspection at 25 years where conditions such as proximity to salt water justify it. We could not read the City of Marco Island’s own milestone program page, so we do not state whether the City adopted the 25-year option; ask the association and the City’s Building Services department.
Phase one is a visual inspection by a licensed architect or engineer. If it finds substantial structural deterioration, a phase two inspection follows, and local government must require repairs to be commenced within 365 days of the phase two report. Within 45 days of receiving a report, the association must send each owner the inspector’s summary and post it.
Using the year built on the Collier County roll for the 51 Marco Island condominium complexes we profile, and assuming the certificate of occupancy fell in the same year, the statutory 30-year deadlines fall like this (this is a deadline calculation, not a statement that any building has or has not been inspected, and buildings under three habitable stories are not covered):
| Statutory first-inspection deadline (30-year rule) | Marco Island complexes by county year built |
|---|---|
| Before December 31, 2024 (30 years before July 1, 2022) | South Seas, Sunset House, Seabreeze, Ville de Marco, Southwinds, Aquarius, Tradewinds, Island Manor, Admiralty House, Gulfview, Mariner, Beach View, Princess Del Mar, Shipp’s Landing, Riverside Club, Summit House, The Prince, Chalet of San Marco, Sandcastle, Anglers Cove, Marbelle Club, Royal Seafarer, Sea Winds, Sandpiper, San Marco Villas, Estuary of Marco, Stevens Landing, Smokehouse Bay Club, Smokehouse Harbour, Eagle Cay, The Apollo, The Somerset, Crescent Beach, Grand Bay, The Essex, The Sands of Marco, Royal Marco Point (its earliest buildings) |
| 2024 or 2025, depending on the certificate month (built 1992) | Merida |
| Before December 31, 2025 (built 1994) | Tampico |
| 2026 (built 1996) | Monterrey, and the later Royal Marco Point buildings |
| 2027 to 2031 | Dela Park Place (2027), Vintage Bay (from 2027), Cozumel (2028), Marco Courtyard Towers (2030 to 2031), Mirage on the Gulf, Marco Beach Ocean Resort and Pier 81 (2031) |
| 2032 and later | Pier 81 (later building, 2032), The Esplanade (2033 to 2034), Belize (2034), Veracruz (2035), Madeira (2036), Vintage Bay (later buildings, to 2036) |
Two examples of what a completed report looks like on Marco Island, from documents the associations post publicly: Veracruz at Cape Marco’s phase one milestone inspection (inspected October 29, 2024) was marked “Maintenance Needed but does not raise to the level of Substantial Deterioration or Dangerous.” The City of Marco Island permit portal, as of October 22, 2026, still lists only the milestone notice for Veracruz with no report on file, so ask the association for the filed copy. Sandcastle II’s phase one inspection (2024) found no structural elements with substantial structural deterioration and no phase two requirement. A buyer should expect a document like these, or a clear explanation of where the building is in the process.
Section 718.112(2)(g) requires a residential condominium association to have a structural integrity reserve study (SIRS) at least every 10 years for each building three habitable stories or higher. It must cover the roof, structure, fireproofing and fire protection, plumbing, electrical, waterproofing and exterior painting, windows and exterior doors, and any other item with a deferred maintenance or replacement cost over $25,000 (inflation-adjusted) whose failure would affect those items. Associations existing on or before July 1, 2022 had to complete one by December 31, 2025, or by December 31, 2026 if they are doing it together with a milestone inspection due on or before that date. Since budgets adopted on or after December 31, 2024, an owner-controlled association that must have a SIRS may not vote to waive or reduce reserves for those items.
What that means for you: the SIRS tells you what the building expects to spend on its structure over time, and the budget tells you whether owners are paying for it now or will be asked to later. Read both together.
Several Marco Island associations publish their 2026 assessments, and the numbers show how wide the range is (association documents read October 7, 2026):
| Association | 2026 assessment as published | Annual equivalent | Note from the association’s document |
|---|---|---|---|
| Veracruz at Cape Marco | $8,397 per quarter | $33,588 | Includes an estimated $649.53 per quarter for the Cape Marco master association |
| Royal Seafarer | $5,151 per quarter | $20,604 | About $1,269 of each quarter is credited to reserves |
| Marco Courtyard Towers | $4,545 per quarter | $18,180 | Due January, April, July and October 1 |
| The Sands of Marco | $2,800 per quarter | $11,200 | No other association membership, no recreation or land lease |
Arithmetic: annual equivalent is the quarterly figure times four. At Royal Seafarer, $1,269 of $5,151 is about 24.6 percent of each payment going to reserves. At Veracruz, the master association share is $649.53 of $8,397, about 7.7 percent.
A special assessment is a one-time or installment charge on top of the regular fee, used for a repair, a reserve shortfall or an insurance gap. Under section 718.112, funding SIRS items through a special assessment, a line of credit or a loan needs a majority vote of the total voting interests. Declarations can add their own thresholds. Veracruz’s 2026 restated declaration, for example, requires a majority vote of the voting interests when special or capital improvement assessments exceed $500,000 in a calendar year.
Worked example from sourced inputs: if Veracruz’s 123 units shared a $500,000 assessment equally, each unit’s share would be about $4,065 ($500,000 divided by 123). Actual shares follow each unit’s percentage in the declaration, so larger units pay more. A second example: Royal Seafarer’s 2025 SIRS recommends an annual structural reserve contribution of $140,000, rising 2 percent a year. Spread equally over the 128 units on the county roll, that is about $1,094 per unit in the first year ($140,000 divided by 128), before the 2 percent increases.
How to find assessments before you buy: read the last 24 months of board and membership meeting minutes, the current budget, the SIRS, and the estoppel certificate, which states any assessments levied and unpaid on the unit. Ask in writing whether a special assessment has been proposed. The contract decides who pays an assessment levied before closing; we negotiate that line on every condo offer.
Across the 467 condominium sales in the last 12 months with a fee entered, listing agents entered a median total of $14,076 a year in recurring association fees (middle half $10,792 to $20,892), Southwest Florida MLS, 12 months to October 7, 2026. By building type:
| Building type (MLS) | Sales with fees entered | Median annual recurring fees | Middle half of the range |
|---|---|---|---|
| High-rise (8+ stories) | 198 | $20,716 | $14,976 to $24,984 |
| Mid-rise (4 to 7 stories) | 163 | $12,624 | $10,308 to $15,840 |
| Low-rise (1 to 3 stories) | 106 | $10,436 | $9,048 to $12,381 |
These are the fees as entered by listing agents, not the associations’ budgets, and they vary with unit size inside each building. Confirm the current figure from the association’s budget and the estoppel certificate. Listing agents also entered a condominium application fee on 412 of the 477 sales, with a median of $150.
Marco Island associations set their own rules, and they are not uniform. These come from the associations’ own published documents (read October 7, 2026). Where a building is not listed, its rules were not published; you receive them with the condominium documents.
| Building | Minimum rental, as published | Pets, as published |
|---|---|---|
| Veracruz at Cape Marco | 90 consecutive days, once a year, Board approval | Owner dogs or cats up to 25 lbs and 17 inches; none for tenants or guests |
| Belize at Cape Marco | Board approval for every rental; minimum term not published | Pets under 25 lbs, registered; none for renters or guests |
| Summit House | 3 months | Not published |
| Shipp’s Landing | 30 consecutive days, Board approval | No pets (declaration) |
| Royal Seafarer | 30 days, Board approval 14 days before occupancy | No pets |
| Sandcastle I | 30 days (except February) | No pets of any kind |
| Sandcastle II | One month, per the association’s site | Not published |
| Marco Courtyard Towers | 30 consecutive days, no lease over one year | One pet under 20 lbs |
| Smokehouse Harbour | 30 days (28 or 29 in February), Board approval | No pets of any kind |
| Marbelle Club | 30 days; no more than one rental may begin in each September to August year | Owner pets registered; none for renters or guests |
| The Sands of Marco | No unit leased more than once in any 30-day period | One dog or cat up to 15 lbs per owner; none for renters |
| Sea Winds of Marco | 7 days | No pets anywhere on the property |
| The Apollo | No minimum stated on the association’s pages | No pets |
Service animals and approved emotional support animals are handled separately under fair housing rules in each building’s process.
Most Marco Island condominiums require board approval of a purchase. Veracruz’s posted purchase application, for example, carries a $100 application fee and a $250 long-form estoppel fee and asks whether the purchase is for permanent or seasonal use. Build the approval timeline into your closing date. The estoppel certificate, issued under section 718.116, states what the unit owes and what assessments are scheduled; it is the document that protects you from inheriting the seller’s unpaid charges.
On a resale, section 718.503(2) entitles you to request, at the seller’s expense, the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone inspection summary if applicable, the most recent structural integrity reserve study or a statement that none has been completed, any turnover inspection report, and the association’s frequently asked questions and answers. If you ask for them in writing, the contract is voidable by you within 7 days, excluding Saturdays, Sundays and legal holidays, after you sign and receive the documents, and you may extend closing by up to 7 such days. That right ends at closing. For resale contracts entered after December 31, 2024, the contract must also say in conspicuous type whether the association is required to have, and has completed, a milestone inspection, turnover inspection or structural integrity reserve study.
Conventional lenders review the condominium project, not just your unit: reserves, insurance, litigation, commercial space, single-entity ownership and deferred maintenance all matter. Fannie Mae’s 2026 changes (Lender Letter LL-2026-03) retire Limited Review for applications dated on or after August 3, 2026 and raise the replacement reserve test from 10 percent to 15 percent of budgeted assessment income for Full Review applications dated on or after January 4, 2027. A project flagged “Unavailable” in Fannie Mae’s Condo Project Manager is ineligible regardless of review type. Ask your lender to check the project before you write an offer, and if you are paying cash, know that a building lenders will not finance can be harder to resell.
We will pull the closings, fees, year built and published rules for any Marco Island building you are considering, and tell you what is missing. Request a Marco Island buyer consultation or call Marc at (239) 287-5873.
To check flood zone and elevation on Marco Island, look up the address on FEMA’s Flood Map Service Center, then ask the seller or the City for the building’s elevation certificate. The zone tells you the flood risk category; the elevation certificate tells you how high the lowest floor sits above the base flood elevation, which drives both safety and the flood premium.
The current Collier County flood maps (FIRM panels 12021C, suffix J) took effect on February 8, 2024, and the City of Marco Island participates in the National Flood Insurance Program as community 120426. For this tree of pages we tested 116 Marco Island addresses, at least one in each community and condominium we cover, against FEMA’s National Flood Hazard Layer on October 7, 2026: 108 points sit in zone AE and 8 in zone X, and none of the street points sits in zone VE, although VE is mapped within 150 meters of 38 of them, mainly along the Gulf beaches, Cape Marco, Hideaway Beach, Key Marco and the Caxambas end. Base flood elevations at the tested points ranged from 8 to 12 feet (NAVD88). Ground elevations at the same points, from USGS 3DEP data, were mostly between about 4 and 9 feet.
Those are street-centerline map readings, not flood determinations. A building footprint can sit in a different zone from the street in front of it, especially near the beach. The FEMA Flood Map Service Center lookup, an elevation certificate and your lender’s flood determination are the documents that count.
The City of Marco Island’s flood damage prevention code (Code Chapter 26, Sec. 26-90) requires the lowest floor of new and substantially improved buildings to be at the highest of: base flood elevation plus 1 foot, 18 inches above the crown of the road, 24 inches above an ungraded road, or the Florida Building Code level. In zone X the lowest floor must be 18 inches above the road crown. That is why the newest Marco homes sit noticeably higher than their 1970s and 1980s neighbors, and why two homes on the same canal can carry very different flood exposure.
Hurricane Irma made its final landfall near Marco Island on September 10, 2017 as a category 3 hurricane. The National Hurricane Center reports 3 to 5 feet of inundation above ground from Marco Island north to Fort Myers, with a USGS storm tide sensor at Tigertail Beach reading 5.20 feet (NAVD88). Hurricane Ian on September 28, 2022 made landfall far to the north at Cayo Costa, but the Hurricane Center reports 4 to 6 feet of inundation above ground from Marco Island through Everglades City, with a maximum high water mark of 4.7 feet above ground on Marco Island and the Marco storm tide sensor at 7.38 feet (NAVD88). In 2024, Helene brought 2 to 4 feet of inundation to the Naples, Marco Island and Everglades City area and Milton 3 to 5 feet from Bonita Beach through Marco Island. Collier County as a whole recorded 33 buildings destroyed and over 3,500 with major damage after Ian.
Read those numbers next to the base flood elevations above: a storm tide of 7.38 feet NAVD88 over ground at 4 to 5 feet is two to three feet of water at grade, which is why the elevation of the living floor matters more than the zone letter.
Under the City’s flood code, substantial improvement and substantial damage are both set at 50 percent of the structure’s market value, and the improvement test is cumulative over 12 months from the first permit. If you buy an older, lower home planning a large renovation, the work can trigger a requirement to bring the whole structure up to the current elevation standard. Price that before you offer.
One of our test points on Royal Marco Way in Hideaway Beach falls inside the Coastal Barrier Resources System unit P16 (Keewaydin Island), where federal flood insurance is prohibited for structures built or substantially improved after the unit’s prohibition date of November 16, 1990. Ask for a CBRS property determination from the U.S. Fish and Wildlife Service if a Hideaway Beach property is near that line. Gulf-front properties near the Florida DEP coastal construction control line need DEP permits for many changes. All 116 tested points fall in Collier County evacuation zone A on the state’s hosted evacuation-zone layer; confirm your address with Collier County Emergency Management’s “Know Your Zone” tool.
Since October 1, 2024, section 689.302 of the Florida Statutes requires a seller of residential property to give the buyer a flood disclosure at or before the contract. As amended effective October 1, 2025, it asks whether the seller knows of flooding that damaged the property during their ownership, whether the seller has filed a flood insurance claim (including with the NFIP), and whether the seller has received flood assistance, including from FEMA. Read it before you sign, and ask follow-up questions about anything checked “has.”
Send us the address and we will pull the FEMA zone, base flood elevation and any elevation certificate we can obtain before you tour. Call Jesse direct at (239) 898-6072 or start a buyer consultation.
Insurance on Marco Island depends on the building type, its age and roof, its wind mitigation features and its flood elevation, so the only reliable number is a quote on the specific property. Florida’s insurance regulator publishes Collier County averages that make a realistic starting point: about $5,534 a year for homeowners coverage with wind and $2,271 for condominium unit owners with wind.
The Florida Office of Insurance Regulation’s Property Insurance Stability Report of July 1, 2026 (data as of March 31, 2026) shows these Collier County averages:
| Policy type, Collier County | Average premium including wind | Average premium excluding wind |
|---|---|---|
| Homeowners | $5,534 | $3,169 |
| Condominium unit owners | $2,271 | $1,566 |
The difference between the two columns, $2,365 for homeowners and $705 for condominium owners, is roughly what wind coverage adds on average. These are county averages across all home values; a $1.5 million Gulf-access home will usually cost more to insure than the average, and a well-mitigated newer home less.
Citizens Property Insurance’s 2026 rate kit recommended average Collier premiums of $4,391 for an HO-3 homeowners policy (from $4,531) and $1,770 for an HO-6 condominium unit-owner policy (from $1,959). Those are recommendations to the regulator, not approved rates, and they are useful only as a second reference point.
If you insure with Citizens, section 627.351(6)(aa) of the Florida Statutes requires flood insurance as a condition of coverage on personal residential policies, phased in by dwelling replacement cost: $600,000 or more from January 1, 2024, $500,000 or more from January 1, 2025, $400,000 or more from January 1, 2026, and all other personal residential policies from January 1, 2027. In a FEMA special flood hazard area it has applied to new policies since April 1, 2023. A Citizens condominium unit-owner (HO-6) policy and a policy with no wind coverage are exempt. On Marco Island, where almost every address is in zone AE, assume you will carry flood coverage whether or not a lender requires it.
FEMA’s National Flood Insurance Program prices each building individually: distance to the flooding source, ground elevation, first floor height, foundation type, construction and replacement cost all count. On top of the discounted premium, FEMA adds a Reserve Fund Assessment of 18 percent, an HFIAA surcharge of $25 for a primary residence or $250 for any other occupancy, and a Federal Policy Fee of $47 for most policies. FEMA states that premiums on an existing policy cannot increase more than 18 to 25 percent a year for most policyholders.
Worked example per $1,000 of discounted premium, using those FEMA fees: a primary residence pays $1,000 plus $180 (18 percent) plus $25 plus $47, or $1,252. The same building as a second home pays $1,000 plus $180 plus $250 plus $47, or $1,477. For a seasonal owner, that $225 difference is fixed on every policy, before any difference in the premium itself.
The City of Marco Island (NFIP community 120426) is a Community Rating System Class 5 community, which gives flood policies in the Special Flood Hazard Area a 25 percent discount, effective October 1, 2023, per FEMA’s CRS Eligible Communities, October 1, 2026 list. The CRS discount is already built into the premium a quote shows you. You may also be able to assume the seller’s existing NFIP policy, which can matter if the building has been rated at a lower premium.
Using the island’s 12-month median condominium sale price of $622,000 and sourced inputs only:
| Annual cost, $622,000 condo, non-homestead | Amount | Source |
|---|---|---|
| Association fees (median listing-entered, all condos) | $14,076 | Southwest Florida MLS, 12 months to Oct 7, 2026 |
| Property tax at 8.9535 mills on $622,000 | $5,569 | 2025 millage (see taxes below), before the mosquito levy and the November discount |
| Condominium unit-owner insurance including wind (Collier average) | $2,271 | Florida OIR, July 2026 report |
| Total before mortgage, flood and utilities | $21,916 | about $1,826 a month |
Change the building type and the total moves: at the high-rise median fee of $20,716 the same total is $28,556 a year, and at the low-rise median of $10,436 it is $18,276. The building’s master policy covers the structure; your HO-6 covers walls-in, contents, loss assessment and liability. Ask the association for its wind deductible, because a percentage deductible on the master policy can come back to owners as an assessment after a storm.
Using the island’s 12-month median single-family sale price of $1,550,000:
| Annual cost, $1,550,000 home, non-homestead | Amount | Source |
|---|---|---|
| Property tax at 8.9535 mills | $13,878 | 2025 millage, before the mosquito levy and the November discount |
| Homeowners insurance including wind (Collier average, all values) | $5,534 | Florida OIR, July 2026 report |
| Total before mortgage, flood, HOA and utilities | $19,412 | about $1,618 a month |
The insurance line is the county average across all home values, so for a home at this price treat it as a floor, not an estimate. Most single-family homes on Marco Island carry no mandatory association fee: only 10 of the 405 single-family sales in the last 12 months had a recurring fee entered in the MLS. Hideaway Beach and Key Marco are the exceptions to check.
Florida law requires insurers to offer actuarially reasonable discounts for wind-resistant construction: roof strength and covering, roof-to-wall connections, opening protection, and windows and doors (section 627.0629). The evidence is the Uniform Mitigation Verification Inspection Form (OIR-B1-1802), completed by a licensed inspector. Ask the seller for a current one and order your own during the inspection period. Roof age is the other big driver. The state’s My Safe Florida Home program offers free wind mitigation inspections and matching grants to eligible homesteaded single-family owners, subject to annual funding; most high-rise condominium units are outside its standard eligibility.
We can introduce you to independent local insurance agents early in the search, so you can quote homeowners, wind and flood on the actual address before your inspection clock starts. Call Marc at (239) 287-5873 or start a buyer consultation.
Your Marco Island property tax will be your new assessed value times about 8.95 mills for a standard parcel (2025 rates), or 10.55 mills inside the Hideaway Beach tax district, less any homestead exemption. Florida resets assessed value to market value after a sale, so the seller’s bill is rarely a guide to yours.
| Levy, tax year 2025 (bills mailed fall 2025) | Mills | Applies to |
|---|---|---|
| Collier County general fund | 3.0107 | Every Marco parcel |
| Collier County water pollution control | 0.0246 | Every Marco parcel |
| Conservation Collier | 0.2096 | Every Marco parcel |
| School board, state required local effort | 2.0010 | Every Marco parcel |
| School board, local (discretionary, voter referendum, capital) | 2.2480 | Every Marco parcel |
| South Florida Water Management District with Big Cypress Basin | 0.1926 | Every Marco parcel |
| City of Marco Island operating | 1.2670 | Every parcel inside the City |
| Subtotal, standard Marco parcel | 8.9535 | |
| Hideaway Beach Tax District | 1.6000 | Hideaway Beach parcels only |
| Subtotal, Hideaway Beach parcel | 10.5535 |
Sources: Florida Department of Revenue Table 1 for Collier County, 2025-26 adopted levies; Collier County Public Schools final budget hearing, September 9, 2025; South Florida Water Management District final hearing, September 23, 2025; City of Marco Island adopted FY2026 budget. The Collier Mosquito Control District levy is also on Marco bills; its 2025 rate was not published in the documents we could read (its prior-year rate was 0.1349 mills), so it is not included above. The unincorporated-area county levies do not apply inside the City. Non-ad valorem assessments, such as sewer assessment districts, appear separately on some bills.
Assumptions: assessed value equals the purchase price in the first full year (in practice the county’s just value can be lower than a recent price); the homestead exemption is $25,000 against all levies plus $25,722 against non-school levies (the 2025 amount); the 4 percent discount for paying in November is not applied.
| Purchase price | Non-homestead, standard parcel | With homestead, standard parcel | Non-homestead, Hideaway Beach | With homestead, Hideaway Beach |
|---|---|---|---|---|
| $622,000 (12-month condo median) | $5,569 | $5,224 | $6,564 | $6,138 |
| $999,000 (12-month all-sales median) | $8,945 | $8,600 | $10,543 | $10,117 |
| $1,550,000 (12-month single-family median) | $13,878 | $13,533 | $16,358 | $15,932 |
Arithmetic for the $622,000 homestead case: school levies 4.2490 mills on $597,000 ($622,000 minus $25,000) is $2,536.65; non-school levies 4.7045 mills on $571,278 ($622,000 minus $50,722) is $2,687.58; total $5,224.23. Non-homestead: $622,000 times 8.9535 mills is $5,569.08. If the mosquito control rate stayed at 0.1349 mills it would add about $84 on a $622,000 home and about $209 on a $1,550,000 home.
Collier County mails bills in the fall for the calendar year just ended. Under section 197.162 of the Florida Statutes, paying in November earns a 4 percent discount, December 3 percent, January 2 percent and February 1 percent; taxes are due by March 31. At closing, the current year’s taxes are prorated between buyer and seller, usually on the prior year’s bill, so ask for a reproration clause if the home is being reassessed after a large improvement.
If Marco Island will be your permanent residence, you can claim the homestead exemption: you must own and live in the home on January 1 and file by March 1 with the Collier County Property Appraiser. The exemption is $25,000 against all levies plus an additional exemption on assessed value above $50,000 for non-school levies, indexed to inflation since 2025 ($25,722 in 2025; the maximum combined exemption for 2026 is reported at $51,411). After the first year, Save Our Homes (section 193.155) limits annual increases in the homestead’s assessed value to the lower of 3 percent or the change in the consumer price index. If you are moving from another Florida homestead, portability lets you carry up to $500,000 of the accumulated Save Our Homes benefit to your new home if you establish the new homestead within the period the statute allows.
Seasonal homes, second homes and rentals do not get homestead. For non-homestead residential property of nine units or fewer, section 193.1554 caps annual increases in assessed value at 10 percent for non-school levies. Both protections reset to market value after a change of ownership, which is why a long-held home’s tax bill can jump after it sells. Budget on the purchase price, not the seller’s bill.
Florida voters decide Amendment 3 on November 3, 2026. As summarized by county property appraisers, it would raise the non-school homestead exemption to up to $150,000 in 2027 and up to $250,000 in 2028, give new Florida residents after January 1, 2027 a $50,000 non-school exemption until their fifth year, and lower the non-homestead annual cap from 10 percent to 5 percent for non-school levies. It needs 60 percent of the vote and is a proposal, not law, until then. We will update this page after the election.
In the August 18, 2026 primary, Marco Island voters approved a $23 million general obligation bond by one vote, 2,259 to 2,258, certified on August 26, 2026, to replace the Caxambas and Goldenrod bridges, repair three other bridges and repave streets, with repayment over up to 20 years. WGCU reported an expected cost of about $60 a year for an average homeowner. The debt-service millage it will add to future bills had not been published when we checked.
Seasonal and full-time Marco Island owners buy the same homes but own them differently. A full-time resident can claim homestead and Save Our Homes protection; a seasonal owner pays non-homestead taxes, often pays more for flood coverage, and has to plan for an empty home in hurricane season. The choice also decides how rental and association rules affect you.
The U.S. Census Bureau estimates Marco Island’s population at 16,421 (July 1, 2025), with 59.3 percent of residents aged 65 or older and an owner-occupied housing rate of 89.4 percent (American Community Survey 2020 to 2024). The City describes a peak winter population of about 40,000. Seasonal ownership is the island’s normal pattern, not the exception.
| Question | Full-time resident (homestead) | Seasonal or second-home owner |
|---|---|---|
| Property tax exemption | $25,000 plus up to $25,722 (2025) | None |
| Annual assessment cap after year one | Lower of 3 percent or CPI | 10 percent (non-school levies) |
| $622,000 condo, 2025 rates | About $5,224 | About $5,569 |
| $1,550,000 home, 2025 rates | About $13,533 | About $13,878 |
| NFIP HFIAA surcharge | $25 | $250 |
| MICA Residents’ Beach eligibility | Owners of improved property | Owners of improved property (renters need a one-year lease) |
| Storm season | You are here to prepare | Plan a manager, shutters and a hurricane checklist |
| Renting while away | Possible, subject to association rules | Common, subject to association rules |
Tax figures are from the worked examples above; the surcharge from FEMA FloodSmart; beach eligibility from the Marco Island Civic Association.
The City of Marco Island currently has no enforceable vacation rental registration, inspection or occupancy program. Its 2022 program (Ordinance 22-08) was declared null and void in October 2023 under a 2023 state law, and section 509.032(7)(b) of the Florida Statutes bars local governments from prohibiting vacation rentals or regulating their duration or frequency (for rules adopted after June 1, 2011). That leaves the association: condominium declarations and HOA covenants set minimum lease terms, the number of leases a year and approval rules, and they control independently of the City. See the rental minimums table above. Rentals of six months or less also carry Florida sales tax and the Collier County tourist development tax, collected by the Collier County Tax Collector.
For a seasonal owner, the questions are practical: who checks the home after a storm, where the car and the boat go, and how the building handles hurricane preparation. Many high-rise associations run their own storm protocols; single-family owners need shutters or impact glass, a property manager or a trusted neighbor, and insurance that matches an unoccupied home. Ask an insurer whether a vacancy or unoccupancy clause applies when you are away for months.
Most Florida closings can be done remotely: documents signed by mail or remote online notarization, with funds wired to the closing agent. Confirm wire instructions by phone with the closing agent before every transfer. Buyers from outside the United States can buy on Marco Island; two federal and state rules to know about are FIRPTA, under which the buyer may have to withhold tax when buying from a foreign seller, and Florida’s 2023 law on real property purchases by people and entities tied to certain foreign countries of concern (sections 692.201 to 692.205), which requires an affidavit at closing. Your closing agent and tax adviser will tell you how either applies to you.
Closing costs to buy a home on Marco Island start with state taxes on the mortgage, the owner’s title premium and recording fees: on our two worksheets those lines alone come to about 0.9 to 1.0 percent of the price with a mortgage, and under half a percent for a cash buyer, before lender fees, inspections and prepaid items. In Collier County the buyer customarily pays the owner’s title policy.
Sourced lines only; lender fees, inspections and the settlement fee vary and come from your Loan Estimate and vendor quotes.
Worksheet A: $622,000 condominium, 80 percent conventional loan of $497,600
| Line | Amount | How it is calculated |
|---|---|---|
| Documentary stamp tax on the mortgage | $1,741.60 | $0.35 per $100 of the loan (section 201.08) |
| Nonrecurring intangible tax on the mortgage | $995.20 | 2 mills on the loan (section 199.133) |
| Owner’s title insurance premium (buyer pays in Collier by custom) | $3,185.00 | $5.75 per $1,000 to $100,000, then $5.00 per $1,000 to $1 million (promulgated rate, Rule 69O-186.003) |
| Lender’s title policy issued simultaneously | $25.00 plus endorsements | Promulgated simultaneous-issue rate |
| Recording, deed (3 pages assumed) | $27.00 | $10 first page, $8.50 each additional (section 28.24) |
| Recording, mortgage (20 pages assumed) | $171.50 | Same schedule |
| Subtotal of sourced lines | $6,145.30 | about 1.0 percent of the price |
| Condominium application fee (median entered in the MLS) | $150 | Southwest Florida MLS, 12 months to Oct 7, 2026 |
| Lender fees, appraisal, inspections, survey, settlement fee | Quote-based | Your Loan Estimate and vendors |
Worksheet B: $1,550,000 single-family home, 80 percent jumbo loan of $1,240,000
| Line | Amount | How it is calculated |
|---|---|---|
| Documentary stamp tax on the mortgage | $4,340.00 | $0.35 per $100 of the loan |
| Nonrecurring intangible tax | $2,480.00 | 2 mills on the loan |
| Owner’s title insurance premium | $6,450.00 | $575 to $100,000, $4,500 from $100,000 to $1 million, $1,375 on the next $550,000 at $2.50 per $1,000 |
| Lender’s title policy, simultaneous | $25.00 plus endorsements | Promulgated rate |
| Recording, deed and mortgage (23 pages assumed) | $198.50 | Clerk schedule |
| Subtotal of sourced lines | $13,493.50 | about 0.9 percent of the price |
A cash buyer of the same $1,550,000 home skips the mortgage taxes, the lender’s policy and the mortgage recording: the sourced lines are the owner’s title premium and the deed recording, $6,477 in total. Add the first year’s homeowners and flood premiums if you are financing, and an escrow deposit for taxes.
In Collier County, including Marco Island, the buyer customarily pays for the owner’s title insurance policy and chooses the title agent or closing attorney. In neighboring Lee County the custom is the opposite. The purchase contract controls on every sale: the Florida Realtors and Florida Bar contract has a box for who pays and who selects the closing agent. The seller customarily pays the documentary stamp tax on the deed, $0.70 per $100 of the price under section 201.02.
Florida promulgates title insurance premiums by rule, so the premium for a given amount is the same from every title insurer. What differs between closing agents is the settlement fee, the search fee and the endorsements, so compare those lines. If the seller bought recently, ask whether a reissue rate applies.
The 2026 conforming loan limit for a one-unit home in Collier County is $832,750. Loans above that are jumbo loans with their own down payment, reserve and condominium rules. At the island’s 12-month medians, a single-family purchase at $1,550,000 with 20 percent down needs a jumbo loan, while a condominium at $622,000 does not.
A typical Marco Island contract carries an initial escrow deposit within a few days of acceptance, an inspection period, a loan approval period and, for condominiums, the association approval and the 7-business-day document review. The closing date is whatever the contract sets; with financing, leave room for the appraisal, final loan approval and the association’s approval, which can take longer than the lender in season. Schedule the insurance quotes and the condominium documents into the first week, because those are the two items most likely to change the deal.
After the NAR settlement took effect on August 17, 2024, a buyer working with a Realtor signs a written agreement before touring a home, and that agreement states what the buyer’s agent will be paid. Compensation is negotiable and is not set by law. In Florida, the brokerage relationship itself is governed by Chapter 475 of the Florida Statutes.
Under the practice changes in the National Association of Realtors settlement, an MLS participant working with a buyer must enter a written agreement with the buyer before the buyer tours a home. The amount of compensation must be objectively ascertainable and may not be open-ended, and the agent may not receive compensation from any source that exceeds the amount or rate agreed with the buyer. Offers of compensation to buyer’s agents can no longer be advertised in the MLS. NAR also states that agent compensation “continues to be fully negotiable” and that sellers can still offer compensation off the MLS.
The buyer’s agent’s fee is negotiated between you and your agent, and it can be paid by you, by the seller as part of the deal, or by a combination, as the purchase contract provides. Many sellers still agree to pay some or all of it as a term of the sale. We explain the options at our first meeting and put the agreed fee in writing before we show you a home.
Florida law presumes a real estate licensee is a transaction broker unless a single agent or no-brokerage relationship is established in writing (section 475.278). A transaction broker provides limited representation to one or both parties; a single agent owes the buyer loyalty, confidentiality and full disclosure. Ask any agent which relationship they are offering and what it means for advice on price and negotiation.
There is no obligation to sign anything to have a first conversation with us. Start a Marco Island buyer consultation or call Jesse direct at (239) 898-6072.
The buying process with McGreevy and Comisar runs in five stages: a consultation and written buyer agreement, a focused search built on the island’s real closing data, an offer priced from the building’s or street’s own sales, an inspection and document period in which we work the condominium, flood and insurance questions, and a closing coordinated with your lender, title agent and association.
We start with how you will use the home: full-time or seasonal, boat or no boat, Gulf view or canal, rental income or none. That sets the budget against real carrying costs (fees, taxes, insurance) rather than price alone, and decides which of the island’s communities and buildings to look at. We confirm your financing or proof of funds and sign the buyer agreement.
We set up listing alerts, add coming-soon and off-market leads from our own relationships, and pull each building’s closings, fees and published rules before you tour. For houses we check the flood zone, base flood elevation, year built and seawall condition clues before the visit.
We price the offer from the closings that matter, not the list price: the same building, the same floor plan and exposure, the same canal or street. We set the deposit, inspection period, financing period and closing date around the association approval and your insurance quotes.
During the inspection period we coordinate a general home inspection, wind mitigation and four-point inspections, a wood-destroying organism inspection and, for waterfront homes, a seawall and dock review. For condominiums we read the milestone summary, SIRS, budget, minutes and estoppel with you inside the 7-business-day review window. If something material turns up, we renegotiate or exit while the contract allows it.
We coordinate the appraisal, final loan approval, association approval, the walk-through and closing with the title agent. After closing we remind you to file for homestead by March 1 if the home is your residence, and we stay your contact for contractors, insurance renewals and, when the time comes, the sale.
Living on Marco Island means a small, mostly seasonal city of about 16,400 residents on a barrier island in southern Collier County, with about six miles of Gulf beach, roughly 100 miles of waterways and canals, an A-rated public school trio, and Naples about 16 miles away. These are the practical facts buyers ask about most.
Tigertail Beach is a Collier County park on Hernando Drive with boardwalks, restrooms, a cafe, rentals and access to the Sand Dollar Spit and the Big Marco Pass Critical Wildlife Area. South Marco Beach is a county access on South Collier Boulevard, parked from the Swallow Avenue lot. Collier County residents can get a free county beach parking sticker. The Residents’ Beach and Sarazen Park are run by the Marco Island Civic Association, a private nonprofit open to owners of improved property and to renters with a lease of at least one year. Hideaway Beach and Cape Marco have their own private beach access for residents.
The City counts nearly 100 miles of man-made canals and 5,723 homes on canals or waterfront. Two fixed highway bridges connect the island to the mainland, each with 55 feet of vertical clearance per NOAA’s Coast Pilot: the Judge Jolley Bridge on Collier Boulevard and the bridge on the Goodland side. Capri Pass and Caxambas Pass are the island’s Gulf passes; NOAA describes both as changeable and advises local knowledge, and notes that Big Marco Pass is now closed off by a barrier island. Collier Bay and the Caxambas Bay and Roberts Bay areas are idle-speed manatee zones. If boat access matters, we check bridge clearances, depth and the route to the Gulf for the specific canal before you offer.
Marco Island has three public schools, all graded A by the Florida Department of Education for 2025-26: Tommie Barfield Elementary (district), Marco Island Charter Middle and Marco Island Academy (charter high school). Collier County Public Schools earned an A for the ninth consecutive year. The island falls in the Manatee Middle and Lely High attendance zones on the district’s 2026-27 maps; charter enrollment is by application. Confirm any address in the district’s zoning tool.
NCH’s Marco Island campus on South Heathwood Drive includes an urgent care center with CT and X-ray, family and internal medicine, cardiology, laboratory and rehabilitation services. There is no hospital emergency department on the island. The nearest, Physicians Regional Medical Center on Collier Boulevard in Naples, is about 10.6 miles from the north end of the island by road (our free-flow route estimate).
Southwest Florida International Airport in Fort Myers is about 47 miles by road from the north end of the island, about an hour without traffic, and Naples’ Fifth Avenue South about 16 miles (our free-flow route estimates). The Marco Island Executive Airport, just north of the island, has a 5,000-foot runway and no scheduled airline service. Collier Area Transit runs a Marco Island circulator. In season, allow more time on Collier Boulevard.
Buyers often compare the island with Naples. Our Naples vs. Marco Island comparison covers lifestyle and cost side by side, and our Collier County things-to-do guide covers what is around the island.
To see current Marco Island homes for sale, set up listing alerts for the buildings and streets you care about and ask us for the off-market and coming-soon homes that never reach the portals. On October 7, 2026 there were 409 active Marco Island listings and 58 pending sales in the Southwest Florida MLS, so a filtered search matters more than volume.
| Segment (MLS, ZIP 34145) | Active | Pending | Median active list price |
|---|---|---|---|
| Single-family homes | 150 | 25 | $2,939,500 |
| Condominiums | 254 | 33 | $671,950 |
| Townhouses and villas | 5 | 0 | $690,000 |
| All | 409 | 58 | $995,000 |
Source: Southwest Florida MLS, our pull of October 7, 2026. Pending includes pending with contingencies. To see Marco Island homes for sale right now, with photos, browse the current Marco Island listings on DomainRealtyGroup.com.
Create a free account on this site’s property search to save a search and get new Marco Island listings by email; saved searches come straight to our team so we can tell you what we know about a building before you ask. Set alerts by building name for condominiums and by street or canal for houses, because the island’s listing descriptions vary.
Tell us the buildings, streets or budget you have in mind and we will send back the recent closings, fees, flood zone and any published rules for each, then set up the tours that are worth your time. Use the form at the top of this page, request a consultation, or call Jesse direct at (239) 898-6072. Marc answers at (239) 287-5873.
If you are selling a Southwest Florida home to buy on Marco Island, start with a free home valuation and plan the two closings together. If the home you are selling is on the island, see how we sell homes on Marco Island.
Marc Comisar is a top-reviewed Marco Island buyer’s agent and Jesse McGreevy is a top-reviewed Southwest Florida realtor; every review below is copied from our Google Business Profile, where you can read them all in full. Those reviews are how Top 1% Real Estate Agents Nationally Since 2008 are measured in practice: by the buyers who closed with us, and they describe the same way we work on Marco Island.
★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Verified Google review
★★★★★ “Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he’s helped us settle into the area. 100% recommendation!” Verified Google review
★★★★★ “Marc knows the market, works for his buyer and is attentive to his goals.” Verified Google review
★★★★★ “Marc and Jesse are truly great people and they care about the people that they work with. Marc made our house purchase seamless and we closed within 30 days. If you want someone that’s gonna treat you like family, well you found them.” Verified Google review
★★★★★ “Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time.” Verified Google review
These are the questions Marco Island buyers ask us most, answered with the same sources used above. Market figures are from our Southwest Florida MLS pull for ZIP 34145 as of October 7, 2026; legal points cite the Florida Statutes. For anything specific to a home or building, call Jesse direct at (239) 898-6072.
Get pre-approved or document your cash, choose between single-family and condominium living, and request each building’s or home’s documents, flood information and insurance quotes before you offer. Then write a Florida contract with inspection and financing periods that protect you, and close through a title agent. A buyer’s agent who knows the island’s buildings shortens every step.
In the 12 months to October 7, 2026 the median single-family home sold for $1,550,000 and the median condominium for $622,000. With 20 percent down that is about $310,000 or $124,400, plus closing costs and reserves. Only 4 single-family homes sold under $500,000 in that period, against 151 condominiums.
The data show a balanced market: about 5.5 months of supply on October 7, 2026, a median sale at 94.3 percent of list after 79 days, and medians that held roughly flat over the last year. Buyers have room to negotiate, especially between $2 million and $5 million, where the median sale closed at 92.9 percent of list.
Closer to balanced, leaning toward buyers in some segments. Single-family homes had about 4.4 months of supply and condominiums about 6.4 months on October 7, 2026, and only 91 of 896 sales in the prior 12 months closed at or above list.
Flat over the last year. The single-family median moved from $1,570,000 to $1,550,000 and the condominium median from $615,000 to $622,000 between the 12 months to October 2025 and the 12 months to October 2026. The condominium median is about 13 percent below its peak of $717,500 in the year to October 2023.
$999,000 across all 896 closings in the 12 months to October 7, 2026; $1,550,000 for single-family homes and $622,000 for condominiums (Southwest Florida MLS, ZIP 34145).
Listing agents entered a median of $14,076 a year in recurring condominium fees over the last 12 months: about $20,716 in high-rises, $12,624 in mid-rises and $10,436 in low-rises. Confirm the current figure from the association’s budget and estoppel.
It depends on the building: typically the master insurance policy on the structure, reserves, common-area maintenance and staff, and often some utilities and cable. In Cape Marco the tower fee can include the master association’s share; at Veracruz it is $649.53 of the $8,397 quarterly assessment in 2026. Read the budget to see the split.
The milestone inspection summary, the structural integrity reserve study, the current budget’s reserve line, the last two years of board minutes for any proposed special assessment, the master insurance policy and its wind deductible, and whether your lender can finance the building. Most Marco buildings of that age were due for their first milestone inspection by December 31, 2024.
A structural inspection by a licensed architect or engineer required by section 553.899 for condominium and cooperative buildings three habitable stories or higher, by December 31 of the year a building reaches 30 years from its certificate of occupancy and every 10 years after. The local building official may require it at 25 years near salt water.
A study required by section 718.112(2)(g) at least every 10 years for condominium buildings three habitable stories or higher, covering roof, structure, fire protection, plumbing, electrical, waterproofing, windows and exterior doors and other major items. Since budgets adopted on or after December 31, 2024, owners cannot vote to waive reserves for those items.
Not for the items in the structural integrity reserve study, for budgets adopted on or after December 31, 2024, under section 718.112. For budgets adopted on or before December 31, 2028, an association that completed a milestone inspection within the previous two years may, by majority vote, pause or reduce reserve contributions for up to two budgets to fund the repairs it found.
The contract decides, usually by whether the assessment was levied before closing. The estoppel certificate shows assessments levied and due. We negotiate that clause on every condominium offer.
On a resale, if you request the association documents in writing, you may void the contract within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving them, under section 718.503(2). The right ends at closing.
Only if your association’s declaration allows it. The City has no enforceable vacation rental program and state law bars it from limiting rental duration, so the association’s minimum lease term controls. Published Marco minimums run from 7 days at Sea Winds of Marco to 90 days, once a year, at Veracruz.
There is no citywide minimum. Each association sets one: 30 days is the most common published minimum on the island, with 7 days at Sea Winds, 3 months at Summit House and 90 days at Veracruz among the published exceptions.
Some do, many do not. Of the buildings whose rules we could read, Shipp’s Landing, Royal Seafarer, Sandcastle I, Smokehouse Harbour, Sea Winds and the Apollo bar pets; Veracruz and Belize allow small owner pets up to 25 lbs; Marco Courtyard Towers allows one pet under 20 lbs; the Sands of Marco one dog or cat up to 15 lbs.
Usually yes. Most associations require an application and approval of a purchase, often with an application fee; the median application fee entered in the MLS over the last 12 months was $150. Build the approval time into your closing date.
Almost entirely. Of 116 Marco Island addresses we tested against FEMA’s maps effective February 8, 2024, 108 are in zone AE and 8 in zone X, with base flood elevations of 8 to 12 feet NAVD88.
Search the address on FEMA’s Flood Map Service Center and ask the seller or association for an elevation certificate. The certificate shows how high the lowest floor sits above the base flood elevation.
A lender will require it for a financed home in zone AE, and Citizens requires it on personal residential policies under a phase-in that reaches all such policies on January 1, 2027 (condominium unit-owner HO-6 policies are exempt). Even where it is not required, on an island where almost every address is in AE, we recommend it.
It depends on the building’s elevation, foundation and replacement cost, so get a quote on the specific property. FEMA adds an 18 percent reserve assessment, a $25 surcharge for a primary home or $250 for a second home, and a $47 policy fee to the discounted NFIP premium. Marco Island is a CRS Class 5 community, so policies in the Special Flood Hazard Area get a 25 percent discount (FEMA CRS Eligible Communities, October 1, 2026).
Florida’s insurance regulator reports a Collier County average of $5,534 a year for homeowners coverage including wind and $2,271 for condominium unit-owner coverage including wind (data as of March 31, 2026). Your quote depends on the home’s age, roof, mitigation and value.
An inspection on the state’s Uniform Mitigation Verification Inspection Form (OIR-B1-1802) that documents roof covering, roof deck attachment, roof-to-wall connections, roof shape and opening protection. Insurers must offer discounts for qualifying features under section 627.0629.
Yes. The National Hurricane Center reports 4 to 6 feet of inundation above ground from Marco Island through Everglades City, with a maximum high water mark of 4.7 feet above ground on the island. Irma in 2017, which made landfall near Marco Island, brought 3 to 5 feet.
Under the City’s flood code, if improvements or repairs within 12 months reach 50 percent of the structure’s market value, the whole building must meet current flood elevation rules. It matters most when you buy an older, lower home to renovate.
About 8.95 mills on a standard parcel for 2025 (before the mosquito control levy), or 10.55 mills in the Hideaway Beach tax district. On a $622,000 condo that is about $5,569 a year without homestead or $5,224 with it; on a $1,550,000 home about $13,878 or $13,533.
Often, yes: Florida resets the assessed value to market value after a sale, removing the seller’s Save Our Homes or 10 percent cap savings. Budget on your purchase price, not the seller’s bill.
Own and live in the home as your permanent residence on January 1 and file with the Collier County Property Appraiser by March 1. You will need Florida identification and residency documents.
A proposed constitutional amendment on the November 3, 2026 ballot that would raise the non-school homestead exemption to up to $150,000 in 2027 and $250,000 in 2028 and lower the non-homestead assessment cap from 10 percent to 5 percent for non-school levies. It needs 60 percent of the vote.
By Collier County custom, the buyer pays for the owner’s title policy and chooses the closing agent; the contract controls. On a $622,000 purchase the promulgated owner’s premium is $3,185.
Mortgage documentary stamps ($0.35 per $100 of the loan), intangible tax (2 mills on the loan), the owner’s and lender’s title policies, recording fees, lender fees, inspections and prepaid items. On a $622,000 condo with an 80 percent loan, the taxes, title premiums and recording alone are about $6,145.
No law requires one, but the island’s value is in building documents, flood elevation and pricing that a listing sheet does not show. Our team, Top 1% Real Estate Agents Nationally Since 2008, reads those for you before you tour. Since August 2024 you sign a written agreement before touring with an agent, and the fee is negotiable.
It is negotiated and written into your buyer agreement. It can be paid by you, by the seller as a term of the sale, or both, as the purchase contract provides.
Yes. Many owners are seasonal. Closings can be done remotely, and associations will review a seasonal purchase the same way. You will pay non-homestead taxes and the higher NFIP surcharge for a non-primary home.
Yes. Foreign buyers close the same way, with two rules to review with the closing agent: Florida’s 2023 law on purchases by people and entities tied to certain foreign countries of concern (sections 692.201 to 692.205), and federal FIRPTA withholding if the seller is a foreign person.
It depends on how you live: the Gulf-front towers and Cape Marco for beach and views, Hideaway Beach for a private gated club, Key Marco for large lots, the Estates for big homes on wide water, Tigertail and the inland canal grid for value with boat access, and Olde Marco and Smokehouse Bay for walkable waterfront.
Yes. Hideaway Beach is a private gated club community, and Cape Marco is a gated enclave of six condominium towers with a staffed guardhouse. Most of the island, including the canal neighborhoods, is ungated.
Hideaway Beach has a private 9-hole course, and the Island Country Club, a member-owned private club, has the island’s only 18-hole course. Other courses, including Hammock Bay, are off the island.
For buyers who want a beach and boating island with a small-city feel, A-rated public schools and a quiet off-season, yes. The trade-offs are flood and insurance costs, seasonal traffic and no hospital emergency department on the island.
Tigertail Beach and South Marco Beach are Collier County public beach parks, with paid parking or a county resident permit. The Residents’ Beach and Sarazen Park are private, run by the Marco Island Civic Association for eligible owners and long-term renters.
NOAA’s Coast Pilot lists 55 feet of vertical clearance for both fixed highway bridges, on Collier Boulevard (the Judge Jolley Bridge) and on the Goodland side. Check a boat’s air draft against both before buying for boat access.
Start with the address: the Gulf-front towers line South and North Collier Boulevard and Cape Marco Drive, while the bayside and Marco River complexes sit on Bald Eagle Drive, San Marco Road, Elkcam Circle and the canals. Confirm with the association and the unit’s exposure, because a Gulf-view unit is not always a Gulf-front building.
Late summer and early fall usually bring less competition. Over five years, closings peaked in March to May and were lowest in November, and in the last 12 months median days on market rose from 76 in January to April closings to 82 in May to December closings.
A Marco Island specialist matters because the island’s prices, fees, flood elevations and rules change from building to building and canal to canal. An agent who reads the condo documents, flood maps and tax roll before you tour can tell you which listings are worth a visit and what to offer, rather than reacting after you are under contract.
If you’re searching for “the best buyer’s agent in Marco Island, Florida,” McGreevy and Comisar represents homebuyers across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you’re relocating, snowbirding, investing, buying your first home, or upgrading to luxury, including in Bonita Bay, Pelican Bay, Mediterra, West Bay Club, Pelican Sound, Shadow Wood, Miromar Lakes, Talis Park, and the SWFL coastal corridor, our team provides honest market guidance, pre-MLS access, partner-level negotiation, and a clear plan to help you buy confidently.
Everything on this page, from the building-by-building rental rules to the flood test points and the tax worked examples, is the same file we build for a client. For the island as a whole, its history and each neighborhood, start with our Marco Island community guide. For new homes and rebuilds, see new construction on Marco Island.
Selling your current Florida home to buy here? See Sell Your Home on Marco Island for an island home, or get a Marco Island home valuation. Call Jesse direct at (239) 898-6072 for either.
Ready to buy on Marco Island? Work with McGreevy and Comisar, the #1 Team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008, and start with a short conversation about how you will use the home. We will send you the closings, fees, flood information and published rules for the buildings or streets you are considering, then plan the tours worth your time.
Use the form at the top of this page, request your buyer consultation, call Marc at (239) 287-5873, or call Jesse direct at (239) 898-6072.
McGreevy and Comisar are top-reviewed Southwest Florida buyer’s agents; you can read every review on our Google Business Profile. Jesse McGreevy and Marc Comisar bring over 45 years of combined direct real estate experience to buyers on Marco Island and across Collier and Lee counties from our office in Bonita Springs.
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). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com. Read more about McGreevy and Comisar, see how we represent buyers, or contact us.
Market data on this page come from our own Southwest Florida MLS (Matrix) pull for ZIP 34145, City of Marco Island, dated October 7, 2026: 4,221 closed sales over 60 months including sold data entries, and 467 active and pending listings on October 7, 2026, with listing-entered association fees. Collier County roll data (years built, parcel counts) come from the county’s data files dated August 29, 2026. Every other figure is from the primary source listed here, read on October 7, 2026 unless noted.
Florida Statutes and rules
Property tax and local government
Flood, storms and insurance
Condominium association documents (published by the associations)
Lending, buyer representation and federal rules
Life on Marco Island
Our own pages
These are the forms, statutes and reference files a Marco Island buyer is most likely to need, each linked to the official state, county, city or federal source that publishes it. Open them before you tour, and bring any questions about them to your buyer consultation with our team.
Market data from our Southwest Florida MLS pull for ZIP 34145 dated October 7, 2026, and Collier County roll files dated August 29, 2026. Brokered by Domain Realty.