Marco Island values are set building by building and canal by canal. We value your home from the island's own closed sales, floor, water, age and association costs included.
Updated October 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty · Market data from Southwest Florida MLS closed sales for the City of Marco Island, 12 months to October 7, 2026, and Collier County recorded qualified sales to August 24, 2026, computed 21 October 2026
A Marco Island home is worth what the closed sales in its own building, on its own water and from its own construction era say it is worth, and this page shows those numbers. McGreevy and Comisar built it for owners anywhere on Marco Island who want to know what their condominium, canal home or gulf-front residence would sell for today, and why.
In the 12 months to October 7, 2026, Marco Island single-family homes closed at a median of $699 per square foot and condominiums at $531 per square foot in the Southwest Florida MLS. Behind those two numbers sit spreads that decide individual values: gulf-front tower condos at $777 per square foot against $541 in the bayside buildings, Cape Marco towers from $758 per square foot at Monterrey (12 months) to $1,189 at Veracruz (five years), single-family homes built since 2018 at $716 per heated square foot against $493 for homes built before 1980, and a gap of about 9 percent between low floors and upper floors in the same high-rise.
Use the Home Valuation form at the top of this page for a number built from those closings, or read on for the method: price per square foot by segment, community and building, the effect of the Gulf, floor, age, elevation, flood zone and association finances, five years of value trends, recent comparable sales and the questions owners ask us most.
A Marco Island home is worth roughly its comparable closed sales per square foot times its size, adjusted for water, view, floor, age, elevation and association costs. In the 12 months to October 7, 2026, that started from a $1,550,000 median and $699 per square foot for single-family homes and a $620,000 median and $531 per square foot for condominiums.
Data updated: October 2026 (Southwest Florida MLS, closed residential sales in the City of Marco Island, ZIP 34145, 12 months to October 7, 2026; computed 21 October 2026).
Those medians describe the island, not your home. A single-family home on Marco Island in the last 12 months could close anywhere from $435,000 to $11,900,000, and a condominium from $151,500 to $7,200,000. The value of one property sits wherever its closest comparables put it, which is why the rest of this page breaks the island into the segments, communities and buildings that buyers actually compare.
| Marco Island segment, 12 months to Oct 7, 2026 | Closings | Median price | Median $ per sq ft | Median days on market | Median sale-to-list |
|---|---|---|---|---|---|
| Single-family homes | 404 | $1,550,000 | $699 | 74 | 94.2% |
| All condominiums | 486 | $620,000 | $531 | 81 | 94.7% |
| High-rise condos (8+ stories) | 201 | $999,000 | $742 | 98 | 94.8% |
| Mid-rise condos (4 to 7 stories) | 166 | $540,000 | $494 | 77 | 94.9% |
| Low-rise condos, townhouses and villas | 119 | $350,000 | $430 | 63 | 94.0% |
| All residential | 891 | $1,000,000 | $605 | 77 | 94.4% |
This guide sets out what Marco Island homes are worth by segment, community and building, how much the Gulf, a higher floor, a newer house or a better-funded association adds, how values have moved since 2021, the comparable-sales method we use, recent comps, how the county’s assessed value differs from market value, and more than thirty valuation questions answered.
These are the ten facts about Marco Island home values that matter most in October 2026, each drawn from the Southwest Florida MLS, Collier County’s recorded sales, a state or federal agency or Florida law, and each dated so you can judge how current it is.
Jump to any section of this Marco Island home valuation guide.
The fastest way to learn what your Marco Island home is worth is the Home Valuation form at the top of this page: enter your address, answer three short questions, and McGreevy and Comisar will send a value built from the closed sales in your own building or on your own water, not from an island-wide average.
The form takes about a minute. It routes straight to Jesse McGreevy and Marc Comisar, not to a call center, and we answer every Marco Island request personally; it is how we have stayed Top 1% Real Estate Agents Nationally Since 2008. If you would rather talk first, call Jesse direct at (239) 898-6072.
Scroll to the top of this page and enter your Marco Island address in the Home Valuation form directly below the photo. We review the closings that match your property, check what is listed against it this week, and reply with a value range and the sales behind it. Prefer to request your free Marco Island home valuation by phone? Call Jesse direct at (239) 898-6072.
You receive a written value range, the three to six closed sales that set it, the active listings you would compete with, and the two or three facts about your property that move the number most: the floor and view in a tower, the water route and bridge clearance for a canal home, the elevation and roof for an older house, or the reserve and assessment position of your association.
Yes. A valuation request is not a listing agreement and does not put your home on the market. Many Marco Island owners ask for a number years before they sell, for estate planning, insurance, refinancing or a divorce; we treat every request as a private conversation.
McGreevy and Comisar have held the Top 1% Real Estate Agents Nationally Since 2008 ranking, are the #1 Team in Southwest Florida since 2012 and the #5 real estate team in Florida (RealTrends 2026). With our Domain Realty Group team we have sold over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in sales. Every Marco Island figure below is market data we tracked from the Southwest Florida MLS and Collier County’s recorded sales.
Data updated: October 2026 (Southwest Florida MLS, closed residential sales in the City of Marco Island, 12 months to October 7, 2026; Collier County qualified sales to August 24, 2026; computed 21 October 2026).
That record is why our valuations start from closings, sale by sale. For this page we tracked 891 closed Marco Island sales in the last 12 months and 4,214 over five years, read each one by building, design, size and days on market, and joined Collier County’s 1,667 qualified recorded sales from the last 24 months to the county roll to measure what construction era and lots are worth. Before you interview agents, read our guide to the best real estate agents in Marco Island, which sets out what to ask any listing agent about pricing.
Honors and recognition:
Before we put a number on any Marco Island home, we walk the owner through the same five points.
A square foot of Marco Island single-family living space closed at a median of $699 in the 12 months to October 7, 2026, and a square foot of condominium space at $531. Per-foot value climbs with size, with height and with the Gulf: island homes of 4,000 square feet or more closed at $930 per square foot, against $586 for homes under 2,000.
Data updated: October 2026 (Southwest Florida MLS, closed sales in the City of Marco Island by MLS living area, 12 months to October 7, 2026).
| Single-family living area | Closings | Median price | Median $ per sq ft |
|---|---|---|---|
| Under 2,000 sq ft | 139 | $1,025,000 | $586 |
| 2,000 to 2,499 sq ft | 117 | $1,550,000 | $711 |
| 2,500 to 2,999 sq ft | 44 | $1,896,750 | $721 |
| 3,000 to 3,999 sq ft | 64 | $2,950,000 | $855 |
| 4,000 sq ft and up | 40 | $4,500,000 | $930 |
In most markets price per square foot falls as homes get larger. On Marco Island it rises, because size travels with everything else buyers pay for: the larger homes are mostly newer, built to current elevation rules, and sit on wider water, at the south end or near the Gulf. A 4,000 square foot home on a wide bay is a different product from a 1,900 square foot ranch on an inland street, and per-foot pricing has to compare like with like.
The same pattern holds in condominiums. Units under 1,000 square feet closed at a median $484 per square foot in the last 12 months; units of 1,000 to 1,499 square feet at $527; 1,500 to 1,999 at $568; 2,000 to 2,999 at $645; and units of 3,000 square feet or more at $855.
| Condominium living area | Closings | Median price | Median $ per sq ft |
|---|---|---|---|
| Under 1,000 sq ft | 146 | $370,000 | $484 |
| 1,000 to 1,499 sq ft | 182 | $605,000 | $527 |
| 1,500 to 1,999 sq ft | 71 | $974,000 | $568 |
| 2,000 to 2,999 sq ft | 63 | $1,675,000 | $645 |
| 3,000 sq ft and up | 24 | $2,962,500 | $855 |
Higher-priced Marco Island homes give up more in negotiation. In the last 12 months, single-family homes that sold for $500,000 to $1 million closed at a median 95.6 percent of list and $469 per square foot; $1 million to $2 million at 94.0 percent and $667; $2 million to $3 million at 92.1 percent and $888; and above $3 million at 93.8 percent and $1,072. Condominiums above $3 million closed at $1,166 per square foot and 92.7 percent of list.
Marco Island’s named communities trade at very different values per square foot. In the 12 months to October 7, 2026, the street-defined Estates area closed at a median $862 per square foot and $3,000,000, Cape Marco at $847 and $2,300,000, and Tigertail at $765 and $2,050,000, while Olde Marco closed at $466 and Smokehouse Bay at $520.
Data updated: October 2026 (Southwest Florida MLS closed sales matched to each community’s street and building list, first window with 10 or more closings; county roll year built; computed 21 October 2026).
| Community | Window | Closings | Median price | Median $ per sq ft | Median days on market | Median sale-to-list | Median year built (county roll) |
|---|---|---|---|---|---|---|---|
| The Estates (street-defined) | 12 months | 35 | $3,000,000 | $862 | 71.5 | 92.9% | 2017 |
| Cape Marco | 12 months | 43 | $2,300,000 | $847 | 77 | 94.8% | 1998 |
| Tigertail | 12 months | 33 | $2,050,000 | $765 | 48.5 | 93.0% | 2015 |
| Hideaway Beach (homes and condos) | 12 months | 25 | $1,805,000 | $640 | 103 | 92.8% | 1995 |
| Caxambas and the South End | 12 months | 28 | $1,512,500 | $627 | 50.5 | 94.3% | 2006 |
| Smokehouse Bay and the Esplanade | 12 months | 16 | $532,500 | $520 | 35 | 94.4% | 1988 |
| Olde Marco | 12 months | 14 | $501,000 | $466 | 113 | 93.8% | 2001 |
Each community’s figures count the homes and condominiums on its own street and building list, so a community that mixes houses and condos, like Hideaway Beach, Caxambas or Olde Marco, shows a blended median. Ask us for the single-family or condominium figure alone for your street.
The Estates sit on the south end’s large lots, with a median lot of about half an acre in the county parcel data and a median year built of 2017. The 35 closings on the area’s street list in the last 12 months ranged from $829,000 to $11,900,000. Values here turn on water width, lot size and how recently the house was built; a new home on a wide bay and a 1980s home on a canal can sit on the same street and be millions apart. Read our guide to the Estates on Marco Island.
Tigertail’s 33 closings in the last 12 months ran from $850,000 to $8,500,000 at a median $765 per square foot and sold in a median 48.5 days, the fastest of the named single-family areas. Tigertail is the only part of the island where the county parcel data shows Gulf-front single-family lots, near Tigertail Beach. See our Tigertail guide.
Caxambas and the south end closed 28 times in the last 12 months at a $1,512,500 median and $627 per square foot, a blend of single-family homes on the south-end canals and small condominiums near Caxambas Pass. Values on the pass side depend on boating access as much as on the house. See our Caxambas guide.
Hideaway Beach’s 25 closings in the last 12 months, homes and condominiums together, closed at a $1,805,000 median and $640 per square foot, with a median 103 days on market. Hideaway parcels also carry the Hideaway Beach Tax District levy, 1.6000 mills for tax year 2025, which a buyer prices alongside club membership. See our Hideaway Beach guide.
Olde Marco closed 14 times in the last 12 months at a $501,000 median and $466 per square foot, mostly small condominiums with a few large waterfront homes, so its blended figure hides a wide range. Smokehouse Bay and the Esplanade closed 16 times at a $532,500 median and $520 per square foot, nearly all condominiums on the bay. See our guides to Olde Marco and Smokehouse Bay.
Key Marco recorded only five MLS closings in the five years to October 7, 2026, too few for a median, so here they are: March 2026, 3,200 square feet, $2,100,000 after 402 days; April 2024, 6,516 square feet, $2,750,000 after 97 days; June 2023, 6,310 square feet, $7,500,000 after 12 days at full list price; May 2022, 4,150 square feet, $4,800,000 after 17 days; and March 2022, 3,519 square feet, $3,400,000 after 94 days. On a market this thin, the next sale sets the value, and a Key Marco owner’s valuation starts from these five homes and the lots around them. See our Key Marco guide.
Marco Island condominium supply reached 6.4 months on October 7, 2026, so the gap between a well-priced home and an overpriced one decides your season. Request your free Marco Island home valuation built from the closings in your own building or on your own water, read our guide to selling your home on Marco Island, or call Jesse direct at (239) 898-6072. If you are buying here too, call Marc at (239) 287-5873 and read how we represent buyers on Marco Island or how we represent buyers across Southwest Florida.
Marco Island condominium values are set building by building. Over the first window with 10 or more closings, Veracruz at Cape Marco closed at a median $1,189 per square foot and Madeira at $1,292, while South Seas closed at $609, Riverside Club at $578 and Anglers Cove at $469, so the building you own in moves value more than the island median does.
Data updated: October 2026 (Southwest Florida MLS closed sales matched to each building’s MLS name, first window of 12, 24, 36 or 60 months with 10 or more closings; county roll year built; computed 21 October 2026).
These are the towers whose association records or aerial reading place them on the beach. The window column shows how far back we had to reach to find 10 closings.
| Building | Window | Closings | Median price | Median $ per sq ft | Median days on market | Median sale-to-list | Year built |
|---|---|---|---|---|---|---|---|
| Veracruz, Cape Marco | 60 months | 10 | $4,050,000 | $1,189 | 24.5 | 93.5% | 2005 |
| Apollo | 60 months | 14 | $776,000 | $1,498 | 45 | 96.4% | 1990 |
| Sea Winds | 60 months | 17 | $1,049,000 | $1,109 | 56 | 94.6% | 1983 |
| Sandpiper | 60 months | 10 | $2,349,500 | $1,082 | 90.5 | 96.2% | 1984 |
| Cozumel, Cape Marco | 24 months | 13 | $2,562,500 | $918 | 74 | 92.5% | 1998 |
| Tradewinds | 12 months | 10 | $637,000 | $867 | 231.5 | 95.4% | 1973 |
| Merida, Cape Marco | 60 months | 18 | $1,250,000 | $864 | 49.5 | 96.1% | 1992 |
| Belize, Cape Marco | 12 months | 12 | $2,737,500 | $860 | 163 | 92.5% | 2004 |
| Sandcastle | 24 months | 14 | $957,500 | $853 | 35 | 95.4% | 1982 to 1983 |
| Marbelle Club | 60 months | 12 | $1,900,000 | $834 | 33 | 95.7% | 1982 |
| Admiralty House | 12 months | 10 | $695,000 | $776 | 154 | 96.3% | 1973 |
| Princess Del Mar | 24 months | 10 | $1,437,500 | $773 | 63 | 92.3% | 1980 |
| Monterrey, Cape Marco | 12 months | 11 | $1,600,000 | $758 | 88 | 96.8% | 1996 |
| Summit House | 36 months | 12 | $1,373,750 | $713 | 69.5 | 92.3% | 1981 |
| Royal Seafarer | 36 months | 12 | $875,000 | $673 | 123.5 | 92.2% | 1983 |
| Sunset House | 24 months | 10 | $392,500 | $670 | 46 | 91.8% | 1969 to 1970 |
| The Prince | 60 months | 16 | $1,350,000 | $657 | 122 | 92.8% | 1981 |
| Gulfview | 12 months | 11 | $699,000 | $649 | 66.5 | 94.8% | 1975 |
Tampico at Cape Marco, the nineteenth tower, recorded 7 MLS closings in five years, fewer than our 10-sale floor, so we price a Tampico unit from those seven sales and its five Cape Marco neighbors rather than a median.
| Building | Window | Closings | Median price | Median $ per sq ft | Median days on market | Median sale-to-list | Year built |
|---|---|---|---|---|---|---|---|
| The Esplanade, Smokehouse Bay | 60 months | 18 | $1,350,000 | $627 | 31 | 99.0% | 2003 to 2004 |
| Grand Bay, Factory Bay | 60 months | 16 | $772,500 | $616 | 69 | 94.7% | 1990 |
| Courtyard Towers | 24 months | 10 | $1,182,500 | $588 | 78.5 | 90.7% | 2000 to 2001 |
| Riverside Club | 12 months | 18 | $517,500 | $578 | 145 | 95.0% | 1980 to 1981 |
| Pier 81 | 24 months | 12 | $1,150,000 | $516 | 140 | 97.0% | 2001 to 2002 |
| Smokehouse Harbour | 36 months | 11 | $525,000 | $516 | 76 | 94.7% | 1987 |
| Smokehouse Bay Club | 24 months | 11 | $410,000 | $510 | 40 | 94.8% | 1987 to 1988 |
These buildings have 10 or more closings in a window but are not in either water group on this page, because their frontage is mixed, set back from the water or not yet confirmed from the association’s own records.
| Building | Window | Closings | Median price | Median $ per sq ft | Median days on market | Median sale-to-list | Year built |
|---|---|---|---|---|---|---|---|
| Madeira | 36 months | 11 | $4,500,000 | $1,292 | 62 | 95.8% | 2006 |
| The Somerset | 36 months | 14 | $1,850,000 | $1,206 | 54 | 96.1% | 1990 |
| Crescent Beach | 24 months | 13 | $1,200,000 | $813 | 138 | 94.4% | 1990 |
| Chalet of San Marco | 60 months | 13 | $1,500,000 | $780 | 42 | 95.2% | 1981 |
| Mirage on the Gulf | 60 months | 10 | $1,625,000 | $724 | 84.5 | 92.9% | 2001 |
| Royal Marco Point, Hideaway Beach | 24 months | 27 | $1,800,000 | $653 | 143 | 93.3% | 1990 to 1996 |
| The Essex | 60 months | 15 | $680,000 | $647 | 23 | 96.0% | 1990 to 1991 |
| Eagle Cay | 36 months | 12 | $700,000 | $620 | 91.5 | 94.2% | 1988 |
| Shipp’s Landing | 24 months | 16 | $870,000 | $618 | 75 | 91.4% | 1980 to 1983 |
| South Seas | 12 months | 50 | $622,500 | $609 | 100.5 | 95.6% | 1981 (median) |
| Mariner | 24 months | 10 | $417,500 | $513 | 47.5 | 96.9% | 1977 |
| The Sands of Marco | 60 months | 10 | $536,000 | $495 | 18 | 96.3% | 1990 |
| Ville de Marco | 12 months | 16 | $404,950 | $474 | 68 | 94.6% | 1969 to 1974 |
| Anglers Cove | 12 months | 20 | $350,000 | $469 | 94 | 93.7% | 1982 to 1986 |
| Island Manor | 24 months | 13 | $325,000 | $460 | 73 | 95.2% | 1973 |
| Southwinds | 60 months | 21 | $260,000 | $447 | 25 | 96.7% | 1970 |
| Aquarius | 24 months | 12 | $246,000 | $430 | 51 | 94.3% | 1972 |
| Seabreeze | 12 months | 10 | $241,250 | $430 | 112.5 | 94.5% | 1969 to 1971 |
| Stevens Landing | 36 months | 14 | $372,500 | $354 | 114 | 94.9% | 1986 to 1988 |
| Vintage Bay | 12 months | 10 | $583,750 | $315 | 36.5 | 95.6% | 1997 to 2006 |
| San Marco Villas | 12 months | 13 | $320,000 | $302 | 81 | 94.1% | 1985 |
| Estuary of Marco | 24 months | 11 | $247,000 | $256 | 31 | 88.2% | 1985 to 1990 |
Dela Park Place (9 closings) and Marco Beach Ocean Resort (9 closings by street address, one of them filed in the MLS under the generic name Marco Island) did not reach 10 MLS closings in five years, so we value units there from their own sales list. Three per-foot figures need a note, each checked against the raw MLS rows by street address. Apollo’s $1,498 is set by its 504 square foot one-bedroom units, 11 of its 14 closings, which closed at $1,369 to $1,591 per square foot; its three 1,288 square foot three-bedroom units closed at $1,242 to $1,458. Sea Winds’ $1,109 mixes MLS living areas of 792 to 1,150 square feet for its two-bedroom units, and two units were entered at different sizes in different sales, so its median price of $1,049,000 is the steadier guide. Marco Beach Ocean Resort mixes 500 square foot one-bedrooms with 1,025 to 1,085 square foot two-bedrooms. Royal Marco Point’s row counts its sales by street address on Royal Marco Way, which adds 4 closings in the window that the MLS filed under Hideaway Beach or Riviera. Compare per-foot values only within a building or between buildings with similar unit sizes.
A building median is the middle of what sold, not the value of your unit. Inside one tower, the floor, the line, the view and the condition move prices widely, as the next sections show, and a building that needed a long window to reach 10 sales is one where your own unit’s details matter even more.
On Marco Island the Gulf is worth about 40 percent per square foot in a condominium. In the 12 months to October 7, 2026, units in 19 gulf-front towers closed at a median $777 per square foot against $541 in seven bay, river and canal buildings, a 43.6 percent premium; over 24 months the premium was 41.3 percent and over 60 months 37.9 percent.
Data updated: October 2026 (Southwest Florida MLS, closed condominium sales matched to named buildings, 12, 24 and 60 months to October 7, 2026).
| Condominium group | 12 months: closings, median, $ per sq ft | 24 months: closings, median, $ per sq ft | 60 months: closings, median, $ per sq ft | Gulf premium per sq ft |
|---|---|---|---|---|
| 19 gulf-front towers | 111, $1,000,000, $777 | 180, $1,005,000, $777 | 451, $999,000, $811 | |
| 7 bay, river and canal buildings | 45, $575,000, $541 | 82, $567,500, $550 | 186, $572,500, $588 | |
| Premium, gulf over bay | 43.6% (12 mo), 41.3% (24 mo), 37.9% (60 mo) | |||
| Cape Marco’s six towers (part of the 19) | 43, $2,300,000, $847 | 64, $2,150,000, $808 | 124, $2,275,000, $870 |
The arithmetic: $777 divided by $541 is 1.436, a 43.6 percent premium; $777 divided by $550 is 1.413; $811 divided by $588 is 1.379. The premium has widened as bayside values softened faster than gulf-front values: the bayside median per square foot was $588 over five years and $541 in the last 12 months, while the gulf-front figure moved from $811 to $777.
Applied to a 1,200 square foot unit, the 12-month gap is $236 a square foot, or $283,200: $777 minus $541 is $236, and $236 times 1,200 is $283,200. That is the order of difference between owning the same size unit on the sand and on the bay, before floor, view and building finances are priced. It is also why a bayside owner should never price from a beach tower’s sale, and a gulf-front owner should never accept a valuation built from bayside closings.
Most Marco Island houses sit on water: Collier County parcel mapping counts 66 percent of the island’s single-family parcels outside Key Marco and Hideaway Beach touching a canal or open water, 4,161 on canals, 759 on bays and 50 on the Gulf. The clearest dry-lot benchmark is two inland pockets where the same mapping shows no waterfront parcels at all, Marco Beach Unit 25 and Marco Highlands. Their single-family homes sold for a median $460 per heated square foot in Collier County’s qualified sales over the 24 months to August 24, 2026, against $649 for the rest of the island’s single-family homes, a 41.1 percent gap. The rest of the island includes some dry lots, so the true water premium for a canal or bay home is at least that large.
Our MLS pull for this page, dated October 7, 2026, did not carry the waterfront-type and Gulf-access fields, so we do not yet publish a per-foot split between canal, bay and Gulf-front single-family homes. It is scheduled for the next MLS refresh. Until then we value each waterfront home from the closings on its own water: the same canal system, the same bridge clearance and the same run to open water.
A unit in a bayside building with a distant Gulf view and a unit in a beachfront tower facing the parking lot are both described as having a view, and neither carries the full gulf-front premium. Buyers pay most for direct frontage and an unobstructed line down the beach, so we price the view each unit actually has, from its own floor.
Higher floors sell for more on Marco Island, but the premium is moderate and flattens near the top. Across 39 Marco Island high-rise buildings over the five years to October 7, 2026, units on floors 11 to 15 closed at 103.1 percent of their own building’s median price per square foot and units on floors 1 to 3 at 94.7 percent, a gap of about 9 percent.
Data updated: October 2026 (Southwest Florida MLS, 844 high-rise closings in 39 buildings with 8 or more sales, five years to October 7, 2026; floor read from the unit number; each sale indexed to its own building’s median price per square foot).
| Floor band | Closings | Price per sq ft as a share of the building median |
|---|---|---|
| Floors 1 to 3 | 146 | 94.7% |
| Floors 4 to 6 | 172 | 98.1% |
| Floors 7 to 10 | 227 | 100.7% |
| Floors 11 to 15 | 149 | 103.1% |
| Floors 16 and up | 141 | 101.9% |
| Units labeled penthouse | 9 | 104.0% |
The arithmetic: 103.1 divided by 94.7 is 1.089, so an upper-middle unit closes about 8.9 percent higher per square foot than a low unit in the same building. On a building whose median is $800 per square foot, that is roughly $757 against $825 per square foot (800 times 0.947, and 800 times 1.031). Penthouse-labeled units show the highest index, but only nine closed in five years, so we price a penthouse from its own sales.
The clearest proof that view and condition matter is one floor plan selling at very different prices. In the 12 months to October 7, 2026, four 1,820 square foot Monterrey units closed at $1,125,000, $1,295,000, $1,350,000 and $1,600,000. The highest closed 42.2 percent above the lowest ($1,600,000 divided by $1,125,000), in one building, in one year, for the same square footage. Floor, direction, renovation and timing made the difference.
The pattern repeats in the bayside buildings. Ten 800 square foot one-bedroom units at Riverside Club closed between $395,000 and $529,000 from October 2025 to June 2026, a 33.9 percent spread ($529,000 divided by $395,000). At Smokehouse Harbour, six 990 square foot two-bedroom units closed between $421,000 and $540,000 from December 2025 to September 2026, a 28.3 percent spread ($540,000 divided by $421,000).
Floors 16 and up indexed slightly below floors 11 to 15 in five years of closings. The buildings with 16 or more floors are a smaller and different group, the topmost units are often larger, and on Marco Island the beach view is already unobstructed from the middle floors of most towers. We price the top of a tower from the top-floor sales in that tower, not from a rule of thumb.
Within a floor, the line matters as much as the height: a corner unit facing straight down the beach and an interior unit facing the street are different products. The MLS does not record direction consistently, so we read each comparable’s line from the building’s floor plans and listing photos before we use it.
Newer Marco Island houses sell for much more per square foot, because they are built higher, stronger and to current flood rules. In Collier County’s qualified sales over the 24 months to August 24, 2026, single-family homes built in 2018 or later sold for a median $716 per heated square foot, against $641 for 2004 to 2017, $515 for 1990 to 2003 and $493 before 1980.
Data updated: October 2026 (Collier County recorded sales flagged qualified, 24 months to August 24, 2026, joined to the county roll for year built and heated area; homes built after the year of sale excluded; computed 21 October 2026).
| Single-family homes by year built | Qualified sales | Median price | Median $ per heated sq ft |
|---|---|---|---|
| Built before 1980 | 13 | $795,000 | $493 |
| Built 1980 to 1989 | 27 | $925,000 | $483 |
| Built 1990 to 2003 | 102 | $1,200,000 | $515 |
| Built 2004 to 2017 | 207 | $1,390,000 | $641 |
| Built 2018 or later | 285 | $1,750,000 | $716 |
| All single-family, improved | 634 | $1,500,000 | $633 |
The arithmetic: $716 divided by $493 is 1.452, so a home built since 2018 sold for 45.2 percent more per heated square foot than a pre-1980 home; $641 divided by $515 is 1.245, so homes built 2004 to 2017 sold for 24.5 percent more than homes built 1990 to 2003. County heated area and MLS living area are measured differently, so compare these county figures with each other, not with the MLS per-foot figures above.
A vacant residential lot on Marco Island sold for a median $831,250 in Collier County’s qualified sales over the same 24 months, from 112 sales, with the middle half between $383,125 and $1,568,750. The 13 homes built before 1980 sold for a median $795,000. Put those two numbers side by side and the value of many older island houses is mostly the land: buyers of a pre-1980 home on good water are often buying a building site. That changes how we price it, by the lot’s water, width and buildability as much as by the house.
The City of Marco Island requires the lowest floor of a new or substantially improved home to sit at the higher of base flood elevation plus 1 foot or 18 inches above the crown of the road, and the FEMA maps in force since February 8, 2024 put base flood elevations of 8 to 12 feet NAVD88 on the island addresses we tested. Homes built to those rules cost less to insure against flood and are more likely to have come through Hurricane Ian dry, which is much of what the newer homes’ per-foot premium is paying for. An elevation certificate shows where your home’s lowest floor sits, and it is the first document we ask for on an older house.
The City defines substantial improvement and substantial damage at 50 percent of the structure’s market value, counted cumulatively over 12 months from the first permit. A buyer of a ground-level older home who plans a large renovation has to stay under that line or bring the whole house up to current flood rules. That ceiling is why renovation buyers and rebuild buyers value the same older home differently, and why we show both values to the owner.
Condominium values also step up with building age, though the pattern is shaped by where each era built. In the same 24 months of county qualified sales, units in buildings completed before 1980 sold for a median $501 per heated square foot, 1980 to 1994 for $598, 1995 to 2004 for $603, and 2005 or later for $1,140 from 11 sales, mostly in the newest Cape Marco and beachfront towers.
| Condominium units by building year | Qualified sales | Median price | Median $ per heated sq ft |
|---|---|---|---|
| Built before 1980 | 219 | $475,000 | $501 |
| Built 1980 to 1994 | 432 | $650,000 | $598 |
| Built 1995 to 2004 | 131 | $1,170,000 | $603 |
| Built 2005 or later | 11 | $3,000,000 | $1,140 |
Building age also decides where a condominium sits in Florida’s milestone inspection cycle: the first inspection is due by December 31 of the year a building of three or more habitable stories turns 30, and every 10 years after. Most of the island’s older towers are already past that first deadline, so a buyer of a unit there asks what the inspection found and what the association has funded, and the answers are priced into the unit.
Flood zone and insurance affect Marco Island values through what a buyer will pay to insure the home each year. When we tested 116 island addresses against FEMA’s maps effective February 8, 2024, 108 read Zone AE and 8 read Zone X, and Citizens Property Insurance now requires flood coverage on most of the single-family homes it insures.
Data updated: October 2026 (FEMA National Flood Hazard Layer, address tests run 7 October 2026; FEMA CRS Eligible Communities list effective October 1, 2026; Florida statutes read 7 and 21 October 2026).
The flood maps in force for Marco Island are Collier County FIRM panels with the suffix J, effective February 8, 2024. Zone VE, the coastal high-hazard zone, is mapped within 150 meters of 38 of the 116 points we tested, mainly along Cape Marco, the beachfront towers on South Collier Boulevard, Hideaway Beach, Key Marco and Caxambas. A street test is a map indication, not a flood determination: your elevation certificate or the FEMA Flood Map Service Center gives the structure’s zone.
Marco Island is a Community Rating System Class 5 community. FEMA’s list of CRS eligible communities effective October 1, 2026 shows the City of Marco Island, community 120426, in Class 5 with a 25 percent discount on flood policies in the special flood hazard area, a class in effect since October 1, 2023. Ask your insurance agent to confirm your policy carries that discount; the class is set city-wide, so it helps every island home alike and does not move one home’s value against another’s.
Citizens Property Insurance requires flood coverage as a condition of a personal lines residential policy in stages: dwellings of $400,000 or more since January 1, 2026, every remaining Citizens personal lines residential policy from January 1, 2027, and homes in a special flood hazard area since 2023. Policies that do not cover wind and policies written on a condominium unit-owner form are exempt. So a Citizens policy on a single-family house carries the flood requirement, while a condo owner’s HO-6 policy does not.
Under the National Flood Insurance Program, premiums cannot rise more than 18 to 25 percent a year for most policyholders, and a buyer may be able to assume the seller’s current NFIP policy. An assumable policy with a lower premium than a new one is worth money to a buyer, so we put it in the listing file and the valuation.
Citizens requires a four-point inspection on homes more than 20 years old and treats shingle roofs older than 25 years and tile or metal roofs older than 50 years as needing proof of at least five years of remaining life. Florida law requires insurers to give actuarially reasonable credits for wind-resistant construction, documented on the state’s uniform mitigation verification form. A newer roof and a strong wind mitigation report lower a buyer’s premium, and a lower premium supports a higher price.
Hurricane Ian made landfall at Cayo Costa on September 28, 2022, with Marco Island south of the eye; the National Hurricane Center reports 4 to 6 feet of inundation above ground from Marco Island through Everglades City and a highest measured Marco Island high water mark of 4.7 feet above ground. Closed values did not collapse afterward: in the 12 months ending October 7, 2023, the island’s single-family median price per square foot was $733, the same as the year before, and the condominium figure rose from $599 to $631. What changed was pace: the median sale took 48 days against 18 the year before.
Every dollar a Marco Island condominium costs to own each year is priced by the buyer, so fees, reserves and assessments move unit values directly. In the 12 months to October 7, 2026, gulf-front tower buyers paid a median $21,132 a year in recurring fees against $12,178 in the bayside buildings, and Cape Marco buyers $30,894.
Data updated: October 2026 (Southwest Florida MLS, total annual recurring fees entered on closed condominium sales, 12 months to October 7, 2026; association documents read 7 October 2026).
| Condominium group, 12 months to Oct 7, 2026 | Median total annual recurring fees | Median $ per sq ft |
|---|---|---|
| All condominiums (476 of 486 closings reporting) | $14,056 | $531 |
| High-rise | $20,828 | $742 |
| Mid-rise | $12,624 | $494 |
| Low-rise, townhouse and villa | $10,432 | $430 |
| 19 gulf-front towers | $21,132 | $777 |
| Cape Marco’s six towers | $30,894 | $847 |
| 7 bay, river and canal buildings | $12,178 | $541 |
The median gulf-front unit carried $8,954 a year more in recurring fees than the median bayside unit in the last 12 months ($21,132 minus $12,178). Over 10 years of ownership that is $89,540 before any increase. Buyers still paid a 43.6 percent per-foot premium for the Gulf, so the fees did not erase the premium, but two units in otherwise similar towers can sell tens of thousands of dollars apart when one carries far higher dues.
The Royal Seafarer, a 22-story gulf-front tower, publishes its assessment at $5,151 a quarter through December 31, 2026, about $1,269 of each quarter credited to reserves. That is $20,604 a year ($5,151 times 4), of which $5,076 ($1,269 times 4), or 24.6 percent, goes to reserves. The association’s 2025 structural integrity reserve study recommends a $140,000 annual structural reserve contribution, about $1,085 per unit across 129 units ($140,000 divided by 129). A buyer who can see that the reserve plan is funded pays more for a unit than one who cannot.
An unpaid special assessment is a cost a buyer deducts from price almost dollar for dollar, and an announced but unlevied project is a cost a buyer estimates, usually high. At Veracruz at Cape Marco, the 2026 restated governing documents require a majority vote of the voting interests when special or capital improvement assessments exceed $500,000 in a calendar year; spread evenly across 123 units, $500,000 is about $4,065 per unit ($500,000 divided by 123), although each unit’s share follows the declaration. Before we value a unit, we read the association’s budget, reserve study and any assessment notice, and we show the owner how a buyer will price each one.
Florida’s resale law now has the seller hand the buyer the association’s milestone inspection summary and its most recent structural integrity reserve study, or a statement that none exists, and the buyer has 7 business days after receiving the documents to cancel. A unit whose building has completed its milestone inspection and funded its study sells with fewer questions. Veracruz, for example, posts on its association website a 2024 Phase 1 milestone inspection report that found maintenance needed but no substantial structural deterioration, while the City’s permit portal still listed its milestone project at “notice sent” with no Phase 1 report filed as of October 22, 2026; a buyer can read both before making an offer.
The fee figures above are what listing agents entered on closed sales, which can lag the association’s current budget. Veracruz, for example, publishes $8,397 a quarter for 2026 ($33,588 a year), including about $649.53 a quarter for the Cape Marco master association. We value every condominium from the association’s own current budget and assessment notices, not the MLS field. Where an association has not published its budget or fee schedule publicly, we read the figures from the resale documents the seller is entitled to request, and we say so in the valuation.
Marco Island single-family values per square foot have held near level since 2022, while condominium values have softened. In the 12 months ending October 7, 2022, houses closed at a median $733 per square foot and condominiums at $599; in the 12 months ending October 7, 2026, the figures were $699 and $531.
Data updated: October 2026 (Southwest Florida MLS, closed residential sales in the City of Marco Island, five 12-month windows ending October 7; computed 21 October 2026).
| 12 months ending Oct 7 | Single-family $ per sq ft | Single-family median | Condo $ per sq ft | Condo median | High-rise $ per sq ft | Mid-rise $ per sq ft | Low-rise $ per sq ft |
|---|---|---|---|---|---|---|---|
| 2022 | $733 | $1,639,000 | $599 | $666,500 | $746 | $558 | $483 |
| 2023 | $733 | $1,575,000 | $631 | $710,000 | $840 | $579 | $528 |
| 2024 | $731 | $1,600,000 | $625 | $675,000 | $796 | $576 | $488 |
| 2025 | $694 | $1,575,000 | $548 | $625,000 | $761 | $508 | $457 |
| 2026 | $699 | $1,550,000 | $531 | $620,000 | $742 | $494 | $430 |
The arithmetic: single-family price per square foot moved from $733 to $699, down 4.6 percent over four years ($699 divided by $733 is 0.954). Condominium price per square foot moved from $599 to $531, down 11.4 percent ($531 divided by $599 is 0.886). High-rise units held near level at $746 and $742, after a peak of $840 in the 12 months ending October 2023, while mid-rise units fell 11.5 percent and low-rise units 11.0 percent.
A Marco Island valuation built from 2023 closings will be too high for most condominiums in 2026. The older and smaller buildings, where the milestone and reserve laws bite hardest relative to unit price, have given up the most per square foot, while the high-rise towers and single-family homes have held. We weight the most recent six to twelve months of comparables most heavily for that reason.
On October 7, 2026, the 150 active single-family listings on the island asked a median $992 per square foot, 41.9 percent above the $699 closed median of the prior 12 months ($992 divided by $699). The 259 active condominium listings asked $607 per square foot, 14.3 percent above the $531 closed median ($607 divided by $531). Part of that gap is mix, because the most expensive homes stay on the market longest, but it is also why a value built from active listings overstates what a home will sell for.
The median Marco Island sale took 18 days in the 12 months ending October 7, 2022, 48 days a year later, 68 the year after, 79 in the 12 months to October 2025 and 77 in the 12 months to October 2026. The median sale-to-list ratio moved from 98.3 percent to 94.4 percent over the same period. A longer market means buyers have time to compare, which is why the first price matters more now.
We value a Marco Island home with a comparative market analysis: we select the closed sales most like it, adjust each for the differences that buyers pay for, reconcile the adjusted values into a range, and test that range against the listings it would compete with. Every step uses closings, never asking prices, and every adjustment comes from island sales; it is the same method behind our record as Top 1% Real Estate Agents Nationally Since 2008.
For a condominium, the first comparables are closed sales in your own building, in the same line or floor band, from the last 6 to 12 months; then the buildings buyers cross-shop with yours. For a house, the first comparables share your water and your era: the same canal system and bridge clearance, the same bay frontage, or the same dry-lot street, built in the same decade. We widen the window before we widen the geography, because a sale from two years ago in your building is usually a better guide than a sale last month across the island.
We adjust each comparable for size, floor and view, water frontage and boating access, construction era and elevation, condition and renovation, lot size, and association fees and assessments. Each adjustment is measured from island closings like the ones on this page, such as the floor index, the era table or the gulf premium, not from a national rule.
The adjusted comparables rarely agree to the dollar. We weight the closest and most recent most heavily, set a range, and tell the owner which end of it their home belongs at and why. A range is more honest than a single number, and it is the range buyers will negotiate inside.
We check the range against the active and pending listings that a buyer would see the week you list. In the 12 months to October 7, 2026, sales that went under contract within 30 days closed at a median 95.8 percent of their final list price; those that took 31 to 90 days at 94.2 percent; and those that took longer than 90 days at 93.5 percent.
| Days on market, 12 months to Oct 7, 2026 | Closings | Median sale-to-list |
|---|---|---|
| 0 to 30 days | 254 | 95.8% |
| 31 to 90 days | 222 | 94.2% |
| 91 to 180 days | 215 | 93.5% |
| More than 180 days | 179 | 93.5% |
On a $1,000,000 list price, the 2.3-point gap between the fastest and slowest groups is $23,000 (95.8 percent against 93.5 percent of $1,000,000), and the slower homes usually reached that final list price after a reduction.
Take a 2,400 square foot single-family home on a canal, built in 2015. The MLS band for 2,000 to 2,499 square feet closed at a median $711 per square foot in the last 12 months, which gives $1,706,400 (2,400 times $711). The county’s qualified sales for homes built 2004 to 2017 give $641 per heated square foot, or $1,538,400 (2,400 times $641). That $1.54 million to $1.71 million bracket is where the comparable search begins, not where it ends: the canal’s route to the Gulf, the bridge clearance, the lot width, the roof and the condition then move the value up or down inside or outside it.
A comparative market analysis is a listing agent’s estimate of what a buyer will pay; an appraisal is a licensed appraiser’s opinion of value, usually ordered by a buyer’s lender after a contract is signed. A sound CMA anticipates the appraisal by using the same closed sales an appraiser will find. On distinctive waterfront homes with few direct comparables, we build the appraiser’s file before the appraiser arrives.
These Marco Island closings from the 12 months to October 7, 2026 show how comparables work in practice: the same building, the same floor plan or the same water, at prices that differ because of floor, view, condition and timing. Each is a closed sale in the Southwest Florida MLS; we list the building or area, not the unit or street number.
Data updated: October 2026 (Southwest Florida MLS, closed sales in the City of Marco Island, 12 months to October 7, 2026).
| Closed | Building or area | Type | Beds | Sq ft | Sold price | $ per sq ft | Days on market | Sale-to-list |
|---|---|---|---|---|---|---|---|---|
| Mar 16, 2026 | Belize, Cape Marco | High-rise condo | 3 | 2,680 | $2,475,000 | $924 | 372 | 99.0% |
| Mar 12, 2026 | Belize, Cape Marco | High-rise condo | 3 | 2,680 | $2,475,000 | $924 | 42 | 92.5% |
| Jun 17, 2026 | Cozumel, Cape Marco | High-rise condo | 3 | 2,832 | $3,700,000 | $1,306 | 25 | 94.9% |
| Feb 11, 2026 | Cozumel, Cape Marco | High-rise condo | 3 | 2,832 | $2,400,000 | $847 | 68 | 92.5% |
| Apr 6, 2026 | Merida, Cape Marco | High-rise condo | 3 | 1,756 | $1,590,000 | $905 | 3 | 117.8% |
| May 4, 2026 | Merida, Cape Marco | High-rise condo | 3 | 1,756 | $1,300,000 | $740 | 19 | 92.9% |
| Sep 1, 2026 | South Seas | High-rise condo | 2 | 1,075 | $900,000 | $837 | 68 | 94.8% |
| Sep 29, 2026 | South Seas | High-rise condo | 2 | 1,154 | $592,500 | $513 | 23 | 93.3% |
| Mar 10, 2026 | Royal Marco Point, Hideaway Beach | Mid-rise condo | 3 | 2,443 | $1,805,000 | $739 | 2 | 100.6% |
| May 12, 2026 | Royal Marco Point, Hideaway Beach | Mid-rise condo | 2 | 1,924 | $875,000 | $455 | 14 | 79.5% |
| May 1, 2026 | Tigertail area | Single-family | 4 | 2,391 | $1,900,000 | $795 | 4 | 100.1% |
| Sep 9, 2026 | Tigertail area | Single-family | 4 | 1,836 | $1,150,000 | $626 | 16 | 96.7% |
| Oct 1, 2026 | Estates area | Single-family | 3 | 3,365 | $2,900,000 | $862 | 19 | 90.6% |
| Jun 22, 2026 | Estates area | Single-family | 3 | 2,181 | $1,150,000 | $527 | 11 | 96.2% |
Two 2,680 square foot Belize units closed at exactly $2,475,000 four days apart, one after 42 days and one after 372, which is what a well-understood building looks like. Two 2,832 square foot Cozumel units closed $1,300,000 apart in the same year, and two 1,756 square foot Merida units $290,000 apart a month apart, one of them at 117.8 percent of list after three days. In the single-family areas, size, water and age explain gaps of $750,000 or more between homes a few streets apart.
Any single comparable can mislead: a distressed sale, a renovated penthouse, a cash buyer in a hurry, or a bidding war on a rare plan. We use three to six adjusted sales and explain any that disagree, so the owner can see which facts carry the number.
An online home-value estimate reads square footage, bedrooms, the tax record and nearby sales, so on Marco Island it misses most of what sets the price: the floor and line of a tower unit, a canal home’s route to the Gulf, the building’s reserves and assessments, the elevation of an older house and the renovation inside it. Our valuation reads those facts from the closings and the documents.
The same floor plan at Monterrey closed between $1,125,000 and $1,600,000 in one year. An automated model sees four identical units; a buyer sees four different homes. That is the gap a local valuation closes.
| Method | What it reads | Sees floor, view and water route? | Sees association reserves and assessments? | What it is for |
|---|---|---|---|---|
| Online automated estimate | Public record, square footage, nearby recorded sales | No | No | A rough starting point |
| McGreevy and Comisar valuation (CMA) | Closed MLS sales in your building or on your water, county sales, actives, association documents | Yes | Yes | Setting a list price that sells |
| Lender appraisal | Closed sales chosen by a licensed appraiser, inspection of the home | Partly, by inspection | Rarely in detail | Supporting a buyer’s loan after contract |
| Collier County just and assessed value | Mass appraisal as of January 1 for taxes | No | No | Property tax, capped for owners by law |
The biggest errors on Marco Island come from buildings with wide internal spreads, from waterfront homes whose value depends on the canal system and bridges behind them, and from older homes on valuable lots, where the house record says little about the land. In each case the estimate averages away the fact that decides the price.
An online estimate is useful for spotting direction: whether the island’s values are rising or falling in your segment. It is not a list price. Use it to start the conversation, then ask for a valuation built from your own comparables.
The Collier County assessed value on your tax notice is usually below what your Marco Island home would sell for, because Florida caps how fast assessed value can rise while you own it. The cap ends at a sale: the next owner’s assessed value resets to the county’s just value, so a buyer’s tax bill will not match yours.
Data updated: October 2026 (Florida Statutes sections 193.155, 193.1554 and 196.031 and Florida Department of Revenue 2025-26 Collier County millage, read 7 October 2026).
For a homestead, Florida’s Save Our Homes cap limits the annual increase in assessed value to the lower of 3 percent or the change in the consumer price index after the first year. For non-homestead residential property of nine units or fewer, the annual increase is capped at 10 percent for levies other than school taxes. Both caps reset after a change of ownership, which is why long-held island homes can show assessed values far below market.
The maximum homestead exemption for 2026 is $51,411: $25,000 that applies to all levies plus an inflation-adjusted $26,411 that applies to non-school levies, as published by a Florida county property appraiser. A proposed constitutional amendment on the November 3, 2026 ballot would raise the non-school homestead exemption from 2027 if 60 percent of voters approve; it is a proposal, not law, until the vote.
The confirmed 2025 millage for a standard Marco Island parcel totals 8.9535 mills: Collier County 3.2449, schools 4.2490, the water management district and Big Cypress Basin 0.1926, and the City 1.2670; Hideaway Beach parcels add 1.6000 for 10.5535. The 2025 Collier Mosquito Control District rate was not confirmed and is not included. If the county’s just value for a buyer equals a $1,550,000 price, the bill before exemptions on those confirmed levies is about $13,878 (1,550,000 times 8.9535 divided by 1,000); on a $620,000 condominium, about $5,551. Buyers build that cost into what they will pay, so it belongs in a valuation conversation.
No. The assessed value does not limit the price, and buyers and appraisers do not use it as a comparable. It matters only because the buyer’s taxes will be higher than yours, which is a fact we explain to buyers up front so it does not surprise them after the inspection.
What you net from a Marco Island sale is the price less commission, Florida documentary stamp tax on the deed, prorated property taxes, association estoppel and payoff items and any repairs or credits. In Collier County the buyer customarily pays the owner’s title insurance policy, so it is usually not a seller cost there; the contract controls.
Florida’s documentary stamp tax on a deed is $0.70 per $100 of the price, customarily paid by the seller. On a $620,000 condominium that is $4,340 (6,200 times $0.70); on a $1,550,000 house, $10,850 (15,500 times $0.70).
Florida property taxes are paid in arrears, so at closing the seller credits the buyer for the seller’s share of the current year’s taxes. On a home whose bill runs about $13,878, a closing at the end of June would credit the buyer roughly half of that year’s bill.
Commission terms after the 2024 NAR settlement, estoppel fees, and two worked Marco Island net sheets are on our guide to selling your home on Marco Island. We prepare a net sheet with every valuation, because a price only means something next to what you keep.
A free in-person comparative market analysis is the most accurate Marco Island valuation we offer: Jesse McGreevy or Marc Comisar walks the home, reads the association documents or the elevation certificate, and prices it from the closed sales most like it. Call Jesse direct at (239) 898-6072 to arrange one.
A walk-through of the home and, for a condominium, the building’s common areas; the three to six closed comparables we would defend to an appraiser, with adjustments shown; the active and pending competition; a recommended list price and the range a buyer will negotiate inside; a seller net sheet; and a short list of what to fix, document or leave alone before listing.
For a condominium: the current budget, the most recent milestone inspection summary and structural integrity reserve study if the building is three or more habitable stories, and any assessment notices. For a house: the elevation certificate if you have one, the roof permit date, the wind mitigation report, any flood claims history and the permits for renovations. If you do not have a document, we will tell you where to find it.
Many of our valuation clients are selling to buy again on the island or nearby. Call Marc at (239) 287-5873, read how we represent buyers on Marco Island, see how we represent buyers across Southwest Florida, or look at new construction on Marco Island if you are weighing a new build.
Jesse McGreevy is a top-reviewed Marco Island listing agent and Marc Comisar is a top-reviewed Southwest Florida realtor. Every review below is copied word for word from our Google Business Profile, where you can read them all in full.
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Verified Google review
★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Verified Google review
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review
★★★★★ “Very professional, knowledgeable and responsive. We have had experience with them in both selling and buying a home. We recommend them highly.” Verified Google review
These are the questions Marco Island owners ask us most about what their home is worth, answered from the island’s closed sales, Collier County’s records and Florida law. Market figures are from the Southwest Florida MLS for the 12 months to October 7, 2026 unless a different window is named.
Your Marco Island home is worth what its closest comparables say: closed sales in your own building or on your own water, adjusted for size, floor, view, age, elevation and association costs. As a starting point, island houses closed at a median $699 per square foot and condominiums at $531 in the last 12 months. Use the Home Valuation form at the top of this page or call Jesse direct at (239) 898-6072 for a number built from your comparables.
The median Marco Island single-family home closed at $1,550,000 and the median condominium at $620,000 in the 12 months to October 7, 2026, from 404 and 486 closings. All 891 residential closings together had a $1,000,000 median. The medians describe the island, not a particular home, because the same 12 months held condominiums that sold from $151,500 and houses that sold for up to $11,900,000.
In the 12 months to October 7, 2026, Marco Island single-family homes closed at a median $699 per square foot, high-rise condominiums at $742, mid-rise at $494 and low-rise at $430. By community, the street-defined Estates area closed at $862, Cape Marco at $847 and Tigertail at $765, against $466 in Olde Marco.
Condominiums in 19 gulf-front towers closed at a median $1,000,000 and $777 per square foot in the 12 months to October 7, 2026, from 111 closings. Cape Marco’s six towers, part of that group, closed at a median $2,300,000 and $847 per square foot. At the other end, older beachfront buildings with small units, such as Gulfview, closed at a $699,000 median.
In condominiums, the Gulf added 43.6 percent per square foot in the last 12 months: $777 in 19 gulf-front towers against $541 in seven bay, river and canal buildings. Over 24 months the premium was 41.3 percent and over 60 months 37.9 percent. On a 1,200 square foot unit, the 12-month gap is about $283,200.
Across 39 island high-rise buildings over five years, units on floors 11 to 15 closed at 103.1 percent of their building’s median price per square foot and units on floors 1 to 3 at 94.7 percent, a gap of about 9 percent. View and line move prices even more: four identical 1,820 square foot Monterrey units closed between $1,125,000 and $1,600,000 in one year.
Start with closed sales in your own building over the last 6 to 12 months, matched to your floor band, line and square footage, then add the buildings buyers compare with yours. Closed MLS data shows the sale price, days on market and list price; asking prices do not count. We send owners their comparables with every valuation.
Because buyers pay for what they see from the balcony every day. Inside one tower, a unit facing straight down the beach and a unit facing the street or the bay share the same fees and structure but not the same view, and the closed sales show it: the same Monterrey floor plan closed 42.2 percent apart in one year.
A buyer deducts an unpaid special assessment from the price almost dollar for dollar and discounts a building whose reserves look thin. Gulf-front buyers paid a median $21,132 a year in recurring fees in the last 12 months against $12,178 in bayside buildings. A funded reserve plan and a completed milestone inspection with no open Phase 2 work support value; an open question about either costs it.
It can, because buyers price uncertainty. Florida requires the first milestone inspection by December 31 of the year a building of three or more habitable stories turns 30, and structural integrity reserve studies were due by December 31, 2025, or with a milestone inspection, no later than December 31, 2026. A building that has finished both sells with fewer questions than one that has not.
Through insurance cost and buyer confidence. Most island addresses read Zone AE on the FEMA maps effective February 8, 2024, and the City requires new and substantially improved homes to sit at base flood elevation plus 1 foot or 18 inches above the road crown. Homes built since 2018, mostly to those rules, sold for $716 per heated square foot against $493 for homes built before 1980.
Class 5. FEMA’s Community Rating System eligible communities list effective October 1, 2026 shows the City of Marco Island, community 120426, in Class 5, a 25 percent discount on flood policies in the special flood hazard area, in effect since October 1, 2023. Ask your insurance agent to confirm the discount appears on your policy.
Closed values held after Ian. In the 12 months ending October 7, 2023, the island’s single-family median price per square foot was $733, the same as the year before Ian, and the condominium figure rose from $599 to $631. The median days on market rose from 18 to 48. Individual homes that flooded sold at discounts, which is why the flood history of each comparable matters.
Single-family values are close to level and condominium values have softened. Single-family price per square foot moved from $694 to $699 over the last year; condominium price per square foot moved from $548 to $531, down 3.1 percent. Over four years, condominium values per square foot are down 11.4 percent and single-family values 4.6 percent.
The 12 months ending October 7, 2022 were the peak of the pace, with an 18-day median sale; prices per square foot held near that level for houses through 2024 and then eased. Single-family homes went from $733 per square foot in 2022 to $699 in 2026, and condominiums from $599 to $531, with high-rise towers holding near $742.
Vacant residential lots on Marco Island sold for a median $831,250 in Collier County’s qualified sales over the 24 months to August 24, 2026, from 112 sales, with the middle half between $383,125 and $1,568,750. Water frontage, width, the route to the Gulf and buildability set where a lot falls in that range.
Sometimes. Homes built before 1980 sold for a median $795,000 in the county’s qualified sales over the last 24 months, close to the $831,250 median for vacant lots, so on good water the land often carries most of the value. We value an older home both ways, as a home and as a building site, and market it to whichever buyer pays more.
We start with closed sales on the same water: the same canal system, bridge clearance and run to open water, or the same bay frontage. Then we adjust for lot width, seawall and dock condition, elevation, age and condition. Dry-lot homes in the island’s two inland pockets sold for a median $460 per heated square foot against $649 for the rest of the island, so water is worth at least 41 percent per foot.
Yes. A failing seawall is an expensive repair a buyer prices into the offer, and the City’s code requires an owner who receives notice of a failed saltwater seawall to apply for a permit within 60 days. A sound wall with permit records supports value; we ask for the seawall’s age and inspection history before we value a canal home.
A dock and lift add value when they fit the waterway and the boat a buyer wants to keep there. The City limits how far a dock and moored vessel may protrude into a canal, at most 30 feet and 25 percent of the platted width on waterways 100 feet or wider, so the dock’s size, condition and permits are part of the comparable adjustment.
They are a rough starting point, not a price. Automated estimates cannot see a tower unit’s floor, line and view, a canal home’s bridges and route to the Gulf, an association’s reserves and assessments or a renovation, and on Marco Island those facts move value more than the bedroom count. Ask for a valuation built from your own comparables.
A comparative market analysis is a listing agent’s estimate of what buyers will pay, built from closed comparables and the current competition. An appraisal is a licensed appraiser’s opinion of value, usually ordered by a buyer’s lender after a contract is signed. A good CMA uses the same closed sales an appraiser will find.
No. A seller does not need an appraisal to list or sell; a CMA sets the list price. If your buyer finances the purchase, the lender orders an appraisal after contract. For a distinctive waterfront home or an estate or legal matter, an owner may also order a pre-listing appraisal.
The assessed value on your tax notice is usually below market value, because Florida caps annual increases at the lower of 3 percent or inflation for a homestead and at 10 percent for most non-homestead residential property on non-school levies. A sale resets the next owner’s assessed value to just value, so the assessed figure is not a guide to price.
Because the Save Our Homes cap has limited how much your assessed value can rise each year since you bought, while market values rose faster. The gap belongs to you as long as you own the home, and portability can carry up to $500,000 of it to a new Florida homestead.
Usually, yes, because the buyer’s assessed value resets to the county’s just value. At the confirmed 2025 standard millage of 8.9535, a just value of $1,550,000 means a bill of about $13,878 before exemptions on those confirmed levies; Hideaway Beach parcels carry 1.6000 more mills.
Among the named communities in the last 12 months, the street-defined Estates area had the highest median, $3,000,000 and $862 per square foot, followed by Cape Marco at $2,300,000 and $847, and Tigertail at $2,050,000 and $765. Key Marco recorded only five MLS sales in five years, from $2,100,000 to $7,500,000.
By median price, Madeira, $4,500,000 over 36 months, and Veracruz at Cape Marco, $4,050,000 over 60 months, led the buildings with at least 10 closings in their window; by price per square foot, Apollo, Madeira, The Somerset, Veracruz and Sea Winds each closed above $1,100 in their windows. Belize at Cape Marco closed at a $2,737,500 median in the last 12 months alone.
Most do not. The median Marco Island sale in the last 12 months closed at 94.4 percent of its final list price, and 91 of 891 sales, 10.2 percent, closed at or above list. Sales that went under contract within 30 days closed at 95.8 percent of list.
The median Marco Island sale in the last 12 months spent 77 days on market, 74 for houses and 81 for condominiums. Tigertail homes sold fastest among the named areas, a median 46 days; Riverside Club units took a median 145 days.
Only where the closings say buyers pay for it. Renovated units in the same building often close well above dated ones, but a large renovation on an older ground-level home can run into the City’s 50 percent rule and may not return its cost. We show owners which improvements their comparables reward before they spend.
It raises what a buyer can insure the home for and lowers the premium, which supports price. Citizens requires a four-point inspection on homes more than 20 years old and treats shingle roofs over 25 years as needing proof of remaining life, so an old roof can narrow your buyer pool.
On Marco Island larger homes close at higher prices per square foot, not lower: $586 for single-family homes under 2,000 square feet in the last 12 months, $711 for 2,000 to 2,499, $855 for 3,000 to 3,999 and $930 for 4,000 or more. Size travels with newer construction and better water.
Once a year is enough for most owners, and before any decision that depends on value: listing, refinancing, insuring, estate planning or a major renovation. Marco Island values moved several percent a year by segment since 2022, so a valuation older than a year is out of date.
Yes. There is no fee and no obligation, and a valuation request does not list your home. We provide it because owners who understand their home’s value make better decisions, and some of them choose us when they sell.
We review every request through the form at the top of this page personally and reply with the closed comparables attached. An in-person CMA is scheduled at your convenience, and the written analysis follows the visit. If you need a number by a date, call Jesse direct at (239) 898-6072 and say so.
A Marco Island valuation depends on facts that only show up building by building and canal by canal: which towers face the beach, which canals run to open water without a fixed bridge, which associations have finished their milestone repairs, and which streets sit on dry lots. A valuation from someone who knows those facts is closer to the price a buyer will pay, and that local depth is part of how we have held the Top 1% Real Estate Agents Nationally Since 2008 ranking.
The City of Marco Island covers 12.157 square miles of land and 12.505 square miles of water by the 2020 Census Gazetteer, and the Census Bureau estimates 16,421 residents on July 1, 2025. The City describes six miles of beach and more than 100 miles of waterways, and roughly 40,000 people on the island in peak winter season. That mix of beach, boating and seasonal demand is what island prices pay for.
Marco Island sits at the southern edge of our Collier County market, south of Naples. Goodland, Isles of Capri and Hammock Bay sit just outside the city limits and are valued as separate markets. Read our Marco Island community guide, our overview of Collier County, and our comparison of Naples and Marco Island.
We keep detailed guides for Cape Marco, the six towers at the island’s south point, and Hideaway Beach, the gated beachfront community at the north end, and our Marco Island series covers Key Marco, Olde Marco, the Estates, Tigertail, Caxambas and the south end, Smokehouse Bay and the gulf-front condominium corridor.
Once you have your value, our guide to selling your home on Marco Island covers timing, disclosures, condo documents, marketing and costs.
If you are thinking, “I need someone to sell my house on Marco Island, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Marco Island, Naples, Estero, Bonita Springs, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling at Cape Marco, Hideaway Beach, Key Marco, Olde Marco, the Estates, Tigertail, Caxambas, Smokehouse Bay, or a gulf-front tower on Collier Boulevard, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales.
Marco Island values, last 12 months: single-family homes at a $1,550,000 median and $699 per square foot, condominiums at a $620,000 median and $531 per square foot, gulf-front towers at $777 per square foot, 12 months to October 7, 2026 (Southwest Florida MLS).
Use the Home Valuation form at the top of this page, or request your free Marco Island home valuation, and we will send a value built from the closings in your building or on your water. Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome.
Jesse McGreevy is a top-reviewed Marco Island realtor and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent; you can read every review on our Google Business Profile. McGreevy and Comisar are based in Bonita Springs, with offices in Naples and Fort Myers, and have represented buyers and sellers across Southwest Florida since 2008.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
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 about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar, see how we represent buyers, or contact us.
Every fact on this Marco Island valuation page traces to a primary source below: the Southwest Florida MLS, Collier County and City of Marco Island government, state and federal agencies, Florida law, association documents published by the associations themselves, the National Hurricane Center and reputable local news. We do not cite brokerage or listing sites. Research sources were retrieved on 7 October 2026; statutes and the FEMA CRS list were re-checked on 21 October 2026.
These are the records and forms a Marco Island owner is most likely to want when valuing a home, each linked to the official source that publishes it. Gather the ones that apply before you ask for a valuation; they make the number more precise.
Market data from Southwest Florida MLS, pulled 7 October 2026 and computed 21 October 2026, closed residential sales in the City of Marco Island; county figures from Collier County recorded qualified sales to 24 August 2026; tax, flood and law facts from the primary sources listed above. Brokered by Domain Realty.