Best Realtor in Marco Island, FL, McGreevy and Comisar

Last Updated October 2026 · By Jesse McGreevy and Marc Comisar, McGreevy and Comisar at Domain Realty · More about Jesse McGreevy, Marc Comisar and our team on the about page.

McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida, selling and buying homes in Marco Island. Top 1% Nationally since 2008. Over $900 million in personal sales and $2.5 billion+ sold as a team. The team Marco Island homeowners call first.

Marco Island is the island city of Collier County, ZIP 34145. If you are selling a Marco Island home, a Gulf-front condominium or a canal lot, we price it against the closings on your water and in your building, and we market it to the seasonal buyers who pay the most. If you are buying, we show you the island zone by zone, read the condominium documents and flood records with you, and negotiate from the same data. As the #5 real estate team in Florida (RealTrends 2026), with over 45 years of combined direct real estate experience, we built this guide as the most complete Marco Island real estate resource on the internet.

• Top 1% Real Estate Agents Nationally Since 2008
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar alone have over $900 million in Sales

Why McGreevy and Comisar Are the Best Marco Island Realtors

McGreevy and Comisar are the best realtors in Marco Island for sellers and buyers who want results backed by data: we lead Domain Realty Group, the #1 team in Southwest Florida since 2012, we have been Top 1% of real estate agents nationally since 2008, our team has sold more than $2.5 billion in real estate, and Jesse and Marc have more than $900 million in personal sales.

• 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
• #5 real estate team in Florida (RealTrends 2026)

The Marco Island market we tracked (12 months to October 7, 2026, Southwest Florida MLS, ZIP 34145): 891 closings, $1.25 billion in sales volume, a median of 77 days on market, a median sale price of 94.3 percent of final list price, and a top sale of $11,900,000.

Selling your Marco Island home? Get a free valuation at our Marco Island home valuation page or call Jesse direct at (239) 898-6072 (text or call, same-day response). Our full seller’s guide is Sell Your Home in Marco Island.

Buying a home in Marco Island? Call Marc at (239) 287-5873, read our Marco Island buyer’s guide, or start with our buying services.

For the public-record comparison of the Marco Island agents with the most Google reviews, read our Best Real Estate Agents in Marco Island page.

Jesse McGreevy and Marc Comisar are top-reviewed Marco Island realtors; read every review on our Google Business Profile.

★★★★★ “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

Key Takeaways

Marco Island real estate in one screen, with the numbers that matter most to buyers and sellers in October 2026.

• Price. The median Marco Island sale was $1,000,000 across 891 closings in the 12 months to October 7, 2026 (Southwest Florida MLS, ZIP 34145): $1,550,000 for single-family homes and $620,000 for condominiums.
• Pace. Median days on market was 77, with 409 active listings on October 7, 2026, about 5.5 months of supply.
• Water. About two in three single-family and vacant parcels touch a canal, bay or the Gulf, and the City counts nearly 100 miles of canals.
• Flood. Almost the whole island is FEMA Zone AE on maps effective February 8, 2024; Ian put 4 to 6 feet of water above ground on the island.
• Taxes. A standard parcel carried 8.9535 mills of confirmed millage for tax year 2025, about $8,953.50 per $1,000,000 of taxable value.
• Condo law. 37 of the 51 condominiums we track date to 1990 or earlier, so milestone inspections and reserve studies are the first documents to read.
• Rentals. The City has no vacation rental ordinance in force; association documents set the rules.
• Schools. All three island schools earned an A for 2025-26.

Table of Contents

The market: Market snapshot · Prices by type and band · Seasonality · Inventory and fees

Where to live: Living on Marco Island · Major zones · Top communities · Neighborhoods roster · Condominium roster · New construction

Rules and risk: History and plats · City government · Collier County · Property taxes · Hurricanes · Flood zones · Insurance · Condo law · Short-term rentals

Life on the island: Beaches · Boating · Golf and clubs · Schools · Healthcare · Shopping and dining · Getting here · Wildlife rules · Civic and volunteer groups · Marco Island vs Naples

Work with us: Selling · Buying · Rentals · Our team · Buyer FAQ · Seller FAQ · Sources · Documents

Living on Marco Island: What Owning Here Is Actually Like

Living on Marco Island means owning on a 12-square-mile barrier island in Collier County where boating, the Gulf and a small-city government shape almost every day. The U.S. Census Bureau estimates 16,421 residents in July 2025, and the City says its population reaches about 40,000 in peak winter season, so the island feels like two different towns across the year.

The Census numbers describe who lives here. Persons 65 and over are 59.3 percent of residents, 89.4 percent of occupied homes are owner-occupied, households average 1.88 people, and the median value of owner-occupied homes was $896,300 in the 2020 to 2024 American Community Survey. Median household income was $101,523 and 48.4 percent of adults hold a bachelor’s degree or higher. It is an owner’s island: retirees, second-home owners and a smaller group of working families who use the island’s A-rated schools.

What that looks like on the ground:

• Water everywhere. The City counts about six miles of beach and over 100 miles of waterways; on the county roll about two in three single-family and vacant parcels touch a canal, bay or the Gulf.
• A rebuilt housing stock. The island was platted in the 1960s and 1970s, but most single-family homes on the county roll were built after 2000, and 1,257 of 7,480 single-family parcels outside Key Marco and Hideaway Beach carry a build year of 2023 or later.
• Two seasons. Winter brings traffic on Collier Boulevard, full restaurants and the Wednesday Farmers’ Market; summer brings quiet streets, afternoon storms and hurricane season from June through November.
• Small-city services. City police and fire rescue, City water and sewer, a council-manager government with a charter spending cap, and a County layer for beaches, boat ramps and records.
• What you give up. No hospital emergency department on the island, about an hour to Southwest Florida International Airport, and flood insurance as a permanent budget line.

Our view after decades selling Southwest Florida waterfront: Marco Island rewards buyers who choose by water first (Gulf, bay or canal, and how fast to the pass), then by building or lot, then by price. Sellers win by pricing to the specific water and building, not to the island average.

Where Marco Island Homes Sit: The Major Zones of the Island

Marco Island’s housing falls into six practical zones: the Gulf-front tower corridor on Collier Boulevard, the gated enclaves at the island’s north and south tips, the canal-front single-family grid that covers most of the island, the bayside condominiums and the historic village at Olde Marco on the north shore, and the private enclave of Key Marco to the east. Each zone prices, insures and sells differently.

Top Marco Island Communities: Where Buyers Look First

The top Marco Island communities are Cape Marco, Hideaway Beach, the Estates, Tigertail, Caxambas and the South End, the Gulf-front condominium corridor, Smokehouse Bay and the Esplanade, Olde Marco and Key Marco. Each has its own price level, water, rules and buyer, and each has a full McGreevy and Comisar guide linked below.

Data updated: October 2026. Closings and medians are Southwest Florida MLS figures to October 7, 2026, using the shortest of a 12, 24, 36 or 60 month window with at least 10 closings; parcel counts are from the Collier County Property Appraiser data files dated August 29, 2026.

Cape Marco

Cape Marco is six gated luxury towers, Belize, Cozumel, Merida, Monterrey, Tampico and Veracruz, on Cape Marco Drive over Caxambas Pass. The county roll counts 682 condominium units built from 1992 to 2005, and 43 closed in the 12 months to October 7, 2026 at a median of $2,300,000 and $847 a square foot. Read our Cape Marco guide for tower-by-tower sales, fees and the milestone inspection picture.

Hideaway Beach

Hideaway Beach is the gated club community at the north tip, with single-family homes, homesites and condominiums including Royal Marco Point. The county roll shows 622 residential parcels: 180 single-family homes, 366 condominium units in five recorded condominiums and 76 vacant homesites. In the 12 months to October 7, 2026, 25 homes closed at a median of $1,805,000. Hideaway Beach owners also pay the Hideaway Beach Tax District’s 1.6000-mill levy on top of the island’s standard millage. Our Hideaway Beach guide covers the club, the tax district and every product type.

The Estates

The Estates are Marco’s large-lot neighborhood: Marco Beach Units 9 and 13, with a median lot of about half an acre and many homes on wide canals and Barfield Bay. The county roll counts 602 single-family homes and 106 vacant lots, with a median build year of 2017. In the 12 months to October 7, 2026, 35 homes closed at a median of $3,000,000 and $862 a square foot. See our Estates guide.

Tigertail

Tigertail is the northwest canal neighborhood behind Tigertail Beach and its lagoon, built on Marco Beach Units 12, 14, 22, 23 and west Unit 11, with the South Seas and Tradewinds condominiums on its Gulf edge (Princess Del Mar and Sandpiper, just outside the Tigertail plats, are counted with the Gulf-Front Condos). The county roll counts 607 single-family homes and 36 vacant lots. In the 12 months to October 7, 2026, 33 homes closed at a median of $2,050,000. Our Tigertail guide has the canal routes, flood data and street-level sales.

Caxambas and the South End

Caxambas and the South End cover Marco Beach Unit 10 and the Caxambas plats around Caxambas Pass and Caxambas Park, the island’s south-end boating hub. The county roll counts 679 parcels: 444 single-family homes, 178 condominium units and 57 vacant lots. In the 12 months to October 7, 2026, 28 homes closed at a median of $1,512,500. Our Caxambas guide covers the pass, the park and the south-end streets.

Gulf-Front Condos

The Gulf-Front Condos are the condominium buildings on the Gulf beach itself along North and South Collier Boulevard and Seaview Court, from Sunset House at the north end to Mirage on the Gulf at the south end: 19 separately governed associations in 17 building groups, holding 2,186 units on the county roll, built between 1969 and 2006. Together they recorded 81 closings in the 12 months to October 7, 2026 at a median of $974,000 and $765 a square foot, with 44 listed as active or pending on October 7, 2026. Cape Marco and the Tigertail condominiums are counted with their own communities, and the inland and second-row complexes on the same road, such as Island Manor, Aquarius and Seabreeze, are not counted. Our Gulf-Front Condos guide compares every building.

Smokehouse Bay and the Esplanade

Smokehouse Bay and the Esplanade are the bayside condominiums at the island’s center, where the Esplanade’s shops and marina sit on Smokehouse Bay. The county roll counts 409 parcels, 351 of them condominium units. In the 12 months to October 7, 2026, 16 homes closed at a median of $532,500, one of the island’s more affordable ways to live on the water. See our Smokehouse Bay guide.

Olde Marco

Olde Marco is the historic village on the north shore around the Olde Marco Inn, with village homes, small condominiums and Marco River frontage. The county roll counts 216 parcels. In the 12 months to October 7, 2026, 14 homes closed at a median of $501,000, and 57 closed over five years. Our Olde Marco guide covers the village’s history and its newest homes.

Key Marco

Key Marco is the private gated enclave on Horr’s Island, off the island’s east shore, reached by its own bridge through a guarded gate. Of its 137 residential parcels, 40 carry homes and 97 are vacant lots. Resales are rare: 5 homes closed in the five years to October 7, 2026, at a median of $3,400,000. Our Key Marco guide explains the homesites, the marina and how to buy there.

Marco Island is also home to more than 50 condominium associations off the Gulf and in the gated towers; the full roster follows the neighborhood tables below.

Marco Island Neighborhoods Roster

Marco Island has no recorded neighborhood boundaries: the recorded units are the Deltona-era Marco Beach plats on the Collier County roll, and names such as the Estates, Tigertail, Olde Marco and Caxambas are market names laid over them. The roster below uses both, with numbers computed from the county roll (Collier County Property Appraiser data files dated August 29, 2026) and county parcel polygons; lot sizes are computed and approximate.

And the individual Marco Beach units most buyers will see on a listing:

Read across the two tables and three patterns stand out. The Estates are the island’s large-lot neighborhood, with a median lot of about half an acre against an island median of about a quarter acre. Barfield Bay and the Estates lead new construction. And the inland pockets without water, Unit 25 and Marco Highlands, are the island’s lower-priced single-family entry points.

Neighbouring places with Marco addresses but outside the City of Marco Island: Goodland (ZIP 34140), Isles of Capri, and Hammock Bay and Marco Shores across the Marco River. They are covered on our Collier County guide.

Marco Island Condominium Roster

The Marco Island condominium roster below lists the 51 condominium buildings and complexes we track on the island, grouped by location, with their size on the county roll, build years and recent sales. Building age and sales pace matter as much as location: most Marco condominiums predate 1991, so milestone inspections and reserve studies drive value.

Data updated: October 2026. Units and build years: Collier County Property Appraiser data files dated August 29, 2026. Sales: Southwest Florida MLS to October 7, 2026, using the shortest of a 12, 24, 36 or 60 month window with at least 10 closings; a building with fewer than 10 closings in 60 months shows all of them. Active: listings for sale on October 7, 2026.

Cape Marco towers

Community guide: Cape Marco.

Hideaway Beach

Community guide: Hideaway Beach.

Tigertail Gulf-front towers

Community guide: Tigertail.

Collier Boulevard Gulf-front corridor

Community guide: Gulf-Front Condos.

This group matches the Gulf-Front Condos guide: the 17 building groups and 19 associations on the Gulf beach itself, listed north to south from Sunset House on Seaview Court to Mirage on the Gulf. Sunset House and Sandcastle are each two recorded condominiums, and Princess Del Mar and Sandpiper, which sit outside the Tigertail plats, are counted here. The inland and second-row complexes on the same road follow in the next table.

Collier Boulevard inland and second-row complexes

These garden complexes share Collier Boulevard addresses and MLS names with the beach towers but are not on the sand. City GIS places Aquarius, Island Manor and Mariner Apartments on the inland side of North Collier Boulevard and Beach View on the inland side of South Collier Boulevard, across from Princess Del Mar and The Prince, and puts Seabreeze on the Gulf side of North Collier Boulevard but in the second row, behind the Seaview Court beachfront. The Gulf-Front Condos guide describes them as nearby condos that are not gulf-front and leaves them out of its figures.

Thinking of Selling a Marco Island Condominium or Home?

In the 12 months to October 7, 2026, 486 Marco Island condominiums closed at a median of $620,000 and 404 single-family homes at $1,550,000, and the buildings in this roster price very differently. Get a free, building-specific number at our Marco Island home valuation page or call Jesse at (239) 898-6072. Buying instead? Call Marc at (239) 287-5873 or start with our buying services.

• Top 1% Real Estate Agents Nationally Since 2008
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar alone have over $900 million in Sales

Smokehouse Bay

Community guide: Smokehouse Bay and the Esplanade.

Bayside, Marco River, Caxambas Pass and inland complexes

Grand Bay at Marco Beach sits on the Marco River at 991 North Barfield Drive and Shipp’s Landing on Caxambas Pass at the island’s southeast corner. Both have their own marinas and neither is a beach building, so they are listed here rather than with the Gulf-front towers.

Our building-by-building condominium guides, each with sales history, fees, documents and the milestone inspection record, are South Seas and Tradewinds in Tigertail, Gulfview Apartments and Sandcastle at Marco Beach on the Gulf-front corridor, Seabreeze in the second row behind the Seaview Court beachfront, Monterrey at Cape Marco in Cape Marco, Royal Marco Point in Hideaway Beach, and Anglers Cove, Riverside Club, Ville de Marco, Vintage Bay and San Marco Villas on the bay and river side. Guides for the other buildings in this roster are in progress. Until then, ask us for any building’s numbers: (239) 898-6072.

Marco Island Real Estate Market Snapshot

Data updated: October 2026. In the market we tracked, Marco Island recorded 891 residential closings worth $1.25 billion in the 12 months to October 7, 2026, at a median sale price of $1,000,000, per Southwest Florida MLS for ZIP 34145. That compares with 792 closings at a median of $1,050,000 in the prior 12 months, so closings rose 12.5 percent while the median slipped 4.8 percent, a busier market at slightly softer prices.

Method: all Southwest Florida MLS closed records in ZIP 34145, including 21 Sold Data Entry records in the latest 12 months (sales entered after closing). Those records count in closings, medians, volume and price per square foot, and are left out of days on market and sale-to-list, which use 870 and 870 closings respectively. Price per square foot divides sold price by MLS living area.

What the numbers mean for you:

• Sellers: more homes sold than a year earlier, but at a slightly lower median and against 409 active listings on October 7, 2026. The median closing came at 94.3 percent of the final list price after 77 days, so pricing to your exact water, building and elevation from day one is what protects your result.
• Buyers: with about 5.5 months of supply and a median sale at 94.3 percent of final list, you have room to negotiate, most of all on older condominiums. The best-priced homes still move fast: 254 of 870 closings with a recorded marketing period went under contract within 30 days.

Marco Island Prices by Property Type and Price Band

Data updated: October 2026. Single-family homes and condominiums are two different Marco Island markets, and the tower condominiums split again by building height. The table uses the MLS building design field for every ZIP 34145 closing in the 12 months to October 7, 2026.

12 months to 2026-10-07, Southwest Florida MLS. Sale to final list leaves out the Sold Data Entry records (21 in all); single-family fee fields are mostly blank, so no single-family fee median is shown.

How the past year’s closings spread across price bands:

Single-family homes closed at a median of $1,550,000 and $699 a square foot, two and a half times the $620,000 condominium median. Among condominiums, high-rise towers led at $999,000 and $742 a square foot but took longest to sell at a median 98 days; mid-rise buildings closed at $540,000 and low-rise, townhouse and villa units at $350,000. 323 of 404 single-family closings, 80.0 percent, were $1 million or more.

When Marco Island Homes Sell: Seasonality

Data updated: October 2026. Marco Island is a seasonal market: contracts cluster from January to April, when winter residents are on the island, and closings follow a month or two later. Across the five years of MLS closings to October 7, 2026, the busiest closing months were April, May and March.

All 4,201 ZIP 34145 closings with a sale date from October 1, 2021 to September 30, 2026 (complete months), Southwest Florida MLS. January to May carried 2,106 of them, 50.1 percent.

For sellers, that means being live with photography and pricing done by January. For buyers, summer and early fall bring less competition and more negotiating room, with hurricane season the trade-off.

Marco Island Inventory, Pending Sales and Condo Fees

Data updated: October 2026. On October 7, 2026 there were 409 active listings in ZIP 34145, plus 43 pending with contingency and 15 pending, at a median asking price of $995,000, per Southwest Florida MLS. At the past 12 months’ pace of about 74 closings a month, that is about 5.5 months of supply.

Under contract on the same day: 25 single-family and 33 condominium listings (43 pending with contingency, 15 pending). Months of supply divides active listings by the past 12 months’ closings per month for the same segment.

Condominium fees are part of every Marco condominium decision. Across the 476 condominium closings in the 12 months to October 7, 2026 whose listing reported a total annual recurring fee, the median was $14,056 a year, with the middle half between $10,776 and $20,864. These are listing-entered figures, not association budgets: confirm the current fee, any special assessment and the reserve schedule with the association.

New Construction and Rebuilds on Marco Island

New construction on Marco Island is almost entirely one home at a time: a custom or spec home on a vacant lot or on the site of an older house, because the island’s edges were fixed by the 1976 permit decisions. On the Collier County roll (August 29, 2026), 1,257 of the 7,480 single-family parcels outside Key Marco and Hideaway Beach carry a build year of 2023 or later, about 17 percent, and 2,265 were built in 2020 or later.

Where the new homes are going, by share of single-family parcels built 2023 or later:

What a new build on Marco has to meet:

• Elevation. The lowest floor sits at base flood elevation plus 1 foot, 18 inches above the road crown, or the Florida Building Code level, whichever is highest (City Code Section 26-90), which is why new Marco homes stand well above their older neighbors.
• Height and size. Single-family zoning allows 35 feet measured from base flood elevation, a minimum of 1,500 square feet of living area and two off-street parking spaces.
• Site rules. Burrowing owl buffers of 33 feet, sea turtle lighting near the beach, vegetation removal permits, and construction allowed only 7 a.m. to 7 p.m., Monday to Saturday, outside holidays.
• Lots. Key Marco still has 97 vacant lots of its 137 residential parcels, and the Estates has 106 vacant lots, per the county roll; the City has cited about 1,754 vacant lots island-wide on an undated page.

For builders, lot prices, permit timelines and the new-build homes on the market now, read our New Construction in Marco Island guide.

How Marco Island Was Built: Deltona’s Master Plan and the Permit Fight

Marco Island’s street grid, canals and lot sizes come from one 1960s master plan, and its edges were set by a federal permit fight that ended in 1976 to 1982. Knowing that history explains why the island has no more room to grow outward, why most homes sit on a canal, and why the remaining vacant lots carry the value they do.

The Deltona Corporation bought about 10,300 acres on Marco Island in 1964 and drew a master plan for the whole island, according to the federal district court opinion in Deltona Corp. v. Alexander. The Court of Claims opinion in the companion case puts the purchase at about $7.5 million for roughly 10,000 acres of mangrove-fringed Gulf coast and describes a plan of more than 12,000 single-family tracts plus multifamily sites, marinas and commercial land.

Deltona split the plan into five dredge-and-fill permit areas. The Army Corps of Engineers approved Marco River in October 1964 and Roberts Bay in December 1969. In April 1976 the Chief of Engineers granted Collier Bay but denied Barfield Bay and Big Key. The courts record that those two denied areas held about 20 percent of the original acreage and about 33 percent of the developable lots, and that the District Engineer had found the work would destroy 2,152 acres of mangrove wetland and 735 acres of bay bottom. Deltona sued; the federal district court ruled for the Corps in January 1981 and the Eleventh Circuit affirmed in August 1982. Under a state settlement tied to the water-quality certification, Deltona deeded 4,000 acres to Florida for conservation.

What that means for an owner today:

• The island is finished at its edges. The mangrove and bay land that was never filled is now protected, so supply grows only by rebuilding, not by new subdivisions.
• The plat grid is the neighborhood map. The Collier County roll still carries the Marco Beach Unit plats, Unit 1 through Unit 25, and the homes on them have been rebuilt heavily: the median year built of single-family homes in most units falls between 2014 and 2018 on the county roll.
• Unit 24 sits outside the City. The roll has no Unit 24 on the island; The Mackle Company’s published history describes Unit 24 as the first phase of Marco Shores, which is outside the City limits.

The City itself came later. Marco Island had briefly been incorporated as Collier City in 1927 before that town was abolished, according to the Naples Daily News history series, and the modern City of Marco Island was established in August 1997 under its charter.

City of Marco Island Government

The City of Marco Island is a council-manager city in Collier County with a seven-member City Council elected at large to staggered four-year terms, a two-consecutive-term limit, and a charter cap on operating spending growth. City Hall is at 50 Bald Eagle Drive, Marco Island, FL 34145, main line (239) 389-5000.

What the charter and code mean for a buyer or seller:

• Fire and police are City departments. The charter’s enabling act dissolved the old Marco Island Fire Control District, so island fire rescue is paid for inside the City operating levy rather than through a separate fire district line on the tax bill.
• Spending is capped by charter. Charter Section 1.04 limits operating expenditures to the prior year plus 3 percent plus the federal cost-of-living adjustment, with exceptions for capital, grants, impact fees, enterprise funds and voter-approved debt.
• Voters decide big borrowing. In the August 18, 2026 primary, voters approved a $23 million general obligation bond by one vote, 2,259 to 2,258, certified by the Collier County Canvassing Board on August 26, 2026. WGCU reported it funds replacement of the Caxambas and Goldenrod bridges, repair of three other bridges, and repaving of roughly 30 miles of streets, at about $60 a year for an average homeowner. An earlier Marco News report described 36 lane-miles of paving; the debt-service millage that will appear on future bills had not been published when we checked.
• The City owns the water and sewer utility. The City acquired the system in November 2003 for $85.3 million. Rates sit in a rate ordinance exhibit, not in the code, so a buyer reads them on the City’s utility page or a current bill.
• Code rules that shape daily life. Construction is prohibited from 7 p.m. to 7 a.m. and on Sundays and holidays (Code Section 18-105). Fertilizer is banned June 1 to September 30 and within 10 feet of water or a seawall. Swale parking is restricted overnight and near the beach accesses, with a $95 fine.

Useful City contacts: Building Services (239) 389-5059, Code Enforcement (239) 389-5060, Police non-emergency (239) 389-5050. The full Code of Ordinances, including the Land Development Code in Chapter 30, is on Municode.

Collier County Government and Marco Island

Marco Island is in Collier County, and the County still matters to every island owner: it sets the largest single slice of the property tax bill, runs the public beach parks and boat ramps, records every deed and mortgage, and collects the tax bill. Our Collier County real estate guide covers the county in depth.

• Board of County Commissioners. The Board adopted a countywide General Fund rate of 3.0107 mills for tax year 2025, plus 0.0246 for Water Pollution Control and 0.2096 for Conservation Collier, a countywide subtotal of 3.2449 mills, per the Florida Department of Revenue’s adopted-levy table. The Unincorporated Area General Fund of 0.6844 does not apply inside the City.
• Tax Collector. The Collier County Tax Collector mails bills in late October and collects ad valorem and non-ad valorem charges for each taxing authority.
• Clerk of the Circuit Court and Comptroller. Deeds, mortgages, condominium declarations and plats are recorded in the Clerk’s Official Records, which is where a title agent pulls the Marco Beach Unit plats and a condominium’s declaration and amendments.
• Parks and Recreation. The County owns and runs Tigertail Beach Park, the South Marco Beach access on Swallow Avenue, Caxambas Park and its boat ramp, and the Collier Boulevard Boating Park just north of the bridge.
• Public schools. The District School Board of Collier County runs the zoned public schools, and charter schools on the island operate under it.

For neighbouring places that are not in the City, such as Goodland, Isles of Capri and Hammock Bay, the County is the local government and the unincorporated-area levies and the Goodland/Horr’s Island Fire MSTU apply instead of the City levy.

Marco Island Property Taxes: 2025 Millage and Worked Examples

A standard Marco Island parcel carried 8.9535 mills of confirmed taxing-authority millage for tax year 2025, and a Hideaway Beach parcel 10.5535 mills, before the Collier Mosquito Control District line. That is the number to use for budgeting a purchase, together with the homestead and assessment caps below.

Sources: Florida Department of Revenue Table 1, Collier County FY2025-26 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 FY2026 adopted budget, Exhibit A. The Collier Mosquito Control District rate for tax year 2025 was not published in a document we could read; its FY2024-25 rate was 0.1349 mills, which on $1,000,000 of taxable value is $134.90. The split of school millage between the “state” and “local” bill lines is our arithmetic from the district’s components.

Worked example 1, second home or rental, no homestead. Taxable value $1,000,000 at 8.9535 mills: $1,000,000 x 8.9535 / 1,000 = $8,953.50 a year, plus the mosquito control line and any non-ad valorem assessments. The same value in Hideaway Beach at 10.5535 mills: $10,553.50.

Worked example 2, primary residence with homestead. Assessed value $1,200,000 in the first homestead year. The first $25,000 exemption applies to all levies; the second exemption, $25,722 for 2025 after the inflation adjustment, applies to non-school levies only. School taxable value $1,175,000 x 4.2490 mills = $4,992.58. Non-school taxable value $1,149,278 x 4.7045 mills (8.9535 less 4.2490) = $5,406.78. Total $10,399.36, plus mosquito control and non-ad valorem lines.

What changes the bill after you buy:

• Save Our Homes, homestead. After the first homestead year the assessed value can rise no more than the lower of 3 percent or CPI each year (s. 193.155, Florida Statutes). It resets to market value after a sale, which is why a buyer’s bill is often far higher than the seller’s.
• Non-homestead cap. Non-homestead residential property of nine units or fewer is capped at 10 percent a year for non-school levies (s. 193.1554) and resets on a change of ownership.
• Portability. A Florida homesteader who moves to Marco can carry up to $500,000 of the old home’s Save Our Homes difference to the new one (s. 193.155(8)), if the new homestead is established within the statute’s window.
• On the November 3, 2026 ballot. Amendment 3 (CS/HJR 1F) proposes a much larger non-school homestead exemption from 2027 and a 5 percent non-homestead cap; it needs 60 percent of voters and is a proposal, not law, until then.

Taxes at closing: Florida documentary stamp tax on the deed is 70 cents per $100 of price (s. 201.02), customarily paid by the seller. Mortgage stamps are 35 cents per $100 of the loan and intangible tax is 2 mills on the loan (s. 201.08 and s. 199.133), paid by a financing buyer. In Collier County the buyer customarily pays the owner’s title insurance policy and chooses the closing agent, which is the opposite of the Lee County custom; the signed contract controls on every sale.

Hurricanes Irma, Ian, Helene and Milton: What Happened on Marco Island

Marco Island has taken one direct hurricane landfall in the modern record and three surge events since, and the National Hurricane Center’s own reports give the measured numbers. Buyers should read these figures against a home’s elevation, not against headlines.

Three things those reports tell a buyer:

1. Irma was wind, Ian was water. Irma’s eye came ashore on Marco, but the island sat on the weaker side of the eyewall for surge; the TCR notes the bigger surge would have hit Naples to Fort Myers with a slight westward shift. Ian made landfall far to the north at Cayo Costa and still pushed 4 to 6 feet of water onto the island.
2. Collier County numbers are county-wide. The Ian report counts 33 buildings destroyed and more than 3,500 with major damage in Collier County; Irma’s counts at least 88 destroyed and 1,500 badly damaged. Neither report splits out Marco, and the City’s own damage tallies were not in a document we could read.
3. Recovery took years for public facilities. Caxambas Park’s boat ramp reopened February 15, 2025, after Ian destroyed its seawalls, docks, store and fuel system, and fuel service resumed November 15, 2025. Coastal Breeze News reported in August 2026 that the central restrooms at Tigertail Beach were still closed nearly four years after Ian.

No hurricane or tropical storm landfall on Marco Island appears in NHC products for 2025 or 2026 through early October 2026. Heavy rain still floods low streets: NBC2 reported about 10 inches in a June 2024 week and recurring flooding on Bald Eagle Drive in September 2025.

FEMA Flood Zones, the 2024 Maps and the 50 Percent Rule

Almost all of Marco Island is in FEMA’s special flood hazard area: on the Collier County flood maps that took effect February 8, 2024, 108 of the 116 island addresses our research team tested read Zone AE, with base flood elevations of 8 to 12 feet NAVD88, and 8 read Zone X. Coastal V zones sit along the Gulf beaches and passes, so a building near the sand can be partly VE even when the street reads AE.

Measured zones at named communities (FEMA National Flood Hazard Layer, panel and effective date as shown; street-centerline points, not a flood determination for any one structure):

One Hideaway Beach street point, 3000 Royal Marco Way, falls inside Coastal Barrier Resources System unit P16 (Keewaydin Island) on the official U.S. Fish and Wildlife Service mapper, with a federal flood-insurance prohibition date of November 16, 1990. Structures built or substantially improved in a CBRS unit after that date cannot buy NFIP flood insurance, so a buyer there should get a CBRS property determination from the Service before relying on an NFIP policy.

The City’s flood rules (Code Chapter 26, rewritten by Ordinance 24-04 in January 2024):

• The 50 percent rule. Substantial improvement and substantial damage are both 50 percent of the structure’s market value, and improvements count cumulatively over 12 months from the first permit. Cross that line and the whole house must meet current elevation rules.
• Lowest floor. The higher of base flood elevation plus 1 foot, 18 inches above the crown of the road, 24 inches above an unpaved road, or the Florida Building Code level (Section 26-90). In Zone X the lowest floor must be 18 inches above the road crown.
• Policies in force. The City’s 2023 floodplain progress report counted 13,593 active NFIP policies on 8,825 structures, 8,403 of them in the special flood hazard area, and 46 repetitive-loss structures, 45 of them from Ian.

Flood insurance pricing on Marco: FEMA’s CRS Eligible Communities list effective October 1, 2026 rates the City of Marco Island (NFIP community 120426) Community Rating System Class 5, a 25 percent premium discount inside the special flood hazard area, at that class since October 1, 2023. Under FEMA’s current rating, premiums rise no more than 18 percent a year for most renewing policyholders, and a buyer can often assume the seller’s NFIP policy. Fees ride on top: an 18 percent Reserve Fund assessment, a $25 surcharge for a primary residence or $250 for any other occupancy, and a $47 federal policy fee for most policies.

Florida’s flood disclosure law, s. 689.302, requires a seller of residential property to tell the buyer, at or before contract, whether the seller knows of flooding that damaged the property during their ownership, has filed a flood insurance claim, or has received flood assistance including from FEMA. The 2025 amendment added the knowledge question.

Property Insurance on Marco Island

Insurance is the line item that moves a Marco Island budget most after price, and it works differently for a house and a condominium. A single-family owner buys wind, hazard and flood for the whole structure; a condominium owner buys an HO-6 unit policy while the association insures the building and passes that cost through the monthly fee.

• Citizens requires flood coverage. Under s. 627.351(6)(aa), Florida Statutes, Citizens Property Insurance now requires flood insurance on personal lines residential policies by dwelling replacement cost: $600,000 and up from 2024, $500,000 from 2025, $400,000 from 2026, and every remaining Citizens policy from January 1, 2027. Policies in the special flood hazard area have needed it since 2023. A Citizens condominium unit-owner (HO-6) policy is exempt; a Citizens policy on a house or on an association’s building is not.
• Wind mitigation credits. Insurers must give discounts for roof-to-wall connections, roof shape and covering, opening protection and similar features (s. 627.0629), shown on the state’s Uniform Mitigation Verification Inspection Form, OIR-B1-1802. A new roof and impact glass on a rebuilt Marco home usually produce the biggest credits; ask for the seller’s form.
• My Safe Florida Home. The state program offers free wind inspections and matching grants up to $10,000 for homesteaded, owner-occupied single-family homes built before January 1, 2008 with an insured value of $700,000 or less (s. 215.5586). Most Marco high-rise condominium units fall outside it.

We do not publish premium figures because premiums are insurer-specific filings that change with every renewal; a buyer gets two or three quotes during the inspection period, using the seller’s elevation certificate and wind mitigation form.

Condo Law After Surfside: Milestone Inspections and SIRS on Marco Island

Of the 51 Marco Island condominiums we track, 37 have an earliest county-roll build year of 1990 or before, so Florida’s post-Surfside building safety laws reach most of the island’s condominium buildings, and they are the first thing to check before buying a condominium. The two laws are the milestone inspection, s. 553.899, and the structural integrity reserve study, s. 718.112(2)(g).

• Milestone inspection. A condominium building of three or more habitable stories must be inspected by December 31 of the year it turns 30 years old (from its certificate of occupancy), then every 10 years. Buildings that turned 30 before July 1, 2022 were due before December 31, 2024. The local building official may require the first inspection at 25 years for buildings near salt water. The City of Marco Island’s milestone inspection page states a 25-year interval for condominium buildings within three miles of salt water, which would take in the whole island; we have not confirmed the City’s adopting rule, so confirm the trigger age for a specific building with the City’s building department.
• Phases and repairs. Phase one is a visual inspection; phase two, with possible destructive testing, follows only if substantial structural deterioration is found, and repairs must be started within 365 days of the phase two report under a local ordinance. The association must send owners the inspector’s summary within 45 days of receiving the report.
• SIRS. Every residential condominium association with a building of three or more habitable stories must have a structural integrity reserve study at least every 10 years, covering roof, structure, fireproofing, plumbing, electrical, waterproofing and painting, windows and exterior doors, and any item over $25,000. Associations existing on July 1, 2022 had until December 31, 2025, or December 31, 2026 if done with a milestone inspection.
• No more waiving reserves. For budgets adopted on or after December 31, 2024, unit-owner-controlled associations may not waive or reduce reserves for the SIRS items. Funding can come from regular fees, special assessments, lines of credit or loans, approved by a majority of all voting interests.

Under the statute’s 30-year rule, every building of three or more habitable stories that turned 30 before July 1, 2022 owed its first milestone inspection by December 31, 2024, and at least 36 of the 51 buildings we track were completed by 1991. If the City’s stated 25-year interval applies, the same deadline reached every building completed by 1996, at least 40 of the 51. A newer tower such as Belize (2004) reaches 25 in 2029 and 30 in 2034. That is a calendar, not a statement about any building’s status. The City’s Civic Access permit records, read October 22, 2026, show a milestone notice sent but no Phase 1 report on file for Belize, Merida, Veracruz, Madeira, Esplanade I and II, Pier 81, Eagle Cay, Royal Marco Point I and Vintage Bay C and D, which can mean not yet due as easily as late, and an open Phase 2 at South Seas towers 1 to 4, Sea Winds, Dela Park Place, Smokehouse Harbour and Grand Bay East. We do not report what an association’s inspection reports, reserve studies or minutes contain: a buyer requests the milestone summary, the SIRS, the current budget and any pending special assessment from the association during the review period, and we read them with you. Our condominium guides for each tower are linked from the community sections below.

Short-Term Rentals on Marco Island: What the Rules Are

As of October 2026 the City of Marco Island has no vacation rental registration, inspection or occupancy ordinance in force. Voters backed a registration program in August 2022 and Council passed it as Ordinance 22-08 in December 2022, but on October 2, 2023 the City declared it void under Resolution 23-54 because Chapter 2023-304, Laws of Florida (Senate Bill 250), preempted it; Code Section 30-90 now reads “Reserved”.

• State law limits the City. Section 509.032(7)(b), Florida Statutes, bars any local law that prohibits vacation rentals or regulates how long or how often they are rented, unless the rule dates from June 1, 2011 or earlier.
• The association decides more than the City. Condominium declarations and HOA covenants commonly set minimum lease terms, rental counts per year and approval steps. On Marco those documents, not the City, are what usually stops a weekly rental, so a buyer who plans to rent reads the declaration before writing an offer.
• Zoning text still on the books. Code Section 30-10 treats a multiple-family dwelling rented for less than a week as a hotel or motel use, and Section 30-84 bars renting a guesthouse in single-family zoning. How the first clause interacts with the state preemption is a legal question we flag rather than answer.
• Taxes. Rentals of six months or less owe Florida sales tax plus the Collier County tourist development tax, collected by the Collier County Tax Collector.
• Beach access for renters. The Marco Island Civic Association’s Residents’ Beach and Sarazen Park are open to owners and to renters of a year or more; MICA’s rules exclude shorter-term renters, while Tigertail Beach and South Marco Beach are public.

Marco Island Beaches and Beach Access

Marco Island has about six miles of Gulf beach by the City’s count, but how an owner reaches it depends on where they buy: two County public accesses, one private civic-association beach, and private beach clubs inside gated communities. That access map is one of the quiet drivers of value on the island.

• Tigertail Beach Park (Collier County), Hernando Drive. Open 8 a.m. to sunset with about 210 spaces, six boardwalks (1, 2 and 6 accessible), a cafe, playground and rentals of paddleboards and kayaks, per Collier County Parks and Recreation; the County page lists an $8 daily fee for non-permit holders and the City page lists $10, so check the meter. The park fronts a tidal lagoon and Sand Dollar Island, part of the state’s 456-acre Big Marco Pass Critical Wildlife Area, where nesting areas may be posted closed March 1 to August 31.
• South Marco Beach access (Collier County), South Collier Boulevard with parking on Swallow Avenue. About 67 to 70 spaces and restrooms, a short walk across the boulevard. Street and swale parking is banned in the South Beach area.
• Residents’ Beach and Sarazen Park (Marco Island Civic Association). A private nonprofit beach for members: owners of improved property and renters of a year or more may join, members carry a photo ID, and pets and glass are prohibited. Shorter-term renters are not eligible.
• Private community beaches. Hideaway Beach Club describes about two and a half miles of private beachfront for its members, and Cape Marco’s six towers share two private beach access gates. Many Collier Boulevard towers sit directly on the sand.

Collier County residents can get a free County beach parking permit at the Marco Island library branch, 210 S. Heathwood Drive. Elsewhere on the Collier County coast, the gated barrier-island enclave at the county’s north end offers a different version of beachfront living; see our Barefoot Beach guide.

Beach maintenance is a real budget item. The Florida Department of Environmental Protection records the 1991 Marco Island restoration at 1,260,000 cubic yards along 2.64 miles, with renourishments in 2006, 2013, 2016, 2019 and 2020, and 19 T-groins at Hideaway Beach. The City reports that the 2023 Tigertail Lagoon and Sand Dollar Island restoration used about 500,000 cubic yards and that the 2026 maintenance is funded by the Hideaway Beach Tax District, not City tax dollars.

Boating, Canals and Marinas on Marco Island

Marco Island is a boating town first: a City brochure counts nearly 100 miles of man-made canals and 5,723 homes on canals or waterfront, and our county-roll analysis puts about 66 percent of the island’s single-family and vacant parcels on canal, bay or Gulf water. Which water a house sits on decides what boat it can keep and how fast it reaches the Gulf.

• Getting out. NOAA’s Coast Pilot says Big Marco Pass is now closed off by a barrier island and Capri Pass, about half a mile north, is the working inlet on the north end, marked by lights and daybeacons. Caxambas Pass on the south end runs right along the island’s south shore, is “subject to continual change”, and calls for local knowledge.
• Bridge clearance. The fixed bridge between Bear Point and Marco Island on SR 951 has 55 feet of clearance per the Coast Pilot, as does the Goodland-side bridge over the Big Marco River.
• Manatee zones. Florida rule 68C-22.023 makes Collier Bay and the Caxambas and Roberts Bay areas idle speed, and the Marco River, Big Marco River and East Marco Bay area slow speed. A buyer comparing two canal homes should map the idle and slow zones between each dock and the pass.
• Public ramps. Caxambas Park (909 Collier Court) reopened its ramp on February 15, 2025 and its fuel dock on November 15, 2025. The Collier Boulevard Boating Park just north of the bridge reopened August 13, 2025 after a $1.2 million rebuild; launch and parking are $10 each, free with a County resident beach permit.
• Marinas. Marco Island Marina, 1402 N Collier Blvd, lists 122 slips from 40 to 100 feet. The Esplanade Marina on Smokehouse Bay has 77 floating concrete slips on four piers. Marco Island Yacht Club’s Riverside Marina has 27 slips from 50 to 125 feet. Rose Marina on Bald Eagle Drive lists three acres of waterfront with storage and service, and The Marina at Factory Bay serves Olde Marco.
• Dock rules. Code Section 54-111 limits a dock plus moored boat to 30 feet and 25 percent of the platted waterway width on waterways 100 feet or wider, and 20 percent on narrower ones; side setbacks are 15 percent of seawall length within 7.5 to 15 feet. New boathouses are not allowed, and a failed seawall needs a permit application within 60 days of notice.

Golf, Clubs and Recreation

Marco Island’s club life is concentrated in a handful of private clubs and a strong City parks system, with tennis and pickleball well served and golf on the island itself limited. That matters if golf is your first priority, because most of the area’s golf communities sit on the mainland in Naples.

• Island Country Club, 500 Nassau Road, a member-owned private club that describes itself as the only 18-hole course on Marco Island, recently renovated for its 50th anniversary, with tennis and fitness.
• Hideaway Beach Club, 250 South Beach Drive, the private club inside the gated Hideaway Beach community: a nine-hole course with three sets of tees, a 34,000 square foot Sports and Wellness Center, tennis, pickleball, bocce and four dining venues, per the club.
• Marco Island Yacht Club, 1400 N Collier Blvd, with its Riverside Marina.
• Marco Island Racquet Center (City), 1275 San Marco Road: lighted clay and hard tennis courts, dedicated pickleball courts and indoor racquetball, with daily guest fees and reserved-court rental. For courts across the county, see our Collier County tennis and pickleball guide.
• City parks. Mackle Park (1361 Andalusia Terrace) has a spray park, teen center, sports fields and courts; Veterans Community Park (901 Park Avenue) hosts the Wednesday Farmers’ Market in season and the Veterans’ Memorial; Winterberry Park, Calusa Park and Canine Cove dog park round out the system.
• YMCA of Collier County South Campus, 101 Sand Hill Street.

Off the island, the Rookery at Marco golf course and Hammock Bay sit just across the bridge but are outside the City of Marco Island.

Schools Serving Marco Island

Marco Island has three public schools on the island, and all three earned an A from the Florida Department of Education for 2025-26, per the Collier County Public Schools accountability brief dated July 1, 2026. Collier County Public Schools earned an A district grade for the ninth consecutive year.

The district’s 2026-27 attendance maps place Marco Island in the Manatee Middle School and Lely High School zones on the mainland (Manatee Middle earned an A and Lely High a B for 2025-26). Families who want an island middle or high school apply to the two charter schools. Zoning is set by address, so confirm a specific home with the Collier County Public Schools interactive zoning tool before you buy.

Healthcare and Emergency Care

Marco Island has strong outpatient care, urgent care and primary care practices but no hospital emergency department on the island, which is the healthcare fact that matters most for full-time retirees. Emergency and hospital care is on the mainland in Naples, roughly 11 to 17 miles away.

• NCH Marco Island Urgent Care, 40 S Heathwood Drive: a new two-story center opened in late 2025, open 8 a.m. to 7:30 p.m. daily with 12 exam rooms, CT and X-ray, and IV infusion, per NCH.
• NCH Marco Health Center, same campus: family and internal medicine, laboratory, cardiac and pulmonary rehabilitation and outpatient therapy, with cardiology at 41 S Heathwood Drive.
• Nearest emergency departments. Physicians Regional Medical Center Collier Boulevard, 8300 Collier Blvd, Naples, is roughly 11 miles and 18 minutes from the island end of the Jolley Bridge at free-flow speeds; NCH Baker Hospital in downtown Naples is roughly 16 to 17 miles and about half an hour. Those are routing estimates, not published times, and season traffic adds to them.

Shopping, Dining and Daily Errands

Daily errands on Marco Island cluster along Collier Boulevard, the island’s main road, so most homes are within a short drive of two full-size grocery stores, the Esplanade’s shops and restaurants on Smokehouse Bay, and the dining village in Olde Marco on the north shore.

• Publix, Marco Town Center, 1089 N Collier Blvd, open 7 a.m. to 9 p.m.
• Winn-Dixie, Marco Island Marketplace, 625 N Collier Blvd, open 7 a.m. to 11 p.m.
• Esplanade Shoppes, 760 N Collier Blvd on Smokehouse Bay: more than 1,100 feet of waterfront, nearly 50,000 square feet of shops, restaurants and offices, residences above, and the 77-slip Esplanade Marina.
• Marco Walk Plaza, 599 S Collier Blvd at Winterberry Drive: shops, salons and restaurants.
• Olde Marco, around the Marina at Factory Bay, is the island’s historic waterfront dining village.
• Farmers’ Market, Wednesdays in season at Veterans Community Park.

For culture, the Marco Island Historical Museum (180 S Heathwood Drive, Collier County Museums) tells the island’s story from the Calusa to the 1960s development, and the Marco Island Center for the Arts runs galleries, classes and community theater from its Winterberry Drive campus.

Getting to Marco Island: Airports, Bridges and Drive Times

Marco Island is reached by road over two bridges, the Jolley Bridge on Collier Boulevard and the bridge on San Marco Road, and Southwest Florida International Airport is about an hour away, with the small Marco Island Executive Airport just off the island for private aircraft. Routing estimates from the island end of the Jolley Bridge at free-flow speeds:

The main route is SR 951 (Collier Boulevard) over the Jolley Bridge; the second is San Marco Road (SR 92) through the Goodland side. Marco Island Executive Airport has a 5,000-foot runway and no scheduled airline service. Collier Area Transit runs a Marco Island Circulator and an Immokalee to Marco Island Express. In season, real drive times run longer than these estimates.

Wildlife and Environmental Rules That Affect Owners

Marco Island’s wildlife rules are part of owning here: burrowing owl buffers, sea turtle lighting on the beachfront and protected bald eagle nests all shape what an owner can build, light or park, and a few can delay a build or a sale if a buyer does not know them.

• Burrowing owls. The City prohibits vehicles, equipment and parking within 33 feet of a burrow under Code Section 18-144, with nesting season February 15 to July 10. The burrowing owl is State Threatened. On a vacant lot or a rebuild, a burrow can shape where trucks stage.
• Sea turtle lighting. From May 1 to October 31 the beachfront lighting district from Cape Marco to Hideaway Beach requires shielded, long-wavelength lighting, and no construction, fill or grading within 100 feet of the nesting zone. Collier County’s 2023 report counted 127 nests on the City of Marco Island segment.
• Bald eagles. In October 2023 the Collier County Commission approved buying 3.22 acres on Marco Island through Conservation Collier, including a parcel with a bald eagle nest.
• Mangroves and seagrass. Docks need a 10-foot seagrass buffer under the City code, and state rules govern mangrove trimming.

Civic and Volunteer Organizations on Marco Island

Marco Island runs on volunteers: retirees with professional careers behind them staff the museum, steward the beaches, raise scholarship money and keep the civic association going. These are eight organizations we point new owners to, each verified on its own site or a public filing; joining one is the fastest way to feel at home on the island.

Marco Island Civic Association (MICA)

The Marco Island Civic Association is a private nonprofit that owns and runs Residents’ Beach and Sarazen Park on the south end, the island’s members-only beach and park with parking, restrooms, a playground and picnic facilities. Its office is at 1770 San Marco Road, Suite 204.

Owners of improved property on Marco Island, and renters who lease on the island for at least one year, may apply for membership; members have a photo taken at the MICA office and carry a Beach Club ID. Guest passes are limited, pets and glass are prohibited, and a member’s short-term renters are not eligible.

For a buyer, MICA eligibility is part of what an island home includes. Ask about membership the week you close, and if you plan to rent your home, know that only renters of a year or more can join.

Marco Island Historical Society

The Marco Island Historical Society describes its purpose as “preserving the history and heritage of our community” and works alongside the Marco Island Historical Museum at 180 S. Heathwood Drive, which Collier County Museums operates.

The museum tells the island’s story from the Calusa through the 1960s development, with a recreated Calusa village scene, and is famous for the Key Marco Cat. Society volunteers help with the day-to-day work of the museum and its programs, and membership dues support both the Society and the museum.

For newcomers, the Society is the best introduction to why the island looks the way it does, from the shell mounds to the Deltona plats.

Marco Island Center for the Arts

The Marco Island Center for the Arts was founded on April 15, 1970 by seven artists and supporters, and its campus at 1010 Winterberry Drive sits on lots the Deltona Corporation donated, according to WGCU.

Its 14,000-square-foot building holds three galleries, classrooms and a gift shop, with monthly exhibitions, adult classes, free children’s programs and the Arts Center Theatre, which performs at Marco Town Center. Memberships include reciprocal admission to more than 1,000 North American museums.

The center is where many new full-time residents find their first circle of friends, through a class, a show or a volunteer shift.

Friends of Rookery Bay

Friends of Rookery Bay is the nonprofit support group for the Rookery Bay National Estuarine Research Reserve, which covers about 110,000 acres from Gordon Pass in Naples to the western Everglades, including the waters around Marco Island.

The Friends say “hundreds of volunteers” help preserve, restore and manage the mangrove estuary, serving as docents, trail guides and Team OCEAN boat captains, as well as on the board and at events. The reserve’s Environmental Learning Center is at 300 Tower Road in Naples, just off the island.

For boaters and anglers, the reserve’s research is what keeps the backwaters behind Marco healthy, and volunteering there is a natural fit.

Audubon of the Western Everglades and Audubon Florida Coastal Stewards

Audubon of the Western Everglades, the local Audubon chapter, leads programs on the nesting shorebirds at Tigertail Beach, and Audubon Florida’s coastal stewardship program places stewards on Collier County beaches to protect nesting birds.

Sand Dollar Island off Tigertail is a nesting area for least terns and black skimmers inside the state’s 456-acre Big Marco Pass Critical Wildlife Area, and Audubon Florida has reported on a Marco Island EagleWatch volunteer whose work supported the County’s 2023 purchase of a 3.22-acre eagle nest site through Conservation Collier.

Owners near Tigertail and the beachfront see the posted nesting areas every spring; stewarding them is a good way to learn the island’s wildlife rules from the inside.

YMCA of Collier County, South Campus

The YMCA of Collier County’s South Campus is on the island at 101 Sand Hill Street, formerly known as the Greater Marco Family YMCA.

It is the island’s community fitness and youth hub, and its campus hosts island charity events such as the local police foundation’s pickleball tournament. Members and neighbors volunteer at its programs and events.

For families moving to the island, the Y is often the first stop for kids’ activities and for meeting other year-round families.

Marco Island Rotary Club Foundation

The Marco Island Rotary Club Foundation is a 501(c)(3) public charity on Marco Island classified under scholarships and student financial aid, with tax exemption issued in February 2016, per its public IRS record on ProPublica’s Nonprofit Explorer.

It is the charitable arm of the island’s Rotary club, whose members volunteer on service and fundraising projects that support local students and community causes.

Rotary is a long-standing way for business owners and retirees alike to give back and meet people across the island.

Marco Island Kiwanis Foundation

The Marco Island Kiwanis Foundation is a 501(c)(3) on Marco Island classified for fund raising and distribution in human services, with tax exemption issued in January 2002, per its public IRS record on ProPublica’s Nonprofit Explorer.

It raises and distributes funds for the service work of the island’s Kiwanis members.

Like Rotary, Kiwanis gives new owners an immediate network of neighbors who know the island well.

Other ways to get involved: Collier County Museums recruits volunteer greeters for the Marco Island Historical Museum, the City seats resident volunteers on advisory committees such as its waterways committee, and Rookery Bay’s Bay Days events have included volunteer cleanups at Tigertail Beach.

Marco Island vs Naples: Which Should You Choose?

Marco Island and Naples are 16 road miles apart in the same county, but they are different purchases: Marco is a single island city of canals and Gulf towers with one main bridge, and Naples is a broad mainland market of 14 ZIP codes running from downtown beach neighborhoods to inland golf communities. Buyers who want boating and beach on one small island choose Marco; buyers who want range, hospitals and the airport closer choose Naples.

Naples figures are from our September 29, 2026 Naples vs Marco Island comparison, Southwest Florida MLS. For the full Naples picture see our Naples real estate guide.

Who should choose Marco Island: buyers who want to keep a boat at the house and reach the Gulf quickly, who want a Gulf-front condominium with the beach downstairs, or who want a quieter island where most errands are a few minutes away.

Who should choose Naples: buyers who need hospitals and the airport closer, who want golf-community living with a big amenity package, who want walkable downtown dining, or who need the widest choice of price points.

Many of our clients look at both before deciding, and we sell in both every year.

Thinking of Selling Your Marco Island Home? List With the #1 Team in Southwest Florida Since 2012

Selling a Marco Island home well means pricing to your exact water and building, launching when the seasonal buyers are on the island, and handling the flood, insurance and condominium questions before a buyer raises them. McGreevy and Comisar have done that for Southwest Florida sellers for decades, and we bring the same system to every Marco listing, from a Cape Marco tower residence to a canal home in the Estates.

Your listing credentials, in writing:

• Top 1% Real Estate Agents Nationally Since 2008
• #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
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)

What Marco Island sellers are up against right now (Southwest Florida MLS, ZIP 34145, 12 months to October 7, 2026): 891 closings at a median of $1,000,000, a median of 77 days on market, and a median sale price of 94.3 percent of final list price, with 409 active listings competing on October 7, 2026. Pricing right the first time is the single biggest lever you control.

What Is Your Marco Island Home Worth? Get a Free Valuation in 60 Seconds. Start at our Marco Island home valuation page.

239. 898-6072, text or call. We respond same-day.

Want the complete Marco Island seller’s guide? Read our Sell Your Home in Marco Island, FL page for pricing strategy, marketing methodology, and the full McGreevy and Comisar listing process.

★★★★★ “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

How do you price a Marco Island home?

Against the closings on the same kind of water and in the same building or street, adjusted for elevation, age and condition, then checked against the active listings a buyer will compare it with that week.

When should I list my Marco Island home?

Ideally live by January, so it is on the market when seasonal buyers arrive; over the past five years April, May and March recorded the most closings.

What do I need to disclose when I sell?

Known defects, any known flooding damage during your ownership, flood claims and flood assistance under s. 689.302, and for a condominium the association documents and any known assessments.

What does it cost to sell on Marco Island?

Deed stamps at 70 cents per $100 of price, prorated taxes, association estoppel fees and the brokerage compensation you agree to; in Collier County the buyer customarily pays the owner’s title policy.

Can you sell my home while I am out of state?

Yes; we handle showings, vendors, inspections and a remote or mail-away closing.

How fast can you list my home?

Usually within a week of our walk-through, once photography, video and the written marketing plan are done.

Thinking of Buying in Marco Island?

Buying on Marco Island well means choosing the right water and the right building before you choose a house: Gulf-front tower, gated enclave, canal home or bayside condominium. We show buyers the whole island, read the condominium documents, flood records and insurance quotes with them, and negotiate from the closings that set the price.

• Know the numbers first. The median sale was $1,000,000 in the 12 months to October 7, 2026, $1,550,000 for single-family homes and $620,000 for condominiums (Southwest Florida MLS, ZIP 34145).
• Budget the carrying costs. Taxes at 8.9535 mills of confirmed millage on a standard parcel, flood and wind insurance, and for a condominium a median listing-entered total annual fee of $14,056.
• Read the documents. Milestone inspection summary, structural integrity reserve study, budget and rental rules before your review period ends.
• Check the water. Route to the pass, bridges, idle and slow-speed zones, and seawall condition.

Why buyers choose us:

• Top 1% Real Estate Agents Nationally Since 2008
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar alone have over $900 million in Sales

Call Marc at (239) 287-5873 or start with our buying services. The full step-by-step guide is our Buy a Home in Marco Island page, and builders and lots are covered in New Construction in Marco Island.

★★★★★ “Marc’s knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Verified Google review

Your Local Real Estate Experts

Jesse McGreevy and Marc Comisar are the McGreevy and Comisar team at Domain Realty, leading Domain Realty Group, the #1 team in Southwest Florida since 2012. Between them they bring over 45 years of combined direct real estate experience across Collier, Lee and Charlotte counties, and they sell and buy on Marco Island, in Naples and up the coast every year.

• 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] · Jesse’s profile

Marc Comisar: (239) 287-5873 · Marc’s profile

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).

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.

More guides near Marco Island: Collier County, Naples, Things to Do in Collier County.

★★★★★ “We love working with Marc and Jesse at Domain. The entire team is professional and top notch. They go above and beyond for their clients. Highly recommend” Verified Google review

Marco Island Rental Market and Property Management

Data updated: October 2026. Marco Island’s rental market is mostly seasonal and second-home rentals, governed far more by association rules than by the City. The U.S. Census Bureau’s 2020 to 2024 American Community Survey puts the City’s median gross rent at $1,990 a month and its owner-occupied rate at 89.4 percent, so year-round rentals are a small slice of the island’s housing.

What an owner weighing rent versus sell should know:

• Seasonal demand dominates. Collier County’s tourism office counted 2,808,800 visitors and $49.8 million in tourist development tax collections in fiscal year 2024/25 for the Naples, Marco Island and Everglades area; winter months carry most Marco rental income, and summer weeks rent for less.
• Association rules decide what you can rent. Many Marco condominiums set a minimum lease term, a cap on leases per year, and an approval step for each tenant; HOAs in the single-family areas set their own. Read your declaration before you budget rental income.
• The City does not register or limit rentals. Its 2022 registration program was voided in October 2023 and state law preempts new local limits on rental duration or frequency.
• Taxes and licensing. Rentals of six months or less owe Florida sales tax and the Collier County tourist development tax, and transient public lodging may need a state license from the Florida Department of Business and Professional Regulation.
• Renters and the beach. Only renters of a year or more can join the Marco Island Civic Association’s Residents’ Beach; seasonal renters use Tigertail and South Marco beaches.

Rent versus sell, in practice: rental income on Marco rarely covers a mortgage, insurance, association fees and reserves on a recent purchase, so most owners rent to offset carrying costs while they use the home part of the year. If the home sits empty most of the year, or a special assessment or major repair is coming, selling often makes more sense; we will run both cases with your actual costs.

When to engage a property manager: if you live off the island, if you plan seasonal rentals with turnover cleaning, or if your association requires a local contact. Ask for licensing, insurance, hurricane preparation procedures and how they screen tenants against your association’s approval rules.

Disclosed data gap: Southwest Florida MLS rental figures for ZIP 34145 (active rentals, median asking and achieved rent, rental days on market and the year-over-year change) were not part of the October 7, 2026 MLS data set used for this guide. They are scheduled for the next MLS data pull and will be published here with their dates; until then the Census figures above are the baseline.

Looking for property management in Marco Island? Call us at (239) 898-6072, we’ll connect you with the right local resource.

Frequently Asked Questions, Buyer Edition

Straight answers to the questions Marco Island buyers ask us most, with the source and date beside every number. Market figures are Southwest Florida MLS data for the 12 months to October 7, 2026, ZIP 34145, unless stated.

Where is Marco Island, Florida?

Marco Island is a barrier island city on the Gulf of Mexico in Collier County, at the northern edge of the Ten Thousand Islands, about 16 road miles south of Fifth Avenue South in Naples. Its ZIP code is 34145 and it is reached by SR 951 (Collier Boulevard) over the Jolley Bridge or by San Marco Road through the Goodland side.

What county is Marco Island in?

Marco Island is in Collier County. The City of Marco Island, incorporated in 1997, provides police, fire rescue, water and sewer and zoning, while Collier County sets the countywide millage, runs the beach parks and boat ramps, and records deeds through the Clerk of Courts.

What is the median home price on Marco Island?

The median sale price across all residential closings in ZIP 34145 was $1,000,000 for the 12 months to October 7, 2026, on 891 closings, per Southwest Florida MLS. Single-family homes had a median of $1,550,000 and condominiums $620,000 in the same window.

Is Marco Island expensive?

Yes, by Southwest Florida standards. The $1,000,000 island-wide median for the 12 months to October 7, 2026 sits well above the $615,000 median our September 2026 analysis measured across the 14 Naples ZIP codes, and the Census Bureau’s 2020 to 2024 median owner-occupied home value for the City was $896,300. Entry points exist in older inland condominiums and the non-waterfront pockets of Unit 25 and Marco Highlands.

Is Marco Island a good place to live?

For buyers who want water, beaches and a small-city pace, yes: it has A-rated island schools, City police and fire, several private marinas and two public boat ramps, and about six miles of beach. The trade-offs are no hospital emergency room on the island, about an hour to RSW airport, flood insurance on most homes, and heavy winter traffic.

Is Marco Island a good place to retire?

Many buyers think so: 59.3 percent of residents were 65 or older in the 2020 to 2024 Census estimates. Retirees should weigh the drive to emergency care (Physicians Regional Collier Boulevard is about 18 minutes off the island at free-flow speeds) and the insurance and condominium reserve costs that come with coastal ownership.

How do I choose between a Gulf-front condo, a canal home and a gated community?

Decide on water first. Gulf-front condominiums give the beach without yard or seawall work but carry association fees and post-Surfside reserve funding; canal homes give a private dock and lot but need flood, wind and seawall budgets; gated Hideaway Beach and Cape Marco add security and amenities at club or master association cost. We tour all three in one day so buyers can feel the difference.

Do I need flood insurance on Marco Island?

If you finance a home in FEMA’s special flood hazard area, your lender will require it, and almost all of Marco Island is in Zone AE on the maps effective February 8, 2024. Even a cash buyer usually should: Ian put 4 to 6 feet of water above ground on the island, per the National Hurricane Center.

What flood zone is Marco Island in?

Most of the island is Zone AE with base flood elevations of 8 to 12 feet NAVD88 on the February 8, 2024 Collier County FIRM panels, with coastal VE zones along the Gulf beaches and passes and pockets of Zone X on higher ground. Check the specific address on the FEMA Flood Map Service Center and ask for the seller’s elevation certificate.

How much is flood insurance on Marco Island?

It depends on the building’s elevation, foundation, replacement cost and occupancy, so we do not quote a typical premium. FEMA’s October 1, 2026 CRS list rates the City Class 5, a 25 percent discount inside the flood zone, and renewal increases are capped at 18 percent a year for most policyholders. Many buyers can assume the seller’s NFIP policy.

Will Citizens insure my Marco Island home without flood insurance?

Not for long. Citizens requires flood coverage on personal residential policies with a replacement cost of $400,000 or more from 2026 and on all remaining policies from January 1, 2027, and on any policy in the special flood hazard area since 2023. A Citizens condominium unit-owner (HO-6) policy is exempt.

What are property taxes on Marco Island?

A standard Marco Island parcel carried 8.9535 mills of confirmed millage for tax year 2025, before the mosquito control line: about $8,953.50 a year on $1,000,000 of taxable value. Hideaway Beach parcels add the 1.6000-mill Hideaway Beach Tax District. A homestead lowers the taxable value and caps future increases at 3 percent or CPI.

Why will my taxes be higher than the seller’s?

Florida resets the assessed value to market value after a sale, which erases the seller’s Save Our Homes or 10 percent non-homestead cap. Budget on the purchase price times the millage, less any homestead exemption you will qualify for, not on the seller’s last bill.

What are the closing costs for buying on Marco Island?

In Collier County the buyer customarily pays the owner’s title insurance policy and chooses the closing agent; a financing buyer also pays mortgage documentary stamps of 35 cents per $100 of the loan and intangible tax of 2 mills on the loan. The seller customarily pays deed stamps. The purchase contract controls who pays what.

What condo fees should I expect on Marco Island?

Listing-entered condominium fees for Marco Island closings in the 12 months to October 7, 2026 had a median total annual recurring fee of $14,056 across 476 closings that reported one, per Southwest Florida MLS. Fees vary widely by building age, staffing, reserves and whether the building is on the Gulf; read the current budget and reserve schedule before you write an offer.

What should I check before buying a condo in an older Marco Island building?

Ask the association for the milestone inspection summary, the structural integrity reserve study, the current budget, the last two years of financial statements, and any planned or pending special assessment. Florida law now bars associations from waiving reserves for the study’s structural items, so older buildings often have higher fees or assessments.

What is a milestone inspection on Marco Island?

It is the state-required structural inspection for condominium buildings of three or more habitable stories, due by December 31 of the year the building turns 30 and every 10 years after, under s. 553.899, Florida Statutes. The City of Marco Island’s milestone page states a 25-year age for buildings within three miles of salt water, which would cover the island; confirm the trigger for a specific building with the City.

What is a structural integrity reserve study?

It is a study, required at least every 10 years for condominium buildings of three or more habitable stories, of the roof, structure, fireproofing, plumbing, electrical, waterproofing, windows and doors and any item over $25,000, that sets the reserves owners must fund under s. 718.112(2)(g), Florida Statutes.

Can I rent my Marco Island condo short-term?

The City has no vacation rental ordinance in force since it voided its 2022 program in October 2023, and state law bars new local limits on rental frequency or duration. The association’s declaration usually decides: many Marco condominiums set minimum lease terms or a cap on rentals per year, so read the documents first.

Can renters use the Marco Island residents’ beach?

The Marco Island Civic Association’s Residents’ Beach and Sarazen Park are open to members who own improved property or rent on the island for at least one year. Shorter-term renters are not eligible; Tigertail Beach and South Marco Beach are public County beaches.

Are there public beaches on Marco Island?

Yes. Collier County runs Tigertail Beach Park off Hernando Drive and the South Marco Beach access on South Collier Boulevard with parking on Swallow Avenue, both with paid parking that is free with a Collier County resident beach permit.

What schools serve Marco Island?

Tommie Barfield Elementary is the zoned public elementary on the island, and Marco Island Charter Middle and Marco Island Academy are charter schools by application; all three earned an A for 2025-26. Zoned middle and high schools on the district’s 2026-27 maps are Manatee Middle and Lely High on the mainland.

Is there a hospital on Marco Island?

No. Marco Island has the NCH Marco Island Urgent Care center and NCH outpatient clinics on S Heathwood Drive, but the nearest emergency department is Physicians Regional Medical Center Collier Boulevard in Naples, about 11 miles from the island end of the Jolley Bridge.

What airport is closest to Marco Island?

For airline service, Southwest Florida International Airport (RSW) in Fort Myers, about 47 road miles and roughly an hour away at free-flow speeds. Marco Island Executive Airport, just north of the island, serves private and general aviation with a 5,000-foot runway.

How far is Marco Island from Naples?

About 16 road miles from the Jolley Bridge to Fifth Avenue South, roughly 27 minutes at free-flow speeds; longer in season.

Can I build a new home on Marco Island?

Yes, on a vacant lot or by tearing down an older home. New homes must meet the City’s flood rules (lowest floor at base flood elevation plus 1 foot or higher), the 35-foot height limit measured from base flood elevation in single-family zoning, turtle lighting rules near the beach, and burrowing owl buffers. Our new construction guide covers lots, builders and permits.

What is the 50 percent rule on Marco Island?

If repairs or improvements cost 50 percent or more of the structure’s market value, counted over 12 months from the first permit, the whole building must be brought up to current flood elevation standards under City Code Chapter 26. It matters most when buying an older, lower house to renovate.

Is Marco Island safe from hurricanes?

No coastal town is safe from hurricanes. Irma made landfall on Marco as a Category 3 in 2017 and Ian’s surge reached 4 to 6 feet above ground in 2022, per the National Hurricane Center. Newer, elevated construction with impact glass and a strong roof is the best protection, and it also lowers insurance.

How many homes on Marco Island are on the water?

The City counts 5,723 homes on canals or waterfront, and our county-roll analysis puts about 66 percent of single-family and vacant parcels on canal, bay or Gulf water. Canal access to the Gulf varies by route and bridge, so test the boat ride before you buy.

Do I need a buyer’s agent on Marco Island?

You are not required to have one, but island pricing changes building by building and canal by canal, and condominium documents, milestone reports, flood elevation and insurance all affect value. We represent buyers under a written buyer agreement and walk you through every document before your inspection period ends.

Is Marco Island a good real estate investment?

It is a supply-limited island: the 1976 federal permit denials and the 4,000 acres deeded to the state for conservation mean no new subdivisions, so value comes from rebuilding. Returns depend on the building or lot, insurance and reserve costs, and rental rules, so we model each property rather than the island average.

What is the population of Marco Island?

The U.S. Census Bureau estimates 16,421 residents on July 1, 2025, up from 15,760 at the April 2020 census. The City says the population reaches about 40,000 in peak winter season.

When did Marco Island become a city?

The City of Marco Island was established in August 1997 under its charter. An earlier town on the island, Collier City, was incorporated in 1927 and abolished in 1957, according to the Naples Daily News history series.

Is Goodland part of Marco Island?

No. Goodland, Isles of Capri and Hammock Bay share the area but are outside the City of Marco Island and are governed by Collier County, with different millage and services.

Frequently Asked Questions, Seller Edition

What Marco Island owners ask before they list, answered with the island’s own numbers. Market figures are Southwest Florida MLS data for ZIP 34145, 12 months to October 7, 2026, unless stated.

What is my Marco Island home worth?

It depends on the water, the building or lot, the elevation and the condition far more than on the island median of $1,000,000. Get a free, specific number from us at our Marco Island home valuation page, or call Jesse at (239) 898-6072; we price against the closings on your canal, your street or your building, not the island average.

How long does it take to sell a home on Marco Island?

The median days on market for Marco Island closings in the 12 months to October 7, 2026 was 77 days, on 870 closings with a recorded marketing period, per Southwest Florida MLS. Well-priced homes in the right season sell faster; overpriced listings sit and then sell for less.

What percentage of asking price do Marco Island homes sell for?

The median sale price was 94.3 percent of the final list price for Marco Island closings in the 12 months to October 7, 2026, per Southwest Florida MLS. The gap between original and final list price is usually larger, which is why the first price matters most.

When is the best time to sell a home on Marco Island?

Winter and spring. Over the five years of MLS closings to October 7, 2026, April, May and March recorded the most Marco Island closings, which means contracts were signed from January through April when seasonal buyers are on the island. We start preparing listings in the fall so they are live when those buyers arrive.

How many homes are for sale on Marco Island right now?

There were 409 active listings plus 58 under contract (43 pending with contingency and 15 pending) in ZIP 34145 on October 7, 2026, per Southwest Florida MLS. At the past year’s sales pace that is about 5.5 months of supply.

Is it a buyer’s market or a seller’s market on Marco Island?

With about 5.5 months of supply on October 7, 2026, the island as a whole is balanced, but it splits by product: single-family homes ran about 4.5 months of supply, close to a seller’s market, while condominiums ran about 6.4 months, which tilts toward buyers. It differs sharply by product: well-priced, newer, elevated homes still draw strong interest while older condominiums with assessment questions need sharper pricing.

What do sellers pay at closing on Marco Island?

Florida deed documentary stamps are 70 cents per $100 of the price, so a $1,000,000 sale carries $7,000 in deed stamps. In Collier County the buyer customarily pays the owner’s title policy, the reverse of Lee County. Sellers also pay any brokerage compensation they agree to, their share of prorated taxes and any association estoppel fees; the contract controls.

Do I pay the owner’s title policy when I sell in Collier County?

Customarily no. In Collier County the buyer customarily pays the owner’s title insurance policy and chooses the closing agent; in Lee County the seller usually does. The signed contract decides on every sale, so read the title section before you sign.

Do I have to disclose flooding when I sell my Marco Island home?

Yes. Since October 2024 Florida’s s. 689.302 requires a seller to give a written flood disclosure at or before contract, and since October 2025 it asks whether you know of flooding that damaged the property during your ownership, whether you filed a flood claim, and whether you received flood assistance, including from FEMA.

Do I need an elevation certificate to sell on Marco Island?

It is not required to list, but buyers’ insurers and lenders will want one, and a good certificate can make your home cheaper to insure and easier to sell. If you do not have one, a licensed surveyor can prepare it before you list.

How does Hurricane Ian damage affect my sale?

Buyers will ask about it, and the flood disclosure requires you to answer. Homes that were repaired with permits, especially those brought up to current elevation, sell on their own merits; homes with unpermitted or incomplete repairs, or close to the 50 percent rule on a remodel, need careful pricing and full records.

Should I sell my Marco Island condo before a special assessment?

Not by hiding it. Florida requires disclosure of known assessments, and buyers ask for the milestone inspection and reserve study. When an assessment is coming, we price and negotiate around it, for example a seller credit or paying it at closing, so the sale holds together.

Who pays a special assessment when a Marco Island condo sells?

An assessment due before closing is usually the seller’s; one adopted but payable after closing is negotiated in the contract. The association’s estoppel certificate shows what is owed, and we put the answer in writing before you sign.

Does a milestone inspection or SIRS affect my condo’s value?

Yes, in both directions. A completed inspection with a funded reserve study reassures buyers and lenders; an open phase two report or an underfunded study raises questions. We request the association’s documents early so you can price with them in hand.

Do association approvals slow a Marco Island sale?

They can. Many Marco condominiums and HOAs require a buyer application and approval, with fees and a review window set in the documents. We build that time into the contract and get the application to the association the day the contract is signed.

Should I renovate before selling my Marco Island home?

Usually only the low-cost, high-return items: paint, lighting, landscaping, dock and seawall repairs, and anything an inspector will flag. A large remodel can trigger the 50 percent rule on an older, lower home and rarely returns its cost; we will tell you honestly which updates pay.

Can I sell my Marco Island home fast for cash?

Yes, but a fast cash offer is usually below what open-market exposure brings. We can show you both: a quick, as-is cash sale price and a full market listing price, so you decide with the numbers in front of you.

How do I price a Marco Island home when inventory is higher?

Against the competition, not the past. We compare your home to the active listings a buyer will see the same week, the pendings, and the closings on your water and in your building, then set a price that wins the first two weeks of showings.

What sells for the most on Marco Island?

Gulf-front and direct-access waterfront. The highest Marco Island closing in the 12 months to October 7, 2026 was $11,900,000, and 94 closings were $3 million or more, per Southwest Florida MLS.

Do waterfront homes on Marco Island sell for more?

Yes. Direct Gulf access, wide canals with no bridges to the pass, and long seawall frontage carry the strongest prices; interior canal lots with a longer boat ride sell for less. We price each waterfront home against closings on comparable water, not against the island median.

What taxes do I pay when selling a Marco Island second home?

Federal capital gains tax may apply to the gain on a second home; Florida has no state income tax. A primary residence may qualify for the federal home-sale exclusion. Talk to your tax adviser before listing; we provide the closing figures they need.

Will my buyer’s property taxes affect my sale?

Indirectly. Buyers budget taxes on their purchase price, not your capped bill, so a home with a low current tax bill can surprise them. We show buyers the expected bill up front so it does not derail the contract.

Do I need to fix my seawall before selling?

If it has failed, the City requires a permit application within 60 days of notice, and buyers and lenders will see it. A seawall in poor condition is a pricing item; we get a marine contractor’s estimate so the negotiation is about numbers, not fear.

Can I sell my Marco Island lot?

Yes. Vacant lots sell to builders and to buyers planning a custom home; value turns on water, width, elevation and any burrowing owl or mangrove constraints. We market lots to the builders who are active on the island.

How do you market a Marco Island listing?

Professional photography and video, aerial footage of the water and the route to the Gulf, placement on the Southwest Florida MLS and the major home search sites, our own databases of buyers and agents, and targeted outreach to seasonal buyers in their home markets. Every listing gets a written plan before it goes live.

Should I list my Marco Island home in summer?

You can. Summer has fewer buyers but also fewer competing listings, and the buyers who are looking in August are often serious. If your timing is flexible, a fall launch ahead of the winter season usually draws the most showings.

Can I rent my home while it is for sale?

Yes, if the lease allows showings and its end date fits a buyer’s timeline. A long-term tenant can make showings harder; a seasonal renter’s dates can block a winter closing. Check your association’s lease rules before signing a new lease.

What happens if my home does not appraise?

The buyer, the seller or both renegotiate, the buyer brings more cash, or the contract ends under its appraisal terms. Pricing from solid comparable closings is the best protection; we send the appraiser our comparables and any upgrades list.

Who is the best realtor to sell a Marco Island home?

We believe it is McGreevy and Comisar: Top 1% of real estate agents nationally since 2008, leading the #1 team in Southwest Florida since 2012, with more than $900 million in personal sales and more than $2.5 billion sold by our Domain Realty Group team. Read the full case on our Best Real Estate Agents in Marco Island page.

How do I get started selling my Marco Island home?

Call or text Jesse at (239) 898-6072 for a same-day response, or request a free valuation online. We will walk your home, show you the closings and competition that set its price, and give you a written marketing plan.

Do you work with sellers who live out of state?

Yes. Many Marco Island owners live elsewhere much of the year. We handle showings, vendor access, inspections and closing coordination locally, and most closings can be signed remotely or by mail.

Can you help me buy my next home while I sell?

Yes. Many of our Marco sellers buy again on the island, in Naples or elsewhere in Southwest Florida. We coordinate both sides so the sale and the purchase fit together, including contingencies and rent-back options.

Sources

Every market figure on this page comes from Southwest Florida MLS (Matrix) data for ZIP 34145 pulled October 7, 2026 (closed sales including Sold Data Entry records from October 7, 2021 to October 7, 2026; active, pending and pending-with-contingency listings on October 7, 2026), or from Collier County Property Appraiser data files dated August 29, 2026. Other facts were checked against the sources below, accessed October 2026.

• City of Marco Island, Code of Ordinances and Charter (Municode)
• City of Marco Island, Present Day Marco Island
• City of Marco Island, Beach Access
• City of Marco Island, Water and Sewer
• City of Marco Island, Racquet Center
• City of Marco Island, parks index
• City of Marco Island, Tigertail Lagoon and Sand Dollar Island update, February 2, 2026
• City of Marco Island, burrowing owl notice, June 10, 2026
• City of Marco Island, Resolution 23-54 (vacation rental program void)
• City of Marco Island, Healthy Waterways brochure
• Florida Department of Revenue, Table 1, Collier County levies FY2025-26
• Florida Department of Revenue, 2025 homestead exemption inflation adjustment
• Collier County Clerk of the Circuit Court and Comptroller
• Collier County Tax Collector, ad valorem authorities
• Collier County Tax Collector, property tax FAQ
• Collier County Parks and Recreation, Marco Island beaches
• Collier County, Caxambas Park fuel service release, November 14, 2025
• Collier County, Collier Boulevard boat ramp release, August 2025
• Collier County, Marco Island Executive Airport
• Collier County Museums, Marco Island Historical Museum
• Collier County Public Schools, school and district grades 2025-26
• Collier County Public Schools, attendance boundaries
• Florida Department of Education, school directory, Collier District
• South Florida Water Management District, FY2025-26 final millage hearing
• U.S. Census Bureau, QuickFacts, Marco Island city
• U.S. Census Bureau, 2020 Gazetteer, places in Florida
• National Hurricane Center, Tropical Cyclone Report, Hurricane Irma
• National Hurricane Center, Tropical Cyclone Report, Hurricane Ian
• National Hurricane Center, Tropical Cyclone Report, Hurricane Helene
• National Hurricane Center, Tropical Cyclone Report, Hurricane Milton
• FEMA, National Flood Hazard Layer
• FEMA, Flood Map Service Center
• FEMA, CRS Eligible Communities, October 1, 2026 effective date (PDF): fema.gov, CRS eligible communities, October 2026
• FEMA, OpenFEMA FIMA NFIP redacted policies dataset
• FEMA, Flood Insurance Manual, Appendix F, Community Rating System
• FEMA FloodSmart, flood insurance cost
• U.S. Fish and Wildlife Service, CBRS Mapper service
• NOAA Office of Coast Survey, U.S. Coast Pilot 5, Chapter 4
• Florida Department of Environmental Protection, Strategic Beach Management Plan, Southwest Gulf Coast Region
• Florida Fish and Wildlife Conservation Commission, Big Marco Pass Critical Wildlife Area
• Florida Statutes s. 689.302, flood disclosure
• Florida Statutes s. 627.351, Citizens Property Insurance
• Florida Statutes s. 627.0629, wind mitigation discounts
• Florida Statutes s. 215.5586, My Safe Florida Home
• Florida Statutes s. 553.899, milestone inspections
• City of Marco Island, Milestone Inspection Information (states a 25-year interval near salt water)
• City of Marco Island Civic Access permit portal, milestone case records, read October 22, 2026
• Florida Statutes s. 718.112, condominium bylaws and SIRS
• Florida Statutes s. 509.032, vacation rental preemption: leg.state.fl.us/statutes 509.032
• Florida Statutes s. 193.155, Save Our Homes and portability: leg.state.fl.us/statutes 193.155
• Florida Statutes s. 193.1554, non-homestead cap: leg.state.fl.us/statutes 193.1554
• Florida Statutes s. 196.031, homestead exemption: leg.state.fl.us/statutes 196.031
• Florida Statutes s. 201.02, deed documentary stamp tax: leg.state.fl.us/statutes 201.02
• Florida Statutes s. 201.08, mortgage documentary stamp tax: leg.state.fl.us/statutes 201.08
• Florida Statutes s. 199.133, nonrecurring intangible tax: leg.state.fl.us/statutes 199.133
• Florida Administrative Code 68C-22.023, Collier County manatee zones
• Deltona Corp. v. Alexander, 504 F. Supp. 1280 (M.D. Fla. 1981)
• Deltona Corp. v. Alexander, 682 F.2d 888 (11th Cir. 1982)
• Deltona Corp. v. United States, 657 F.2d 1184 (Ct. Cl. 1981)
• WGCU, Marco Island bond result certified, August 26, 2026
• WGCU, Marco Island Center for the Arts, October 10, 2024
• Naples Daily News, Lighthouse Project history of Marco
• Naples Press, Caxambas Park boat ramp reopens, February 21, 2025
• Coastal Breeze News, Tigertail Beach facilities after Ian, August 6, 2026
• NBC2, flooding on Marco Island, September 10, 2025
• Paradise Coast (Naples, Marco Island, Everglades CVB), FY2024/25 annual impact report
• Marco Island Civic Association, Residents’ Beach
• Marco Island Historical Society
• Friends of Rookery Bay and Rookery Bay Research Reserve
• Audubon Florida, Marco Island conservation purchase
• Audubon Florida, coastal stewardship
• YMCA of Collier County
• ProPublica Nonprofit Explorer, Marco Island Rotary Club Foundation
• ProPublica Nonprofit Explorer, Marco Island Kiwanis Foundation
• Hideaway Beach Club
• Island Country Club
• Cape Marco Property Owners Association
• Marco Island Marina
• The Esplanade Marina
• Marco Island Yacht Club, Riverside Marina
• NCH, Marco Island Urgent Care
• NCH locations, Marco Island
• Physicians Regional Healthcare System, hospitals
• Collier Area Transit, routes
• Publix Marco Island store
• Esplanade Shoppes at Marco Island
• My Safe Florida Home
• Florida Office of Insurance Regulation rule 69O-170.0155 (mitigation form)

Downloadable Documents

Primary documents for Marco Island buyers and sellers, linked at the issuing authority.

• Florida Department of Revenue, Collier County adopted millage by taxing authority, FY2025-26 (PDF): floridarevenue.com, Collier Table 1
• City of Marco Island, FY2026 Adopted Budget (PDF, about 3.5 MB): City of Marco Island document host
• City of Marco Island, Resolution 23-54, vacation rental program (PDF)
• National Hurricane Center, Hurricane Irma Tropical Cyclone Report (PDF)
• National Hurricane Center, Hurricane Ian Tropical Cyclone Report (PDF)
• Florida Department of Environmental Protection, Strategic Beach Management Plan, Southwest Gulf Coast Region (PDF)
• NOAA, U.S. Coast Pilot 5, Chapter 4, Marco Island passes and bridges (PDF)
• Collier County Public Schools, 2025-26 school and district grades brief (PDF): collierschools.com grades page
• City of Marco Island, Code of Ordinances including Chapter 26 flood rules and Chapter 30 Land Development Code: Municode
• FEMA Flood Map Service Center, Collier County FIRM panels effective February 8, 2024