Admiralty House is a 1973 beachfront condominium tower at 140 Seaview Court on Marco Island, with one- and two-bedroom units. Units sold at a $695,000 median in the 12 months to October 2026. Sell or buy with McGreevy and Comisar.
Home > Marco Island > Gulf-Front Condos > Admiralty House
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Admiralty House is a 199-unit, 1973 high-rise condominium on the open Gulf beach inside the Marco Island Gulf-Front Condos corridor in Marco Island, Florida. It is the tower at 140 Seaview Court, at the north end of Marco Beach, and the county parcel runs straight to the sand. It is one of the first-wave towers on the Marco Island beach, and in the 12 months to 2026-10-07 its units sold at a median of $695,000 on the Southwest Florida MLS. If you are deciding who should sell or buy here, our comparison of the best real estate agents in Marco Island shows how local agents stack up on the public record.
Admiralty House is a single condominium tower of 199 unit parcels at 140 Seaview Court, Marco Island, FL 34145, built in 1973 on a beachfront parcel west of North Collier Boulevard. Every unit is a one-bedroom flat of about 610 square feet or a two-bedroom flat of 837 to 896 square feet, in north and south wings.
The recorded name on the Collier County roll is “ADMIRALTY HOUSE INC A CONDOMINIUM,” and the association is Admiralty House, Inc., a Florida not-for-profit corporation filed on May 25, 1972 (Florida Division of Corporations). The state condominium register lists the project as “ADMIRALTY HOUSE OF MARCO ISLAND,” 200 units (DBPR condominium public records). Everything else on this page is built from the county roll and county GIS layers, the City of Marco Island’s GIS and permit records, the Southwest Florida MLS pulled on 2026-10-07, federal flood and storm records, Florida statute text, City of Marco Island rules and the association’s own website.
| Item | Admiralty House | Source |
|---|---|---|
| Recorded name | ADMIRALTY HOUSE INC A CONDOMINIUM | Collier County roll, data files dated 2026-08-29 |
| Address | 140 Seaview Court, Marco Island, FL 34145 (all 199 unit parcels) | Collier County roll |
| Units | 199 parcel records on the county roll; 200 units on the state register | County roll; DBPR project PR1S004696 |
| Year built | 1973 | Collier County roll; Coastal Breeze News |
| Height | 17 floors and 170 feet on the City building layer; penthouse unit numbers run to 18 | City of Marco Island GIS; Southwest Florida MLS |
| Heated area | 610 to 896 sq ft, median 868 sq ft | Collier County roll |
| Bedrooms | One bedroom with one and a half baths, or two bedrooms with two baths | Southwest Florida MLS |
| Zoning | RMF-16, multi-family | City of Marco Island GIS |
| Milestone inspection | Phase 1 report accepted by the City on 01/13/2026; no Phase 2 case | City of Marco Island permit records |
| Association | Admiralty House, Inc., Sunbiz document 723510, Active, filed 1972-05-25 | Florida Division of Corporations |
| Management | Resort Group (Resort Management) staff, by the association site’s staff addresses | Admiralty House association site |
| Water position | Gulf-front: the county parcel’s west line meets the beach, with no private parcel seaward | Collier County GIS parcels; USGS imagery |
| FEMA flood zone at the tower | AE, base flood elevation 9 ft NAVD88, FIRM panel 12021C0828J effective 2024-02-08 | FEMA NFHL, tested at the tower footprint |
| 12-month MLS closings | 10, median $695,000, 12 months to 2026-10-07 | Southwest Florida MLS |
Seaview Court is the loop road that leaves North Collier Boulevard at the north-west corner of Marco Beach. Along the beach, the Collier County parcel layer places Crescent Beach at 100 North Collier Boulevard immediately to the south-east of Admiralty House and Tradewinds at 180 Seaview Court immediately to the north-west, with Sunset House and South Seas farther up the row (Collier County GIS parcels service). Tigertail Beach, the Collier County park at the island’s north-west corner, is the nearest public beach park (Collier County Parks and Recreation, Marco Island beaches).
“Admiralty House” is a common building name, and Florida has several unrelated condominiums that start with “Admiralty,” including Admiralty Point in Naples and the Admiralty Yacht Club condominiums in North Fort Myers on the state register (DBPR condominium public records). This page covers only the Marco Island tower governed by Admiralty House, Inc., document 723510, whose principal address is 140 Seaview Court.
If you’re searching for the best realtor for Admiralty House in Marco Island Gulf-Front Condos, Marco Island, whether you’re ready to sell your Admiralty House home or buy your next one, McGreevy and Comisar is the team that delivers. Jesse McGreevy and Marc Comisar lead the #5 real estate team in Florida (RealTrends 2026). We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
Recent Admiralty House track record (12 months to 2026-10-07, Southwest Florida MLS): 10 Admiralty House resales total in the market · highest-priced Admiralty House sold: $879,900 · median sale-to-final-list ratio: 95.3 percent, across the 9 sales marketed through the MLS. In the last 12 months we tracked every one of those 10 Admiralty House closings, unit by unit, and the full list is on this page.
Honors and recognition:
Selling your Admiralty House home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Buying a home in Admiralty House? Call Marc at (239) 287-5873 for a personalized buyer consultation, or start a buyer consultation with our team.
Admiralty House is on the Gulf beach. The Collier County parcel that carries the tower runs west from Seaview Court to a seaward boundary that meets the sand, no private parcel lies between that boundary and the Gulf, and federal aerial imagery shows the tower, its pool deck and the beach in one frame.
Many Marco Island listings say “beachfront” or “Gulf view” loosely, and the difference matters to price, insurance and permits. No association document we could reach states the building’s water position, so we tested it ourselves on 2026-10-21 against public map layers, and we show the method so you can repeat it.
The Collier County parcel layer draws the Admiralty House common parcel as one polygon of about 7.3 acres (our measurement of the county polygon) between Seaview Court on the east and a seaward line on the west (Collier County GIS parcels service). We queried every parcel in a box running about 600 metres seaward of the building: none lies west of the Admiralty House line, which means the land between the parcel and the water is unparcelled beach. The Crescent Beach parcel adjoins it on the south-east and the Tradewinds parcel on the north-west, both also running to the beach.
The U.S. Geological Survey’s public-domain imagery service shows the tower near the seaward end of the parcel, a pool deck between the tower and the dune line, rows of covered parking on the inland side and two tennis courts at the north-east corner, with a broad, flat beach beyond (USGS National Map imagery service). Measured on that imagery and the OpenStreetMap shoreline, the sand between the parcel line and the water’s edge was roughly 200 metres (about 650 feet) deep. Beach width changes with storms and sand projects, so treat that figure as a dated observation, not a survey.
The county’s building footprint layer shows one large structure on the parcel, the tower, with a footprint of about 20,600 square feet, plus eight long accessory structures that match the covered parking rows in the imagery (Collier County GIS building footprints service). That matches the association’s own list of amenities, which includes covered parking and two tennis courts (Admiralty House Condominium Association).
The Florida Department of Environmental Protection’s Coastal Construction Control Line marks where the state’s coastal construction permitting applies. In the state’s layer for Collier County, which carries the 1989 line, the whole Admiralty House tower footprint lies seaward of the line, by roughly 15 to 50 metres depending on the corner (FDEP Coastal Construction Control Line layer). Under Florida law, excavation, construction and many repairs seaward of the line need a permit from the Department (Fla. Stat. 161.053). The recorded line and a survey decide any specific project; the map layer is an indication.
For a buyer, Gulf-front here means four practical things. You walk from the pool deck to the sand without crossing a road. Units facing west look over the Gulf. The tower sits in a coastal flood zone, with the most hazardous zone, VE, mapped along the parcel’s seaward edge (see the flood section below). And exterior work on the building can require a state coastal permit as well as a City permit. Sellers can price that position with a free valuation or a call to Jesse at (239) 898-6072; buyers can call Marc at (239) 287-5873 or book a buyer consultation.
Admiralty House suits a buyer who wants a compact, lock-and-leave unit directly on Marco Beach, with a pool, tennis and covered parking, at a lower total price than the newer and larger beachfront towers. It does not suit a buyer who needs a large floor plan, a boat slip or a new building.
The sales record describes the buyer through what the building offers. Every unit on the county roll is between 610 and 896 heated square feet, every MLS closing in five years carries the label “High Rise (8+),” the City’s roll shows a homestead exemption on 34 of 198 unit parcels (about 17 percent), and the association publishes a list of owner units offered for rent, which shows that many owners do not live in the unit all year (Admiralty House public documents). In our reading of the record, that mix draws three kinds of buyer: second-home owners who use the unit part of the year, owners who rent it when they are away within the association’s rules, and full-time residents who want a beach condominium with modest square footage.
What Admiralty House gives you is the beach, the view from a high-rise and a price point. In the 12 months to 2026-10-07 the median Admiralty House sale was $695,000 (Southwest Florida MLS), against $1,175,000 at Crescent Beach next door, a 1990 tower whose median unit on the roll is 1,445 square feet against 868 here (Southwest Florida MLS, same window; Collier County roll). What you give up is space and age: the units are small, and the building is a 1973 concrete tower carrying the inspection, reserve and insurance obligations Florida now places on older condominiums.
We tracked every Admiralty House closing on the Southwest Florida MLS for the five years to 2026-10-07, 33 closings in all, and read them against the qualified recorded sales in the Collier County roll data. Three things stood out. The building trades as two markets, one-bedroom and two-bedroom, that move differently. Floor height did not separate two-bedroom prices across those five years. And the 2026 sales came in well below the 2023 peak, which the tables below show sale by sale.
Admiralty House recorded 10 closed sales on the Southwest Florida MLS in the 12 months to 2026-10-07, at a median of $695,000 and a range of $309,900 to $879,900. That window is the first of the 12, 24, 36 and 60 month windows to hold ten or more closings, so it leads every figure below.
Data updated: October 2026. All MLS figures are for the 12 months to 2026-10-07, Southwest Florida MLS, unless another window is named.
| Measure | Figure | Count behind it |
|---|---|---|
| Closed sales | 10 | 10 |
| Median sale price | $695,000 | 10 sales |
| Lowest and highest sale | $309,900 to $879,900 | 10 sales |
| Dollar volume | $6,009,800 | 10 sales |
| Median price per square foot | about $776 | 10 sales |
| Median days on market | 154 | 9 sales marketed through the MLS |
| Median sale to final list price | 95.3 percent | 9 sales marketed through the MLS |
| Sales entered after closing (Sold Data Entry) | 1 | 10 sales |
With 10 sales, the median is the average of the 5th and 6th sorted prices, $685,000 and $705,000, which gives $695,000; no single unit sold at that figure. Price per square foot is each sale’s price divided by its MLS square footage, then the median of those ten ratios. One of the 10 sales was entered after closing and was not marketed through the MLS; it counts in the closing count, the median and the volume, and is left out of days on market and sale to list.
| Closed | Unit | Sq ft | Beds | Sold | Final list | $/sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| 2026-09-30 | Penthouse 1803N | 837 | 2 Bed | $840,000 | $949,000 | $1,004 | 278 |
| 2026-09-10 | 204S | 610 | 1 Bed | $309,900 | $309,900 | $508 | 5 |
| 2026-09-01 | 803N | 837 | 2 Bed | $725,000 | $799,995 | $866 | 88 |
| 2026-07-17 | 304S | 610 | 1 Bed | $325,000 | $325,000 | $533 | 170 |
| 2026-05-15 | 705S | 896 | 2 Bed | $705,000 | $750,000 | $787 | 23 |
| 2026-04-30 | 704S | 604 | 1 Bed | $350,000 | $360,000 | $579 | 101 |
| 2026-04-09 | 1504N | 610 | 1 Bed | $390,000 | $415,000 | $639 | 154 |
| 2026-01-09 | 1405N | 896 | 2 Bed | $685,000 | $695,000 | $765 | entered after closing |
| 2025-11-05 | 602S | 844 | 2 Bed | $800,000 | $839,500 | $948 | 175 |
| 2025-10-31 | 1703N | 837 | 2 Bed | $879,900 | $889,900 | $1,051 | 188 |
Source: Southwest Florida MLS, closed sales at 140 Seaview Court, pulled 2026-10-07. Square footage is as entered in the MLS. Every unit is at 140 Seaview Court.
The 4 one-bedroom sales in the window closed at $309,900, $325,000, $350,000 and $390,000; the median of these 4 sales is $337,500, about $556 per square foot. The 6 two-bedroom sales closed from $685,000 to $879,900; the median of these 6 sales is $762,500, about $907 per square foot. A building median of $695,000 describes neither group, which is why a valuation here starts from the unit’s own floor plan.
The Collier County roll data dated 2026-08-29 (recorded sales through 2026-08-24) holds 6 qualified, arm’s-length recorded sales of Admiralty House units in the 12 months to 2026-08-24, at a median of $695,000 and a range of $350,000 to $879,900. A qualified recorded sale is a deed the county has graded as a fair market, arm’s-length transfer; it is a county record, not an MLS record, and its dates are deed dates. All six match an MLS closing at the same price within a few days, for example the $879,900 deed of 2025-10-29 and the MLS closing of unit 1703N on 2025-10-31. The three MLS closings of September 2026 are newer than the county extract, and the $325,000 MLS sale of 2026-07-17 does not appear among the county’s qualified sales through 2026-08-24; a deed can be recorded late or graded unqualified. Over 24 months the county file also holds two $700,000 deeds, dated 2025-01-30 and 2025-03-17, with no matching MLS closing, so some Admiralty House units change hands without a public listing.
Sale to list here means the sale price divided by the final list price, after any price reductions. A median of 95.3 percent means the typical Admiralty House seller in the last 12 months accepted about 4.7 percent less than the last asking price. Two of the 9 marketed sales, both one-bedroom units on the south side, sold at their final asking price; the penthouse sale of September 2026 closed at 88.5 percent of its final list after 278 days on the market.
Admiralty House is a 1973 Gulf-front tower inside the Marco Island Gulf-Front Condos corridor, with a 12-month median sale of $695,000 (Southwest Florida MLS, to 2026-10-07). McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008. Sellers: get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Buyers: call Marc at (239) 287-5873 or book a buyer consultation.
Admiralty House two-bedroom prices peaked in 2022 and 2023 and have eased since: the two-bedroom median on the Southwest Florida MLS was $877,500 in 2023 and $715,000 on four sales in 2026. The building’s all-unit median fell further, to $537,500 in 2026, because half of this year’s sales were one-bedroom units.
Data updated: October 2026. Southwest Florida MLS, closings 2021-10-07 to 2026-10-07; Collier County qualified sales, data files dated 2026-08-29.
| Calendar year | Closings | Median sale | Two-bedroom median | One-bedroom median |
|---|---|---|---|---|
| 2021 (October to December only) | 2 | $793,500 | $793,500 (2 sales) | none sold |
| 2022 | 3 | $880,000 | $882,500 (2 sales) | $530,000 (1 sale) |
| 2023 | 10 | $862,500 | $877,500 (8 sales) | $462,500 (2 sales) |
| 2024 | 5 | $850,000 | $850,000 (5 sales) | none sold |
| 2025 | 5 | $800,000 | $813,750 (4 sales) | $580,000 (1 sale) |
| 2026 (to 2026-10-07) | 8 | $537,500 | $715,000 (4 sales) | $337,500 (4 sales) |
Every row holds fewer than ten sales, so each yearly median is the median of that year’s few sales only; even-count medians are the mean of the two middle sales.
| Window to 2026-10-07 | Closings | Median sale | Range | Median price per sq ft | Median days on market | Median sale to list |
|---|---|---|---|---|---|---|
| 12 months | 10 | $695,000 | $309,900 to $879,900 | about $776 | 154 | 95.3% |
| 24 months | 13 | $705,000 | $309,900 to $879,900 | about $833 | 127.5 | 94.7% |
| 36 months | 19 | $784,000 | $309,900 to $879,900 | about $927 | 102 | 95.1% |
| 60 months | 33 | $805,000 | $309,900 to $999,000 | about $949 | 69 | 95.8% |
The 24, 36 and 60 month windows are context; the 12-month figures lead because that window is the first to hold ten or more closings. Days on market and sale to list leave out the sales entered after closing (1 in 24 months, 3 in 60 months).
| Calendar year | Qualified sales | Median sale | Low | High |
|---|---|---|---|---|
| 2015 | 10 | $420,000 | $350,000 | $490,000 |
| 2016 | 14 | $445,000 | $292,000 | $600,000 |
| 2017 | 9 | $430,000 | $260,000 | $620,000 |
| 2018 | 6 | $509,500 | $270,000 | $615,000 |
| 2019 | 13 | $500,000 | $242,000 | $575,000 |
| 2020 | 15 | $546,000 | $255,000 | $610,000 |
| 2021 | 12 | $541,250 | $280,000 | $897,000 |
| 2022 | 3 | $880,000 | $530,000 | $885,000 |
| 2023 | 10 | $849,950 | $260,000 | $999,000 |
| 2024 | 6 | $802,000 | $735,000 | $875,000 |
| 2025 | 7 | $730,000 | $580,000 | $879,900 |
| 2026 (to 2026-08-24) | 4 | $537,500 | $350,000 | $705,000 |
This is a history table from the county’s qualified recorded sales, one year at a time; each year mixes one- and two-bedroom units in whatever proportion sold, so no single year is a price signal on its own. The county files hold 296 qualified Admiralty House sales in all, back to the building’s first deeds in 1973.
Two things are true at once. Two-bedroom prices are below their 2023 level, and the median days on market over 12 months (154) is far longer than over five years (69), so buyers have room to negotiate. But the one-bedroom units, which closed at $309,900 to $390,000 in the last year, remain the lowest-priced way into a high-rise on this beach. Sellers should price from the newest sales of their own plan; buyers should read the fee and milestone sections below before treating the lower prices as a bargain.
Admiralty House has five unit sizes on the Collier County roll: 610 square feet (32 units, the one-bedroom plan) and 837, 868, 885 and 896 square feet (67, 34, 32 and 34 units, the two-bedroom plans), a roll median of 868 square feet. Unit numbers carry an N or S suffix for the north and south sides of the tower and run to the penthouse level, numbered 18.
Data updated: October 2026. Collier County roll; Southwest Florida MLS, 60 months to 2026-10-07.
| Plan | Heated sq ft (roll) | Sales | Median of these sales | Range | Median $/sq ft |
|---|---|---|---|---|---|
| One bedroom, one and a half baths | 610 | 8 | $422,500 | $309,900 to $580,000 | about $693 |
| Two bedrooms, two baths | 837 to 896 | 25 | $850,000 | $685,000 to $999,000 | about $988 |
The one-bedroom row holds fewer than ten sales, so its figure is the median of those sales only. At Admiralty House the one-bedroom units sell at a lower price per square foot than the two-bedroom units, the reverse of the usual pattern in small beachfront apartments; the record does not say why, so price each plan from its own sales.
Not on five years of evidence. The two-bedroom sales split by floor:
| Two-bedroom sales by floor | Sales | Median of these sales | Median $/sq ft |
|---|---|---|---|
| Floors 1 to 5 | 6 | $851,250 | about $984 |
| Floors 6 to 10 | 5 | $800,000 | about $948 |
| Floors 11 to 14 | 7 | $850,000 | about $985 |
| Floors 15 to 18 | 7 | $850,000 | about $1016 |
Every band holds fewer than ten sales, so each figure is the median of those few sales. The band medians sit within about $51,250 of one another, with no steady rise by height. View direction, renovation and whether a unit faces the Gulf squarely matter more than height in this tower.
Unit numbers end in N or S, and five years of MLS sales split evenly, 14 on each side, with five more entered without a suffix. The record does not show a consistent premium for either side. Ask which way a given unit faces: the stack, not the wing letter, tells you whether the view is straight out to the Gulf or along the beach.
Units numbered in the 1800s are the penthouse level; penthouse 1803N, an 837 square foot two-bedroom, sold for $840,000 on 2026-09-30 after 278 days on the market, and 1805S sold for $999,000 in April 2023, the highest Admiralty House sale in five years. The City’s building layer records 17 floors and 170 feet while the unit numbers reach 18, which suggests the numbering skips a floor; the recorded plat, not the unit number, fixes the level.
Admiralty House had 3 units listed for sale and none pending on 2026-10-07: a one-bedroom asking $465,000 and two two-bedroom units asking $659,000 and $799,000. At the 12-month pace of 10 sales, that is about 3.6 months of supply, a balanced market in which each plan has a listing to compare.
Data updated: October 2026. Listings as of 2026-10-07, Southwest Florida MLS.
| Unit | Sq ft | Beds | List price | List $/sq ft | Days on market | Annual fees as entered |
|---|---|---|---|---|---|---|
| 1704S | 610 | 1 Bed | $465,000 | $762 | 254 | $10,596 |
| 206S | 868 | 2 Bed | $659,000 | $759 | 136 | $15,800 |
| 1806N | 893 | 2 Bed | $799,000 | $895 | 41 | $15,800 |
Square footage and fees are as entered by the listing agent.
The one-bedroom ask of $465,000 sits above every one-bedroom sale of the last 12 months, which ran from $309,900 to $390,000, and it had been listed for 254 days on 2026-10-07. The two-bedroom asks of $659,000 and $799,000 sit below the 12-month two-bedroom median of $762,500; the lower of them is below every two-bedroom sale of the window. An asking price is not a sale; the closed sales above are the evidence a lender’s appraiser will use.
3 active listings against 10 sales in 12 months, a pace of 0.83 a month, is 3.6 months of supply. That is a balanced position: a buyer has a choice of each plan, and a seller competes with one or two listings of the same plan at a time.
Admiralty House belongs to the first wave of Marco Island condominium towers: its association was filed with the state on May 25, 1972, the county roll dates the tower to 1973, and the state register lists the project at 200 units. The recorded Declaration’s book and page were not retrieved for this page.
The roll carries 199 parcel records for “ADMIRALTY HOUSE INC A CONDOMINIUM,” every one at 140 Seaview Court and every one with a 1973 year built (Collier County roll data files dated 2026-08-29). The City of Marco Island’s parcel layer reads the same 199 records as 198 unit parcels plus one header parcel for the common elements (City of Marco Island GIS), and the state register counts 200 units; the difference is not explained in the public record and may reflect combined units.
The Florida Department of Business and Professional Regulation lists project PR1S004696, file 56225, “ADMIRALTY HOUSE OF MARCO ISLAND,” 200 units, with a recorded date of 01/01/1972, a January 1 date that in this extract is often a placeholder for an old record (DBPR Condo_CW extract). The register’s managing-entity address is 2685 Horseshoe Drive South in Naples, the address used by Resort Management for other associations on the island.
The Florida Division of Corporations shows Admiralty House, Inc., document 723510, a Florida not-for-profit corporation filed 1972-05-25, status Active, with its principal address at 140 Seaview Court, a mailing address at 815 Bald Eagle Drive, Suite 201, a corporate registered agent, and amended and restated articles filed 2002-05-06 (Florida Division of Corporations). Annual reports are on file through 2026.
The association’s own website lists its amenities and publishes public documents and a list of owner units for rent, and its staff use Resort Group email addresses, the company behind Resort Management (Admiralty House Condominium Association). An owner portal holds the rest. Rules, applications and estoppel requests go through the association office and its manager; a buyer confirms the current arrangements in the resale documents.
Admiralty House’s own website lists a pool, a barbecue area, a social room, two tennis courts, a car wash, covered parking and laundry on every floor (Admiralty House Condominium Association). Add the beach at the end of the pool deck and that is the whole list: there is no marina, garage or fitness center in any record we read.
USGS imagery shows the pool deck between the tower and the dune line, with the beach beyond. A 2021 permit to replace the paver pool deck, walkways and patio, declared at $77,700, expired without a final, so ask the association whether that work was completed under a later permit (City of Marco Island permit portal).
The two tennis courts sit at the north-east corner of the parcel. The social room’s impact storefront was replaced under a 2018 permit, and a 2022 permit added 136 feet of aluminium fence and gates, declared at $12,357.
Eight long carport structures line the inland side of the parcel on the county’s footprint layer. The City’s permits show the carports’ roofs coated in 2020 and a 2026 application, in review in October 2026, to replace the carport exterior cabinets.
The association lists laundry rooms on each floor, which suggests that many units do not have their own washer and dryer; confirm laundry for any unit you consider, and ask whether in-unit machines are allowed.
The building’s emergency generator is being replaced: a 2023 permit for a new natural gas generator, declared at $123,995, expired, a temporary generator permit followed in 2025, a sprinkler head over the generator was finaled 2026-01-12, and a permit to reconnect gas to the new generator was active in September 2026. Two 2018 permits to replace sprinkler components and the trash chute both expired.
Admiralty House condo fees, as entered by listing agents on the Southwest Florida MLS, were $10,596 a year on the one-bedroom listing and $15,800 on the two-bedroom listings active on 2026-10-07. The association does not publish its budget on its public website, so the fee’s inclusions and the reserve schedule come from the resale documents.
Data updated: October 2026. Southwest Florida MLS, listing-entered fees on closings since 2021-10-07 and listings on 2026-10-07.
| Sales in | Entries | Two-bedroom annual fee as entered | One-bedroom annual fee as entered |
|---|---|---|---|
| 2021 | 2 of 2 | $8,184 to $8,640 | none |
| 2022 | 3 of 3 | $8,656 to $9,084 | $6,396 |
| 2023 | 10 of 10 | $8,196 to $13,320 | $9,240 to $9,348 |
| 2024 | 5 of 5 | $14,184 to $15,132 | none |
| 2025 | 5 of 5 | $14,388 to $15,084 | $10,476 |
| 2026 | 8 of 8 | $14,388 to $15,320 | $10,596 to $11,032 |
| Active on 2026-10-07 | 3 of 3 | $15,800 | $10,596 |
These are figures as entered by listing agents, not the association’s budget, and a listing records the fee in force when it was written, which is why some years show wide ranges.
On these entries the two-bedroom fee rose from $8,184 to $8,640 a year on the late-2021 sales to $15,800 on the newest listing, about 83 percent. The biggest step falls between 2023, when most two-bedroom entries ran from $12,596 to $13,320, and 2024, when every two-bedroom entry was above $14,000. Those are the years when Florida condominium insurance costs rose and the state’s post-Surfside reserve rules took effect for buildings of three stories or more; the entries show the size of the change, not its cause.
The association’s budget, reserve schedule and fee inclusions are not published on its public website; owners reach them through the owner portal. Under Florida law a buyer is entitled, at the seller’s expense, to the annual budget and annual financial statement and to the latest structural integrity reserve study as part of the resale documents (Fla. Stat. 718.503), and the estoppel certificate states the regular assessment and anything owed (Fla. Stat. 718.116). Sellers can get a free valuation that accounts for the fee, and buyers can book a buyer consultation to read the documents with us.
At the current entered figures, the two-bedroom fee of $15,800 is about 2.1 percent of the 12-month two-bedroom median of $762,500, and the one-bedroom fee of $10,596 about 3.1 percent of the one-bedroom median of $337,500. For a one-bedroom buyer, the fee is a much larger part of the cost of owning than the price suggests.
Owning at Admiralty House costs more than the condo fee: property tax at the 2025 Marco Island millage, an HO-6 unit-owner insurance policy, application fees for buyers or tenants, an estoppel fee at sale, and any special assessment the association adopts. Each layer below is sourced, and the worked example shows the arithmetic.
A standard Marco Island parcel carried 8.9535 mills of confirmed ad valorem levies for tax year 2025: Collier County 3.2449 (general fund, water pollution control and Conservation Collier), Collier County Public Schools 4.2490, South Florida Water Management District with the Big Cypress Basin 0.1926, and the City of Marco Island 1.2670 (Florida Department of Revenue, Table 1, Collier 2025-26; City of Marco Island FY2026 adopted budget). The Collier Mosquito Control District levy is extra and its 2025 rate was not confirmed. At 8.9535 mills, every $100,000 of taxable value carries $895.35 a year. A buyer’s taxable value resets to just value the year after purchase, and a homestead owner can claim the exemptions in Fla. Stat. 196.031 and the Save Our Homes cap in Fla. Stat. 193.155; a non-homestead unit is capped at 10 percent a year for non-school levies under Fla. Stat. 193.1554.
Listing agents have entered an Admiralty House application fee of $150 on most listings since 2021, with a few entries of $100, $225 or none, and no transfer fee (Southwest Florida MLS, as entered). The association’s own fee schedule was not read for this page. Florida law lets an association charge a transfer fee only when its documents require it to approve the transfer and provide for the fee, caps it at $150 per applicant, counts spouses or parents with dependent children as one applicant, and bars a charge for renewing a lease with the same tenant; the statute also provides for inflation adjustment of the cap (Fla. Stat. 718.112(2)(k)).
An estoppel certificate is the association’s statement of what a unit owes. Florida law requires the association to issue it within 10 business days of a request, makes it effective for 30 days when delivered by hand or electronically, and caps the fee at $250 when nothing is delinquent, plus $100 for delivery within three business days and up to $150 more when an account is delinquent, with the caps adjusted for inflation every five years (Fla. Stat. 718.116). The same statute makes a buyer jointly and severally liable with the previous owner for unpaid assessments, which is why the estoppel is read before closing, not after. At Admiralty House the request goes through the association office and its manager.
Florida charges documentary stamp tax on a deed at 70 cents per $100 of consideration (Fla. Stat. 201.02), so a $762,500 Admiralty House sale carries $5,338 of deed stamps, customarily paid by the seller. A financed buyer pays 35 cents per $100 on the note (Fla. Stat. 201.08) and the 2-mill nonrecurring intangible tax on the mortgage (Fla. Stat. 199.133); on a $610,000 loan, 80 percent of that price, that is $2,135 and $1,220. In Collier County the buyer customarily pays for the owner’s title insurance policy and selects the title agent, the reverse of neighbouring Lee County, per a Naples real estate law firm (Goodwin Law) and a Florida title and law firm’s county table (Barnes Walker). The signed contract controls on every sale: the standard Florida contract has a box that decides who pays and who chooses.
For a non-homestead unit with a $762,500 taxable value (the 12-month two-bedroom median) and a listing-entered condo fee of $15,800 a year: the fee is $1,316.67 a month; property tax at 8.9535 mills is $6,827.04 a year, or $568.92 a month; together that is $1,885.59 a month before HO-6 insurance, electricity, mosquito control and any non-ad valorem charge on the tax bill. Insurance premiums vary by carrier, coverage and unit and are not estimated here.
Admiralty House is governed by its recorded Declaration of Condominium and amendments, the association’s articles and bylaws, and the rules its board adopts. The association’s website publishes a public documents page and an owner portal; the Declaration and rules are not public text we could read.
We did not retrieve the recorded Declaration, the bylaws, the current rules or the association’s forms for this page, so this guide states no Admiralty House rule on leasing, pets, renovations, parking or guests as fact. Those documents govern, and a buyer reads them in the resale package before the contract becomes binding.
In a 1973 high-rise the balcony slabs, railings, exterior walls and windows belong to the structure, so any work that touches them needs the board’s approval first, and the association’s own engineer may have a say. Separately, most alterations inside a Marco Island condominium need a City of Marco Island building permit, and the City’s flood code treats work worth 50 percent or more of a building’s market value, counted cumulatively, as a substantial improvement (City of Marco Island floodplain documents).
Florida insurers grant credits for roof strength, roof-to-wall connections and opening protection documented on the state’s uniform mitigation verification form (Fla. Stat. 627.711). In a condominium most of those features belong to the building, so ask the association for the building’s current form when you shop for an HO-6 policy.
Florida law entitles a resale buyer, at the seller’s expense, to the declaration, articles, bylaws and rules, the annual budget and financial statement, the milestone inspection summary if applicable, the most recent structural integrity reserve study or a statement that none has been completed, and the frequently asked questions document, and gives the buyer 7 days, excluding weekends and legal holidays, to cancel after receiving them (Fla. Stat. 718.503). An owner can inspect the association’s official records under Fla. Stat. 718.111, which gives the association 10 working days to make them available after a written request.
Admiralty House owners do rent their units: the association’s own website publishes a list of owner units offered for rent (Admiralty House public documents). The minimum lease term, the number of leases a year and any approval process are set by the recorded Declaration and the association’s rules, which we did not read for this page.
The City of Marco Island has no vacation rental registration program to check: City Council declared its 2022 rental registration ordinance null and void in October 2023, relying on the 2023 state law change (SB 250), and nothing has replaced it (City of Marco Island Resolution 23-54; Gulfshore Business). Florida law bars local governments from prohibiting vacation rentals or regulating their duration or frequency under ordinances adopted after June 1, 2011 (Fla. Stat. 509.032). That preemption limits the City, not the association: condominium documents can restrict rentals on their own, which is why the Admiralty House Declaration and rules are the ones that govern. Transient rentals also owe state sales tax and the Collier County tourist development tax collected by the Tax Collector (Collier County Tax Collector, tourist development tax).
Short-term renters at Admiralty House have the beach at the door, so Residents’ Beach, about 0.4 mile away, matters less here than at the inland complexes. The Marco Island Civic Association admits renters to Residents’ Beach only on a lease of a year or more (Marco Island Civic Association, Residents’ Beach). Dry sand in front of most condominiums stays private under Florida’s 2025 law unless a customary-use ordinance is adopted, so guests use the beach in front of the building as the association allows.
The Admiralty House pet rules were not confirmed for this page: the association’s rules are not public text we read, and listing remarks are not a substitute. A buyer with a dog or cat should read the Declaration and the current rules before contracting, and should not rely on a listing’s pet field.
A request to keep an assistance animal as a reasonable accommodation for a disability is handled under the federal Fair Housing Act and Florida law, not under a pet rule, and the U.S. Department of Housing and Urban Development publishes the federal guidance on how housing providers assess those requests (HUD, assistance animals). Any such request goes to the association in writing.
Whatever the Admiralty House rules say, pets are prohibited at Residents’ Beach and at the civic association’s Sarazen Park (MICA regulations notice, 2023-02-08), and dogs are not allowed on Marco Island’s public beaches either.
We found no published age restriction for Admiralty House, and no Housing for Older Persons Act designation appears in any document we read. Confirm in the Declaration; a 55 and over designation would show there.
The Admiralty House tower footprint sits in FEMA flood zone AE, the coastal floodplain, with a base flood elevation of 9 feet NAVD88 on FIRM panel 12021C0828J effective 2024-02-08. Toward the Gulf the same parcel crosses zones AE 10, VE 11 and VE 12, the wave-hazard zones of the open beach, and the tower stands seaward of the state’s Coastal Construction Control Line.
Data updated: October 2026. FEMA and state layers queried 2026-10-21 and 2026-10-22.
| Test | Result | Source |
|---|---|---|
| FEMA zone at the tower footprint | AE, base flood elevation 9 ft NAVD88 | FEMA National Flood Hazard Layer |
| FEMA zones across the parcel toward the Gulf | AE 10, VE 11, VE 12 (and X landward) | City of Marco Island flood layer (FEMA zones) |
| FIRM panel and effective date | 12021C0828J, 2024-02-08 | FEMA National Flood Hazard Layer |
| Coastal Construction Control Line | Tower footprint seaward of the 1989 line | FDEP layer |
| Coastal Barrier Resources System | Outside | USFWS CBRS mapper |
Method: the tower footprint and the parcel were tested against the FEMA National Flood Hazard Layer (FEMA NFHL; FEMA Flood Map Service Center) and the City of Marco Island’s flood layer (City of Marco Island GIS), with the Coastal Barrier Resources System checked on the U.S. Fish and Wildlife Service mapper (USFWS CBRS mapper). A map test is an indication, not a flood determination; the building’s Elevation Certificate gives its rating.
Zone VE marks the coastal high-hazard area, where waves of three feet or more are expected in the base flood. At Admiralty House the VE zones fall on the seaward part of the parcel, across the beach and dune, while the tower footprint maps AE 9. In practice that means the pool deck, walkways and beach structures sit in the most exposed zone, and any rebuilding there, or any substantial improvement to the building, meets the strictest elevation and construction standards in the City’s flood code (City of Marco Island floodplain documents).
Because the tower sits seaward of the 1989 Coastal Construction Control Line, excavation, construction and many repairs on that part of the parcel need a permit from the Florida Department of Environmental Protection in addition to the City’s (Fla. Stat. 161.053; FDEP Coastal Construction Control Line layer). For an owner, that is one more reason exterior projects at Admiralty House take time.
A search of the City’s permit records at 140 Seaview Court found no permit naming Hurricane Ian, Hurricane Milton or storm damage, and no surge of window or door permits after Ian: unit window and door conversions peaked in 2017 (37 permits) and 2018 (69) and nearly stopped after 2019, so most units had impact glass before Ian (City of Marco Island permit portal). That does not rule out storm damage that was repaired without a building-wide permit; ask the association for its storm and insurance-claim history.
Irma made its final U.S. landfall near Marco Island at 3:30 p.m. EDT as a category 3 hurricane; a spotter on the island measured a 936.9 millibar pressure and 97-knot sustained wind, and the Marco Island Police Department recorded a 113-knot gust. The USGS sensor at Tigertail Beach recorded a storm tide of 5.20 feet NAVD88, and the National Hurricane Center put inundation from Marco Island north to Fort Myers at 3 to 5 feet above ground (NHC Tropical Cyclone Report, Irma).
Ian made landfall at Cayo Costa, far north of Marco, but the National Hurricane Center put maximum inundation at 4 to 6 feet above ground from Marco Island through Everglades City, with a surveyed high water mark of 4.71 feet above ground (6.99 feet NAVD88) on Marco Island and a storm tide of 7.38 feet NAVD88 at the Marco Island USGS sensor (NHC Tropical Cyclone Report, Ian). Those published storm tides are measured against NAVD88; the Admiralty House tower footprint maps a 9-foot base flood elevation, and the building’s Elevation Certificate states the height of its lowest floor, the figure that matters for ground-floor spaces and the parking areas. The National Weather Service Miami summary lists Marco Island damage at $256 million in its Collier County table (NWS Miami, Hurricane Ian summary).
Hurricane Helene in September 2024 brought 2 to 4 feet of inundation above ground to areas including Marco Island, and Hurricane Milton in October 2024 brought 3 to 5 feet from Bonita Beach through Marco Island, per the National Hurricane Center (NHC report, Helene; NHC report, Milton). The City’s manager told NBC2 the island saw about 2 feet of surge in Milton under a mandatory evacuation notice (NBC2, 2024-10-11).
Collier County Emergency Management assigns storm surge evacuation zones. The County’s Know Your Zone tool gives the zone for the address; the beachfront towers of Seaview Court face the open Gulf, the most surge-exposed position on the island. Confirm the zone for the address on the County’s Know Your Zone tool before hurricane season (Collier County Emergency Management).
A Admiralty House owner carries an HO-6 unit-owner policy for the inside of the unit, personal liability and loss assessments, while the association insures the building under its master policy and passes that cost through the condo fee. Flood is a separate peril from wind and homeowners coverage, and in zone AE a lender will usually require it.
Florida law requires a condominium association to insure the building as originally built, using an independent replacement-cost appraisal updated at least every 36 months, and lets the board set the deductibles, which are a common expense the owners share (Fla. Stat. 718.111). For a high-rise on the Gulf, that master policy is usually the single largest line in the budget, and a percentage hurricane deductible can be a large number in a bad year; Citizens explains how percentage hurricane deductibles work and that they do not change after a loss (Citizens, deductibles). From the clearinghouse start, on or before January 1, 2027, Florida’s 2026 Citizens law (chapter 2026-150) bars Citizens from writing a condominium association policy when a private surplus lines offer is within 15 percent of Citizens’ total cost (Laws of Florida, chapter 2026-150; Citizens, clearinghouse). Citizens’ own county report shows its commercial residential wind-only exposure in Collier County falling from about $4.05 billion in August 2024 to about $330 million in August 2026 (Citizens policies in force by county, August 2026), which means most Collier associations now insure privately. Ask the association for the carrier, the wind and flood deductibles and the last renewal premium.
Florida’s unit-owner statute requires every HO-6 policy to include at least $2,000 of loss assessment coverage, so an owner’s policy helps pay a share of an association deductible or uninsured loss (Fla. Stat. 627.714). The association’s policy covers the structure as built; the owner covers interior finishes, fixtures and appliances, so a renovated unit needs higher HO-6 limits.
Florida’s insurer of last resort, Citizens Property Insurance, must require flood insurance on most personal residential policies, but the statute exempts “Policies that provide coverage under a condominium unit owners form,” so a Citizens HO-6 does not trigger the requirement; a Citizens policy on a condominium association’s building does (Fla. Stat. 627.351). A lender may still require flood coverage on a unit in zone AE.
FEMA’s FloodSmart site says the premium “cannot increase more than 18 to 25% per year for most policyholders,” a cap that usually does not apply to new policies, and adds a Reserve Fund Assessment of 18 percent of the discounted premium, an HFIAA surcharge of $25 for a primary residence or $250 otherwise, and a $47 federal policy fee for most policies (FEMA FloodSmart, premium costs; FEMA FloodSmart, flood zones). Ask the seller whether the unit carries its own NFIP policy and whether it can be transferred to you at closing.
FEMA’s list of Community Rating System communities effective 2026-10-01 shows the City of Marco Island, community 120426, at Class 5, a 25 percent premium discount for policies in the Special Flood Hazard Area, with the current class effective since 2023-10-01 (FEMA, CRS Eligible Communities, October 1, 2026). The discount applies to NFIP policies in zone AE like those at Admiralty House; your agent applies it.
Florida requires insurers to offer actuarially reasonable discounts for wind-resistant features such as roof strength, roof-to-wall connections and opening protection (Fla. Stat. 627.0629), documented on the state’s uniform mitigation verification form (Fla. Stat. 627.711; Rule 69O-170.0155). The state’s My Safe Florida Home program writes its standard eligibility around owner-occupied, homesteaded single-family homes (Fla. Stat. 215.5586; My Safe Florida Home).
Since October 1, 2024, a Florida seller of residential property must give the buyer a flood disclosure at or before contract, and the 2025 amendment added whether the seller knows of flood damage during ownership, has filed a flood claim, or has received flood assistance (Fla. Stat. 689.302). A Admiralty House seller completes it for the unit.
Admiralty House is a 17-floor condominium tower from 1973, so Florida’s milestone structural inspection and structural integrity reserve study (SIRS) laws apply to it in full. The City of Marco Island’s records show a Phase 1 milestone report accepted on 01/13/2026 and no Phase 2 case; the SIRS itself is filed with the state and was not read for this page.
On Marco Island the City, not Collier County, runs the milestone program and holds the reports. Case MS1-26-00159, “Milestone Inspection Phase 1 Report for Admiralty House at 140 Seaview Ct,” was applied for on 01/12/2026 and finalized on 01/13/2026 with the status “Phase 1 report accepted”; the design professional is Joshua Porter, PE, of Consult Engineering (City of Marco Island permit portal). No Phase 2 case appears, which usually means the Phase 1 engineer did not find substantial structural deterioration requiring one. The report’s findings were not read for this page; a buyer asks the association for the report and its summary.
Florida Statute 553.899 requires a milestone inspection of condominium buildings three habitable stories or more by December 31 of the year a building turns 30, and every 10 years after; a building that was 30 years old or more before July 1, 2022 owed its first inspection by December 31, 2024 (Fla. Stat. 553.899). The statute also lets a local building official set a 25-year trigger near salt water; whether the City adopted that option was not confirmed in the records we read. Either way, Admiralty House, completed in 1973, was past both triggers, and its Phase 1 report was accepted in January 2026, after the December 31, 2024 date. Whether the City granted an extension is not shown in the public record; ask the association.
Statute 718.112(2)(g) requires a SIRS at least every 10 years for each building three habitable stories or higher, covering the roof, structure, fireproofing and fire protection, plumbing, electrical, waterproofing and exterior painting, windows and exterior doors, and any other item over $25,000 (Fla. Stat. 718.112). The 2025 condominium law (HB 913, chapter 2025-175) kept the habitable-stories threshold, added online records for associations of 25 or more units and a two-year reserve pause after a milestone inspection with a majority vote of all owners (Florida Senate, HB 913 (2025)). The statute text sets the first SIRS deadline at December 31, 2025, with a completion route tied to a milestone inspection due by December 31, 2026; read the current text rather than a summary. Associations report SIRS completions to the state’s online database (DBPR SIRS reporting).
The association’s largest permit since 2018 is ROOF-19-00100, a GAF EverGuard roof replacement finaled 2019-06-17 and declared at $788,135. A 2023 permit for concrete repairs to the main roof, engineered by JMC Engineering and finaled 2024-02-15, was declared at $30,000, and a 2026 permit for four impact double doors and two fire-rated doors in the common areas was finaled 2026-03-10 at $30,000 (City of Marco Island permit portal). Those values are declared job values, not contract prices.
Admiralty House is served by Collier County Public Schools. Marco Island has one district elementary school, Tommie Barfield Elementary, about 1.3 miles from the building in a straight line, and two charter schools, Marco Island Charter Middle and Marco Island Academy; the district’s attendance maps place the island in the Manatee Middle and Lely High zones.
| School | Address | Type | Florida grade, 2025-26 | Straight-line distance |
|---|---|---|---|---|
| Tommie Barfield Elementary | 101 Kirkwood St, Marco Island | District | A | about 1.3 miles |
| Marco Island Charter Middle | 1401 Trinidad Ave, Marco Island | Charter | A | about 1.3 miles |
| Marco Island Academy | 2255 San Marco Rd, Marco Island | Charter high | A | about 3.5 miles |
Addresses are from the Florida Department of Education school directory (FLDOE Collier directory); grades are from the Collier County Public Schools 2026 accountability brief (CCPS 2025-26 grades). Distances are straight lines between U.S. Census Bureau geocoder points (Census geocoder), not driving routes.
The district’s 2026-27 attendance boundary maps place Marco Island in the Manatee Middle School and Lely High School zones (CCPS attendance boundaries). That is a map reading at county scale; confirm the zone for a specific address with the district’s interactive zoning tool (CCPS zoning tool). The two charter schools enroll by application, not by zone.
Admiralty House is inside the City of Marco Island, so building permits, flood rules, noise limits and code enforcement come from the City, not from Collier County. The parcel is zoned RMF-16, the City’s multi-family district, and its seaward part also falls under the state’s coastal construction permitting (City of Marco Island GIS).
A renovation that needs a permit goes through City of Marco Island Building Services. Under the City’s flood code a project costing 50 percent or more of the building’s market value is a substantial improvement that must meet current flood elevation rules (Marco Island Code of Ordinances).
The City bars construction noise from 7:00 p.m. to 7:00 a.m. and on Sundays and holidays (Marco Island Code of Ordinances). An association’s own rules can be narrower; check them for renovation hours before you book a contractor.
The City bans fertilizer from June 1 to September 30 and within 10 feet of water or a seawall, and protects burrowing owl burrows with a 33-foot no-parking buffer during nesting season from February 15 to July 10 (City of Marco Island, burrowing owl notice).
The City’s permit system holds 1,081 permits, 4,031 inspections and 21 code cases at 140 Seaview Court, and the association’s capital work reads from it, with the job values declared on each permit, not contract prices (City of Marco Island permit portal):
Ask the association how the 2019 roof and the generator were paid for.
Marco Island voters approved a $23 million general obligation bond on 2026-08-18 by 2,259 votes to 2,258, certified on 2026-08-26, to replace the Caxambas and Goldenrod bridges and repave streets, with repayment over up to 20 years (WGCU, 2026-08-26). Any debt-service millage will appear on future tax bills, Admiralty House’s included; the rate was not set as of 2026-10-07.
Daily life at Admiralty House runs through the association office for registration, payments and maintenance, with Marco Beach and Residents’ Beach close by, Tigertail Beach about 0.8 miles away and groceries about a mile up North Collier Boulevard. There is no hospital emergency department on Marco Island.
Admiralty House’s electricity comes from the Lee County Electric Cooperative (LCEC), which serves Marco Island, and water and sewer from the City of Marco Island utility; which services the condo fee pays, such as water, trash and cable, and which the owner pays directly is a budget question for the association.
The beach is at the end of the Admiralty House pool deck, and Residents’ Beach, about 0.4 mile south, is open to owners and year-round renters who join the Marco Island Civic Association (Marco Island Civic Association). The public options are Tigertail Beach, a Collier County park at 490 Hernando Drive on the island’s north-west shore, about 0.8 miles away in a straight line, with a $10 daily parking fee for non-permit holders per the City (the County lists $8), restrooms and rentals, and South Marco Beach, with about 70 spaces off South Collier Boulevard, about 1.9 miles south (City of Marco Island beach access; Collier County Marco Island beaches). Collier County residents can get a free county beach parking sticker at the public library at 210 South Heathwood Drive.
The nearest supermarkets are on North Collier Boulevard: Winn-Dixie at 625 North Collier Boulevard, about 0.8 miles north in a straight line and open 7:00 a.m. to 11:00 p.m. (Winn-Dixie Marco Island), and Publix at Marco Town Center, 1089 North Collier Boulevard, about 1.2 miles, open 7:00 a.m. to 9:00 p.m. (Publix store 622).
NCH runs an urgent care center at 40 South Heathwood Drive on the island, about 1.2 miles away in a straight line, open 8:00 a.m. to 7:30 p.m. daily, with CT and X-ray (NCH Marco Island urgent care), and its directory lists no emergency department on Marco Island (NCH locations, Marco Island). The nearest hospital emergency department is Physicians Regional Medical Center on Collier Boulevard in Naples (Physicians Regional hospitals), an estimated 10.6 miles and 18 minutes from the Marco Island end of the Jolley Bridge at free-flow speed.
Marco Island City Hall at 50 Bald Eagle Drive is about 1.2 miles away in a straight line, the Collier County public library branch at 210 South Heathwood Drive about 1.3 miles, and the City’s Mackle Park at 1361 Andalusia Terrace about 1.4 miles (U.S. Census Bureau geocoder points).
Estimated free-flow drive times from the Marco Island end of the Jolley Bridge, modeled on the public OSRM router: Southwest Florida International Airport (RSW) about 47 miles and 63 minutes; Fifth Avenue South in Naples about 16 miles and 27 minutes; Marco Island Executive Airport, a 5,000-foot general aviation field just north of the island with no scheduled airline service, about 4.5 miles (Collier County, Marco Island Executive Airport). Peak-season times run longer. Collier Area Transit runs a Marco Island circulator (Collier Area Transit routes).
Admiralty House and Sunset House are neighbours on the Seaview Court beach, about 0.16 mile apart, and they are the two lowest-priced ways into a Gulf-front building at the north end of Marco Beach. In the 24 months to 2026-10-07 Admiralty House’s median MLS sale was $705,000 against $392,500 at Sunset House. Admiralty House is the high-rise with larger units and a recent Phase 1 milestone report; Sunset House is the 1969 to 1970 mid-rise pair with studios and the lower entry price.
Data updated: October 2026. Both buildings, Southwest Florida MLS pulled 2026-10-07 (24 months, the window in which both hold ten or more closings); county roll data dated 2026-08-29.
| Yardstick | Admiralty House | Sunset House |
|---|---|---|
| Buildings | One tower, 17 floors | Two mid-rise buildings, 7 floors each |
| Units (county roll) | 199 | 182 (91 and 91) |
| Year built (county roll) | 1973 | 1969 and 1970 |
| Heated sq ft (county roll) | 610 to 896 | 534 to 2,537 |
| Associations | One | Two (Sunset House and Sunset House North) |
| Closed sales, 24 months | 13 | 12 |
| Median sale, 24 months | $705,000 | $392,500 |
| Sale range, 24 months | $309,900 to $879,900 | $305,000 to $725,000 |
| Median $/sq ft, 24 months | about $833 | about $670 |
| Median days on market, 24 months | 127.5 | 38.5 |
| Median sale to final list, 24 months | about 94.7 percent | about 91.8 percent |
| Closed sales, 12 months | 10, median $695,000 | 7, median $400,000 |
| Listings on 2026-10-07 | 3 active | 3 active |
| Annual condo fee as entered on current listings | $10,596 to $15,800 | $9,204 to $16,320 |
| City milestone record | Phase 1 accepted 01/13/2026 | 220: Phase 1 accepted 11/14/2024; 240: Phase 2 accepted 03/28/2025 |
| FEMA zone at the building | AE, 9 ft | AE, 9 ft |
Fees are as entered by listing agents, not association budgets. Sunset House figures cover both condominiums and include three sales filed on the MLS under other names, matched by their 220 and 240 Seaview Court addresses; see our Sunset House guide for its full record.
| If you want | Lean toward | Why, from the record |
|---|---|---|
| The lowest price on the Seaview Court beach | Sunset House | 24-month median $392,500 versus $705,000 |
| A two-bedroom plan of 837 to 896 square feet | Admiralty House | Most of its units are two-bedroom plans; most Sunset House units are 534 or 750 square feet |
| A high floor and a long view | Admiralty House | 17 floors against 7 |
| A studio or a penthouse | Sunset House | Its plans run from 534 square foot studios to 2,537 square foot penthouses |
| One association, one budget | Admiralty House | Sunset House is two condominiums with two associations |
| A seller’s market position | Admiralty House | About 94.7 percent median sale to list versus 91.8 percent |
| The lowest annual fee on a one-bedroom | Compare the units | Entered fees overlap: $10,596 here against $9,204 to $16,320 there |
Admiralty House sits in the middle of the north-end beachfront row: above Sunset House and close to Tradewinds and Gulfview on price per unit, and well below Crescent Beach, whose units are much larger. Across the road, the Island Manor garden complex sells for about half as much.
Data updated: October 2026. Each building’s first window with ten or more closings to 2026-10-07, Southwest Florida MLS; county roll data dated 2026-08-29.
| Building | Position | Units | Year built | Typical unit (median heated sq ft) | Lead window: closings and median | Median $/sq ft |
|---|---|---|---|---|---|---|
| Admiralty House | Beachfront, 140 Seaview Ct | 199 | 1973 | 868 | 12 mo: 10, $695,000 | $776 |
| Sunset House (two condominiums) | Beachfront, 220 and 240 Seaview Ct | 182 | 1969 to 1970 | 750 | 24 mo: 12, $392,500 | $670 |
| Tradewinds | Beachfront, 180 Seaview Ct | 203 | 1973 | 846 | 12 mo: 10, $637,000 | $867 |
| Crescent Beach | Beachfront, 100 N Collier Blvd | 117 | 1990 | 1,445 | 24 mo: 13, $1,200,000 | $813 |
| Gulfview Apartments | Beachfront, 58 N Collier Blvd | 264 | 1975 | 1,071 | 12 mo: 11, $699,000 | $649 |
| Island Manor | Inland, 87 N Collier Blvd | 169 | 1973 | 722 | 24 mo: 14, $325,000 | $462 |
Source: Southwest Florida MLS closings matched to each condominium’s street addresses on the Collier County roll, pulled 2026-10-07; Collier County roll.
By price per square foot, Tradewinds, Admiralty House’s 1973 neighbour on Seaview Court, leads the row, with Crescent Beach and Admiralty House close behind, which says the market pays a high price per foot for compact units in the older towers on this beach. Crescent Beach sells for far more per unit because its units are far larger and its building is from 1990. Sunset House is the entry price on this beach, and Gulfview Apartments offers more space per dollar in a larger tower. South Seas, the four-tower complex beyond Sunset House, is the volume market on this end of the beach, and Island Manor across the road is the inland alternative. The whole corridor is mapped in our gulf-front condos guide, the island in our Marco Island guide, and the mainland alternative in our Naples versus Marco Island comparison.
Selling at Admiralty House? Work with Top 1% Real Estate Agents Nationally Since 2008 and get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Buying at Admiralty House? Call Marc at (239) 287-5873 or book a buyer consultation.
Admiralty House’s strengths are a true Gulf-front position, high-rise views, a 2019 roof, an accepted Phase 1 milestone report and a one-bedroom entry price under $400,000 in the last year; its weaknesses are small units, a 1973 structure, a fee that rose sharply after 2023, softer two-bedroom prices since 2023 and a milestone report filed after the statutory date.
If you’re searching for an Admiralty House listing agent, or thinking, ‘I need someone to sell my Admiralty House home…’, McGreevy and Comisar are the team to call. Admiralty House recorded 10 closings in the 12 months to 2026-10-07 at a median of $695,000, and the median marketed sale closed at about 95.3 percent of its final asking price.
In the 12 months to 2026-10-07 we tracked 10 Admiralty House resales on the Southwest Florida MLS: $6,009,800 in total volume, a median sale of $695,000, a median of 154 days on market across the 9 marketed sales, and a median sale-to-final-list ratio of about 95.3 percent. One of the 10 was entered after closing. Over 24 months, 13 closed at a median of $705,000.
Selling here starts with the plan: a one-bedroom and a two-bedroom are different markets, so a valuation is built from the newest sales of your own plan and side of the tower. Three Admiralty House specifics shape a sale: buyers ask about the January 2026 milestone report and the SIRS, so have the association’s summary ready; the fee is now $10,596 to $15,800 a year as entered, so state the current figure and what the budget covers; and the beach position is the building’s best asset, so the listing should show the view from your unit, not just the pool deck.
Start with our free online valuation at mcgreevyandcomisar.com/home-valuation, and we will build your number from the newest Admiralty House sales of your plan, not the building median. Or talk to Jesse direct: (239) 898-6072, text or call. Buyers can reach Marc at (239) 287-5873 or book a buyer consultation.
The median marketed Admiralty House sale in the 12 months to 2026-10-07 took 154 days on the market, with a range from 5 to 278 days (Southwest Florida MLS). The fastest, a one-bedroom unit, sold in 5 days at its full asking price.
Close to it. The median marketed sale closed at about 95.3 percent of its final list price in the 12 months to 2026-10-07, and 2 of 9 sold at their final ask (Southwest Florida MLS).
In Collier County the buyer customarily pays for the owner’s title insurance policy and chooses the closing agent, and the seller customarily pays the documentary stamp tax on the deed; the signed contract controls on every sale.
Florida law requires the seller to provide the declaration, articles, bylaws and rules, the annual budget and financial statement, the milestone inspection summary, the latest structural integrity reserve study, and the frequently asked questions document (Fla. Stat. 718.503).
Selectively. In the 12-month window two-bedroom units sold from $685,000 to $879,900, which shows buyers pay for condition and view, but work touching the balcony, windows or walls needs the board’s approval and often a City permit, so cosmetic updates and repairs are usually the better bet.
The record is mixed: two-bedroom prices are below 2023, but supply is modest at 3 listings, and a well-presented unit priced to the newest sales of its plan competes with one or two others at a time.
Jesse McGreevy and Marc Comisar are top-reviewed Marco Island realtors. Every quote below is a genuine five-star Google review, quoted exactly as clients wrote it on our Google Business Profile. Read the five-star reviews on Google.
★★★★★ “He met us within 20 minutes to see it and we loved it. We worked with him on the offer and the transaction was seamless!” Verified Google review
★★★★★ “I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced. If any one is thinking about selling, Domain Realty should be the only agency that you should use to represent you and your home. You will not be disappointed.” Verified Google review
★★★★★ “I can only say he is a refreshing and highly motivated professional. No tricks exaggerations nor falsehoods. His way of bringing quality clients is exceptional. He does not bring lookers. He brings buyers!” Verified Google review
Jesse McGreevy and Marc Comisar are McGreevy and Comisar, and they lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and the #5 real estate team in Florida (RealTrends 2026). They have been Top 1% Real Estate Agents Nationally Since 2008 and have sold over $900 million in personal production between them. Jesse and Marc bring over 45 years of combined direct real estate experience to every Admiralty House sale.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com, and more about how we work on the McGreevy and Comisar about page. Follow us on Facebook, Instagram and YouTube.
Selling a Admiralty House condo? Free valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse at (239) 898-6072. Buying at Admiralty House? Call Marc at (239) 287-5873 or start a buyer consultation with our team. For the rest of the county, see our Collier County guide.
These answers draw on the sections above. Each figure carries its window and source there; the short versions are collected here for buyers.
Admiralty House is a 1973 condominium tower of 199 parcel records (200 units on the state register) at 140 Seaview Court, on the Gulf beach at the north end of Marco Beach. The association is Admiralty House, Inc., and the state registers the condominium as project PR1S004696.
Yes. The county parcel’s west line meets the sand, no private parcel lies seaward of it, and the tower footprint sits seaward of the state’s 1989 Coastal Construction Control Line.
In the 12 months to 2026-10-07, 10 units closed on the Southwest Florida MLS at a median of $695,000, from $309,900 to $879,900. One-bedroom units had a median of $337,500 and two-bedroom units $762,500.
Listing agents entered $10,596 a year on the one-bedroom listing and $15,800 on the two-bedroom listings active on 2026-10-07. These are listing entries, not the association’s budget, which is not published on its public website.
The county roll records five sizes: 610 square feet for the one-bedroom plan and 837, 868, 885 and 896 square feet for the two-bedroom plans.
The City’s building layer records 17 floors and 170 feet; unit numbers run to the penthouse level, numbered 18.
3 units were listed on 2026-10-07, asking $465,000 to $799,000, with none pending; at the 12-month pace that is about 3.6 months of supply.
Owners do rent their units; the association publishes a list of owner units for rent. The minimum lease term and the number of leases a year are set by the Declaration and rules. The City has no rental registration program.
The pet rules were not confirmed for this guide; read the Declaration and current rules before you buy.
A pool, a barbecue area, a social room, two tennis courts, a car wash, covered parking and laundry on every floor, per the association’s website, plus the beach.
The tower footprint maps FEMA zone AE with a base flood elevation of 9 feet NAVD88 on panel 12021C0828J; zones AE 10, VE 11 and VE 12 are mapped across the parcel toward the Gulf.
A lender will usually require it in zone AE, and the association carries its own policy on the building. A Citizens HO-6 does not itself trigger Citizens’ flood requirement.
Yes. FEMA lists the City of Marco Island at Community Rating System Class 5, a 25 percent discount for NFIP policies in the Special Flood Hazard Area, effective since 2023-10-01, on its October 1, 2026 list.
Yes. The City accepted a Phase 1 milestone report on 01/13/2026, prepared by Consult Engineering, and no Phase 2 case appears in its records.
The structural integrity reserve study is filed with the state and was not read for this guide; ask the association for the latest study and its funding plan before you buy.
In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent; the signed contract controls.
The declaration, articles, bylaws, rules, budget and financial statement, the milestone inspection summary, the latest SIRS and the frequently asked questions document, with 7 days, excluding weekends and legal holidays, to cancel after you receive them.
The association’s staff use Resort Group email addresses, the company behind Resort Management, and the state register lists a Naples managing-entity address used by Resort Management.
Collier County Public Schools: Tommie Barfield Elementary on the island, with Manatee Middle and Lely High as the zoned middle and high schools, plus two charter schools on Marco Island.
Admiralty House if you want a two-bedroom plan, a high floor and one association; Sunset House if you want the lowest price on this beach or a studio. The 24-month medians were $705,000 and $392,500.
Look for a team that prices from the newest sales of your plan and knows the milestone and SIRS paperwork buyers ask for. McGreevy and Comisar track every Admiralty House closing; call Jesse at (239) 898-6072.
It depends first on your plan, then on view, floor and condition. The 12-month medians were $337,500 for one-bedroom units and $762,500 for two-bedroom units; a free valuation prices your unit from comparable sales.
10 closed on the Southwest Florida MLS in the 12 months to 2026-10-07, at a median of $695,000.
$999,000, a two-bedroom penthouse-level unit, in 2023 (Southwest Florida MLS, 60 months to 2026-10-07).
No. The median mixes one- and two-bedroom units; price from the newest sales of your own plan.
Five years of two-bedroom sales show no steady rise by floor; view and condition matter more.
The record shows no consistent premium for either wing; which way the unit faces matters more.
The seller customarily pays the deed’s documentary stamp tax at 70 cents per $100, plus the listing commission and the cost of the resale documents; the contract decides the rest.
Florida caps the fee at $250 when nothing is delinquent, plus $100 for delivery within three business days, adjusted for inflation every five years.
Yes. Since October 1, 2024, Florida sellers give a flood disclosure at or before contract (Fla. Stat. 689.302).
Almost every buyer will. The City accepted the Phase 1 report on 01/13/2026; have the association’s summary and its answer on any extension ready.
Buyers compare fees with the neighbouring towers, so state the current fee and what it covers. A clear answer sells better than a guess.
Yes, within the association’s lease rules, which the buyer will ask to see.
The 12-month median was 154 days on the market for marketed sales; units priced to recent sales of the same plan sold faster.
13 in the 24 months to 2026-10-07, at a median of $705,000.
5 MLS closings at a median of $800,000.
The 8 MLS closings of 2026 to 2026-10-07 had a median of $537,500, pulled down by four one-bedroom sales; the two-bedroom median was lower than in 2023 too.
About $776 on the 12-month median of per-sale figures; two-bedroom units ran higher per square foot than one-bedroom units.
3 units were active on 2026-10-07, one one-bedroom and two two-bedroom units.
Check the Declaration: many Florida associations approve buyers or tenants, and the estoppel and any approval should be ordered early.
The buyer usually pays the association’s application fee; listing agents have entered $150 on most listings.
The budget, reserves, SIRS, insurance and any litigation or special assessments, through a condominium questionnaire the association completes.
It affects the buyer’s insurance quote and is part of the flood disclosure; the building’s Elevation Certificate helps.
Buyers ask. The City’s permit records show no storm-named permit after Ian or Milton; disclose any unit damage you know of.
Yes; many beachfront units sell furnished. List the inventory in the contract.
Yes, subject to the lease and the association’s rules; give the buyer the lease and any approval.
Small repairs, paint and cleaning, and clear the view: buyers here buy the Gulf.
Second-home owners, owners who rent part of the year and full-time residents who want a compact beach condominium, by our reading of the sales; about 17 percent of units carry a homestead exemption.
Some units do change hands without a listing, but the MLS gives your unit the widest exposure to buyers.
Get a free valuation or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or book a buyer consultation.
Some Admiralty House facts sit only in association records or in documents we did not retrieve for this guide. We list them so you know what to ask for.
These primary documents can be read or downloaded directly from their publishers.
Every source below was cited in this guide and was read between 2026-10-07 and 2026-10-28. Market figures come from the Southwest Florida MLS, pulled 2026-10-07, re-derived for this guide by street address, and from the Collier County roll and qualified recorded sales data files dated 2026-08-29. Listing-entered fees are as entered by listing agents, not association budgets.
Market data from Southwest Florida MLS, pulled October 2026. McGreevy and Comisar, Best Realtor for Admiralty House. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
