Caxambas and the South End

Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty

If you own a canal home on Seagrape Drive or a condo on Collier Court and you are weighing a sale, Jesse McGreevy and Marc Comisar are the team to call first: over 45 years of combined direct real estate experience and more than $900 million in sales between the two of them. Caxambas and the South End is a waterfront single-family and condominium area in Marco Island, Florida, at the southern tip of the island where Caxambas Pass meets the Gulf. Its core is the Marco Beach Unit 10 plat, a grid of bird-named and plant-named courts off Winterberry Drive and South Collier Boulevard, plus seven condominium associations along Collier Court, Panama Court and South Collier Boulevard. The Collier County roll counts 679 parcels in that footprint: 444 single-family homes, 178 condominium units and 57 vacant lots. This guide is built from the Southwest Florida MLS, the Collier County property roll, FEMA flood maps, state condominium records and City of Marco Island documents, so a seller or buyer can see the evidence behind every claim.

Why McGreevy and Comisar Are the Best Realtor for Caxambas and the South End

If you’re searching for the best realtor for Caxambas and the South End, whether you’re ready to sell your Caxambas and the South End home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and the #5 real estate team in Florida (RealTrends 2026), 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 Caxambas and the South End track record (last 12 months to 2026-10-07, Southwest Florida MLS): 28 homes sold in Caxambas and the South End · $51.95M in Caxambas and the South End dollar volume · 50.5 days median time on market · 94.3% median sale-to-list ratio · highest-priced sold: $5.825M · fastest sold: 6 days. In the last 12 months we tracked 28 Caxambas and the South End closings, street by street and building by building, and those are the comparables we price from.

For luxury Caxambas and the South End sellers: Premium marketing, cinematic video, drone, professional photography, qualified-buyer database, discretion and off-market capability when needed.

Honors and recognition:

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

Selling your Caxambas and the South End home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072 (confidential conversations welcome for luxury listings). Our guide to selling a home on Marco Island explains the island-wide process, our Marco Island home valuation page explains how we price island homes, and our comparison of the best real estate agents in Marco Island shows how we measure up.

Buying a home in Caxambas and the South End? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read about how we represent buyers on Marco Island and our Marco Island buyer guide.

Jesse McGreevy is a top-reviewed Caxambas and the South End realtor; read our clients’ words on Google.

★★★★★ “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

★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Verified Google review

★★★★★ “He knew the area and therefore knew exactly where to take us to find the exact kind of neighborhood we were looking for and he was right on the money.” Verified Google review

Key Takeaways: Caxambas and the South End at a Glance

Caxambas and the South End is the southern tip of Marco Island, a canal-laced grid of single-family homes with a cluster of 1970s and 1980s condominium buildings beside Caxambas Park, where 28 homes sold in the 12 months to 2026-10-07 at a median of $1,512,500 and every tested address sits in FEMA flood Zone AE.

• What it is. The south end of the City of Marco Island, Collier County, ZIP 34145: the Marco Beach Unit 10 plat (Seagrape Drive, Partridge Court, Banyan Court, Pelican Court, Amber Drive and 14 more streets), the small Caxambas Sub and Caxambas Estates 2nd Replat plats, and seven condominium associations on Collier Court, Panama Court and South Collier Boulevard.
• Size. The Collier County roll (data file dated 2026-08-29) shows 679 parcels in that footprint: 444 single-family homes, 178 condominium units and 57 vacant lots, plus 7 units at Mariners Palm Harbor tracked through the MLS.
• Two markets in one area. In the 12 months to 2026-10-07 the Southwest Florida MLS recorded 16 single-family sales at a median of $1,910,500 ($792 per living square foot) and 12 condominium sales at a median of $767,500 ($433 per living square foot).
• Speed and negotiation. The 28 sales took a median 50.5 days on market and closed at a median 94.3 percent of the final list price.
• No master association. The single-family grid has no homeowners association on record and no association fee in any MLS row we tracked; each condominium has its own association, with listing-entered fees from about $11,784 to $34,200 a year.
• Boating. Most single-family lots sit on canals that run to Caxambas Bay, Roberts Bay and Caxambas Pass; the county’s Caxambas Park ramp and fuel dock at 909 Collier Court is about 0.4 road miles from Caxambas Tower.
• Flood. Eleven of the 12 addresses we tested against the FEMA National Flood Hazard Layer read Zone AE with a base flood elevation of 9 or 10 feet (NAVD88); the twelfth point fell on no mapped polygon, with AE 9 and AE 10 mapped within 150 metres. Zone VE is mapped within 150 metres of the two condo points nearest the Pass.
• Beach. South Marco Beach, one of only two public beaches on the island, is about 0.6 road miles from Caxambas Tower, with parking on Swallow Avenue.

Table of Contents

• What Is Caxambas on Marco Island?
• What Do Homes in Caxambas and the South End Sell For?
• How Did Caxambas Come to Be?
• Who Governs Caxambas and the South End?
• What Does It Cost to Own in Caxambas? The Fee Stack
• Which Streets and Buildings Make Up Caxambas and the South End?
• Is Caxambas Good for Boaters?
• How Close Is Caxambas to the Beach?
• What Is There to Do on the South End of Marco Island?
• How Has Caxambas Fared in Hurricanes?
• What Flood Zone Is Caxambas In?
• Do Caxambas Condos Face Milestone Inspections and Reserve Studies?
• Can You Rent Out a Home in Caxambas?
• What Insurance and Disclosure Rules Apply in Caxambas?
• Which Schools Serve Caxambas?
• Where Is the Nearest Hospital to Caxambas?
• How Long Does It Take to Get Around From Caxambas?
• What Is Changing Around Caxambas?
• What Are the Pros and Cons of Living in Caxambas?
• How Does Caxambas Compare With Other Marco Island Areas?
• Caxambas and the South End vs The Estates: Which Should You Choose?
• Thinking of Selling Your Caxambas and the South End Home? List With the #1 Team in Southwest Florida Since 2012
• Your Local Real Estate Experts for Caxambas and the South End
• Frequently Asked Questions About Caxambas and the South End: Buyer Edition
• Frequently Asked Questions About Caxambas and the South End: Seller Edition
• Sources
• Downloadable Documents

What Is Caxambas on Marco Island?

Caxambas on Marco Island is the southern tip of the island, named for one of the oldest place names in North America, and today it means a waterfront neighborhood of single-family canal homes and small condominium buildings around Caxambas Pass, Caxambas Park and the south end of South Collier Boulevard. Buyers search for it as “Caxambas” or “south Marco Island.”

The area is not a gated community and it is not one development. It is a market and common-use name laid over recorded plats, chiefly Marco Beach Unit 10, which the Deltona Corporation platted as part of its 1960s master plan for the island. The City of Marco Island’s own history page records that the Spanish noted “Caxymbas” on early maps and that the name means fresh water, after artesian springs once found near Caxambas Pass. That history gives the area a sense of place that a newer subdivision cannot copy, and the canal grid gives it the boating access that most Marco Island buyers come for.

What sets Caxambas and the South End apart from the rest of the City of Marco Island is the combination of three things within a mile: quick boat access to the Gulf and the Ten Thousand Islands through Caxambas Pass, a public beach at South Marco Beach, and a quiet residential grid with almost no through traffic. The trade-off is distance from the island’s main shopping on North Collier Boulevard, which is a 9 to 10 minute drive.

Where Caxambas Sits on the Island

Caxambas and the South End sits at the southwest end of Marco Island, south of Winterberry Drive and Marco Walk Plaza, with South Collier Boulevard on its western edge and the water of Caxambas Pass, Caxambas Bay and Roberts Bay wrapping its southern and eastern sides. The Unit 10 streets with the most parcels on the county roll are Collier Court (120 parcels, mostly condominium units), Seagrape Drive (64), South Collier Boulevard (58), Partridge Court (51), Amber Drive (40), Banyan Court (37) and Pelican Court (34). To the east, across the canals, lies the Indian Hill high ground and the large-lot streets the market calls The Estates.

Who Buys Here

Buyers in Caxambas and the South End fall into four groups we see again and again in the MLS record: boaters who want the shortest run to the Gulf on the island; families and second-home owners buying a canal home at a lower price per square foot than the Estates; builders and owners rebuilding older 1970s and 1980s homes into new raised homes; and condominium buyers who want a lock-and-leave unit within walking distance of South Marco Beach and Caxambas Park. The three-bedroom home is the dominant product: of the 138 MLS closings we tracked in the 60 months to 2026-10-07, 66 were listed as three-bedroom homes or units, and 17 more as three bedrooms plus a den.

How This Guide Defines the Area

This guide defines Caxambas and the South End the way the county roll and the Southwest Florida MLS record it: the Marco Beach Unit 10 streets, the recorded plats Caxambas Sub and Caxambas Estates 2nd Replat, and the condominium names Caxambas Tower, Camelot, Waters Edge, Nautilus, Le Club Caxambas, Caxambas South Beach Terrace and Mariners Palm Harbor. Thirty-four other small condominium buildings on Huron Court, Panama Court, Collier Court, Swallow Avenue and Seagrape Drive (647 units in all, on the county roll) share the same south-end streets and are listed in their own section below, but their sales are not counted in our headline statistics unless stated. Eagle Cay and Marco Courtyard Towers, also on Collier Court and Swallow Avenue, are covered as their own buildings.

Caxambas or the Estates? The Name Overlap

Caxambas and the Estates are neighbors whose names overlap, and buyers often use them interchangeably. On the recorded plats, the Estates are Marco Beach Units 9 and 13, the half-acre lots on the higher ground around Indian Hill, while Caxambas in this guide is Unit 10 and the two small Caxambas plats. Local press sometimes calls the whole south end “the Estates area,” and the historic markers of the old Caxambas village stand on streets most buyers would call the Estates today. Marco Island has no recorded neighborhood boundaries, so when you compare listings, the street name and the plat on the deed tell you more than the neighborhood label in an advertisement.

What Do Homes in Caxambas and the South End Sell For?

Homes in Caxambas and the South End sold for a median $1,512,500 in the 12 months to 2026-10-07, across 28 Southwest Florida MLS closings that ranged from $554,500 to $5,825,000. The area splits into two markets: single-family canal homes, which sold at a median $1,910,500, and condominium units, which sold at a median $767,500.

Data updated: October 2026. Market figures below come from the Southwest Florida MLS (Matrix), ZIP 34145, closed sales from 10/07/2021 to 10/07/2026 including Sold Data Entry rows, and actives and pendings on 2026-10-07, matched on the MLS condominium names for this area, the Development name Caxambas, the Unit 10 street list and the street addresses of the area’s condominium buildings. The county layer is the Collier County Property Appraiser data file dated 2026-08-29 (recorded sales through 2026-08-24). Medians are of individual sales; where a count is even, the median is the mean of the middle pair and both values are shown. Price per square foot uses the MLS living area.

The 12-Month Picture

In the 12 months to 2026-10-07, McGreevy and Comisar tracked these figures for the area as a whole (Southwest Florida MLS):

The single-family side carries the area’s value. Sixteen homes changed hands, and four of them sold for $3,000,000 or more: 1251 Marlin Court at $3,700,000, 860 Banyan Court at $5,300,000, 700 Partridge Court at $5,375,000 and 888 Banyan Court at $5,825,000. Half of the 16 sold for less than $2,000,000. On the condominium side, 11 of the 12 sales were between $554,500 and $1,225,000; the twelfth was a 3,310 square foot residence at Mariners Palm Harbor, 908 Panama Court, at $2,200,000.

The Longer View: 24, 36 and 60 Months

The area’s median has held between $1,250,000 and $1,523,750 across the longer windows, while the number of sales per year has risen, which tells a seller that demand is steady and that the mix of homes selling, not a market swing, moves the headline number.

Sold Data Entry note: three of the 138 sales in the 60-month window were entered into the MLS after closing as Sold Data Entry rows (one in the 24-month window, two in the 36-month window). They are real recorded sales, so they count in the closing totals, medians, ranges, volume and price per square foot; they carry no days on market or list history, so they are left out of the days-on-market and sale-to-list figures, and the number of sales those two use is shown in brackets. Total sold volume was $95,791,000 over 24 months, $152,487,000 over 36 months and $244,272,610 over 60 months.

The condominium median has eased from $940,000 over 36 and 60 months to $767,500 over the last 12, while the single-family median has stayed near $1.8 million to $2.0 million. Read alongside the fee table further down, that is consistent with buyers pricing in the higher assessments that followed Florida’s 2022 to 2025 condominium safety laws.

Single-Family Sales in the Last 12 Months

Every single-family sale in the 12 months to 2026-10-07 is listed below, so a seller can find the closest match to their own home without relying on an average.

The spread in price per square foot, from $483 to $1,439, is the clearest sign of what drives value here. Older homes on smaller canal lots trade near $500 to $750 a square foot, often to buyers who plan to rebuild; newer raised homes on wide water, especially on Banyan Court and Partridge Court near Roberts Bay, trade above $1,000. The four sales above $3 million all closed between February and July 2026.

Condominium Sales in the Last 12 Months

Two sales at Camelot of the same 2,025 square foot plan, $560,000 in July 2026 and $1,050,000 in January 2026, show how much condition, floor and view move a price inside one building. That is why we price a condominium against its own building’s sales and then walk the unit before we name a number.

What Is For Sale Right Now

On 2026-10-07 the Southwest Florida MLS showed 18 listings in the area: 17 active and 1 pending with contingency. Nine were single-family homes asking from $1,449,000 to $8,500,000 (median asking price $3,695,000), and nine were condominium units asking from $554,000 to $2,399,000 (median asking price $625,000). One of the nine, unit 405 at Mariners Palm Harbor, is filed in the MLS under another building name, so we matched it by street address. The single-family asking median is well above the 12-month sold median of $1,910,500, which tells a buyer that the current inventory is weighted toward new and rebuilt homes, and tells a seller of an older home that the active list is not their comparable set.

What Is Your Caxambas Home Worth? Request a Free Valuation Built From Your Own Street’s Sales

With 16 single-family sales spread across 19 streets and 12 condominium sales spread across seven associations in a year, the price of your home depends on the last few sales on your own canal or in your own building, not the island average. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and we price every Caxambas home from its own street’s and building’s record. Request a free Caxambas and the South End home valuation or call Jesse direct at (239) 898-6072. Buying instead? Call Marc at (239) 287-5873 or see how we represent buyers on Marco Island.

Recorded Deeds Versus the MLS

The Collier County Property Appraiser’s file records 17 qualified sales in the same footprint in the 12 months to 2026-08-24, at a median of $1,525,000 and a range of $554,500 to $3,700,000: 11 single-family homes at a median of $1,700,000 and 6 condominium units at a median of $712,500. The county counts only qualified, improved arm’s-length transfers recorded by its cut-off date, while the MLS counts listed sales to 2026-10-07, so the two layers differ in both count and median. Over longer windows the county shows 45 qualified sales over 24 months (median $1,150,000), 69 over 36 months (median $1,310,000) and 113 over 60 months (median $1,450,000), and 1,134 qualified sales on file across all years for these plats and condominiums. We show both, labelled, and price from the closest comparable sales on your own street or in your own building.

How Did Caxambas Come to Be?

Caxambas came to be in three stages: a Calusa and Spanish-era place name tied to fresh water at the south end of the island, a pioneer village of farmers and clam cannery workers around 1900, and the Deltona Corporation’s 1960s master plan that dredged the canals and platted Marco Beach Unit 10. Most of today’s homes are far newer than the plat: the median single-family year built in Unit 10 is 2015 on the county roll.

The Name and the Calusa Era

The City of Marco Island’s history page says the Calusa lived on shell mounds in the hills at Caxambas and that Spanish maps noted “Caxymbas.” It describes Caxambas as Indian for fresh water and one of the oldest place names in North America, and it records the tradition that Juan Ponce de Leon made landfall on or near Caxambas in search of fresh water, where two artesian springs once ran near what is now Caxambas Pass. A historical marker at the Kirk Archaeological Site, at Olds Court and Inlet Drive, describes a Calusa burial mound and repeats that early Spanish maps showed fresh water here. Otter Mound Preserve, a small Conservation Collier preserve at 1831 Addison Court in the Indian Hill section, protects a tropical hardwood hammock on a shell mound site next door to the Caxambas plats.

The Pioneer Village: Pineapples, Clams and the Heights

Before the bridges, Caxambas was a village of its own about five miles south of the settlement at Old Marco, according to the City’s history page, which names the Barfield family as central to its growth. The island’s 1976 historical markers, transcribed by Coastal Breeze News in 2022, fill in the picture: a pineapple plantation and warehouse on Caxambas Ridge from 1901 to 1905, ended when a hurricane’s salt-water surge ruined the crops and soil; the Burnham Clam Factory, a clam cannery that operated from 1904 to 1929 “until clam beds were depleted”; a settlers’ cemetery from about 1890 on Inlet Drive; and “The Heights,” marked at 51 feet as the highest elevation in Southwest Florida, the site of the 1908 Heights Hotel and of the Caxambas School from 1890 to 1928. Those markers stand on the high ground most buyers now call the Estates, which is why the two names travel together.

Deltona’s Plan and Marco Beach Unit 10

The modern south end began with the Deltona Corporation, which bought about 10,000 acres on Marco Island in the mid 1960s and drew a master plan of more than 12,000 single-family tracts, according to the federal Court of Claims opinion in Deltona Corp. v. United States (1981). Deltona platted the island as numbered Marco Beach Units. Unit 10 is the grid of mostly bird-named and plant-named streets at the southwest: Seagrape, Partridge, Amber, Banyan, Pelican, Swan, Orchid, Winterberry, Ludlam, Marlin, Osprey, Mendel, Ember, Mimosa, Valley, Stone, Wren, Baltic and Peru. On today’s county roll, Unit 10 holds 474 parcels: 424 single-family homes and 50 vacant lots.

The Permit Fight That Shaped the South End

The canals of Unit 10 were dug under the early permits, but the fight over Deltona’s later permit areas shaped what surrounds them. In 1976 the Chief of Engineers granted the Collier Bay permit and denied the Barfield Bay and Big Key permits, after the District Engineer found the work would destroy 2,152 acres of mangrove wetland and 735 acres of bay bottom, according to Deltona Corp. v. Alexander, 682 F.2d 888 (11th Cir. 1982). The courts upheld the Corps. That is why the bays east and south of Caxambas remain open water and mangrove, and why the south end’s waterfront views look out on Roberts Bay, Caxambas Bay and the Ten Thousand Islands rather than on more canals.

The Rebuild Era

The single-family stock in Caxambas is a 1970s and 1980s plat that has been largely rebuilt. In Unit 10 the county roll gives a median year built of 2015, with 131 homes built in 2020 or later and 64 in 2023 or later, according to the Marco Island research pack’s computation from the roll. The decades with the most homes are the 2010s (134), the 2000s (120) and 2020 to 2022 (67). The condominium buildings tell the opposite story: most were built between 1973 and 1981, which is why milestone inspections, reserve studies and assessments matter so much to condo buyers here.

Who Governs Caxambas and the South End?

Caxambas and the South End is governed by the City of Marco Island and Collier County, not by a master association: the single-family grid has no homeowners association on record, and each condominium building is run by its own association under Chapter 718 of the Florida Statutes. Rules on lot use, docks, building height and rentals therefore come from the City code for homes and from each declaration for condos.

No Homeowners Association for the Single-Family Grid

No homeowners association appears for the Marco Beach Unit 10 streets in any record we read, and none of the 94 single-family MLS sales we tracked over 60 months carried an association fee. That is typical of Deltona’s Marco Island plats. A buyer should still read the title commitment for any recorded deed restrictions on the specific lot; we could not reach a plat book and page for Unit 10 through the Clerk’s online index, so this guide does not summarize any.

The Condominium Associations of Record

Sources: Florida Department of Business and Professional Regulation condominium extract (downloaded 2026-10-21) for project numbers, units and recorded dates; the Southwest Florida MLS “Building Design” field on recent sales for height. The DBPR unit counts agree with the Collier County roll for the six buildings the roll names. For Waters Edge, Nautilus and Le Club Caxambas the DBPR “recorded” field holds only a placeholder 1 January date, so we show the year.

What the City Controls

The City of Marco Island controls zoning, building permits, the flood-damage prevention rules that set how high a new home must sit, seawall and dock permits, and the right of way. Its Building Services department enforces the Florida Building Code and the City’s floodplain rules. Because there is no association, a single-family owner in Caxambas deals with the City directly for a dock, a seawall repair, a pool or a rebuild.

What Each Condominium Association Controls

Each condominium association controls its building’s budget, reserves, insurance, leasing and pet rules, approvals of buyers and tenants, and repairs to common elements, under its recorded declaration and Chapter 718. Florida law gives a buyer the right to the declaration, bylaws, rules, budget and financial statements, and the association must make its official records available within 10 working days of a written request. A resale buyer may cancel within 7 business days after receiving the required documents, and the association’s estoppel certificate fee is capped at $250, plus $100 for expedited delivery and $150 more if the unit is delinquent.

What Does It Cost to Own in Caxambas? The Fee Stack

The cost of owning in Caxambas and the South End is set by up to four layers: Collier County property tax, insurance (homeowner, wind and flood), the condominium assessment if you buy a condo, and dock or boat costs. There is no master association fee and no community development district on these parcels, so a single-family owner pays no association fee at all.

The condominium fees below are listing-entered figures from the Southwest Florida MLS (the field the listing agent fills in), not association budgets. They are the best public evidence of what owners pay, and we show the date of each.

Condominium Assessments by Building

Arithmetic shown: Caxambas Tower $23,748 divided by $14,040 = 1.691; Camelot $18,516 divided by $18,252 = 1.014; Waters Edge A $15,888 divided by $9,248 = 1.718; Waters Edge B $11,796 divided by $8,352 = 1.412; Waters Edge C $11,784 divided by $10,872 = 1.084; Nautilus $17,436 divided by $11,408 = 1.528; Le Club Caxambas $15,840 divided by $9,468 = 1.673; Caxambas South Beach Terrace $14,856 divided by $14,600 = 1.018; Mariners Palm Harbor $27,600 divided by $21,900 = 1.260. An October 2026 active listing for the 3,974 square foot unit 405 at Mariners Palm Harbor enters $8,550 per quarter ($34,200 a year); it is not used in the ratio because the unit is larger than the units that sold.

Why the jumps: since 2022 Florida law has required associations in buildings of three or more habitable stories to complete structural integrity reserve studies and to stop waiving reserves for the items those studies cover, and property insurance for coastal condominium buildings has risen across Southwest Florida. Those two forces, not any one board’s choice, explain most of the step-up in 2024 to 2026 listings. Unit size also matters: at Nautilus, a 1,875 square foot unit listed in October 2026 entered $3,654.49 per quarter ($14,616 a year), less than the 2,130 square foot unit that sold in June, because assessments are shared by each unit’s percentage of ownership in the declaration.

Single-Family Homes: No Association Fee

A single-family owner in Caxambas pays no association assessment. The recurring costs are property tax, homeowner and wind insurance, flood insurance, and the upkeep of the seawall and dock that most canal lots carry. Seawall work needs a City permit, and its cost depends on length, condition and access; no public source gives a reliable per-foot figure for the island, so we do not print one.

One-Time Charges at Purchase

Listing-entered application fees in this area range from $50 to $175 per application. One Waters Edge listing in 2022 also entered a $200 transfer fee. Associations also charge for the estoppel certificate the closing agent orders, capped by Florida law at $250 plus the expedite and delinquency add-ons noted above. Capital contribution or working capital charges at closing, if any, are set in each building’s documents and were not published for any building here. In Collier County the buyer customarily pays the owner’s title insurance policy and chooses the closing agent; the contract controls.

Property Tax

Collier County property tax for a parcel inside the City of Marco Island added up to 8.9535 mills for tax year 2025 from the components we could confirm: Collier County 3.2449 (general fund 3.0107, water pollution control 0.0246, Conservation Collier 0.2096), Collier County Public Schools 4.2490, the South Florida Water Management District with the Big Cypress Basin 0.1926, and the City of Marco Island 1.2670. Collier Mosquito Control District’s 2025 rate was not published in a document we could read; its prior-year rate was 0.1349 mills, which would bring the total to about 9.0884 if unchanged. Your actual bill depends on the taxable value the Property Appraiser sets, which is usually below a recent sale price, and on whether you claim homestead.

Insurance Layers

A single-family owner insures the whole house: a homeowner policy with windstorm coverage, and a flood policy, which a lender requires in Zone AE and which Citizens Property Insurance now requires on single-family policies at most price points. A condominium owner’s assessment pays the association’s master policy for the building; the owner buys a unit-owner (HO-6) policy for interiors, contents and liability, and a flood policy if a lender requires it or they choose it. Premiums depend on elevation, construction year, roof, openings and coverage, and no public source gives a reliable street-level figure, so we do not print one.

Dock and Boat Costs

Dock costs are not in any assessment we could read for the south-end condominiums. Single-family canal owners build and maintain their own docks and lifts under the City dock code. Owners without a dock can trailer from the county’s Caxambas Park ramp. At the County’s rebuilt Collier Boulevard ramp north of the island, the County lists launch at $10 and parking at $10, free with a valid Collier County Resident Beach Parking Permit; Caxambas Park’s own fee schedule was not shown on the County page we read, so check it before you launch.

Worked Example: Annual Carrying Cost for Four Typical Homes

The examples below use sourced inputs only. They exclude insurance, utilities and dock costs because no public figure exists at street or building level, and they use the sale price as a stand-in for taxable value, which overstates tax for most buyers in the first year because the Property Appraiser’s just value usually lands below the price.

If the buyer homesteads the home, the first $25,000 of assessed value is exempt from every levy and a second exemption (indexed for inflation, $25,722 for 2025) applies to non-school levies above $50,000 of assessed value, and the Save Our Homes cap then limits annual growth in assessed value to 3 percent or the change in CPI, whichever is lower. Non-homestead property has its own 10 percent cap on annual assessment growth for non-school levies.

Selling a Caxambas home or condo? Call Jesse direct at (239) 898-6072 or request a free valuation that accounts for your building’s assessment and reserves. Buying? Call Marc at (239) 287-5873 or read how we represent buyers on Marco Island.

Which Streets and Buildings Make Up Caxambas and the South End?

Caxambas and the South End is made up of 19 single-family streets in the Marco Beach Unit 10 plat, a handful of older lots in the Caxambas Sub and Caxambas Estates 2nd Replat plats near Indian Hill, and a cluster of condominium buildings on Collier Court, Panama Court, Huron Court, Swallow Avenue and the south end of South Collier Boulevard. Each street and building has its own water, view and price pattern.

The Unit 10 Single-Family Streets

Parcel counts are the county roll’s address field for the footprint (data file dated 2026-08-29) and include a few condominium or vacant parcels on mixed streets; Peru Street, also in the Unit 10 street list, has no parcel in the roll extract we used. Sales counts are Southwest Florida MLS single-family closings. Across Unit 10, the research pack computed a median lot of 0.254 acre from the county parcel polygons (approximate to 1 to 2 percent), a median heated area of 2,379 square feet, and about 70 percent of single-family lots touching canal or open water: 271 on canals, 19 on a bay and 8 on more open water near the Pass, by a computed test that should be read as a band of plus or minus 5 points.

Seagrape Drive and Partridge Court

Seagrape Drive and Partridge Court are the two busiest single-family streets in Caxambas, with 16 and 11 MLS sales over 60 months. Partridge Court produced one of the three sales above $5 million in the last year, 700 Partridge Court at $5,375,000 in July 2026, and two of the area’s top listings on 2026-10-07, 860 and 870 Partridge Court, asking $4,199,000 and $4,050,000. Seagrape Drive is the longer, more varied street, with older homes such as 724 Seagrape Drive asking $1,449,000 alongside newer rebuilds.

Banyan Court, Marlin Court and the Roberts Bay Side

Banyan Court and Marlin Court sit toward the water east of the grid and carry the highest prices per square foot in our file: 888 Banyan Court sold at $5,825,000 ($1,439 a square foot) and 860 Banyan Court at $5,300,000 ($1,299) in the last year, and 1251 Marlin Court at $3,700,000 ($1,071) after 6 days on market. Wider water and longer views over Roberts Bay and Caxambas Bay are what buyers pay for here.

Winterberry Drive and the Northern Edge

Winterberry Drive forms the northern edge of the area and connects it to South Collier Boulevard and Marco Walk Plaza. 1500 Winterberry Drive sold for $1,500,000 in March 2026, and 1108 Winterberry Drive was listed at $4,389,000 on 2026-10-07. The City’s Calusa Park and Winterberry Park, with ball fields and a butterfly garden, are on Winterberry Drive, according to the City’s parks index.

Caxambas Sub and Caxambas Estates 2nd Replat

Two small recorded plats carry the Caxambas name on the county roll: Caxambas Sub (13 parcels) and Caxambas Estates 2nd Replat (14 parcels), on Watson Road, Ludlow Road, Inlet Drive, Indian Hill Street, Osceola Court, Caxambas Drive and South Barfield Drive near the old village site. The one MLS sale here in the last year, 799 South Barfield Drive, closed at $1,195,000 on 2026-10-05. The ground is higher than in Unit 10: the USGS elevation reading at that address is 9.1 feet NAVD88, against 3.5 to 4.2 feet at the Unit 10 points we tested.

Caxambas Tower

Caxambas Tower is the area’s only high-rise: 43 units at 1036 South Collier Boulevard, recorded with the state in July 1979, near the south end of South Marco Beach. Fourteen units sold through the MLS in the 60 months to 2026-10-07, at a median of $1,150,000 (the middle pair both $1,150,000) and a range of $650,000 to $1,700,000, with a median of 44.5 days on market. In the last 12 months two three-bedroom units of 1,869 square feet sold: #101 at $785,000 and #302 at $1,185,000. The listing-entered assessment stood at $1,979 per month through 2025.

A dedicated Caxambas Tower sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We’ll link it here when it goes live.

Camelot

Camelot is a 39-unit mid-rise at 961 Collier Court, recorded with the state in November 1981, where the units that sold in our file were three-bedroom plans of about 2,025 square feet. Eight units sold over 60 months at a median of $757,500 (mean of $750,000 and $765,000), and three in the last 12 months at $560,000, $750,000 and $1,050,000. The listing-entered assessment was $1,543 per month in July 2026, and a penthouse-level unit, #P09, was listed at $1,295,000 on 2026-10-07.

A dedicated Camelot sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We’ll link it here when it goes live.

Waters Edge

Waters Edge is one 44-unit association in three mid-rise buildings on Collier Court: building A at 931 (larger plans of about 1,820 square feet), and buildings B at 929 and C at 933 (two-bedroom plans of about 1,330 square feet). It was the area’s most active building in the last year, with four sales from $554,500 to $640,000 and four of the nine condominium listings on 2026-10-07. Its fees differ by building, from $982 to $1,324 per month in 2026 listings.

A dedicated Waters Edge sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We’ll link it here when it goes live.

Nautilus

Nautilus is a 21-unit mid-rise at 848 Collier Court. Four units sold over 60 months at a median of $999,500 (mean of $950,000 and $1,049,000) and a median of 16.5 days on market, one of the quickest buildings in our file. The June 2026 sale of #301, a 2,130 square foot two-bedroom, closed at $950,000, and #304 was listed at $625,000 on 2026-10-07.

Le Club Caxambas

Le Club Caxambas is a 16-unit low-rise at 920 Collier Court. Four units sold over 60 months at a median of $635,500 (mean of $630,000 and $641,000), from $550,000 to $850,000, and unit #C4 was listed at $625,000 on 2026-10-07 with a listing-entered fee of $1,320 per month.

Caxambas South Beach Terrace

Caxambas South Beach Terrace is a 15-unit mid-rise at 1061 South Collier Boulevard, recorded with the state in August 2003, which makes it one of the newest condominium buildings in the area. Four units sold over 60 months at a median of $1,045,000 (mean of $940,000 and $1,150,000), and #501 sold for $1,225,000 in February 2026 after 8 days. A 3,200 square foot penthouse was listed at $2,399,000 on 2026-10-07.

Mariners Palm Harbor

Mariners Palm Harbor is a seven-unit building at 908 Panama Court, recorded with the state in April 2009, with the largest plans in the area. Three units sold over 60 months at a median of $2,100,000, from $1,675,000 to $2,200,000, and the listing-entered fee was $2,300 per month in 2025. Unit 405, a 3,974 square foot plan, was listed on 2026-10-07 at $2,100,000 with a fee of $8,550 per quarter.

The Other South-End Condominiums

The south end also holds 34 smaller condominium buildings that share these streets but are not in our headline statistics, because each trades under its own MLS name and most record only a few sales a year. Units come from the Collier County roll; the closings are MLS sales under each building’s own name in the 60 months to 2026-10-07, as counted for the Marco Island research pack.

Together these 34 buildings hold 647 units and recorded 133 MLS closings under their own names in 60 months. A zero means no closing under that exact name, which can also mean a building’s listings were filed under a generic tag; it does not mean the building never sells. Their earliest roll years run from 1973 to 1998.

Eagle Cay and Marco Courtyard Towers

Two larger buildings on the same streets are covered as their own guides because they trade under their own names often enough to stand alone. Eagle Cay is a south-end canal condominium on Collier Court next to Caxambas Park: a 126-unit association in five buildings at 881 to 901 Collier Court (DBPR project PR72226), built in 1988, with docks on a manmade canal and Smokehouse Creek and 5 MLS sales in the 12 months to 2026-10-07 at a median of $600,000. The City opened milestone inspection projects PR-000082-2024 to PR-000085-2024 for its buildings 2 to 5; as of October 2026 each reads notice sent, with no Phase 1 report on file, so a buyer should ask the association for the report or any extension letter. Marco Courtyard Towers is a 49-unit association on Swallow Avenue (DBPR project PR1P025062), built 2000 to 2001, with 5 MLS sales in the same 12 months at a median of $1,200,000; its association describes the building as at the end of a canal with six common boat dock spaces, just across Collier Court from Caxambas Park.

A dedicated Eagle Cay sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We’ll link it here when it goes live.

A dedicated Marco Courtyard Towers sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We’ll link it here when it goes live.

Is Caxambas Good for Boaters?

Caxambas is the best-placed part of Marco Island for many boaters, because its canals and the county’s Caxambas Park ramp sit beside Caxambas Pass, a natural inlet that gives a short run to the Gulf of Mexico and the Ten Thousand Islands. The trade-off is that the Pass is unmaintained and changeable, so local knowledge matters.

Caxambas Pass

NOAA’s United States Coast Pilot describes Caxambas Pass as a channel about 4 miles northwest of Cape Romano that runs directly along the south shoreline of Marco Island, says the area in and around the channel “is subject to continual change,” and advises mariners to seek local knowledge before transiting. Private daybeacons marking the Pass are not charted, the area immediately south of the Pass is extremely shoal and marked with danger beacons, and no controlling depth is published. The Florida Department of Environmental Protection describes Caxambas Pass as a natural inlet not maintained for navigation that has been dredged as a sand source for Marco Island’s beach restoration.

Caxambas Park: Ramp, Fuel and Ship Store

Caxambas Park, at 909 Collier Court, is a Collier County boat park of about 4 acres with a boat ramp, parking and a store, which the County describes as easy access to the northern Ten Thousand Islands and the Gulf. The County said Hurricane Ian destroyed its seawalls, floating docks, ship store, fuel station and boat ramp in September 2022. The County put the full two-phase restoration at about $3 million when work began in May 2024, NBC2 reported; the ramp phase, with three new floating docks, was reported at $1.2 million when the ramp reopened on 15 February 2025. Fuel service resumed on Saturday, 15 November 2025, daily from 7:30 a.m. to 3:00 p.m., credit cards only, according to the County. Under City rules the only commercial operations allowed at Caxambas are the fuel station and the store, so charter businesses that used to launch here now use the Goodland ramp instead, which nearby residents on Swallow Avenue told NBC2 they welcome for the quiet.

Canal Frontage and Docks

About 70 percent of Unit 10’s single-family lots touch canal or open water by the research pack’s computed test, most of them on canals that lead south and east to Caxambas Bay, Roberts Bay and the Pass. Docks, lifts and seawalls on private lots are permitted by the City. Of the south-end condominiums, Marco Courtyard Towers publishes the most detail: six association dock spaces leased by lottery for four-year terms. For any other building, ask the association whether a slip conveys with the unit, is leased separately, or is not available at all.

Speed Zones

State manatee protection rules (Florida Administrative Code 68C-22.023) make the Caxambas Bay and Roberts Bay area an idle-speed zone, channel included. A boater leaving a Caxambas canal should expect a slow run to the Pass, which protects the manatees and also keeps the canals quiet.

Selling a Caxambas canal home? Boat access is what buyers pay for here, and we market it. Call Jesse at (239) 898-6072 or get a free valuation. Buying a boater’s home? Call Marc at (239) 287-5873 or see how we represent buyers.

How Close Is Caxambas to the Beach?

Caxambas is close to the beach: South Marco Beach, one of only two public beaches on Marco Island, is about 0.6 road miles from Caxambas Tower and about 0.8 road miles from Banyan Court by our routing estimate, with county parking and restrooms on Swallow Avenue a short walk across South Collier Boulevard.

South Marco Beach

South Marco Beach is a Collier County beach access at 930 South Collier Boulevard. The County lists parking and restrooms on Swallow Avenue, foot-washing stations, hours of 8:00 a.m. to sunset year-round, a $10 parking fee without a Collier County Resident Beach Parking Permit, and no dogs. The City’s beach access page lists 70 parking spaces with restroom access. Collier County residents can get a free county beach parking sticker.

Residents’ Beach and Sarazen Park

The Marco Island Civic Association runs two private beach clubs for members: Residents’ Beach and Sarazen Park, which MICA describes as at the south end of the island, with beach access, parking, restrooms, a playground and picnic facilities. Membership is open to owners of improved property on the island and to renters of at least one year; short-term renters are not eligible.

Tigertail Beach and the Rest of the Gulf Shore

Tigertail Beach Park, the island’s other public beach, is about 3.6 to 3.9 road miles and 12 minutes from Caxambas by our estimate. Between the two public beaches, Marco Island’s Gulf shore is lined with condominium towers and resorts on Collier Boulevard.

Beach Restoration at the South End

The Florida Department of Environmental Protection’s 2020 strategic beach plan records the 1991 Marco Island beach restoration, which placed 1,260,000 cubic yards along 2.64 miles with sand from the Big Marco, Capri and Caxambas Pass ebb shoals and terminal groins at the southwest end. Later work drew about 13,147 cubic yards from Caxambas Pass in November 2016 after Tropical Storm Debby, and about 80,000 cubic yards were planned from the Pass in April 2020.

What Is There to Do on the South End of Marco Island?

The south end of Marco Island offers boating from Caxambas Park, a public beach at South Marco Beach, history walks to the Caxambas markers and Otter Mound Preserve, and everyday shopping and dining at Marco Walk Plaza about a mile north. The island’s golf, racquet and community centers are a short drive away.

Marco Walk Plaza and Daily Errands

Marco Walk Plaza, at 599 South Collier Boulevard at Winterberry Drive, has specialty shops, salons and spas and restaurants, and is about 0.8 to 1.0 road miles from the area by our estimate. The nearest full grocery stores are the Winn-Dixie at 625 North Collier Boulevard (about 3.0 to 3.3 road miles) and the Publix at 1089 North Collier Boulevard (about 3.8 road miles).

History Walks: the Caxambas Markers and Otter Mound

A short drive or bike ride east takes you to the island’s 1976 historical markers for the Caxambas settlers’ cemetery, the Burnham Clam Factory, the pineapple plantation and the Indian Hill and Barfield homesites, and to Otter Mound Preserve at 1831 Addison Court, a Conservation Collier preserve of tropical hardwood hammock on a shell mound site. The Marco Island Historical Museum covers the Calusa and the pioneer era in more depth.

Parks, Racquet and Fitness

The City’s Winterberry Park and Calusa Park are on Winterberry Drive. The City’s Racquet Center at 1275 San Marco Road offers lighted clay and hard tennis courts, pickleball and indoor racquetball, with guest fees of $15 a day per sport with a member before 10:30 a.m. and $11 after, and the YMCA of Collier County’s South Campus is at 101 Sand Hill Street, according to the City and the YMCA.

What the South End Does Not Have

Caxambas and the South End has no golf course, clubhouse or private marina of its own, and no grocery store within walking distance of most homes. Golf and social clubs on Marco Island, such as Island Country Club and Hideaway Beach Club, are membership clubs elsewhere on the island.

How Has Caxambas Fared in Hurricanes?

Caxambas has been through four hurricanes that brought surge to Marco Island since 2017: Irma (landfall near Marco Island in 2017), Ian (2022), Helene and Milton (both 2024). The National Hurricane Center put Ian’s inundation at 4 to 6 feet above ground from Marco Island through Everglades City, and the south end’s low canal-side ground makes storm surge, more than wind, the main risk to plan for.

Hurricane Irma, 10 September 2017

The National Hurricane Center’s report says Irma made its final landfall near Marco Island at 3:30 p.m. EDT on 10 September 2017 as a category 3 hurricane. A spotter on the island reported 97 knot sustained winds and a 112 knot gust, the Marco Island Police Department reported a 113 knot gust, and the USGS sensor at Tigertail Beach recorded a storm tide of 5.20 feet NAVD88. Inundation was 3 to 5 feet above ground from Marco Island north to Fort Myers, because the island sat on the weaker side of the eye.

Hurricane Ian, 28 September 2022

Ian came ashore at Cayo Costa, well north of Marco Island, but pushed 4 to 6 feet of water above ground from Marco Island through Everglades City. The USGS Marco Island sensor recorded a storm tide of 7.38 feet NAVD88, and the highest Marco Island high-water mark was 4.71 feet above ground (6.99 feet NAVD88). The National Weather Service estimated Marco Island damage at about $256 million, and Collier County as a whole had 33 buildings destroyed and more than 3,500 with major damage. At the south end, the County’s Caxambas Park lost its seawalls, docks, store, fuel station and ramp, and stayed closed for repairs until February 2025.

Helene and Milton, 2024

Helene, which made landfall in the Big Bend, still produced 2 to 4 feet of inundation in Naples, Marco Island and Everglades City. Milton, which came ashore on Siesta Key, produced 3 to 5 feet above ground from Bonita Beach through Marco Island, according to the National Hurricane Center; local officials estimated about 2 feet on the island itself, and the two figures are not reconciled.

Why Ground Elevation Matters Here

The ground at most tested Caxambas addresses is low. USGS 3DEP elevation points read 3.5 to 4.2 feet NAVD88 at the six Unit 10 single-family points and 3.9 to 5.4 feet at the condominium points on Collier Court, Panama Court and South Collier Boulevard. Ian’s 6.99 foot NAVD88 high-water mark on the island sits above every one of those readings. The exception is the higher ground near Indian Hill: 799 South Barfield Drive reads 9.1 feet. That does not mean any home flooded (finished floors, garages and ground-floor units sit at different heights), but it explains why newer raised homes command a premium, why older ground-level homes are often bought to rebuild, and why flood coverage is worth pricing for every property here.

What Flood Zone Is Caxambas In?

Caxambas is in FEMA flood Zone AE. Eleven of the 12 addresses we tested across the area against the FEMA National Flood Hazard Layer read Zone AE (coastal floodplain) with a static base flood elevation of 9 or 10 feet NAVD88, on Collier County FIRM panels 12021C0836J and 12021C0837J, both effective 2024-02-08. The twelfth point returned no zone at the street location, with AE 9 and AE 10 mapped within 150 metres. None of the area’s points tested in the research pack sat in a Coastal Barrier Resources System unit.

Method: addresses geocoded with the U.S. Census Bureau geocoder and queried against the FEMA National Flood Hazard Layer (layer 28 flood hazard zones, layer 3 FIRM panels) and the USGS 3DEP elevation service on 2026-10-21; the Caxambas Tower, Camelot and Nautilus rows repeat the same results the Marco Island research pack recorded on 2026-10-07. A geocoded point can fall in the street or on the water, not on the building, so this is a map indication, not a flood determination; an Elevation Certificate settles a specific home.

What Zone AE Means for You

Zone AE is a special flood hazard area with a mapped 1 percent annual chance flood and a published base flood elevation. A federally backed mortgage on a home in Zone AE requires flood insurance. For new construction or a substantial improvement (50 percent of market value, counted cumulatively over 12 months under the City code), the City requires the lowest floor at the higher of base flood elevation plus 1 foot or 18 inches above the crown of the road, so a rebuilt Caxambas home needs its lowest floor at 10 or 11 feet NAVD88 at minimum on these maps.

Zone VE Near the Pass

Zone VE, the coastal high hazard area where waves of 3 feet or more are expected in the base flood, is mapped within 150 metres of the Caxambas Tower and Camelot points, with base flood elevations of 13 and 12 feet. The street points themselves read AE, but a building close to the Pass or the Gulf should be checked on the FEMA Flood Map Service Center by its exact footprint, because VE construction rules and premiums are stricter.

The Flood Rating That Applies to Every Policy

The City of Marco Island is NFIP community 120426. FEMA’s Community Rating System Eligible Communities list, effective 1 October 2026, shows the City at CRS Class 5, current since 1 October 2023, which gives policies in the special flood hazard area a 25 percent premium discount. A buyer should still confirm the discount on the seller’s declarations page. NFIP premiums for most existing policyholders cannot rise more than 18 to 25 percent a year, and a buyer may be able to assume the seller’s NFIP policy.

Selling in Caxambas? We prepare your flood disclosure and elevation package before you list; call Jesse at (239) 898-6072 or request a free valuation. Buying? Marc reviews the flood map and elevation of every home he shows; call (239) 287-5873 or see how we represent buyers.

Do Caxambas Condos Face Milestone Inspections and Reserve Studies?

Caxambas condos in buildings of three or more habitable stories fall under Florida’s milestone inspection law and its structural integrity reserve study (SIRS) law. On the statutory 30-year clock, the 1977 to 1981 Collier Court and South Collier Boulevard buildings were due for their first milestone inspection before 31 December 2024, Caxambas South Beach Terrace in 2033 and Mariners Palm Harbor in 2039. City of Marco Island permit records show accepted Phase 1 reports at Caxambas Tower, Camelot and Waters Edge; for the other buildings, ask the association.

The Milestone Inspection Rule

Section 553.899 of the Florida Statutes requires a milestone inspection of every condominium or cooperative building three habitable stories or taller by 31 December of the year it reaches 30 years of age, counted from its certificate of occupancy, and every 10 years after. A building that reached 30 before 1 July 2022 had until 31 December 2024. A local building department may move the trigger to 25 years where conditions such as salt-water proximity warrant it. Phase one is a visual inspection; phase two, with possible destructive testing, follows only if phase one finds substantial structural deterioration. The association must give every owner the inspector’s summary within 45 days of receiving the report.

The year columns are statutory arithmetic from the year built; the notes quote City of Marco Island permit records read in October 2026. The City of Marco Island’s own milestone program page could not be read during research, so whether the City adopted the 25-year option is not confirmed.

The Structural Integrity Reserve Study Rule

Section 718.112(2)(g) requires a residential condominium association to complete a structural integrity reserve study at least every 10 years for each building three habitable stories or higher. Associations existing on or before 1 July 2022 had to complete theirs by 31 December 2025, or by 31 December 2026 if done together with a milestone inspection due by then. The study covers the roof, structure, fireproofing and fire protection, plumbing, electrical, waterproofing and exterior painting, windows and exterior doors, and any other item over $25,000 whose failure would affect those systems. For budgets adopted on or after 31 December 2024, an association required to have a SIRS may not waive or reduce the reserves for those items. The state’s DBPR publishes databases of submitted studies; a buyer should check them and ask the association for its study and current reserve schedule.

What to Ask Before You Buy a Unit Here

Before you sign, ask for the building’s milestone inspection summary (if the building is three stories or taller), its most recent SIRS, the current budget and reserve schedule, the last two years of board minutes, any special assessment notice, the insurance declarations page for the master policy, and the dock lease or slip agreement if a dock comes with the unit. Asking for them by name avoids surprises, and Florida’s resale rules give you time to read them.

Can You Rent Out a Home in Caxambas?

You can rent out a single-family home in Caxambas subject to state law and the City’s general code, and a condominium only within its building’s own rules, because the City of Marco Island has no enforceable vacation rental ordinance and state law bars new local limits on rental duration. Each condominium’s minimum lease term comes with its resale documents.

The City’s Position

Marco Island voters backed a short-term rental registration program in August 2022 and the City Council adopted it in December 2022 as Ordinance 22-08. In October 2023 the Council adopted Resolution 23-54 declaring the ordinance null and void from the start, after a change in state law (Senate Bill 250, Chapter 2023-304, Laws of Florida) preempted it. No City rental registration program has replaced it. Section 509.032(7)(b) of the Florida Statutes bars local governments from banning vacation rentals or regulating their duration or frequency, except under rules adopted on or before 1 June 2011.

Condominium Rules Control

Because the City sets no minimum, each condominium’s declaration and rules do. None of the seven associations in our headline statistics published its leasing or pet rules on a public website we could find, so this guide does not state them; the buyer’s route is the resale package and the declaration. As a reference point on the same street, Marco Courtyard Towers publishes a 30-day minimum lease, no lease over one year, and board notice 20 days before occupancy.

Rental Taxes

Rentals of six months or less carry Florida’s 6 percent state sales tax plus Collier County’s tourist development tax, collected by the Collier County Tax Collector.

What Insurance and Disclosure Rules Apply in Caxambas?

The insurance and disclosure rules that apply in Caxambas are Florida’s: a seller must give a written flood disclosure before the contract is signed, Citizens Property Insurance now requires flood coverage on most single-family policies, and wind mitigation features earn premium credits under state law.

The Seller’s Flood Disclosure

Since 1 October 2024 Section 689.302 has required a seller of residential real property to give the buyer a flood disclosure at or before signing. Since 1 October 2025 the form asks whether the seller knows of flooding that damaged the property during their ownership, whether they filed a flood insurance claim (including with the National Flood Insurance Program), and whether they received flood assistance, including from FEMA. On canal streets where Ian’s high-water mark exceeded the ground, buyers read this form closely, and sellers who answer it fully and early avoid a late-stage surprise.

Citizens Property Insurance and Flood

Citizens requires flood insurance as a condition of coverage on personal lines residential policies on a phase-in by dwelling replacement cost: $600,000 and up from 1 January 2024, $500,000 and up from 1 January 2025, $400,000 and up from 1 January 2026, and every other personal lines residential policy from 1 January 2027. Citizens has required flood coverage at issuance on new personal lines residential policies in a special flood hazard area since 1 April 2023. Policies written on a condominium unit-owners form are exempt, so a Citizens HO-6 on a Caxambas condo does not trigger the rule; a Citizens policy on a Caxambas single-family home does.

Wind Mitigation Credits

Florida law requires insurers to offer actuarially reasonable discounts for proven wind-loss features such as roof-to-wall connections, roof covering and opening protection, documented on the state’s uniform mitigation verification inspection form. For a newer raised home, a current wind mitigation report is one of the easiest ways to lower the premium a buyer will be quoted, so we ask sellers for one before listing.

My Safe Florida Home

The state’s My Safe Florida Home program offers free wind mitigation inspections and matching grants of up to $10,000 for eligible homesteaded single-family and low-rise attached homes built before 2008 with an insured value of $700,000 or less, subject to annual legislative funding. A few older Caxambas homes may qualify; most condominium units and newer homes fall outside its standard eligibility.

Which Schools Serve Caxambas?

Caxambas is served by Tommie Barfield Elementary on Marco Island, Manatee Middle School and Lely High School in Naples: the Collier County Public Schools address lookup for the 2026-2027 school year returned those three schools for 888 Banyan Court, 961 Collier Court and 1500 Winterberry Drive. Families can also apply to the island’s two charter schools, Marco Island Charter Middle and Marco Island Academy.

Grades come from the Collier County Public Schools 2026 Accountability Brief. The zone assignments come from the district’s own address lookup on 2026-10-21; confirm the zone for a specific address before you buy, because MLS school fields are set by ZIP code and can be wrong.

Where Is the Nearest Hospital to Caxambas?

The nearest hospital emergency department to Caxambas is Physicians Regional Medical Center on Collier Boulevard in Naples, about 15 road miles and 28 minutes from the area at free-flow speeds. On the island, NCH’s Marco Island urgent care center at 40 South Heathwood Drive, about 2.3 to 2.8 road miles away, is open daily from 8 a.m. to 7:30 p.m. with CT and X-ray, but it is not an emergency department.

NCH’s Marco Health Center directory lists family and internal medicine, laboratory, cardiac and pulmonary rehabilitation and outpatient therapy at the Heathwood Drive campus, with cardiology at 41 South Heathwood Drive. NCH Baker Hospital in downtown Naples is about 21 road miles and 40 to 41 minutes from Caxambas by our estimate.

How Long Does It Take to Get Around From Caxambas?

Caxambas is about 0.4 road miles from Caxambas Park, 0.6 miles from South Marco Beach, 3 to 4 miles from the island’s grocery stores and the Esplanade, about 15 miles from the nearest hospital emergency department and about 52 miles from Southwest Florida International Airport. These are our routing estimates at free-flow speeds; in-season traffic is slower.

Method: destinations geocoded with the U.S. Census Bureau geocoder (street addresses) or OpenStreetMap Nominatim (Tigertail Beach Park, the airports, Fifth Avenue South), routes from the OSRM public router on 2026-10-21, rounded.

Selling? Call Jesse at (239) 898-6072 or request a free Caxambas valuation. Buying? Call Marc at (239) 287-5873 or read how we represent buyers on Marco Island.

What Is Changing Around Caxambas?

The biggest change around Caxambas is the planned replacement of the Caxambas Court Bridge, which the City says has the lowest sufficiency rating of the 370 bridges in Collier County, funded in part by a $23 million general obligation bond Marco Island voters approved by one vote in August 2026. Steady single-family rebuilding and Florida’s condominium safety rules are the other forces at work.

The Caxambas Court Bridge

The City of Marco Island says the Florida Department of Transportation has rated the Caxambas Bridge’s deck and superstructure “serious,” that the City repaired the bridge in 2017 to extend its life by 10 years, and that it approved $265,371 in 2024 and $161,351 in 2025 to design a new bridge and the relocation of the water and sewer mains under it. The new bridge is estimated at $12 million, with two FDOT grants of $3.75 million each leaving the City’s share at $4.5 million, and the City schedules the project for 2027. Coastal Breeze News reported in March 2026 that the City had received an FDOT Letter of Corrective Action. Expect detours and construction traffic on the south end while the bridge is replaced.

The 2026 Bridge and Road Bond

Marco Island voters approved a $23 million general obligation bond at the 18 August 2026 primary by 2,259 votes to 2,258, and the Collier County Canvassing Board certified the result on 26 August 2026, WGCU reported; a recount confirmed the margin, the Naples Press reported on 28 August. The City’s plan funds the Caxambas Bridge, the Goldenrod Bridge replacement ($10 million, rated “scour critical,” scheduled for 2029), repairs to the Blackmore, Sandhill and South Seas bridges ($1.5 million, 2028), $7.2 million of catch-up paving for 36 lane miles and $3.5 million more over seven years. WGCU put the cost at about $60 a year for an average homeowner. The debt-service millage on future bills is not yet published.

City Millage

The City’s operating millage rose from 1.2400 to 1.2670 for tax year 2025, and a tentative 1.2670 was set for fiscal 2027 according to a September 2026 meeting summary; the final adopted 2026 rate was not in a document we could read.

The Rebuild Cycle

The county roll shows 67 homes and units in this footprint built in 2023 or later, almost all of them single-family rebuilds in Unit 10, and the 12-month sales show buyers paying $483 a square foot for an older home and above $1,000 a square foot for a new one on wide water. Expect construction on most streets in any given year, and expect older homes to keep trading as rebuild sites.

Statewide Property Tax Amendment on the November 2026 Ballot

Florida’s November 2026 ballot carries a proposed constitutional amendment (Amendment 3) that, if approved by 60 percent of voters, would raise the non-school homestead exemption to up to $150,000 from 2027 and $250,000 from 2028 and cut the annual cap on non-homestead assessed value increases from 10 percent to 5 percent for non-school levies, according to county property appraiser summaries. It would affect both homesteaded owners and seasonal owners in Caxambas if it passes.

What Are the Pros and Cons of Living in Caxambas?

The pros of living in Caxambas are the quickest boat run to the Gulf on Marco Island, a public beach within a mile, quiet streets with no association fee for single-family homes, and lower prices per square foot than the Estates next door; the cons are low ground in a Zone AE flood area with VE nearby, a drive for groceries, rising condominium assessments, and bridge construction ahead.

The Case For

• Boating. Canals lead to Caxambas Bay, Roberts Bay and Caxambas Pass, and the county’s Caxambas Park ramp and fuel dock are on Collier Court.
• Beach. South Marco Beach is about 0.6 to 0.8 road miles away, with county parking on Swallow Avenue.
• No HOA for houses. The single-family grid has no association fee in any MLS row we tracked.
• Value against the Estates. Single-family homes here sold at a median $792 a square foot in the last 12 months, against $862 in the Estates, on Southwest Florida MLS sales to 2026-10-07.
• Choice. You can buy an older home to rebuild, a new raised home on wide water, or a condominium from about $550,000.
• Quiet. The grid is a dead end at the tip of the island, with almost no through traffic, and the City’s limits on commercial launches at Caxambas Park keep charter traffic off Collier Court.

The Case Against

• Flood exposure. Every tested point is in or beside Zone AE, ground at the Unit 10 points reads 3.5 to 4.2 feet NAVD88, below Ian’s 6.99 foot high-water mark on the island, and VE is mapped near the Pass.
• Errands are a drive. The nearest full grocery store is about 3 to 4 road miles away.
• Condo fee growth. Listing-entered assessments rose about 69 percent at Caxambas Tower, 72 percent at Waters Edge building A and 67 percent at Le Club Caxambas between 2021-22 and 2025-26.
• Older condo buildings. Five of the seven associations in our statistics date from 1977 to 1981, so milestone, reserve and repair cycles are front of mind.
• Construction. The Caxambas Court Bridge replacement is scheduled for 2027, and rebuilds are under way on many streets.
• Changeable Pass. Caxambas Pass is unmaintained and shoaling; newcomers need local knowledge before running it.

Weighing a sale? Call Jesse direct at (239) 898-6072 or get a free valuation built from your own street’s sales. Weighing a purchase? Call Marc at (239) 287-5873 or see how we represent buyers.

How Does Caxambas Compare With Other Marco Island Areas?

Caxambas compares with other Marco Island areas as the island’s mid-priced waterfront single-family area with the closest Gulf boat access; its natural rival is The Estates next door, while Tigertail offers a similar single-family canal market at the north-west end near Tigertail Beach.

Benchmark Table: Caxambas Against Its Marco Island Neighbours

Each area’s medians mix condominiums and single-family homes in different proportions, so the table compares areas, not like-for-like homes. On single-family homes alone over the same 12 months, Caxambas sold 16 at a median $1,910,500 ($792 a square foot), the Estates 35 at $3,000,000 ($862), Tigertail 33 at $2,100,000 ($773) and Olde Marco 7 at $1,625,000 ($727). The Estates, Tigertail and Hideaway Beach 12-month figures include 1, 3 and 3 Sold Data Entry rows respectively.

Caxambas and the South End vs The Estates: Which Should You Choose?

Caxambas and the South End versus The Estates comes down to lot size, price and water: the Estates’ single-family homes sold at a median $3,000,000 on lots with a computed median of about half an acre, while Caxambas single-family homes sold at a median $1,910,500 on lots of about a quarter acre, with quicker access to Caxambas Pass, both on Southwest Florida MLS sales in the 12 months to 2026-10-07.

Who should choose which. Jesse and Marc, Top 1% Real Estate Agents Nationally Since 2008, give buyers this rule of thumb. Choose Caxambas and the South End if you want the shortest run to the Gulf through Caxambas Pass, a walk or short drive to South Marco Beach, a quarter-acre canal lot or a lock-and-leave condo, and a lower price per square foot. Choose The Estates if you want a larger lot, a larger new home and more privacy on the half-acre plats around Indian Hill, and you are buying at a higher price point.

Other Marco Island Areas Worth Comparing

Tigertail is the island’s other large single-family canal area, near Tigertail Beach at the north-west end. Hideaway Beach is the gated, Gulf-front club community at the north end, and Key Marco is the mostly unbuilt estate enclave on Horr’s Island. Cape Marco, the gated tower community at the island’s southern tip on Caxambas Pass, and the Gulf-front condo towers on Collier Boulevard trade beach frontage for higher prices and fees. Olde Marco and Smokehouse Bay and the Esplanade are the walkable bayside parts of the island to the north. For the bigger picture, see our Marco Island guide, our Marco Island new construction guide, our Collier County overview, our Naples vs Marco Island comparison and things to do in Collier County.

Selling in Caxambas or the Estates? Call Jesse at (239) 898-6072 or request a free valuation. Buying in either? Call Marc at (239) 287-5873 or read how we represent buyers on Marco Island.

Thinking of Selling Your Caxambas and the South End Home? List With the #1 Team in Southwest Florida Since 2012

If you’re searching for the best Caxambas and the South End listing agent, or thinking, ‘I need to sell my house in Caxambas and the South End…’, start with a team that prices each canal home from its own street’s sales and each condominium from its own building’s record, and knows which documents buyers will ask for before they ask.

• 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

What we tracked in the last 12 months. In the 12 months to 2026-10-07, the Southwest Florida MLS recorded 28 closings in Caxambas and the South End, a median sold price of $1,512,500, a median of 50.5 days on market and a median sale at 94.3 percent of the final list price, with $51,950,000 in total sold volume. Sixteen were single-family homes (median $1,910,500) and twelve were condominium units (median $767,500).

How we sell here. For a canal home, we price against the last sales on your own canal and water width, and we show buyers both the finished-home value and the rebuild value of the lot, because both buyer pools are active here. For a condominium, we gather the milestone summary, reserve study, budget and rules before the first showing so buyers and lenders get answers on day one, and we start the association approval the day the contract is signed. For every home, we prepare the flood disclosure, the elevation certificate and a current wind mitigation report up front.

What Is Your Caxambas and the South End Home Worth? Get a Free Valuation in 60 Seconds.

Get your free Caxambas and the South End home valuation, built from the same street-level and building-level MLS and county records used on this page.

(239) 898-6072, text or call. Confidential conversations welcome.

Seller Questions, Answered Briefly

How many homes sold in Caxambas and the South End in the last year?

Twenty-eight, through the Southwest Florida MLS in the 12 months to 2026-10-07, at a median of $1,512,500: 16 single-family homes and 12 condominium units.

How fast do they sell?

The median was 50.5 days on market in the same 12 months, across all 28 sales.

Will I get my asking price?

The median sale closed at 94.3 percent of the final list price in the same 12 months: 93.4 percent for single-family homes and 95.1 percent for condominiums. Pricing to your own street’s or building’s sales is what keeps you near the top of that range.

Who pays title insurance when I sell?

In Collier County the buyer customarily pays the owner’s title policy; the contract controls.

What does it cost to start?

Nothing. A valuation and a confidential conversation with Jesse are free.

Your Local Real Estate Experts for Caxambas and the South End

Your local real estate experts for Caxambas and the South End are Jesse McGreevy and Marc Comisar of McGreevy and Comisar with Domain Realty, a team with over 45 years of combined direct real estate experience across Southwest Florida’s island, canal-front and Gulf-front markets.

• Top 1% Real Estate Agents Nationally Since 2008

• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)

• #1 Team in Southwest Florida since 2012

• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate

• McGreevy and Comisar alone have over $900 million in Sales

• Nationally Recognized Top Producing Realtors

• Platinum Sales Production Award Winners

• Jesse McGreevy: (239) 898-6072 · [email protected]

• Marc Comisar: (239) 287-5873

• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. You can also read more about McGreevy and Comisar and our story.

★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Verified Google review

Frequently Asked Questions About Caxambas and the South End: Buyer Edition

These buyer questions about Caxambas and the South End come from the searches and questions buyers bring to us; each answer points back to the evidence in this guide, and every figure carries the same window, source and as-of date used in the sections above.

What is Caxambas on Marco Island?

Caxambas is the southern tip of Marco Island and the neighborhood built there: the Marco Beach Unit 10 grid of single-family canal homes, two small Caxambas plats near Indian Hill, and condominium buildings on Collier Court, Panama Court and South Collier Boulevard, around Caxambas Pass and the county’s Caxambas Park.

Where is Caxambas?

Caxambas is at the southwest end of the City of Marco Island in Collier County, Florida, ZIP 34145, south of Winterberry Drive and Marco Walk Plaza, with South Collier Boulevard on its west side and Caxambas Pass, Caxambas Bay and Roberts Bay to the south and east.

What does the name Caxambas mean?

The City of Marco Island’s history page says Caxambas is Indian for fresh water, after springs once found near Caxambas Pass, and calls it one of the oldest place names in North America; Spanish maps noted it as “Caxymbas.”

Is Caxambas a gated community?

No. Caxambas and the South End is an open grid of public City streets with no gate and no master association. Individual condominium buildings control access to their own grounds.

Is there an HOA in Caxambas?

Not for the single-family homes: no homeowners association appears on the record for the Unit 10 streets, and none of the 94 single-family MLS sales we tracked over 60 months carried an association fee. Each condominium building has its own association and assessment.

How much does a house in Caxambas cost?

Sixteen single-family homes sold through the Southwest Florida MLS in the 12 months to 2026-10-07 at a median of $1,910,500, from $1,195,000 to $5,825,000, and a median of $792 per living square foot.

How much does a condo in Caxambas cost?

Twelve condominium units sold in the same 12 months at a median of $767,500, from $554,500 to $2,200,000, and a median of $433 per living square foot. On 2026-10-07 condo asking prices ran from $554,000 to $2,399,000.

What are condo fees in Caxambas?

Listing-entered assessments in 2025 and 2026 ran from $982 per month at Waters Edge building C to $8,550 per quarter for a 3,974 square foot unit at Mariners Palm Harbor, or about $11,784 to $34,200 a year. Caxambas Tower was $1,979 per month and Camelot $1,543 per month. These are MLS figures, not association budgets.

Why have Caxambas condo fees gone up?

Florida’s 2022 to 2025 condominium safety laws require structural integrity reserve studies and full reserve funding for buildings three stories and up, and coastal insurance costs have risen. Listing-entered fees rose about 69 percent at Caxambas Tower and 67 percent at Le Club Caxambas between 2021-22 and 2025-26.

Is Caxambas on the Gulf or on the Pass?

Mostly on canals and bays that lead to Caxambas Pass. Most single-family lots face canals; a smaller number face Roberts Bay, Caxambas Bay or more open water near the Pass. The Gulf beach is across South Collier Boulevard at South Marco Beach.

Does Caxambas have Gulf access by boat?

Yes. Caxambas Pass is a natural inlet at the south end of the island that gives a short run to the Gulf and the Ten Thousand Islands, but NOAA’s Coast Pilot warns it is subject to continual change, is not charted for private daybeacons, and needs local knowledge.

Is Caxambas Park open to the public?

Yes. Caxambas Park, 909 Collier Court, is a Collier County boat park with a ramp, parking and a store. The ramp reopened on 15 February 2025 after Hurricane Ian repairs, and fuel service resumed on 15 November 2025, daily from 7:30 a.m. to 3:00 p.m., credit cards only.

Can charter boats launch at Caxambas Park?

No. City rules limit commercial operations at Caxambas to the fuel station and the store, so charter businesses launch elsewhere, such as Goodland.

How close is Caxambas to the beach?

South Marco Beach is about 0.6 road miles from Caxambas Tower and 0.8 road miles from Banyan Court by our estimate, with county parking and restrooms on Swallow Avenue and a $10 fee without a resident permit.

What flood zone is Caxambas in?

Zone AE. Eleven of the 12 addresses we tested read Zone AE with base flood elevations of 9 or 10 feet NAVD88 on FIRM panels 12021C0836J and 12021C0837J, effective 2024-02-08; the twelfth returned no zone at the street point, with AE 9 and AE 10 mapped within 150 metres. Zone VE is mapped within 150 metres of the Caxambas Tower and Camelot points.

Do I need flood insurance in Caxambas?

A federally backed mortgage in Zone AE requires it, and Citizens Property Insurance requires flood coverage on single-family policies at most price points. A Citizens unit-owner (HO-6) condo policy is exempt from that Citizens rule, but flood cover is still worth pricing for any unit.

How did Caxambas do in Hurricane Ian?

Ian pushed 4 to 6 feet of water above ground from Marco Island through Everglades City, and the highest Marco Island high-water mark was 6.99 feet NAVD88, above the ground at most of our tested Caxambas points. Caxambas Park was heavily damaged and its ramp stayed closed until February 2025. No building-specific Ian damage report was published for the south-end condominiums.

When were the homes in Caxambas built?

The Unit 10 plat dates from Deltona’s 1960s plan, but the single-family homes are mostly new: the median year built is 2015, with 131 built in 2020 or later. Most condominium buildings date from 1973 to 1981; Caxambas South Beach Terrace (2003) and Mariners Palm Harbor (2009) are newer.

Can I tear down and rebuild in Caxambas?

Yes, with City permits, and many owners do. A new home or a substantial improvement must put its lowest floor at the higher of base flood elevation plus 1 foot or 18 inches above the crown of the road, which on these maps means at least 10 or 11 feet NAVD88.

Can I rent my Caxambas home short term?

The City of Marco Island has no enforceable vacation rental ordinance, and state law bars new local limits on rental duration, so a single-family home can be rented subject to state rules and taxes. A condominium can be rented only within its own declaration and rules, which come with the resale documents.

Are pets allowed in Caxambas condos?

It depends on the building. None of the seven associations in our statistics publishes its pet rules on a public website we could find, so read the declaration and rules in the resale package before you sign.

What are property taxes in Caxambas?

The combined millage for a parcel in the City of Marco Island was 8.9535 mills for tax year 2025 from the components we could confirm, about $8,953 a year per $1 million of taxable value before any homestead exemption. Collier Mosquito Control District’s rate was not published in a document we could read.

What does it cost per month to own a Caxambas condo?

Using sourced inputs only, tax plus assessment comes to about $1,760 a month for a Waters Edge building A unit at $585,000, about $2,103 a month for a Camelot unit at $750,000, and about $2,837 a month for a Caxambas Tower unit at $1,150,000, before insurance and utilities.

Which schools serve Caxambas?

The Collier County Public Schools address lookup for 2026-2027 returned Tommie Barfield Elementary, Manatee Middle School and Lely High School for three Caxambas addresses. Marco Island Charter Middle and Marco Island Academy are open by application.

How far is Caxambas from the airport?

Southwest Florida International Airport is about 51 to 52 road miles and 74 minutes away at free-flow speeds; Marco Island Executive Airport is about 9 miles and 23 minutes away, by our routing estimate.

How far is Caxambas from a hospital?

Physicians Regional Medical Center on Collier Boulevard in Naples, the nearest emergency department, is about 15 road miles and 28 minutes away. NCH’s urgent care center on Heathwood Drive, about 2.3 to 2.8 road miles away, is open daily but is not an emergency department.

Is the south end of Marco Island quiet?

Yes, by island standards. The grid sits at the tip of the island with almost no through traffic, and the City’s limit on commercial launches at Caxambas Park keeps charter traffic off Collier Court. Expect construction noise from rebuilds and, from 2027, the Caxambas Court Bridge project.

What is happening with the Caxambas bridge?

The City says FDOT rated the Caxambas Bridge’s deck and superstructure “serious” and that it has the lowest sufficiency rating of 370 bridges in Collier County. A $12 million replacement, with $7.5 million in FDOT grants, is scheduled for 2027.

Is Caxambas or the Estates better?

It depends on what you want. Caxambas single-family homes sold at a median $1,910,500 ($792 a square foot) on about quarter-acre lots with the quickest Pass access; Estates homes sold at a median $3,000,000 ($862) on about half-acre lots, both in the 12 months to 2026-10-07.

Is Caxambas a good place to live?

For boaters, beachgoers and buyers who want a quiet canal home without an association fee, yes. The trade-offs are flood exposure on low ground, a drive for groceries, and higher condominium assessments in the older buildings.

Do I need a buyer’s agent to buy in Caxambas?

You are not required to have one, but a buyer’s agent who knows the canals, the Pass, the flood maps and each building’s documents protects you. Call Marc at (239) 287-5873.

Who pays for title insurance when I buy in Caxambas?

In Collier County the buyer customarily pays the owner’s title insurance policy and chooses the closing agent; the contract controls.

Can I cancel a condo purchase after reading the documents?

Florida’s resale rules give a condominium buyer 7 business days after receiving the required association documents to cancel. Ask for the milestone summary, SIRS, budget and minutes early so you can use that window.

Frequently Asked Questions About Caxambas and the South End: Seller Edition

These seller questions come from owners in Caxambas and the South End who are weighing a sale; every figure uses the Southwest Florida MLS window and the Collier County file dates stated in the market section.

What is my Caxambas home worth?

It depends on your street, your water and your home’s age. Caxambas single-family homes sold from $1,195,000 to $5,825,000 in the 12 months to 2026-10-07, at $483 to $1,439 a square foot. Request a free valuation built from your own street’s sales.

What is my Caxambas condo worth?

Condominium units sold from $554,500 to $2,200,000 in the same 12 months, and inside one building two units of the same plan at Camelot sold for $560,000 and $1,050,000. Your floor, view and condition matter as much as the building, so we price from the building’s own sales and then walk the unit.

How many homes sold in Caxambas last year?

Twenty-eight in the 12 months to 2026-10-07 through the Southwest Florida MLS: 16 single-family homes and 12 condominium units, with $51,950,000 in total sold volume.

How long does it take to sell a home in Caxambas?

The median was 50.5 days on market across those 28 sales: 50.0 days for single-family homes and 50.5 days for condominiums. Over 60 months the median was 46 days across 135 sales with market history.

How close to asking price do Caxambas homes sell?

The median sale closed at 94.3 percent of the final list price in the 12 months to 2026-10-07: 93.4 percent for single-family homes and 95.1 percent for condominiums.

What is the highest price paid in Caxambas recently?

888 Banyan Court sold for $5,825,000 in March 2026, the highest price in our 60-month file. Two more homes, 700 Partridge Court ($5,375,000) and 860 Banyan Court ($5,300,000), also sold above $5 million in 2026.

What is the price per square foot in Caxambas?

The 12-month median was $792 per living square foot for single-family homes and $433 for condominiums, and $627 for the area as a whole, on Southwest Florida MLS sales to 2026-10-07.

Is now a good time to sell in Caxambas?

The single-family median has held near $1.8 million to $2.0 million across the 24, 36, 60 and 12-month windows, the number of sales rose to 34 in 2025, and four homes sold above $3 million in the first seven months of 2026. Condominium medians have eased, so condo sellers benefit most from careful pricing and complete documents.

Should I sell my older Caxambas home as a teardown?

Sometimes. Older homes on Caxambas canals sold near $500 to $750 a square foot while new raised homes on wide water sold above $1,000, which means builders and rebuilders are an active buyer pool. We price your home both ways, as a home and as a lot, before you decide.

Should I renovate before I sell?

Usually only targeted work. Buyers in Caxambas pay for elevation, new construction and wide water, which a cosmetic remodel cannot add. We walk the home with you and price both options before you spend.

Who buys homes in Caxambas?

Boaters who want quick Gulf access, second-home owners, families moving up from condos, and builders buying lots to rebuild. For condominiums, the buyers are mostly seasonal owners and downsizers who want a lock-and-leave home near South Marco Beach.

When is the best season to list in Caxambas?

Winter brings the most seasonal buyers to Marco Island, but a well-priced home sells year-round: Caxambas sales closed in every season in our file. Listing ready for the start of the season gives the most buyer traffic.

How does flood zone affect my sale?

Every Caxambas buyer will price flood insurance, so we prepare your elevation certificate, flood disclosure and any flood claim history up front. A home raised above base flood elevation, or on the higher ground near Indian Hill, is easier to insure and sell.

What flood disclosure do I have to give?

Florida’s Section 689.302 requires a written flood disclosure at or before signing, covering flood damage during your ownership, flood insurance claims and federal flood assistance.

Do I need an elevation certificate to sell?

It is not required to list, but buyers and insurers will ask for one, and having it early speeds up quotes and avoids delays. Homes built or substantially improved in a flood zone document their elevation at permit, so newer homes often have one on file.

What documents should I gather before listing a condo?

Your declaration, bylaws and rules, the current budget and reserve schedule, the milestone summary and structural integrity reserve study if your building has them, the master insurance declarations, your HO-6 and any flood policy, a recent wind mitigation report if one exists, any dock lease, and recent utility bills.

Will my condo association need to approve my buyer?

Many Florida condominium declarations require approval of a buyer or tenant. We start the association’s application the day the contract is signed so approval does not delay closing.

What is an estoppel certificate and who pays for it?

It is the association’s statement of what is owed on the unit at closing. Florida caps the fee at $250, plus $100 for expedited delivery and $150 more if the unit is delinquent; who pays is set by the contract.

Who pays title insurance when I sell?

In Collier County the buyer customarily pays the owner’s title policy; the contract controls.

What closing costs does a Caxambas seller pay?

Typically the Florida documentary stamp tax on the deed, set by statute at 70 cents per $100 of the price, the listing brokerage’s commission, any association estoppel and transfer charges your contract assigns to you, and prorated taxes. We give you a net sheet before you list.

Does the bridge replacement affect my sale?

It may affect showings and traffic while the Caxambas Court Bridge is replaced, which the City schedules for 2027. We plan showing routes and timing around construction and explain the City’s plan and FDOT funding to buyers so the project reads as an upgrade, not a risk.

Do special assessments affect my condo sale?

Yes. Buyers ask about any assessment notice and the reserve schedule. Disclosing early and showing the building’s SIRS and budget lets buyers price the assessment instead of walking away.

Can I sell my Caxambas home while it is rented?

Yes, subject to the lease. We coordinate showings with your tenant and present the lease terms to buyers, some of whom value the income.

How many qualified sales does the county record show here?

The Collier County file shows 17 qualified recorded sales in the 12 months to 2026-08-24 at a median of $1,525,000, and 1,134 qualified sales on file across all years for these plats and condominiums.

Why does the county median differ from the MLS median?

The county counts only qualified recorded sales and its file ends on 2026-08-24, while the MLS covers listed sales to 2026-10-07. We show both, labelled, and price from the closest comparable sales on your street or in your building.

How do you market a Caxambas waterfront home?

With professional photography, drone and video that show the water and the run to the Pass, a clear flood and elevation package, outreach to our qualified-buyer database, and pricing grounded in your own street’s sales. Off-market and discreet options are available.

What does a listing agent do for a Caxambas condo?

Prices the unit against its building’s own sales, gathers the association documents buyers ask for, markets to the right buyer pool for the building’s rules, manages the association approval and the estoppel, and negotiates repairs and credits through to closing.

Who is the best realtor to sell my Caxambas home?

We believe it is Jesse McGreevy and Marc Comisar of McGreevy and Comisar with Domain Realty, Top 1% Real Estate Agents Nationally Since 2008: over 45 years of combined experience and more than $900 million in sales between the two of them. See more about our team.

How do I start selling my Caxambas home?

Call Jesse direct at (239) 898-6072, text or call, or request a free valuation. Our Marco Island seller guide walks through the process step by step.

Is a conversation about selling confidential?

Yes. Confidential conversations are welcome; we never publicise a potential listing or contact your association without your go-ahead.

Sources

Every source below was read for this guide or for the Marco Island research pack it draws on, between 2026-10-07 and 2026-10-21. Market data from the Southwest Florida MLS (Matrix) and the Collier County Property Appraiser data file dated 2026-08-29 are cited in the text as records, not links.

1. City of Marco Island, Old Marco Island (history)
2. Coastal Breeze News, Historical Markers: Reminders of Marco Island’s Past (2022)
3. Collier County, Conservation Collier screening report, Otter Mound Preserve Project (PDF, 2022-12-07)
4. Deltona Corp. v. Alexander, 504 F. Supp. 1280 (M.D. Fla. 1981)
5. Deltona Corp. v. United States, 657 F.2d 1184 (Ct. Cl. 1981)
6. Deltona Corp. v. Alexander, 682 F.2d 888 (11th Cir. 1982)
7. The Mackle Company, The Marco Permits
8. Collier County GIS parcel service
9. Collier County Clerk, Official Records access
10. Florida DBPR condominium extract (Condo_CW.csv)
11. Florida DBPR, Condominiums, Timeshares and Mobile Homes public records
12. Florida DBPR, SIRS reporting databases
13. Florida DBPR Condo Info
14. Florida Division of Corporations, entity search
15. Marco Courtyard Towers association, home page
16. Marco Courtyard Towers association, about
17. Marco Courtyard Towers association, FAQs
18. Collier County Parks, Caxambas Park
19. Collier County, Caxambas Park fuel service release (2025-11-14)
20. Collier County, Collier Boulevard boat ramp reopening (2025-08)
21. Naples Press, Caxambas Park boat ramp reopens (2025-02-21)
22. NBC2, Caxambas Park $3 million hurricane repair project (2024-05-24)
23. NBC2, Caxambas Park boat ramp reopens after two-year closure (2025-02-17)
24. NBC2, Nearly 10 inches of rain floods Marco Island (2024-06-13)
25. Collier County Parks, South Marco Beach Access
26. City of Marco Island, Beach Access
27. Marco Island Civic Association, Residents’ Beach
28. Collier County Parks and Recreation, Marco Island beaches
29. Florida Department of Environmental Protection, Strategic Beach Management Plan, Southwest Gulf Coast Region (PDF)
30. NOAA Office of Coast Survey, United States Coast Pilot 5, Chapter 4 (PDF)
31. Florida Administrative Code 68C-22.023, Collier County manatee zones (Cornell LII)
32. FEMA National Flood Hazard Layer map service
33. FEMA Flood Map Service Center
34. U.S. Census Bureau geocoder
35. USGS 3DEP Elevation Point Query Service
36. USFWS CBRS Mapper service (USGS WIM)
37. FEMA, Community Rating System
38. FEMA, CRS Eligible Communities, October 1, 2026 (XLSX)
39. OpenFEMA NFIP policies dataset
40. FEMA FloodSmart, flood zones and maps
41. National Hurricane Center, Tropical Cyclone Report, Hurricane Irma (PDF)
42. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian (PDF)
43. National Hurricane Center, Tropical Cyclone Report, Hurricane Helene (PDF)
44. National Hurricane Center, Tropical Cyclone Report, Hurricane Milton (PDF)
45. National Weather Service Miami, Hurricane Ian summary (PDF)
46. Florida Statutes s. 553.899, milestone inspections
47. Florida Statutes s. 718.112, condominium bylaws and SIRS
48. Florida Statutes s. 718.111, association records
49. Florida Statutes s. 718.116, assessments and estoppel certificates
50. Florida Statutes s. 718.503, resale disclosure
51. Florida Statutes s. 689.302, flood disclosure
52. Florida Statutes s. 627.351, Citizens Property Insurance
53. Florida Statutes s. 627.0629, wind mitigation discounts
54. Florida Statutes s. 627.711, mitigation inspection form
55. Florida Statutes s. 215.5586, My Safe Florida Home
56. My Safe Florida Home program
57. Laws of Florida, ch. 2024-215
58. Laws of Florida, ch. 2025-175
59. Florida Statutes s. 509.032, vacation rental preemption
60. Florida Statutes s. 196.031, homestead exemption
61. Florida Statutes s. 193.155, Save Our Homes
62. Florida Statutes s. 193.1554, non-homestead cap
63. Florida Statutes s. 201.02, documentary stamp tax on deeds
64. Florida Department of Revenue, 2025 homestead CPI adjustment (PDF)
65. Florida Department of Revenue, Table 1 Comparison of Levies, Collier County 2025-26 (PDF)
66. Collier County, FY2026 Final Budget Public Hearing (PDF)
67. South Florida Water Management District, FY2025-2026 Second Public Hearing (PDF)
68. City of Marco Island, FY2026 Adopted Budget (PDF)
69. Collier Mosquito Control District, FY2024-25 Annual Report (PDF)
70. Collier County Tax Collector, ad valorem authorities
71. City of Marco Island Code of Ordinances (Municode)
72. City of Marco Island, Resolution 23-54 (PDF)
73. City of Marco Island, 2026 General Obligation Bond
74. City of Marco Island, Caxambas Court Bridge FDOT agreement (PDF)
75. City of Marco Island, April 2026 FDOT corrective action letter, Caxambas Bridge (PDF)
76. City of Marco Island, February 2026 FDOT corrective action letter, Caxambas Bridge (PDF)
77. Coastal Breeze News, Caxambas Bridge Rated “Serious” (2026-03-05)
78. WGCU News, Marco Island bond one-vote win (2026-08-26)
79. Naples Press, Recount confirms narrow bond vote for Marco Island bridges (2026-08-28)
80. Pinellas County Property Appraiser, Amendment 3 explainer
81. City of Marco Island, Racquet Center
82. YMCA of Collier County, contact
83. Paradise Coast, Marco Walk directory listing
84. Publix store 622, Marco Island
85. Winn-Dixie store 729, Marco Island
86. NCH, Marco Island urgent care release
87. NCH locations, Marco Island
88. Physicians Regional hospitals
89. Collier County Public Schools, 2025-2026 school and district grades (PDF)
90. Collier County Public Schools, attendance boundaries
91. Collier County Public Schools, interactive zoning tool
92. Florida Department of Education school directory, Collier
93. OSRM public routing service
94. OpenStreetMap Nominatim geocoder

Downloadable Documents

Market data from Southwest Florida MLS, pulled 2026-10-07; Collier County Property Appraiser data file dated 2026-08-29. Brokered by Domain Realty.