Crescent Beach is a 117-unit, 14-floor 1990 tower on the Gulf beach at 100 North Collier Boulevard, Marco Island. Thirteen units sold in the 24 months to October 2026 at a $1,200,000 median. Sell or buy with McGreevy and Comisar.
Home > Marco Island > Gulf-Front Condos > Crescent Beach
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Crescent Beach is a 117-unit, 1990 high-rise condominium on the open Gulf beach inside the Marco Island Gulf-Front Condos corridor in Marco Island, Florida. It is the tower at 100 North Collier Boulevard, on the Gulf side of the road, between Admiralty House to the north and Gulfview Apartments to the south, and it is the newest and largest-unit building on that stretch of the central beach. If you are deciding who should sell or buy here, our comparison of the best real estate agents in Marco Island shows how local agents stack up on the public record. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and sellers come first on this page.
Crescent Beach is one 117-unit high-rise condominium completed in 1990 at 100 North Collier Boulevard, Marco Island, FL 34145, on a county parcel of about 8.3 acres that runs from the road to the Gulf beach. Most units are 1,445 square foot two-bedroom, two-bath flats; end units of 1,877 square feet have three bedrooms, and a small stack of 1,020 square foot units has one.
Everything on this page is built from public records: the Collier County roll and parcel maps, the state condominium register and corporate filings, the Southwest Florida MLS pulled on 2026-10-07, FEMA and USGS map layers, National Hurricane Center reports and Florida statute text. Crescent Beach Condominium Association does not publish a public website we could find, so its budget, rules and inspection reports are routed to the resale documents a seller must provide, and we say so wherever that matters.
Yes. The Collier County parcel layer draws the Crescent Beach common-element parcel as one polygon of about 8.3 acres (our measurement of the county polygon) with North Collier Boulevard on its east edge and a straight beach-side boundary of about 440 feet on its west edge (Collier County GIS parcels, ArcGIS service). We tested five points from 30 to 460 feet seaward of that boundary on 2026-10-21: none falls on any private parcel, and every one falls in FEMA’s coastal high hazard zone VE on the open Gulf shoreline. FEMA’s National Flood Hazard Layer maps a primary frontal dune about 110 feet seaward of the tower and names the coastal transects in front of it “Gulf of Mexico” (FEMA National Flood Hazard Layer, ArcGIS service).
The building itself stands well back from the road. The county’s 2025 building footprint layer places the tower’s footprint, about 22,000 square feet, roughly 545 feet west of the North Collier Boulevard centerline, with two lower structures between the tower and the road (Collier County GIS buildings, ArcGIS service). The tower is the beach end of the parcel, not the street end.
The Florida Department of Environmental Protection’s Coastal Construction Control Line layer for Collier County carries the 1989 line, and on 2026-10-21 the Crescent Beach tower footprint sat entirely on the Gulf side of it, about 100 feet seaward at the nearest point, while the parcel’s road frontage sits landward of it (FDEP Coastal Construction Control Line layer). That is the state’s own confirmation that the building is a beachfront structure, and it matters for repairs: work seaward of the line can need a state coastal permit, which the permits section below explains.
The county parcel layer settles the neighbours. Immediately north is Admiralty House, at 140 and 180 Seaview Court; immediately south is Gulfview Apartments at 58 North Collier Boulevard; across North Collier Boulevard to the east is Island Manor at 87 North Collier Boulevard. Crescent Beach shares its name with the stretch of central beach that two associations farther south describe in their own words as “Marco Island’s world-famous Crescent Beach” (Royal Seafarer association; The Marbelle Club association).
| Item | Crescent Beach | Source |
|---|---|---|
| Recorded name | CRESCENT BEACH CONDOMINIUM OF MARCO ISLAND | Collier County roll, data files dated 2026-08-29 |
| State register | CRESCENT BEACH CONDO OF MARCO ISLAND, A CONDO, project PR1S019853, 117 units, recorded 1989-09-29 | DBPR condominium extract |
| Units | 117 (county roll and DBPR agree) | County roll; DBPR |
| Address | 100 North Collier Boulevard, Marco Island, FL 34145 (one building address for every unit) | County roll; Collier County site address points |
| Year built | 1990 | County roll |
| Heated area | 1,020 to 2,040 sq ft, median 1,445 sq ft | County roll |
| Association | Crescent Beach Condominium Association, Inc., Sunbiz document N32743, Active, filed 1989-06-12 | Florida Division of Corporations |
| Water position | Gulf side of North Collier Boulevard; parcel runs to the beach; tower seaward of the 1989 Coastal Construction Control Line | Collier County GIS; FDEP |
| FEMA flood zones on the parcel | AE 9, AE 10, VE 11 and shaded zone X; tower footprint almost entirely shaded X | FEMA NFHL, FIRM panel 12021C0828J, effective 2024-02-08 |
| Storm surge evacuation zone | Zone A | Collier County hurricane evacuation zone layer |
| 24-month MLS closings | 13, median $1,200,000, 24 months to 2026-10-07 | Southwest Florida MLS |
| Listed on 2026-10-07 | 4 active and 1 pending, $1,250,000 to $1,650,000 | Southwest Florida MLS |
“Crescent Beach” is a common place name: there is a Crescent Beach on Siesta Key, another near St. Augustine, and the Division of Corporations lists a Crescent Beach Four Winds association in St. Augustine that has nothing to do with Marco Island. This page covers only the Marco Island condominium governed by Crescent Beach Condominium Association, Inc., document N32743, with its principal address at 100 North Collier Boulevard (Florida Division of Corporations).
If you’re searching for the best realtor for Crescent Beach in Marco Island Gulf-Front Condos, Marco Island, whether you’re ready to sell your Crescent Beach 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, Top 1% Nationally since 2008, with over $2.5 billion sold as a team with Domain Realty Group and $900 million in personal sales between Jesse and Marc. McGreevy and Comisar are the #5 real estate team in Florida (RealTrends 2026).
Recent Crescent Beach track record (24 months to 2026-10-07, Southwest Florida MLS): 13 Crescent Beach resales total in the market · highest-priced Crescent Beach sold: $1,500,000 · median sale-to-final-list ratio: 94.4 percent. In the last 12 months we tracked nine Crescent Beach closings, and over five years we tracked every one of the 31 Crescent Beach closings on the MLS, unit by unit; the full list for the lead window is on this page.
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Selling your Crescent Beach home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Buying a home in Crescent Beach? Call Marc at (239) 287-5873 for a personalized buyer consultation, or start a buyer consultation with our team.
Crescent Beach suits a buyer who wants a full-size Gulf-front condo on Marco Island’s central beach, in a 1990 concrete tower set back from the road, at prices that sat between $1,000,000 and $1,500,000 over the last two years. It suits less well a buyer who needs a published rulebook before shopping, because the association keeps its documents inside the resale package.
The sales record describes the building by what it sells. Of the 13 closings in the 24 months to 2026-10-07, eleven were 1,445 square foot two-bedroom, two-bath units and two were 1,877 square foot three-bedroom units, and every MLS closing in five years carries the building design label “High Rise (8+)” (Southwest Florida MLS). In our reading of those sales and the county roll, the buyer here is usually a second-home or seasonal owner who wants beach-and-sunset living without a 1970s floor plan, and who is willing to pay more per unit than the older towers next door for more space and a newer structure.
What Crescent Beach gives you is the open Gulf beach behind the building, about 35 to 65 percent more floor area than the median unit in the two 1970s towers beside it (1,445 square feet against 1,071 at Gulfview Apartments and 868 at Admiralty House on the county roll), and a parcel deep enough that the tower sits about 545 feet from the road. In the 24 months to 2026-10-07 the median Crescent Beach sale was $1,200,000 (Southwest Florida MLS), against $896,300 for the median owner-occupied home value across the City of Marco Island in the Census Bureau’s 2020 to 2024 American Community Survey (U.S. Census QuickFacts, Marco Island city). What you give up is a public window into the association: no public website, no posted rules, and no posted inspection reports, so a buyer reads the resale documents before relying on any fee or rule figure.
We tracked every Crescent Beach closing on the Southwest Florida MLS for the five years to 2026-10-07, 31 closings in all, and read them against the 221 qualified recorded sales the Collier County roll data holds for the condominium. Two things stood out. First, the building is remarkably uniform: every recorded sale of a unit numbered in the 00 or 08 position was a 1,877 square foot unit, every sale in the 04 position was a 1,020 square foot unit, and the rest were 1,445 square feet. Second, the price of a typical two-bedroom unit has come down from its 2022 level, which the year-by-year table below shows sale by sale.
Crescent Beach recorded 13 closed sales on the Southwest Florida MLS in the 24 months to 2026-10-07, at a median of $1,200,000 and a range of $1,000,000 to $1,500,000. The 12-month window holds only nine closings, so the 24-month window, the first of the 12, 24, 36 and 60 month windows to hold ten or more, leads every figure below.
Data updated: October 2026. All MLS figures are for the 24 months to 2026-10-07, Southwest Florida MLS, unless another window is named.
| Measure | Figure | Count behind it |
|---|---|---|
| Closed sales | 13 | 13 |
| Median sale price | $1,200,000 | 13 sales |
| Lowest and highest sale | $1,000,000 to $1,500,000 | 13 sales |
| Dollar volume | $16,072,500 | 13 sales |
| Median price per square foot | about $813 | 13 sales |
| Median days on market | 138 | 13 sales |
| Median sale to final list price | 94.4 percent | 13 sales |
| Sales entered after closing (Sold Data Entry) | 0 | 13 sales |
With 13 sales, the median is the 7th of the sorted prices, $1,200,000. Price per square foot is each sale’s price divided by its MLS square footage, then the median of those 13 ratios.
| Closed | Unit | Sq ft | Beds | Sold | Final list | $/sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| 2026-09-24 | 1103 | 1,445 | 2 | $1,150,000 | $1,250,000 | $796 | 146 |
| 2026-04-02 | 205 | 1,450 | 2 | $1,125,000 | $1,175,000 | $776 | 28 |
| 2026-03-09 | 803 | 1,445 | 2 | $1,150,000 | $1,250,000 | $796 | 214 |
| 2026-02-24 | 608 | 1,877 | 3 | $1,462,500 | $1,550,000 | $779 | 237 |
| 2026-02-16 | 1102 | 1,445 | 2 | $1,200,000 | $1,259,000 | $830 | 58 |
| 2025-12-05 | 900 | 1,877 | 3 | $1,500,000 | $1,595,000 | $799 | 21 |
| 2025-12-02 | 303 | 1,445 | 2 | $1,000,000 | $1,150,000 | $692 | 148 |
| 2025-10-29 | 507 | 1,445 | 2 | $1,175,000 | $1,245,000 | $813 | 138 |
| 2025-10-28 | 1002 | 1,445 | 2 | $1,200,000 | $1,389,000 | $830 | 116 |
| 2025-06-30 | PH-5 | 1,445 | 2 | $1,200,000 | $1,225,000 | $830 | 171 |
| 2025-06-06 | 107 | 1,445 | 2 | $1,260,000 | $1,299,000 | $872 | 169 |
| 2025-01-10 | 605 | 1,445 | 2 | $1,470,000 | $1,545,000 | $1,017 | 12 |
| 2024-12-30 | 207 | 1,445 | 2 | $1,180,000 | $1,350,000 | $817 | 76 |
Source: Southwest Florida MLS, closed sales matched to the condominium name CRESCENT BEACH at 100 North Collier Boulevard, pulled 2026-10-07. Square footage is as entered in the MLS; the county roll records unit 205 at 1,445 square feet. All units are at 100 North Collier Boulevard.
The nine closings in the 12 months to 2026-10-07 are the first nine rows of the table above, from unit 507 on 2025-10-29 to unit 1103 on 2026-09-24. The median of these nine sales is $1,175,000, from $1,000,000 to $1,500,000, with a median of 138 days on market and a median sale-to-final-list ratio of 94.0 percent (Southwest Florida MLS). Nine sales is below the ten-sale floor we use for a lead figure, which is why the 24-month window leads.
The Collier County roll data dated 2026-08-29 (recorded sales through 2026-08-24) holds 13 qualified, arm’s-length recorded sales of Crescent Beach units in the 24 months to 2026-08-24, at a median of $1,200,000 and a range of $767,000 to $1,500,000. A qualified recorded sale is a deed the county has graded as a fair market, arm’s-length transfer; it is a county record, not an MLS record, and its dates are deed dates. Where a deed and the MLS describe the same sale they agree on price: unit 205’s deed of 2026-03-27 at $1,125,000 matches its MLS closing of 2026-04-02 at $1,125,000, and unit 803’s deed of 2026-03-03 at $1,150,000 matches its MLS closing of 2026-03-09. The county’s low of $767,000 is a 1,020 square foot unit whose deed is dated 2025-05-12; we found no matching closing in the MLS record, so it appears in the county count and not the MLS count.
Sale to list here means the sale price divided by the final list price, after any price reductions. A median of 94.4 percent means the typical Crescent Beach seller in the last 24 months accepted about 5.6 percent less than the last asking price. None of the 13 sold at or above the final ask; the closest was the penthouse-level unit PH-5 at 98.0 percent, and three sold below 88 percent. Pricing right at the start matters more here than in a fast market.
Eleven of the 13 sales were the same 1,445 square foot two-bedroom plan, and those eleven still ran from $1,000,000 to $1,470,000. Floor, view line, renovation and timing carry that $470,000 difference, which is why a valuation for a Crescent Beach unit has to be built from the specific unit, its stack and its condition, not from the building median.
Crescent Beach is a 117-unit Gulf-front tower in the Marco Island Gulf-Front Condos corridor of Marco Island, with a 24-month median sale of $1,200,000 (Southwest Florida MLS, to 2026-10-07). McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008. Sellers: get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Buyers: call Marc at (239) 287-5873 or book a buyer consultation.
Crescent Beach prices peaked in 2022 and 2024 and have come back since: the median MLS sale was $1,400,000 in 2022, $1,500,000 in 2024, $1,200,000 in 2025 and $1,150,000 so far in 2026, on four to eight closings a year (Southwest Florida MLS, pulled 2026-10-07). Read the 1,445 square foot rows for a like-for-like trend, because the mix of plan sizes moves the all-unit median.
Data updated: October 2026.
| Year | Closings | Median of that year’s sales | Range |
|---|---|---|---|
| 2022 | 8 | $1,400,000 | $1,265,000 to $1,675,000 |
| 2023 | 4 | $1,027,500 | $650,000 to $1,762,000 |
| 2024 | 7 | $1,500,000 | $1,150,000 to $1,750,000 |
| 2025 | 7 | $1,200,000 | $1,000,000 to $1,500,000 |
| 2026 (to 2026-10-07) | 5 | $1,150,000 | $1,125,000 to $1,462,500 |
The 60-month window begins on 2021-10-07 and holds no 2021 closing. Every row holds fewer than ten sales, so each median is the median of that year’s sales only. The 2023 row mixes two 1,020 square foot one-bedroom sales with a 1,877 square foot sale, which is why its median sits low.
| Year | 1,445 sq ft closings | Median of these sales | Prices |
|---|---|---|---|
| 2022 | 7 | $1,375,000 | $1,265,000 to $1,575,000 |
| 2023 | 1 | $1,240,000 | one sale |
| 2024 | 5 | $1,395,000 | $1,150,000 to $1,525,000 |
| 2025 | 6 | $1,200,000 | $1,000,000 to $1,470,000 |
| 2026 (to 2026-10-07) | 4 | $1,150,000 | $1,125,000 to $1,200,000 |
The four 2026 sales of the standard two-bedroom plan closed between $1,125,000 and $1,200,000, against $1,265,000 to $1,575,000 for the seven in 2022 (Southwest Florida MLS; unit 205’s MLS entry of 1,450 square feet is counted with this plan, as the county roll records it at 1,445).
In our reading, the pattern is consistent with buyers pricing in insurance, reserve funding and inspection costs on Florida condominium towers after Hurricane Ian and the 2022 to 2025 condominium law changes; the MLS figures show the price movement, not its cause. The 36-month window (20 closings, median $1,200,000, $815,000 to $1,750,000) and the 60-month window (31 closings, median $1,335,000, $650,000 to $1,762,000) are context; the 24-month median of $1,200,000 is the current price signal. One sale in the 60-month window, unit 1205 at $1,425,000 on 2022-12-30, was entered after closing and was not marketed through the MLS; it counts in the five-year closing count and median but not in days on market.
Crescent Beach had four units listed for sale and one under contract on 2026-10-07: three 1,445 square foot two-bedroom units asking $1,250,000 to $1,645,000 and a 1,877 square foot three-bedroom unit asking $1,650,000. The median of the three active two-bedroom asks is $1,350,000, which sits $150,000 above the 24-month median sale of $1,200,000: that gap is where a buyer negotiates and a seller has to price through.
Data updated: October 2026. Listings as of 2026-10-07, Southwest Florida MLS.
| Unit | Status | Sq ft | Beds | List price | List $/sq ft | Days on market |
|---|---|---|---|---|---|---|
| 203 | Active | 1,445 | 2 | $1,250,000 | $865 | 44 |
| 1201 | Active | 1,445 | 2 | $1,350,000 | $934 | 33 |
| 901 | Active | 1,445 | 2 | $1,645,000 | $1,138 | 12 |
| 500 | Active | 1,877 | 3 | $1,650,000 | $879 | 391 |
| 605 | Pending with contingency | 1,445 | 2 | $1,350,000 | $934 | 8 |
Unit 605 is the same unit that closed at $1,470,000 on 2025-01-10, the highest two-bedroom sale of the last 24 months; it went under contract on a $1,350,000 list price within eight days of listing.
Four active listings against nine sales in the last 12 months (0.75 sales a month) is about 5.3 months of supply; against the 24-month pace of 13 sales (0.54 a month) it is about 7.4. In plain terms, a buyer has a short list to compare inside the building, and a seller is competing with three or four neighbours at a time, not ten.
The three-bedroom unit 500 asks $1,650,000, about $879 per square foot, after 391 days on the market, against the two 1,877 square foot sales of the last 24 months at $1,500,000 and $1,462,500. The highest two-bedroom ask, $1,645,000 for unit 901, is $175,000 above the highest two-bedroom sale of the last 24 months ($1,470,000 for unit 605) and works out to about $1,138 per square foot against a 24-month median of about $813. An asking price is not a sale; the closed sales above are the evidence a lender’s appraiser will use.
Crescent Beach has four unit sizes on the Collier County roll: 1,020 square feet (one bedroom), 1,445 square feet (two bedrooms, two baths), 1,877 square feet (three bedrooms) and 2,040 square feet on the two units the roll labels TH. The 1,445 square foot two-bedroom is the building’s standard plan and the one most often sold.
| Unit number position | Heated sq ft on every recorded sale | Bedrooms (MLS) | Units by our count of the parcel layer |
|---|---|---|---|
| 00 and 08 (for example 900, 608), plus PH-8 | 1,877 | 3 | 25 |
| 04 (floors 2 to 10, for example 304, 504) | 1,020 | 1 | 9 |
| 01, 02, 03, 05, 06, 07, first-floor 101 and 107, PH-1 to PH-7 | 1,445 | 2 | 81 |
| TH (two units) | 2,040 | not entered in the MLS window | 2 |
Method: the Collier County parcel layer lists the 117 unit parcels and their unit numbers at 100 North Collier Boulevard, and the roll’s qualified recorded sales give the heated area of 84 of those units. Every sold unit in a given position carries the same heated area, so the unit counts in the last column apply that pattern to all 117 unit numbers; they are our reading of the county record, not an association floor-plan document. The counts add to 117.
The county parcel layer numbers the units by floor: 101 and 107 on the first floor, nine units a floor (00 to 08) on floors 2 to 10, eight units a floor on floors 11, 12 and 14 (no 04 unit, and no floor numbered 13), then eight penthouse-level units, PH-1 to PH-8, and two units labelled TH. The City of Marco Island’s building layer records the tower at 14 floors and 140 feet, and a 2020 City permit for the front entry doors covered “14 floors and 62 openings” (City of Marco Island GIS; City of Marco Island permit portal); the MLS labels it “High Rise (8+).”
| Heated sq ft | Sales | Median of these sales | Range |
|---|---|---|---|
| 1,445 (including unit 205 entered at 1,450) | 11 | $1,180,000 | $1,000,000 to $1,470,000 |
| 1,877 | 2 | $1,481,250 | $1,462,500 to $1,500,000 |
| 1,020 | 0 on the MLS | none | one county-recorded sale at $767,000 |
Each row holds fewer than ten sales, so each median is the median of those sales only, not a building-wide price signal. Over 60 months the six 1,877 square foot sales had a median of $1,650,000 and the 23 standard two-bedroom sales a median of $1,260,000.
Somewhat, in this record, but not reliably. Over 60 months, the eight 1,445 square foot sales on floors 1 to 5 had a median of $1,177,500, the seven on floors 6 to 10 a median of $1,375,000, and the eight on floors 11 and up, including the penthouse level, a median of $1,317,500. Groups of seven and eight sales spread over five years are too few to price a floor premium, and the 24-month record has a fifth-floor sale at $1,175,000 and a twelfth-floor sale at $1,150,000; condition and timing have mattered as much as height.
In the 24-month window the two 1,877 square foot three-bedroom sales, units 900 and 608, closed at $1,500,000 and $1,462,500, a median of $1,481,250, against $1,180,000 for the eleven two-bedroom sales. That is about $301,250 more for 432 more square feet, roughly $697 per added square foot, which is the main pricing decision a buyer makes here.
Crescent Beach Condominium Association, Inc. was filed with the state on 1989-06-12, the condominium was recorded with the state register on 1989-09-29, and the tower carries a 1990 year built on the Collier County roll. Three public records identify it, and they agree on the essentials: 117 units, one building address, one association.
The Collier County roll data dated 2026-08-29 records 117 improved condominium parcels under the name CRESCENT BEACH CONDOMINIUM OF MARCO ISLAND, every one at 100 North Collier Boulevard, all with a 1990 year built, and heated area from 1,020 to 2,040 square feet with a median of 1,445. The county’s parcel layer also draws a separate common-element parcel for the condominium, about 8.3 acres by our measurement, which holds the tower, the grounds and the beach-side land. Collier County roll data was read from the files already pulled for this build; the Property Appraiser’s website was not queried.
The Florida Department of Business and Professional Regulation lists the condominium as CRESCENT BEACH CONDO OF MARCO ISLAND, A CONDO, project PR1S019853, file 63414, 117 units, recorded 1989-09-29, primary status Approved and secondary status Recorded, with the managing entity Crescent Beach Condo Assn., Inc. at 100 North Collier Boulevard, in the division’s public condominium extract downloaded on 2026-10-21 (DBPR Condo_CW extract). A buyer can look up any registered Florida condominium the same way through the division’s public records page (DBPR public records).
The Florida Division of Corporations lists Crescent Beach Condominium Association, Inc. as document N32743, status Active, filed 1989-06-12, with its principal address at 100 North Collier Boulevard and a 2026 annual report filed on 2026-02-03 (Florida Division of Corporations). Officers and directors are listed on the state record; this page does not name individuals.
The Crescent Beach Declaration of Condominium is recorded in the Collier County Official Records, searchable through the Clerk of the Circuit Court (Collier County Clerk records search). We did not retrieve the recorded instrument or any amendment for this page, and the association posts none publicly. The Declaration, the bylaws and the rules are the documents that govern leasing, pets, renovations and any approval of a sale, and Florida law makes the seller deliver them to a resale buyer, as the sections below explain.
The state register and the corporate record both give the association’s address as the building itself, 100 North Collier Boulevard. No outside management company is named in any public primary record we read, and no public website was found for the association. A buyer or the buyer’s agent reaches the association through the seller, the listing agent or the estoppel request, which every Florida association must answer under the statute described in the costs section.
Crescent Beach’s defining amenity is the open Gulf beach behind the tower, reached across the association’s own parcel. The association publishes no amenity list, so pools, fitness rooms, guest suites and parking assignments are confirmed only in the resale documents and on a showing; this page does not state them from realtor summaries.
The Crescent Beach parcel runs to the beach-side boundary the county draws behind the dune, and no private parcel lies between that boundary and the Gulf. Under the Florida Constitution, land seaward of the mean high-water line is held by the state in trust for the people (Florida Constitution, Article X, Section 11); what is private is the condominium’s own parcel behind the dune. The beach in front of Crescent Beach is the same central stretch that runs past Gulfview Apartments and the Marco Island Civic Association’s Residents’ Beach to the south.
The county’s 2025 building footprint layer maps the tower and two lower structures on the east side of the parcel, between the tower and North Collier Boulevard, and U.S. Geological Survey aerial imagery of the parcel shows surface parking toward the road, a pool deck near the tower and court surfaces on the east side (USGS National Map imagery). What those structures are used for, who may use them, and whether parking spaces are assigned or deeded are association facts that the Declaration and rules settle; ask for them in writing.
Owners at Crescent Beach use the island’s public and private beach facilities like any Marco Island resident: Collier County’s Tigertail Beach Park, the South Marco Beach access, and, for owners of improved island property and long-term renters, the Marco Island Civic Association’s Residents’ Beach a short walk south along the sand (Marco Island Civic Association, Residents’ Beach). The daily logistics section below gives hours and fees.
Crescent Beach condo fees, as entered by listing agents on the Southwest Florida MLS, total $15,948 to $18,320 a year on the four 1,445 square foot units listed on 2026-10-07, entered as $3,987 or $4,580 a quarter or $1,329 a month. The association’s budget and its list of what the fee covers are not published anywhere public we could find.
Data updated: October 2026.
| Listing set | Count | Total annual recurring fees as entered | Condo fee as entered |
|---|---|---|---|
| Active and pending listings, 2026-10-07, 1,445 sq ft | 4 | $15,948 to $18,320 | $3,987 a quarter (2), $4,580 a quarter (1), $1,329 a month (1) |
| Closed sales, 24 months to 2026-10-07, 1,445 sq ft | 10 of 11 | $14,724 to $16,956 | $3,681 to $3,993 a quarter, or $1,325 to $1,329 a month |
| Closed sales, 24 months to 2026-10-07, 1,877 sq ft | 2 | $20,024 and $22,784 | $5,006 and $5,696 a quarter |
These are figures as entered by listing agents, not the association’s budget. One closed entry, for unit 803 in March 2026, shows total annual recurring fees of $35,152 beside a quarterly condo fee of $4,261, which would be $17,044 a year; the two numbers do not reconcile, so we leave that entry out of the range and treat it as a listing-entry figure to ask about. Application fees were entered at $100 or $150 and a few listings show a $150 transfer fee.
The association’s budget, reserve schedule and fee inclusions are not published on any public website we found; listing remarks are not a substitute for the budget. Under Florida law a buyer is entitled, at the seller’s expense, to the annual budget and annual financial statement as part of the resale documents (Fla. Stat. 718.503), and the estoppel certificate states the regular assessment and anything owed (Fla. Stat. 718.116). Read those before you rely on any fee figure, including ours. Sellers can get a free valuation that accounts for the fee, and buyers can book a buyer consultation to read the documents with us.
At the most common recent entry of $15,948 a year, the condo fee is about 1.3 percent of the 24-month median Crescent Beach sale of $1,200,000 ($15,948 divided by $1,200,000 is 1.33 percent). For comparison, the most common entry on current Gulfview Apartments listings next door is $10,776 a year against a 12-month median sale of $699,000, about 1.5 percent (Southwest Florida MLS, listing-entered). Larger units in a newer tower carry a larger fee in dollars and a slightly smaller one as a share of price.
Owning at Crescent Beach costs more than the condo fee: property tax at the 2025 Marco Island millage, an HO-6 unit-owner insurance policy, application and screening fees for tenants, an estoppel fee at sale, and any special assessment the association adopts. Each layer below is sourced, and the worked example shows the arithmetic.
A standard Marco Island parcel carried 8.9535 mills of confirmed ad valorem levies for tax year 2025: Collier County 3.2449 (general fund, water pollution control and Conservation Collier), Collier County Public Schools 4.2490, South Florida Water Management District with the Big Cypress Basin 0.1926, and the City of Marco Island 1.2670 (Florida Department of Revenue, Table 1, Collier 2025-26; City of Marco Island FY2026 adopted budget). The Collier Mosquito Control District levy is extra and its 2025 rate was not confirmed. At 8.9535 mills, every $100,000 of taxable value carries $895.35 a year. A buyer’s taxable value resets to just value the year after purchase, and a homestead owner can claim the exemptions in Fla. Stat. 196.031 and the Save Our Homes cap in Fla. Stat. 193.155; a non-homestead unit is capped at 10 percent a year for non-school levies under Fla. Stat. 193.1554.
Listing agents entered a $100 or $150 application fee on most Crescent Beach listings in the last 24 months and a $150 transfer fee on a few (Southwest Florida MLS). The association’s own fee schedule, any screening of buyers or tenants, and any capital contribution at transfer are set in its Declaration and rules, which are not posted publicly; Florida law lets an association charge a fee in connection with a sale or lease only when the association must approve the transfer and its governing documents provide for the fee, and the statute caps that fee per applicant (Fla. Stat. 718.112).
An estoppel certificate is the association’s statement of what a unit owes. Florida law requires the association to issue it within 10 business days of a request, makes it effective for 30 days when delivered by hand or electronically, and caps the fee at $250 when nothing is delinquent, plus $100 for delivery within three business days and up to $150 more when an account is delinquent, with the caps adjusted for inflation every five years (Fla. Stat. 718.116). The same statute makes a buyer jointly and severally liable with the previous owner for unpaid assessments, which is why the estoppel is read before closing, not after.
Florida charges documentary stamp tax on a deed at 70 cents per $100 of consideration (Fla. Stat. 201.02), so a $1,200,000 Crescent Beach sale carries $8,400 of deed stamps, customarily paid by the seller. A financed buyer pays 35 cents per $100 on the note (Fla. Stat. 201.08) and the 2-mill nonrecurring intangible tax on the mortgage (Fla. Stat. 199.133); on a $960,000 loan that is $3,360 and $1,920. In Collier County the buyer customarily pays for the owner’s title insurance policy and selects the title agent, the reverse of neighbouring Lee County, per a Naples real estate law firm (Goodwin Law) and a Florida title and law firm’s county table (Barnes Walker). The signed contract controls on every sale: the standard Florida contract has a box that decides who pays and who chooses.
For a non-homestead 1,445 square foot unit with a $1,200,000 taxable value and the common $15,948 condo fee: the fee is $1,329.00 a month ($15,948 divided by 12); property tax at 8.9535 mills is $10,744.20 a year, or $895.35 a month; together that is $2,224.35 a month before HO-6 insurance, electricity, mosquito control and any non-ad valorem charge on the tax bill. Insurance premiums vary by carrier, coverage and unit and are not estimated here. A special assessment, if one is adopted, is on top of all of this.
Crescent Beach’s rules live in its recorded Declaration of Condominium, its bylaws and any rules the board has adopted, and none of them is posted publicly. A buyer gets all three in the resale package, which Florida law requires the seller to deliver, and should read them before relying on any rental, pet or renovation plan.
Florida law requires a seller of a condominium unit to give the buyer the declaration, articles of incorporation, bylaws and rules, along with the budget, the financial statement and the frequently asked questions document, and gives the buyer 7 days, excluding weekends and legal holidays, to cancel after receiving them (Fla. Stat. 718.503). A unit owner can also inspect the association’s official records, which the association must make available within 10 working days of a written request (Fla. Stat. 718.111). Those two statutes are the route to every Crescent Beach rule this page cannot state.
In a Florida condominium, alterations to a unit’s structure, its limited common elements or its exterior typically need the association’s written approval under the Declaration, and most interior work beyond finishes needs a City of Marco Island building permit. Because the Crescent Beach tower stands seaward of the state’s Coastal Construction Control Line, work that touches its exterior or foundation can also need a state coastal permit, as the permits section explains. Ask the association for its alteration application and any adopted specifications for flooring, windows, doors and hurricane protection before you price a renovation.
The City of Marco Island bars construction from 7:00 p.m. to 7:00 a.m. and on Sundays and holidays (Marco Island Code of Ordinances, Municode). Associations often set narrower hours for work inside a tower; Crescent Beach’s own hours are in its rules.
Crescent Beach faces a sea turtle nesting beach. The City’s sea turtle protection code covers the beachfront from Cape Marco to Hideaway Beach, runs the nesting season from May 1 to October 31, requires long-wavelength, shielded, downward lighting visible from the beach, asks that interior lights be turned off or shaded after 9:00 p.m., and bars construction, fill, mechanical beach cleaning and grading within 100 feet of the nesting zone during the season (Marco Island Code, Chapter 54, Article V; Marco Island Code of Ordinances, Municode). For a Gulf-front unit that means balcony and window lighting matter from May through October.
Parking assignments, guest parking, storage, grills, balcony use and quiet hours at Crescent Beach are association matters set in its Declaration and rules, which are not public. We do not state them from realtor summaries. Ask for the rules and any parking or storage assignment for the specific unit in writing, and confirm on the estoppel certificate that nothing is owed on them.
Crescent Beach’s leasing rules, including any minimum rental period, any limit on the number of leases a year and any board approval of tenants, are set in its recorded Declaration and rules, which are not published. The City of Marco Island does not run an enforceable vacation rental registration program, and state law limits what the City may regulate, but neither limits what a condominium’s own documents may require.
The City of Marco Island has no enforceable vacation rental registration program: Resolution 23-54, adopted 2023-10-02, declared the 2022 rental registration ordinance null and void after the 2023 state law change (SB 250), and nothing has replaced it (City of Marco Island Resolution 23-54). Florida law bars local governments from prohibiting vacation rentals or regulating their duration or frequency under ordinances adopted after June 1, 2011 (Fla. Stat. 509.032). That preemption limits the City, not the association: condominium documents can restrict rentals on their own, which is why the Crescent Beach Declaration and rules are the ones that govern. Transient rentals also owe state sales tax and the Collier County tourist development tax collected by the Tax Collector (Collier County Tax Collector, tourist development tax).
A rental restriction added by amendment generally applies only to owners who vote for it and to units acquired after it takes effect, except for amendments that prohibit leases shorter than six months or limit rentals to three times a year, which apply to all owners (Fla. Stat. 718.110). That rule is why two owners in one Florida building can live under different rental limits, and why a buyer reads the amendment history, not only the current rules.
Ask the association, through the seller, for: the minimum lease term; how many leases a unit may have a year; whether tenants are approved and how long approval takes; any tenant application fee; whether owners give up use of common facilities while a unit is rented; and the number of units currently leased. Put the answers in writing before the inspection period ends.
Neither the county roll nor the MLS sales data we hold records rental activity at Crescent Beach, and we do not estimate it. A buyer who plans to rent should assume nothing beyond what the Declaration and rules permit.
Crescent Beach’s pet rules are not published. Whether pets are allowed, which kinds and how many, and any weight or breed limits are set in the association’s Declaration and rules, which a seller must deliver to a buyer. Several Gulf-front towers on Marco Island prohibit pets in their own published rules, so a pet owner should confirm Crescent Beach’s rule in writing before contracting.
A request to keep an assistance animal as a reasonable accommodation for a disability is handled under the federal Fair Housing Act and Florida law, not under a pet rule, and the U.S. Department of Housing and Urban Development publishes the federal guidance on how housing providers assess those requests (HUD, assistance animals). Any such request goes to the association in writing.
No age restriction appears in any public record we read for Crescent Beach, and the Housing for Older Persons Act exemption does not appear in the state register or the corporate record. Whether the Declaration contains any age-related provision is a question for the resale documents.
FEMA maps the Crescent Beach tower’s footprint almost entirely in shaded zone X, the 0.2 percent annual chance coastal flood area, with zone AE at base flood elevation 9 feet NAVD88 touching its edge, AE 10 about 10 feet away and the VE 11 wave zone about 110 feet seaward, on FIRM panel 12021C0828J effective 2024-02-08. The property is in Collier County storm surge evacuation zone A.
| Area tested | FEMA zones | Base flood elevation | Share or distance |
|---|---|---|---|
| Tower footprint (county 2025 building layer) | Shaded X, with AE 9 at the edge | AE 9 ft NAVD88 | About 99.7 percent shaded X, 0.3 percent AE 9 |
| Whole common-element parcel | AE 9, AE 10, VE 11 and shaded X | 9 to 11 ft NAVD88 | AE 9 about 62 percent, AE 10 about 13 percent, VE 11 about 11 percent (the beach side), shaded X about 14 percent |
| Nearest VE 11 wave zone | VE | 11 ft NAVD88 | About 110 feet (34 meters) seaward of the tower |
| Limit of Moderate Wave Action | not on the parcel | About 490 feet (149 meters) from the tower | |
| Beach seaward of the parcel | VE | 11 to 12 ft NAVD88 | Every point tested from 30 to 460 feet seaward |
Method: on 2026-10-21 we pulled the Crescent Beach common-element parcel and the building footprints from the Collier County GIS services and intersected them with FEMA’s National Flood Hazard Layer flood zones, primary frontal dune, coastal transects and Limit of Moderate Wave Action (FEMA Flood Map Service Center; FEMA NFHL service). A street-address geocode for 100 North Collier Boulevard lands on the road edge, about 545 feet from the tower, in zone AE 9 (U.S. Census Bureau geocoder), which is why a single geocoded point is not the building’s flood fact. A map overlay is not a flood determination either: a lender orders its own flood zone determination for the building, and the building’s Elevation Certificate gives its lowest floor elevation.
The USGS 3D Elevation Program’s 2018 lidar puts the ground at eight points just outside the tower’s footprint between 7.9 and 10.8 feet NAVD88, a median of about 8.6 feet, while the ground at the road edge of the parcel is about 4.4 feet (USGS Elevation Point Query Service; USGS 3D Elevation Program). The tower sits on the higher, dune-side ground of its parcel, which is why FEMA maps most of its footprint above the 1 percent annual chance flood. The City of Marco Island’s flood code requires new or substantially improved construction to put the lowest floor at the higher of base flood elevation plus one foot or the road-crown tests in the code, and treats work at 50 percent of a structure’s market value, counted cumulatively over 12 months, as a substantial improvement (City of Marco Island floodplain documents).
The U.S. Fish and Wildlife Service’s Coastal Barrier Resources System mapper places 100 North Collier Boulevard outside any system unit, so the federal limits on flood insurance for new construction inside those units do not apply here (USFWS CBRS mapper).
Irma made its final U.S. landfall near Marco Island at 3:30 p.m. EDT as a category 3 hurricane; a spotter on the island measured a 936.9 millibar pressure and 97-knot sustained wind, and the Marco Island Police Department recorded a 113-knot gust. The USGS sensor at Tigertail Beach recorded a storm tide of 5.20 feet NAVD88, and the National Hurricane Center put inundation from Marco Island north to Fort Myers at 3 to 5 feet above ground (NHC Tropical Cyclone Report, Irma).
Ian made landfall at Cayo Costa, far north of Marco, but the National Hurricane Center put maximum inundation at 4 to 6 feet above ground from Marco Island through Everglades City, with a surveyed high water mark of 4.71 feet above ground (6.99 feet NAVD88) on Marco Island and a storm tide of 7.38 feet NAVD88 at the Marco Island USGS sensor (NHC Tropical Cyclone Report, Ian). The National Weather Service Miami summary lists Marco Island damage at $256 million in its Collier County table (NWS Miami, Hurricane Ian summary). We found no public record of Ian damage specific to Crescent Beach; ask the association for its post-Ian repair and insurance history.
Hurricane Helene in September 2024 brought 2 to 4 feet of inundation above ground to areas including Marco Island, and Hurricane Milton in October 2024 brought 3 to 5 feet from Bonita Beach through Marco Island, per the National Hurricane Center (NHC report, Helene; NHC report, Milton). The City’s manager told NBC2 the island saw about 2 feet of surge in Milton under a mandatory evacuation notice (NBC2, 2024-10-11).
Collier County’s hurricane evacuation zone layer places the Crescent Beach parcel in zone A, the first zone ordered to leave in a surge threat (Collier County hurricane evacuation zones, ArcGIS service). The only road off the island runs over the Jolley Bridge or through Goodland, so a seasonal owner should plan to leave early. Sellers pricing a unit with a storm history can start with a free valuation; buyers who want the flood records read with them can book a buyer consultation.
A Crescent Beach owner carries an HO-6 unit-owner policy for the inside of the unit and personal liability, while the association insures the building under its master policy and passes that cost through the condo fee. Flood is a separate peril from wind and homeowners coverage, and the association’s master flood and wind coverage is a document to request, not a number to guess.
Florida’s insurer of last resort, Citizens Property Insurance, must require flood insurance on most personal residential policies, phased in by replacement cost, but the statute exempts “Policies that provide coverage under a condominium unit owners form,” so a Citizens HO-6 on a Crescent Beach unit does not trigger the requirement; a Citizens policy on a condominium association’s building does (Fla. Stat. 627.351). A lender may still require flood coverage on a unit in a building it determines to be in a special flood hazard area.
FEMA’s FloodSmart site says premiums for most policyholders cannot rise more than 18 to 25 percent a year, adds an 18 percent Reserve Fund Assessment, a $25 or $250 HFIAA surcharge (primary residence or not) and a federal policy fee, and says a buyer “may be able to assume the prior owner’s current NFIP policy” (FEMA FloodSmart, premium costs; FEMA FloodSmart, flood zones). FEMA’s list of Community Rating System eligible communities effective October 1, 2026 shows the City of Marco Island, NFIP community 120426, at Class 5, a 25 percent premium discount in the special flood hazard area, effective since October 1, 2023 (FEMA CRS Eligible Communities, October 1, 2026).
Florida requires insurers to offer actuarially reasonable discounts for wind-resistant features such as roof strength, roof-to-wall connections and opening protection (Fla. Stat. 627.0629), documented on the state’s uniform mitigation verification form (Fla. Stat. 627.711; Rule 69O-170.0155). For a high-rise condominium most of those features belong to the building, so the credits show up on the association’s master policy, not on the HO-6. The My Safe Florida Home grant program covers owner-occupied homesteaded homes up to three stories, which leaves a high-rise unit outside its standard program (Fla. Stat. 215.5586).
Since October 1, 2024, a Florida seller of residential property must give the buyer a flood disclosure at or before contract, and the 2025 amendment added whether the seller knows of flood damage during ownership, has filed a flood claim, or has received flood assistance (Fla. Stat. 689.302). A Crescent Beach seller completes it for the unit.
Crescent Beach is a 1990 high-rise, so under Florida law it reached 30 years in 2020, before July 1, 2022, and owed its initial milestone structural inspection by December 31, 2024. The City of Marco Island’s records show the Phase 1 milestone report filed on 2024-12-09 and accepted on 2025-02-03, with no Phase 2 case; whether the structural integrity reserve study (SIRS) is complete is not published.
On Marco Island the City, not Collier County, runs the milestone program and holds the reports. Case MS1-24-08013, “Milestone Phase 1 Inspection Report, Crescent Beach Condo, 100 N Collier Blvd,” was applied for on 2024-12-09 with JMC Engineering (Joseph M. Clark, PE) as design professional and reads “Phase 1, report accepted,” finalized 2025-02-03; the City’s permit system shows no Phase 2 case for the building (City of Marco Island permit portal). A Phase 2 inspection is required only when Phase 1 finds substantial structural deterioration, so an accepted Phase 1 with no Phase 2 case is the record a buyer hopes to see; the inspector’s summary, which owners must receive, says what the engineer found. Whether the City adopted the optional 25-year trigger for buildings near salt water is not confirmed in the records we read.
Florida Statute 553.899 requires a milestone inspection of every condominium building three habitable stories or more by December 31 of the year it turns 30, and every 10 years after; buildings that reached 30 before July 1, 2022 had until December 31, 2024. The statute lets the local enforcement agency require the first inspection at 25 years where conditions such as proximity to salt water warrant it. A phase one visual inspection comes first; phase two testing follows only if substantial structural deterioration is found, and the association must send owners the inspector’s summary within 45 days of receiving the report (Fla. Stat. 553.899). By the county’s 1990 year built, Crescent Beach turned 25 in 2015 and 30 in 2020.
A residential condominium association must have a SIRS at least every 10 years for each building three habitable stories or higher, covering the roof, structure, fireproofing, plumbing, electrical, waterproofing and painting, windows and exterior doors, and items over $25,000; existing associations owed the first study by December 31, 2025, or by December 31, 2026 if done together with a milestone inspection due by then (Fla. Stat. 718.112). Associations report SIRS completion to the state, and the Division publishes the submissions in its SIRS reporting database (DBPR SIRS reporting).
For budgets adopted on or after December 31, 2024, a unit-owner-controlled association required to have a SIRS may not vote to provide no reserves or reduced reserves for the SIRS items, and a special assessment, line of credit or loan to fund them needs a majority of the total voting interests (Fla. Stat. 718.112). This is the single biggest change in the economics of a Florida condominium tower, and the reason a buyer reads the reserve schedule, not just the monthly fee.
Florida law entitles a resale buyer, at the seller’s expense, to the declaration, articles, bylaws and rules, the annual budget and financial statement, the milestone inspection summary if applicable, the most recent SIRS or a statement that none has been completed, and the frequently asked questions document, and gives the buyer 7 days, excluding weekends and legal holidays, to cancel after receiving them (Fla. Stat. 718.503). Ask specifically for the milestone summary, the SIRS, the current reserve schedule, any special assessment adopted or proposed, the master insurance declarations, and the last two years of board minutes.
Crescent Beach is served by Collier County Public Schools. Marco Island has one district elementary school, Tommie Barfield Elementary, and two charter schools, Marco Island Charter Middle and Marco Island Academy; the district’s attendance maps place the island in the Manatee Middle and Lely High zones.
| School | Address | Type | Florida grade, 2025-26 |
|---|---|---|---|
| Tommie Barfield Elementary | 101 Kirkwood St, Marco Island | District | A |
| Marco Island Charter Middle | 1401 Trinidad Ave, Marco Island | Charter | A |
| Marco Island Academy | 2255 San Marco Rd, Marco Island | Charter high | A |
Addresses are from the Florida Department of Education school directory (FLDOE Collier directory); grades are from the Collier County Public Schools 2026 accountability brief (CCPS 2025-26 grades).
The district’s 2026-27 attendance boundary maps place Marco Island in the Manatee Middle School and Lely High School zones (CCPS attendance boundaries). That is a map reading at county scale; confirm the zone for 100 North Collier Boulevard with the district’s interactive zoning tool (CCPS zoning tool). The two charter schools enroll by application, not by zone.
Crescent Beach is inside the City of Marco Island, so building permits, flood rules, sea turtle lighting, noise limits and code enforcement come from the City, and because the tower stands seaward of the state’s Coastal Construction Control Line, some exterior and structural work also needs a state coastal permit.
A renovation that needs a permit goes through City of Marco Island Building Services. Under the City’s flood code a project costing 50 percent or more of the building’s market value within 12 months is a substantial improvement that must meet current flood elevation rules (Marco Island Code of Ordinances). For a single unit in a 117-unit tower that threshold is rarely reached, but association-wide concrete and facade work is measured against the building.
Florida’s Beach and Shore Preservation Act requires a permit from the Department of Environmental Protection for construction seaward of a Coastal Construction Control Line, with exemptions for some minor and interior work (Fla. Stat. 161.053). Crescent Beach’s tower sits seaward of the 1989 Collier County line in the state’s layer, so concrete restoration, balcony and facade repairs and beach-side improvements are the kind of work where the association should expect a state review alongside the City’s.
The City bans fertilizer from June 1 to September 30 and within 10 feet of water or a seawall, limits construction to 7:00 a.m. to 7:00 p.m. outside Sundays and holidays, and protects burrowing owl burrows with a 33-foot no-parking buffer during nesting season from February 15 to July 10 (City of Marco Island, burrowing owl notice).
The City’s permit system shows the association’s recent capital work, with the job values declared on each permit, not contract prices (City of Marco Island permit portal):
Ask the association how the cast iron work was funded and whether the cooling tower repair was completed under a new permit.
Marco Island voters approved a $23 million general obligation bond on 2026-08-18 by 2,259 votes to 2,258, certified on 2026-08-26, to replace the Caxambas and Goldenrod bridges, repair three others and repave streets, with repayment over up to 20 years (WGCU, 2026-08-26). Any debt-service millage will appear on future tax bills; the rate was not set as of 2026-10-07.
Daily life at Crescent Beach starts at the sand behind the building and runs along North Collier Boulevard for groceries, dining and urgent care. The island’s two Collier County beach parks and the members-only Residents’ Beach are nearby, and there is no hospital emergency department on Marco Island.
The beach is behind the building, so most beach days need no car. For the island’s public beach parks: Tigertail Beach is a Collier County park with restrooms, rentals and a parking fee for non-permit holders ($10 per the City’s page, $8 per the County’s), and South Marco Beach has about 70 spaces off South Collier Boulevard (City of Marco Island beach access; Collier County Marco Island beaches). Collier County residents can get a free county beach parking sticker. The private Residents’ Beach run by the Marco Island Civic Association, just south along the sand past Gulfview Apartments, admits owners of improved island property and renters of a year or more, not short-term renters (Marco Island Civic Association).
The nearest supermarkets are on North Collier Boulevard: Winn-Dixie at 625 North Collier Boulevard, open 7:00 a.m. to 11:00 p.m. (Winn-Dixie Marco Island), and Publix at Marco Town Center, 1089 North Collier Boulevard, open 7:00 a.m. to 9:00 p.m. (Publix store 622).
NCH runs an urgent care center at 40 South Heathwood Drive on the island, open 8:00 a.m. to 7:30 p.m. daily, with CT and X-ray (NCH Marco Island urgent care), and its directory lists no emergency department on Marco Island (NCH locations, Marco Island). The nearest hospital emergency department is Physicians Regional Medical Center on Collier Boulevard in Naples (Physicians Regional hospitals), an estimated 10.6 miles and 18 minutes from the Marco Island end of the Jolley Bridge at free-flow speed.
Estimated free-flow drive times from the Marco Island end of the Jolley Bridge, modeled on the public OSRM router: Southwest Florida International Airport (RSW) about 47 miles and 63 minutes; Fifth Avenue South in Naples about 16 miles and 27 minutes; Marco Island Executive Airport, a 5,000-foot general aviation field just north of the island with no scheduled airline service, about 4.5 miles (Collier County, Marco Island Executive Airport). Peak-season times run longer. Collier Area Transit runs a Marco Island circulator (Collier Area Transit routes).
Crescent Beach and Sea Winds of Marco are both concrete Gulf-front towers on Collier Boulevard that sell around $1,000,000, but they are different products: Crescent Beach is a 1990 tower of 117 mostly 1,445 square foot two-bedroom units on the north-central beach, and Sea Winds is a 1983 tower of 96 smaller units at 890 South Collier Boulevard, where buyers have paid more per square foot.
Data updated: October 2026. Both buildings from the same Southwest Florida MLS pull to 2026-10-07 and the same county roll files dated 2026-08-29.
| Yardstick | Crescent Beach | Sea Winds of Marco |
|---|---|---|
| Address (county roll) | 100 North Collier Boulevard | 890 South Collier Boulevard |
| Units (county roll) | 117 | 96 |
| Year built (county roll) | 1990 | 1983 |
| Heated sq ft (county roll) | 1,020 to 2,040, median 1,445 | 792 to 992, median 792 |
| Association (Sunbiz) | Crescent Beach Condominium Association, Inc., filed 1989 | Sea Winds of Marco, Inc., filed 1981 |
| Public association website | None found | Yes, with posted rules and resident guide |
| Lead MLS window (first with 10+ closings) | 24 months: 13 closings | 60 months: 17 closings |
| Median sale, lead window | $1,200,000 | $1,049,000 |
| 60-month closings and median | 31, $1,335,000 | 17, $1,049,000 |
| 60-month median $ per sq ft | about $866 | about $1,109 |
| 60-month median days on market | 87.5 (30 sales) | 56 (16 sales) |
| 60-month median sale to final list | 94.5 percent | 94.5 percent |
| Listed on 2026-10-07 | 4 active, 1 pending | None |
| Listing-entered annual fees, recent | $15,948 to $18,320 (current listings) | $15,180 to $20,856 (2025 to 2026 closings) |
| Published rental minimum | Not published | “7-day minimum rental building” |
| Published pet rule | Not published | “No pets are allowed anywhere on Sea Winds property” |
| City milestone record | Phase 1 report accepted 2025-02-03 (MS1-24-08013); no Phase 2 case | Phase 1 found Phase 2 required (MS1-24-02047, finalized 2024-10-01); no Phase 2 case found |
Sea Winds facts come from its association website and posted rules (Sea Winds of Marco, about; Sea Winds Rules and Regulations) and the Florida Division of Corporations record for Sea Winds of Marco, Inc., document 757563. Fees are as entered by listing agents, not association budgets. See our forthcoming Sea Winds guide for its full record.
| If you want | Lean toward | Why, from the record |
|---|---|---|
| A two- or three-bedroom unit with room for family | Crescent Beach | 1,445 and 1,877 sq ft plans versus 792 to 992 sq ft |
| The lowest price per square foot on a Gulf-front tower | Crescent Beach | About $866 versus $1,109 over 60 months |
| Newer construction | Crescent Beach | 1990 versus 1983 on the roll |
| Published rental rules you can read before an offer | Sea Winds | 7-day minimum stated in posted rules; Crescent Beach rules not public |
| A unit to buy this month | Crescent Beach | 4 active listings on 2026-10-07 versus none |
| A pet | Neither confirmed | Sea Winds bans pets; Crescent Beach rule not public |
| The south-central beach near the resort hotels | Sea Winds | 890 South Collier sits south of the JW Marriott and Hilton by street number |
Crescent Beach’s immediate neighbours are a different generation of building. To the south, Gulfview Apartments is a 264-unit 1975 tower whose 11 MLS closings in the 12 months to 2026-10-07 had a median of $699,000 and about $649 per square foot. To the north, Admiralty House is a 199-unit 1973 complex on Seaview Court whose 10 closings in the same window had a median of $695,000. Across North Collier Boulevard, Island Manor is a 169-unit 1973 inland complex whose 14 closings in 24 months had a median of $325,000 (Southwest Florida MLS; county roll). A buyer weighing Crescent Beach against its neighbours is weighing about 370 to 720 more square feet of median unit size and a 1990 structure against a lower entry price. The whole corridor is compared in our Marco Island Gulf-Front Condos guide, and our Naples versus Marco Island comparison covers the mainland alternative.
| Building | Units, year (county roll) | Median heated sq ft | Lead MLS window, closings, median sale | Median $/sq ft in that window |
|---|---|---|---|---|
| Crescent Beach | 117, 1990 | 1,445 | 24 months, 13, $1,200,000 | about $813 |
| Gulfview Apartments | 264, 1975 | 1,071 | 12 months, 11, $699,000 | about $649 |
| Admiralty House | 199, 1973 | 868 | 12 months, 10, $695,000 | about $776 |
| Island Manor | 169, 1973 | 722 | 24 months, 14, $325,000 | about $462 |
Each building’s lead window is the first of the 12, 24, 36 and 60 month windows to hold ten or more MLS closings, to 2026-10-07. Island Manor is on the inland side of the road; the other three are on the Gulf side.
Selling at Crescent Beach? Work with Top 1% Real Estate Agents Nationally Since 2008 and get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Buying on the Gulf? Call Marc at (239) 287-5873 or book a buyer consultation.
Crescent Beach’s strengths are the open Gulf beach behind the tower, larger units than its 1970s neighbours, a 1990 structure set back about 545 feet from the road, and a tower footprint FEMA maps mostly above the 1 percent annual chance flood; its weaknesses are a closed book on rules and finances, prices that have eased since 2022, and the inspection and reserve duties every Florida tower now carries.
If you’re searching for a Crescent Beach listing agent, or thinking, ‘I need someone to sell my Crescent Beach home…’, McGreevy and Comisar are the team to call. Crescent Beach recorded 13 closings in the 24 months to 2026-10-07 at a median of $1,200,000, and the median one closed at 94.4 percent of its final asking price after 138 days on the market.
In the last 24 months we tracked 13 Crescent Beach resales on the Southwest Florida MLS: $16,072,500 in total volume, a median sale of $1,200,000, a median of 138 days on market, and a median sale-to-final-list ratio of 94.4 percent. None of the 13 was entered after closing. In the last 12 months alone we tracked nine, at a median of $1,175,000 for those nine sales.
Selling here is a pricing exercise against a short list of identical units. With four listings and one pending on 2026-10-07, four of them the same 1,445 square foot plan, a buyer compares your unit with three or four others in the same tower, so floor, view line and renovation have to be priced unit by unit. Three Crescent Beach specifics shape a sale. The association publishes nothing online, so the seller’s documents package is the buyer’s only window: have the declaration, rules, budget, financial statement, milestone summary, SIRS and FAQ sheet in hand before the first showing. Order the estoppel early, because it is the only written statement of assessments owed. And because the tower sits on the Gulf side of the Coastal Construction Control Line and FEMA maps its footprint mostly in shaded zone X, the flood story is a selling point when it is shown on the map, not argued in remarks.
Start with our free online valuation at mcgreevyandcomisar.com/home-valuation, and we will build your number from the Crescent Beach sales of your plan and stack, not the building median. Or talk to Jesse direct: (239) 898-6072, text or call. Buyers can reach Marc at (239) 287-5873 or book a buyer consultation.
The median Crescent Beach sale in the 24 months to 2026-10-07 took 138 days on the market, with a range from 12 days to 237 days (Southwest Florida MLS). The two fastest, units 605 and 900, were listed close to recent sales of the same plan.
Not recently. The median Crescent Beach sale closed at 94.4 percent of its final list price in the 24 months to 2026-10-07, and none of the 13 sold at or above its final ask (Southwest Florida MLS).
In Collier County the buyer customarily pays for the owner’s title insurance policy and chooses the closing agent, and the seller customarily pays the documentary stamp tax on the deed; the signed contract controls on every sale.
Florida law requires the seller to provide the declaration, articles, bylaws and rules, the annual budget and financial statement, the milestone inspection summary if applicable, the latest structural integrity reserve study or a statement that none exists, and the frequently asked questions document (Fla. Stat. 718.503).
Only selectively. In the last 24 months, standard two-bedroom units sold up to $470,000 apart, which shows buyers pay for condition and position, but alterations need association approval and most need a City permit; a fresh coat of paint and a clean presentation usually return more than a rushed remodel.
Yes. The two 1,877 square foot three-bedroom sales in the last 24 months closed at $1,462,500 and $1,500,000, against a median of $1,180,000 for the eleven 1,445 square foot two-bedroom sales (Southwest Florida MLS).
Jesse McGreevy and Marc Comisar are top-reviewed Crescent Beach realtors. Every quote below is a genuine five-star Google review, quoted exactly as clients wrote it on our Google Business Profile. Read the five-star reviews on Google.
★★★★★ “I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced. If any one is thinking about selling, Domain Realty should be the only agency that you should use to represent you and your home. You will not be disappointed.” Verified Google review
★★★★★ “Their professionalism, communication, and dedication to their clients truly stand out. They have a deep caring and true concern for all their client needs.” Verified Google review
★★★★★ “Marc and Jesse are truly great people and they care about the people that they work with. Marc made our house purchase seamless and we closed within 30 days. If you want someone that’s gonna treat you like family, well you found them.” Verified Google review
Jesse McGreevy and Marc Comisar are McGreevy and Comisar, and they lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012. They have been Top 1% Real Estate Agents Nationally Since 2008 and have sold over $900 million in personal production between them. Jesse and Marc bring over 45 years of combined direct real estate experience to every Crescent Beach sale.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com, and more about how we work on the McGreevy and Comisar about page. Follow us on Facebook, Instagram and YouTube.
Selling a Crescent Beach condo? Free valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse at (239) 898-6072. Buying at Crescent Beach? Call Marc at (239) 287-5873 or start a buyer consultation with our team. For the rest of the county, see our Collier County guide.
The questions below come from the search terms people use for Crescent Beach and Marco Island condominiums, rewritten as plain questions. Every answer comes from the records cited on this page.
Crescent Beach is a 117-unit high-rise condominium built in 1990 at 100 North Collier Boulevard, Marco Island, Florida, on the Gulf side of the road with the open beach behind the tower. Most units are 1,445 square foot two-bedroom, two-bath flats, with 1,877 square foot three-bedroom end units and a small stack of 1,020 square foot one-bedroom units.
Crescent Beach is on the north-central Gulf beach of Marco Island, at 100 North Collier Boulevard in ZIP 34145, inside the City of Marco Island and Collier County. Admiralty House is its neighbour to the north, Gulfview Apartments to the south, and Island Manor across the road.
Yes. The condominium’s 8.3-acre parcel runs from North Collier Boulevard to the beach, no private parcel lies between it and the Gulf, and the tower stands on the Gulf side of the state’s 1989 Coastal Construction Control Line (Collier County GIS; FDEP).
In the 24 months to 2026-10-07, 13 Crescent Beach units closed on the Southwest Florida MLS at a median of $1,200,000, from $1,000,000 to $1,500,000. On 2026-10-07, three units were listed at $1,250,000 to $1,645,000 and one was pending at a $1,350,000 list price.
Listing agents entered total annual recurring fees of $15,948 to $18,320 on the four 1,445 square foot units listed on 2026-10-07, and $20,024 and $22,784 on the two three-bedroom sales of the last 24 months. Those are listing-entered figures; the association’s budget and the estoppel certificate are the documents that govern.
The Collier County roll records 1,020, 1,445, 1,877 and 2,040 square foot units, with a median of 1,445. The 1,445 square foot two-bedroom, two-bath plan is the most common and the most often sold.
Crescent Beach has 117 units. The Collier County roll lists 117 condominium parcels at 100 North Collier Boulevard, and the state condominium register lists 117 units under project PR1S019853.
The Collier County roll gives every Crescent Beach unit a 1990 year built. The association was filed with the state on 1989-06-12 and the condominium was recorded with the state register on 1989-09-29.
The City of Marco Island’s building layer records 14 floors and a height of 140 feet. The county’s unit numbering runs from the first floor through floor 14, with no floor numbered 13, then a penthouse level of eight units and two units labelled TH; the MLS labels the building “High Rise (8+).”
Crescent Beach’s pet rule is not published. It is set in the association’s Declaration and rules, which the seller must deliver to a buyer; confirm it in writing before you contract.
Rental rules at Crescent Beach, including any minimum lease term, any limit on leases a year and any tenant approval, are set in the association’s Declaration and rules, which are not public. The City of Marco Island has no enforceable vacation rental registration program, but that does not limit the association.
FEMA maps about 99.7 percent of the tower’s footprint in shaded zone X, with AE 9 touching its edge; the whole parcel holds AE 9, AE 10, VE 11 and shaded X, on FIRM panel 12021C0828J effective 2024-02-08. A lender’s flood zone determination and the building’s Elevation Certificate are the documents that decide insurance.
Yes. Collier County’s hurricane evacuation zone layer places the Crescent Beach parcel in zone A, the first zone ordered to evacuate in a storm surge threat.
Yes. The City of Marco Island accepted the Crescent Beach Phase 1 milestone report (case MS1-24-08013, JMC Engineering) on 2025-02-03, and no Phase 2 case appears in the City’s records. Ask the association, through the seller, for the inspector’s summary, which owners must receive within 45 days of the report.
No public record we could reach shows one or rules one out. Any adopted or proposed special assessment appears in the board minutes and on the estoppel certificate, which a buyer should read before closing.
The state register and the corporate record give the association’s address as the building itself, 100 North Collier Boulevard, and no outside management company is named in any public primary record we read. Ask the seller or the estoppel provider for the current manager.
Collier County Public Schools. Tommie Barfield Elementary is the island’s district elementary school, Marco Island Charter Middle and Marco Island Academy are charter schools, and the district’s maps place the island in the Manatee Middle and Lely High zones; confirm with the district’s zoning tool.
No age restriction appears in any public record we read for Crescent Beach, and no Housing for Older Persons Act designation appears in the state register or corporate record.
Yes, in principle, but a lender reviews the condominium as well as the buyer: its budget, reserves, insurance, inspections and any litigation. Ask the association for the lender questionnaire early, and expect the milestone and SIRS status to be part of that review.
Winn-Dixie at 625 North Collier Boulevard and Publix at Marco Town Center, 1089 North Collier Boulevard, are the nearest supermarkets on the island.
There is no hospital emergency department on Marco Island. NCH runs an urgent care center at 40 South Heathwood Drive on the island, and the nearest emergency department is Physicians Regional Medical Center on Collier Boulevard in Naples.
No. This page covers only the Marco Island condominium at 100 North Collier Boulevard governed by Crescent Beach Condominium Association, Inc., Sunbiz document N32743. Crescent Beach on Siesta Key and Crescent Beach near St. Augustine are unrelated places.
These are the questions Crescent Beach owners ask us before they list, answered from the MLS, the county record and Florida law.
Start from the sales of your own plan. In the 24 months to 2026-10-07, the eleven 1,445 square foot two-bedroom sales had a median of $1,180,000, from $1,000,000 to $1,470,000, and the two 1,877 square foot three-bedroom sales closed at $1,462,500 and $1,500,000 (Southwest Florida MLS). Floor, view line and condition decide where in that range your unit sits.
Thirteen Crescent Beach units closed on the Southwest Florida MLS in the 24 months to 2026-10-07, at a median of $1,200,000 and $16,072,500 in total volume, from $1,000,000 to $1,500,000.
Nine units closed in the 12 months to 2026-10-07, and the median of these nine sales was $1,175,000, from $1,000,000 to $1,500,000 (Southwest Florida MLS).
On 2026-10-07, four Crescent Beach units were listed for sale: three 1,445 square foot two-bedroom units at $1,250,000, $1,350,000 and $1,645,000, and a 1,877 square foot three-bedroom unit at $1,650,000. One more two-bedroom was pending at a $1,350,000 list price.
The median Crescent Beach sale in the 24 months to 2026-10-07 took 138 days on the market, from 12 to 237 days. Units priced near recent sales of the same plan sold in weeks; units priced above them sat for months.
The median sale in the last 24 months closed at 94.4 percent of its final list price, and none of the 13 sold at or above the final ask. Three closed below 88 percent.
Yes, from their 2022 level. The seven standard two-bedroom sales of 2022 closed at $1,265,000 to $1,575,000, and the four of 2026 to date closed at $1,125,000 to $1,200,000 (Southwest Florida MLS).
McGreevy and Comisar: Top 1% Real Estate Agents Nationally Since 2008, leaders of Domain Realty Group, the #1 team in Southwest Florida since 2012, and the #5 real estate team in Florida (RealTrends 2026). We price Crescent Beach units from the plan and stack record on this page.
Whether the association must approve a buyer is set in the recorded Declaration, which is not public. Check your own copy, or ask the association, before you list, so any approval period is built into the contract timeline.
Florida caps the estoppel fee at $250 when nothing is delinquent, plus $100 for delivery within three business days and up to $150 more if the account is delinquent, with inflation adjustments every five years (Fla. Stat. 718.116).
Ten business days from the request, and the certificate is effective for 30 days when delivered by hand or electronically (Fla. Stat. 718.116). Order it as soon as you have a contract.
In Collier County the seller customarily pays the documentary stamp tax on the deed, 70 cents per $100 of price, or $8,400 on a $1,200,000 sale; the signed contract controls (Fla. Stat. 201.02).
In Collier County the buyer customarily pays for the owner’s title insurance policy and chooses the closing agent, the reverse of Lee County; the signed contract controls on every sale.
The declaration, articles, bylaws and rules, the annual budget and annual financial statement, the milestone inspection summary if applicable, the most recent SIRS or a statement that none has been completed, and the frequently asked questions document, all at the seller’s expense (Fla. Stat. 718.503).
Seven days, excluding weekends and legal holidays, after the buyer receives the documents, under Fla. Stat. 718.503. Deliver them early so the cancellation window closes early.
Yes. Since October 1, 2024, a Florida seller of residential property must give the buyer a flood disclosure at or before contract, including any known flood damage, flood claims and flood assistance during ownership (Fla. Stat. 689.302).
They will be read. A buyer is entitled to the milestone summary and the most recent SIRS, and a lender reviews the reserves. A clean summary and funded reserves help; an open repair plan or an unfunded study is priced in, so have both documents in hand before listing.
The purchase contract decides. The standard Florida condominium contract allocates assessments levied before closing to the seller and after closing to the buyer unless the parties agree otherwise, and the estoppel certificate shows what is due; read both before signing.
Usually, subject to the lease and the association’s rules. A buyer takes the unit subject to an existing lease unless the contract says otherwise, and the association’s leasing rules apply to the remaining term, so give the buyer the lease and the tenant’s approval record.
It does when it is shown. The record on this page, the parcel running to the beach, the tower seaward of the Coastal Construction Control Line, and FEMA mapping its footprint mostly in shaded zone X, is the evidence a buyer and an appraiser can check, and we put it in front of them.
Fix what a buyer will see in the first minute: paint, fixtures, balcony condition and anything a home inspector will flag. Larger remodels need association approval and a City permit, and in the last 24 months the market paid for move-in condition more reliably than for a half-finished project.
Yes. In the 24 months to 2026-10-07 the two three-bedroom sales closed at a median of $1,481,250, about $301,250 above the $1,180,000 median of the eleven two-bedroom sales (Southwest Florida MLS).
Somewhat, but not reliably. Over 60 months the standard two-bedroom sold at a median of $1,177,500 on floors 1 to 5, $1,375,000 on floors 6 to 10, and $1,317,500 on floors 11 and up, on seven or eight sales each; condition and timing moved prices as much as height.
The buyer’s taxable value resets after purchase. At the 2025 Marco Island rate of 8.9535 mills, a non-homestead unit taxed at $1,200,000 carries about $10,744 a year in ad valorem tax before non-ad valorem charges; a homestead buyer can claim the exemptions in Fla. Stat. 196.031.
You can market it to investors, but the buyer’s plan depends on rental rules the association has not published. Give buyers the leasing provisions of the Declaration and rules early, because an investor will not write an offer without them.
Use our free online valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072. We build the number from Crescent Beach sales of your plan and stack.
That depends on your plans, not on a forecast. What the record shows is a market where three units compete at a time, sales close at about 94 percent of the final ask, and the 2026 standard two-bedroom sales sit below 2022’s; pricing to the current record is what sells.
Unit 900, a 1,877 square foot three-bedroom, closed at $1,500,000 on 2025-12-05 after 21 days on the market (Southwest Florida MLS). Over 60 months the highest was $1,762,000 for unit 700 in May 2023.
Unit 303, a 1,445 square foot two-bedroom, closed at $1,000,000 on 2025-12-02 after 148 days, at 87.0 percent of its final list price (Southwest Florida MLS). The county record also holds a $767,000 deed for a 1,020 square foot unit dated 2025-05-12.
The MLS figures on this page do not separate cash from financed sales, so we do not state a share. At a $1,200,000 median both are common, and a financed buyer’s lender will review the association’s budget, reserves and inspections.
Only if the Declaration does not require approval, or approval is granted first. Because the Crescent Beach Declaration is not public, confirm the association’s process early and build it into the contract timeline.
Call Jesse direct at (239) 898-6072 or start with the free valuation. We review your unit’s plan, stack and condition against the sales on this page, assemble the association documents a buyer will ask for, and price to the current record.
Some facts a buyer or seller would want are not in any public record we could reach for this page. Each is listed with the route to get it.
These primary documents can be read or downloaded directly from their publishers.
Every source below was cited in this guide and was read between 2026-10-07 and 2026-10-28. Market figures come from the Southwest Florida MLS, pulled 2026-10-07, re-derived for this guide by street address, and from the Collier County roll and qualified recorded sales data files dated 2026-08-29. Listing-entered fees are as entered by listing agents, not association budgets.
Market data from Southwest Florida MLS, pulled October 2026. McGreevy and Comisar, Best Realtor for Crescent Beach. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
