The Esplanade is 71 condominium residences in Esplanade I and II at 720 to 760 North Collier Boulevard, above the shops on Marco Island's Smokehouse Bay. Residences sold at a $1,350,000 median over 60 months. Sell or buy with McGreevy and Comisar.
Home > Marco Island > Smokehouse Bay and the Esplanade > The Esplanade
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
The Esplanade is a waterfront condominium of 71 residences in three buildings at 720, 740 and 760 North Collier Boulevard, set above and beside the Esplanade Shoppes on Smokehouse Bay, inside the bayside district of Smokehouse Bay and the Esplanade in Marco Island, Florida. Built in 2003 and 2004, it is the newest and most expensive condominium on the bay, with residences of 1,368 to 3,705 square feet and a 60-month median sale of $1,350,000. 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.
The Esplanade’s residences are two recorded condominiums, Esplanade I with 22 units at 720 North Collier Boulevard and Esplanade II with 49 units at 740 and 760 North Collier Boulevard, built in 2003 and 2004 on the east shore of Smokehouse Bay. They sit within a mixed-use waterfront of shops, restaurants, offices and a 77-slip marina that is separately owned.
This page is about the residential condominium. The Esplanade Shoppes, the restaurants and the marina are its context: they are owned and governed separately, and a residence buys into one of the two residential associations, not the shops. The shopping center’s owner describes the whole property as “The Esplanade Shoppes, Residences and Marina,” a “coastal Italian-style village” that “graces more than 1,100 feet of waterfront on Smokehouse Bay with nearly 50,000 square feet of retail and office space, 72 multi-family waterfront residences and a 77-boat-slip marina” (Esplanade Shoppes at Marco Island). The state’s condominium register and the county roll record 71 residences, and this page uses 71. Everything else here comes from the Collier County roll, the Southwest Florida MLS pulled on 2026-10-07, the State of Florida’s condominium and corporate records, the City of Marco Island’s permit, milestone, parcel and zoning records, federal flood and storm records and Florida statute text.
The Esplanade stands where North Collier Boulevard, the island’s main road, meets West Elkcam Circle on the north half of the island, with the buildings between the boulevard and the bay (City of Marco Island GIS, parcel layer). The U.S. Census Bureau geocoder places 740 North Collier Boulevard at latitude 25.95260, longitude -81.72963 (Census geocoder). Its neighbours around the bay are Smokehouse Harbour, the 62-unit four-story condominium at 730 and 750 West Elkcam Circle; Smokehouse Bay Club, 148 garden units on the same circle; and Bayfront Place, an 18-unit 2002 building at 790 and 794 West Elkcam.
| Item | Esplanade I | Esplanade II | Source |
|---|---|---|---|
| Address | 720 N Collier Blvd (Building 1) | 740 N Collier Blvd (Building 2) and 760 N Collier Blvd (Building 3) | City of Marco Island parcel layer |
| Recorded condominium | ESPLANADE I A CONDOMINIUM | ESPLANADE II A CONDOMINIUM | Collier County roll, data files dated 2026-08-29 |
| Units | 22 | 49 (25 at 740, 24 at 760) | DBPR; Collier County roll |
| Year built | 2004 | 2003 | City parcel layer |
| Floors (City building layer) | 5 floors, 50 ft; units numbered to a 6th-level penthouse | 4 floors, 40 ft each; residences on floors 2 to 4 over ground-floor shops | City of Marco Island GIS |
| Unit sizes (assessor adjusted area) | 2,248 to 3,705 sq ft | 1,368 to 2,802 sq ft | City parcel layer |
| Association | Esplanade I Condominium Association, Inc., document N04000004517, filed 2004-05-05 | Esplanade II Condominium Association, Inc., document N03000006782, filed 2003-08-07 | Florida Division of Corporations |
| State register | PR1S026406, recorded 2004-05-18 | PR1S026079, recorded 2003-08-07 | DBPR condominium extract |
| Zoning | C-4, general commercial | C-4, general commercial | City of Marco Island GIS |
| FEMA flood zone | AE 8 ft at the street point; shaded X at the building footprint | AE 8 ft at the street points; shaded X at the footprints | FEMA NFHL, panel 12021C0828J |
| Milestone inspection | City project PR-000053-2024: Phase 1 notice sent, no report on file | City project PR-000054-2024: Phase 1 notice sent, no report on file | City of Marco Island Civic Access |
| Listing-entered fee, 2026 | $5,691 per quarter | $4,050 to $4,200 per quarter, or $1,400 per month | Southwest Florida MLS |
The Southwest Florida MLS files both associations under the names ESPLANADE and THE ESPLANADE; the market figures on this page cover both unless a building is named.
Esplanade I and Esplanade II are separate corporations with separate declarations, budgets and boards, and the Esplanade Marina Association, Inc. (document N03000002239, filed 2003-03-13) is a third corporation for the marina (Florida Division of Corporations). Both residential associations use Resort Management, a Naples association management company, as registered agent and mailing address, and the state register lists the same Naples managing address for both (DBPR condominium extract). The register lists the project street as “Elkham Circle,” a misspelling of Elkcam Circle; the roll uses the North Collier Boulevard addresses.
Southwest Florida has several Esplanades: the Esplanade golf communities in Naples and Fort Myers, Esplanade by the Islands, and unrelated Esplanade condominium associations elsewhere in Florida, including a 1978 entity managed from Coral Springs and the Esplanade Club on Gulf Shore Boulevard in Naples. None of them is this property. This page covers only the two Marco Island residential associations on Smokehouse Bay, document numbers N04000004517 and N03000006782.
If you’re searching for the best realtor for The Esplanade in Smokehouse Bay and the Esplanade, Marco Island, whether you’re ready to sell your Esplanade home or buy your next one, McGreevy and Comisar is the team that delivers. Jesse McGreevy and Marc Comisar lead the #5 real estate team in Florida (RealTrends 2026). We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
Recent Esplanade track record (60 months to 2026-10-07, Southwest Florida MLS): 18 Esplanade resales total in the market · highest-priced Esplanade residence sold: $2,300,000 · median sale-to-final-list ratio: 99.0 percent. We tracked every one of the 18 Esplanade closings in the 60-month window residence by residence, and the full list is on this page.
Honors and recognition:
Selling your Esplanade home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Buying a home in The Esplanade? Call Marc at (239) 287-5873 for a personalized buyer consultation, or start a buyer consultation with our team.
The Esplanade suits a buyer who wants a large, newer bayfront condominium with elevators and covered parking, where dinner, coffee and a boat slip are downstairs, at the top of the Smokehouse Bay price range. It does not suit a buyer who wants quiet evenings far from restaurants, a beach at the door, or a low monthly fee.
The sales record describes the buyer. Fifteen of the 18 MLS closings in the 60 months to 2026-10-07 were three-bedroom residences, two were four-bedroom residences at 720 North Collier and one was a two-bedroom, and every one is filed as “Mid Rise (4-7).” The City’s parcel layer shows 20 of the 71 units, 10 in each association, carrying a homestead exemption, about 28 percent, so most owners are seasonal residents or second-home owners (City of Marco Island GIS, parcel layer).
What the Esplanade gives you is size, age and setting: residences two to three times the size of the bay’s 1987 garden condos, built in 2003 and 2004 to newer codes, with the island’s only walkable waterfront of shops and restaurants at the door. What it asks in return is price and fee, a 60-month median of $1,350,000 and listing-entered fees of $16,200 to $22,764 a year, plus the sounds and traffic of a commercial waterfront. The City’s code-case history at these addresses is dominated by commercial tenants, including noise complaints, which is the most honest description of what living over a restaurant row means.
We tracked every Esplanade closing on the Southwest Florida MLS for the five years to 2026-10-07, 18 closings in all, and read them against the qualified recorded deeds in the Collier County roll data and the City’s permit and milestone files for all three addresses. Three things stood out. First, sales stopped for two years: no residence closed on the MLS between October 2023 and November 2025. Second, when they resumed the price level was lower, with the three 1,812 square foot sales of 2025 and 2026 at $1,045,000 to $1,090,000. Third, the building sells fast when priced right: seven of the 17 marketed sales in five years closed at or above their final list price. That unit-by-unit reading is how Top 1% Real Estate Agents Nationally Since 2008 price a building with few sales.
Esplanade residences sold for a median of $1,350,000 in the 60 months to 2026-10-07, across 18 Southwest Florida MLS closings that ranged from $920,000 to $2,300,000, at a median of $627 per square foot. The 60-month window is the first that holds ten or more closings; the 12-, 24- and 36-month windows each hold the same four sales, listed below.
Data updated: October 2026.
| Measure (60 months to 2026-10-07) | Value |
|---|---|
| Closed sales | 18 (one entered after closing) |
| Median sold price | $1,350,000 (even n: mean of $1,300,000 and $1,400,000) |
| Low to high | $920,000 to $2,300,000 |
| Total sold volume | $25,514,000 |
| Median price per square foot (per sale) | $627 |
| Median days on market | 31 (17 marketed sales) |
| Median sold price as a share of final list price | 99.0 percent (17 marketed sales) |
One of the 18 sales was entered after closing and was not marketed through the MLS, so it counts in the closing count, the median, the range, the volume and the price per square foot, but not in days on market or sale-to-list, which use the other 17. Price per square foot is the median of each sale’s own price divided by its listing-entered size.
| Closed | Building | Size (sq ft, as entered) | Beds | Sold price | $ per sq ft | Days on market | Sold to final list |
|---|---|---|---|---|---|---|---|
| 2021-12-01 | 740 N Collier Blvd | 1,900 | 3 | $1,200,000 | $632 | 224 | 89.0% |
| 2021-12-15 | 740 N Collier Blvd | 2,442 | 3 | $1,160,000 | $475 | 108 | 77.6% |
| 2022-01-06 | 760 N Collier Blvd | 2,211 | 3 | $1,595,000 | $721 | 5 | 100.0% |
| 2022-01-21 | 760 N Collier Blvd | 1,612 | 3 | $920,000 | $571 | 2 | 105.1% |
| 2022-02-17 | 720 N Collier Blvd | 5,211 | 4 | $2,000,000 | $384 | entered after closing | entered after closing |
| 2022-06-03 | 740 N Collier Blvd | 2,036 | 3 | $1,200,000 | $589 | 16 | 88.9% |
| 2022-06-15 | 740 N Collier Blvd | 2,174 | 3 | $1,550,000 | $713 | 45 | 91.2% |
| 2022-07-20 | 760 N Collier Blvd | 2,305 | 3 | $1,300,000 | $564 | 4 | 104.0% |
| 2022-08-16 | 740 N Collier Blvd | 1,368 | 2 | $969,000 | $708 | 31 | 90.6% |
| 2022-12-20 | 720 N Collier Blvd | 2,370 | 3 | $1,520,000 | $641 | 227 | 101.4% |
| 2023-01-12 | 740 N Collier Blvd | 2,802 | 3 | $2,160,000 | $771 | 2 | 100.5% |
| 2023-05-10 | 760 N Collier Blvd | 2,256 | 3 | $1,515,000 | $672 | 33 | 99.0% |
| 2023-09-29 | 720 N Collier Blvd | 2,820 | 4 | $2,300,000 | $816 | 3 | 102.2% |
| 2023-10-06 | 740 N Collier Blvd | 2,036 | 3 | $1,505,000 | $739 | 61 | 99.0% |
| 2025-11-24 | 740 N Collier Blvd | 1,812 | 3 | $1,085,000 | $599 | 266 | 90.5% |
| 2026-01-15 | 740 N Collier Blvd | 1,812 | 3 | $1,045,000 | $577 | 165 | 87.2% |
| 2026-03-31 | 720 N Collier Blvd | 2,248 | 3 | $1,400,000 | $623 | 4 | 101.8% |
| 2026-09-30 | 740 N Collier Blvd | 1,812 | 3 | $1,090,000 | $602 | 3 | 90.8% |
Sizes are as the listing agent entered them. The February 2022 sale at 720 North Collier was entered at 5,211 square feet, well above the 3,705 square foot maximum on the City’s parcel layer, so its $384 per square foot is not comparable with the others.
Four Esplanade residences closed in the 12 months to 2026-10-07, and the same four are the only closings in the 24- and 36-month windows: $1,045,000, $1,085,000 and $1,090,000 for 1,812 square foot three-bedroom residences at 740 North Collier Boulevard, and $1,400,000 for a 2,248 square foot three-bedroom residence at 720 North Collier Boulevard. The median of these four sales is $1,087,500, the mean of $1,085,000 and $1,090,000; their total is $4,620,000, the median price per square foot $600, the median days on market 84.5 and the median sale-to-final-list ratio 90.7 percent.
The MLS shows no Esplanade closing between 2023-10-06 and 2025-11-24, and the county’s qualified deeds show the same gap, from 2023-10-04 to 2025-11-10. We do not know why; listings, prices, insurance and the island’s post-Ian condominium market all played a part across Marco Island in that period. The practical effect is that the comparables a buyer and a seller use today are the four sales since November 2025, not the 2022 and 2023 peak.
The Collier County roll data, dated 2026-08-29 with recorded sales through 2026-08-24, holds 18 qualified recorded sales at the Esplanade in the 60 months to 2026-08-24, at a median of $1,350,000 and a range of $510,000 to $2,300,000. A qualified sale is one the Property Appraiser marks as an arm’s-length, improved sale; it is a deed record, not an MLS listing. Three of those deeds have no matching MLS closing: $1,067,000 for a 2,248 square foot residence at 720 North Collier on 2021-09-24, $510,000 for a 1,368 square foot residence at 740 North Collier on 2022-01-04, and $1,650,000 for a 2,452 square foot residence at 740 on 2023-09-11. The $510,000 deed is far below every MLS sale here, including a $969,000 MLS sale of a same-size residence at 740 seven months later, so it should not be used as a comparable without reading the deed. In the other direction, the $2,000,000 sale entered after closing in February 2022 does not appear among the county’s qualified sales.
Sale-to-list here is the sold price divided by the final list price, after any price cuts. Across the 17 marketed sales it ran from 77.6 percent, on a 2,442 square foot residence in December 2021, to 105.1 percent, on a 1,612 square foot residence in January 2022, and seven of the 17 closed at or above their final list price. The four sales of the last 12 months had a median of 90.7 percent, with three of them closing about 9 to 13 percent under list: the post-2025 market has negotiated harder than the 2022 and 2023 one.
With four closings in two years across three buildings and two associations, the price of a residence depends on its building, size, view and condition, not the complex median. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and we price every residence from its own building’s record. Sellers can start with a free Esplanade home valuation or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or start a buyer consultation with our team.
Esplanade prices peaked in 2023, when four sales had a median of $1,837,500 and a median of $755 per square foot, then sales stopped for two years and resumed in late 2025 at a lower level: the three 2026 sales to 2026-10-07 had a median of $1,090,000 and $602 per square foot. Part of that drop is mix, because the 2023 sales were larger residences.
Data updated: October 2026.
| Year | Closings | Median sold | Low | High | Median $ per sq ft |
|---|---|---|---|---|---|
| 2021 (from 2021-10-08) | 2 | $1,180,000 | $1,160,000 | $1,200,000 | $553 |
| 2022 | 8 | $1,410,000 | $920,000 | $2,000,000 | $615 |
| 2023 | 4 | $1,837,500 | $1,505,000 | $2,300,000 | $755 |
| 2024 | 0 | none | none | none | none |
| 2025 | 1 | $1,085,000 | $1,085,000 | $1,085,000 | $599 |
| 2026 (to 2026-10-07) | 3 | $1,090,000 | $1,045,000 | $1,400,000 | $602 |
The 2021, 2022 and 2023 medians are each the mean of a middle pair. The 2022 figures include the February sale entered after closing at $2,000,000. Over the full 60 months to 2026-10-07 the 18 closings had a median of $1,350,000, which is a five-year summary, not today’s price.
The three most recent sales were all the same 1,812 square foot three-bedroom plan at 740 North Collier, at $577 to $602 per square foot, while the 2,036 square foot plan at the same address sold for $589 per square foot in June 2022 and $739 in October 2023. So the like-for-like decline from the 2023 peak is real, and the recent level for the mid-size plan is about $1,045,000 to $1,090,000. A buyer is buying below the peak; a seller of a larger or higher-floor residence has few current comparables and should price from the building’s own size curve. Sellers can request a free valuation built from the 2025 and 2026 sales or call Jesse at (239) 898-6072; buyers can call Marc at (239) 287-5873 or see how we represent buyers on Marco Island.
On 2026-10-07 the Southwest Florida MLS showed one Esplanade residence for sale and one under contract: a 3,001 square foot four-bedroom at 720 North Collier Boulevard listed at $2,999,000 after 13 days, and a 1,612 square foot three-bedroom at 760 North Collier Boulevard pending with contingency at $1,195,000 after 50 days.
Data updated: October 2026.
| Status on 2026-10-07 | Building | Size (sq ft, as entered) | Beds and baths | List price | Days on market |
|---|---|---|---|---|---|
| Active | 720 N Collier Blvd (Esplanade I) | 3,001 | 4 bed, 4 full and 1 half bath | $2,999,000 | 13 |
| Pending, contingent | 760 N Collier Blvd (Esplanade II) | 1,612 | 3 bed, 2 bath | $1,195,000 | 50 |
One active listing divided by the 12-month pace of four closings a year, or 0.33 a month, is 3.0 months of supply (1 divided by 4/12). With so few sales, one listing more or less moves that figure a long way.
The active $2,999,000 ask is $699,000 above the Esplanade’s highest MLS sale in five years, $2,300,000 for a 2,820 square foot four-bedroom at 720 North Collier in September 2023, and at $999 per square foot as entered ($2,999,000 divided by 3,001) it is well above that sale’s $816. The pending $1,195,000 ask for 1,612 square feet is $741 per square foot, against $571 for the same size at 760 in January 2022 and $577 to $602 for the 1,812 square foot sales since 2025. Where each closes will reset the comparables for the whole building. If you own a residence and want to know where yours would sit, ask for a free valuation or call Jesse at (239) 898-6072; if you want the next listing, call Marc at (239) 287-5873 or start a buyer consultation.
The Esplanade’s residences run from 1,368 to 3,705 square feet on the City’s parcel layer, with a county-roll median of 2,211 square feet. Esplanade II’s residences at 740 and 760 are the mid-size plans, mostly 1,368 to 2,802 square feet, and Esplanade I’s residences at 720 are the large ones, 2,248 to 3,705 square feet, including two penthouses.
| Building | Units | Adjusted area range (sq ft) | Median | Most common sizes |
|---|---|---|---|---|
| 720 N Collier Blvd, Esplanade I | 22 | 2,248 to 3,705 | about 2,370 | about 2,250, 2,340, 2,370 and 2,820, four each |
| 740 N Collier Blvd, Esplanade II, Building 2 | 25 | 1,368 to 2,802 | about 1,893 | about 1,810 (five), 1,630 (four) and 1,380 (three) across Esplanade II |
| 760 N Collier Blvd, Esplanade II, Building 3 | 24 | 1,414 to 2,778 | about 1,853 | about 1,410 (three) across Esplanade II |
Source: City of Marco Island parcel layer, assessor’s adjusted area per unit parcel, which approximates rather than equals living area (City of Marco Island GIS, parcel layer). The Collier County roll gives 1,368 to 3,705 heated square feet, median 2,211, across all 71.
At 720 North Collier, Esplanade I’s units are numbered 201 to 205, 301 to 305, 401 to 405 and 501 to 505, plus PH-602 and PH-603, so there are five residences a floor from the second floor up and two penthouses above. At 740 and 760 the units carry the building number first, 2-201 to 2-408 and 3-201 to 3-408, on floors 2 to 4. The City’s building layer records Building 1 at five floors and 50 feet, which does not reconcile with a sixth-level penthouse number; the declaration’s plot plans settle it.
| Size as entered (sq ft) | Closings | Median sold | Low to high |
|---|---|---|---|
| 1,368 | 1 | $969,000 | $969,000 |
| 1,612 | 1 | $920,000 | $920,000 |
| 1,812 | 3 | $1,085,000 | $1,045,000 to $1,090,000 |
| 1,900 to 2,442 | 10 | $1,452,500 | $1,160,000 to $1,595,000 |
| 2,802 to 2,820 | 2 | $2,230,000 | $2,160,000 to $2,300,000 |
| 5,211 (entered after closing) | 1 | $2,000,000 | $2,000,000 |
The 1,900 to 2,442 square foot band holds ten sales from 2021 to 2026 at all three addresses; its median is the mean of the middle pair, $1,400,000 and $1,505,000. Bands with one to three sales are listed, not priced.
In 60 months, the four sales at 720 North Collier (Esplanade I) had a median of $1,760,000, the ten at 740 a median of $1,180,000 and the four at 760 a median of $1,407,500. That ranking follows size: 720’s residences are the largest. Price per square foot is closer across the three, which tells a buyer the premium at 720 is mostly for space, not address.
The Esplanade’s residences were created as two condominiums: Esplanade II, recorded with the state on 2003-08-07, and Esplanade I, recorded on 2004-05-18, each with its own not-for-profit association. A separate marina association was filed in March 2003. The developer and architect are not named in any public record we could read.
The roll records ESPLANADE II A CONDOMINIUM with 49 units and ESPLANADE I A CONDOMINIUM with 22, all land use code 4 (condominium), years built 2003 and 2004, every unit on North Collier Boulevard. The City’s parcel record for the adjoining commercial tract at 724 North Collier, in the Marco Beach Unit 11 replat, excepts “TR R-A AND R-B NKA ESPLANADE II CONDO AS DESC IN OR 3363 PG 2175” and “TR R-B NKA ESPLANADE I CONDO AS DESC IN OR 3566 PG 1100,” which points to the recording references of the two declarations; confirm them at the Clerk (Collier County Clerk, records search).
Esplanade I Condominium Association, Inc. is active, document N04000004517, filed 2004-05-05, with a principal address of 720 North Collier Boulevard, an amendment to its articles filed 2022-01-26 and amended and restated articles filed 2023-03-10. Esplanade II Condominium Association, Inc. is active, document N03000006782, filed 2003-08-07, with a principal address of 760 North Collier Boulevard, #111; it was administratively dissolved for a period and reinstated on 2009-11-14. Both list Resort Management as registered agent. The Esplanade Marina Association, Inc., document N03000002239, filed 2003-03-13, has a principal address of 760 North Collier Boulevard (Florida Division of Corporations). An inactive “Esplanade II Condominium Homeowners Association” is not a current entity.
DBPR registers ESPLANADE I A CONDO as project PR1S026406, file 65482, 22 units, and ESPLANADE II, A CONDO as project PR1S026079, file 65359, 49 units, both Approved and Recorded. The annual state condominium fee was billed and paid at $88 a year for Esplanade I and $196 a year for Esplanade II for 2022 through 2026, which is $4 a unit, with nothing pending (DBPR condominium payment history).
The Esplanade’s three buildings are 2003 and 2004 mid-rise structures: Building 1 at 720 North Collier is recorded at five floors and 50 feet with a parking garage, and Buildings 2 and 3 at 740 and 760 are four floors and 40 feet each, with shops and restaurants on the ground floor and residences on floors 2 to 4.
The City’s permits show modest concrete work so far: COMM-12-3768 at 720, “concrete restoration (engineer inspected),” finaled 2012-11-15 at a declared $16,038.50, and two 2020 permits for “concrete restoration of open breezeways,” COMM-20-05436 at 740 ($500, 200 square feet) and COMM-20-05435 at 760 ($5,000, 200 square feet), both finaled 2021-03-23 (City of Marco Island Civic Access). For buildings of this age on a saltwater bay, that is a light record, which a buyer should read alongside the coming milestone inspections.
ROOF-21-06384 covered a tile re-roof in the pool area at 740, closed 2021-11-03 at $15,500. No main-building re-roof permit appears for any of the three addresses from 2003 to 2026; the roofs may be recorded under the commercial parcel, so ask each association for its roof age and reserve line.
The buildings were permitted with sprinkler, standpipe and fire alarm systems in 2002 to 2004. Fire alarm monitoring moved to cellular in 2023 (FIR1-23-01160 at 720 and FIR1-23-02807 at 740), a permit to replace the fire alarm control panel at 740, FIR1-25-02602, was applied 2025-04-21 and is active, and a 2026 permit at 760, FIR1-26-04205, for heat detectors and relay modules for elevator recall was in review as of 2026-10-22. The elevator recall work and a 2011 elevator-room air-conditioning permit confirm that the buildings have elevators.
No association-wide storm-repair permit appears at 720, 740 or 760 from September 2022 to October 2026; the permits in that window are unit-level work such as air conditioners, water heaters, remodels and impact shutters. The ground at 720 sits about 15 feet NAVD88, the highest point in the district, and the residences start on the second floor at 740 and 760, above the shops.
The Esplanade’s residences have two pools, elevators, a garage with numbered spaces at Building 1, a social room in Building 1 and, beside them, a waterfront promenade of shops and restaurants and a separately run 77-slip marina, according to City building and permit records and the shopping center’s and marina’s own sites.
The City’s building layer records an “Esplanade 1 Pool” from 2004 and an “Esplanade 2 Pool” from 2003, one for each association (City of Marco Island GIS, building layer). Pool rules and hours are set by each association and are not published.
Building 1 has a parking garage with numbered spaces: a 2023 permit installed an EV charger in “garage spot 305” and another wired “parking spot #401” (City of Marco Island Civic Access). The shopping center’s owner describes “two levels of convenient covered parking” for the property (Esplanade Shoppes at Marco Island). Whether a residence’s space is deeded, a limited common element or assigned is set by the declaration.
A 2012 permit wired a “social room” in Building 1, and a 2003 permit built out a property manager’s office and dockmaster space at 760. Owners’ storage, fitness rooms and security arrangements are not described in any public record we read.
The ground floors of 740 and 760 hold retail and restaurant suites, and the Esplanade Shoppes, owned and managed by Continental Realty Corporation, group their tenants into shopping, dining, services and events (Esplanade Shoppes at Marco Island). Tenants change, so we do not list them. Community events are on the City’s record too: the annual Jerry Adams Chili Cook Off for the Marco Island Fire Foundation has been permitted at 740 North Collier since 2013, with the 2026 event approved for 2026-11-07. A buyer should visit on a weekend evening in season before deciding how much activity is the right amount.
The Esplanade Marina is a separate operation on the same waterfront, with four piers, A to D, and 77 floating concrete slips, a dockmaster’s office at 760 North Collier Boulevard, Suite 106, and VHF channel 16 for hails and 11 as its working channel (The Esplanade Marina). It publishes a hurricane plan, but not slip sizes, rates or lease terms.
The Esplanade Marina Association, Inc. is a separate corporation from the two residential associations, City permits refer to numbered slips such as A105 and A106 (piling replacement, DOCK-19-07541, 2019) and to the floating docks (ELEC-24-07867, rewiring with engineered plans, applied 2024-12-05, complete), and no public record we read says whether an Esplanade residence carries a slip right. A buyer who wants a slip should ask the seller, the residential association and the dockmaster in writing whether one conveys, and on what terms.
The marina’s own directions bring boats in from the Marco River, east at red marker 12 into Collier Bay, left at green marker 11 at the south-east end, and into Smokehouse Bay from the east and north-east, with the marina on the east side of the bay (Esplanade Shoppes, marina page). The route and its idle-speed zone are covered in the boating section below.
The Esplanade’s condominium fees differ by association. Listing agents entered $4,050 to $4,200 per quarter, or $1,400 a month, at Esplanade II (740 and 760 North Collier) on 2025 and 2026 records, which is $16,200 to $16,800 a year, and $5,691 per quarter at Esplanade I (720 North Collier) on a 2026 sale and the active listing, $22,764 a year. Neither association publishes its budget.
Data updated: October 2026.
| Association | Listing year | Entries | Fee as entered | Annual total as entered |
|---|---|---|---|---|
| Esplanade II (740 and 760) | 2021 | 2 | $2,975 per quarter; one $2,675 per quarter in a master fee field | $10,700 to $11,900 |
| Esplanade II | 2022 | 6 | $992 per month or $2,975 per quarter | $11,900 to $11,904 |
| Esplanade II | 2023 | 3 | $2,975 per quarter or $1,167 per month | $11,900 to $14,004 |
| Esplanade II | 2025 | 1 | $4,050 per quarter | $16,200 |
| Esplanade II | 2026 (sales and the pending listing) | 3 | $4,050 to $4,200 per quarter, or $1,400 per month | $16,200 to $16,800 |
| Esplanade I (720) | 2022 | 2 | $1,504 per month; one $2,766 per month on the 5,211 sq ft sale entered after closing | $18,048 to $33,192 |
| Esplanade I | 2023 | 1 | $5,643 per quarter | $22,572 |
| Esplanade I | 2026 (sale and the active listing) | 2 | $5,691 per quarter | $22,764 |
These amounts are as entered by listing agents in the Southwest Florida MLS, grouped by association and by the year of the sale, 20 entries in all. At Esplanade II, the 2026 figure of $16,800 is 41.2 percent above the $11,900 entered in December 2021 ($16,800 divided by $11,900 is 1.412). At Esplanade I, the 2026 figure of $22,764 is 0.9 percent above the September 2023 entry of $22,572 and 26.1 percent above the December 2022 entry of $18,048 ($22,764 divided by $18,048 is 1.261).
Esplanade I’s residences are larger, 2,248 to 3,705 square feet against Esplanade II’s 1,368 to 2,802, and Florida condominium declarations usually allocate common expenses by each unit’s share, which tracks size. Esplanade I’s 22 units also carry their own building, garage and pool, where Esplanade II spreads two buildings across 49 units. The exact allocation is in each declaration.
Neither association publishes what its fee includes. In a Florida condominium the fee funds the budget’s common expenses: usually the master insurance policy on the building, reserves, building maintenance, elevators, the pool, management, and often water, sewer and trash. Whether parking, cable, internet or anything at the marina is included, and whether the residential associations share any cost with the commercial owner, is stated in the budget and the declaration a resale buyer receives.
Listing agents entered application fees of $100 to $150 on 16 Esplanade records, $150 on every record since late 2023. No transfer fee or capital contribution was entered. The estoppel certificate fee is set by statute and described below.
No Esplanade special assessment, budget or reserve schedule is published, and the City’s permit record shows only modest association work at the three addresses since 2012. A buyer reads the reserve picture in each association’s budget and financial statement, and any adopted assessment on the estoppel certificate.
The association-level permits on the City’s record are small: concrete restoration at 720 in 2012 and at the 740 and 760 breezeways in 2020, a pool-area tile re-roof at 740 in 2021, fire alarm monitoring and panel work in 2023 and 2025, and elevator-recall detectors in 2026. No main roof, window or structural program appears. For buildings now 22 and 23 years old, a buyer should ask what the reserve study says is coming due: roofs, painting and waterproofing, elevators and the fire alarm system are the usual large items at this age.
Both Esplanade buildings are more than three habitable stories, so each association must have a structural integrity reserve study, and for budgets adopted on or after December 31, 2024 it may not waive or reduce reserves for the items that study covers (Fla. Stat. 718.112). Neither association’s SIRS is public. The 41.2 percent rise in Esplanade II’s listing-entered fee since 2021 is consistent with that rule and with rising insurance, but the budget is the only record of why.
Owning at the Esplanade costs more than the condominium fee: Collier County property tax at the 2025 Marco Island millage, an HO-6 unit-owner policy, a flood policy if your lender requires one, any marina slip charge if you keep a boat, a lease application fee if you rent, an estoppel fee at sale, and a share of any special assessment. 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 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 (Florida Department of Revenue, Table 1, Collier 2025-26; City of Marco Island FY2026 adopted budget). The Collier Mosquito Control District levy is extra; its 2025 rate was not published in a document we could read, and its prior-year rate of 0.1349 mills would bring the total to about 9.0884 mills if unchanged (Collier Mosquito Control District annual report). At 8.9535 mills, every $100,000 of taxable value carries $895.35 a year. A buyer’s assessment resets to just value the year after purchase. A homestead owner can claim the exemptions in Fla. Stat. 196.031, the second of which was indexed to $25,722 for 2025 (Florida Department of Revenue, 2025 homestead exemption index), and the Save Our Homes cap in Fla. Stat. 193.155; a non-homestead unit’s non-school assessment is capped at 10 percent a year under Fla. Stat. 193.1554. Tax bills are paid to the Collier County Tax Collector.
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 $299 when nothing is delinquent, plus $119 for delivery within three business days and up to $179 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. At The Esplanade the request goes to your association’s manager (Resort Management is the registered agent for both Esplanade associations).
Florida charges documentary stamp tax on a deed at 70 cents per $100 of consideration (Fla. Stat. 201.02), so a $1,087,500 The Esplanade sale carries $7,612.50 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 $800,000 loan that is $2,800 and $1,600. In Collier County the buyer customarily pays for the owner’s title insurance policy and selects the title agent, the reverse of neighbouring Lee County, per a Naples real estate law firm (Goodwin Law) and a Florida title and law firm’s county table (Barnes Walker). The signed contract controls on every sale: the standard Florida contract has a box that decides who pays and who chooses.
For a non-homestead unit with a $1,087,500 taxable value and a listing-entered fee of $16,800 a year: the fee is $1,400.00 a month ($16,800 divided by 12); property tax at 8.9535 mills is $9,736.93 a year, or $811.41 a month; together that is $2,211.41 a month before the HO-6 policy, any flood policy, electricity, the mosquito control levy and any special assessment. We used the 12-month median sale price of $1,087,500 as the taxable value, which overstates the first-year tax for most buyers because the Property Appraiser’s just value usually lands below a sale price. Insurance premiums vary by carrier, coverage and unit and are not estimated here.
Each Esplanade association’s use, leasing, pet, parking and renovation rules are set by its recorded declaration of condominium, its bylaws and its board’s rules, and neither association publishes them online. A resale buyer is entitled to all of them under Florida law, and they govern over anything a listing says.
The two declarations are recorded in the Collier County official records, apparently at OR 3363, page 2175 for Esplanade II and OR 3566, page 1100 for Esplanade I, per the City’s parcel record for the adjoining tract. Esplanade I restated its articles of incorporation in 2023 and amended them in 2022, so ask for the current restated documents, not an older set. Florida law requires the seller to deliver the declaration, articles, bylaws, rules, budget and frequently asked questions sheet, and gives the buyer seven days, excluding weekends and legal holidays, to cancel after receiving them (Fla. Stat. 718.503).
Listing agents entered application fees on most Esplanade sales, which points to an approval step for buyers or tenants; its terms are in each declaration. Work inside a residence that needs a City permit, such as electrical, plumbing, windows or structural changes, needs one from City of Marco Island Building Services, and most declarations require the board’s written approval first. Flooring changes over another residence or over a shop usually need sound-control underlayment; ask for the standard.
Because the residences share a site with shops and restaurants, the declarations and any shared-facility or easement documents decide how parking, loading, trash, noise and access are divided between the residential associations and the commercial owner. Ask for any recorded agreement between them. The City’s code cases at these addresses concern the commercial tenants, not the residences, and include noise complaints, grease traps, signage and a 2023 handicap-parking citation at 760.
No public record shows a gate at the Esplanade, which is a public shopping and dining destination on North Collier Boulevard. Access to the residential floors, the garage and the pools is controlled by each association; ask how.
You can rent an Esplanade residence only within its association’s leasing rules, and neither association publishes them: no association website or posted declaration was found for Esplanade I or Esplanade II. The City of Marco Island sets no rental minimum, so each declaration’s minimum lease term, number of leases a year and approval process decide whether a residence works as a seasonal rental.
Ask for the leasing article of your association’s declaration and any amendment, the board’s current lease application and fee, and the guest rules. Read three things: the minimum lease term, the number of leases allowed a year, and whether a new owner must wait before leasing. On the bay the published example is Smokehouse Harbour, with a 30-day minimum and board approval of every lease, but each Esplanade association’s rule is its own.
The City of Marco Island has no enforceable vacation rental registration program. Voters backed a rental registration program in August 2022 and the Council adopted it as Ordinance 22-08, but on 2023-10-02 the Council adopted Resolution 23-54 declaring the ordinance null and void from the start after state preemption under Senate Bill 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, which is why The Esplanade’s own declaration and rules govern. Rentals of six months or less also owe Florida’s 6 percent state sales tax and the Collier County tourist development tax collected by the Tax Collector (Collier County Tax Collector, tourist development tax).
Neither Esplanade association publishes its pet rule, so whether a dog or cat can live in a residence is decided by that association’s declaration and rules, which a buyer receives in the resale package. Read the pet article before making an offer, and ask how pets move through the shared common areas and the garage.
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). A pet restriction in a declaration does not decide an accommodation request; the association’s process for documentation does.
No age restriction appears in any public record we read for either association, and neither is registered as housing for older persons in any document we found. Confirm in the declaration.
The Esplanade’s street points on North Collier Boulevard read FEMA flood zone AE with a base flood elevation of 8 feet NAVD88, while the building footprints read shaded zone X, the 0.2 percent annual chance coastal area, on FIRM panel 12021C0828J effective 2024-02-08. The ground reads about 15.0 feet at 720, 8.6 feet at 740 and 5.4 feet at 760.
Data updated: October 2026.
| Address tested | Building | FEMA zone at the street point | Base flood elevation | Ground at point (USGS 3DEP) | Ground relative to base flood elevation |
|---|---|---|---|---|---|
| 720 N Collier Blvd | Esplanade I | AE (coastal floodplain) | 8 ft NAVD88 | 15.0 ft NAVD88 | 7.0 ft above |
| 740 N Collier Blvd | Esplanade II, Building 2 | AE (coastal floodplain) | 8 ft NAVD88 | 8.6 ft NAVD88 | 0.6 ft above |
| 760 N Collier Blvd | Esplanade II, Building 3 | AE (coastal floodplain) | 8 ft NAVD88 | 5.4 ft NAVD88 | 2.6 ft below |
Method: each street address was geocoded with the U.S. Census Bureau geocoder and tested against the FEMA National Flood Hazard Layer on 2026-10-28, with ground elevation from the USGS Elevation Point Query Service on the same date (FEMA National Flood Hazard Layer; USGS 3D Elevation Program). Points at the three building footprint centroids, taken from the City’s building layer and tested on 2026-10-22, read shaded zone X with no base flood elevation. A geocoded point falls on the street, not the building, so the site straddles the two zones; the structure’s own zone and lowest floor are settled by its Elevation Certificate and the lender’s flood determination.
Zone X at the footprints is better news than zone AE: in a shaded X area flood insurance is not federally required for a mortgage, though a lender may still ask for it. Zone AE at the street points means the frontage, the garage entrance and the shops’ ground floor are mapped in the special flood hazard area. Residences start on the second floor, well above the 8-foot base flood elevation. Ian’s 6.99-foot NAVD88 high-water mark on the island is below the ground at 720 and 740 and above it at 760.
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 reported 97-knot sustained winds and a 112-knot gust, the Marco Island Police Department recorded a 113-knot gust, and the USGS sensor at Tigertail Beach recorded a storm tide of 5.20 feet NAVD88; 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 about $256 million, and Collier County as a whole had 33 buildings destroyed and more than 3,500 with major damage (NWS Miami, Hurricane Ian summary). USGS elevation points read 15.0, 8.6 and 5.4 feet NAVD88 at 720, 740 and 760 North Collier, so Ian’s 6.99-foot high-water mark on the island was below the ground at two of the three points. The City’s index shows no association-wide storm-repair permit at any of the three addresses from September 2022 to October 2026. Ask each association for its claim history.
Hurricane Helene in September 2024 made landfall in the Big Bend yet still produced 2 to 4 feet of inundation above ground in Naples, Marco Island and Everglades City, and Hurricane Milton in October 2024, which came ashore on Siesta Key, produced 3 to 5 feet from Bonita Beach through Marco Island, per the National Hurricane Center (NHC report, Helene; NHC report, Milton). We found no public record of Helene or Milton damage specific to the Esplanade residences.
Each Esplanade association insures its own building under a master policy paid through the fee, and each owner carries an HO-6 policy for the inside of the residence, improvements, contents and liability, plus flood coverage where a lender requires it or the owner chooses it. Neither association publishes its carriers, premiums or deductibles.
Coastal condominium master policies usually carry a hurricane deductible stated as a percentage of insured value, and a large deductible can become a special assessment after a storm. In a mixed-use property, ask also how the building’s insurance is split with the commercial owner below the residences. Ask each association for its current certificate of insurance and declarations page, and buy HO-6 loss assessment coverage sized to your share of the hurricane deductible.
Florida’s insurer of last resort, Citizens Property Insurance, must require flood insurance on personal residential policies on a phase-in by replacement cost ($600,000 and up from 1 January 2024, $500,000 from 2025, $400,000 from 2026 and every other personal residential policy from 1 January 2027), but the statute exempts “Policies that provide coverage under a condominium unit owners form,” so a Citizens HO-6 on a The Esplanade unit does not trigger the requirement (Fla. Stat. 627.351). A lender may still require flood coverage on a unit in zone AE, and the association’s own building flood policy is separate from the owner’s.
FEMA’s FloodSmart site says premiums for most policyholders cannot rise more than 18 to 25 percent a year and that 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 communities effective October 1, 2026 shows the City of Marco Island, community number 120426, at Class 5, a 25 percent premium discount in the special flood hazard area (10 percent outside it), effective 2023-10-01 (FEMA CRS eligible communities, October 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). In a condominium those features belong to the building, so most of the credit lands on the master policy. The Esplanade’s buildings date from 2003 and 2004, and impact shutters appear among the unit-level permits on the City’s record; ask each association whether it has a current mitigation report for its building. The state’s My Safe Florida Home program offers free wind mitigation inspections and matching grants for eligible homesteaded homes, subject to legislative funding; most condominium units fall outside its standard single-family eligibility, so ask the association instead.
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, including with the National Flood Insurance Program, or has received flood assistance, including from FEMA (Fla. Stat. 689.302). A The Esplanade seller completes it for the unit. On a bay where Ian’s high-water mark exceeded the ground elevation at street level, buyers read this form closely.
The City of Marco Island opened a milestone inspection project for each Esplanade association on 2024-06-28: PR-000053-2024 for Esplanade I at 720 North Collier and PR-000054-2024 for Esplanade II at 740 North Collier. Both read “MS, Phase 1, Notice Sent,” last changed 2026-01-28, and no Phase 1 report case is linked to either address as of 2026-10-22.
Data updated: October 2026.
The City’s status shows that a milestone notice went to each association; it is not a pass, and it is not a failure. No inspection report has been filed or accepted under either project in the City’s system (City of Marco Island Civic Access). By contrast, several South Collier Boulevard towers show “Phase 1 report accepted.” Whether the Esplanade reports are simply not yet due or are late cannot be read from the portal.
By the county’s year-built dates, Esplanade II (2003) reaches 30 years in 2033 and Esplanade I (2004) in 2034, so under the statute’s 30-year rule the first milestone inspection would be due by December 31 of those years. A local building official may set the trigger at 25 years where saltwater proximity warrants it, which would put the dates at 2028 and 2029; the City sent notices in 2024 to buildings of several ages, and whether it adopted the 25-year option is not confirmed in the records we read. Ask each association what deadline the City has given it in writing.
Both associations’ buildings are three or more habitable stories, so each must have a structural integrity reserve study, due for existing associations by December 31, 2025, or by December 31, 2026 if done with a milestone inspection due by then. Neither study is public. A resale buyer must receive the most recent SIRS or a statement that none has been completed, and DBPR’s two SIRS submission databases show whether a study was reported.
Florida Statute 553.899 requires a milestone inspection of every condominium or cooperative building three habitable stories or more by December 31 of the year it reaches 30 years of age, counted from its certificate of occupancy, and every 10 years after; buildings that reached 30 before July 1, 2022 had until December 31, 2024. A local building official may set the trigger at 25 years where saltwater proximity warrants it. Phase one is a visual inspection; phase two, with possible destructive testing, follows only if phase one finds substantial structural deterioration, and the association must give every owner the inspector’s summary within 45 days of receiving the report (Fla. Stat. 553.899). Whether the City of Marco Island adopted the 25-year option is not confirmed in the records we read.
A residential condominium association must have a structural integrity reserve study (SIRS) at least every 10 years for each building three habitable stories or higher, covering the roof, structure, fireproofing and fire protection, plumbing, electrical, waterproofing and painting, windows and exterior doors, and other items over $25,000 whose failure would affect them; 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). For budgets adopted on or after December 31, 2024, an association required to have a SIRS may not waive or reduce the reserves for those items. Associations report SIRS completion to the state, and the Division publishes the submissions in two databases (DBPR SIRS reporting).
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). An owner can inspect the association’s official records, which must be produced within 10 working days of a written request (Fla. Stat. 718.111). At the Esplanade ask each association for its written milestone deadline and status from the City, its SIRS or a statement that none is complete, the current budget and reserve schedule, any shared-cost agreement with the commercial owner, the master policy deductibles and the last two years of minutes.
The Esplanade is served by Collier County Public Schools. Marco Island has one district elementary school, Tommie Barfield Elementary, about 2.1 road miles from 740 North Collier Boulevard, 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 on the mainland.
| School | Address | Type | Florida grades, 2021-22 to 2025-26 |
|---|---|---|---|
| Tommie Barfield Elementary | 101 Kirkwood St, Marco Island | District | A, A, A, A, A |
| Marco Island Charter Middle | 1401 Trinidad Ave, Marco Island | Charter | A, A, A, A, A |
| Marco Island Academy | 2255 San Marco Rd, Marco Island | Charter high | B, A, A, A, A |
| Manatee Middle School | Naples (zoned, off island) | District | B, B, B, A, A |
| Lely High School | Naples (zoned, off island) | District | C, B, B, A, B |
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 720, 740 or 760 North Collier Boulevard with the district’s interactive zoning tool (CCPS zoning tool), because MLS school fields are set by ZIP code and can be wrong. The two charter schools enroll by application, not by zone.
The Esplanade is inside the City of Marco Island and zoned C-4, general commercial, on all 71 residential parcels and the commercial parcel, under Chapter 30 of the City’s Land Development Code, so building permits, flood rules, dock rules, noise limits and code enforcement come from the City, not from Collier County. The City’s Civic Access system holds 2,233 records for the three addresses.
C-4 is a commercial district, not a residential multi-family district, which fits a property built as residences over shops (City of Marco Island GIS, zoning layer; Marco Island Code of Ordinances). For an owner it means the neighbours are businesses, events and restaurants with their own permits, and that any rebuild after a total loss would follow the commercial district’s rules and the flood code in force at the time. A lender or insurer may ask how the residential use is recorded; the condominium declarations answer it.
Most records at 740 and 760 North Collier are commercial tenant build-outs, restaurant permits, signs and inspections, with the residential associations’ own work a small share. At 720 the records are mostly residential. A buyer can read any residence’s own permit history on Civic Access by address and unit number, such as 2-206 or PH-602.
A unit renovation that needs a permit goes through City of Marco Island Building Services, whose public permit system is Civic Access (City of Marco Island Civic Access). The City’s flood code treats work costing 50 percent of a structure’s market value, counted cumulatively over 12 months, as a substantial improvement that must meet current flood elevation rules, with the lowest floor at the higher of base flood elevation plus 1 foot or 18 inches above the crown of the road (City of Marco Island floodplain documents). In a condominium the threshold is measured on the whole building, so it bites on building-wide projects, not on a single kitchen.
The City’s code, published on Municode, bars construction from 7:00 p.m. to 7:00 a.m. and on Sundays and holidays, bans fertilizer from June 1 to September 30, and governs docks and seawalls in Chapters 54 and 6 (Marco Island Code of Ordinances). Code enforcement cases are public on Civic Access.
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.
The Esplanade sits on Smokehouse Bay beside the 77-slip Esplanade Marina, which is run by a separate marina association, and every route from the bay to the Gulf runs through Collier Bay to the Marco River, inside an idle-speed manatee zone. Whether a residence carries a slip is not stated in any public record we read.
The Esplanade Marina’s own directions bring boats in from the Marco River, east at red marker 12 into Collier Bay, left at green marker 11 at the south-east end, and into Smokehouse Bay from the east and north-east (Esplanade Shoppes, marina page). So every trip out runs through Collier Bay to the Marco River and then north toward Capri Pass or along the river. NOAA’s Coast Pilot calls Big Marco Pass closed off by a barrier island, recommends local knowledge at Capri Pass, puts the Big Marco River’s midchannel controlling depth at about 4 feet with reported shoaling, and records a 1982 report of 4 feet in the privately marked Collier Bay channel (NOAA Coast Pilot 5, chapter 4).
Florida’s manatee protection rule for Collier County makes all waters of Collier Bay and the associated waters south of the mouth of the Marco River and north of San Marco Road an idle-speed zone, channel included (Florida Administrative Code 68C-22.023). The first part of every trip from Smokehouse Bay is slow, which matters more to an owner with a fast boat than to one with a pontoon or a fishing skiff.
Collier County’s Caxambas Park ramp at 909 Collier Court on the south end, about 3.6 road miles from 740 North Collier Boulevard, reopened on 2025-02-15 after Hurricane Ian damage, and fuel service there resumed on 2025-11-15 (Naples Press, 2025-02-21; Collier County, Caxambas Park fuel). The Collier Boulevard Boating Park just north of the Jolley Bridge reopened on 2025-08-13 after a $1.2 million rebuild with two launch lanes (Collier County, boat ramp reopens).
Daily life at the Esplanade is the most walkable on Marco Island: restaurants, coffee and services are downstairs, Winn-Dixie is about 0.3 road miles away and Publix about 0.8, Tigertail Beach is about 1.4 road miles, and there is no hospital emergency department on the island.
Two supermarkets are a few minutes away: Publix at Marco Town Center, 1089 North Collier Boulevard, about 0.8 road miles from 740 North Collier Boulevard (Publix store 622), and Winn-Dixie at 625 North Collier Boulevard, about 0.3 road miles (Winn-Dixie Marco Island). The Esplanade Shoppes, owned and managed by Continental Realty Corporation, put restaurants, a coffee shop and services on the water beside the bay (Esplanade Shoppes at Marco Island).
The Esplanade is not on the beach. The nearest public beach is Tigertail Beach Park on Hernando Drive, about 1.4 road miles from 740 North Collier Boulevard, a Collier County park with a parking fee for non-permit holders; South Marco Beach on South Collier Boulevard is about 3.2 road miles (City of Marco Island beach access; Collier County Marco Island beaches). Tigertail’s permanent central restrooms have been closed since Hurricane Ian, Coastal Breeze News reported (Coastal Breeze News, Tigertail facilities). Residents’ Beach is a private beach club of the Marco Island Civic Association, open to members who own improved property on the island or rent for at least a year (Marco Island Civic Association, Residents’ Beach).
NCH runs an urgent care center at 40 South Heathwood Drive, about 2.0 road miles from 740 North Collier Boulevard, 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), about 12.2 road miles and 21 minutes away at free-flow speed, and NCH Baker Hospital in downtown Naples is about 18.1 road miles.
Southwest Florida International Airport (RSW) is about 48.7 road miles and 67 minutes from 740 North Collier Boulevard at free-flow speed, and City Hall at 50 Bald Eagle Drive about 2.0. These are our routing estimates on 2026-10-28 (U.S. Census Bureau geocoder and OpenStreetMap for the points, the public OSRM router for the routes), not published figures, and peak-season times run longer (U.S. Census Bureau geocoder; Project OSRM). Our Naples versus Marco Island comparison covers the mainland alternative, and our Collier County guide covers the rest of the county.
The Esplanade and Smokehouse Harbour face each other across the corner of Smokehouse Bay, but they are different tiers: the Esplanade is 71 residences of 1,368 to 3,705 square feet built in 2003 and 2004 over shops, with a 60-month median of $1,350,000, while Smokehouse Harbour is 62 units of 990 to 1,475 square feet built in 1987, with a 36-month median of $525,000.
Data updated: October 2026.
| Condominium | Window used (to 2026-10-07) | MLS closings | Median sold | Median $ per sq ft | Units | Year built |
|---|---|---|---|---|---|---|
| The Esplanade (Esplanade I and II) | 60 months | 18 | $1,350,000 | $627 | 71 | 2003 to 2004 |
| Smokehouse Harbour | 36 months | 11 | $525,000 | $516 | 62 | 1987 |
| Smokehouse Bay Club | 24 months | 11 | $410,000 | $510 | 148 | 1987 to 1988 |
| Bayfront Place | 60 months | 3 (listed, no median) | $780,000 to $1,540,000 | not computed | 18 | 2002 |
Yardstick: Southwest Florida MLS closings in the first window holding ten or more sales for each building, matching the building table in our Smokehouse Bay guide; units and years from the Collier County roll and DBPR. Bayfront Place, the 18-unit 2002 building at 790 and 794 West Elkcam Circle and the Esplanade’s closest peer in age and size, had three MLS closings in 60 months: $1,540,000 in May 2023, $780,000 in September 2025 and $1,175,000 in December 2025.
| If you want | The Esplanade | Smokehouse Harbour |
|---|---|---|
| Space | 1,368 to 3,705 sq ft on the parcel layer | 990 to 1,475 sq ft |
| A newer building | 2003 and 2004 | 1987 |
| Restaurants and shops at the door | Downstairs | A short walk |
| A quieter evening | Commercial waterfront below | Residential courtyard |
| A boat | Separate 77-slip marina; slip right not stated | Owner dock leases, one space per unit, no lifts |
| A published rental and pet rule | Not published | 30-day minimum; no pets |
| Milestone status | Phase 1 notice sent, no report on file | Phase 1 found Phase 2 required; no Phase 2 case on file |
| Flood map at the building | Shaded X at the footprints; AE 8 at the street | AE 9 at both addresses |
| Price | 60-month median $1,350,000; four sales since November 2025 at $1,045,000 to $1,400,000 | 36-month median $525,000 |
| Listing-entered fee, 2026 | $16,200 to $22,764 a year | $9,280 to $11,744 a year |
Choose the Esplanade for space, a 2000s building and the island’s most walkable waterfront, and budget for its higher fee and its coming milestone and reserve obligations. Choose Smokehouse Harbour for a lower price, a published rulebook and a dock with stated terms, and budget for its open Phase 2 work. Owners of either can get a free valuation or call Jesse at (239) 898-6072, and buyers choosing between them can call Marc at (239) 287-5873 or book a buyer consultation.
Smokehouse Bay Club, 148 two-story garden units of 711 to 944 square feet on West Elkcam Circle, and the 52-unit Village at Smokehouse Bay on Elkhorn Court are the bay’s entry-level condominiums, with recent sales in the $300,000s and $400,000s. They are a different purchase, but they share the Esplanade’s shops, grocery stores and boating route, as our Smokehouse Bay and the Esplanade guide explains.
The Esplanade’s strengths are large residences, a 2003 to 2004 building, elevators and garage parking, and a waterfront of shops, restaurants and a marina at the door; its weaknesses are price, fees, the activity of a commercial property, a two-year gap in sales and an association record that publishes almost nothing. Both lists below rest on the public record cited on this page.
If you’re searching for an Esplanade listing agent, or thinking, ‘I need someone to sell my Esplanade home…’, McGreevy and Comisar are the team to call. The Esplanade recorded 18 closings in the 60 months to 2026-10-07 at a median of $1,350,000, and the median marketed sale closed at 99.0 percent of its final asking price in 31 days.
In the last 60 months we tracked 18 Esplanade resales on the Southwest Florida MLS: $25,514,000 in total volume, a median sale of $1,350,000, a median of 31 days on market across the 17 marketed sales, and a median sale-to-final-list ratio of 99.0 percent. One of the 18 sales was entered after closing and was not marketed through the MLS. In the 12 months to 2026-10-07 there were four closings, at a median of $1,087,500.
Selling here is a building, size and story exercise. A buyer compares your residence with the same plan in your building, so the association (Esplanade I or II), the size, the floor, the bay view and the parking have to be priced against those exact comparables, including the private sales that reach the county record but not the MLS. Three Esplanade specifics shape a sale. First, the associations publish nothing, so order the resale package, the budget, the milestone correspondence and the estoppel early. Second, buyers will ask what conveys: the garage space and any marina slip should be documented in writing. Third, the lifestyle is the product: market the evening on the promenade, and show in the off-hours too.
Start with our free online valuation at mcgreevyandcomisar.com/home-valuation, and we will build your number from the Esplanade sales of your building and size, not the 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.
Sales have resumed after the 2024 gap, with four closings in the 12 months to 2026-10-07, and on that date only one residence was for sale and one pending. A seller who prices from the 2025 and 2026 sales, not the 2023 peak, meets the season’s buyers with little competition.
The fee, the milestone notice, the parking and the slip, and the noise. Having your association’s current fee, its written milestone status, the garage space and any slip documentation, and a candid answer about evenings on the promenade ready answers the first questions before a showing ends.
Sometimes. Seven of the 17 marketed sales in five years closed at or above their final list price, most of them in 2022 and 2023. Three of the four sales of the last 12 months closed about 9 to 13 percent under their final list price, so the current market negotiates.
Only if it conveys, and only if you can show it. The declaration says whether a garage space is part of the unit, a limited common element or assigned, and any slip right sits with the marina association; document both before you list.
That depends on the lender’s determination for the building. The street points read zone AE and the building footprints read shaded zone X, so a buyer’s lender orders a flood zone determination for the structure; the building’s Elevation Certificate helps it come back right.
The three 1,812 square foot sales at 740 North Collier since November 2025 closed at $1,045,000, $1,085,000 and $1,090,000, the last after three days on market. Floor, view and finish move a residence within or above that band.
Jesse McGreevy and Marc Comisar are top-reviewed The Esplanade realtors on Marco Island. 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.
★★★★★ “We have used his services for 5 transactions and every one has gone smoothly. He is a fantastic communicator, offers great representation, and is extremely honest.” Verified Google review
★★★★★ “Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail.” Verified Google review
★★★★★ “He did a great job planning and made the most of the time we had together. I would highly recommend reaching out to Marc for any real estate needs.” Verified Google review
Jesse McGreevy and Marc Comisar are McGreevy and Comisar, and they lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and the #5 real estate team in Florida (RealTrends 2026). They have been Top 1% Real Estate Agents Nationally Since 2008 and have sold over $900 million in personal production between them, with more than 4,000 transactions behind the team. Jesse and Marc bring over 45 years of combined direct real estate experience to every The Esplanade 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 The Esplanade condo? Free valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse at (239) 898-6072. Buying at The Esplanade? Call Marc at (239) 287-5873 or start a buyer consultation with our team. For the rest of the island, see our Marco Island area guide and the Smokehouse Bay and the Esplanade guide.
The Esplanade is a waterfront property on Smokehouse Bay at 720, 740 and 760 North Collier Boulevard combining the Esplanade Shoppes, a 77-slip marina and 71 condominium residences in two associations, Esplanade I and Esplanade II, built in 2003 and 2004.
Yes. Its 71 residences are recorded condominiums, 22 at 720 North Collier (Esplanade I) and 49 at 740 and 760 North Collier (Esplanade II), on the floors above and beside the shops.
In the 60 months to 2026-10-07, 18 residences closed on the Southwest Florida MLS at a median of $1,350,000, from $920,000 to $2,300,000. The four sales of the last 12 months had a median of $1,087,500.
They run 1,368 to 3,705 square feet on the City’s parcel layer, with Esplanade I’s residences at 720 the largest. Almost every sale in five years was a three-bedroom residence.
They are separate condominiums with separate associations, budgets and rules. Esplanade I is 22 larger residences at 720 North Collier built in 2004; Esplanade II is 49 residences at 740 and 760 North Collier built in 2003, over ground-floor shops.
The bay. It sits on the east shore of Smokehouse Bay, not on the Gulf beach. Tigertail Beach is about 1.4 road miles from 740 North Collier Boulevard by our routing estimate.
No public record says so. The 77-slip marina is run by a separate marina association; ask the seller and the dockmaster in writing whether a slip right conveys with a residence.
Listing agents entered $4,050 to $4,200 a quarter, or $1,400 a month, at Esplanade II and $5,691 a quarter at Esplanade I on 2025 and 2026 records. Each association’s budget, which a resale buyer receives, is the authoritative figure.
Only within your association’s leasing rules, which neither association publishes. The City sets no rental minimum, so the declaration decides.
Neither association publishes its pet rule. Read the declaration and rules in the resale package before making an offer.
The street points read FEMA zone AE with an 8-foot base flood elevation and the building footprints read shaded zone X, on FIRM panel 12021C0828J. The lender’s determination for the building decides whether flood insurance is required.
The City opened milestone projects for both associations in 2024, and both read “Phase 1, notice sent” with no inspection report on file as of 2026-10-22. That is neither a pass nor a failure; ask each association for its deadline and status.
Both residential associations list Resort Management as registered agent, and the state register lists the same Naples management address for both. The shops are owned and managed by Continental Realty Corporation.
Building 1 at 720 has a garage with numbered spaces, and the property has two levels of covered parking, according to the shopping center’s owner. How a space is held is set by each declaration.
In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent. The signed contract controls.
In the 60 months to 2026-10-07 the 17 marketed Esplanade sales had a median of 31 days on market, from 2 days to 266 days (Southwest Florida MLS). The four sales of the last 12 months took 3, 4, 165 and 266 days: priced at the market, an Esplanade residence goes under contract in days; priced above it, it waits for months.
In the 60 months to 2026-10-07 the median marketed Esplanade sale closed at 99.0 percent of its final list price, and seven of the 17 closed at or above list. The four sales of the last 12 months had a median of 90.7 percent, so today’s buyers negotiate harder than in 2022 and 2023.
We start with the closings in your own building and plan, then read the county’s qualified deeds for any sale that never reached the MLS, then adjust for floor, view, condition and the listing-entered fee and assessment picture. At the Esplanade that means pricing by association and size: the 1,812 square foot plan at 740 has sold three times since November 2025 at $1,045,000 to $1,090,000, while 720’s larger residences have sold from $1,400,000 to $2,300,000 in five years. A median is a starting point for the market, never the price of your unit.
In Collier County the buyer customarily pays for the owner’s title insurance policy and chooses the closing agent, the reverse of Lee County’s custom. The contract decides: the standard Florida contract has a box for who pays and who selects, so read it before you sign.
Florida charges 70 cents per $100 of the sale price in documentary stamp tax on the deed, customarily paid by the seller. At the The Esplanade 12-month median of $1,087,500, that is $7,612.50.
Yes. The closing agent orders it from your association’s manager (Resort Management is the registered agent for both Esplanade associations). Florida caps the fee at $299 when the account is current, plus $119 for expedited delivery, with an extra charge of up to $179 if the account is delinquent, and the certificate is good for 30 days when delivered electronically.
The buyer is entitled to the declaration, articles, bylaws, rules, the current budget and financial statement, the frequently asked questions sheet and, where they apply, the milestone summary and the SIRS or a statement that none exists. At the Esplanade each association’s milestone status is a City notice with no report on file, so the buyer should receive the association’s written statement of its status and its SIRS or a statement that none has been completed. Order the resale package early; the buyer’s 7-day review period does not start until it is delivered.
Florida law requires a seller to disclose known facts that materially affect value and are not readily observable, and the estoppel certificate shows any assessment the association has already adopted. If a board has discussed a project but not adopted an assessment, say so in writing. We found no public notice of a special assessment at either Esplanade association; the estoppel certificate is the record that settles it.
Yes. Since October 1, 2024, Florida sellers of residential property give a flood disclosure at or before contract, and since October 1, 2025 the form asks about known flood damage, flood insurance claims and flood assistance during your ownership. Answer it from your own records for the unit.
Seven of the Esplanade’s 18 MLS closings in the 60 months to 2026-10-07 closed between January and May, with January the busiest month at four; but residences have also sold in June, July, August, September, October, November and December. List when the residence is ready and priced from the 2025 and 2026 sales.
Yes, a lease survives a sale unless the lease says otherwise, so the buyer takes the unit subject to it. Seasonal tenants make showings harder in January to April, the months buyers are on the island, so we usually plan a listing around the lease dates and the association’s lease approval calendar.
Usually not a full remodel. Paint, lighting, fixtures and a deep clean pay back; a new kitchen rarely returns its cost in a building where buyers expect to renovate to their taste. Any work that needs a City permit or association approval adds time, so start only what can finish before photographs.
Yes. Many Marco Island condos sell furnished, and the contract should list what conveys in an inventory. Furniture has little appraised value, so a lender will not lend against it, and a cash buyer usually treats it as a convenience, not a price driver.
Often in 30 days or less, once the association’s approval, the estoppel certificate and the title commitment are in hand. The association’s approval time is usually the slowest step, so we ask your association’s manager (Resort Management is the registered agent for both Esplanade associations) for its current timeline before we set a closing date.
It matters to a financed buyer, whose lender will require flood insurance on a unit in a special flood hazard area, and to every buyer reading your flood disclosure. A transferable NFIP policy, an Elevation Certificate for the building and your claim history answer most of the questions before they slow a sale.
The Southwest Florida MLS records sales that were listed or entered by agents, with list price and days on market; the Collier County roll records qualified deeds, including sales that never reached the MLS, with a date and a deed price. The two windows also end on different dates (2026-10-07 for the MLS, 2026-08-24 for the county file), so their medians differ and we label each one at the point of use.
If the seller is a foreign person under federal tax law, the buyer must generally withhold 15 percent of the amount realized under FIRPTA unless an exception or a withholding certificate applies (IRS, FIRPTA withholding). Talk to a tax adviser before you list, because a withholding certificate application takes time.
Pricing built from your own building’s closings, professional photography, video and drone where the association allows it, our qualified-buyer database, and direct contact with Jesse or Marc throughout. We have been Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012.
Start with our free online valuation at mcgreevyandcomisar.com/home-valuation, then call Jesse at (239) 898-6072. We will compare your unit with the closings in your own building and plan, not with an island-wide median.
Four, in the 12 months to 2026-10-07, at $1,045,000, $1,085,000, $1,090,000 and $1,400,000 (Southwest Florida MLS). The same four are the only MLS closings in the last 36 months.
The record shows the gap but not the reason: neither the MLS nor the county’s qualified deeds show a sale in those two years. Listings, prices, insurance costs and the island’s post-Ian condominium market all moved in that period. What matters now is that sales have resumed.
$2,300,000, for a 2,820 square foot four-bedroom residence at 720 North Collier in September 2023, after three days on market. A 2,802 square foot residence at 740 sold for $2,160,000 that January.
Below the 2023 peak. The median price per square foot was $755 across the four 2023 sales and $602 across the three 2026 sales, and the 2,036 square foot plan that sold at $739 per square foot in 2023 compares with $577 to $602 for the 1,812 square foot plan since 2025.
Yes, for the buyer’s numbers. The fees differ, $22,764 a year entered for Esplanade I against $16,200 to $16,800 for Esplanade II, and so do the sizes, documents and boards. We price against your own association’s sales first.
Disclose what you know. The City’s record of a milestone notice is public, and the buyer is entitled to the milestone summary if one exists; give the buyer your association’s written statement of its milestone deadline and status.
It shapes the buyer pool. Buyers who want walkable dining pay for it; buyers who want quiet evenings do not. Show the residence at a busy hour and a quiet one, and let the closings speak: seven of 17 marketed sales in five years closed at or above list.
Only if your deed, declaration or a marina document says so; the public record does not. If you hold a slip right, document it and we will market it; if you rent a slip, say so plainly.
Yes, if your association’s leasing rules fit the buyer’s plan. Because neither association publishes its rules, give the leasing article to a rental buyer early.
The 1,812 square foot three-bedroom at 740 North Collier has been the most traded plan since 2025, with three sales at $1,045,000 to $1,090,000. Larger residences at 720 have sold for the most, up to $2,300,000.
The MLS shows a 1,812 square foot residence numbered 206 at 740 North Collier closing at $1,045,000 in January 2026 and one numbered 2-206 at the same address closing at $1,090,000 in September 2026 after three days. If they are the same residence, as the numbering suggests, it resold $45,000, or 4.3 percent, higher eight and a half months later, and a well-priced listing moved in days.
Rarely, but a lender or insurer may ask how a residence in a commercial district is recorded. The answer is the condominium declaration, which creates the residential units; have it in the resale package.
These primary public documents can be read or downloaded directly from the agencies that published them.
Every fact on this page traces to one of the sources below, accessed between 2026-10-07 and 2026-10-28. No listing portal, competing brokerage or agent website was used as a source for any figure on this page.
Market data from Southwest Florida MLS, pulled October 2026. McGreevy and Comisar, Best Realtor for The Esplanade. 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.
