Grand Bay is 60 condominiums in two four-story 1990 buildings on the Marco River waterfront at 991 North Barfield Drive, Marco Island, with 36 boat slips. Units sold at a $772,500 median in the 60 months to October 2026. Sell or buy with McGreevy and Comisar.
Home > Marco Island > Grand Bay
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Grand Bay is a 60-unit condominium of two four-story buildings at 991 North Barfield Drive, on the Marco River waterfront at the north end of Marco Island, Florida, built in 1990 with its own dock of 36 boat slips. It is a boating and marina-district address a few minutes from the Gulf, not a beachfront tower. If you are choosing 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.
Grand Bay is two four-story condominium buildings, the North and East buildings, at 991 North Barfield Drive, Marco Island, FL 34145, with 60 units on the Collier County roll, all built in 1990. Every unit is a two-bedroom, two-bedroom-plus-den or three-bedroom flat of 1,255 to 1,640 heated square feet, and the property has a heated pool and spa, a clubhouse, a tennis and pickleball court and a dock along its waterfront.
The association describes itself plainly: “Grand Bay Condominiums is comprised of 60 privately owned units. Our address is 991 North Barfield Dr. Marco Island, FL 34145. The complex consists of 2 buildings, one facing the bay, the other facing the canal. Each building has 4 floors and each building has an elevator. The buildings were built in 1990. We are commonly known for our bright white buildings with the royal blue roof” (Grand Bay Condominiums, About). Everything else on this page comes from the Collier County roll, the Southwest Florida MLS pulled on 2026-10-07, the association’s posted rules and forms, City of Marco Island permit and milestone records, federal flood and storm records and Florida statute text.
Grand Bay is on North Barfield Drive at the north end of the island, in the marina district along the Marco River, beside the Anglers Cove condominium and the one-story Island Industrial Park (City of Marco Island GIS). The U.S. Census Bureau geocoder places 991 North Barfield Drive at latitude 25.96083, longitude -81.72421 (Census geocoder); by straight-line distance from that point, Rose Marina at 951 Bald Eagle Drive is about 0.25 miles away, Publix at Marco Town Center about 0.42 miles and Tigertail Beach about 1.32 miles. Grand Bay is not on the Gulf and not part of the gulf-front condo corridor on Collier Boulevard: it faces the river and the bay, which is why boaters choose it.
| Item | Grand Bay | Source |
|---|---|---|
| Address | 991 N Barfield Dr, Marco Island, FL 34145 | Collier County roll |
| Recorded condominium | GRAND BAY CONDOMINIUM | Collier County roll, data files dated 2026-08-29 |
| Units | 60 in two buildings, North and East | Collier County roll; state condominium registry |
| Year built | 1990 | Collier County roll |
| Height | 4 floors in each building, one elevator each | Association |
| Unit sizes on the roll | 48 units of 1,255, 8 of 1,396 and 4 of 1,640 heated sq ft | Collier County roll |
| Bedrooms | Two, two plus den, or three | Association rental application; MLS |
| Water | Marco River and bay frontage; dock with 36 privately owned slips | Association |
| Association | Grand Bay Condominium Association, Inc., document N33965, filed 1989-08-30 | Florida Division of Corporations |
| Quarterly fee entered on current listings | $3,250 to $3,300 ($13,000 to $13,200 a year) | Southwest Florida MLS, as entered by listing agents |
| Pets | Owners may keep one small pet under 20 lb; no pets in leased units | Association rules, 2023-02-09 |
| Milestone inspection | North building: Phase 2 report accepted, project complete 2025-12-19. East building: Phase 2 report graded insufficient, project open as of 2026-10-22 | City permit and milestone records |
| FEMA flood zone | AE, base flood elevation 8 ft NAVD88, panel 12021C0828J | FEMA NFHL |
| City zoning | C-5, Commercial | City of Marco Island GIS |
The Southwest Florida MLS files the property as GRAND BAY AT MARCO BEACH; the recorded condominium is Grand Bay Condominium and the association’s own site calls it Grand Bay Condominiums.
“Grand Bay” is a common condominium name in Florida. The state condominium registry also lists Grand Bay, a Condominium, a 33-unit building at 7700 Pelican Bay Boulevard in Naples recorded in 1991, and Grand Bay I through VI on Longboat Key; the Division of Corporations also lists Grand Bay Condominium, Inc., document N45611, with a Naples address, which is not this building (Florida Division of Corporations). This page covers only the Marco Island condominium at 991 North Barfield Drive: state registry project PR1S021035, 60 units, declaration recorded 1990-09-28, and association document N33965.
If you’re searching for the best realtor for Grand Bay in Marco Island, Florida, whether you’re ready to sell your Grand Bay 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 Grand Bay track record (60 months to 2026-10-07, Southwest Florida MLS): 16 Grand Bay resales total in the market · highest-priced Grand Bay sold: $1,400,000 · median sale-to-final-list ratio: 94.7 percent. In the last 12 months we tracked all four Grand Bay closings, and we tracked every one of the 16 closings in the 60-month window unit by unit; the full list is on this page.
Honors and recognition:
Selling your Grand Bay home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Buying a home in Grand Bay? Call Marc at (239) 287-5873 for a personalized buyer consultation, or start a buyer consultation with our team.
Grand Bay suits a buyer who wants a two- or three-bedroom condominium on the water at the north end of Marco Island, near the marinas, Publix and Marco Town Center, with a dock, a pool and spa, and a price well below the Gulf towers. It does not suit a buyer who wants to walk to the beach, keep a pet in a rental unit, or buy in a building with no open engineering file.
The record describes the buyer by what the property offers. Every one of the 16 closings on the Southwest Florida MLS in the 60 months to 2026-10-07 was a two- or three-bedroom flat of 1,202 to 1,640 square feet as entered, at prices from $565,721 to $1,400,000. On the City’s parcel layer, 16 of the 60 units carry a homestead exemption, about 26.7 percent, so roughly one owner in four lives here as a primary residence and the rest are seasonal owners and investors (City of Marco Island GIS). The association’s own rules are written for owners who come and go: the main water valve is to be shut off and the air conditioning left on whenever a unit is vacant 48 hours or more (Grand Bay rules and regulations, 2023-02-09).
What Grand Bay gives you is water: a dock outlining the property, a kayak and paddleboard rack by a floating dock with canal access to the bay, and a short ride to the Gulf, with the island’s north-end shopping and marinas within about half a mile. What you give up is the beach at the door: Tigertail Beach is about 1.32 miles away and the South Beach access about 3.20 miles, by straight-line distance. The Census Bureau’s 2020 to 2024 American Community Survey puts the median value of an owner-occupied home in the City of Marco Island at $896,300 (U.S. Census QuickFacts, Marco Island city); Grand Bay’s 12-month sales, $620,000 to $650,000, sit well below it.
We tracked every Grand Bay closing on the Southwest Florida MLS for the five years to 2026-10-07, 16 closings in all, and read them against the 14 qualified recorded sales in the Collier County roll data for the same five years, the association’s posted rules and the City’s milestone records. Three things stood out. First, prices fell from a 2024 peak: the same units have resold for less. Second, the fee nearly doubled while the buildings went through a milestone inspection that found balcony and walkway concrete repairs were needed. Third, the market here is thin and slow, with sales taking a median of 172.5 days in the last 12 months, so pricing has to be right on day one.
Grand Bay recorded 16 closed sales on the Southwest Florida MLS in the 60 months to 2026-10-07, at a median of $772,500 and a range of $565,721 to $1,400,000. The 12-, 24- and 36-month windows held only 4, 5 and 9 closings, so the 60-month window is the first to hold ten or more, and it leads every figure below.
Data updated: October 2026. All MLS figures are for the 60 months to 2026-10-07, Southwest Florida MLS, unless another window is named.
| Measure | Figure | Count behind it |
|---|---|---|
| Closed sales | 16 | 16 |
| Median sale price | $772,500 | 16 sales |
| Lowest and highest sale | $565,721 to $1,400,000 | 16 sales |
| Dollar volume | $12,732,721 | 16 sales |
| Median price per square foot | about $616 | 16 sales |
| Median days on market | 69 | 16 sales |
| Median sale to final list price | 94.7 percent | 16 sales |
| Sales entered after closing (Sold Data Entry) | 0 | 16 sales |
With 16 sales the median is the average of the 8th and 9th prices, $770,000 and $775,000. Price per square foot is each sale’s price divided by its MLS square footage, then the median of those 16 ratios. A 60-month median mixes the higher 2021 to 2024 sales with the lower 2025 and 2026 sales, so read it with the 12-month list below, not instead of it.
The 12 months to 2026-10-07 held four Grand Bay closings: $650,000 for unit 205 on 2026-09-11, $650,000 for unit 201 on 2026-08-07, $620,000 for unit 304 on 2026-03-13 and $650,000 for unit 204 on 2025-12-11. The median of these four sales was $650,000, they took a median of 172.5 days on the market, and the median sale closed at 93.5 percent of its final list price (Southwest Florida MLS). That is the current price level; the 60-month median is a history.
| Closed | Unit | Sq ft | Beds | Sold | Final list | $/sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| 2026-09-11 | 205 | 1,255 | 2 | $650,000 | $685,000 | $518 | 103 |
| 2026-08-07 | 201 | 1,396 | 2+Den | $650,000 | $699,000 | $466 | 242 |
| 2026-03-13 | 304 | 1,255 | 2 | $620,000 | $659,000 | $494 | 337 |
| 2025-12-11 | 204 | 1,202 | 2 | $650,000 | $720,000 | $541 | 97 |
| 2025-05-13 | 209 | 1,202 | 2 | $615,000 | $665,000 | $512 | 104 |
| 2024-08-05 | 201 | 1,396 | 2+Den | $708,000 | $750,000 | $507 | 275 |
| 2024-07-24 | 107 | 1,202 | 2 | $855,000 | $899,900 | $711 | 50 |
| 2024-06-10 | 212 | 1,202 | 2 | $925,000 | $950,000 | $770 | 8 |
| 2024-04-17 | 308 | 1,640 | 3 | $1,400,000 | $1,595,000 | $854 | 339 |
| 2023-07-07 | 204 | 1,255 | 2 | $770,000 | $815,000 | $614 | 25 |
| 2023-05-01 | 303 | 1,255 | 2 | $775,000 | $799,000 | $618 | 39 |
| 2023-02-01 | 205 | 1,255 | 2 | $825,000 | $849,900 | $657 | 74 |
| 2022-04-06 | 415 | 1,237 | 2 | $775,000 | $975,000 | $627 | 64 |
| 2021-12-13 | 401 | 1,428 | 3 | $1,099,000 | $1,099,900 | $770 | 1 |
| 2021-12-10 | 206 | 1,202 | 2 | $850,000 | $874,900 | $707 | 1 |
| 2021-12-03 | 103 | 1,255 | 2 | $565,721 | $560,000 | $451 | 3 |
Source: Southwest Florida MLS, closed sales at 991 North Barfield Drive (MLS name GRAND BAY AT MARCO BEACH), pulled 2026-10-07. Square footage is as entered in the MLS; the county roll records the two-bedroom units at 1,255 square feet. The county deed for the 2021-12-03 sale of unit 103 records $565,800 against the MLS figure of $565,721: the county records the deed consideration, the MLS records the reported closing price.
The Collier County roll data dated 2026-08-29 (recorded sales through 2026-08-24) holds 14 qualified, arm’s-length recorded sales of Grand Bay units in the 60 months to 2026-08-24, at a median of $775,000 and a range of $565,800 to $1,400,000. 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. Every one of the 14 deeds lines up with an MLS closing, so no Grand Bay sale in the window appears to have closed off the MLS. The two most recent MLS closings, 2026-08-07 and 2026-09-11, are not in the county file yet. The county file holds 156 qualified recorded sales of Grand Bay units since 1990.
Sale to list here means the sale price divided by the final list price, after any price reductions. The 60-month median of 94.7 percent means the typical Grand Bay sale closed about 5.3 percent below its last asking price; in the last 12 months the median was 93.5 percent. The range ran from 79.5 percent, on unit 415 in April 2022, to 101.0 percent on unit 103 in December 2021, the only sale above list.
Three Grand Bay units sold twice in the 60 months, and each resold for less (Southwest Florida MLS):
Same-unit resales are the cleanest price signal a small building gives, and these three agree: Grand Bay prices in 2025 and 2026 are well below their 2023 and 2024 levels.
Grand Bay is a 60-unit Marco River condominium at the north end of Marco Island, with four sales from $620,000 to $650,000 in the 12 months to 2026-10-07 (Southwest Florida MLS). 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.
Grand Bay’s calendar-year median MLS sale ran from $775,000 to $890,000 from 2022 to 2024 and fell to $632,500 in 2025 and $650,000 in 2026, on one to four closings a year (Southwest Florida MLS, pulled 2026-10-07). With so few sales a year, the same-unit resales above are the clearer evidence of the drop.
Data updated: October 2026.
| Year | Closings | Median sale | Range | Note |
|---|---|---|---|---|
| 2021 | 3 | $850,000 | $565,721 to $1,099,000 | Partial year: 2021-10-08 to 2021-12-31 only |
| 2022 | 1 | $775,000 (one sale) | $775,000 | |
| 2023 | 3 | $775,000 | $770,000 to $825,000 | |
| 2024 | 4 | $890,000 | $708,000 to $1,400,000 | Includes the $1,400,000 three-bedroom sale |
| 2025 | 2 | $632,500 (median of two) | $615,000 to $650,000 | |
| 2026 | 3 | $650,000 | $620,000 to $650,000 | Partial year to 2026-10-07 |
Source: Southwest Florida MLS, closed sales at 991 North Barfield Drive, pulled 2026-10-07. The 16 closings sum across the six rows (3 + 1 + 3 + 4 + 2 + 3 = 16).
Grand Bay is not alone. Calendar-year median MLS sales at its three nearest Marco River neighbors were also lower in 2025 than in 2023 (Southwest Florida MLS, pulled 2026-10-07):
| Condominium | 2023 median (closings) | 2025 median (closings) |
|---|---|---|
| Grand Bay | $775,000 (3) | $632,500 (2) |
| Anglers Cove | $430,000 (17) | $350,000 (15) |
| Riverside Club | $555,000 (13) | $490,000 (15) |
| Pier 81 | $1,500,000 (3) | $1,200,000 (8) |
Medians of three or fewer sales describe those sales only. The direction is the same at all four, which points to the north-end condominium market as a whole, not to one building, though Grand Bay’s own fee increase and engineering file are part of what its buyers weigh.
Grand Bay had three units listed for sale and none pending on 2026-10-07, asking $635,000, $675,000 and $699,900, with a median ask of $675,000. That is $25,000 above the $650,000 median of the four sales in the 12 months before, which is the gap a buyer negotiates in and a seller has to price through.
Data updated: October 2026.
| Unit | Sq ft | Beds | Asking | Days on market | Annual fee as entered |
|---|---|---|---|---|---|
| 307 | 1,396 | 2 | $675,000 | 146 | $13,000 |
| 403 | 1,255 | 2 | $635,000 | 201 | $13,200 |
| 404 | 1,255 | 2 | $699,900 | 78 | $13,200 |
Source: Southwest Florida MLS, active listings at 991 North Barfield Drive on 2026-10-07. Days on market is as of that date.
Three listings against four sales in 12 months is about nine months of supply (3 divided by 4 sales per 12 months). The 146 and 201 days on market of the two older listings point the same way: buyers here have time and choice.
Buying at Grand Bay? Call Marc at (239) 287-5873 or book a buyer consultation. Selling into nine months of supply? Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Grand Bay has three plan sizes on the Collier County roll: 48 two-bedroom units of 1,255 heated square feet, 8 two-bedroom-plus-den units of 1,396 and 4 three-bedroom units of 1,640. The association’s rental application sets occupancy at six people overnight in a two-bedroom and eight in a two-bedroom with den or a three-bedroom.
| Heated sq ft (roll) | Units | Plan |
|---|---|---|
| 1,255 | 48 | Two bedrooms, two baths |
| 1,396 | 8 | Two bedrooms plus den |
| 1,640 | 4 | Three bedrooms |
Source: Collier County roll data dated 2026-08-29, 60 unit parcels (48 + 8 + 4 = 60). The plan names follow the MLS bedroom entries on sales of each size and the association’s rental application (Grand Bay rental application).
| Plan | Closings | Median | Range |
|---|---|---|---|
| Two bedrooms (entered 1,202 to 1,255 sq ft) | 12 | $772,500 | $565,721 to $925,000 |
| Two bedrooms plus den (1,396 sq ft) | 2 | $679,000 (median of two) | $650,000 to $708,000 |
| Three bedrooms (entered 1,428 and 1,640 sq ft) | 2 | $1,249,500 (median of two) | $1,099,000 to $1,400,000 |
Both two-plus-den sales were the same unit, 201. Both three-bedroom sales were top-floor or third-floor units sold in 2021 and 2024, before the recent drop. Medians of fewer than ten sales describe those sales only.
The association says one building faces the bay and the other the canal. The MLS does not record which building a unit is in, and the unit numbers run 101 to 415 across both, so ask the listing agent and the association which building and which view a unit has; a bay view and a canal view are different products.
Grand Bay was designed in 1989 by Dekonschin and Associates, Architect and Planner, with structural design by Stolaski and Associates, built in 1990, and recorded as a condominium on 1990-09-28; it is run by Grand Bay Condominium Association, Inc., a not-for-profit corporation filed 1989-08-30 and managed by Beachside Property Management.
The state condominium registry lists GRAND BAY CONDO, project PR1S021035, 60 units, at 991 North Barfield Drive, with the declaration recorded 1990-09-28 and the status approved and recorded (Florida DBPR, condominium search). The City’s parcel legal descriptions read “GRAND BAY CONDOMINIUM” plus the unit number. The declaration’s Official Records book and page were not retrieved for this page; the Collier County Clerk’s official records hold it (Collier County Clerk records search).
The Phase 1 milestone report that Rimkus Consulting Group prepared for the association in March 2024 records that the buildings were designed by Dekonschin and Associates in 1989, with structural design by Stolaski and Associates, and built in 1990. It describes two four-story buildings, North and East, with 60 units combined, linked by a walkway on each level; stucco over masonry and concrete; cast-in-place concrete beams and columns; six-inch composite floors of concrete topping on steel deck; six-inch cantilevered balcony and walkway slabs with core-mounted aluminum rails; pile foundations; and a crawl space below the first floor (City of Marco Island Civic Access, milestone cases MS1-24-06714 and MS1-24-06715).
Grand Bay Condominium Association, Inc. is an active Florida not-for-profit corporation, document N33965, filed 1989-08-30, with annual reports filed from 1995 through 2026 and two amended annual reports filed in 2025. Its registered agent is Beachside Property Management, 20 Marco Lake Drive, Suite 9, Marco Island (Florida Division of Corporations). The association’s rental application is addressed to Grand Bay Condominium Association c/o Beachside Property Management at the same address (Grand Bay rental application).
The City’s parcel and zoning layers place all 60 Grand Bay units in the C-5 commercial district, with no planned unit development (City of Marco Island GIS). That reflects the marina and light-industrial character of this stretch of North Barfield Drive, beside Island Industrial Park, and it is worth a question to the City’s planning staff before any change to the property that would need zoning approval.
Grand Bay’s two buildings are four-story concrete and masonry structures with composite concrete-on-steel floors, cantilevered concrete balconies and exterior walkways, one elevator in each building, covered parking and a crawl space under the first floor; the balconies and walkways are where the 2024 milestone inspection found the concrete damage.
Rimkus’ Phase 1 report rated the exterior walls, columns and beams, stairs, foundation, interior units and common areas Good; the floor system Good to Fair, because of rust on the underside of the steel deck in the crawl space; and the balconies and exterior walkways Fair (City of Marco Island Civic Access). It found cracks and spalls at many balcony and walkway slabs that needed destructive testing, so it required a Phase 2. It did not find the buildings unsafe or dangerous.
The City’s permit records for 991 North Barfield Drive show this building-wide work (City of Marco Island Civic Access):
Declared permit valuations are what the applicant entered, not contract prices. Many owners have also replaced their windows with impact glass and added roll-down shutters under unit-level permits. No elevator, seawall or balcony railing permit appears in the City’s index for the address.
Grand Bay’s amenities, as the association lists them, are a heated pool and spa beside the clubhouse, a clubhouse with a kitchen, books, games and a large-screen television, a full-size tennis court lined for pickleball, a shuffleboard court, cornhole boards, three propane grills, a kayak and paddleboard rack by a floating dock, and a dock of 36 boat slips along the waterfront.
The association lists a “Heated Pool and Spa. With plenty of chairs, tables and umbrellas. Located next to the clubhouse, grill, and bathrooms,” and a “Clubhouse with tables, chairs, books, games, large screen television, refrigerators, sink, and an ample supply of cooking/eating equipment” (Grand Bay Condominiums, About). The posted pool rules set hours from 8 a.m. to 9 p.m., a bathing load of 15 and no diving or glass; the spa rules cap the water at 104 degrees, the load at five people and a session at 15 minutes (Grand Bay rules and regulations).
The association lists a “Full size tennis court lined for tennis and pickleball. Also includes a shuffleboard court and equipment. Along with cornhole boards and bags,” and three propane grills placed by the clubhouse, between the buildings near the dock and at the far end of the property.
Under the rules, every covered parking space is assigned to a unit, additional and guest cars use the uncovered spaces, and only owners, guests and tenants may park on the property. Boats, trailers and equipment may not be stored in unassigned spaces, large pickups and vans belong in the street-side lots, and violators can be towed at the owner’s expense.
Grand Bay’s dock outlines the property with 36 boat slips that are privately owned, according to the association, with a few available for Grand Bay guests, plus a floating dock and kayak rack with canal access to the bay. Because the slips are privately owned, a buyer who wants one buys or rents it from a slip owner; it is not assigned with every unit.
“36 Boat Slips along the dock that outlines the property. Slips are privately owned but a few are available for Grand Bay guests. Convenient fishing from the dock in areas,” and a “Storage rack for kayaks and paddle boards conveniently located by the floating dock for easy canal access to the bay” (Grand Bay Condominiums, About).
How a slip is owned, deeded with a unit, separately conveyed or held as a limited common element, and what it costs, are set out in the declaration and in the slip’s own documents, which the association does not post publicly. Ask the seller for the slip’s title or assignment document, any dock rules and dock fees, and the boat length limit; ask the association whether the slip conveys with the unit or separately. The City’s permit index for the address shows two dock alterations after 2022 and a 2017 dock dry standpipe permit that expired.
Grand Bay is about 0.25 miles from Rose Marina and about 0.50 miles from Pier 81 and its marina by straight-line distance, on the river side of the island where Marco’s marinas are. Route, depth and tide depend on the boat; ask a local captain about the run from the dock to the Gulf before you buy a boat for the slip.
Grand Bay’s fee, as entered by listing agents on the three current listings, is $3,250 to $3,300 a quarter, or $13,000 to $13,200 a year, up from $1,710 a quarter, $6,840 a year, on the 2021 sales. The association does not post its budget publicly, so what the fee covers comes from the budget and estoppel in the resale documents.
Data updated: October 2026.
| Sale year or status | Listings with a fee entered | Total annual recurring fees as entered |
|---|---|---|
| 2021 sales | 3 | $6,840 |
| 2022 sales | 1 | $7,046 |
| 2023 sales | 3 | $6,936 to $9,520 |
| 2024 sales | 4 | $9,520 to $9,924 |
| 2025 sales | 2 | $13,000 |
| 2026 sales | 3 | $13,000 to $13,200 |
| Active on 2026-10-07 | 3 | $13,000 to $13,200 |
Fees are as entered by listing agents in the 60 months to 2026-10-07, not the association’s budget. From $6,840 on the 2021 sales to $13,200 on the latest entries is an increase of 93.0 percent. Listing agents entered a $100 or $150 application fee on most sales.
The association’s public site posts its rules and rental forms but not its budget, reserve schedule or insurance certificate; owners reach those through a login (Grand Bay public documents). The line items come from the adopted budget, which a seller must deliver under Fla. Stat. 718.503. Ask specifically what share of the fee goes to insurance and what share to reserves.
At a $650,000 sale, the price of three of the last four closings, a $13,200 annual fee is 2.03 percent of the price a year. Over a 1,255 square foot unit it is about $10.52 per square foot a year.
No special assessment notice is posted on Grand Bay’s public pages, and no cost estimate appears in either milestone report. The record shows a $619,159 roof permit in 2022, a $75,305 concrete restoration on the East building in 2025 and Phase 2 repairs required on both buildings’ balconies and walkways, so a buyer should ask how each was paid for.
The City’s permits give the declared valuations above; the association’s budget, reserve schedule, structural integrity reserve study and any special assessment are not public. Neither Rimkus report contains a cost estimate, a reserve figure or a reference to a SIRS. The estoppel certificate shows any assessment adopted and unpaid on the unit, and the last two years of board minutes show what was voted.
Florida law makes a buyer jointly and severally liable with the previous owner for unpaid assessments due at the time of transfer, which is why the estoppel certificate is read before closing (Fla. Stat. 718.116). Who pays an assessment adopted between contract and closing is a contract term; settle it in writing.
Owning at Grand Bay costs more than the condo fee: property tax at the Marco Island millage, an HO-6 unit-owner policy, any flood policy a lender requires, the cost of a boat slip if you want one, a rental application fee if you lease, 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, 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. A buyer’s assessment resets to just value the year after purchase; a homestead owner can claim the exemptions in Fla. Stat. 196.031 and the Save Our Homes cap in Fla. Stat. 193.155, and a non-homestead unit’s non-school assessment is capped at 10 percent a year under Fla. Stat. 193.1554.
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 (WGCU, 2026-08-26). The City’s figures, as reported, put the cost at about $48.72 a year per $500,000 of assessed value, which is about $63 a year on a unit assessed at $650,000; the debt-service rate had not been set as of 2026-10-07 (Gulfshore Business, 2026-08-26).
Listing agents entered a $100 or $150 application fee on most Grand Bay sales. For a lease, the association’s rental application requires a non-refundable $75 check payable to Beachside Property Management, delivered with a signed lease or rental confirmation at least 10 days before the rental date (Grand Bay rental application).
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).
Florida charges documentary stamp tax on a deed at 70 cents per $100 of consideration (Fla. Stat. 201.02), so a $650,000 Grand Bay sale carries $4,550 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 $500,000 loan that is $1,750 and $1,000. In Collier County the buyer customarily pays for the owner’s title insurance policy and selects the title agent, the reverse of neighboring 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.
For a non-homestead unit with a $650,000 taxable value and a $13,200 annual fee: the fee is $1,100.00 a month ($13,200 divided by 12); property tax at 8.9535 mills is $5,819.78 a year, or $484.98 a month; together that is $1,584.98 a month before the HO-6 policy, any flood policy, electricity, a boat slip, the mosquito control levy, the bond levy and any special assessment. Insurance premiums vary by carrier, coverage and unit and are not estimated here.
Grand Bay’s posted Summary of Rules, dated 2023-02-09, limits each unit to single-family use with six overnight occupants in a two-bedroom and eight in a two-bedroom with den or three-bedroom, sets quiet hours from 10 p.m. to 8 a.m., assigns covered parking, keeps boats and trailers out of unassigned spaces, and allows fines of up to $100 a day per violation and $1,000 in total.
The rules bar storing personal property on the common elements, hanging laundry or rugs from balconies, keeping flammable materials, and bicycles on walkways; bicycles go in the unit, a storage locker, the bike racks or the storage areas by the elevators, two per unit. Cell phone calls on lanais and walkways should be quiet, and at the pool are limited to the upper deck or the clubhouse. Children under 10 must be accompanied by an adult in the recreational facilities (Grand Bay rules and regulations).
The rules give the association an irrevocable right of access to units for maintenance, pest control and emergencies, require every unit to be keyed to the association’s master system, and bar owners from changing a lock in a way that blocks access; an owner who does pays the costs of entry and any resulting damage.
When a unit will be vacant 48 hours or more, the owner must turn off the main water valve and leave the air conditioning on.
A notice of fine gives the owner at least 14 days to pay or appeal; a fine may not exceed $100 a day per violation or $1,000 in total; an appeals committee hears the appeal; and a fine delinquent more than 90 days can lead to restriction from the common elements. The association may also suspend voting rights and use of the recreational facilities for noncompliance, consistent with Fla. Stat. 718.303.
Grand Bay allows rentals subject to its rules and a 10-day application. The posted Summary of Rules says “Units may be rented or leased once a month, to one party for 30 days or less. Leases of 6 months or more must be approved by the board of Directors,” and every renter needs an approved application, a $75 fee and a signed lease. No pets are allowed in leased units.
The rule is written as a limit on frequency, one rental a month to one party, rather than as a minimum stay, and it does not state a minimum length. The association’s own rental notification form has a box for “Short-Term Rental (if allowed),” which tells you the question depends on the governing documents (Grand Bay rental and lease notification form). The declaration controls; a buyer who plans to rent should read its leasing section in the resale package before signing, and should not rely on a summary sheet.
The rental application, updated 2022-11-08, must be mailed or dropped off at Beachside Property Management, 20 Marco Lake Drive, Suite 9, Monday to Friday, 9:00 a.m. to 3:00 p.m., at least 10 days before the rental date, with a non-refundable $75 fee and a rental confirmation or signed lease; emailed applications are not accepted. It restates the occupancy limit of six overnight in a two-bedroom and eight in a two-bedroom with den or three-bedroom, and states in capital letters that renters may keep no pets, “STRICTLY ENFORCED” (Grand Bay rental application). Owners must give renters a copy of the rules and are responsible for their renters’ compliance.
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 in October 2023 after state preemption under 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, which is why Grand Bay’s documents govern. Rentals of six months or less also owe state sales tax and the Collier County tourist development tax (Collier County Tax Collector, tourist development tax).
Yes for owners, no for renters. Grand Bay’s rules let unit owners keep “one (1) small pet of a normal domesticated type, such as a cat or dog,” under 20 pounds and leashed outside the unit, keep pets off the recreation and pool areas, and state that “No pets are permitted in leased units.”
The owner is responsible for any damage the pet causes and for cleaning up after it, and no animals are allowed in the pool or spa or on their decks (Grand Bay rules and regulations). The association’s lease notification form repeats that “Renters and lessees are not permitted to have pets in any Grand Bay units.”
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).
No age restriction appears in the association’s posted rules or forms; the rules provide for children with adult supervision at the pool and recreation areas, and the Housing for Older Persons Act exemption does not appear in any document we read.
Grand Bay sits in FEMA flood zone AE with a base flood elevation of 8 feet NAVD88 at its geocoded address, on FIRM panel 12021C0828J effective 2024-02-08, outside the Coastal Barrier Resources System and in Collier County storm surge evacuation zone A. The ground at that point is about 4.0 feet NAVD88, four feet below the base flood elevation.
Data updated: October 2026.
| Address tested | FEMA zone | Base flood elevation | FIRM panel and effective date | Ground elevation (USGS 3DEP) | Zones mapped within 150 m |
|---|---|---|---|---|---|
| 991 N Barfield Dr | AE (coastal floodplain) | 8 ft NAVD88 | 12021C0828J, 2024-02-08 | 4.0 ft NAVD88 | AE 8, AE 9 |
Method: the address was geocoded with the U.S. Census Bureau geocoder and tested against the FEMA National Flood Hazard Layer, with ground elevation read from the USGS 3D Elevation Program and the Coastal Barrier Resources System checked on the U.S. Fish and Wildlife Service mapper (FEMA Flood Map Service Center; USGS 3D Elevation Program; USFWS CBRS mapper). The point is about 2,165 meters landward of the state’s Coastal Construction Control Line, which governs beachfront construction, so that line does not touch Grand Bay (FDEP Coastal Construction Control Line program). A geocoded point is a map indication, not a flood determination for the structure; each building’s elevation certificate gives that.
At the tested point the ground sits 4.0 feet below the 8-foot base flood elevation (8.0 minus 4.0 is 4.0). The first-floor units sit above a crawl space, so the first floor’s elevation relative to the base flood elevation is the number that matters for flood exposure and for any NFIP policy; the elevation certificate for each building records it. Ask for it.
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 City’s permit index for 991 North Barfield Drive shows no building-wide storm repair permit after 2022-09-28; the post-Ian permits are unit remodels, windows, water heaters, shutters, two dock alterations and the milestone and concrete files (City of Marco Island Civic Access). Unit-level damage and insurance claims are not in that index; ask the seller and the association.
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). No building-wide Milton repair permit appears in the City index for the address.
Grand Bay’s association insures the buildings under a master policy and passes the cost through the fee; each owner carries an HO-6 policy for the inside of the unit, improvements and liability. The association does not post its insurance certificate publicly, so the carriers, limits and hurricane deductible come from the manager before you sign.
Ask Beachside Property Management for the current certificate of insurance, the wind and hurricane deductible, the flood policy limits and deductible, and the most recent replacement-cost appraisal; Florida now requires an association to base its insurance on an independent replacement-cost appraisal at least every 36 months (Fla. Stat. 718.111). A percentage hurricane deductible on a 60-unit building can mean a five-figure share per unit if it is assessed, which is why an HO-6 policy with loss assessment coverage matters; Florida requires at least $2,000 of loss assessment coverage on an HO-6 policy (Fla. Stat. 627.714).
Florida requires insurers to offer actuarially reasonable discounts for wind-resistant features documented on the state’s uniform mitigation verification form (Fla. Stat. 627.0629; Fla. Stat. 627.711). Many Grand Bay owners have replaced their windows with impact glass or added roll-down shutters under City permits since 2020; a seller with those permits should hand them to the buyer’s insurance agent.
Florida’s insurer of last resort, Citizens Property Insurance, must require flood insurance on most personal residential policies, but the statute exempts “Policies that provide coverage under a condominium unit owners form,” so a Citizens HO-6 on a Grand Bay unit does not trigger the requirement (Fla. Stat. 627.351). A lender may still require flood coverage on a unit in zone AE, particularly a first-floor unit.
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’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, effective 2023-10-01 (FEMA CRS eligible communities, October 2026).
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 Grand Bay seller completes it for the unit.
Both Grand Bay buildings had 2024 milestone inspections in which the engineer found balcony and walkway concrete conditions that required a Phase 2, and the Phase 2 confirmed substantial structural deterioration at about nine locations. The City accepted the North building’s Phase 2 and closed its file on 2025-12-19; the East building’s Phase 2 was graded insufficient and its file was still open on 2026-10-22.
Data updated: October 2026.
The City of Marco Island’s milestone records show, for 991 North Barfield Drive, all filed 2024-09-17 (City of Marco Island Civic Access):
| Building | Phase 1 case | Phase 1 result | Phase 2 case | Phase 2 status | Milestone project |
|---|---|---|---|---|---|
| North | MS1-24-06714 | Phase 2 required (finalized 2024-11-07) | MS2-24-06716 | Report accepted 2024-11-15 | PR-000058-2024, complete 2025-12-19 |
| East | MS1-24-06715 | Phase 2 required (finalized 2024-11-07) | MS2-24-06717 | Report graded insufficient (2024-11-19) | PR-000059-2024, open as of 2026-10-22 |
The public record does not say why the East Phase 2 filing was graded insufficient. The attachment on the East Phase 2 case is a copy of the Phase 1 report, and the Phase 2 report is attached only to the North case, so in our reading the East filing may simply lack its own Phase 2 document; the City’s review comments on MS2-24-06717 would settle it.
Rimkus’ Phase 2 report, dated 2024-06-17, confirmed substantial structural deterioration at balcony and walkway concrete slabs, mostly from spalling over corroded reinforcing steel where the concrete cover over the bars was too thin, plus failed rail post pockets and one corroded electrical conduit. It listed affected balconies at several stacks and walkway locations next to units on the first, second and third floors, and checked other suspect spots that proved sound. Its preliminary repair scope is to remove spalled and delaminated concrete, treat and protect the corroded steel, restore proper cover, recast with repair mortar to industry standards, repair the post pockets and the conduit, and coat every repaired balcony and walkway slab with a flexible waterproofing system, with the repair design by a Florida engineer. Neither report gives a cost or a deadline.
The City record shows a concrete restoration permit on the East building, COMM-25-01382, declared at $75,305, issued 2025-03-10 and finaled 2025-08-05, and the North milestone project marked complete on 2025-12-19. Florida law requires an association to begin the repairs a Phase 2 report calls for within 365 days of receiving it (Fla. Stat. 553.899). Whether the East repairs are fully complete, and what the City still needs to close the East file, are questions for the association before you buy.
Both buildings are four habitable stories, so Florida law requires a structural integrity reserve study at least every 10 years covering the roof, structure, fireproofing and fire protection, plumbing, electrical, waterproofing and painting, windows and exterior doors, and other items over $25,000 (Fla. Stat. 718.112). Grand Bay’s SIRS is not on its public site, and neither milestone report mentions one. Associations report SIRS completion to the state, which publishes the submissions (DBPR SIRS reporting); a resale buyer is entitled to the most recent SIRS or a statement that none has been completed. For budgets adopted on or after December 31, 2024, a unit-owner-controlled association may not waive or reduce reserves for SIRS items.
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 (Fla. Stat. 553.899). Grand Bay, built in 1990 by the county’s date, turned 30 in 2020, so its buildings fell under the December 31, 2024 deadline, and the filings were made in September 2024. On Marco Island the City is the building official that receives the reports.
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, 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 Grand Bay ask specifically for the status of the East building’s milestone file and what the City still requires, the cost of the balcony and walkway repairs and how they were or will be paid, whether the 2022 roof was completed, the SIRS and reserve schedule, the insurance certificate and deductibles, and the last two years of board minutes.
Grand Bay is served by Collier County Public Schools. Marco Island has one district elementary school, Tommie Barfield Elementary, about 1.69 miles from Grand Bay by straight-line distance, and two charter schools, Marco Island Charter Middle and Marco Island Academy; the district’s attendance maps place the island in the Manatee Middle and Lely High zones.
| School | Address | Type | Florida grade, 2025-26 | Straight-line distance |
|---|---|---|---|---|
| Tommie Barfield Elementary | 101 Kirkwood St, Marco Island | District | A | About 1.69 miles |
| Marco Island Charter Middle | 1401 Trinidad Ave, Marco Island | Charter | A | About 1.57 miles |
| Marco Island Academy | 2255 San Marco Rd, Marco Island | Charter high | A | About 3.45 miles |
Addresses are from the Florida Department of Education school directory (FLDOE Collier directory); grades are from the Collier County Public Schools 2026 accountability brief (CCPS 2025-26 grades); distances are straight-line from U.S. Census Bureau geocoded points, not driving routes.
The district’s 2026-27 attendance boundary maps place Marco Island in the Manatee Middle School and Lely High School zones (CCPS attendance boundaries). That is a map reading at county scale; confirm the zone for 991 North Barfield Drive with the district’s interactive zoning tool (CCPS zoning tool). The two charter schools enroll by application, not by zone.
Grand Bay is inside the City of Marco Island, on land the City zones C-5 commercial, so building permits, flood rules, dock permits, noise limits and code enforcement come from the City, not from Collier County. The City’s code cases at the address since 2009 are minor and closed or unfounded.
The City’s record at 991 North Barfield Drive holds seven code cases, for items such as a damaged sidewalk in 2012, unpermitted unit work in 2014, Sunday work and drainage in 2019 and noise in 2020, all closed or unfounded (City of Marco Island Civic Access).
A unit renovation that needs a permit goes through City of Marco Island Building Services. The City’s flood code treats work costing 50 percent of a structure’s market value, counted over 12 months, as a substantial improvement that must meet current flood elevation rules (City of Marco Island floodplain documents); for a multi-unit building that threshold is measured on the whole building, so it bites on building-wide projects, not on a single kitchen.
The City bars construction from 7:00 p.m. to 7:00 a.m. and on Sundays and holidays and bans fertilizer from June 1 to September 30 under its code (Marco Island Code of Ordinances). Grand Bay’s own quiet hours run from 10 p.m. to 8 a.m.
Daily life at Grand Bay runs on the north end of the island: Publix, Winn-Dixie and Marco Town Center are within about 0.7 miles, Rose Marina is about a quarter mile away, and the beaches are a short drive. There is no hospital emergency department on Marco Island.
| Place | Address | Straight-line distance |
|---|---|---|
| Anglers Cove condominium | 1012 Anglers Cove | About 0.16 miles |
| Rose Marina | 951 Bald Eagle Dr | About 0.25 miles |
| Publix, Marco Town Center | 1089 N Collier Blvd | About 0.42 miles |
| Pier 81 | 1079 Bald Eagle Dr | About 0.50 miles |
| Riverside Club | 1085 Bald Eagle Dr | About 0.53 miles |
| Winn-Dixie | 625 N Collier Blvd | About 0.69 miles |
| Tigertail Beach | 490 Hernando Dr | About 1.32 miles |
| NCH urgent care | 40 S Heathwood Dr | About 1.75 miles |
| Residents’ Beach | 130 S Collier Blvd | About 1.81 miles |
| South Beach access | 900 S Collier Blvd | About 3.20 miles |
Distances are straight-line between U.S. Census Bureau geocoded points (Census geocoder), measured 2026-10-28; driving distances are longer.
The nearest supermarkets are Publix at Marco Town Center, 1089 North Collier Boulevard, open 7:00 a.m. to 9:00 p.m. (Publix store 622), and Winn-Dixie at 625 North Collier Boulevard, open 7:00 a.m. to 11:00 p.m. (Winn-Dixie Marco Island).
Tigertail Beach, about 1.32 miles away, is the nearest public beach, with a lagoon and the Sand Dollar Island sandbar, and South Beach is at the other end of the island (City of Marco Island beach access; Collier County Marco Island beaches). Residents’ Beach at 130 South Collier needs a pass issued by the Marco Island Civic Association, a private nonprofit, and short-term renters have been barred from applying since October 2020 (WINK News, 2020-10-07).
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).
Southwest Florida International Airport (RSW) is about 47 miles and 63 minutes at free-flow speed from the Marco Island end of the Jolley Bridge, and Marco Island Executive Airport, a 5,000-foot general aviation field just north of the island, has no scheduled airline service (Collier County, Marco Island Executive Airport). Our Naples versus Marco Island comparison covers the mainland alternative, and our Collier County guide covers the rest of the county.
Grand Bay and Riverside Club are both 1980s and 1990 condominiums on the Marco River at the north end of Marco Island, about half a mile apart, and they serve different buyers: in the 60 months to 2026-10-07 Grand Bay’s median MLS sale was $772,500 on 16 closings against Riverside Club’s $504,500 on 74. Grand Bay is 60 larger units in two four-story buildings; Riverside Club is 273 smaller units with its own marina.
Data updated: October 2026. Both properties, 60 months to 2026-10-07, Southwest Florida MLS, with the 12 months shown too; county roll data dated 2026-08-29. The 60-month window is the first with ten or more closings at Grand Bay, so both are compared on it.
| Yardstick | Grand Bay | Riverside Club |
|---|---|---|
| Address | 991 N Barfield Dr | 1085 Bald Eagle Dr |
| Units (county roll) | 60 in two buildings | 273 in buildings lettered A to F |
| Year built (county roll) | 1990 | 1980 to 1981 |
| Heated sq ft (county roll) | 1,255 to 1,640, median 1,255 | 800 to 1,800, median 800 |
| Typical plan | 1,255 sq ft two-bedroom | 800 or 1,000 sq ft flats |
| Boat slips | 36, privately owned | Own marina, 77 slips |
| Closed sales, 60 months | 16 | 74 |
| Median sale, 60 months | $772,500 | $504,500 |
| Median $/sq ft, 60 months | about $616 | about $596 |
| Median days on market, 60 months | 69 | 73 |
| Median sale to final list, 60 months | 94.7 percent | 95.6 percent |
| Closed sales, 12 months | 4 | 18 |
| Median sale, 12 months | $650,000 (median of four) | $517,500 |
| Listings on 2026-10-07 | 3 active ($635,000 to $699,900) | 5 active, 1 pending (actives $425,000 to $520,000) |
| Annual fee on current listings, as entered | $13,000 to $13,200 | $10,308 to $13,452 |
Riverside Club’s sale-to-list figure excludes its two sales entered after closing (72 marketed sales). Riverside Club figures are from its node in the same MLS pull and county files, and its unit and marina description from our Riverside Club page. Fees are as entered by listing agents, not association budgets.
| If you want | Lean toward | Why, from the record |
|---|---|---|
| Two bedrooms or more, about 1,255 square feet and up | Grand Bay | 56 of 60 units are 1,255 or 1,396 sq ft; Riverside Club is mostly 800 |
| The lowest entry price on the river | Riverside Club | 12-month median $517,500 versus $650,000 |
| A large on-site marina | Riverside Club | 77 slips versus 36 privately owned |
| A smaller community | Grand Bay | 60 units versus 273 |
| More sales to price from | Riverside Club | 74 closings in 60 months versus 16 |
| A tennis and pickleball court | Grand Bay | Listed by the association |
| A building with no open milestone file | Ask both | Grand Bay East’s file was open on 2026-10-22; check Riverside Club’s current status with its association |
Weighing the two? 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.
Grand Bay’s nearest condominium neighbors on the river are Anglers Cove next door, Riverside Club and Pier 81 on Bald Eagle Drive, all within about half a mile. On 60 months of MLS sales Grand Bay sits between the smaller-unit complexes and the newer Pier 81 towers on price.
Data updated: October 2026. 60 months to 2026-10-07, Southwest Florida MLS; sale-to-list excludes sales entered after closing; straight-line distances from Census geocoded points.
| Yardstick | Grand Bay | Anglers Cove | Riverside Club | Pier 81 |
|---|---|---|---|---|
| Address | 991 N Barfield Dr | 995 to 1031 Anglers Cove | 1085 Bald Eagle Dr | 1069 and 1079 Bald Eagle Dr |
| Distance from Grand Bay | About 0.16 miles | About 0.53 miles | About 0.50 miles | |
| Units (county roll) | 60 | 320 | 273 | 76 |
| Year built (county roll) | 1990 | 1982 to 1986 | 1980 to 1981 | 2001 to 2002 |
| Median heated sq ft (roll) | 1,255 | 732 | 800 | 2,275 |
| Closed sales, 60 months | 16 | 90 | 74 | 22 |
| Median sale, 60 months | $772,500 | $390,000 | $504,500 | $1,275,000 |
| Median $/sq ft, 60 months | about $616 | about $503 | about $596 | about $603 |
| Median sale to final list, 60 months | 94.7 percent | 96.3 percent | 95.6 percent | 95.2 percent |
Anglers Cove, next door, is 320 units in twelve five-story buildings with a 31-slip marina and units of 717 to 852 square feet. Pier 81 is 76 units in two 2001 and 2002 towers on the river, with City milestone projects that show a notice sent and no report on file as of 2026-10-22 (City of Marco Island Civic Access). A buyer who wants Grand Bay’s water at a lower price compares Anglers Cove and Riverside Club; one who wants a newer, larger unit compares Pier 81. None of the four is on the Gulf; for that, see our Marco Island gulf-front condo guide.
Grand Bay’s strengths are water and space for the price: two- and three-bedroom units on the Marco River with a dock, a pool and spa and a tennis court, walking distance to Publix and the marinas. Its weaknesses are falling recent prices, a fee that nearly doubled since 2021, an open East-building milestone file, an expired 2022 roof permit and no beach within walking distance.
If you’re searching for a Grand Bay listing agent, or thinking, ‘I need someone to sell my Grand Bay home…’, McGreevy and Comisar are the team to call. Grand Bay recorded 16 closings in the 60 months to 2026-10-07 at a median of $772,500, and four in the last 12 months from $620,000 to $650,000, with three competing listings on 2026-10-07.
In the last 60 months we tracked 16 Grand Bay resales on the Southwest Florida MLS: $12,732,721 in total volume, a median sale of $772,500, a median of 69 days on market and a median sale-to-final-list ratio of 94.7 percent. None of the 16 was entered after closing. In the 12 months to 2026-10-07 there were four closings, the median of these four sales was $650,000, and they took a median of 172.5 days to sell.
Selling here is a pricing exercise against falling comparables and competing listings. A buyer will see that units 204, 205 and 201 resold for less and that three units were listed on 2026-10-07, so the list price has to be set from the 12-month sales of your plan, not from what the unit cost in 2023. Three Grand Bay specifics shape a sale. First, buyers and lenders will ask about the East building’s milestone file, the balcony and walkway repairs and the expired roof permit, so get the association’s written status on each before you list. Second, the fee and the insurance are part of the price conversation now. Third, the slip: if you own one of the 36 slips, have its documents ready and decide whether it is sold with the unit or separately, because a slip is a selling point to the boaters who shop here.
Start with our free online valuation at mcgreevyandcomisar.com/home-valuation, and we will build your number from the Grand Bay sales of your plan in the last 12 months, not the 60-month 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 four sales in the 12 months to 2026-10-07 took a median of 172.5 days on the market, from 97 to 337 days; over 60 months the median was 69 days (Southwest Florida MLS).
Close to it once the price is right. The median sale closed at 94.7 percent of its final list price over 60 months and 93.5 percent over the last 12 months, after reductions (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.
Whether the East building’s file is closed, what repairs were done on each building and how they were paid. Have the association’s written status, the City case numbers and any assessment history ready before you list.
If you own one, decide early. The association says the 36 slips are privately owned, so the slip’s own documents decide how it transfers; a slip offered with the unit widens the buyer pool among boaters.
Selectively. Fix what an inspector will flag and what photographs poorly; impact windows and shutters with closed permits help with insurance, and any permitted work goes through City Building Services.
Jesse McGreevy and Marc Comisar are top-reviewed Grand Bay realtors on Marco Island. Every quote below is a genuine five-star Google review, quoted exactly as clients wrote it. Read the five-star reviews on Google.
★★★★★ “Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond.” Verified Google review
★★★★★ “Jesse McGreevy is a Guru, and his staff won’t disappoint either. They found my perfect forever home, and it came with a cottage they are helping me rent. If I ever decide to move again, I’m using Domain Realty.” Verified Google review
Jesse McGreevy and Marc Comisar are McGreevy and Comisar, and they lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and the #5 real estate team in Florida (RealTrends 2026). They have been Top 1% Real Estate Agents Nationally Since 2008 and have sold over $900 million in personal production between them. Jesse and Marc bring over 45 years of combined direct real estate experience to every Grand Bay 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 Grand Bay condo? Free valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse at (239) 898-6072. Buying at Grand Bay? 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.
The questions below come from the search terms people use for Grand Bay and Marco Island waterfront condominiums, rewritten as plain questions. Every answer comes from the records cited on this page.
Grand Bay is a 60-unit condominium of two four-story buildings at 991 North Barfield Drive on the Marco River at the north end of Marco Island, built in 1990, with a dock of 36 privately owned boat slips, a heated pool and spa, a clubhouse and a tennis and pickleball court.
No. Grand Bay faces the Marco River and the bay; the association says one building faces the bay and the other the canal. Tigertail Beach is about 1.32 miles away by straight-line distance.
No. The Naples Grand Bay is a separate 33-unit condominium at 7700 Pelican Bay Boulevard. Marco Island’s Grand Bay is state registry project PR1S021035 at 991 North Barfield Drive.
The four sales in the 12 months to 2026-10-07 ran from $620,000 to $650,000. Over 60 months, 16 units sold at a median of $772,500, from $565,721 to $1,400,000 (Southwest Florida MLS).
Listing agents entered $3,250 to $3,300 a quarter, $13,000 to $13,200 a year, on the three listings active on 2026-10-07. The association does not post its budget; the estoppel states the current figure.
On the county roll, 48 units are 1,255 heated square feet, 8 are 1,396 and 4 are 1,640; the plans are two bedrooms, two bedrooms with a den, and three bedrooms.
Yes. The association says each building has four floors and an elevator.
If you buy or rent a slip. The association says the dock has 36 slips that are privately owned, with a few available for Grand Bay guests.
Owners may keep one small pet under 20 pounds, leashed outside the unit and kept off the pool and recreation areas. No pets are allowed in leased units.
Yes, subject to the declaration and the rules. The posted rules allow a rental once a month to one party, require board approval for leases of six months or more, and require a $75 application at least 10 days before the rental.
Yes, in 2024. Both buildings needed a Phase 2 for balcony and walkway concrete; the North building’s file is complete, and the East building’s Phase 2 was graded insufficient by the City, with the file open on 2026-10-22.
None is posted publicly. Ask for the estoppel certificate and minutes, because the balcony and walkway repairs and the 2022 roof work were large projects.
FEMA zone AE with a base flood elevation of 8 feet NAVD88 at 991 North Barfield Drive, on FIRM panel 12021C0828J effective 2024-02-08.
Yes. The address falls in Collier County storm surge evacuation zone A, like the rest of Marco Island.
A heated pool and spa, a clubhouse, a full-size tennis court lined for pickleball, shuffleboard, cornhole, three propane grills, a kayak and paddleboard rack, a dock with 36 slips and assigned covered parking.
The association’s registered agent and rental office is Beachside Property Management, 20 Marco Lake Drive, Suite 9, Marco Island.
No age restriction appears in the association’s posted rules or forms.
Tommie Barfield Elementary on the island, with the district’s maps placing Marco Island in the Manatee Middle and Lely High zones; Marco Island Charter Middle and Marco Island Academy enroll by application.
About 0.42 miles by straight-line distance to Publix at Marco Town Center, 1089 North Collier Boulevard.
In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent; the contract controls.
Prices are below their 2023 and 2024 levels and there were three listings against four sales a year on 2026-10-07, which gives buyers time and choice; weigh that against the open East milestone file and the fee.
These are the questions owners ask us before they list at Grand Bay, with answers drawn from the sales record and the documents on this page.
It depends on the plan, floor, view and condition. The four sales in the 12 months to 2026-10-07 ran from $620,000 to $650,000 for two-bedroom and two-bedroom-plus-den units (Southwest Florida MLS). A valuation built from your plan’s recent sales is the starting point.
Four units closed at $620,000 to $650,000; the median of these four sales was $650,000 (Southwest Florida MLS, to 2026-10-07).
Sixteen units closed at a median of $772,500, from $565,721 to $1,400,000, with $12,732,721 in total volume (Southwest Florida MLS, to 2026-10-07).
The record shows the drop, not one cause: the same units resold for $58,000 to $175,000 less, the fee nearly doubled, both buildings needed Phase 2 concrete work, and neighboring Marco River condominiums also sold for less in 2025 than in 2023.
Three were listed and none pending on 2026-10-07, asking $635,000, $675,000 and $699,900 (Southwest Florida MLS).
The four sales in the last 12 months took a median of 172.5 days on the market, from 97 to 337 days.
The median sale closed at 93.5 percent of its final list price in the last 12 months and 94.7 percent over 60 months.
They have: the two three-bedroom sales in 60 months closed at $1,099,000 in December 2021 and $1,400,000 in April 2024, before the recent drop, so there is no current three-bedroom comparable.
Not in the recent record: unit 201, the only den plan to sell, closed at $650,000 in August 2026, the same price as two two-bedroom units sold in the last year.
Choose an agent who prices from the last 12 months of your plan, not the 60-month median, and who can answer buyers’ questions on the milestone file, the roof permit and the slips. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008; call Jesse at (239) 898-6072.
Not in the last five years: every one of the 14 qualified county deeds in the 60 months to 2026-08-24 matches an MLS closing.
Florida caps the fee at $299 when the account is current, plus $119 for delivery within three business days and up to $179 more if delinquent, adjusted for inflation every five years (Fla. Stat. 718.116).
Ten business days from the request, and it is effective for 30 days when delivered by hand or electronically (Fla. Stat. 718.116).
The seller customarily pays the deed stamps at 70 cents per $100, which is $4,550 on a $650,000 sale; the contract controls.
In Collier County the buyer customarily pays for the owner’s title policy and picks the closing agent; the contract controls.
Seven days, excluding weekends and legal holidays, after receiving the documents Florida law requires (Fla. Stat. 718.503).
The declaration, articles, bylaws and rules, the budget and financial statement, the milestone inspection summary, the latest SIRS or a statement none exists, and the frequently asked questions document (Fla. Stat. 718.503).
Yes. Florida sellers of residential property must give the flood disclosure in Fla. Stat. 689.302 at or before contract.
It can. Lenders and buyers ask about open structural files; a written status from the association on the East building’s Phase 2 and repairs, ready before listing, keeps the question from stalling a contract.
It can come up in a buyer’s or insurer’s review. Ask the association whether the roof was completed and whether the permit will be closed, and keep that answer in your listing file.
Any assessment adopted and unpaid shows on the estoppel certificate, and the purchase contract decides who pays one adopted before closing; settle it in writing.
That depends on the slip’s own documents; the association says the slips are privately owned. Read how yours is held before you list.
Yes, subject to the lease. Leases of six months or more need board approval, and the buyer takes the unit subject to the lease, so disclose it.
It narrows the pool of buyers who plan to rent to pet owners; owner-occupants may keep one small pet under 20 pounds.
Buyers who plan to rent will ask how the declaration reads, because the posted summary is ambiguous; have the leasing section of the declaration in your listing packet.
The record is too thin to say: the four 12-month sales were on the second and third floors and sold within $30,000 of each other.
A new owner’s assessment resets to just value the year after purchase; at the 2025 Marco Island millage of 8.9535, every $100,000 of taxable value carries $895.35 a year before exemptions.
With three listings and four sales a year on 2026-10-07, a seller now competes for few buyers; whether to wait depends on your timeline and on when the East milestone file closes.
Unit 308, a 1,640 square foot three-bedroom, closed at $1,400,000 on 2024-04-17 (Southwest Florida MLS).
Unit 103, a 1,255 square foot two-bedroom, closed at $565,721 on 2021-12-03 by the MLS, $565,800 by the county deed.
Start at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072, text or call.
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 the association 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, agent or vacation-rental 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 Grand Bay. 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.
